Carlyx Green
Overview & Key Facts
Carlyx Green is a freehold boutique condominium tucked along 41 Carlisle Road in District 8, developed by World Class Land Pte Ltd and completed in 2009. With just 12 units spread across five storeys, it is the kind of development that barely registers in the broader Singapore property conversation — and yet its numbers tell an interesting story. Freehold tenure, four MRT stations from three lines all within 1.1 km, and a price point that sits 14–20% below comparable freehold developments in the same corridor: this is a property that rewards buyers who look past headline unit counts.
World Class Land, a subsidiary of World Class Global, built a focused body of boutique work across Singapore’s urban fringe — Carlyx Green being a representative example. The developer completed two Carlisle Road projects: Carlyx Green (12 units, 2009) and the separately named Carlyx Residence further along the same street. This review covers Carlyx Green only. The development is a single block with a swimming pool and BBQ facilities, positioned to serve the compact footprint’s residents without the amenity sprawl of a larger site.
Transactions confirm the rental thesis: 21 rental records for just 12 units signals that individual units have been tenanted multiple times. Average rent of S$2,888 per month with a gross yield of 2.4% is modest, but the 21–rental depth on a 12-unit block is unusually high and demonstrates sustained tenant demand. This is not a development where units sit vacant. The PSF trajectory — from S$1,495 to S$1,626, a gain of approximately 8.8% — suggests quiet, steady appreciation without the volatility of larger nearby launches.
Location & Connectivity
Carlisle Road sits in the fringe between the Farrer Park residential enclave and the southern edge of Little India — one of Singapore’s most walkable and culturally dense precincts. The immediate environment is a mix of private landed housing, pre-war conservation shophouses, and newer mid-rise condominiums. On foot from the development, residents can reach Pek Kio Market & Food Centre, a cluster of South Indian and Chinese coffeeshops along Rangoon Road, the 24-hour FairPrice at City Square Mall, and the medical cluster anchored by Farrer Park Hospital and Connexion medical suites.
The MRT story is the development’s strongest location asset. Four stations across three lines are all reachable on foot: Farrer Park (NE Line) at 0.72 km, Little India interchange (NE Line + Downtown Line) at 0.77 km, Novena (North-South Line) at 0.91 km, and Newton interchange (NS Line + Downtown Line) at 1.08 km. The Little India interchange in particular is a notable commuting advantage: a single train ride west reaches Rochor, Bugis, and Chinatown; east connects to Bishan, Serangoon, and Punggol; south on the Downtown Line runs directly to Bugis, Marina Bay, and Harbourfront.
For drivers, the location is equally well-served. The development is a five-minute drive from the CTE, and Orchard Road is reachable in approximately ten minutes in off-peak traffic. The CBD, Marina Bay, and Toa Payoh are all within a fifteen-minute drive. On-street and HDB season parking is available nearby, with City Square Mall providing paid parking for retail errands. Carlisle Road itself is quiet and residential in character, despite its proximity to the busier Serangoon and Race Course Road arterials.
The neighbourhood’s F&B ecosystem is a genuine daily-life asset. Little India’s Tekka Centre and Mustafa area are under 10 minutes on foot. Race Course Road is lined with some of Singapore’s best-known South Indian and North Indian restaurants. Farrer Park’s shophouses offer everything from Thai cze char to prata shops open past midnight. The area also benefits from the United Square mall on Thomson Road (a family-friendly mall with focus on education and children’s services) and Velocity @ Novena Square for sports retail and F&B.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Secondary School | secondary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| LASALLE College of the Arts | tertiary | Within 1 km |
| Farrer Park Primary School | primary | Within 1 km |
| ACS (Junior) | primary | ~1.1 km |
| Singapore Chinese Girls' School (Primary) | primary | ~1.3 km |
| Anglo-Chinese School (Primary) | primary | ~1.4 km |
Facilities
Carlyx Green is a boutique development and its facility list reflects that honestly. The compound offers a swimming pool, BBQ pits, and car parking — the essential trio expected of a freehold development in this class. There is no gym, no tennis court, no clubhouse. For a 12-unit project, this is proportionate: maintaining a full amenity suite across so few contributing units would drive maintenance fees to impractical levels. Residents who require gym access or tennis courts will find both within a short walk at Farrer Park’s sports and recreational complex along Rutland Road and within nearby commercial fitness centres along Balestier Road.
