Everitt Green
Overview & Key Facts
Everitt Green is a 15-unit boutique freehold apartment block at 9 Everitt Road North in District 15, completed in 2003 by Sunrich Investment Pte Ltd. Five storeys tall, the development sits in the Joo Chiat / Eunos enclave — one of Singapore’s most distinctive heritage neighbourhoods — a 5–6 minute walk from Eunos MRT on the East-West Line and within walking distance of the dual-line Paya Lebar interchange (East-West and Circle Lines).
The transaction profile here is classic boutique-freehold: zero resale caveats on record, but 14 rental transactions average S$4,150 per month (median S$4,500) — a healthy rental dataset for a 15-unit block, signalling that Everitt Green operates as a stable, owner-tightly-held asset where units rarely change hands but let comfortably when offered. Walkability is solid at 70/100 and is genuinely earned through a remarkable school cluster: Canossa Catholic Primary sits effectively at the doorstep at 120 metres, with Tanjong Katong Girls’ School, Broadrick Secondary, EtonHouse, CIS Tanjong Katong, Haig Girls’, and Tao Nan all within a 1.1 km radius.
This review treats the freehold tenure, the school cluster, and the Joo Chiat heritage character as the three structural pillars of the investment thesis — and the small block size, modest facilities envelope, and absence of resale comparables as the three honest constraints buyers must underwrite. The case for Everitt Green rests on tenure quality and location, not on transaction depth or amenity breadth.
Location & Connectivity
Everitt Road North runs off the broader Joo Chiat / Eunos grid, slotted between Sims Avenue East and the Joo Chiat heritage enclave proper. Eunos MRT (East-West Line) at 420 metres is the immediate commute asset — a 5–6 minute walk that places residents two stops from Paya Lebar interchange and 12–14 minutes from Raffles Place. The genuine differentiator, however, is dual-line redundancy: Paya Lebar MRT (East-West and Circle Lines) at 980 metres is a 12–13 minute walk, giving residents a second-route fallback to both the city core and the cross-island Circle Line corridor (Bishan, Buona Vista, HarbourFront). Kembangan MRT (East-West) at 1.33 km adds a third boarding option for the eastward commute.
The school cluster is the standout feature of the address and arguably the strongest in any 15-unit boutique condo on the island. Canossa Catholic Primary is at the doorstep — 120 metres, well under a 2-minute walk, placing Everitt Green firmly inside the 1km Phase 2C MOE catchment. Tanjong Katong Girls’ School at 830 metres, Broadrick Secondary at 910 metres, EtonHouse International at 910 metres, CIS Tanjong Katong at 920 metres, Haig Girls’ School at 960 metres, and Tao Nan School at 1.07 km complete one of the densest school clusters in the eastern districts. For families targeting Phase 2A or 2C balloting at Canossa, Haig Girls’, or Tao Nan, the address is materially advantaged.
Day-to-day retail is anchored by Parkway Parade and i12 Katong (3.1–3.7 km south by car or feeder bus), Paya Lebar Quarter and Singpost Centre at the Paya Lebar interchange (one MRT stop), and the heritage Joo Chiat shophouse retail strip directly south. The neighbourhood also benefits from sustained URA Master Plan attention — the Paya Lebar Central commercial node continues to expand, the future Marine Parade Thomson-East Coast Line station (~1.6 km south) will further densify the eastern transit grid, and the Greater Southern Waterfront corridor will eventually reshape the broader east-of-CBD district.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
| Tao Nan School | primary | ~1.1 km |
| Tanjong Katong Primary School | primary | ~1.2 km |
Facilities
At 15 units across five storeys, Everitt Green is a true boutique block, but unlike many 10–15-unit developments of the same vintage, it does provide a meaningful (if modest) amenity envelope: a swimming pool, a barbeque area, a children’s playground, basement car parking, and a 24-hour security system. That is materially more than buyers should expect at this scale — many comparable Joo Chiat / Eunos boutiques skip the pool entirely — and is part of why the development holds its rental positioning at the S$4,150–4,500 band.
