Myra is one of the quieter freehold curiosities of District 13, an 85-unit boutique development tucked between the Potong Pasir and Macpherson catchments that completed in 2021. The developer is not on file in our records, which is unusual but not unprecedented for small-scale RCR sites — ownership of the original land parcel and any subsequent rebranding sometimes obscures the original sponsor on public registers. What is on file matters more: freehold tenure, 85 units, and a TOP date that places the building firmly inside the current decade rather than competing with ageing 1990s freehold stock. That combination — small scale, perpetual tenure and a young building age — is rare enough in the Rest of Central Region to deserve its own analysis rather than being lumped in with the broader 99-year leasehold field that dominates the area. Buyers comparing this against larger Bidadari-fringe projects should treat Myra as a fundamentally different asset class.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 13 has been on a slow but real upgrade trajectory under the latest URA Master Plan cycle. The Bidadari estate — a master-planned HDB town with Alkaff Lake, a polyclinic and a refreshed retail spine — has lifted the visual and amenity character of the entire Potong Pasir catchment, and the NEX mega-mall at Serangoon remains the dominant retail anchor for the wider Potong Pasir-Macpherson corridor. Myra sits within reasonable reach of both Potong Pasir MRT on the North-East Line and Macpherson MRT, which is a Circle Line and Downtown Line interchange — a connectivity profile that few RCR boutique developments can match. The CBD is roughly 12 minutes via the NEL, Orchard one transfer away, and the DTL adds direct access to Bugis, Promenade and the Bukit Timah corridor without changing trains. Buyers weighing this pocket against pricier alternatives in District 15 or District 14 should run comparable PSF using our price heatmap — freehold boutique stock in D13 frequently transacts at a meaningful discount to comparable freehold product in Marine Parade or Joo Chiat.
We track 71 sales and 62 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MYRA dashboard.
- Average sale price: $1,772,542 across 71 transactions
- Estimated gross rental yield: 2.7%
- District 13 PSF ranking: Premium tier (top 4%)
- Freehold tenure · RCR · D13 · 85 units
About MYRA
MYRA is a freehold condominium, located at MEYAPPA CHETTIAR ROAD in District 13 (Macpherson, Braddell) (Rest of Central Region), comprising 85 residential units, completed in 2021.
As a freehold property, MYRA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at MYRA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 21 | $2,279 psf | $1,079,396 |
| 1 BR | 17 | $2,403 psf | $1,622,435 |
| 2 BR | 17 | $2,159 psf | $1,717,129 |
| 3 BR | 16 | $2,197 psf | $2,900,660 |
Sales Market Overview
MYRA has recorded 71 sale transactions with an average transaction price of $1,772,542, ranging from $1,004,800 to $3,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 13 | $2,153 psf | $1,796,783 | — |
| 2022 | 33 | $2,238 psf | $1,416,994 | ↑ 3.9% |
| 2023 | 21 | $2,333 psf | $2,216,499 | ↑ 4.2% |
| 2025 | 3 | $2,433 psf | $2,000,000 | ↑ 4.3% |
| 2026 | 1 | $2,425 psf | $3,185,000 | ↓ 0.3% |
MYRA ranks in the top 4% of condos in District 13 by average PSF.
Compared to the RCR average of $2,047 psf, MYRA trades 10.5% above the segment benchmark.
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Rental Market Overview
MYRA has recorded 62 rental transactions with monthly rents averaging $3,915/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 12 | $4,171/mo | $3,500/mo | $5,550/mo |
| 1 BR | 23 | $3,183/mo | $3,000/mo | $3,400/mo |
| 2 BR | 22 | $4,168/mo | $4,000/mo | $4,600/mo |
| 3 BR | 5 | $5,560/mo | $5,000/mo | $6,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2024 | 39 | $3,924/mo |
| 2025 | 20 | $4,010/mo |
| 2026 | 3 | $3,167/mo |
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Investment Analysis
Based on average rents and sale prices, MYRA delivers an estimated gross rental yield of 2.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 MYRA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MYRA
- Potong Pasir MRT
- Woodleigh MRT
- Geylang Bahru MRT
- Boon Keng MRT
- Assumption Pathway School
- Stamford Primary School
- Bendemeer Secondary School
Nearby MRT Stations
MYRA is 130m from Potong Pasir MRT (North-East Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Potong Pasir | NE10 | North-East Line | 130m |
| Woodleigh | NE11 | North-East Line | 980m |
| Geylang Bahru | DT24 | Downtown Line | 1.1 km |
| Boon Keng | NE9 | North-East Line | 1.4 km |
Nearby Schools
There are 12 schools within 2 km of MYRA, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Assumption Pathway School | Secondary | 860m |
| Stamford Primary School | Primary | 870m |
| Bendemeer Secondary School | Secondary | 1.1 km |
| Bendemeer Primary School | Primary | 1.1 km |
| Balestier Hill Primary School | Primary | 1.5 km |
| Red Swastika School | Primary | 1.5 km |
| De La Salle School | Primary | 1.6 km |
| Hong Wen School | Primary | 1.6 km |
| Bartley Secondary School | Secondary | 1.6 km |
| School of Science and Technology | Jc | 1.7 km |
| Beatty Secondary School | Secondary | 1.8 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.8 km |
- Freehold tenure in the RCR. Perpetual ownership removes the lease decay overhang that defines most competing D13 stock. Financing, CPF usage and resale liquidity are not constrained by remaining-lease arithmetic, which is structurally rare at this price point.
