Sant Ritz sits in a quietly transforming pocket of District 13, a stretch of Potong Pasir and Macpherson that has spent the past decade catching up with Singapore’s glossier central neighbourhoods. Developed by Santarli Realty and completed in 2017 on a 99-year leasehold from 2012, the 214-unit project is small by RCR standards — a single mid-rise enclave rather than a sprawling mega-development. That scale is part of its appeal. Buyers here are typically owner-occupiers who want freehold-style intimacy without the freehold price tag, paired with the proximity premium of Potong Pasir MRT on the North-East Line. With roughly 85 years of lease remaining as of 2026, Sant Ritz still sits comfortably above the CPF and bank financing thresholds that govern resale liquidity, though that runway shortens every year and deserves honest discussion. Lease decay is the central question for any buyer looking at this asset.
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 one of the quieter beneficiaries of URA’s Master Plan shifts over the last cycle. The adjacent Bidadari estate — once a cemetery site, now a master-planned HDB town with parks, a polyclinic and a refreshed retail spine — has materially lifted the visual and amenity profile of the entire Potong Pasir catchment. Sant Ritz benefits indirectly: it is close enough to ride the upgrade wave but far enough from the new BTOs to retain a private-condo character. The location offers genuine optionality. Potong Pasir MRT places the CBD within roughly 12 minutes on the NEL, Orchard within 15 via a single transfer, and the upcoming Cross Island Line interchanges expand connectivity further. For families, the catchment includes St. Andrew’s School and Stamford American International, both within a reasonable commute. Buyers comparing this pocket against pricier RCR alternatives in District 15 or District 14 should run the numbers using our price heatmap — Potong Pasir often quotes 10-15% below comparable Marine Parade or Geylang stock at similar lease ages.
We track 73 sales and 334 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SANT RITZ dashboard.
- Average sale price: $1,418,433 across 73 transactions
- Estimated gross rental yield: 3.1%
- District 13 PSF ranking: Above average (top 42%)
- 99 yrs lease commencing from 2012 · RCR · D13 · 214 units
About SANT RITZ
SANT RITZ is a 99 yrs lease commencing from 2012 condominium, located at PHENG GECK AVENUE in District 13 (Macpherson, Braddell) (Rest of Central Region), developed by SANTARLI REALTY PTE LTD, comprising 214 residential units, completed in 2017.
With approximately 85 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SANT RITZ:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 26 | $1,715 psf | $1,004,261 |
| 2 BR | 12 | $1,742 psf | $1,482,495 |
| 3 BR | 29 | $1,532 psf | $1,646,720 |
| 4 BR | 6 | $1,244 psf | $1,981,667 |
Sales Market Overview
SANT RITZ has recorded 73 sale transactions with an average transaction price of $1,418,433, ranging from $875,000 to $2,250,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 15 | $1,434 psf | $1,400,405 | — |
| 2022 | 14 | $1,472 psf | $1,537,571 | ↑ 2.7% |
| 2023 | 14 | $1,608 psf | $1,419,127 | ↑ 9.2% |
| 2024 | 15 | $1,673 psf | $1,297,267 | ↑ 4.0% |
| 2025 | 13 | $1,854 psf | $1,502,829 | ↑ 10.8% |
| 2026 | 2 | $1,772 psf | $1,075,000 | ↓ 4.4% |
SANT RITZ ranks in the top 42% of condos in District 13 by average PSF.
Compared to the RCR average of $2,047 psf, SANT RITZ trades 21.4% below the segment benchmark.
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Rental Market Overview
SANT RITZ has recorded 334 rental transactions with monthly rents averaging $3,638/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 120 | $2,905/mo | $2,100/mo | $3,900/mo |
| 2 BR | 125 | $3,634/mo | $2,500/mo | $4,900/mo |
| 3 BR | 89 | $4,632/mo | $2,900/mo | $7,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 73 | $2,929/mo |
| 2022 | 78 | $3,551/mo |
| 2023 | 56 | $4,064/mo |
| 2024 | 62 | $3,912/mo |
| 2025 | 60 | $3,938/mo |
| 2026 | 5 | $3,590/mo |
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Investment Analysis
Based on average rents and sale prices, SANT RITZ 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 SANT RITZ (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SANT RITZ
- Potong Pasir MRT
- Geylang Bahru MRT
- Woodleigh MRT
- Boon Keng MRT
- Assumption Pathway School
- Stamford Primary School
- Bendemeer Secondary School
Nearby MRT Stations
SANT RITZ is 210m from Potong Pasir MRT (North-East Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Potong Pasir | NE10 | North-East Line | 210m |
| Geylang Bahru | DT24 | Downtown Line | 930m |
| Woodleigh | NE11 | North-East Line | 1.1 km |
| Boon Keng | NE9 | North-East Line | 1.4 km |
Nearby Schools
There are 13 schools within 2 km of SANT RITZ.