“Honestly, the pool is small but it works for cooling off in the evening. The playground gets used by the children in the block — you know everyone, all 15 units. Joo Chiat for dinner, Eunos MRT five minutes away. We don’t miss the giant condos with 1,000 neighbours we never speak to.”
— Resident perspective on Everitt Green block size and amenity via 99.co listings discussion
Maintenance contributions, by extension, are materially lower than at full-facility developments of comparable vintage — typically S$300–450 per month for a 15-unit block versus S$500–800+ at large facility-heavy condos. The pool is dimensionally a dipping pool rather than a lap-length facility; serious swimmers will want to use the ActiveSG-managed pools at Geylang East Swimming Complex or Bedok Swimming Complex. There is no on-site gymnasium — residents who want a gym either join Anytime Fitness on Joo Chiat Road or use the ActiveSG fitness facilities at Geylang East ActiveSG. For households that treat the surrounding heritage F&B, retail, and transit infrastructure as their amenity layer, Everitt Green’s envelope is a genuine cost saving with the bonus of an actual pool. For households expecting resort-style provision, this is the wrong building.
Neighbourhood Comparison
Versus the 99-year mega-launches that increasingly define District 15, Everitt Green offers a fundamentally different proposition. Grand Dunman (99yr, 1,008 units) and Emerald of Katong (99yr, 846 units) deliver full facilities, large-scale community amenity, and significant transaction liquidity at the cost of a depreciating leasehold and a 800–1,000+ unit density profile. Tembusu Grand (99yr, 638 units) sits between the two on scale. Versus the freehold cohort, The Continuum (freehold, 816 units) and Amber Park (freehold, 592 units) match Everitt Green on tenure but operate at 40–55x the unit count, with full resort facilities, a deep secondary market, and PSF levels reflecting the brand-new launch / recent-completion premium.
The trade-off framing: if a buyer wants pool-and-gym-and-clubhouse facilities, large-scale community amenity, and the price-discovery comfort of hundreds of comparable transactions, the mega-launch cohort — whether 99-year (Grand Dunman, Emerald of Katong, Tembusu Grand) or freehold (Continuum, Amber Park) — is the right answer, and the substantial PSF discount Everitt Green theoretically offers is being paid for in facilities, scale, and transaction depth. If a buyer wants freehold tenure, the school cluster, the Joo Chiat heritage character, the lowest possible maintenance fees, and a 15-household block where they will know every neighbour, Everitt Green is the answer — and the absence of mega-amenity and resale comparables is being accepted as the cost of those features. The same Eunos / Paya Lebar MRT catchment and the same school cluster apply to several of the comparables, but the boutique-freehold combination is structurally rare and is the single feature that cannot be replicated at the larger 99-year developments.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| EVERITT GREEN | — | 15 | — | |
| 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 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates EVERITT GREEN across multiple dimensions.
What Residents Say
“Eunos MRT in five minutes, Paya Lebar in twelve. We have two MRT lines within walking distance and we’re in a freehold block in Joo Chiat. We’ve been here four years and the building runs quietly — small block, you know your neighbours, the pool is small but it’s ours.”
— Tenant feedback on Everitt Green commute and block size via 99.co listings discussion
“Canossa Catholic Primary is genuinely at our doorstep — my daughter walks to school in two minutes. We balloted Phase 2C successfully on distance alone. The school cluster here is one of the best on the island and we’ve still got Tao Nan and Haig Girls’ within the 1km mark as backup options.”
— Family resident on school catchment outcome via EdgeProp community comments
“Honest review — you have to want Joo Chiat. The neighbourhood is fantastic if you love the F&B and the heritage shophouses, but it’s a 15-unit block in a quiet street, not a 1,000-unit mega-condo with a clubhouse and a 50m lap pool. We chose this specifically because we didn’t want that. Friends who’ve toured Grand Dunman or Tembusu Grand wouldn’t live here.”
