Alessandrea
Overview & Key Facts
Alessandrea is a 105-unit boutique freehold condominium on Alexandra Road in District 3, developed by Poh Lian Residences, the residential arm of Poh Lian Holdings. The development sits in the Alexandra–Redhill corridor — a mature, well-established residential precinct flanked by Queenstown to the west, Tiong Bahru to the east, and the Greater Southern Waterfront transformation zone to the south.
At 105 units, Alessandrea is genuinely boutique: it occupies the intimate end of the D3 market, where community scale and quality-of-life proportions stand apart from the 300–500 unit mass-market blocks that dominate the area’s newer land sales. Poh Lian Holdings is a Singapore-based boutique developer with a track record in mid-market residential projects, and Alessandrea reflects their approach: a compact, quality-focused development positioned for owner-occupiers and discerning investors rather than bulk investment buyers.
The unit mix spans 1- to 4-bedroom configurations, accommodating a range of buyer profiles from young professionals to families. With 31 recorded resale transactions averaging $1,940,571 (approximately $1,771 PSF) and an average rental return of $4,621 per month, Alessandrea delivers a gross yield of approximately 2.9% — a respectable figure for a D3 freehold development at this price point.
Freehold tenure in District 3 is a meaningful differentiator. Most of the new D3 supply over the past decade has come via government land sales on leasehold terms; a freehold site on Alexandra Road represents a structural scarcity that underpins long-term capital preservation. For buyers who are comparing Alessandrea against leasehold alternatives at similar or lower absolute prices, the freehold premium is not merely sentimental — it removes lease-decay risk entirely and eliminates CPF and bank-financing restrictions that leasehold sub-99-year properties encounter as they age.
Location & Connectivity
Alessandrea occupies an address on Alexandra Road, one of the main arterial roads running through the Redhill–Queenstown corridor in central-south Singapore. Alexandra Road connects the Redhill MRT precinct in the west with Queenstown and Tiong Bahru to the north and east, and the Alexandra retail and business cluster to the south — giving the development a genuinely accessible urban position that balances residential quiet with amenity reach.
MRT access is provided primarily by Redhill MRT (EW18) on the East West Line, approximately 500–800 metres from the development — a 6–10 minute walk that most residents manage comfortably. Redhill MRT offers direct connectivity to the CBD via Outram Park (interchange with NEL and future TEL), City Hall, and Raffles Place — a one-transfer or direct commute for most central business addresses. Commonwealth MRT (EW20) is also accessible heading west, further extending EWL reach toward Jurong and the western employment corridor.
The Alexandra retail precinct is one of the development’s strongest lifestyle assets. Anchorpoint Shopping Centre — a community mall with F&B, supermarket, and specialty retail — is within walking distance, as is the iconic IKEA Alexandra, a landmark destination for residents and the wider D3 catchment. The Alexandra–Queenstown corridor is also home to Queensway Shopping Centre (for sporting goods), Alexandra Village food centre (hawker culture), and a cluster of F&B along Alexandra Road itself. For day-to-day living, the neighbourhood is self-sufficient without requiring a car.
The mature Queenstown precinct to the west offers excellent everyday infrastructure: Queenstown MRT (CC19), Queenstown Public Library, Alexandra Hospital (major restructured hospital), and a comprehensive HDB town centre with hawker centres, wet market, and community facilities. The Tiong Bahru neighbourhood to the northeast — one of Singapore’s most sought-after lifestyle precincts — is a short drive or bus ride, offering artisan cafes, independent retail, and one of the island’s best-preserved 1930s residential estates. The combined amenity geography of Alexandra, Queenstown, and Tiong Bahru makes this corridor one of the most well-serviced mid-range residential addresses in central Singapore.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Henderson Secondary School | secondary | Within 1 km |
| Gan Eng Seng Primary School | primary | Within 1 km |
| Gan Eng Seng School | secondary | Within 1 km |
| River Valley Primary School | primary | Within 1 km |
| CHIJ (Kellock) | primary | Within 1 km |
| Bukit Merah Secondary School | secondary | Within 1 km |
| Tanglin Secondary School | secondary | ~1.4 km |
| Kheng Cheng School | primary | ~1.4 km |
Facilities
As a 105-unit boutique development, Alessandrea offers a proportionate facilities deck: a swimming pool, gymnasium, function room, and BBQ areas, with 24-hour security and adequate covered parking. The facilities scope is modest compared to the mega-amenity decks of 400–600 unit D1–D9 developments, but that is a deliberate trade-off. In a 105-unit community, the pool is genuinely uncrowded, the gym is accessible without booking, and the overall environment is quiet and community-scaled in a way that larger developments cannot replicate.