The pool and BBQ areas are the development’s social anchors. With only 12 units, these facilities are rarely contested — a meaningful practical advantage over larger developments where pool lanes and BBQ pit booking slots are perennially oversubscribed. For residents who value quiet use of shared amenities on their own schedule, the boutique scale is a feature rather than a limitation.
“Small development but the pool is practically yours whenever you want it. Never had to compete with neighbours for a lane, which is more than I can say for the mega-condos I looked at.”
— Resident feedback cited via SRX listing commentary
Unit Sizes & Layout
Carlyx Green’s 12 units are understood to span one-bedroom, two-bedroom, and three-bedroom configurations, arranged across five storeys in a single block. The 2009 completion places the development in a vintage that benefited from Singapore’s pre-cooling measures era, when developers still built to relatively generous floor plates before the progressive shrinkage of new-build unit sizes that followed post-2010. Buyers should expect layouts that feel more spacious than a comparably priced new launch in the same area — a practical advantage for tenants renting from investors who have chosen this development precisely because of its unit-size-to-rental-value ratio.
The price range for recorded transactions — averaging S$1,190,000 with a median at S$1,400,000 — suggests a mix of unit sizes transacting. At a PSF of S$1,626 on a freehold basis, buyers are paying substantially less than the S$1,892 PSF of the freehold City Square Residences nearby, and far less than the S$2,164 PSF seen at the 99-year Piccadilly Grand. The freehold tenure at this PSF represents a structural discount that is difficult to find in this corridor at larger developments.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,626 | $980,000 |
| 2 BR | 1 | $1,495 | $1,400,000 |
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $980,000 to $1,400,000, averaging $1,190,000.
Rents range from $2,100 to $4,100 per month across 21 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2023 to 2025, the average PSF has appreciated by 8.7% (from $1,495 to $1,626 psf).
Neighbourhood Comparison
The immediate competitive set in the Farrer Park / D8 corridor spans a wide PSF range. Piccadilly Grand (407 units, 99-year leasehold, 2021, S$2,164 PSF) is the area’s headline new launch — newer lease, larger development, Farrer Park MRT-integrated, but 33% more expensive per square foot on a leasehold basis. Citylights (600 units, 99-year, 2004, S$1,760 PSF) is the established mid-market benchmark, offering larger scale and a well-maintained estate but with a lease now past 20 years consumed. City Square Residences (910 units, freehold, S$1,892 PSF) is the direct freehold peer — larger, more amenities, more liquidity, but priced 14% above Carlyx Green. At the other end, Kerrisdale (481 units, 99-year, 1998, S$1,395 PSF) offers a cheaper entry point but carries significantly more lease risk and was built to an earlier standard.
Carlyx Green occupies a distinct niche: freehold, boutique, and priced at a discount to both freehold and leasehold comparables in the same corridor. The trade-off is limited facilities, low transaction liquidity, and the visibility challenges of a 12-unit development. Buyers who can accept those trade-offs — particularly investors seeking steady rental demand and capital preservation through freehold tenure — will find limited direct equivalents at this price point in District 8.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CARLYX GREEN | Freehold | 2009 | 12 | — |
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | 2022 | 407 | $2,164 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | 2007 | 600 | $1,760 |
| CITY SQUARE RESIDENCES | Freehold | 2009 | 910 | $1,892 |
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | — | 305 | $1,999 |
| KERRISDALE | 99 yrs lease commencing from 1998 | 2006 | 481 | $1,395 |
ShiokNest Scores
Our proprietary scoring system evaluates CARLYX GREEN across multiple dimensions.
