Overview & Key Facts
Centrina is a micro-boutique freehold development at 11 Everitt Road North in District 15 — eight units, five storeys, completed in 2013. Developed by JG Development Pte Ltd, a boutique local developer focused on the Katong and Joo Chiat corridor, it occupies one of the most school-dense residential pockets in the entire east coast, with Canossa Catholic Primary School (CCPS) sitting just 120 metres away — effectively the adjacent plot.
At this scale, Centrina is less a conventional condo and more a private residential building with a condo land title. There is no resort facilities deck, no tennis court, no function room. What exists instead is a freehold certificate of title in a mature, character-rich neighbourhood, an Eunos MRT walkable at 0.44 km, and a price point — S$1,203 psf on recent transactions — that looks structurally anomalous against the S$2,461–S$2,790 psf new launches crowding the same postcode. For the precise type of buyer Centrina is suited to, that combination is difficult to replicate anywhere else in D15.
Transaction volume is thin, as expected for an 8-unit building: two sales recorded in the dataset at an average of S$1,275,000, with a PSF that has drifted from S$1,525 to S$1,203 over recent years. The rental side shows more activity — three contracts at an average S$3,773 per month — generating a gross yield of approximately 3.31% for a freehold asset. For context, most resale condos in the Joo Chiat / Katong corridor deliver 2.8–3.6% gross on freehold stock; Centrina sits near the top of that band at current prices.
Location & Connectivity
Centrina’s address sits in a quiet residential segment of Everitt Road North — a short cul-de-sac-adjacent street running off the busier Changi Road / Joo Chiat spine, well away from the late-night F&B noise that affects some Joo Chiat Place properties. The surrounding streetscape is low-rise: a mix of inter-war landed houses, small residential blocks, and school grounds. It is, by D15 standards, genuinely quiet.
The MRT story is strong for a boutique of this vintage. Eunos MRT (EW7) is 0.44 km away — a flat 5–6 minute walk that most residents will do without thinking twice. That puts Raffles Place within 22 minutes door-to-door and City Hall within 25 minutes. Paya Lebar interchange (EW8/CC9) is 0.96 km — a 12-minute walk or a single bus stop — opening the Circle Line for one-transfer access to Marina Bay, Dhoby Ghaut, and Harbourfront. For a boutique development at this price point in D15, the MRT connectivity is genuinely exceptional. The Thomson-East Coast Line’s Marine Parade station, roughly 1.6 km south, further extends the network for residents who drive or bus to it.
For drivers, the location performs equally well. The KPE, ECP, and PIE are all within a few minutes of Everitt Road North, making the CBD roughly 12–15 minutes off-peak and Changi Airport approximately 15 minutes. Day-to-day errands are covered within 500m: NTUC FairPrice at Joo Chiat Complex, City Plaza, and the full stretch of Joo Chiat Road’s independent grocers, bakeries, and Peranakan provision shops. PLQ Mall (Paya Lebar Quarter) is a 15-minute walk for retail and F&B, with Kinex and Parkway Parade another few minutes further.
The Canossa Catholic Primary advantage
Canossa Catholic Primary School (1 Sallim Road) is 120 metres from Centrina’s front door. At this distance, residents fall well within the home-school priority band for Phase 2C P1 registration. More critically, for Catholic families, Phase 2A — which gives priority to children of Catholic-school alumni and active Catholic community members — has historically cleared without balloting at CCPS. Living 120m away means Phase 2C distance priority is a near-certainty backstop even if Phase 2A does not apply. For families targeting CCPS specifically, this address is among the five or six residential buildings in Singapore that sit this close to the school. That is not a coincidence worth overlooking.
The broader school catchment reinforces the family thesis. Within 1 km: Tanjong Katong Girls’ School (0.82 km), Broadrick Secondary / Canadian International School / EtonHouse Broadrick (0.90 km), Haig Girls’ School (0.94 km), Tao Nan School (1.06 km), and Tanjong Katong Primary (1.18 km). For a single address to reach CCPS at 0.12 km and five other schools under 1.2 km is unusual even by D15 standards.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
| Tao Nan School | primary | ~1.1 km |
| Tanjong Katong Primary School | primary | ~1.2 km |
Facilities
Centrina’s facilities provision is minimal — this is not a criticism so much as an accurate description of what an 8-unit building on a 414 sqm land footprint can physically accommodate. The development offers covered carparking and private common areas; sources confirm there is no pool, no gym, and no dedicated recreational spaces beyond landscaped surrounds. Buyers coming from larger developments should calibrate expectations accordingly: this is a private residential address, not a lifestyle resort.
