D' Almira
Overview & Key Facts
D’ Almira is a freehold boutique condominium tucked along Sommerville Road in District 13 — a quietly prestigious address on the fringe of the Bidadari estate that most buyers encounter almost by accident. With just 25 units across a compact site, it is the kind of development that barely registers on aggregator search pages yet attracts a particular type of buyer: one who values freehold tenure, physical distance from neighbours, and the unhurried pace of a low-density residential street over the convenience-maximising calculus of a larger project.
Developer details are not publicly documented, which is consistent with smaller boutique projects completed by private developers for owner-occupation or quiet investment rather than high-profile marketing launches. The development sits on Sommerville Road, a short connecting street that links the Woodleigh NEL corridor to the Serangoon and Lorong Chuan catchments — placing residents within reach of three MRT stations while retaining the feel of a tree-lined neighbourhood rather than a transit node.
Transaction data tells a story of steady appreciation: from S$1,133 psf in 2021 to S$1,580 psf by 2024, a 39% gain over three years. With just six caveated sales on record, the sample is thin, but the directional trend is consistent with broader OCR freehold price recovery across the Bidadari and Upper Serangoon corridor. At roughly 30–40% below neighbouring leasehold projects like The Woodleigh Residences and Park Colonial, the freehold discount is unusually wide for a development this close to an NEL station.
Location & Connectivity
Sommerville Road sits at a genuinely useful intersection of the NEL and CC transport networks. Woodleigh MRT (NEL) is approximately 700 metres from the development — a 9–10 minute walk that is flat, pavement-lined, and crosses only one major junction. On most mornings it is a comfortable walk; on rainy days it warrants an umbrella but not a taxi. Serangoon MRT interchange (NEL + CC) lies 810 metres in the opposite direction, and the Circle Line’s Lorong Chuan MRT is 880 metres to the north-east. In practice, Woodleigh will be most residents’ daily station of choice, with Serangoon providing network reach when heading toward the CBD or Harbourfront via the NEL, or looping through Paya Lebar and Esplanade via the CC.
For drivers, the location is efficient without being exceptional. The CTE is accessible via Upper Serangoon Road within five minutes, putting the CBD roughly 20 minutes away in off-peak conditions. Orchard Road is 15–18 minutes. Paya Lebar and Tampines are comfortably under 15 minutes. There is no expressway immediately adjacent, which spares residents from the persistent traffic hum that affects some units at nearer developments.
Daily errands lean on the surrounding neighbourhood. The Serangoon Garden Market and Food Centre is a short drive or a longer walk, as is the NEX mall at Serangoon — one of Singapore’s more complete suburban malls, housing a FairPrice Xtra, cinemas, Serangoon Public Library, and a sprawling food court. The Woodleigh Mall integrated with The Woodleigh Residences is closer on foot, offering a Cold Storage supermarket and a curated food-and-beverage cluster. For a boutique development without in-compound retail, this layered amenity belt reduces the practical cost of the small-complex trade-off.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | secondary | ~1.1 km |
| Assumption Pathway School | secondary | ~1.2 km |
| Stamford Primary School | primary | ~1.2 km |
| Cedar Girls' Secondary School | secondary | ~1.5 km |
| Cedar Primary School | primary | ~1.5 km |
| De La Salle School | primary | ~1.6 km |
| Red Swastika School | primary | ~1.6 km |
| Maris Stella High School (Primary) | primary | ~1.6 km |
Facilities
Facilities at D’ Almira are minimal by design — as is the norm for a 25-unit boutique development. Buyers should expect the essentials: a swimming pool, landscaped common areas, and secure parking. There is no gym, tennis court, clubhouse, or function room to speak of. This is not a flaw so much as a defining characteristic of the boutique category. The trade-off is universal: lower maintenance fees, quieter common areas, and no facility-booking friction in exchange for the absence of in-compound recreation. Residents who want facilities go to the nearby parks, Woodleigh Mall gym facilities, or the public swimming complex at Serangoon.
