ST MICHAEL'S PLACE is a freehold development along JALAN TAMAN in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 74 units and is TOP 1997.
This profile draws on 19 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 MICHAEL'S PLACE 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 19 sales and 31 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ST MICHAEL'S PLACE dashboard.
- Average sale price: $1,589,257 across 19 transactions
- Estimated gross rental yield: 3.2%
- District 12 PSF ranking: Value tier (top 80%)
- Freehold tenure · RCR · D12 · 74 units
About ST MICHAEL'S PLACE
ST MICHAEL'S PLACE is a freehold condominium, located at JALAN TAMAN in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by SENG REALTY & DEVELOPMENT PTE LTD, comprising 74 residential units, completed in 1997.
As a freehold property, ST MICHAEL'S PLACE does not face lease decay concerns.
Sales Market Overview
ST MICHAEL'S PLACE has recorded 19 sale transactions with an average transaction price of $1,589,257, ranging from $1,358,000 to $1,848,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 9 | $1,168 psf | $1,448,667 | — |
| 2022 | 2 | $1,256 psf | $1,575,000 | ↑ 7.5% |
| 2023 | 2 | $1,377 psf | $1,734,444 | ↑ 9.6% |
| 2024 | 4 | $1,374 psf | $1,721,500 | ↓ 0.2% |
| 2025 | 2 | $1,476 psf | $1,826,500 | ↑ 7.4% |
ST MICHAEL'S PLACE ranks in the top 80% of condos in District 12 by average PSF.
Compared to the RCR average of $2,047 psf, ST MICHAEL'S PLACE trades 37.7% below the segment benchmark.
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Rental Market Overview
ST MICHAEL'S PLACE has recorded 31 rental transactions with monthly rents averaging $4,277/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 31 | $4,277/mo | $2,600/mo | $5,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $3,000/mo |
| 2022 | 6 | $3,683/mo |
| 2023 | 8 | $4,525/mo |
| 2024 | 4 | $4,475/mo |
| 2025 | 8 | $4,538/mo |
| 2026 | 2 | $5,550/mo |
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Investment Analysis
Based on average rents and sale prices, ST MICHAEL'S PLACE 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 MICHAEL'S PLACE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ST MICHAEL'
- Boon Keng MRT
- Geylang Bahru MRT
- Potong Pasir MRT
- Bendemeer MRT
- Bendemeer Secondary School
- Bendemeer Primary School
- Hong Wen School
Nearby MRT Stations
ST MICHAEL'S PLACE is 740m from Boon Keng MRT (North-East Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Boon Keng | NE9 | North-East Line | 740m |
| Geylang Bahru | DT24 | Downtown Line | 790m |
| Potong Pasir | NE10 | North-East Line | 810m |
| Bendemeer | DT23 | Downtown Line | 1.3 km |
Nearby Schools
There are 12 schools within 2 km of ST MICHAEL'S PLACE, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bendemeer Secondary School | Secondary | 430m |
| Bendemeer Primary School | Primary | 450m |
| Hong Wen School | Primary | 1.0 km |
| Assumption Pathway School | Secondary | 1.2 km |
| Stamford Primary School | Primary | 1.2 km |
| Balestier Hill Primary School | Primary | 1.5 km |
| School of Science and Technology | Jc | 1.6 km |
| Beatty Secondary School | Secondary | 1.6 km |
| Farrer Park Primary School | Primary | 1.6 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.7 km |
| De La Salle School | Primary | 1.8 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.9 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 0.74km — 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 74 units, ST MICHAEL'S PLACE 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 0.43km 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 19 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 MICHAEL'S PLACE 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. 19 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 MICHAEL'S PLACE?
What is the rental yield for ST MICHAEL'S PLACE?
Is ST MICHAEL'S PLACE freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 19 transactions analysed
- Rental data: 31 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 MICHAEL'S PLACE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.