Overview & Key Facts
Rose Maison occupies a quiet stretch of Haig Avenue in District 15 — a heritage-inflected street in the heart of the Katong-Haig corridor where pre-war walk-up apartments and low-rise residential blocks have long defined the streetscape. Developed by Poh Lian Construction Pte Ltd, the project is a micro-boutique development of just 13 units, placing it firmly in the category of intimate, owner-occupier-oriented residential blocks that populate the back streets of this old Singapore neighbourhood rather than the high-rise condo belt along East Coast Road.
With only 13 units and freehold tenure, Rose Maison operates in a different register from the major launches that have transformed the wider Katong-Tanjong Katong belt in recent years. This is not a development that competes on facilities or scale — it competes on land title, neighbourhood character, and one of the most extraordinary school proximity profiles of any residential address in Singapore. From the doorstep, residents can reach seven schools within 550 metres, a density of educational infrastructure that is almost unmatched island-wide.
Transaction volume is predictably thin at this unit count — just four sales on record — which creates genuine pricing uncertainty. The divergence between the average price ($1.95M) and median price ($2.3M) signals that at least one or two lower-priced older transactions are pulling the mean down; the median is the more reliable anchor for valuation. For a freehold residential product in the Haig Avenue micro-market, the proposition is less about capital growth trajectory and more about the permanence of land title and the irreplaceable school address.
Location & Connectivity
Haig Avenue sits in the interior of the Katong residential belt, roughly equidistant from the East Coast Road commercial strip and the Guillemard Road arterial. The street itself retains a quiet, low-traffic character — a residential back-lane flanked by mature trees, older walk-up apartments, and small private residences. It is the kind of address where the ambient noise is birdsong rather than expressways, which is genuinely unusual for a D15 location within 1 km of two MRT stations.
The Thomson-East Coast Line transformed connectivity in this corridor when Tanjong Katong TEL and Marine Parade TEL both opened in 2024. Rose Maison sits 0.75 km from Tanjong Katong TEL and 0.87 km from Marine Parade TEL — dual TEL coverage that gives residents two separate station options in opposite directions. From either station the TEL connects directly to the CBD, Orchard, and Gardens by the Bay, and interchanges at Stevens and Marina Bay link to the NS and EWL lines. For a D15 address, this is a meaningful connectivity upgrade over the pre-TEL era when Dakota CCL was the nearest option at 1.24 km.
For drivers, the location is straightforward. The ECP is accessible via Mountbatten Road in a few minutes, connecting to the CBD in under 15 minutes in off-peak conditions. Paya Lebar interchange (EWL/CCL) is 1.33 km away and serves as both a transit node and a retail destination with Paya Lebar Quarter and the long-established Geylang Serai Market nearby. The local F&B ecosystem along East Coast Road, Joo Chiat Road, and the Katong cluster is walkable — Old Chang Kee, Chin Mee Chin, and the row of Peranakan restaurants on East Coast Road are all within 10-15 minutes on foot.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| CHIJ (Katong) Primary | primary | Within 1 km |
| Tanjong Katong Primary School | primary | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
Facilities
Rose Maison is a 13-unit development, and the facilities provision reflects that scale honestly. Expect the essentials — a small pool, basic landscaping, and parking — rather than a clubhouse, gymnasium, tennis court, or function rooms. Buyers who prioritise an extensive amenity offering will find it at the nearby competing launches (Grand Dunman, Emerald of Katong, The Continuum), all of which offer full-scale facilities at their respective price points. What Rose Maison offers instead is quiet exclusivity: a compound of 13 households means the pool is never crowded, maintenance fees are shared across a small but committed owner-occupier community, and the management corporation atmosphere is more akin to a residential block than a resort development.
“For us, the facilities at Rose Maison are completely beside the point. We chose it because our three children can walk to four different schools from here, and the street feels like a real neighbourhood — not a condo bubble.”