The development’s landscaping provides a green buffer from Alexandra Road, and the low-rise approach — typical of boutique developments on constrained urban sites — contributes to a more intimate estate character. Residents who have previously lived in large condo towers often cite the immediate sense of recognition and community that 100–150 unit developments generate; Alessandrea’s scale enables this.
“The pool is never crowded and the management is responsive. For a boutique freehold development in D3, Alessandrea offers the right balance of convenience without overwhelming size.”
— Resident review via PropertyGuru
The facilities are well-suited to the resident profile that Alessandrea attracts: owner-occupier families and professionals who use the pool and gym for everyday wellness rather than as a showpiece amenity. Buyers seeking a resort-grade infinity pool, sky deck, or clubhouse restaurant will need to look at larger developments. But for residents who value an uncrowded, well-maintained community environment over an aspirational but contested amenity programme, Alessandrea’s boutique scale is a practical daily advantage.
Pricing & Market Position
Based on 17 recorded transactions, sale prices range from $1,600,000 to $2,250,000, averaging $1,889,294 (~$1,986 psf).
Rents range from $3,000 to $5,900 per month across 123 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 24.6% (from $1,550 to $1,930 psf).
Neighbourhood Comparison
Within the D3 freehold segment, the most direct comparison for Alessandrea is Alex Residences on Alexandra View — a 293-unit freehold development by Straits Trading, completed in 2015. Alex Residences occupies a better-positioned Alexandra Road address closer to the Redhill MRT interchange and has a higher unit count with a correspondingly richer amenity deck. It has transacted at PSFs broadly in the $1,700–$1,900 range, overlapping significantly with Alessandrea. The comparison is instructive: Alex Residences offers a larger community with more facilities and a slightly more MRT-proximate address; Alessandrea counters with a more intimate boutique scale and the developer-driven quality focus of a smaller Poh Lian project. Both are freehold D3 addresses.
On the leasehold side, Queens at Queensway and similar 99-year leasehold condos in the Queenstown–Commonwealth corridor have transacted at $1,200–$1,500 PSF historically — a material discount to Alessandrea’s $1,771 PSF. The PSF gap is the direct market price for freehold tenure in this corridor: buyers who want to avoid lease-decay risk and CPF/financing complications as the lease ages pay a clear premium for the freehold title that Alessandrea provides. Over a 20–30 year hold horizon, the compounding cost of leasehold decay typically closes the initial PSF gap.
For buyers evaluating newer D3 freehold launches, The Crest at Prince Charles Crescent (505 units, Wing Tai, 2017) has transacted at approximately $1,800–$2,100 PSF in recent years — a PSF premium over Alessandrea that reflects its newer vintage, larger site, and more comprehensive facilities. The Crest is a natural step-up for buyers who want a larger development and more lifestyle amenity at a modest PSF premium. Alessandrea’s counter-argument is boutique scale and the intimacy of a 105-unit community that 505-unit developments structurally cannot offer.
Buyers interested in the broader Alexandra Road freehold market should also consider that much of D3’s more recent supply — including the Dawson–Queenstown area — has been predominantly leasehold. Freehold land parcels on Alexandra Road are finite, and Alessandrea’s combination of freehold tenure, boutique scale, and established Alexandra precinct amenity is not easily replicated by newer government land sale sites that carry 99-year terms.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ALESSANDREA | Freehold | 2004 | 105 | $1,986 |
| ZYON GRAND | 99 yrs lease commencing from 2024 | 2025 | 1,079 | $3,052 |
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | 2021 | 1,074 | $2,261 |
| STIRLING RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 1,259 | $2,275 |
| PENRITH | 99 yrs lease commencing from 2024 | 2025 | 462 | $2,796 |
| ONE PEARL BANK | 99 yrs lease commencing from 2019 | 2021 | 774 | $2,569 |
ShiokNest Scores
Our proprietary scoring system evaluates ALESSANDREA across multiple dimensions.
What Residents Say
“We bought here for the freehold and the boutique scale. Alexandra Road is more liveable than it looks from the outside — IKEA, Anchorpoint, and Alexandra Village food centre are all walkable. Redhill MRT is manageable on foot.”
— Owner review via PropertyGuru
“The management is good, the pool is never crowded, and the neighbours are friendly. There is a genuine community feel here that you don’t get in a 400-unit condo. Freehold in D3 at this price is hard to find.”
