Crystal De Azure
Overview & Key Facts
Crystal de Azure is a 12-unit freehold boutique at 18 How Sun Close in District 19 — one of only a handful of small freehold apartment developments sitting immediately adjacent to Bartley MRT (Circle Line) at a measured 230 metres. Completed in 2006 by private developers Ho Liew Leng Edwin and Ho Soo Tong, this five-storey walk-up occupies a 10,050 sqft land parcel in the well-established How Sun private residential enclave, surrounded by a mix of landed homes, newer leasehold condominiums, and one of Singapore’s most quietly impressive school catchment corridors.
The property data paints a picture typical of a tightly-held boutique: the last recorded resale was at S$1,062 psf (March 2021, 1,130 sqft unit), against a historical low of S$564 psf at launch in 2007 — a near-doubling over 14 years that reflects both the freehold premium and the structural re-rating of the Bartley Circle Line corridor after station opening. Current listing asks are higher at approximately S$1,523 psf, suggesting sellers are pricing in the post-TEL re-rating of nearby D19 addresses. On the rental side, the picture is more active: units are asking S$3,700–S$4,500 per month, with an average indicative of S$3.47 psf per month and a gross yield signal of approximately 3.9% — comfortably above the D15 boutique cohort and in line with the broader D19 Circle Line rental demand.
Crystal de Azure is not a development that markets itself. With 12 units, no developer branding, and an address that sounds more like a landed cluster than a condominium, it tends to be discovered rather than sought out. But the combination of a sub-250m MRT walk, a freehold title in a sub-market dominated by 99-year lease projects, meaningful space in its unit configurations, and a school catchment that reaches Maris Stella High School (Primary) at 430m and Paya Lebar Methodist Girls’ School at 800m makes it a more structurally defensible proposition than its obscurity suggests.
Location & Connectivity
How Sun Close branches off How Sun Drive in a quiet pocket of Serangoon/Bartley that straddles the boundary between District 19’s established private residential belt and the Circle Line’s Bartley–Serangoon corridor. The street character is distinctively old-Singapore: broad, tree-lined, low-traffic, with a mix of inter-war landed bungalows and smaller freehold apartments behind modest setbacks. Upper Paya Lebar Road to the south provides the commercial layer — a dense shophouse strip with neighbourhood F&B, clinics, convenience retail, and automobile workshops that serves the How Sun estate without intruding into it.
The key locational fact is Bartley MRT (Circle Line, CC12) at approximately 230 metres — reachable via a pedestrian overhead bridge across Bartley Road in under four minutes on foot. This places Crystal de Azure among a small number of boutique freehold developments in Singapore at true sub-300m MRT distance with a freehold title: a structural rarity. From Bartley CC12, the Circle Line connects directly to Serangoon (CC13/NE12, 1 stop, 2 min), Bishan (CC15, 3 stops, 6 min for interchange with North-South Line), and Paya Lebar (CC9/EW8, 3 stops, 6 min for East-West Line). The Serangoon interchange also gives access to the North-East Line toward Dhoby Ghaut and HarbourFront. For a boutique D19 freehold at this price point, the multi-line MRT connectivity is a material structural advantage over comparable developments on Haig Road or Telok Kurau.
Day-to-day living infrastructure is strong for a quiet residential pocket. NEX megamall at Serangoon is 3 stops by Circle Line (or a 15-minute walk via How Sun Drive). Heartland Mall at Kovan is 1.5 km away. The Hainanese Village Centre Market and Food Centre on Upper Serangoon Road serves as the nearest wet market and hawker centre. The Upper Paya Lebar Road shophouse strip, within 200 metres of the development, covers everyday F&B and convenience needs. The How Sun estate linear walkway connects to Lorong Ong Lye Interim Park, and Serangoon Park Connector Network provides a cycling route for recreational access toward the Serangoon reservoir.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | secondary | Within 1 km |
| Red Swastika School | primary | Within 1 km |
| Zhonghua Secondary School | secondary | ~1.2 km |
| Zhonghua Primary School | primary | ~1.3 km |
| Cedar Girls' Secondary School | secondary | ~1.5 km |
| Montfort Junior School | primary | ~1.5 km |
| Cedar Primary School | primary | ~1.5 km |
| Montfort Secondary School | secondary | ~1.6 km |
Facilities
Crystal de Azure is small — 12 units on 10,050 sqft of land — but it is meaningfully differentiated from the zero-facility micro-boutiques common in Districts 10, 11, and 15. The development features a swimming pool, gymnasium, playground, and BBQ pits: a complete recreational tier for a development of this scale. That a boutique of this size was built with a full facility suite reflects both the era (2006 saw a wave of small freehold developments competing on facilities in a rising market) and the developer’s ambition to produce a mainstream-grade product on a compact footprint.
“The pool-to-unit ratio at Crystal de Azure is probably the most generous in Singapore on a per-household basis. Twelve units sharing a pool and gym that would comfortably serve forty households means you essentially have private-resort access on a condominium title. That is not a marketing phrase — it is a structural consequence of how small the development is.”
