E Maison

Overview & Key Facts

E Maison is a compact 130-unit freehold development at 28 Braddell Road, completed in 2016 by Global Star Development Pte Ltd. Part of the broader “The Maisons” cluster (which includes the adjacent R Maison), E Maison comprises three low-rise blocks of five storeys each — a deliberate departure from the high-rise tower format that dominates District 13. The low-rise configuration and relatively small footprint give the development a boutique character, though it also means limited communal space compared to the mega-developments that surround it.

Global Star Development is a smaller, less established developer compared to the big-name builders behind competing projects in the district. That pedigree shows in both the pricing and the finishing quality — E Maison has historically traded at a meaningful discount to neighbouring condominiums, with an average PSF of $1,627 over the past twelve months. For context, that sits below The Woodleigh Residences ($2,225 PSF) and Park Colonial ($2,136 PSF), both 99-year leasehold projects in the same district. The freehold tenure at this PSF makes E Maison one of the more accessible freehold entry points in the Serangoon–Braddell corridor.

The unit mix spans studios through to three-bedroom penthouses, with sizes ranging from approximately 570 sqft to 2,217 sqft. With 130 units across three blocks and 150 car park lots, the parking ratio is generous at roughly 1.15 lots per unit. At a median price of $1,390,000, E Maison targets a buyer profile that values freehold tenure and proximity to the Woodleigh and Serangoon MRT stations without the quantum required by the district’s flagship developments.

Location & Connectivity

E Maison sits at 28 Braddell Road, in the stretch between Serangoon and Woodleigh that has undergone significant transformation in recent years. The immediate surroundings are a mix of low-rise residential and light industrial — the Bidadari estate redevelopment to the south has brought new HDB flats, parks, and community amenities that have materially improved the neighbourhood character. Braddell Road itself is a busy arterial, and the block directly fronting the road does experience traffic noise, though the two rear blocks are set deeper into the site and benefit from meaningful separation.

The nearest MRT station is Woodleigh (NE11) at approximately 500 metres — a comfortable 6–7 minute walk that qualifies as genuine MRT convenience. Serangoon MRT (CC13/NE12), an interchange station connecting the Circle Line and North East Line, is about 830 metres away. Having an interchange station within walking distance is a significant connectivity advantage — residents can reach Dhoby Ghaut in about 15 minutes on the NEL and HarbourFront in roughly 20 minutes, while the Circle Line provides access to Buona Vista, one-north, and Bishan without transfers.

Daily necessities are adequately served. NEX mall at Serangoon, one of the largest suburban malls in Singapore, is approximately 1 km away and anchored by a FairPrice Finest supermarket, food court, cinema, and extensive retail. Closer to home, the Bidadari neighbourhood centre provides a more immediate option for groceries and dining. Upper Serangoon Road and the Serangoon Gardens enclave offer hawker centres, cafes, and neighbourhood restaurants. The Woodleigh area has also seen new F&B openings as the Bidadari precinct matures.

The school catchment includes Bartley Secondary School (920m), Stamford Primary School (1.2 km), and Cedar Girls’ Secondary School (1.5 km). While no primary school falls within the coveted 1 km priority enrolment zone, Stamford Primary at 1.2 km is close to the threshold. Families with school-age children should verify current enrolment distances carefully, as the Bidadari redevelopment has shifted some catchment dynamics.

Schools & Education

Facilities

For a 130-unit, five-storey development, E Maison provides a surprisingly comprehensive facilities set. The amenities include a lap pool, children’s pool, rooftop jacuzzi, sun deck, gymnasium, clubhouse, BBQ pits, themed garden, meditation area, yoga area, pet run, outdoor fitness area, reflexology area, and a scenic outlook with trellis. The rooftop jacuzzi is a nice touch for a development at this price point, and the inclusion of a dedicated pet run is a practical amenity that many larger developments omit.

“The facilities are decent for the size of the development. The pool is small but rarely crowded since there aren’t that many units. The rooftop jacuzzi is a nice surprise — good for unwinding in the evening.”

— Resident feedback via 99.co

The honest assessment is that the facilities are functional rather than luxurious. The gymnasium is compact and equipped with basic machines — serious gym users will want an external membership. The lap pool, while adequate for daily swimming, is modest in length compared to the 50-metre pools at larger neighbouring developments. The BBQ pits and clubhouse serve their purpose for small gatherings, but the overall communal space is constrained by the site’s compact footprint.

Where E Maison’s facilities genuinely work in its favour is the low density advantage. With only 130 units sharing all amenities, overcrowding is essentially a non-issue. The pool is available when you want it, the gym is rarely at capacity, and the BBQ pits can usually be booked without weeks of advance notice. For residents coming from larger developments where weekend pool sessions feel like public swimming complexes, this is a tangible quality-of-life improvement.

Unit Sizes & Layout

E Maison offers a varied unit mix across its three five-storey blocks: studios, one-bedroom, one-bedroom-plus-study (including loft configurations), two-bedroom, three-bedroom, and penthouse units. Sizes range from approximately 570 sqft for a studio to 2,217 sqft for a three-bedroom penthouse. The development features 29 distinct floor plan types across its 130 units, which translates to a surprisingly diverse layout selection for a boutique development — though it also means some configurations are represented by just a handful of units.

The three-block arrangement is worth understanding. One block sits closer to Braddell Road and bears the brunt of traffic noise, while the other two blocks are set deeper into the site and enjoy noticeably quieter conditions. Buyers should pay particular attention to block and facing when evaluating units — the price difference between a road-facing and garden-facing unit may not be large, but the liveability difference is substantial.

