District 13 at a glance: 73 condos, 2,633 URA transactions, median $1,879 psf, median rent $3,800/mo, estimated gross yield 2.9%. Positioned in Singapore's RCR, D13 benefits directly from the completed Bidadari estate (January 2026) and the Woodleigh integrated development.
District 13 — spanning Macpherson, Braddell, and Potong Pasir — occupies one of Singapore's most strategically underrated city-fringe corridors. Classified under the Rest of Central Region (RCR), it sits within comfortable reach of both the CBD and the established heartland north, yet trades at a meaningful discount to Core Central Region benchmarks.
For much of the past decade, D13 was a quiet residential enclave defined by mature estates and a handful of boutique freehold condos along Braddell Road and Macpherson Road. The area's transformation accelerated as Singapore's planners turned the old Bidadari cemetery land — roughly 93 hectares — into a green-integrated township.
The Bidadari estate's official completion in January 2026 marks the pivot from construction noise to amenity maturity: Alkaff Lake, Bidadari Park, Heritage Walk, and an underground air-conditioned bus interchange are all live. Layer on two MRT lines — the NEL at Potong Pasir and the Circle Line at Macpherson — and the result is a district with fundamentals strengthening quarter by quarter.
The single most consequential catalyst for District 13 is the Woodleigh integrated development, delivered in 2023 by Kajima Development and Singapore Press Holdings. The Woodleigh Residences (667 units, 99-year leasehold) sits directly atop Woodleigh MRT station on the North-East Line — Singapore's first MRT-integrated mixed development in the Bidadari township.
Subsale and resale data show average transacted prices at The Woodleigh Residences of approximately $2,121–$2,469 psf, establishing a clear price ceiling. This benchmark anchors expectations for older stock trading at $1,600–$1,900 psf.
RCR condo prices averaged $2,000–$2,200 psf across the region in 2025, supported by persistent upgrader demand. District 13's district-wide median of $1,879 psf represents a modest discount to the broader RCR average.
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- 73 condos tracked in District 13 (RCR)
- Median PSF: $1,879 psf across 2,633 sales
- Median rent: $3,800/mo across 10,047 leases
- Estimated gross yield: 2.9%
- Segment: Rest of Central Region
District Overview
District 13 covers Macpherson, Braddell, located in Singapore's Rest of Central Region (RCR). ShiokNest currently tracks 73 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| 18 WOODSVILLE | WOODSVILLE CLOSE | — | 101 | 2015 |
| 8@WOODLEIGH | WOODLEIGH CLOSE | — | 330 | — |
| AVON PARK | YOUNGBERG TERRACE | Freehold | 179 | 1991 |
| BARTLEY RIDGE | MOUNT VERNON ROAD | 99 yrs lease commencing from 2012 | 868 | 2018 |
| BELLA VISTA | SOMMERVILLE ROAD | Freehold | 16 | 2009 |
| BELLAVILLE | SIAK KEW AVENUE | Freehold | 10 | 2011 |
| BLOSSOMS @ WOODLEIGH | WOODLEIGH CLOSE | Freehold | 240 | 2007 |
| BRADDELL HEIGHTS ESTATE | SERANGOON AVENUE 3 | Freehold | — | 2024 |
| CASA MEYA | MEYAPPA CHETTIAR ROAD | Freehold | 25 | 2011 |
