Carpmael Thirty-eight
Carpmael Thirty-Eight is a freehold condominium located in District 15 (Joo Chiat, Amber Road, Katong), part of the Rest of Central Region (RCR). The development comprises 16 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
CARPMAEL THIRTY-EIGHT is a freehold condominium at CARPMAEL ROAD in District 15 (RCR), developed by , comprising 16 units.
Location & Connectivity
CARPMAEL THIRTY-EIGHT is approximately 710m from Paya Lebar MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Paya Lebar | East-West Line | 710m |
| Paya Lebar | Circle Line | 710m |
| Eunos | East-West Line | 930m |
| Tanjong Katong | Thomson-East Coast Line | 1.1 km |
| Dakota | Circle Line | 1.2 km |
| Marine Parade | Thomson-East Coast Line | 1.5 km |
Schools & Education
15 schools within 2 km (10 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Haig Girls' School | Primary | 400m |
| Tanjong Katong Girls' School | Secondary | 590m |
| Broadrick Secondary School | Secondary | 610m |
| EtonHouse International School (Broadrick) | International | 610m |
| Canossa Catholic Primary School | Primary | 610m |
| Tao Nan School | Primary | 670m |
| Canadian International School (Tanjong Katong) | International | 680m |
| Tanjong Katong Primary School | Primary | 750m |
Market Position
CARPMAEL THIRTY-EIGHT has recorded 3 sales at an average price of $2,234,000.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2022 | 1 | $1,764 psf | — |
| 2024 | 1 | $1,858 psf | ↑ 5.3% |
| 2025 | 1 | $1,811 psf | ↓ 2.5% |
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CARPMAEL THIRTY-EIGHT prices have cooled 2.5% from the 2024 peak, yet remain 2.6% above where the series began in 2022.
Price Index Check
The ShiokNest Price Index for District 15 reads 110.5 as of June 2026 — down 9.3% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 913 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 783 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 645 |
| AMBER PARK | Freehold | $2,549 psf | 397 |
What Could Work Against You
- Only 1 transaction were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 16 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
The profile fits families with young children, car-owning households, long-term hold (10+ yr) and freehold / generational hold best. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
Verdict
CARPMAEL THIRTY-EIGHT is a freehold development in District 15 (RCR), with 16 units, offering a gross yield of 2.6%.
At ~$1,811 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full CARPMAEL THIRTY-EIGHT dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CARPMAEL THIRTY-EIGHT against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (70m away), an upgrader gap of about $1,450,000
- Marine Parade — 4-room average $648,065 (1.5 km away), an upgrader gap of about $1,600,000
- Bedok — 4-room average $659,895 (1.9 km away), an upgrader gap of about $1,550,000
FAQ
What is the average PSF for CARPMAEL THIRTY-EIGHT?
Is CARPMAEL THIRTY-EIGHT freehold?
What is the rental yield for CARPMAEL THIRTY-EIGHT?
Which MRT is nearest to CARPMAEL THIRTY-EIGHT?
Sources & Next Steps
- CARPMAEL THIRTY-EIGHT Dashboard — Live charts and analytics
- URA — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions
- Rental data: 12 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Dec 2025 · 3 records analysed · Source: URA private-sale caveats