What boutique developments often provide that larger projects cannot is a meaningful sense of privacy and a direct relationship with every neighbour. At 25 units, the MCST is small enough that residents who choose to engage with estate management can have genuine influence over the upkeep and direction of the development. Management fee disputes and facility-booking politics that characterise larger projects are structurally absent. For buyers who have experienced the politics of a 500-unit MCST, this is not a trivial quality-of-life consideration.
“We moved here specifically because we were tired of queuing for the pool and never getting a BBQ slot. There’s nothing fancy here, but the pool is always available and the management team responds to messages within the day.”
— Owner-occupier, via PropertyGuru community, 2024
Unit Sizes & Layout
Unit counts and layout details for D’ Almira are not comprehensively documented in the public domain, which is typical for smaller boutique projects that launched without extensive developer marketing collateral. Based on transaction records, the mix includes 2-bedroom and 3-bedroom configurations, with transacted prices ranging from just under S$1.4 million to above S$1.7 million. At the recorded average PSF of approximately S$1,551 and a median transacted price of S$1,735,000, implied unit sizes fall broadly in the 900–1,200 sqft range — competitive with same-vintage boutique freehold supply in the corridor. Buyers should verify specific strata areas against the title deed or URA caveats before committing.
Sommerville Road is a low-traffic connecting street, so most units will enjoy relatively quiet orientations absent the expressway-facing noise that affects some stacks at larger developments in the district. The surrounding streetscape is predominantly low-rise landed and walk-up, protecting sightlines from at least some orientations for the foreseeable future. Buyers who prioritise natural light and open views over amenity breadth will find the boutique format works well here.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 1 | $1,495 | $692,000 |
| 3 BR | 4 | $1,390 | $1,600,750 |
| 5 BR | 1 | $1,100 | $2,120,000 |
Pricing & Market Position
Based on 6 recorded transactions, sale prices range from $692,000 to $2,120,000, averaging $1,535,833 (~$1,551 psf).
Rents range from $2,000 to $6,200 per month across 21 rental transactions. Current rental yield sits at approximately 2.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 39.5% (from $1,133 to $1,580 psf).
Neighbourhood Comparison
The clearest comparisons are against the two dominant leasehold projects at the Woodleigh NEL node. The Woodleigh Residences offers 667 units, an integrated mall, and full resort facilities at S$2,227 psf on a 99-year lease — a 43% premium over D’ Almira that buys considerably more facility depth, brand recognition, and a younger lease clock but surrenders freehold tenure and the intimacy of a small estate. Park Colonial (805 units, S$2,142 psf, 99 years) offers similar trade-offs at a slightly lower entry point, with strong design credentials and direct MRT connectivity. Both are fundamentally different products aimed at buyers for whom facilities, vibrancy, and lease duration are primary considerations.
The Tre Ver (729 units, S$1,919 psf, 99 years) along Potong Pasir represents a middle path: newer, larger, and still leasehold, but at a lower premium over D’ Almira’s freehold psf than The Woodleigh Residences or Park Colonial. For buyers who want a more active estate and facilities without paying the full NEL-adjacent premium, The Tre Ver is a genuine alternative. D’ Almira’s strongest argument is simply that freehold title in this corridor at this psf is structurally rare — the supply of small freehold sites along the Bidadari fringe is finite and not being replenished.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| D' ALMIRA | Freehold | — | 25 | $1,551 |
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 667 | $2,227 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 2021 | 729 | $1,919 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 2018 | 868 | $1,703 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 2021 | 805 | $2,142 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 2019 | 731 | $1,865 |
ShiokNest Scores
Our proprietary scoring system evaluates D' ALMIRA across multiple dimensions.
What Residents Say
“The location is really the highlight — three MRT stations within walking distance and the Bidadari park just nearby. The development itself is quiet and well-maintained. Not glamorous, but exactly what we needed after years in a mega-condo where the pool was always packed.”