| CASTELLO | CHILTERN DRIVE | — | — | — |
| CENTURION RESIDENCES | PUAY HEE AVENUE | Freehold | 15 | 2010 |
| CLYDESWOOD | DAISY ROAD | Freehold | 36 | 1993 |
| COTSWOLD VILLAS | COTSWOLD CLOSE | Freehold | — | — |
| D' ALMIRA | SOMMERVILLE ROAD | Freehold | 25 | — |
| DAISY LODGE | DAISY ROAD | Freehold | 24 | 1986 |
| DAISY PARK | DAISY AVENUE | Freehold | — | — |
| DAISY PETALS | DAISY AVENUE | — | 7 | 2008 |
| DAISY SUITES | DAISY ROAD | Freehold | 25 | 2016 |
| DAISY TERRACE | DAISY ROAD | Freehold | 16 | 1991 |
| DUNSFOLD 18 | DUNSFOLD DRIVE | Freehold | 18 | 2009 |
| DUNSFOLD RESIDENCES | DUNSFOLD DRIVE | Freehold | 6 | 2011 |
| E MAISON | BRADDELL ROAD | Freehold | 130 | 2016 |
| EURO-ASIA PARK | WOODLEIGH CLOSE | Freehold | 163 | 1996 |
| FORTUNE VIEW | SOMMERVILLE WALK | Freehold | 12 | 1999 |
| GAY'S VILLAS | CARMICHAEL ROAD | — | — | — |
| GPL TERRACE | KWONG AVENUE | Freehold | — | — |
| HAPPY GARDENS | HAPPY AVENUE EAST | Freehold | — | — |
| HAPPY MANSION | HAPPY AVENUE NORTH | Freehold | 24 | — |
| INTERO | LEICESTER ROAD | Freehold | 48 | 2009 |
| JJH SERVICE APARTMENT | WOLSKEL ROAD | — | 9 | — |
| LEICESTER LODGE | LEICESTER ROAD | Freehold | 16 | 2003 |
| LEICESTER SUITES | LEICESTER ROAD | Freehold | 47 | 2013 |
| LYNWOOD EIGHT | LYNWOOD GROVE | Freehold | 10 | 2010 |
| MACPHERSON GARDEN ESTATE | JALAN GEMBIRA | Freehold | — | — |
| MATLOCK RESIDENCES | MATLOCK RISE | Freehold | 6 | 2011 |
| MEDALLION | BRADDELL ROAD | Freehold | 16 | 2009 |
| MEYA LODGE | MEYAPPA CHETTIAR ROAD | Freehold | 12 | 2005 |
| MILFORD VILLAS | LORONG SELANGAT | Freehold | 13 | 2009 |
| MOSELLA | MUSWELL HILL | Freehold | 7 | 2013 |
| MYRA | MEYAPPA CHETTIAR ROAD | Freehold | 85 | 2021 |
| NIN RESIDENCE | PHENG GECK AVENUE | 99 yrs lease commencing from 2010 | 219 | 2014 |
| OASIS @ MULBERRY | BELIMBING AVENUE | Freehold | 77 | 2006 |
| ONE CHILTERN | CHILTERN DRIVE | Freehold | 6 | 2006 |
| ONE LEICESTER | LEICESTER ROAD | Freehold | 194 | 2009 |
| ONE LYNWOOD | LYNWOOD GROVE | Freehold | 8 | 2008 |
| PARC ASTON | LEICESTER ROAD | Freehold | 16 | 2011 |
| PARC MONDRIAN | WOODLEIGH CLOSE | Freehold | 100 | 2010 |
| PARK COLONIAL | WOODLEIGH LANE | 99 yrs lease commencing from 2017 | 805 | 2021 |
| PLATINUM EDGE | LEICESTER ROAD | Freehold | 51 | 2007 |
| R MAISON | SOMMERVILLE WALK | Freehold | 45 | 2016 |
| RIDGE COURT | MEYAPPA CHETTIAR ROAD | Freehold | 15 | 2003 |
| SANT RITZ | PHENG GECK AVENUE | 99 yrs lease commencing from 2012 | 214 | 2017 |
| SENNETT ESTATE | UPPER ALJUNIED ROAD | Freehold | — | 2021 |
| SENNETT RESIDENCE | PHENG GECK AVENUE | 99 yrs lease commencing from 2011 | 332 | 2017 |
| SERANGOON PARK | JALAN GIRANG | Freehold | — | — |
| SERENE VIEW MANSIONS | LORONG SELANGAT | Freehold | 8 | — |
| SKY GREEN | MACPHERSON ROAD | Freehold | 176 | 2016 |
| SOMMERVILLE LOFT | SOMMERVILLE WALK | Freehold | 18 | 2003 |
| SOMMERVILLE REGENCY | LORONG SELANGAT | Freehold | 15 | 2007 |
| SOMMERVILLE RESIDENCES | SOMMERVILLE WALK | Freehold | 9 | 2013 |
| SUITES@BRADDELL | BRADDELL ROAD | Freehold | 33 | — |
| THE ACACIAS | SOMMERVILLE ROAD | Freehold | 65 | 2009 |
| THE ADDITION | MEYAPPA CHETTIAR ROAD | Freehold | 26 | — |