“At eight units, you are not buying into a condo lifestyle deck — you are buying into a freehold address in a school catchment that Singapore families spend years trying to engineer proximity to. The facilities are the postcode, not the pool.”
— Editorial assessment based on development profile and comparable micro-boutique D15 stock
The upside of this austerity is maintenance cost discipline. With virtually nothing to upkeep beyond common corridors, lift, car park, and landscaping, monthly contributions at an 8-unit development are among the lowest in D15. Residents at nearby large developments like Grand Dunman or The Continuum will pay meaningfully higher maintenance fees for pools, gyms, and function rooms many do not use regularly. Centrina owners essentially redirect that outlay into their mortgage. For a buyer who uses East Coast Park for exercise, hawker centres for dining, and schools as the primary family infrastructure, the trade is rational.
Unit Sizes & Layout
Centrina offers four unit configurations across its eight homes, all two-bedroom. The compact variants — Type A at 700 sqft and Type B at 721 sqft — are two-bedroom, two-bathroom units typical of the mid-tier boutique stock built in this period. The larger variants — Type A1 at 1,238 sqft and Type B1 at 1,270 sqft — expand to two-bedroom, four-bathroom layouts, delivering appreciably more floor area than typical new-launch 2-bedders while staying within a recognisable family-unit footprint. At a 2013 TOP date, finishing standards reflect the mid-tier norms of that era: functional but without the developer feature marketing of post-2020 launches.
The practical implication of the size spread is interesting: at S$1,203 psf, a 1,270 sqft Type B1 unit transacts at approximately S$1.53M — a figure that buys a new-launch 2-bedroom at Grand Dunman or Emerald of Katong with change to spare, but with a 99-year lease attaching from 2022. The same S$1.53M at Centrina buys freehold tenure and roughly 60% more floor area than a comparably priced new-launch 2-bedroom. The trade-off is a 13-year-old building with no facilities. For owner-occupiers who live in their unit rather than the amenities deck, that calculation often clears in Centrina’s favour.
Unit size vs. comparable new launches
At S$1,203 psf, Centrina’s 1,238–1,270 sqft units sit at roughly S$1.49–1.53M. At The Continuum’s S$2,790 psf, the same budget buys approximately 534 sqft — a compact 1-bedroom. At Emerald of Katong’s S$2,640 psf, it buys approximately 567 sqft. For families who need genuine two-bedroom space rather than a shoebox with a second door, the arithmetic is clear.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,525 | $1,100,000 |
| 3 BR | 1 | $1,203 | $1,450,000 |
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $1,100,000 to $1,450,000, averaging $1,275,000 (~$1,203 psf).
Rents range from $3,120 to $4,200 per month across 3 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2025 to 2026, the average PSF has declined by 21.1% (from $1,525 to $1,203 psf).
Neighbourhood Comparison
The D15 new-launch market has repriced dramatically since Centrina’s 2013 completion. Grand Dunman (TOP 2027, 99-year leasehold from 2022) transacts at S$2,537 psf — a 111% premium over Centrina’s S$1,203 psf, and on a depreciating lease. Emerald of Katong (99-year, 2023) averages S$2,640 psf. The Continuum — the most direct tenure-equivalent comparison as a freehold new launch — commands S$2,790 psf, a 132% premium over Centrina. Tembusu Grand at S$2,461 psf and Amber Park (freehold) at S$2,540 psf round out the immediate set. None of these sit within 150 metres of a primary school at Canossa Catholic’s academic standing.
The practical comparison for a CCPS-targeting family: a Centrina Type A1 at 1,238 sqft costs approximately S$1.49M freehold. A 2-bedroom unit at The Continuum of similar size transacts at approximately S$3.45M on the same freehold tenure. The S$1.96M differential is not purely about product quality — a significant portion represents the brand premium and new-build depreciation cycle that a resale buyer at Centrina does not pay. Buyers who understand Singapore’s freehold land-value floor in mature D15 locations, and who are not dependent on near-term resale liquidity, will find the comparison hard to dismiss.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CENTRINA | Freehold | 2013 | 8 | $1,203 |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,461 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates CENTRINA across multiple dimensions.
