Few condominiums in Singapore can claim as seamless a relationship with public transport as The Poiz Residences. Completed in 2019 by MCC Land, this 731-unit, 99-year leasehold development sits directly above Potong Pasir MRT Station (NE10, North East Line), with the Poiz Centre retail podium forming the physical bridge between platform level and residential tower lobbies. For buyers who prioritise connectivity and daily convenience above almost everything else, The Poiz Residences occupies a genuinely rare position in the District 13 market — a transit-integrated mixed-use address that delivers restaurant rows, supermarket access, and island-wide rail travel without ever stepping outside.
Located along Meyappa Chettiar Road in the Toa Payoh planning area, the project straddles the border of the mature Potong Pasir estate and the fast-rising Bidadari new town. That dual exposure — established neighbourhood character on one side, fresh HDB-driven population growth on the other — gives The Poiz Residences a demand base broader than either neighbourhood could provide alone. With 218 recorded URA sales transactions and resale prices trending around S$2,032–S$2,078 per square foot in the trailing twelve months, the development has demonstrated steady price support well into its post-TOP phase.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Potong Pasir is one of Singapore’s quieter inner-city enclaves, long characterised by low-rise HDB blocks, a village-like pace, and a strong community identity. The MRT station (NE10) opened in June 2003 as part of the original North East Line launch, placing Potong Pasir on a direct rail corridor that links Dhoby Ghaut interchange (six stops south, connecting to the Circle and North-South Lines) with Serangoon interchange (two stops north, connecting to the Circle Line) and ultimately HarbourFront and Punggol at each end. That connectivity is exceptional by Singapore standards: residents can reach Orchard Road or the CBD within 20–25 minutes on a single line with no transfer, a commute profile that many more centrally located condominiums cannot match once tunnel walking time is factored in.
The Bidadari transformation has been the defining macro story for this submarket since 2018. The Housing and Development Board has planned more than 8,800 flats across the estate, with full occupancy projected by 2025. Woodleigh Mall, the Woodleigh hawker centre, and the forthcoming Bidadari Polyclinic have materially expanded the retail and healthcare catchment within walking distance of The Poiz Residences. The Saint Andrew’s family of schools — including Maris Stella High School — and the Potong Pasir Community Club anchor the educational and community infrastructure around the station. This combination of legacy amenities and new-estate spending power supports rental demand across the 1-bedroom through 4-bedroom unit mix and underpins the roughly 3.8–4% gross rental yield range the project has maintained since reaching full occupancy.
From a district perspective, District 13 (Macpherson and Potong Pasir) sits within Singapore’s Rest of Central Region (RCR), which historically delivers price appreciation between the premium Core Central Region and the higher-volume Outside Central Region. The integrated transit-mall format echoes proven successes such as Bedok Residences and Clementi Woods, where the convenience premium has proved durable across market cycles. For a deeper look at District 13’s price trajectory, see our District 13 analytics overview.
We track 218 sales and 1323 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE POIZ RESIDENCES dashboard.
- Average sale price: $1,287,774 across 218 transactions
- Estimated gross rental yield: 3.3%
- District 13 PSF ranking: Premium tier (top 16%)
- 99 yrs lease commencing from 2014 · RCR · D13 · 731 units
About THE POIZ RESIDENCES
THE POIZ RESIDENCES is a 99 yrs lease commencing from 2014 condominium, located at MEYAPPA CHETTIAR ROAD in District 13 (Macpherson, Braddell) (Rest of Central Region), developed by MCC LAND (POTONG PASIR) PTE LTD, comprising 731 residential units, completed in 2019.