| THE POIZ RESIDENCES | MEYAPPA CHETTIAR ROAD | 99 yrs lease commencing from 2014 | 731 | 2019 |
| THE SCENIC @ BRADDELL | BRADDELL ROAD | Freehold | 18 | — |
| THE TRE VER | POTONG PASIR AVENUE 1 | 99 yrs lease commencing from 2018 | 729 | 2021 |
| THE VENUE RESIDENCES | TAI THONG CRESCENT | 99 yrs lease commencing from 2012 | 266 | — |
| THE WOODLEIGH RESIDENCES | BIDADARI PARK DRIVE | 99 yrs lease commencing from 2017 | 667 | 2021 |
| VAUGHAN GARDEN | BUKIT ARANG ROAD | Freehold | — | — |
| WAN THO LODGE | WAN THO AVENUE | Freehold | 1 | — |
| WOLSKEL LODGE | WOLSKEL ROAD | Freehold | — | 1998 |
| WOODSVILLE 28 | WOODSVILLE CLOSE | 99 yrs lease commencing from 2007 | 110 | 2012 |
| WOODSVILLE MANSIONS | WOODSVILLE CLOSE | Freehold | 16 | — |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 317 | $848,584 | $1,846 psf |
| 1-Bed | 525 | $1,232,399 | $1,972 psf |
| 2-Bed | 603 | $1,542,644 | $1,878 psf |
| 3-Bed | 741 | $2,106,760 | $1,918 psf |
| 4-Bed | 229 | $2,976,688 | $1,909 psf |
| 5-Bed | 218 | $5,427,717 | $1,407 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-06 | 43 | $1,974 psf |
| 2025-07 | 45 | $2,027 psf |
| 2025-08 | 39 | $2,003 psf |
| 2025-09 | 43 | $2,036 psf |
| 2025-10 | 42 | $1,957 psf |
| 2025-11 | 31 | $2,033 psf |
| 2025-12 | 46 | $2,092 psf |
| 2026-01 | 27 | $2,126 psf |
| 2026-02 | 24 | $2,069 psf |
| 2026-03 | 33 | $2,133 psf |
| 2026-04 | 26 | $2,113 psf |
| 2026-05 | 1 | $2,154 psf |
From 2021 to 2026, average PSF in District 13 has appreciated by 24.7% (~4.9% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 606 | $1,694 psf | — |
| 2022 | 529 | $1,823 psf | ↑ 7.6% |
| 2023 | 469 | $1,849 psf | ↑ 1.4% |
| 2024 | 443 | $1,958 psf | ↑ 5.9% |
| 2025 | 475 | $2,017 psf | ↑ 3.0% |
| 2026 | 111 | $2,113 psf | ↑ 4.8% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | MACPHERSON GARDEN ESTATE | $2,441 psf | $2,595,471 | 87 |
| 2 | OASIS @ MULBERRY | $2,399 psf | $4,388,378 | 10 |
| 3 | MYRA | $2,262 psf | $1,772,542 | 71 |
| 4 | THE WOODLEIGH RESIDENCES | $2,229 psf | $2,046,777 | 394 |
| 5 | GPL TERRACE | $2,208 psf | $4,885,000 | 4 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | THE WOODLEIGH RESIDENCES | 394 | $2,229 psf |
| 2 | THE TRE VER | 289 | $1,919 psf |
| 3 | BARTLEY RIDGE | 270 | $1,708 psf |
| 4 | PARK COLONIAL | 244 | $2,145 psf |
| 5 | THE POIZ RESIDENCES | 218 | $1,867 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1,583 | $5,297/mo | $1,350/mo | $21,000/mo |
| 1-Bed | 2,907 | $2,925/mo | $1,062/mo | $9,500/mo |
| 2-Bed | 3,276 | $3,852/mo | $1,850/mo | $9,800/mo |
| 3-Bed | 2,031 | $5,054/mo | $2,000/mo | $9,600/mo |
| 4-Bed | 235 | $6,662/mo | $1,800/mo | $13,560/mo |
| 5-Bed | 15 | $12,603/mo | $10,500/mo | $14,000/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $848,584 | $5,297/mo | 7.49% |
| 1-Bed | $1,232,399 | $2,925/mo | 2.85% |
| 2-Bed | $1,542,644 | $3,852/mo | 3.00% |
| 3-Bed | $2,106,760 | $5,054/mo | 2.88% |
| 4-Bed | $2,976,688 | $6,662/mo | 2.69% |
| 5-Bed | $5,427,717 | $12,603/mo | 2.79% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
ShiokNest's URA-sourced transaction database tracks 73 condominiums across District 13, with 2,633 recorded sales transactions.