- Twin-line MRT access. Potong Pasir on the NEL plus Macpherson as a CCL/DTL interchange gives residents three rail lines within practical walking and bus reach — a genuine connectivity moat versus single-line competitors. Compare against East Coast equivalents to see the time-cost spread.
- Boutique scale. At 85 units the facility queues are negligible, density is low, and the community feel is closer to a townhouse cluster than a typical mega-development. Strata maintenance economics differ — buyers should price the monthly fee accordingly.
- Young building age. A 2021 TOP means the project is still under or near the tail end of typical developer defects-liability windows, with no immediate major capex on the horizon for facade, lifts or M&E systems.
- Bidadari catalyst. The new estate’s parks, polyclinic and Alkaff Lake have lifted neighbourhood liveability without yet pushing private prices into prime territory — a textbook delayed-uplift profile that benefits surrounding freehold stock disproportionately.
- NEX and Macpherson amenity depth. NEX at Serangoon, Macpherson’s retail strip and the matured Potong Pasir HDB town provide everyday convenience without forcing residents into car dependence.
- Boutique liquidity is structurally thin. 85 units means only a handful of transactions per year in normal conditions. Buyers in a hurry to exit may face wider bid-ask spreads and longer time-on-market than larger RCR projects — model this against your return-on-investment assumptions before committing.
- Developer track record is opaque. With the developer not on file in our records, prospective buyers should request the original developer name from the managing agent or MCST minutes and independently verify reputation, prior delivery history and any outstanding defect liabilities — this is standard diligence for smaller projects.
- ABSD bites foreigners harder. The current Additional Buyer’s Stamp Duty regime imposes 60% on foreign buyers and 65% on second-property entity purchasers — a structural ceiling on the foreign demand pool that affects boutique freehold projects disproportionately, since they historically attracted a higher share of overseas buying interest.
- En bloc potential is limited. An 85-unit freehold site is too small to be an obvious redevelopment target, and freehold ownership means there is no lease top-up urgency to force a collective sale. Buyers should not underwrite an en bloc exit thesis here.
- Macpherson industrial fringe. Parts of D13 still carry light-industrial character, particularly toward the Paya Lebar Airbase-adjacent stretches; tenant and resale profiles can be narrower than purely residential pockets in D11 or D15.
Myra fits a deliberate, narrow buyer profile particularly well. The natural owner is a long-horizon family or HNW individual who explicitly values freehold tenure and is willing to pay the boutique premium for it — typically dual-income professionals or returning Singaporeans who want a legacy asset rather than a tradable one. Investors comfortable with thinner liquidity in exchange for the absence of lease decay mathematics can also make it work, particularly if rental yield supports the hold and the exit is opportunistic rather than time-constrained. The poor fit is the buyer seeking quick-flip capital gain or treating this as a liquid trading vehicle — the small unit count and thin secondary market make that thesis unworkable. Foreign buyers should run the ABSD calculator to size the upfront stamp-duty load before serious negotiation, and all buyers should validate affordability against our affordability calculator and TDSR check before committing to a number.
Myra is a small but genuinely interesting freehold boutique in a maturing RCR pocket. The combination of perpetual tenure, twin-line MRT access via Potong Pasir and Macpherson, and a 2021 building age is not easy to replicate at the D13 price point — and that scarcity is the core of the investment case. The honest caveats are liquidity (85 units transact thinly), an opaque developer record that demands extra diligence, and the structural ABSD headwind facing the foreign buyer pool that boutique freehold has traditionally relied on. None of these disqualify the project for the right buyer, but they reshape it from a generic RCR play into a specific legacy-asset thesis. Pair this analysis with total cost modelling, a face-to-face inspection of the actual stack and facing, and direct MCST diligence on developer identity before making an offer.
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 71 transactions analysed
- Rental data: 62 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 MYRA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.