Alex Residences
Overview & Key Facts
Alex Residences is a 429-unit condominium along Alexandra View in District 3, developed by SingLand Homes and completed in 2019. Standing as a single 36-storey tower on a compact site, the development occupies a coveted position in the Rest of Central Region (RCR) — a segment that has attracted growing attention from both owner-occupiers and investors drawn to its blend of city fringe convenience and relative affordability compared to Core Central Region (CCR) projects.
The development holds a 99-year lease commencing 2013, leaving approximately 86 years on the clock as of 2026. At an average PSF of around S$2,253, Alex Residences sits in an interesting pricing sweet spot: significantly below the S$3,000+ psf commanded by brand-new District 3 launches like Zion Grand, yet enjoying strong price momentum of its own. Over the past five years, average PSF has climbed steadily from S$1,979 to S$2,373 — a trajectory that reflects the broader transformation underway in the Alexandra and Queenstown planning area.
What makes Alex Residences particularly compelling from an investment lens is the combination of a high Investment Score of 78 out of 100 and a healthy rental yield of 3.33%. With 776 rental transactions recorded, the development has demonstrated consistent tenant demand — driven primarily by its exceptional MRT access and proximity to major employment nodes along the Alexandra corridor. For buyers looking at completed RCR condos with proven rental track records, this is one of the stronger data profiles in District 3.
Location & Connectivity
The headline number here is 280 metres to Redhill MRT station on the East-West Line — a genuine 3-minute walk, not the optimistic “5-minute walk” that many developments claim for distances twice as long. This is one of the closest MRT proximities you will find in any District 3 condominium, and it shows in the rental demand. The East-West Line provides direct connections to Raffles Place (6 stops), Tanjong Pagar (4 stops), and Buona Vista (2 stops), making CBD and one-north commutes remarkably efficient.
For drivers, the AYE is accessible within minutes, and the CBD is approximately 10 minutes away via Alexandra Road and Zion Road. The location sits at the nexus of several important corridors: Alexandra Road connects south to Harbourfront and Sentosa, Delta Road runs north toward Tiong Bahru, and the upcoming Greater Southern Waterfront masterplan promises to reshape the entire southern coastline over the coming decades.
Daily amenities are well served. Anchorpoint Shopping Centre and IKEA Alexandra are within walking distance, offering grocery options (FairPrice), dining, and retail. The Alexandra Village Food Centre — one of Singapore’s better-known hawker centres — is a short walk away. Queenstown and Tiong Bahru, two of Singapore’s most vibrant neighbourhoods for food and lifestyle, are both easily accessible.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Henderson Secondary 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 |
| Gan Eng Seng Primary School | primary | Within 1 km |
| Gan Eng Seng School | secondary | Within 1 km |
| Radin Mas Primary School | primary | ~1.3 km |
| Tanglin Secondary School | secondary | ~1.3 km |
Facilities
As a 429-unit single-tower development, Alex Residences does not attempt to compete with mega-condos on facility breadth. Instead, the amenities are focused on quality essentials that suit its predominantly young professional and small-family demographic. The development features a 50-metre lap pool, a gymnasium, a BBQ terrace, a function room, a children’s pool, and landscaped sky terraces that take advantage of the tower’s height to offer panoramic views toward the city skyline and southern ridgeline.
The sky terrace on the upper floors is a standout feature — the elevated vantage point provides views that belie the development’s RCR positioning. Residents have noted that the rooftop facilities feel genuinely premium, especially during evenings when the city lights come alive.
The practical reality of a 429-unit development is that facilities are less crowded than in mega-condos with 1,000+ units sharing similar amenities. Pool access is rarely contentious, gym wait times are manageable, and BBQ bookings are generally available on reasonable notice. The trade-off is a smaller absolute number of amenities — there is no tennis court, no badminton hall, and no clubhouse in the traditional sense. For residents who prioritise a quiet, functional environment over resort-style variety, this is a net positive.
Unit Sizes & Layout
Alex Residences offers a mix of 1-bedroom to 4-bedroom configurations across its 429 units, with a layout philosophy that reflects its 2013-era design — slightly more generous than the ultra-compact units that became standard in 2018 and beyond, though not as spacious as developments from the early 2000s. The unit mix skews toward smaller configurations (1-bed and 2-bed), consistent with the development’s positioning as an investment-friendly city fringe product.
Being a single tower, stack selection matters significantly. Units facing the city (north and northeast) command premium views toward the CBD skyline, while south-facing units look toward the Alexandra corridor and, on higher floors, catch glimpses of the southern coastline. Lower-floor units facing Alexandra View will experience some road noise, though this diminishes considerably above the 15th floor.
Finishing quality is mid-market — functional and presentable but not luxury-grade. Given that the development achieved TOP in 2019, the fittings remain in reasonable condition for most units, though early buyers who purchased at launch may now be considering a refresh of bathrooms and kitchen surfaces after seven years of use.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 26 | $1,984 | $939,673 |
| 1 BR | 37 | $2,174 | $1,455,510 |
| 2 BR | 34 | $2,066 | $1,887,376 |
| 3 BR | 15 | $2,202 | $2,291,518 |
Pricing & Market Position
Based on 112 recorded transactions, sale prices range from $852,500 to $2,515,888, averaging $1,578,830 (~$2,249 psf).