| Tier | PSF Range | Representative Projects |
|---|---|---|
| Premium | $2,100–$2,500 psf | The Woodleigh Residences, Myra |
| Mid-market | $1,800–$2,100 psf | Park Colonial, Tre Ver, The Poiz Residences |
| Value | $1,400–$1,800 psf | Braddell View, E Maison, Suites @ Braddell |
The district median of $1,879 psf sits squarely in the mid-market tier. Freehold condos along Macpherson Road and Braddell Road trade in the $1,500–$1,750 psf range, offering the relative tenure premium that experienced investors value.
On the rental side, a median rent of $3,800/month translates to an estimated gross yield of approximately 2.9%. Rental demand is underpinned by proximity to Paya Lebar Regional Centre, Central Expressway access, and improving amenities within the Bidadari precinct.
A longer-term structural kicker: URA's Draft Master Plan 2025 preserves Macpherson's residential-commercial zoning while the anticipated relocation of Paya Lebar Airbase in the 2030s is expected to lift current building-height restrictions.
- Benchmark against the Woodleigh floor: Compare the unit PSF against The Woodleigh Residences' $2,121–$2,469 psf band. Value plays exist at 15–25% below.
- Check MOP expiry timelines in Bidadari: HDB upgraders from 2021–2022 Bidadari BTO launches begin fulfilling their five-year MOP from 2026 onward.
- Run the gross yield test at current ask: Use ShiokNest's Rental Yield Calculator with a conservative rent of $3,600–$4,000/month.
- Verify freehold vs. leasehold tenure: Freehold stock along Macpherson and Braddell roads may offer en-bloc optionality in the 2030s.
- Inspect amenity maturity personally: The Bidadari estate formally completed in January 2026 — visit to assess retail fill rates in The Woodleigh Mall.
- Use URA REALIS for sub-street-level pricing: Filter transactions by individual project and floor band.
Frequently Asked Questions
What is the average PSF in District 13?
Is District 13 in CCR, RCR, or OCR?
What are the best condos in District 13?
What is the rental yield in District 13?
How many condos are in District 13?
How has the Bidadari estate affected District 13 condo prices?
The Bidadari township — officially completed in January 2026 — has introduced Alkaff Lake, Bidadari Park, The Woodleigh Mall, and a Woodleigh MRT-integrated bus interchange. These amenity upgrades have anchored a new price ceiling via The Woodleigh Residences (~$2,100–$2,500 psf).
Are there freehold condos in District 13?
Yes. District 13 has a meaningful stock of freehold condominiums, particularly along Macpherson Road and Braddell Road. These typically trade at $1,500–$1,800 psf.
Which MRT stations serve District 13?
District 13 is served by three MRT stations: Potong Pasir (NEL, NE10), Macpherson (CC10/DT26 interchange), and Woodleigh (NEL, NE11).
What is the long-term outlook for District 13 under URA's Master Plan 2025?
URA's Draft Master Plan 2025 maintains D13's residential-commercial zoning. The anticipated relocation of Paya Lebar Airbase in the 2030s is expected to lift current building-height restrictions, potentially allowing higher plot-ratio redevelopment.
How does D13 compare to neighbouring District 12 and District 14?
D12 typically commands a slight premium given Toa Payoh's mature estate status. D14 trades at a discount given mixed-use zoning challenges in parts of Geylang. D13's clean residential character and three-MRT access make it competitively positioned.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.