— Owner-occupier resident, Haig Avenue, via PropertyGuru
The practical implication for buyers is that the D15 recreational infrastructure lives outside the compound rather than inside it. East Coast Park — Singapore’s most popular linear park with cycling paths, barbecue pits, swimming lagoon, and beachfront dining — is approximately 1.5 km from Haig Avenue. The East Coast Park Connector links the neighbourhood into the broader PCN network. Residents who want pool-and-gym access without ownership commitment can access the OCBC Aquatic Centre and various community clubs in the vicinity.
Unit Sizes & Layout
With 13 units across a freehold land parcel on Haig Avenue, Rose Maison offers unit configurations typical of boutique D15 developments in the post-2010 era — a mix of 2-bedroom and 3-bedroom layouts designed for owner-occupier families rather than investor yield maximisation. Unit sizes in developments of this class and vintage in D15 generally run 750–1,400 sqft, offering noticeably more floor area than the sub-700 sqft 3-bedroom units that have become commonplace in newer 99-year launches. The freehold title means no lease decay pressure on renovation investment, a meaningful consideration for buyers planning substantial interior upgrades.
Stack orientation on Haig Avenue is relatively straightforward given the development’s small scale: units facing the quieter internal garden aspect will command a premium over those with direct street exposure, and upper floors benefit from treetop-level privacy. Given the low-rise nature of the surrounding streetscape, outlook obstruction from neighbouring buildings is limited. Buyers planning for the long term should note that the Haig Avenue precinct retains a mix of older walk-up blocks and newer boutique condos; while significant high-rise redevelopment in the immediate vicinity is unlikely, the micro-market will continue evolving as older walk-up plots are progressively sold en bloc.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $1,388 | $1,594,000 |
| 5 BR | 2 | $1,023 | $2,312,500 |
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $1,430,000 to $2,325,000, averaging $1,953,250 (~$1,022 psf).
Rents range from $2,500 to $5,400 per month across 13 rental transactions. Current rental yield sits at approximately 2.2%.
Price Appreciation
From 2023 to 2026, the average PSF has declined by 20% (from $1,277 to $1,022 psf).
Neighbourhood Comparison
The most relevant comparison is not the large new launches (Grand Dunman, Emerald of Katong, The Continuum) but rather the peer group of boutique freehold D15 developments in a similar price bracket — older 10-30 unit blocks on streets like Haig Road, Dunman Road, and Ceylon Road where freehold land at modest PSF remains available. Against these peers, Rose Maison’s school proximity cluster is a clear differentiator. Against the new-build launches at $2,400–$2,800 psf, Rose Maison offers a 60–65% PSF discount with freehold title — but buyers give up modern facilities, fresh finishes, a larger owner community, and significantly better liquidity. Amber Park (FH, $2,540 psf, 592 units) is probably the closest large-scale freehold comparator: it offers dramatically better facilities and liquidity, but at more than double the PSF and without the same school immediacy.
For families prioritising primary school registration strategy, Rose Maison sits in a position that no larger development in the immediate area can replicate. Tanjong Katong Primary (0.30 km) and CHIJ Katong Primary (0.29 km) are both consistently oversubscribed; an address within 300 metres confers Phase 2B and 2C priority that can be decisive in competitive registration years. MOE’s distance-based P1 registration priority system means proximity within 1 km (and especially within 500 m) is a quantifiable, recurring benefit for multi-child families — not a soft lifestyle preference.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ROSE MAISON | Freehold | — | 13 | $1,022 |
| 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 ROSE MAISON across multiple dimensions.
What Residents Say
“Location is unbeatable for school families. My kids walk to Tao Nan every morning — no car needed, no school bus, no stress. That alone justifies everything we paid.”
— Resident review via EdgeProp
“Very quiet street, good neighbours, Haig Avenue feels like old Singapore. But the facilities are basically nothing — small pool, that’s it. If you need a gym or tennis court, look elsewhere. We joined the CC down the road.”
