SRI MENANTI ESTATE is a freehold development along JERVOIS LANE in District 3 (Tiong Bahru / Alexandra), part of the RCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 2 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 3 (Tiong Bahru / Alexandra), the immediate context for SRI MENANTI ESTATE 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 2 sales and 9 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SRI MENANTI ESTATE dashboard.
- Average sale price: $6,490,000 across 2 transactions
- Estimated gross rental yield: 3.2%
- District 3 PSF ranking: Premium tier (top 19%)
- Freehold tenure · RCR · D3
About SRI MENANTI ESTATE
SRI MENANTI ESTATE is a freehold condominium, located at JERVOIS LANE in District 3 (Tiong Bahru, Queenstown) (Rest of Central Region).
As a freehold property, SRI MENANTI ESTATE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SRI MENANTI ESTATE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 1 | $2,380 psf | $4,180,000 |
| 5+ BR | 1 | $2,435 psf | $8,800,000 |
Sales Market Overview
SRI MENANTI ESTATE has recorded 2 sale transactions with an average transaction price of $6,490,000, ranging from $4,180,000 to $8,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 1 | $2,380 psf | $4,180,000 | — |
| 2025 | 1 | $2,435 psf | $8,800,000 | ↑ 2.3% |
SRI MENANTI ESTATE ranks in the top 19% of condos in District 3 by average PSF.
Compared to the RCR average of $2,047 psf, SRI MENANTI ESTATE trades 17.6% above the segment benchmark.
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Rental Market Overview
SRI MENANTI ESTATE has recorded 9 rental transactions with monthly rents averaging $17,261/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 9 | $17,261/mo | $3,500/mo | $43,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $8,000/mo |
| 2022 | 1 | $11,800/mo |
| 2023 | 2 | $34,625/mo |
| 2024 | 3 | $8,100/mo |
| 2025 | 2 | $21,000/mo |
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Investment Analysis
Based on average rents and sale prices, SRI MENANTI ESTATE delivers an estimated gross rental yield of 3.2%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 3
Side-by-side comparison against the most actively traded condos in District 3 (Tiong Bahru, Queenstown):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| ZYON GRAND | 99 yrs lease commencing from 2024 | 1079 | $3,052 psf | 628 |
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | 1074 | $2,261 psf | 578 |
| STIRLING RESIDENCES | 99 yrs lease commencing from 2017 | 1259 | $2,275 psf | 458 |
| PENRITH | 99 yrs lease commencing from 2024 | 462 | $2,796 psf | 451 |
| ONE PEARL BANK | 99 yrs lease commencing from 2019 | 774 | $2,569 psf | 428 |
Location Map
Map shows SRI MENANTI ESTATE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SRI MENANTI ESTATE
- Redhill MRT
- Tiong Bahru MRT
- Queenstown MRT
- River Valley Primary School
- CHIJ (Kellock)
- Henderson Secondary School
Nearby MRT Stations
SRI MENANTI ESTATE is 570m from Redhill MRT (East-West Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Redhill | EW18 | East-West Line | 570m |
| Tiong Bahru | EW17 | East-West Line | 1.3 km |
| Queenstown | EW19 | East-West Line | 1.4 km |
Nearby Schools
There are 16 schools within 2 km of SRI MENANTI ESTATE, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| River Valley Primary School | Primary | 10m |
| CHIJ (Kellock) | Primary | 250m |
| Henderson Secondary School | Secondary | 740m |
| Gan Eng Seng Primary School | Primary | 950m |
| Tanglin Secondary School | Secondary | 970m |
| Gan Eng Seng School | Secondary | 1.0 km |
| Bukit Merah Secondary School | Secondary | 1.1 km |
| Crescent Girls' School | Secondary | 1.5 km |
| Chatsworth International School (Orchard) | International | 1.6 km |
| Radin Mas Primary School | Primary | 1.7 km |
| Methodist Girls' School | Secondary | 1.7 km |
| Kheng Cheng School | Primary | 1.7 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. Redhill is about 0.57km — 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. River Valley Primary School sits about 0.01km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 2 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.
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.
[
{
"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": "green",
"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: SRI MENANTI ESTATE 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. 2 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 SRI MENANTI ESTATE?
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Is SRI MENANTI ESTATE freehold or leasehold?
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What is the tenure of SRI MENANTI ESTATE?
How does SRI MENANTI ESTATE compare to other projects in the district?
What stamp duty applies for a foreign buyer of SRI MENANTI ESTATE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions analysed
- Rental data: 9 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 SRI MENANTI ESTATE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.