E MAISON is a freehold development along BRADDELL ROAD in District 13 (Macpherson / Potong Pasir), part of the OCR segment of Singapore's private residential market. The project comprises 130 units and is TOP 2016.
This profile draws on 45 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 10 years from TOP, E MAISON is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 13 (Macpherson / Potong Pasir), the immediate context for E MAISON is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 45 sales and 133 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the E MAISON dashboard.
- Average sale price: $1,350,728 across 45 transactions
- Estimated gross rental yield: 3.1%
- District 13 PSF ranking: Mid-range (top 52%)
- Freehold tenure · OCR · D13 · 130 units
About E MAISON
E MAISON is a freehold condominium, located at BRADDELL ROAD in District 13 (Macpherson, Braddell) (Outside Central Region), developed by GLOBAL STAR DEVELOPMENT PTE. LTD, comprising 130 residential units, completed in 2016.
As a freehold property, E MAISON does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at E MAISON:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 14 | $1,433 psf | $872,643 |
| 2 BR | 25 | $1,566 psf | $1,441,031 |
| 3 BR | 2 | $1,375 psf | $1,620,000 |
| 4 BR | 3 | $1,349 psf | $2,206,667 |
| 5+ BR | 1 | $1,209 psf | $2,680,000 |
Sales Market Overview
E MAISON has recorded 45 sale transactions with an average transaction price of $1,350,728, ranging from $755,000 to $2,680,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 11 | $1,386 psf | $1,325,364 | — |
| 2022 | 5 | $1,425 psf | $1,485,600 | ↑ 2.8% |
| 2023 | 9 | $1,473 psf | $1,206,222 | ↑ 3.4% |
| 2024 | 10 | $1,559 psf | $1,486,800 | ↑ 5.8% |
| 2025 | 9 | $1,596 psf | $1,280,197 | ↑ 2.4% |
| 2026 | 1 | $1,634 psf | $1,530,000 | ↑ 2.4% |
E MAISON ranks in the top 52% of condos in District 13 by average PSF.
Compared to the OCR average of $1,550 psf, E MAISON trades 3.6% below the segment benchmark.
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Rental Market Overview
E MAISON has recorded 133 rental transactions with monthly rents averaging $3,508/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 49 | $2,937/mo | $2,100/mo | $3,800/mo |
| 2 BR | 67 | $3,665/mo | $2,500/mo | $4,700/mo |
| 3 BR | 17 | $4,538/mo | $3,200/mo | $5,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 25 | $2,665/mo |
| 2022 | 22 | $3,198/mo |
| 2023 | 29 | $3,834/mo |
| 2024 | 21 | $3,776/mo |
| 2025 | 26 | $3,800/mo |
| 2026 | 10 | $4,035/mo |
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Investment Analysis
Based on average rents and sale prices, E MAISON delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 13
Side-by-side comparison against the most actively traded condos in District 13 (Macpherson, Braddell):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 667 | $2,229 psf | 394 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 729 | $1,919 psf | 289 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 868 | $1,708 psf | 270 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 805 | $2,145 psf | 244 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 731 | $1,867 psf | 218 |
Location Map
Map shows E MAISON (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- E MAISON
- Woodleigh MRT
- Serangoon MRT
- Serangoon MRT
- Lorong Chuan MRT
- Bartley MRT
- Bartley Secondary School
- Assumption Pathway School
- Stamford Primary School
Nearby MRT Stations
E MAISON is 500m from Woodleigh MRT (North-East Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Woodleigh | NE11 | North-East Line | 500m |
| Serangoon | NE12 | North-East Line | 830m |
| Serangoon | CC13 | Circle Line | 830m |
| Lorong Chuan | CC14 | Circle Line | 1.1 km |
| Bartley | CC12 | Circle Line | 1.2 km |
| Potong Pasir | NE10 | North-East Line | 1.3 km |
Nearby Schools
There are 13 schools within 2 km of E MAISON, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 920m |
| Assumption Pathway School | Secondary | 1.2 km |
| Stamford Primary School | Primary | 1.2 km |
| Red Swastika School | Primary | 1.4 km |
| Cedar Girls' Secondary School | Secondary | 1.5 km |
| Cedar Primary School | Primary | 1.6 km |
| De La Salle School | Primary | 1.6 km |
| Serangoon Secondary School | Secondary | 1.8 km |
| Maris Stella High School (Primary) | Primary | 1.9 km |
| Maris Stella High School | Secondary | 1.9 km |
| Zhonghua Secondary School | Secondary | 1.9 km |
| Balestier Hill Primary School | Primary | 1.9 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Woodleigh sits about 0.50km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
School-belt proximity. Bartley Secondary School sits about 0.92km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: E MAISON combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 45 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for E MAISON?
What is the rental yield for E MAISON?
Is E MAISON freehold or leasehold?
How far is the nearest MRT from E MAISON?
What is the tenure of E MAISON?
How does E MAISON compare to other projects in the district?
What stamp duty applies for a foreign buyer of E MAISON?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 45 transactions analysed
- Rental data: 133 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for E MAISON
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.