PERMAI RESIDENCES is a 84-year balance leasehold development along KAMPONG BAHRU ROAD in District 4 (Telok Blangah / Sentosa), part of the CCR segment of Singapore's private residential market. The project comprises 70 units and is TOP 2011.
This profile draws on 0 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 15 years from TOP, PERMAI RESIDENCES 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 4 (Telok Blangah / Sentosa), the immediate context for PERMAI RESIDENCES 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 0 sales and 41 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PERMAI RESIDENCES dashboard.
- · CCR · D4 · 70 units
About PERMAI RESIDENCES
PERMAI RESIDENCES is a condominium, located at KAMPONG BAHRU ROAD in District 4 (Telok Blangah, Harbourfront) (Core Central Region), developed by NOVELTY ASIA PACIFIC PTE LTD, comprising 70 residential units, completed in 2011.
With approximately 84 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
PERMAI RESIDENCES has recorded 41 rental transactions with monthly rents averaging $4,441/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 19 | $2,974/mo | $2,300/mo | $3,400/mo |
| 3 BR | 20 | $5,490/mo | $3,600/mo | $8,300/mo |
| 4 BR | 2 | $7,900/mo | $6,300/mo | $9,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 10 | $3,720/mo |
| 2022 | 9 | $4,078/mo |
| 2023 | 10 | $5,560/mo |
| 2024 | 12 | $4,383/mo |
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Competing Condos in District 4
Side-by-side comparison against the most actively traded condos in District 4 (Telok Blangah, Harbourfront):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| REFLECTIONS AT KEPPEL BAY | 99 yrs lease commencing from 2006 | 1129 | $1,736 psf | 361 |
| THE INTERLACE | 99 yrs lease commencing from 2009 | 1040 | $1,468 psf | 241 |
| CARIBBEAN AT KEPPEL BAY | 99 yrs lease commencing from 1999 | 969 | $1,762 psf | 207 |
| THE REEF AT KING'S DOCK | 99 yrs lease commencing from 2021 | 429 | $2,468 psf | 171 |
| CAPE ROYALE | 99 yrs lease commencing from 2008 | 302 | $2,220 psf | 116 |
Location Map
Map shows PERMAI RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PERMAI RESIDENCES
- Keppel MRT
- Cantonment MRT
- HarbourFront MRT
- HarbourFront MRT
- Cantonment Primary School
- Radin Mas Primary School
- Blangah Rise Primary School
Nearby MRT Stations
PERMAI RESIDENCES is 640m from Keppel MRT (Circle Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Keppel | CC30 | Circle Line | 640m |
| Cantonment | CC31 | Circle Line | 710m |
| HarbourFront | NE1 | North-East Line | 980m |
| HarbourFront | CC29 | Circle Line | 980m |
Nearby Schools
There are 8 schools within 2 km of PERMAI RESIDENCES, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Cantonment Primary School | Primary | 990m |
| Radin Mas Primary School | Primary | 1.4 km |
| Blangah Rise Primary School | Primary | 1.4 km |
| Outram Secondary School | Secondary | 1.6 km |
| Bukit Merah Secondary School | Secondary | 1.7 km |
| Henderson Secondary School | Secondary | 1.9 km |
| Gan Eng Seng School | Secondary | 1.9 km |
| Gan Eng Seng Primary School | Primary | 1.9 km |
Adequate lease horizon. Around 84 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Keppel is about 0.64km — 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 70 units, PERMAI RESIDENCES 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. Cantonment Primary School sits about 0.99km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 0 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: PERMAI RESIDENCES benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 0 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 PERMAI RESIDENCES?
What is the rental yield for PERMAI RESIDENCES?
Is PERMAI RESIDENCES freehold or leasehold?
How far is the nearest MRT from PERMAI RESIDENCES?
What is the tenure of PERMAI RESIDENCES?
How does PERMAI RESIDENCES compare to other projects in the district?
What stamp duty applies for a foreign buyer of PERMAI RESIDENCES?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 41 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 PERMAI RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.