THE TIER is a freehold development along PEGU ROAD in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 48 units and is TOP 2013.
This profile draws on 16 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.
At roughly 13 years from TOP, THE TIER is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 12 (Toa Payoh / Balestier), the immediate context for THE TIER 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 16 sales and 129 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE TIER dashboard.
- Average sale price: $824,674 across 16 transactions
- Estimated gross rental yield: 4.1%
- District 12 PSF ranking: Above average (top 34%)
- Freehold tenure · RCR · D12 · 48 units
About THE TIER
THE TIER is a freehold condominium, located at PEGU ROAD in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by KAIWATT DEVELOPMENT PTE LTD, comprising 48 residential units, completed in 2013.
As a freehold property, THE TIER does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE TIER:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 3 | $1,484 psf | $735,000 |
| 1 BR | 13 | $1,539 psf | $845,368 |
Sales Market Overview
THE TIER has recorded 16 sale transactions with an average transaction price of $824,674, ranging from $705,000 to $939,900.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 7 | $1,506 psf | $826,243 | — |
| 2022 | 4 | $1,566 psf | $847,250 | ↑ 4.0% |
| 2023 | 1 | $1,515 psf | $750,000 | ↓ 3.3% |
| 2024 | 1 | $1,479 psf | $812,088 | ↓ 2.3% |
| 2025 | 3 | $1,554 psf | $820,000 | ↑ 5.0% |
THE TIER ranks in the top 34% of condos in District 12 by average PSF.
Compared to the RCR average of $2,047 psf, THE TIER trades 25.3% below the segment benchmark.
Loading chart data...
Rental Market Overview
THE TIER has recorded 129 rental transactions with monthly rents averaging $2,820/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 88 | $2,748/mo | $1,850/mo | $4,000/mo |
| 2 BR | 41 | $2,976/mo | $2,000/mo | $4,100/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 20 | $2,153/mo |
| 2022 | 32 | $2,534/mo |
| 2023 | 17 | $3,194/mo |
| 2024 | 24 | $3,131/mo |
| 2025 | 28 | $3,046/mo |
| 2026 | 8 | $3,111/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, THE TIER delivers an estimated gross rental yield of 4.1%. This places it among the higher-yielding condos in Singapore.
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 THE TIER (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE TIER
- Novena MRT
- Toa Payoh MRT
- Farrer Park MRT
- Boon Keng MRT
- CHIJ Our Lady Queen of Peace
- Beatty Secondary School
- School of Science and Technology
Nearby MRT Stations
THE TIER is 840m from Novena MRT (North-South Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 840m |
| Toa Payoh | NS19 | North-South Line | 1.2 km |
| Farrer Park | NE8 | North-East Line | 1.2 km |
| Boon Keng | NE9 | North-East Line | 1.3 km |
Nearby Schools
There are 22 schools within 2 km of THE TIER, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 520m |
| Beatty Secondary School | Secondary | 920m |
| School of Science and Technology | Jc | 1.1 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.1 km |
| Farrer Park Primary School | Primary | 1.2 km |
| Balestier Hill Primary School | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.3 km |
| Bendemeer Primary School | Primary | 1.4 km |
| St. Margaret's Primary School | Primary | 1.4 km |
| Bendemeer Secondary School | Secondary | 1.4 km |
| New Town Primary School | Primary | 1.6 km |
| St. Joseph's Institution | Secondary | 1.6 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.
Boutique character. With 48 units, THE TIER 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. CHIJ Our Lady Queen of Peace sits about 0.52km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.84km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 16 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": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: THE TIER sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 16 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 THE TIER?
What is the rental yield for THE TIER?
Is THE TIER freehold or leasehold?
How far is the nearest MRT from THE TIER?
What is the tenure of THE TIER?
How does THE TIER compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE TIER?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 16 transactions analysed
- Rental data: 129 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 TIER
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.