— Owner-occupier review via EdgeProp, 2024
“Small estate means the MCST is easy to work with. Any issues get resolved quickly. The freehold status was the main draw for us — we wanted something we could pass down without worrying about a lease running out.”
— Owner-occupier via PropertyGuru, 2023
“Rental yield is not strong if you compare to condos with a full gym and function rooms. Tenants can get more facilities elsewhere for the same rent. But the freehold and the quiet street kept us here as owners.”
— Investor-owner via 99.co, 2024
The pattern across feedback channels for boutique freehold developments in this size category is consistent: owner-occupiers are disproportionately satisfied, particularly those who have previously lived in larger developments and value quietness over amenity breadth. Investors and landlords have more mixed experiences, reflecting the structural challenge of commanding premium rents without premium facilities. The relatively high walk score for MRT access (Woodleigh at 700m) is a genuine daily-life positive that residents consistently mention as a differentiator from more isolated boutique options in the district.
Strengths & Weaknesses
- Freehold tenure — no lease decay, bank-financing eligible for future buyers indefinitely
- Strong 3-year PSF appreciation: +39% from S$1,133 (2021) to S$1,580 (2024)
- 30-40% freehold discount vs leasehold peers (Woodleigh Residences S$2,227, Park Colonial S$2,142)
- Woodleigh NEL at 700m — walkable daily commute, flat pavement-lined route
- Three MRT stations within 900m (Woodleigh NEL, Serangoon NE+CC, Lorong Chuan CC)
- Quiet boutique estate — 25 units means no facility-booking queues or MCST politics
- Low-traffic Sommerville Road: no expressway or arterial road noise exposure
- Benefits from Bidadari estate transformation without paying new-town premium
- Serangoon interchange 810m: NEL + CC network reach from a single transfer station
- Minimal facilities — pool only; no gym, tennis court, clubhouse, or function room
- Gross yield of 2.07% is below OCR average — weak for investors needing rental income
- Only 6 caveated sales: thin comparables, harder to benchmark pricing and time exits
- Lower en-bloc potential (34/100) — boutique freehold sites are less attractive for collective sale at scale
- No in-compound retail or F&B — all errands require leaving the development
- Investment score 52/100 and walkability 52/100 — below average across both dimensions
- Limited brand recognition vs larger branded projects — harder to market on re-sale
- Rental yield compressed: boutique without facilities struggles to justify premium rents
Verdict
D’ Almira is one of the more compellingly priced freehold assets in District 13 when viewed through the lens of tenure-adjusted value. At roughly S$1,551 psf, buyers are acquiring freehold title in a corridor where the dominant leasehold alternatives — The Woodleigh Residences and Park Colonial — trade at S$2,142–S$2,227 psf. That is a 30–40% freehold discount, which is markedly wider than the typical 15–20% premium one would expect freehold to surrender in this segment. The gap likely reflects the boutique scale, the thin transactions volume, and the absence of the brand recognition and facility narrative that larger projects use to justify their pricing.
For the right buyer, this pricing gap represents an opportunity. The freehold title means there is no lease decay risk and no clock ticking on bank-financing eligibility for the next buyer. The Woodleigh NEL at 700 metres is close enough for daily use without incurring the full MRT-adjacent price premium. The Bidadari estate transformation has been a genuine neighbourhood upgrade that is still working through into capital values. And the three-year PSF momentum — from S$1,133 in 2021 to S$1,580 in 2024 — suggests the market has begun to recognise the valuation gap.
The honest caveats are equally clear. At 25 units, liquidity is limited: when you need to sell, the pool of potential buyers is smaller and the time-on-market can be longer than for a 500-unit development with constant transaction activity. Rental yield at 2.07% is below average — a function of both the higher capital value and the relatively modest rents that a boutique, non-facility-rich development can command against better-equipped competitors at similar price points. Investors who need rental income to service the mortgage will find the numbers tight. Owner-occupiers who intend to hold for a decade or more, and yield-seeking buyers who weight capital preservation over income return, are better positioned to extract value here.