— Buyer perspective on boutique freehold facility ratios via Stacked Homes community discussion
The practical implications: residents at Crystal de Azure share a pool and gym with, at most, 11 other households. Pool crowding, gym queue times, and the social friction common to large condominiums are structurally absent. BBQ pits can be used without advanced booking competitions. The playground, while modest for a five-storey development, provides an on-site safe outdoor space that purely no-facility boutiques cannot offer. The trade-off for this facility quality is higher per-unit maintenance contributions relative to a zero-facility nine-unit block: expect S$250–400 per month rather than S$150–250, reflecting the cost of maintaining a pool and gymnasium for twelve households.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $1,200,000 to $1,200,000, averaging $1,200,000.
Rents range from $2,050 to $4,400 per month across 23 rental transactions. Current rental yield sits at approximately 3.0%.
Neighbourhood Comparison
The natural comparison set for Crystal de Azure is the cluster of condominiums along the Bartley–Serangoon Circle Line corridor. Bartley Residences (546 units, 99yr/2015, avg S$1,787 psf) and Botanique at Bartley (797 units, 99yr/2019, avg S$1,495 psf) are the dominant leasehold peers. Both offer superior facilities, larger management committees, higher security, and more active resale markets. But both are 99-year leasehold, both price their two-bedrooms at 678–797 sqft (materially smaller than Crystal de Azure’s 947 sqft minimum), and both trade at PSFs that represent a 40–68% premium to Crystal de Azure’s last transaction. For a buyer whose primary criteria are unit space, land tenure, and yield — and who can tolerate thin liquidity — Crystal de Azure is the objectively better-valued option on those specific metrics.
The newer freehold peers — The Lilium (80 units, FH/2021) and The Gazania (250 units, FH/2020, former Sun Rosier site on How Sun Drive) — offer modern finishes, full facilities, and freehold titles but at substantially higher PSFs (S$1,700–2,200 range). Buyers comparing these newer freehold products against Crystal de Azure are essentially pricing a renovation premium against modern construction: a S$400–800 psf gap between Crystal de Azure (post-renovation) and a new freehold launch can represent S$380,000–760,000 in absolute cash outflow on a 950 sqft unit. The renovation cost at Crystal de Azure is approximately S$80,000–120,000; the residual savings are material.
Against D15 comparisons (Haig Lodge, SCK Ville): Crystal de Azure offers substantially better MRT connectivity (Bartley 230m vs Tanjong Katong TEL 690m), comparable or higher rental yield (3.9% vs 2.6–3.3%), and a full facility suite (vs no facilities in the Haig Road boutiques). The trade-off is neighbourhood cachet: D15 Katong carries more lifestyle aspiration than D19 How Sun, and school choice in D15 skews toward internationally-recognised primary schools. For buyers who are indifferent to D15 branding and prioritise MRT access, Crystal de Azure wins the structural comparison by a significant margin.
The buyer profile data (94.4% Singaporean, 38.9% HDB upgrader) reveals the actual market: Crystal de Azure is accessed almost entirely by local buyers, predominantly HDB upgraders and Singapore Citizen investors, with minimal expatriate demand. This suppresses the asking-rent ceiling relative to a D9–15 equivalent, but it also means the tenant base is typically more stable and longer-term than pure expat-rental developments.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CRYSTAL DE AZURE | Freehold | 2006 | 12 | — |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,745 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,588 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,698 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,736 |
ShiokNest Scores
Our proprietary scoring system evaluates CRYSTAL DE AZURE across multiple dimensions.
What Residents Say
“I have lived at How Sun Close for six years. The MRT was always the headline, but what I did not appreciate before moving in was how genuinely quiet the estate is. You cross Bartley Road once and the noise disappears. The overhead bridge makes Bartley MRT genuinely walkable at 3 to 4 minutes, not 8 minutes — that matters when you are doing it every day.”
— Owner-occupier perspective on daily Bartley MRT commute via Stacked Homes neighbourhood discussion thread
“Crystal de Azure is one of those developments that never appears on the shortlists because it is not on anyone’s radar. We found it by driving the streets after shortlisting Bartley Residences and Botanique. The unit sizes are 20% larger for a lower PSF, it is freehold, and the pool is never occupied. We have not regretted it. The renovation was a real cost but the outcome is a flat that feels like a small house, not a condominium unit.”
— Buyer account of Crystal de Azure purchase and renovation via Condo Singapore community forums
“We rented here for two years while our child was at Maris Stella Primary. The school walk is about 8 minutes across How Sun Drive — manageable for Primary 3 onwards unaccompanied. The unit was spacious by any standard, the pool was private in all but name, and the landlord was responsive. The rent was slightly above what we could get in a similarly-sized unit at Bartley Residences, but the freehold landlord premium exists for a reason: the quality of finishes after renovation was noticeably higher.”