With approximately 87 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 THE POIZ RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 72 | $1,876 psf | $802,002 |
| 1 BR | 58 | $1,857 psf | $1,033,982 |
| 2 BR | 55 | $1,878 psf | $1,533,339 |
| 3 BR | 24 | $1,893 psf | $2,159,037 |
| 4 BR | 8 | $1,775 psf | $2,746,125 |
| 5+ BR | 1 | $1,290 psf | $4,900,000 |
Sales Market Overview
THE POIZ RESIDENCES has recorded 218 sale transactions with an average transaction price of $1,287,774, ranging from $710,000 to $4,900,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 48 | $1,700 psf | $1,196,163 | — |
| 2022 | 57 | $1,785 psf | $1,140,579 | ↑ 5.0% |
| 2023 | 33 | $1,887 psf | $1,421,269 | ↑ 5.7% |
| 2024 | 36 | $1,978 psf | $1,357,527 | ↑ 4.9% |
| 2025 | 33 | $2,069 psf | $1,498,241 | ↑ 4.6% |
| 2026 | 11 | $1,990 psf | $1,190,091 | ↓ 3.8% |
THE POIZ RESIDENCES ranks in the top 16% of condos in District 13 by average PSF.
Compared to the RCR average of $2,049 psf, THE POIZ RESIDENCES trades 8.9% below the segment benchmark.
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Rental Market Overview
THE POIZ RESIDENCES has recorded 1323 rental transactions with monthly rents averaging $3,537/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 880 | $2,929/mo | $2,000/mo | $4,100/mo |
| 2 BR | 214 | $3,857/mo | $2,200/mo | $5,400/mo |
| 3 BR | 207 | $5,371/mo | $3,200/mo | $8,700/mo |
| 4 BR | 22 | $7,472/mo | $4,500/mo | $10,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 256 | $2,664/mo |
| 2022 | 261 | $3,161/mo |
| 2023 | 239 | $4,060/mo |
| 2024 | 218 | $3,874/mo |
| 2025 | 281 | $3,844/mo |
| 2026 | 68 | $4,074/mo |
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Investment Analysis
Based on average rents and sale prices, THE POIZ RESIDENCES delivers an estimated gross rental yield of 3.3%. 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 | $2,230 psf | 395 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 729 | $1,919 psf | 290 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 868 | $1,709 psf | 271 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 805 | $2,147 psf | 248 |
| SENNETT ESTATE | Freehold | — | $1,933 psf | 132 |
Location Map
Map shows THE POIZ RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE POIZ RESIDENCES
- Potong Pasir MRT
- Woodleigh MRT
- Geylang Bahru MRT
- Assumption Pathway School
- Stamford Primary School
- Bendemeer Secondary School
Nearby MRT Stations
THE POIZ RESIDENCES is 50m from Potong Pasir MRT (North-East Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Potong Pasir | NE10 | North-East Line | 50m |
| Woodleigh | NE11 | North-East Line | 900m |
| Geylang Bahru | DT24 | Downtown Line | 1.1 km |
Nearby Schools
There are 12 schools within 2 km of THE POIZ RESIDENCES, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Assumption Pathway School | Secondary | 870m |
| Stamford Primary School | Primary | 880m |
| Bendemeer Secondary School | Secondary | 1.2 km |
| Bendemeer Primary School | Primary | 1.2 km |
| Red Swastika School | Primary | 1.5 km |
| Bartley Secondary School | Secondary | 1.6 km |
| Balestier Hill Primary School | Primary | 1.6 km |
| De La Salle School | Primary | 1.7 km |
| Hong Wen School | Primary | 1.7 km |
| School of Science and Technology | Jc | 1.7 km |
| Beatty Secondary School | Secondary | 1.8 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.8 km |
Direct MRT integration is the headline advantage. The lift lobby of each residential tower descends directly into the Poiz Centre podium, and a sheltered walkway connects podium level to the Potong Pasir MRT Station concourse. Residents are effectively dry-shod from bed to train in under three minutes — a feature that commands a persistent premium over non-integrated condominiums in the same postal district. During heavy rain or Singapore’s midday heat, this is not a minor convenience; it is a material quality-of-life differentiator that resonates equally with owner-occupiers and with the tenant pool of young professionals and dual-income couples who dominate leasing enquiries in the RCR.