— Resident review via 99.co
“We rent here for work reasons — commute to Harbourfront by bus is easy. The unit is well-designed and the neighbourhood is quiet in the evenings. Alexandra Village hawker centre is excellent.”
— Tenant review via SRX
“Tiong Bahru is ten minutes by car or a short Grab ride. For us the combination of freehold, good size units, and proximity to Queenstown amenities made this the right choice over the newer leasehold projects nearby.”
— Owner comment via EdgeProp
The resident profile at Alessandrea skews toward owner-occupiers — young Singaporean professionals and families who have chosen the development specifically for its freehold tenure, community scale, and the mature neighbourhood infrastructure of the Alexandra–Queenstown corridor. Tenants are typically CBD-proximate professionals and expatriate households in the Harbourfront–HarbourFront–one-north employment cluster, for whom Redhill EWL access represents a practical commute. The consistent feedback theme across resident reviews is satisfaction with the boutique scale and the uncrowded, well-managed common spaces — a function of 105 units sharing facilities that in a larger development would be chronically contested.
Strengths & Weaknesses
- Freehold tenure in D3 — scarce in a corridor where most new supply is 99-year leasehold; no lease-decay risk, no CPF restriction as property ages
- Boutique 105-unit scale — genuinely uncrowded pool and gym, coherent community, responsive MCST management
- Redhill MRT (EW18) approximately 600m — East West Line with direct connectivity to CBD via Outram Park interchange
- Alexandra retail precinct within walking distance — Anchorpoint Shopping Centre, IKEA Alexandra, Alexandra Village hawker centre
- Greater Southern Waterfront transformation arc — long-term capital upside as southern Singapore is progressively upgraded over coming decades
- Queenstown and Tiong Bahru lifestyle precincts accessible by bus and short drive — excellent combined amenity geography
- ~2.9% gross yield on freehold D3 title — stable rental demand from CBD-proximate professionals and Harbourfront–one-north workers
- Alexandra Road road noise — main arterial generates traffic noise on road-facing units; upper floors and non-road aspects preferred
- Facilities scope modest relative to larger D3 developments — no resort-grade amenity deck or lifestyle clubhouse
- Developer Poh Lian Holdings is boutique-scale — less brand recognition than major listed developers; buyers should verify construction quality through site inspection
- Limited immediate retail at the doorstep — Anchorpoint and IKEA are nearby but not part of an integrated mall-condo complex
- $1,771 PSF is at a premium to D3 leasehold peers — buyers who do not hold a long-term view on freehold value may find the leasehold alternatives better value on pure PSF terms
Verdict
Alessandrea’s investment and ownership case is anchored by three structural advantages: freehold tenure in a D3 market where freehold supply is genuinely scarce, a boutique 105-unit community scale that delivers quality-of-life benefits that larger developments cannot replicate, and a location on Alexandra Road that sits directly in the Greater Southern Waterfront transformation arc. These are not marketing narratives; they are verifiable structural characteristics that inform the development’s long-term value trajectory.
On yield, the ~2.9% gross return (average rent $4,621 per month against average resale price $1,940,571) is respectable for a D3 freehold condominium. It will not excite yield-maximising investors who can access 4–5% in suburban leasehold markets, but for buyers who are combining yield with freehold capital preservation, Alessandrea compares favourably against the D3 leasehold alternatives at similar absolute prices — where leasehold decay is a structural drag on long-term returns.
Against direct comparables in D3, Alessandrea’s $1,771 PSF positions it between the mass-market leasehold D3 condos that have transacted at $1,400–$1,600 PSF and the premium freehold D3 addresses near Tiong Bahru MRT and Outram Park that have pushed $2,000–$2,400 PSF. For buyers who accept the trade-off of the Alexandra Road address (less central than Tiong Bahru–Outram, but genuinely well-serviced and freehold), $1,771 PSF is a logical market position.
Alessandrea is the right answer for buyers who want D3 freehold at an accessible PSF, value boutique community scale over mega-amenity decks, and hold a view on the Greater Southern Waterfront transformation upside that justifies the Alexandra Road premium over leasehold alternatives.
The development is least suited to buyers who prioritise maximum yield above capital preservation (leasehold alternatives in D3 offer better running yields), or who need a prestige address closer to the Orchard–City Hall–Outram triangle where freehold D3 commands a steeper PSF. But for the owner-occupier upgrader seeking a permanent, well-located D3 address in an intimate community, and for the mid-term investor seeking freehold in an area with multi-decade transformation momentum, Alessandrea makes a clear and defensible case.