ST FRANCIS LODGE is a freehold development along ST. FRANCIS ROAD in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 36 units and is TOP 1998.
This profile draws on 7 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 12 (Toa Payoh / Balestier), the immediate context for ST FRANCIS LODGE 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 7 sales and 32 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ST FRANCIS LODGE dashboard.
- Average sale price: $1,583,571 across 7 transactions
- Estimated gross rental yield: 3.2%
- District 12 PSF ranking: Value tier (top 77%)
- Freehold tenure · RCR · D12 · 36 units
About ST FRANCIS LODGE
ST FRANCIS LODGE is a freehold condominium, located at ST. FRANCIS ROAD in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by CITIRAYA PROPERTY PTE LTD, comprising 36 residential units, completed in 1998.
As a freehold property, ST FRANCIS LODGE does not face lease decay concerns.
Sales Market Overview
ST FRANCIS LODGE has recorded 7 sale transactions with an average transaction price of $1,583,571, ranging from $1,380,000 to $1,770,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,131 psf | $1,387,500 | — |
| 2022 | 2 | $1,280 psf | $1,570,000 | ↑ 13.2% |
| 2023 | 1 | $1,373 psf | $1,700,000 | ↑ 7.3% |
| 2024 | 1 | $1,398 psf | $1,700,000 | ↑ 1.8% |
| 2025 | 1 | $1,430 psf | $1,770,000 | ↑ 2.3% |
ST FRANCIS LODGE ranks in the top 77% of condos in District 12 by average PSF.
Compared to the RCR average of $2,047 psf, ST FRANCIS LODGE trades 37% below the segment benchmark.
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Rental Market Overview
ST FRANCIS LODGE has recorded 32 rental transactions with monthly rents averaging $4,195/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 32 | $4,195/mo | $2,500/mo | $5,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $3,221/mo |
| 2022 | 6 | $4,367/mo |
| 2023 | 5 | $4,260/mo |
| 2024 | 6 | $4,583/mo |
| 2025 | 6 | $4,550/mo |
| 2026 | 2 | $4,700/mo |
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Investment Analysis
Based on average rents and sale prices, ST FRANCIS LODGE delivers an estimated gross rental yield of 3.2%. 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 ST FRANCIS LODGE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ST FRANCIS LODGE
- Boon Keng MRT
- Geylang Bahru MRT
- Potong Pasir MRT
- Bendemeer MRT
- Bendemeer Secondary School
- Bendemeer Primary School
- Hong Wen School
Nearby MRT Stations
ST FRANCIS LODGE is 660m from Boon Keng MRT (North-East Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Boon Keng | NE9 | North-East Line | 660m |
| Geylang Bahru | DT24 | Downtown Line | 870m |
| Potong Pasir | NE10 | North-East Line | 890m |
| Bendemeer | DT23 | Downtown Line | 1.2 km |
Nearby Schools
There are 14 schools within 2 km of ST FRANCIS LODGE, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bendemeer Secondary School | Secondary | 370m |
| Bendemeer Primary School | Primary | 380m |
| Hong Wen School | Primary | 970m |
| Stamford Primary School | Primary | 1.2 km |
| Assumption Pathway School | Secondary | 1.2 km |
| Balestier Hill Primary School | Primary | 1.5 km |
| School of Science and Technology | Jc | 1.5 km |
| Beatty Secondary School | Secondary | 1.5 km |
| Farrer Park Primary School | Primary | 1.6 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.6 km |
| De La Salle School | Primary | 1.8 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.8 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. Boon Keng is about 0.66km — 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 36 units, ST FRANCIS LODGE 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. Bendemeer Secondary School sits about 0.37km 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 7 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": "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: ST FRANCIS LODGE 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. 7 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 ST FRANCIS LODGE?
What is the rental yield for ST FRANCIS LODGE?
Is ST FRANCIS LODGE freehold or leasehold?
How far is the nearest MRT from ST FRANCIS LODGE?
What is the tenure of ST FRANCIS LODGE?
How does ST FRANCIS LODGE compare to other projects in the district?
What stamp duty applies for a foreign buyer of ST FRANCIS LODGE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 7 transactions analysed
- Rental data: 32 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 ST FRANCIS LODGE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.