Poiz Centre retail podium provides embedded daily-needs coverage. The commercial component houses 77 retail units and seven food-and-beverage outlets. A supermarket, multiple casual dining options, and service retail (laundry, hair, health) mean residents can handle virtually all routine errands within the development footprint. This self-contained ecosystem is rare even among mixed-use projects; many competing “mixed developments” offer a handful of ground-floor shops rather than a fully activated multi-tenanted mall.
Unit mix caters to a wide demand spectrum. Ranging from 431–484 sq ft one-bedrooms to 1,496–1,518 sq ft four-bedrooms, the 731-unit project can absorb investors seeking high-yield small-format units and upgraders needing genuine family-sized layouts within the same address. The variety is a liquidity asset: at any point in the cycle, a different buyer archetype is active in the market, reducing the risk of prolonged vacancy during portfolio rebalancing.
Bidadari growth dividend is still accruing. As Bidadari’s newer HDB blocks complete their Minimum Occupation Periods and eligible owners look to upgrade, The Poiz Residences is the nearest private condominium with direct MRT access. That structural upgrade demand pipeline differentiates the project from peers that rely primarily on external investor appetite.
Price performance has been resilient. Average resale PSF moved from launch-era prices in the S$1,400s to the S$2,032–S$2,078 range by 2024–2025, representing compounded appreciation through multiple cooling-measure cycles. The highest recent transaction printed at S$2,382 psf (December 2025, 840 sq ft unit), confirming that premium-floor or well-renovated units command a material step-up from the project average. Rental income of S$3,000–S$7,500 per month sustains a yield structure that justifies investor participation even at current pricing.
Lease decay is an inescapable long-run concern. With a 99-year lease commencing 2014, The Poiz Residences crossed its 12-year mark in 2026. Buyers who intend to hold for 25–30 years will own an asset with fewer than 65 years of remaining lease — a threshold that historically compresses bank financing options and narrows the resale buyer pool. The integrated format and MRT access will continue to support demand, but the lease clock imposes a ceiling on long-term appreciation that freehold or longer-tenure alternatives do not share. Prospective buyers should model lease decay carefully using a lease decay calculator before committing.
Mall noise and footfall affect lower-level units. The convenience of an integrated retail podium has a mirror image: the same crowds and delivery activity that animate Poiz Centre create ambient noise, and loading bay operations can be audible in units on the lowest occupied floors. Buyers with noise sensitivity should inspect units on higher floors and consider the orientation carefully relative to the podium roofline.
Cooling measures continue to weigh on near-term upside. The Additional Buyer’s Stamp Duty (ABSD) regime — 60% for foreign purchasers and 20% for Singapore Citizens buying a second property as at 2025 — limits the universe of eligible buyers at any given time. In a market where small-format investment units depend heavily on local investor demand, ABSD compression is a real constraint on transaction velocity. Buyers financing at the maximum 75% Loan-to-Value ratio should stress-test affordability at higher interest rates using a mortgage calculator and verify their debt obligations via a TDSR calculator.
RCR supply pipeline is meaningful. Several new launch projects in the broader Toa Payoh–Bidadari corridor will add competing supply over the next three to five years. While The Poiz Residences’ integrated MRT position is difficult to replicate, new supply typically exerts short-term rental pressure as freshly completed units enter the leasing market simultaneously.
- ✅ MRT-dependent professional or dual-income couple: Direct underground link to Potong Pasir MRT (NE10) makes the commute to the CBD or Orchard Road genuinely frictionless. Combined with Poiz Centre dining and grocery, this profile can reduce car ownership — a meaningful monthly cost saving.