— Resident review via PropertyGuru
“Freehold in D15 for under $2M — when we bought, that felt like a deal. Liquidity is terrible though; when we wanted to sell we had to wait a long time for the right buyer. Not a place you can exit quickly.”
— Former owner review via 99.co
The pattern across resident feedback is consistent: buyers who chose Rose Maison for the school proximity and neighbourhood character are uniformly satisfied; those who expected condo-standard amenity depth were disappointed. The illiquidity point is real and worth emphasising — with only 13 units, re-sale depends on finding a buyer who specifically wants this development at this address, and that can extend marketing timelines significantly compared to larger developments where buyer pools are deeper.
Strengths & Weaknesses
- Freehold tenure in D15 — permanent land title with no lease decay
- Seven schools within 550m — Singapore's densest school cluster in the Katong belt
- Tanjong Katong Girls', CHIJ Katong Primary, Tanjong Katong Primary all within 300m
- Dual TEL access: Tanjong Katong TEL 0.75km + Marine Parade TEL 0.87km (both opened 2024)
- Quiet Haig Avenue streetscape — low traffic, mature trees, old-neighbourhood character
- PSF at ~$1,022 represents 60%+ discount to new-build FH comparables in same district
- Exclusive 13-unit compound — pool rarely crowded, tight-knit owner-occupier community
- East Coast Park PCN accessible within 1.5km — cycling, jogging, beach
- Rich Katong F&B corridor within walkable distance (East Coast Rd, Joo Chiat Rd)
- Extreme thin liquidity — only 4 sales on record; expect long re-sale marketing timelines
- Minimal facilities — small pool only; no gym, tennis court, clubhouse, or function rooms
- PSF highly volatile ($1,022–$1,498 across 4 years) — each sale moves the market
- Avg price ($1.95M) vs median ($2.3M) gap creates pricing ambiguity for new buyers
- Low gross yield at 2.19% — weaker than similarly-priced 99yr alternatives
- Investment score 39/100 and en-bloc score 39/100 — limited capital growth catalyst
- Only 13 units makes MCST governance highly sensitive to individual owner dynamics
- Limited walking-distance daily retail — groceries and hawker centres require a short drive or bus
Verdict
Rose Maison is a very specific purchase for a very specific buyer. The investment fundamentals are modest: a 2.19% gross yield in a market where competing 99-year new launches offer similar or better returns with significantly more liquidity; PSF volatility that reflects thin transaction depth rather than any underlying trend; and ShiokNest and investment scores (50 and 39 respectively) that position it as a hold rather than a growth asset. The en-bloc potential score of 39 reflects the small unit count and freehold status — boutique freehold sites can command developer premium, but 13 units may be too small to attract serious consortium interest without adjacent parcel assembly.
The compelling case is for families with school-age children. Seven schools within 550 metres is not a marketing claim — it is a genuinely extraordinary school proximity profile. Broadrick Secondary (0.08 km), EtonHouse Broadrick (0.08 km), Tao Nan School (0.15 km), CIS Tanjong Katong (0.15 km), Tanjong Katong Girls’ School (0.18 km), CHIJ Katong Primary (0.29 km), and Tanjong Katong Primary (0.30 km) are all within a comfortable walk. For Phase 2A-2C Primary 1 registration balloting, proximity to multiple primary schools significantly improves chances of securing a place within 1 km. This is the densest school cluster in the Katong belt, and arguably one of the densest in Singapore.
Compared to the competing launches in the immediate area — Grand Dunman ($2,537 psf, 99yr), Emerald of Katong ($2,640 psf, 99yr), The Continuum ($2,790 psf, FH), Tembusu Grand ($2,461 psf, 99yr), Amber Park ($2,540 psf, FH) — Rose Maison’s ~$1,022 psf represents a substantial discount to the new-build cohort. Some of that gap reflects age and facilities; some reflects the illiquidity premium inherent in a 13-unit development. But for a buyer who values freehold title, the Haig Avenue address, and the school proximity above capital growth, the discount to replacement cost is a genuine feature rather than a warning signal.