The one-bedroom and one-bedroom-plus-study units in the 570–750 sqft range represent the bulk of transaction activity and are the natural entry point for investors and singles. At the current average price of $1,350,728 across all unit types, the smaller configurations can be acquired in the $800,000–$1,000,000 range, making them accessible by District 13 freehold standards. The two-bedroom units offer a step up in liveability, while the three-bedroom penthouses with their dual-level layouts provide genuinely differentiated living within the development.

Pricing & Market Position

Based on 45 recorded transactions, sale prices range from $755,000 to $2,680,000, averaging $1,350,728 (~$1,660 psf).

Rents range from $2,100 to $5,800 per month across 133 rental transactions. Current rental yield sits at approximately 2.9%.

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 17.9% (from $1,386 to $1,634 psf).

Neighbourhood Comparison

The most direct competitors in District 13 are all 99-year leasehold, which frames E Maison’s freehold tenure as its primary differentiator. The Woodleigh Residences ($2,225 PSF, 99-year from 2017, 667 units) is the premium benchmark — a CDL and Kajima joint venture with superior finishings, integrated with Woodleigh Mall, and directly above Woodleigh MRT. It commands a 37% PSF premium over E Maison, but that buys a 99-year lease, not freehold permanence. For buyers who plan to hold long-term, the tenure gap will widen in E Maison’s favour as the decades pass.

The Tre Ver ($1,918 PSF, 99-year from 2018, 729 units) offers a riverside location along the Kallang River with strong facilities and a UOL pedigree. Bartley Ridge ($1,702 PSF, 99-year from 2012, 868 units) and The Poiz Residences ($1,863 PSF, 99-year from 2014, 731 units) are the mid-range alternatives — both leasehold, both with significantly more units and larger facilities sets. Park Colonial ($2,136 PSF, 99-year from 2017, 805 units) rounds out the competitive set with its proximity to Woodleigh MRT and modern finishings.

E Maison’s positioning becomes clearest when you compare total outlay. A two-bedroom at The Woodleigh Residences might cost $1.6–1.8M for around 700 sqft on a 99-year lease. A comparable-sized unit at E Maison could come in at $1.0–1.2M on freehold tenure. The gap in absolute quantum is substantial, and the freehold element means E Maison owners avoid the lease decay that will begin to affect pricing for the 99-year competitors in 15–20 years. The trade-off is clear: E Maison offers less prestige, more modest finishings, and a smaller facilities deck, but delivers freehold tenure and a lower entry point in a district where those two attributes rarely coincide.

ShiokNest Scores

Our proprietary scoring system evaluates E MAISON across multiple dimensions.

What Residents Say

“Decent freehold condo for the price. Woodleigh MRT is a short walk, and the Bidadari area has really improved since we moved in. The two inner blocks are reasonably quiet — just avoid the block facing Braddell Road if noise bothers you.”

— Owner review via 99.co

“The 2 inner blocks appeared to be quiet and peaceful on paper, however, residents at certain ground floor units have a habit of playing loud music/gathering even to the wee hours, and the relative position of the 2 blocks seem to amplify the noise. Security guards seem more keen to take a nap or watch videos on their phones than to do their job.”

— Former resident review via PropertyGuru

“Good entry-level freehold. The rooftop jacuzzi is a nice bonus. Pool is small but you almost never have to share it. Location is the real selling point — close to NEX and the MRT, and Bidadari Park is a lovely place to walk the dog.”

— Resident feedback via SingaporeExpats

The resident feedback pattern for E Maison is consistent across platforms: the freehold tenure, MRT proximity, and improving neighbourhood are frequently cited as positives, while management quality, inter-neighbour noise, and security responsiveness draw criticism. The community living challenges noted by multiple residents — noise from ground-floor gatherings, pet cleanliness in common areas — suggest that the MCST could benefit from more active enforcement. For a boutique development where neighbours are in close proximity, management quality matters more than in a large development where issues can be absorbed by scale. Prospective buyers should enquire about the current MCST management and any recent changes before committing.

Strengths & Weaknesses

Verdict

E Maison occupies a specific niche in District 13: it is the affordable freehold option in a corridor increasingly defined by premium 99-year developments. At $1,627 PSF, it trades at a significant discount to The Woodleigh Residences ($2,225 PSF), Park Colonial ($2,136 PSF), and even The Tre Ver ($1,918 PSF) — all of which are 99-year leasehold. That freehold-at-leasehold-prices equation is E Maison’s core value proposition, and for buyers who think in decades rather than five-year cycles, the absence of lease decay is a structural advantage that compounds over time.

The weaknesses are equally real. The ShiokNest score of 37/100 and investment score of 60/100 reflect a development that is functional rather than exceptional. The gross yield of 2.94% is modest — adequate but not compelling for pure rental investors. The walkability score of 60/100 tells the truth: Woodleigh MRT at 500 metres is convenient, but daily amenities beyond the immediate Bidadari precinct require a bus ride or drive. The low-rise format means no premium views. And the developer’s smaller profile compared to established names like CapitaLand or City Developments translates to finishing quality that some residents find wanting.

Where E Maison works best is for owner-occupiers and small-portfolio investors who want freehold tenure in a well-connected location without the $1.5–2 million quantum that District 13’s newer developments demand for equivalent unit types. The Bidadari transformation has structurally improved the neighbourhood, Woodleigh MRT provides genuine rail access, and the PSF trend — climbing from $1,425 to $1,634 over recent years — shows steady if unspectacular appreciation. E Maison is not a prestige address, but it is an honest, well-located freehold asset in a district where that combination is increasingly rare at this price point.