Carpmael Thirty-eight
Overview & Key Facts
Carpmael Thirty-Eight is a 16-unit freehold boutique condominium completed in 2020 by LWH Carpmael Pte Ltd, the residential development arm of Lim Wen Heng Construction — a Grade A1 BCA-registered contractor with a portfolio spanning EON Shenton, Liv On Wilkie, and Newton Edge. Tucked along the quiet, tree-lined Carpmael Road in the heart of District 15, the development rises five storeys and takes its name directly from its address: 38 Carpmael Road. Its intimate scale and freehold tenure make it one of the more sought-after legacy holdings along this stretch of the Katong heritage belt.
What distinguishes this development beyond its size is its extraordinary school proximity. Eight schools sit within 750 metres of the front gate — Haig Girls' School (400m), Tanjong Katong Girls' School (590m), Canossa Catholic Primary (610m), Broadrick Secondary (610m), EtonHouse International (610m), Tao Nan School (670m), Canadian International School (680m), and Tanjong Katong Primary (750m). This density of educational institutions — mixing elite local primary schools with premium international schools — is virtually unmatched in any boutique D15 development in this review series. For families with school-going children, Carpmael Thirty-Eight effectively eliminates the school run.
Priced at a median of $2.22 million and an average PSF of approximately $1,811, the development sits at the upper end of the D15 boutique segment while offering a meaningful discount to the larger new-launch condominiums in the same corridor. With 12 recorded rental transactions across its 16 units — an occupancy ratio above 75% — rental demand is healthy and driven in no small part by expatriate families associated with Canadian International School and EtonHouse International just down the road.
Location & Connectivity
Carpmael Road is a short, quiet residential lane branching off Haig Road in the Paya Lebar–Tanjong Katong precinct of District 15. The street sits within one of Singapore's most storied residential enclaves — bounded by the Joo Chiat conservation belt to the east, the Paya Lebar commercial hub to the north, and the East Coast lifestyle corridor to the south. Residents enjoy an environment that blends the calm of a mature neighbourhood with the convenience of a fully urbanised township. Haig Walk Park Connector runs adjacent, offering a leafy pedestrian and cycling link toward East Coast Park.
Paya Lebar MRT interchange station (EW8/CC9) sits just 710 metres away — a comfortable 10-minute walk along well-shaded pavements, or a quick five-minute cycle. As a dual-line interchange serving both the East-West Line and the Circle Line, Paya Lebar provides direct access to the CBD (Raffles Place in 17 minutes), Orchard Road (25 minutes via EWL), and the full arc of the Circle Line linking to Harbourfront, Dhoby Ghaut, and Serangoon. Eunos MRT (EW7) at 930 metres provides a secondary option for East-West Line commuters travelling east toward Changi or Tampines. The upcoming Tanjong Katong MRT on the Thomson-East Coast Line at 1.09km will further strengthen the transport web when it reaches full operational capacity.
Daily conveniences are well within reach. Kinex Mall (formerly One KM), Paya Lebar Square, PLQ Mall, and Joo Chiat Complex are all within 1.5 kilometres, offering supermarkets (Cold Storage, FairPrice), dining, and banking. The Geylang Serai Market and Food Centre — one of Singapore's most celebrated hawker destinations — is about 1.2 kilometres away. East Coast Parkway is accessible in under 10 minutes by car, placing East Coast Park beach and dining strips firmly in the weekend lifestyle orbit of residents.
School Belt: 8 Within 750 Metres
Carpmael Thirty-Eight's school catchment is exceptional by any measure. Within a 750-metre radius: Haig Girls' School (400m), Tanjong Katong Girls' School (590m), Canossa Catholic Primary (610m), Broadrick Secondary (610m), EtonHouse International (610m), Tao Nan School (670m), Canadian International School (680m), and Tanjong Katong Primary (750m). This combination of top-tier local primary schools and two premium international schools makes the address compelling for both Singapore citizen families in the Phase 2A ballot and expatriate tenants, supporting both owner-occupancy demand and rental yields.
Schools & Education
6 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Haig Girls' School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Canossa Catholic Primary School | primary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Tanjong Katong Primary School | primary | Within 1 km |
Facilities
As a 16-unit boutique development, Carpmael Thirty-Eight offers a curated rather than comprehensive facilities package. The lap pool with sun deck provides the essential resort centrepiece; a private gym, BBQ pits, and covered car parks round out the amenity set. Twenty-four-hour security guards the single-block complex. What the development lacks in facility breadth — there is no tennis court, function room, or children's playground at this scale — it compensates for in exclusivity: residents share these amenities with just 15 other households, meaning the pool is rarely occupied and parking availability is never a concern. For owners who prioritise genuine quietude over a resort-style amenity checklist, this trade-off is a feature rather than a compromise.
The developer, Lim Wen Heng Construction, incorporated smart home technology into the units from the outset — including smart air-conditioning controls, IP camera-enabled security, and digital smart locks. This was relatively progressive for a 2020 completion and means the smart home infrastructure is baked into the building rather than retrofitted, giving owners a meaningful quality-of-life baseline. Natural lighting and cross-ventilation were prioritised in the architectural design, reducing reliance on air-conditioning during Singapore's cooler evenings.
