IMPERIAL HEIGHTS is a freehold development along IPOH LANE in District 15 (Katong / Joo Chiat), part of the RCR segment of Singapore's private residential market. The project comprises 100 units and is TOP 2009.
This profile draws on 21 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 17 years from TOP, IMPERIAL HEIGHTS is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 15 (Katong / Joo Chiat), the immediate context for IMPERIAL HEIGHTS 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 21 sales and 163 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the IMPERIAL HEIGHTS dashboard.
- Average sale price: $886,090 across 21 transactions
- Estimated gross rental yield: 4.0%
- District 15 PSF ranking: Above average (top 44%)
- Freehold tenure · RCR · D15 · 100 units
About IMPERIAL HEIGHTS
IMPERIAL HEIGHTS is a freehold condominium, located at IPOH LANE in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), developed by FRAGRANCE PROPERTIES PTE LTD, comprising 100 residential units, completed in 2009.
As a freehold property, IMPERIAL HEIGHTS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at IMPERIAL HEIGHTS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 10 | $1,595 psf | $721,000 |
| 1 BR | 8 | $1,516 psf | $887,111 |
| 2 BR | 2 | $1,685 psf | $1,305,500 |
| 3 BR | 1 | $1,635 psf | $1,690,000 |
Sales Market Overview
IMPERIAL HEIGHTS has recorded 21 sale transactions with an average transaction price of $886,090, ranging from $620,000 to $1,690,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 7 | $1,432 psf | $860,555 | — |
| 2022 | 4 | $1,504 psf | $847,500 | ↑ 5.0% |
| 2023 | 3 | $1,651 psf | $811,667 | ↑ 9.8% |
| 2024 | 4 | $1,790 psf | $1,018,500 | ↑ 8.4% |
| 2025 | 2 | $1,663 psf | $867,500 | ↓ 7.1% |
| 2026 | 1 | $1,605 psf | $950,000 | ↓ 3.5% |
IMPERIAL HEIGHTS ranks in the top 44% of condos in District 15 by average PSF.
Compared to the RCR average of $2,047 psf, IMPERIAL HEIGHTS trades 23% below the segment benchmark.
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Rental Market Overview
IMPERIAL HEIGHTS has recorded 163 rental transactions with monthly rents averaging $2,948/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 54 | $2,539/mo | $1,700/mo | $3,300/mo |
| 2 BR | 90 | $2,952/mo | $1,650/mo | $4,400/mo |
| 3 BR | 19 | $4,095/mo | $2,950/mo | $4,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 29 | $2,158/mo |
| 2022 | 30 | $2,773/mo |
| 2023 | 32 | $3,348/mo |
| 2024 | 33 | $3,079/mo |
| 2025 | 34 | $3,193/mo |
| 2026 | 5 | $3,500/mo |
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Investment Analysis
Based on average rents and sale prices, IMPERIAL HEIGHTS delivers an estimated gross rental yield of 4.0%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,537 psf | 909 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 754 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,462 psf | 634 |
| AMBER PARK | Freehold | 592 | $2,544 psf | 392 |
Location Map
Map shows IMPERIAL HEIGHTS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- IMPERIAL HEIGHTS
- Paya Lebar MRT
- Paya Lebar MRT
- Dakota MRT
- Tanjong Katong MRT
- Eunos MRT
- Haig Girls'
- Tao Nan School
- Tanjong Katong Primary School
Nearby MRT Stations
IMPERIAL HEIGHTS is 710m from Paya Lebar MRT (East-West Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Paya Lebar | EW8 | East-West Line | 710m |
| Paya Lebar | CC9 | Circle Line | 710m |
| Dakota | CC8 | Circle Line | 810m |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 820m |
| Eunos | EW7 | East-West Line | 1.3 km |
| Aljunied | EW9 | East-West Line | 1.5 km |
Nearby Schools
There are 14 schools within 2 km of IMPERIAL HEIGHTS, including 11 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Haig Girls' School | Primary | 140m |
| Tao Nan School | Primary | 600m |
| Tanjong Katong Primary School | Primary | 600m |
| Kong Hwa School | Primary | 660m |
| Broadrick Secondary School | Secondary | 660m |
| EtonHouse International School (Broadrick) | International | 660m |
| Tanjong Katong Girls' School | Secondary | 690m |
| Canadian International School (Tanjong Katong) | International | 750m |
| Geylang Methodist School (Secondary) | Secondary | 840m |
| CHIJ (Katong) Primary | Primary | 940m |
| Canossa Catholic Primary School | Primary | 950m |
| Geylang Methodist School (Primary) | Primary | 1.0 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.
Walking-distance MRT. Paya Lebar is about 0.71km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. Haig Girls' School sits about 0.14km 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: IMPERIAL HEIGHTS hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 21 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 IMPERIAL HEIGHTS?
What is the rental yield for IMPERIAL HEIGHTS?
Is IMPERIAL HEIGHTS freehold or leasehold?
How far is the nearest MRT from IMPERIAL HEIGHTS?
What is the tenure of IMPERIAL HEIGHTS?
How does IMPERIAL HEIGHTS compare to other projects in the district?
What stamp duty applies for a foreign buyer of IMPERIAL HEIGHTS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 21 transactions analysed
- Rental data: 163 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 IMPERIAL HEIGHTS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.