NEEM TREE is a freehold development along JALAN KEMAMAN in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 84 units and is TOP 2020.
This profile draws on 24 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 6 years from TOP, NEEM TREE 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 12 (Toa Payoh / Balestier), the immediate context for NEEM TREE 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 24 sales and 193 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the NEEM TREE dashboard.
- Average sale price: $1,026,819 across 24 transactions
- Estimated gross rental yield: 3.6%
- District 12 PSF ranking: Premium tier (top 12%)
- Freehold tenure · RCR · D12 · 84 units
About NEEM TREE
NEEM TREE is a freehold condominium, located at JALAN KEMAMAN in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by AYLESBURY PTE LTD, comprising 84 residential units, completed in 2020.
As a freehold property, NEEM TREE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at NEEM TREE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 9 | $1,855 psf | $797,531 |
| 1 BR | 8 | $1,786 psf | $1,035,986 |
| 2 BR | 7 | $1,734 psf | $1,311,143 |
Sales Market Overview
NEEM TREE has recorded 24 sale transactions with an average transaction price of $1,026,819, ranging from $750,000 to $1,520,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,694 psf | $1,217,500 | — |
| 2022 | 5 | $1,765 psf | $862,000 | ↑ 4.2% |
| 2023 | 6 | $1,804 psf | $1,196,500 | ↑ 2.2% |
| 2024 | 7 | $1,868 psf | $904,238 | ↑ 3.6% |
| 2025 | 3 | $1,739 psf | $1,193,333 | ↓ 6.9% |
| 2026 | 1 | $1,792 psf | $810,000 | ↑ 3.0% |
NEEM TREE ranks in the top 12% of condos in District 12 by average PSF.
Compared to the RCR average of $2,047 psf, NEEM TREE trades 12.2% below the segment benchmark.
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Rental Market Overview
NEEM TREE has recorded 193 rental transactions with monthly rents averaging $3,109/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 127 | $2,726/mo | $1,500/mo | $3,500/mo |
| 2 BR | 56 | $3,759/mo | $1,800/mo | $5,000/mo |
| 3 BR | 10 | $4,339/mo | $3,350/mo | $4,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 36 | $2,422/mo |
| 2022 | 41 | $2,868/mo |
| 2023 | 40 | $3,577/mo |
| 2024 | 27 | $3,378/mo |
| 2025 | 37 | $3,280/mo |
| 2026 | 12 | $3,304/mo |
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Investment Analysis
Based on average rents and sale prices, NEEM TREE delivers an estimated gross rental yield of 3.6%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 12
Side-by-side comparison against the most actively traded condos in District 12 (Toa Payoh, Serangoon, Balestier):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | 52 | $2,730 psf | 740 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 843 | $1,643 psf | 304 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | 578 | $1,838 psf | 196 |
| TREVISTA | 99 yrs lease commencing from 2008 | 590 | $1,702 psf | 147 |
| VERTICUS | Freehold | 162 | $2,122 psf | 128 |
Location Map
Map shows NEEM TREE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- NEEM TREE
- Toa Payoh MRT
- Novena MRT
- Boon Keng MRT
- Beatty Secondary School
- School of Science and Technology
- CHIJ Secondary (Toa Payoh)
Nearby MRT Stations
NEEM TREE is 780m from Toa Payoh MRT (North-South Line), with 3 stations within 1.5 km.
Nearby Schools
There are 22 schools within 2 km of NEEM TREE, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Beatty Secondary School | Secondary | 420m |
| School of Science and Technology | Jc | 580m |
| CHIJ Secondary (Toa Payoh) | Secondary | 600m |
| Balestier Hill Primary School | Primary | 830m |
| CHIJ Our Lady Queen of Peace | Primary | 1.0 km |
| Pei Chun Public School | Primary | 1.3 km |
| De La Salle School | Primary | 1.3 km |
| Manjusri Secondary School | Secondary | 1.4 km |
| First Toa Payoh Primary School | Primary | 1.4 km |
| Bendemeer Primary School | Primary | 1.4 km |
| Stamford Primary School | Primary | 1.5 km |
| Assumption Pathway School | Secondary | 1.5 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. Toa Payoh is about 0.78km — 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.
Boutique character. With 84 units, NEEM TREE keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Beatty Secondary School sits about 0.42km 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: NEEM TREE 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. 24 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 NEEM TREE?
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Is NEEM TREE freehold or leasehold?
How far is the nearest MRT from NEEM TREE?
What is the tenure of NEEM TREE?
How does NEEM TREE compare to other projects in the district?
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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: 24 transactions analysed
- Rental data: 193 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 NEEM TREE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.