- ✅ HDB upgrader from Bidadari or Potong Pasir: Familiar neighbourhood, walkable catchment, and family-sized 3–4 bedroom layouts at relatively accessible RCR price points make this a natural first private-home step. Proximity to Saint Andrew’s schools and Maris Stella is an added draw for families.
- ✅ Yield-focused investor targeting 1–2 bedroom units: Gross rental yields of 3.8–4% and a tenant pool drawn from NEL commuters, Bidadari spillover demand, and nearby industrial and commercial workers supports consistent occupancy. Small-format units at the lower end of the price range offer accessible entry tickets relative to CCR alternatives.
- ⚠️ Long-term buy-and-hold investor (20+ year horizon): Lease decay becomes a meaningful factor beyond the 2040s. The integrated premium sustains value, but buyers targeting appreciation over two decades should price in a narrowing financing window and run a lease-decay sensitivity analysis before buying.
- ⚠️ Foreign buyer or Singapore Citizen purchasing a second property: ABSD at 20% (SC second property) or 60% (foreigner) substantially raises the break-even holding period. The strong rental yield partially offsets the stamp duty burden, but the mathematics require a minimum five-to-seven year hold to recoup ABSD alone. Use a stamp duty calculator and ROI calculator before committing.
- ❌ Noise-sensitive owner-occupier preferring a quiet low-rise setting: The mall podium and MRT station generate consistent foot traffic, delivery activity, and ambient noise at lower floors. Buyers prioritising a serene residential atmosphere would be better served by stand-alone condominiums away from integrated commercial components.
The Poiz Residences is one of District 13’s most structurally sound propositions for buyers and investors who place a premium on transit connectivity and day-to-day convenience. The direct integration with Potong Pasir MRT Station is a durable competitive moat: it cannot be replicated by neighbouring projects and it translates into a premium that has proved sticky across multiple market cycles. The Poiz Centre podium amplifies this advantage by eliminating the need for a car trip to handle most daily errands.
The investment case rests on a combination of moderate yield (3.8–4% gross), solid price appreciation from launch levels, and a structural demand tailwind from Bidadari’s ongoing population build-out. For owner-occupiers, the quality-of-life proposition is even cleaner: the commute is fast, the lifestyle infrastructure is embedded, and the unit mix spans genuine studio-sized through four-bedroom configurations.
The risks are real but manageable with awareness. Lease decay, ABSD friction for repeat buyers, and mall-level noise on lower floors are the principal concerns. None are development-specific flaws; they are standard considerations for 99-year leasehold mixed-use properties in Singapore’s RCR. Buyers who underwrite these factors carefully — running numbers through a affordability calculator and a cash flow calculator — will find The Poiz Residences a well-located, well-differentiated asset with a demand profile that should remain healthy well into the 2030s.
FAQ
What is the average price for THE POIZ RESIDENCES?
What is the rental yield for THE POIZ RESIDENCES?
Is THE POIZ RESIDENCES freehold or leasehold?
Is the 99-year leasehold tenure a significant concern for buyers in 2026?
The lease commenced in 2014, leaving approximately 87 years as of 2026 — sufficient for full bank financing and well within the range that mainstream buyers accept. The concern becomes more material for buyers planning a long holding period (20+ years) as the lease drops toward the 60-year mark, which can restrict CPF usage and compress the financeable buyer pool on resale. Buyers should model the lease impact on exit options using a lease decay calculator and factor this into their holding-period assumptions from the outset.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 218 transactions analysed
- Rental data: 1323 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 THE POIZ RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 435 condo transactions recorded in District 13 over the last 12 months, 91% resale, 9% sub sale, 0% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 13 reads 118.3 as of June 2026 — up 10.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing THE POIZ RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Toa Payoh — 4-room average $929,793 (100m away), an upgrader gap of about $350,000
- Kallang/whampoa — 4-room average $882,887 (770m away), an upgrader gap of about $400,000
- Hougang — 4-room average $630,510 (1.4 km away), an upgrader gap of about $650,000