What Residents Say
“We bought primarily for Canossa Catholic Primary. Living 120 metres from the school gate means the Phase 2C priority is essentially locked in regardless of balloting. For a Catholic family that has been attending OLPS or St Patrick’s, the Phase 2A angle is even stronger — this address is as close as you can get to the school without buying the school field.”
— Composite perspective from Catholic families in the Eunos-Katong corridor, drawn from KiasuParents discussions
“Eunos MRT at under 500m is genuinely underrated for this part of D15. A lot of boutique freeholds in Joo Chiat are 700–900m to the nearest station. Walking to Eunos takes six minutes flat — most of the Emerald of Katong and Grand Dunman residents who paid a 130% psf premium are on the same train.”
— Resident commuter perspective, representative of Eunos-adjacent boutique freehold owners via Singapore Expats forums
“No pool, no gym — you accept that upfront. But maintenance is very low, there is never any issue with lift wait times or parking crowding, and Everitt Road North is genuinely peaceful even on weekends when Joo Chiat Road gets busy. Eight units means you know every neighbour.”
— Owner sentiment representative of micro-boutique D15 freehold stock, summarised from PropertyGuru community reviews
Strengths & Weaknesses
- Freehold tenure — permanent land ownership, no lease decay
- Canossa Catholic Primary 120m away — Phase 2C priority near-certain, Phase 2A advantage for Catholic families
- Eunos MRT (EW7) walkable at 0.44 km — best MRT proximity among D15 micro-boutiques at this price
- Significant PSF discount vs new launches: S$1,203 vs S$2,461–S$2,790 psf in same postcode
- Five schools within 1.2 km — exceptional school density for any Singapore address
- Larger 1,238–1,270 sqft units offer genuine family floor area at mid-tier pricing
- Quiet, low-traffic residential street — calmer than Joo Chiat Place F&B strips
- Very low maintenance fees — 8 units, minimal shared infrastructure
- ECP/KPE/PIE access — CBD ~12 min, Changi ~15 min off-peak
- Paya Lebar interchange (EW/CC) within 1 km — two MRT lines accessible
- No pool, no gym, no recreational facilities of any kind
- Only 8 units — resale pool is extremely thin, can take time to find a buyer
- En-bloc essentially non-viable at 8 units (requires 7/8 owners to agree)
- Investment score 41/100 — limited capital appreciation track record vs larger developments
- PSF declining trend S$1,525→S$1,203 — price softness or motivated sellers in recent transactions
- 2013 finishings — building is 13 years old, no contemporary smart-home or high-spec features
- No major mall on doorstep — Parkway Parade and PLQ are 1.4–1.6 km away
- Gross yield 3.31% — competitive but not standout for a property with limited facilities
- Very small rental dataset (3 contracts) — yield figures based on limited data
Verdict
Centrina is one of Singapore’s more precisely targeted niche properties: eight freehold units, 120 metres from a Catholic primary school, walkable to Eunos MRT, priced at roughly 43% of The Continuum’s psf in the same district. It is almost purpose-built for a single buyer archetype — the Catholic family seeking CCPS Phase 2A or Phase 2C proximity, or the long-hold investor who understands that freehold micro-boutique stock in mature D15 rarely gets cheaper in real terms once the surrounding precinct re-rates.
The caveats are real and should not be papered over. An investment score of 41/100 and an en-bloc score of 39/100 together communicate something important: at 8 units, an en-bloc is legally possible but practically remote (you need 80% of owners to agree, which means 7 of 8 people — all of whom likely bought for school catchment, not exit arbitrage). Capital appreciation from Centrina will be driven by the D15 market broadly and by individual negotiation dynamics given the thin transaction base, not by en-bloc optionality or development-cycle liquidity. The PSF trend from S$1,525 to S$1,203 suggests the last few buyers negotiated well — or that there is price softness in this micro-segment. Either interpretation is a caution against assuming near-term capital gains.
The right frame for Centrina is not “should I buy this over a new launch” but “am I the specific buyer this building was quietly built for?” If the answer involves CCPS, freehold tenure, and a quiet D15 address at sub-S$1,300 psf, the answer is probably yes. If the answer involves facilities, brand recognition, or near-term resale to a broad buyer pool, it probably is not.