Artra
Overview & Key Facts
Artra is a 400-unit mixed-use development at 10 Alexandra View in District 3 (Bukit Merah/Alexandra). Developed by FEC Skyline — a joint venture between Far East Consortium International Limited and New World Development — and completed in 2021, this 99-year leasehold development (from 2016, leaving approximately 89 years) rises 44 storeys in a single tower. The mixed-use format integrates 400 residential units with 16 retail shops, a childcare centre, and a supermarket at the ground-floor retail podium.
Far East Consortium, listed on the Hong Kong Stock Exchange since 1972, brings Asian luxury development expertise, while New World Development contributes a track record in large-scale mixed-use projects. The partnership produced a development that punches above its mass-market pricing in terms of finishing quality — several reviewers describe the interiors as approaching luxury standards at a fraction of the cost.
What truly defines Artra is its integrated location. Sitting directly next to Redhill MRT Station on the East-West Line, with a retail podium that includes an NTUC FairPrice supermarket, F&B establishments, and a childcare centre, Artra delivers a genuinely car-optional, walkable lifestyle. The 44-storey height provides commanding views across the Bukit Merah landscape and, from upper floors, toward the CBD skyline and southern waterfront.
Location & Connectivity
Artra is situated directly next to Redhill MRT Station (EW18) on the East-West Line. The CBD at Raffles Place is just 10–15 minutes away by MRT, Shenton Way and the Marina Bay Financial District are similarly accessible, and the Orchard shopping belt is a short ride in the other direction. The proximity to the Ayer Rajah Expressway (AYE) and Central Expressway (CTE) makes driving equally efficient for those who prefer it.
The Alexandra–Redhill corridor offers a rich food and lifestyle landscape. Redhill Market and Food Centre, Alexandra Village Food Centre, Mei Ling Street Market, ABC Brickworks Market, and Tiong Bahru Market are all within a short radius — one of the densest concentrations of hawker food in any residential precinct. For upscale dining and leisure, Dempsey Hill and Holland Village are a short drive away. IKEA Alexandra is nearby for home furnishing needs, and the Alexandra Retail Centre (formerly known as Queensway Shopping Centre area) adds additional retail options.
For families, the Redhill precinct offers Zhangde Primary School, Gan Eng Seng Primary School, and CHIJ (Kellock) within the 1–2 km radius. The on-site childcare centre is a significant practical benefit for families with pre-school children. The proximity to the National University Hospital and the one-north business park adds to the area’s appeal for healthcare and tech-sector professionals.
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 |
| Bukit Merah Secondary School | secondary | Within 1 km |
| CHIJ (Kellock) | primary | Within 1 km |
| Gan Eng Seng Primary School | primary | Within 1 km |
| Gan Eng Seng School | secondary | ~1.0 km |
| Radin Mas Primary School | primary | ~1.2 km |
| Crescent Girls' School | secondary | ~1.3 km |
Facilities
Artra offers full condominium facilities within its single-tower format. The ground-level and mid-level recreational decks include a lap pool, tennis court, club lounge, and gymnasium. The rooftop level at the top of the 44-storey tower houses a sky jacuzzi, sky fitness area, and multiple rooftop pavilions that offer panoramic views — the kind of elevated amenity that only a tall tower can provide. 24-hour security and basement car parking are standard.
“The gym facilities are among the best I have seen in a condo this size. The convenience of having NTUC literally under your block and the MRT next door makes daily life incredibly easy. You genuinely do not need a car.”
— Resident review via PropertyGuru
The integrated retail podium — while not technically a condo facility — functions as an extension of the living experience. Having a supermarket, dining options, and childcare within your building’s ground floor is a daily convenience that standalone condos cannot replicate. The practical impact on quality of life is substantial, even if it does not appear on a facilities checklist.
Unit Sizes & Layout
Artra offers 1- to 4-bedroom configurations across 44 storeys. The units are designed by the developer team to maximise functional space, with layouts that have been described as spacious and well-considered for the price segment. Finishings are notably above mass-market standard — quality flooring, well-appointed kitchens, and branded bathroom fittings throughout. The 44-storey height creates dramatic floor-to-floor price and view variation, with upper units commanding significant premiums for CBD skyline and waterfront views.
The unit orientation is an important consideration. Units facing Tiong Bahru Road are exposed to the above-ground MRT track, which generates audible train noise throughout the day. Units facing Alexandra Road look toward the 45-storey Ascentia Sky and the 43-storey Echelon, which obstruct views at equivalent heights. The best view corridors are from upper floors on stacks that angle between these two obstructions.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 40 | $2,242 | $1,814,944 |
| 3 BR | 34 | $2,319 | $2,614,905 |
| 4 BR | 2 | $2,195 | $3,095,000 |
Pricing & Market Position
Based on 76 recorded transactions, sale prices range from $1,520,000 to $3,320,000, averaging $2,206,507 (~$2,469 psf).