— Owner-occupier perspective on Everitt Green format trade-off via Stacked Homes reader discussion
Across community discussion, the recurring split is consistent: families targeting the Canossa / Tao Nan / Haig Girls’ catchment, freehold-focused investors, and Joo Chiat enthusiasts view Everitt Green as an efficiently priced, well-located freehold asset, while buyers prioritising scale, facility provision, or transaction liquidity self-select toward the 99-year mega-launches in the same district. The rental dataset depth (14 transactions on 15 units) suggests the investor and family-tenant segment has reached a stable equilibrium here.
Strengths & Weaknesses
- Freehold tenure — structural advantage vs 99yr Grand Dunman / Emerald of Katong / Tembusu Grand
- Eunos MRT (East-West Line) at 420m — 5–6 minute walk
- Dual-line redundancy via Paya Lebar (East-West + Circle Lines) at 980m and Kembangan EW at 1.33km
- Exceptional school cluster — Canossa Catholic Primary at the doorstep (120m, under 2-minute walk)
- Multiple sought-after schools within 1.1km: TKGS (830m), Broadrick (910m), Haig Girls (960m), Tao Nan (1.07km)
- International schools nearby — EtonHouse (910m), CIS Tanjong Katong (920m)
- Joo Chiat heritage F&B and shophouse retail belt — distinctive lifestyle layer unique on the island
- Healthy rental dataset — 14 transactions on 15 units, average S$4,150 / median S$4,500
- Boutique scale (15 units) — low-density, neighbour familiarity, materially lower maintenance fees
- Has a swimming pool, BBQ area, playground — meaningful amenity envelope at boutique scale
- Paya Lebar Quarter, Parkway Parade, and i12 Katong all within a single MRT stop or short feeder ride
- Zero resale caveats on record — no public price-discovery data; underwriting relies entirely on asking prices and external valuation
- 15-unit micro-boutique — extremely thin transaction turnover, very limited unit choice when buying
- Modest facility envelope — small dipping pool, no on-site gym, no clubhouse
- En-bloc upside near-zero — freehold tenure removes lease-decay pressure, plot is small, score 39/100
- Early-2000s vintage — units may benefit from S$60,000–120,000 refresh to maximise resale or premium-rental positioning
- Joo Chiat heritage character is polarising — the F&B and shophouse density either resonates strongly or feels overstimulating
- Boutique scale offers no insulation from immediate streetscape — no large gated buffer, residents engage with the street directly
- Thin secondary market — eventual exit requires patience and a freehold-focused buyer, not a quick liquidity event
Verdict
Everitt Green is a niche product with a clear thesis: a freehold boutique with a 5-minute walk to Eunos MRT, dual-line redundancy via Paya Lebar (980m), an exceptional school cluster anchored by Canossa Catholic Primary at the doorstep, and a healthy rental dataset (14 transactions clustered around S$4,500/month). Walkability of 70/100 understates the qualitative depth of the address — the school cluster, Joo Chiat heritage F&B belt, Paya Lebar Quarter retail, and Parkway Parade / i12 Katong cluster all sit within a 5–15 minute travel window.
The case against is shaped by the boutique scale and the absence of resale price discovery. Fifteen units means very few buying opportunities, no public per-unit pricing benchmark, and a thin secondary market when an exit eventually becomes necessary. Households who place a premium on transactional liquidity, on resort-style facility provision, or on a sanitised mega-development environment will find more comfortable alternatives in the 99-year mega-launches that dominate the surrounding skyline (Grand Dunman, Emerald of Katong, Tembusu Grand) or in the freehold but larger-scale Continuum and Amber Park. Households for whom the trade-off is acceptable will find genuine value: freehold, transit, schools, and rental yield in a district where freehold inventory is structurally scarce.
The ShiokNest composite score of 60/100 reflects the balance: freehold tenure (8.5/10) and outstanding MRT access (9.0/10) and neighbourhood quality (9.0/10) lift the score, while modest facilities (5.0/10) and constrained transaction liquidity keep it from the upper range. The unit-layout score (7.5/10) reflects early-2000s boutique standards inferred from rental-market acceptance in the absence of resale data, and the value score (7.5/10) reflects the freehold-versus-99yr structural premium that buyers accessing this address will be paying for at PSF levels likely above the District 14 upper-Geylang boutique band but below the freehold mega-launch (Continuum, Amber Park) cohort.