Rents range from $2,300 to $8,300 per month across 798 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 18.3% (from $1,908 to $2,257 psf).
Neighbourhood Comparison
The competitive landscape in District 3 has shifted dramatically with the launch of Zion Grand at S$3,050 psf, effectively resetting the price ceiling for the district. Against this benchmark, Alex Residences at S$2,253 psf looks like a relative bargain — though the comparison is not entirely apples-to-apples given Zion Grand’s fresh lease and newer finishings.
The more relevant comparisons are Stirling Residences (S$2,271 psf, TOP 2022, Queenstown MRT) and Avenue South Residence (S$2,261 psf, TOP 2023, near future Greater Southern Waterfront). Both are newer developments with longer remaining leases, but trade at nearly identical PSF to Alex Residences. The differentiator is that Alex Residences offers a proven rental yield and occupancy track record that the newer developments are still establishing. Stirling Residences has the advantage of direct Queenstown MRT access, while Avenue South Residence bets on longer-term transformation upside.
For buyers weighing Alex Residences against these alternatives, the decision hinges on whether you value proven cash flow today (Alex Residences) or a newer asset with longer lease runway (Stirling or Avenue South). Given that all three trade within S$20 psf of each other, Alex Residences’ higher yield and demonstrated tenant demand make it the stronger pure-investment play, while the newer developments may appeal more to owner-occupiers prioritising freshness and lease length.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ALEX RESIDENCES | 99 yrs lease commencing from 2013 | 2019 | 429 | $2,249 |
| 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 |
Lease Decay Analysis
The 99-year lease runs from 2013, meaning approximately 13 years have already been consumed. Roughly 86 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~86 years | Full bank financing available |
| 2043 | ~69 years | CPF usage still unrestricted for most buyers |
| 2052 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2072 | ~39 years | Significant financing restrictions for next buyer |
| 2112 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~76 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates ALEX RESIDENCES across multiple dimensions.
What Residents Say
“Best thing about this place is the MRT access — Redhill station is literally across the road. I walk to work at Tanjong Pagar in the mornings sometimes, it’s that close to everything.”
— Resident review via PropertyGuru
“Good for investment. Tenant demand is strong — never had to wait more than two weeks to fill the unit. Location does the heavy lifting.”
— Owner review via EdgeProp
“Facilities are adequate but nothing special. Pool is nice, gym is small. The sky terrace views are the highlight. Not a family condo — more suited for singles and couples.”
— Resident review via EdgeProp
The resident feedback pattern is consistent: location and MRT access are universally praised, rental performance is validated by landlord reviews, and the main criticisms centre on the compact facilities offering and relatively standard finishings. The demographic skews younger and more investment-oriented than typical family-focused developments — which aligns with the unit mix and location profile.
Strengths & Weaknesses
- Exceptional MRT proximity — Redhill station just 280m away
- Strong Investment Score of 78/100 — upper tier for RCR condos
- Proven rental demand with 776 recorded transactions and 3.33% yield
- Steady PSF appreciation: $1,979 → $2,373 over five years (20% gain)
- Significant discount to new D3 launches (35% below Zion Grand)
- Greater Southern Waterfront and Queenstown transformation upside
- Single-tower design means less crowded facilities
- Sky terrace with panoramic city and southern ridge views
- 86 years remaining lease — comfortable for financing and resale
- Strong connectivity: CBD 6 MRT stops, one-north 2 stops
- Compact facilities — no tennis court, clubhouse, or badminton hall
- Single-tower format limits unit variety and orientation choices
- Unit sizes reflect post-2010 compact design philosophy
- Mid-market interior finishings, not luxury-grade
- Some road noise on lower floors facing Alexandra View
- Profit Score of 59 — moderate, reflecting RCR resale dynamics
- Limited family appeal — skews toward investors and young professionals
- Gym and function room are on the smaller side
- 99-year leasehold (13 years consumed) vs freehold alternatives
Verdict
Alex Residences is one of the more data-driven investment cases in the RCR segment. An Investment Score of 78 places it firmly in the upper tier, and the numbers support the rating: 3.33% rental yield, 776 recorded rentals demonstrating consistent demand, steady PSF appreciation from S$1,979 to S$2,373 over five years, and a 280-metre walk to Redhill MRT. For an investor who prioritises proven rental income and transport convenience, this is a strong contender.
The value proposition becomes even sharper when viewed against current District 3 pricing. Zion Grand, the newest launch in the district, commands approximately S$3,050 psf — a 35% premium over Alex Residences. Even other completed competitors like Stirling Residences (S$2,271 psf) and Avenue South Residence (S$2,261 psf) trade at similar levels despite being newer. The pricing gap with Zion Grand in particular suggests that Alex Residences still has headroom for appreciation, especially as the Alexandra-Queenstown precinct continues its transformation.
For owner-occupiers, the assessment depends on priorities. Families seeking space and extensive facilities should look elsewhere — this is fundamentally a compact city fringe tower, not a sprawling family estate. But for couples, young professionals, and small households who value MRT access, rental optionality, and a location that is genuinely improving, Alex Residences offers a proposition that newer, pricier launches struggle to match on a yield-adjusted basis. The 86 years of remaining lease provides comfortable breathing room for financing and future resale.