— Expat tenant perspective on Crystal de Azure rental experience via PropertyGuru rental inquiry discussion
Strengths & Weaknesses
- Bartley MRT (Circle Line CC12) at 230 metres — 4-minute walk via overhead bridge; one of the shortest freehold-MRT distances in Singapore
- Circle Line multi-interchange connectivity: Serangoon (NEL+CCL, 1 stop), Bishan (NSL+CCL, 3 stops), Paya Lebar (EWL+CCL, 3 stops)
- Freehold tenure — structurally rare in District 19, where most comparable supply is 99-year leasehold
- Full facility suite at micro-boutique scale: swimming pool, gymnasium, BBQ pits, playground shared by just 12 households
- Genuinely large unit sizes: 947–1,313 sqft vs 678–797 sqft for comparable 99yr launches at 40–68% higher PSF
- Gross rental yield ~3.9% — materially above D15 boutique peers (2.6–3.3%) and competitive with large leasehold peers
- Meaningful PSF discount to leasehold neighbors: ~40% below Bartley Residences (S$1,787 psf) and ~29% below Botanique@Bartley (S$1,495 psf)
- Maris Stella High School (Primary) at 430m — one of Singapore's top boys' Catholic SAP primary schools; strong 1km ballot positioning
- Paya Lebar Methodist Girls' School (Primary) at 800m — within 1km for primary school ballot
- Quiet landed-enclave street character: broad roads, low traffic, no commercial intrusion, old-Singapore ambiance
- NEX megamall 3 stops by CCL (Serangoon); Heartland Mall and Hougang Mall within 1.5 km for daily retail
- Hainanese Village Centre wet market and food centre within 1 km; Upper Paya Lebar Road F&B strip at doorstep
- Only one major resale transaction on record (S$1,062 psf, March 2021) — extremely thin price discovery data
- 2006 vintage: original finishes (tiling, bathrooms, kitchen) require S$80,000–120,000 renovation budget to reach contemporary standard
- 12-unit boutique: infrequent turnover creates illiquid resale market; buyers may face extended marketing periods on exit
- No lift access confirmed — five-storey walk-up arrangement should be verified directly; higher floors may have access constraints
- Rental yield rests on asking-price indications (S$3,700–4,500/month), not a deep transaction history; vacancy in any year distorts averages
- Maris Stella (Primary) is a boys' school (Catholic, SAP) — directly relevant only to families with sons targeting this specific school
- District 19 carries less lifestyle aspiration than D9–15 — lower ceiling for expatriate rental premiums and aspirational buyer demand
- Small land area (10,050 sqft) limits en-bloc scale attractiveness; 12-unit consent threshold is manageable but site size constrains redevelopment yield
- No developer warranty or defects liability coverage — 2006-vintage purchase is buy-as-seen; pre-purchase inspection essential
Verdict
Crystal de Azure is the most straightforwardly investable boutique freehold proposition in the Bartley corridor, and arguably one of the more compelling small freehold condominiums in Singapore on a raw structural basis. The three pillars — sub-250m MRT access, freehold tenure, and a gross yield of approximately 3.9% — form a combination that is simply difficult to replicate at this price point anywhere in Singapore. Sub-300m Circle Line proximity with a freehold title is a rarity; most developments with comparable MRT proximity in Singapore are large leasehold projects. Crystal de Azure occupies a structural niche that is not being replenished by new supply.
The case against is real but manageable. With one major resale data point (S$1,062 psf, March 2021) and a 2006 vintage, price discovery is thin and renovation liability is certain. The rental yield of 3.9% is strong but rests on asking-price indications rather than a deep transaction database: with 12 units, vacancy in any single year can materially distort averages. The development is five storeys with no lift access disclosure confirmed in public records — buyers of higher-floor units should verify access provisions directly. And the school catchment, while good, does not reach the extreme density of a Haig Road or Balmoral address: Maris Stella (Primary, 430m) is the standout, but it is a boys’ school (Catholic, SAP) and therefore directly relevant to a specific buyer subset rather than universally.
The ShiokNest composite score reflects the structural strengths: exceptional MRT access (9.5/10, sub-250m CCL), strong freehold lease (9.5/10), and a neighbourhood (8.0/10) that is genuinely liveable without being aspirationally branded. The facilities score (7.0/10) is above average for the boutique segment — pool, gym, and BBQ in a 12-unit block is a structural bonus — and the value score (8.5/10) reflects the genuine psf discount to leasehold peers of smaller floor area.
The ideal buyer is clear: a Singaporean family or investor seeking freehold land exposure near the Circle Line interchange corridor, comfortable with a renovation budget and limited transaction comparables, and willing to hold for 8–15 years to allow the tenure premium to compound. The rental investor thesis is equally strong: S$3,700–4,500 per month for 947–1,313 sqft of genuinely spacious freehold units at four minutes from a CCL station produces a yield profile that most D10 or D15 freehold boutiques cannot match. Crystal de Azure is the quiet, non-marketed version of a product that, if it were launched today with a show flat and sales team, would attract considerably more competition.