Rents range from $3,750 to $10,500 per month across 492 rental transactions. Current rental yield sits at approximately 3.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 30.5% (from $1,957 to $2,554 psf).
Neighbourhood Comparison
The most direct comparison is with Alex Residences (429 units, 99yr from 2013, ~$2,000 PSF), located at the same Redhill MRT interchange but slightly further from the station. Alex Residences is older with a shorter remaining lease, at a lower PSF but without Artra’s integrated retail podium. Ascentia Sky (373 units, 99yr from 2008, ~$1,900 PSF) and Echelon (508 units, 99yr from 2013, ~$2,100 PSF) are taller neighbours that compete for the same tenant and buyer pool.
Artra’s unique differentiator is the mixed-use format with on-site retail, supermarket, and childcare — a daily convenience layer that none of the comparable developments can match. The trade-off versus older neighbours is a higher PSF for newer finishings and integrated amenities. For buyers who specifically want the mixed-use convenience model at a city-fringe location, Artra has no direct equivalent in the Redhill precinct.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ARTRA | 99 yrs lease commencing from 2016 | 2020 | 400 | $2,469 |
| 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 2016, meaning approximately 10 years have already been consumed. Roughly 89 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~89 years | Full bank financing available |
| 2046 | ~69 years | CPF usage still unrestricted for most buyers |
| 2055 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2075 | ~39 years | Significant financing restrictions for next buyer |
| 2115 | 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 ~79 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates ARTRA across multiple dimensions.
What Residents Say
“Units are spacious and incredibly well-designed, possibly qualifying as luxury at a fraction of the price. The NTUC under the block and the MRT next door make this the most convenient home I have lived in.”
— Owner review via PropertyGuru
“The location is unbeatable for commuters — Raffles Place in 10 minutes, Orchard in 8. Hawker centres everywhere for affordable food. But the MRT noise for units facing the track is noticeable, and parking is a real problem with fewer lots than units.”
— Tenant review via 99.co
“Parking is inconvenient and there is no proper loading or unloading area for deliveries. If you order groceries or furniture, the logistics can be frustrating. The living experience otherwise is excellent.”
— Resident feedback via EdgeProp
Resident reviews are consistently positive about the location convenience, build quality, and integrated retail amenities. The MRT proximity and NTUC supermarket on-site are the most frequently cited positives. The recurring negatives are MRT track noise (for specific stacks), insufficient parking, and the lack of a proper delivery loading area. Tenants and owner-occupiers alike praise the car-optional lifestyle that the location enables.
Strengths & Weaknesses
- Directly next to Redhill MRT (EW18) — CBD in 10–15 minutes
- Mixed-use with NTUC supermarket, F&B, and childcare on-site
- Above-average finishing quality — described as approaching luxury standards
- 44-storey height provides commanding views from upper floors
- Sky jacuzzi, sky fitness, and rooftop pavilions at tower top
- Dense hawker centre concentration — 5+ food centres within walking distance
- Greater Southern Waterfront master plan provides long-term area uplift
- 89 years remaining on lease — excellent financing headroom
- Strong 3.6% gross rental yield from CBD commuter demand
- Genuinely car-optional lifestyle — MRT, shops, and food all on doorstep
- MRT track noise affects units facing Tiong Bahru Road — above-ground rail
- Only 324 parking lots for 400 residential units — parking competition
- No proper loading/unloading area for deliveries — logistics frustration
- Units facing Alexandra Road blocked by Ascentia Sky and Echelon towers
- Competitive rental market — many comparable condos in the area
- Retail podium means non-residents walk through the ground level
- Stiff competition from Alex Residences, Ascentia Sky, and Echelon at lower PSF
- Single tower with 400 units means busy lifts during peak hours
Verdict
Artra delivers one of the strongest convenience propositions in the Rest of Central Region (RCR): MRT at your doorstep, a supermarket in your building, dining and childcare on-site, and the CBD within 15 minutes. At approximately $2,083–$2,758 PSF, pricing is competitive for the district and reflects the development’s city-fringe positioning. The 3.6% gross rental yield confirms strong demand from professionals working in the CBD and one-north business park who want the shortest possible commute.
The 89 years remaining on the lease provides excellent financing headroom — this is effectively a generation of worry-free ownership. The Greater Southern Waterfront master plan adds a speculative but structurally credible long-term upside that will unfold over the next 20–30 years. For buyers willing to take a generational view, the combination of location, connectivity, and master plan proximity is compelling.
The honest trade-offs are noise and parking. The MRT track noise on the Tiong Bahru Road side is a real daily issue, not a theoretical concern. The parking deficit (324 lots for 400 units) creates genuine competition for spaces and frustration for car owners. The rental market in the Alexandra corridor is competitive, with Ascentia Sky, Echelon, Alex Residences, and other nearby condos all chasing the same tenant pool. For buyers who prioritise car-free convenience, strong build quality, and city-fringe positioning, Artra is one of the best options in District 3. For noise-sensitive buyers or car-dependent households, the limitations are material.