| School | Type | Distance |
|---|---|---|
| Assumption Pathway School | Secondary | 1.0 km |
| Stamford Primary School | Primary | 1.1 km |
| Bendemeer Secondary School | Secondary | 1.1 km |
| Bendemeer Primary School | Primary | 1.1 km |
| Red Swastika School | Primary | 1.5 km |
| Hong Wen School | Primary | 1.6 km |
| Bartley Secondary School | Secondary | 1.6 km |
| Balestier Hill Primary School | Primary | 1.7 km |
| De La Salle School | Primary | 1.8 km |
| School of Science and Technology | Jc | 1.8 km |
| Beatty Secondary School | Secondary | 1.9 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.9 km |
- NEL access at a discount. Potong Pasir MRT is roughly six minutes on foot from the development, giving residents a single-seat ride to Dhoby Ghaut, HarbourFront and Punggol. Compare PSF against East Coast equivalents using our comparison tool to see the spread.
- Bidadari catalyst. The new estate’s parks, polyclinic and Alkaff Lake have lifted neighbourhood liveability without pushing private prices into prime territory yet — a textbook delayed-uplift play.
- Family-friendly schooling pool. St. Andrew’s School (junior, secondary and JC) sits within 1km, and Stamford American International is accessible for expat households. Run the school-distance scoring against your shortlist.
- Manageable scale. 214 units means fewer facility queues, lower density and a community feel that 800-unit mega-projects cannot replicate.
- Decent lease runway. With ~85 years remaining, financing and CPF usage are unconstrained today — use our lease decay calculator to model the trajectory over your intended hold period.
- RCR positioning. Sits in the Rest of Central Region for URA reporting, capturing central-area branding without CCR pricing.
- Lease decay is the long-term headwind. Every year that passes shortens the remaining tenure and gradually narrows the resale buyer pool. Bank financing tightens once remaining lease falls below ~60 years, and CPF usage rules follow a similar curve. Hold-period planning matters here in a way it does not for freehold stock.
- Limited en bloc potential. At 214 units on a relatively compact site, the redevelopment economics do not obviously favour a future collective sale — buyers should not underwrite this as an exit strategy.
- Macpherson industrial fringe. Parts of D13 still carry light-industrial character; tenant profiles can be narrower than purely residential pockets in D15 or D11.
- Liquidity is modest. Small projects transact thinly. Buyers in a hurry to exit may need to accept wider bid-ask spreads — model this against your return-on-investment assumptions.
- RCR pricing has compressed. The discount to CCR has narrowed in recent years, so the “value play” thesis requires fresh testing rather than blind acceptance.
Sant Ritz fits a specific buyer archetype well and a different one poorly. The natural buyer is an owner-occupier family — typically dual-income professionals with one or two school-age children — who values NEL connectivity, school options and a low-density living environment more than they value capital appreciation in the next five years. HDB upgraders moving out of Potong Pasir or Toa Payoh estates often find the transition geographically intuitive. Investors with a 10-15 year horizon can also make it work, particularly if rental yield is the primary driver and the exit is planned well before the 60-year lease threshold. The poor fit is the buyer treating this as a speculative trade or a freehold-substitute legacy asset for multi-generational holding — lease decay mathematics simply do not support either thesis. Use our affordability calculator and TDSR check before committing to a number.
Sant Ritz is a credible, unflashy RCR option for the right buyer. It is not a trophy asset and it is not a quick-flip candidate, but for a family wanting NEL access, a respectable school catchment and the slow-burn upside of the maturing Bidadari precinct, it offers genuine value at a price point below comparable East Coast or Novena stock. The honest caveats are lease decay and modest resale liquidity — neither disqualifies the project, but both demand a clear-eyed hold-period plan rather than a vague “buy and forget” approach. Pair this analysis with total cost modelling and a face-to-face inspection of unit stacks, facing and noise exposure before making an offer.
FAQ
What is the average price for SANT RITZ?
What is the rental yield for SANT RITZ?
Is SANT RITZ freehold or leasehold?
How far is Potong Pasir MRT?
What schools are nearby?
What is the en bloc outlook?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 73 transactions analysed
- Rental data: 334 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 SANT RITZ
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.