"The pool is always empty — I've had it to myself almost every evening this week. That alone is worth more to me than any mega-condo water park." — Resident, as cited in online reviews of boutique D15 condo living
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $2,180,000 to $2,300,000, averaging $2,234,000 (~$1,811 psf).
Rents range from $3,300 to $6,500 per month across 12 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2022 to 2025, the average PSF has appreciated by 2.6% (from $1,764 to $1,811 psf).
Neighbourhood Comparison
At $1,811 PSF, Carpmael Thirty-Eight occupies a structurally different tier from the high-profile new launches dominating D15 discourse. Grand Dunman (1,008 units, 99-year leasehold) transacts at $2,537 PSF; Emerald of Katong (846 units) at $2,640 PSF; The Continuum (816 units, freehold) at $2,790 PSF; Tembusu Grand (638 units) at $2,461 PSF; and Amber Park (592 units, freehold) at $2,540 PSF. Against The Continuum — the most direct freehold peer — Carpmael Thirty-Eight trades at a 35% PSF discount, reflecting the boutique size premium, the lack of scale facilities, and the secondary-market nature of the transaction. Buyers who prioritise freehold land with no lease erosion, boutique exclusivity, and an unmatched school belt over resort facilities and new-launch prestige will find the valuation gap difficult to ignore. Rental yield at 2.81% is broadly in line with D15 boutique norms and is underpinned by structural expat tenant demand from two nearby international schools, providing a firmer yield floor than most comparably priced freehold alternatives in the corridor.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CARPMAEL THIRTY-EIGHT | Freehold | — | 16 | $1,811 |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,461 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates CARPMAEL THIRTY-EIGHT across multiple dimensions.
What Residents Say
"We specifically chose Carpmael Thirty-Eight for the school priority. Both Haig Girls' and Tao Nan are within walking distance — our daughters just walk to school. The peace of a 16-unit building after living in a 500-unit condo is something else entirely."
"We rent here for the Canadian International School. It's a 7-minute walk to CIS and about the same to EtonHouse. The unit is modern with good smart home features, and the building is so quiet — perfect for families with young children."
"Freehold, post-2020 build, and within walking distance of Paya Lebar interchange. The facilities are minimal but the location fundamentals are rock solid. Carpmael Road itself is one of the quietest streets in this whole area — you wouldn't know Paya Lebar's F&B buzz is just 10 minutes on foot."
Strengths & Weaknesses
- Freehold tenure — no lease decay, full generational ownership security
- 8 schools within 750m — densest school catchment in any D15 boutique reviewed
- Paya Lebar EW/CC interchange MRT 710m — dual-line access to CBD and Orchard
- Developer-installed smart home system standard across all units (digital lock, IP cam, smart AC)
- Post-2020 build — modern construction, no deferred maintenance risks typical of older boutiques
- 35% PSF discount vs The Continuum (nearest freehold peer at $2,790 PSF)
- Expat rental demand anchored by Canadian International School and EtonHouse within 700m
- Extremely low noise — quiet residential street with park connector greenery adjacent
- Minimal facilities — no tennis court, function room, or children\'s playground at 16-unit scale
- Low en-bloc potential (39/100) — small plot limits collective sale premium viability
- Only 3 resale transactions recorded — thin secondary market limits price discovery and exit liquidity
- Gross yield 2.81% — modest; below average for Singapore residential, though structurally supported
- No on-site concierge or managed services typical of larger condominiums
- PSF at upper end of D15 boutique range — buyers pay a location premium upfront
Verdict
Carpmael Thirty-Eight is a rare proposition in the D15 boutique resale market: a freehold, post-2020 completion with a credible developer pedigree, in a location that offers one of the densest school catchments in Singapore. Eight schools within 750 metres — including two international schools — is a headline statistic that no comparable boutique in this price bracket can match. For families prioritising both primary school ballot proximity and international school access for expatriate tenants, this address effectively solves two problems simultaneously.
The trade-offs are modest. At 16 units, facilities are bare-bones relative to mid-size condominiums. The PSF of approximately $1,811 is at the upper end of the D15 boutique range, though it represents a 29–54% discount to newer large-scale developments such as Grand Dunman ($2,537), Emerald of Katong ($2,640), and The Continuum ($2,790). The gross yield of 2.81% is modest by Singapore standards but is supported by genuine expat rental demand rather than speculative letting. The en-bloc score of 39/100 reflects the reality that 16-unit freeholds on small plots rarely attract collective sale interest at premiums that justify disruption.
The ideal buyer is a Singapore family seeking Phase 2A school ballot proximity to Haig Girls' or Tanjong Katong Girls' School, or an investor targeting the CIS/EtonHouse expat rental pool with a freehold asset that carries no lease decay risk. Those seeking resort-style facilities or broad amenity sets should look to larger developments nearby, but for buyers who value quiet, exclusivity, and long-term land scarcity, Carpmael Thirty-Eight punches well above its modest physical scale.