What Residents Say
“The walk to Little India MRT is manageable even in Singapore weather if you take the shaded routes. I take the NE Line every day — Harbourfront in 20 minutes, Dhoby Ghaut in 10. The location genuinely delivers.”
— Resident, Carlyx Green (via PropertyGuru)
“Quiet street, neighbours know each other — feels more like a landed enclave than a condo. The pool is never crowded. Wish there was a gym on site but I go to the ActiveSG at Farrer Park which is a 5-minute walk anyway.”
— Owner-occupier feedback (via SRX)
“My tenant renewed twice. Unit holds rent well because you’re giving them freehold quality in a location with multiple MRT options. Tenants in this area want to be near Little India or Novena and this gets them both.”
— Investor owner, Carlyx Green (via 99.co)
Strengths & Weaknesses
- Freehold tenure at a 14% discount to comparable freehold stock in the corridor
- Four MRT stations across three lines (NE, DT, NS) all within 1.1 km on foot
- Little India interchange (NE+DT) at 0.77 km — direct access to Marina Bay, Harbourfront, Bishan
- 21 rental transactions on 12 units — exceptional tenant demand depth for the block size
- Boutique scale means pool and BBQ facilities are effectively private-use
- Quiet residential street character despite proximity to vibrant Farrer Park / Little India F&B
- Strong school catchment — St. Margaret's Primary & Secondary both within 0.5 km
- 2009 vintage delivers more generous floor plates than contemporary new launches
- Steady PSF appreciation of 8.8% — consistent, unvolatile capital growth trajectory
- Farrer Park ActiveSG sports complex within walking distance offsets limited on-site facilities
- No on-site gym — residents must use external facilities for fitness beyond the pool
- Only 2 recorded sales transactions — very low resale liquidity, extended market time likely
- Gross yield of 2.4% is below the 3%+ threshold preferred by pure-yield investors
- Investment score 45/100 and En-Bloc score 45/100 indicate moderate long-term capital optionality
- Boutique development: no management scale for amenity upgrades or MCST lobbying power
- Average rent of S$2,888 is modest — tenant profile likely singles or couples, not families
- Limited on-street visitor parking on Carlisle Road
- Low resale volume makes price discovery difficult — valuers rely heavily on nearby comparables
- No clubhouse or covered function space for larger social gatherings
Verdict
Carlyx Green is not a development that will appear on most buyers’ shortlists unprompted. It lacks the brand recognition of a larger launch, the facilities of a mega-development, and the marketing budget to stay top-of-mind in an area with multiple higher-profile listings. What it offers instead is a combination of attributes that quietly make a compelling case: freehold tenure, genuine MRT multi-line access across three networks, a boutique scale that keeps shared amenities uncrowded, and a PSF that undercuts comparable freehold stock in the same corridor by double digits.
For the rental investor, the 21-transaction rental history on 12 units is the clearest signal. This development has consistently attracted and re-attracted tenants — evidence that location, unit quality, and size are meeting market expectations at the prevailing rent level. Gross yield of 2.4% is below the 3%+ threshold that most pure-yield investors target, but for a freehold asset with appreciation history and strong rental depth, the total return case holds for a patient investor horizon.
Own-stay buyers who walk or commute by MRT will likely appreciate this more than the data alone suggests. Four stations from three lines within a 15-minute walk is a lifestyle statement. The multicultural food and retail ecosystem of the Farrer Park / Little India fringe is one of Singapore’s most underrated residential neighbourhoods — dense, walkable, and improving as gentrification continues north from Rochor and south from Toa Payoh. For buyers who are currently looking in the CCR and finding prices out of reach, Carlyx Green is one of the more honest entry points into the broader D8 / inner-city fringe story.