Haig Eleven
Overview & Key Facts
Haig Eleven is a compact freehold development on Haig Avenue in District 15 — one of Singapore’s most sought-after residential enclaves, known for its layered history of Peranakan shophouses, colonial bungalows, and an unusually dense concentration of top-tier schools. Developed by Springlife Properties Pte Ltd and completed in 2006, the project comprises just 16 units across a modest land footprint, making it a true boutique entry in a neighbourhood where many newer launches count their unit numbers in the hundreds.
The appeal here is not grandeur or resort-scale facilities — it is address, tenure, and intimacy. Haig Avenue sits in the heart of the Katong residential belt, surrounded by a mix of low-rise landed homes, heritage conservation shophouses along East Coast Road, and a cluster of international and local schools that draws families from across Singapore. For buyers who value freehold title and a tight-knit residential setting over a long amenities checklist, Haig Eleven offers a proposition that very few developments in D15 can replicate at a comparable price point.
With only seven recorded sales transactions and an average price around S$1.49–1.52 million, the development sees infrequent turnover — a pattern typical of owner-occupier-heavy boutique condos where residents tend to hold for the long term. The rental market tells a similar story: a small but steady pool of 15 recorded rentals averaging S$3,950 per month, underpinning a gross yield of approximately 3.2% — modest by yield-hunter standards, but in line with freehold D15 benchmarks.
Location & Connectivity
Haig Eleven sits at the junction of Haig Avenue and the broader Katong residential grid, placing it within comfortable reach of East Coast Road’s celebrated stretch of cafés, Peranakan restaurants, and heritage shophouses. Marine Parade Road and its accompanying hawker centres and market stalls are a short drive away, and the junction of Joo Chiat Road — itself a vibrant heritage belt — is under 10 minutes on foot. For everyday necessities, I12 Katong mall and Parkway Parade are both reachable within a 5–10 minute drive.
The MRT picture has improved materially since the development was built. The nearest station is now Tanjong Katong MRT on the Thomson-East Coast Line, approximately 0.78 km away — a 10-minute walk in typical Singapore heat, or a comfortable 3–4 minute cycle. Marine Parade MRT follows at 0.95 km. For MRT-reliant households, the opening of the TEL has transformed this corridor: one-seat rides to Orchard, Marina Bay, and Woodlands are now feasible without transfers, addressing a long-standing commuter gap in the East Coast belt.
Drivers have always been well-served here. The ECP is minutes away, providing fast access to the CBD (around 15 minutes off-peak), Changi Airport (roughly 20 minutes), and the Ayer Rajah Expressway for westbound journeys. Paya Lebar, which has grown into one of Singapore’s more active suburban business clusters, is under 10 minutes by car. The surrounding road network is unhurried by Singapore standards — Haig Avenue itself is a quiet residential street with very little through-traffic.
Schools & Education
5 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Tanjong Katong Primary School | primary | Within 1 km |
| CHIJ (Katong) Primary | primary | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
Facilities
With 16 units, Haig Eleven is not a development you choose for its facilities. What you will find is the standard boutique package: a small lap pool, a covered car park, and basic landscaping — adequate for cooling off after a run or an early-morning swim, but not the kind of offer that justifies choosing this development over a larger project if facilities are a priority. There is no gymnasium, no BBQ pavilion, no tennis court, no function room. The management corporation is lean, which has an upside: maintenance fees tend to be markedly lower than at larger developments, and governance is straightforward when all 16 owners know each other by name.
What the development trades in facilities it recaptures in neighbourhood liveability. The surrounding streetscape is arguably one of the best leisure environments in private Singapore residential — heritage trails, independent cafés, and the East Coast Park connector all within a 10–15 minute walk. Residents consistently describe the location as a lifestyle asset in its own right, compensating for the absence of in-compound recreational infrastructure.
Unit Sizes & Layout
The unit mix at Haig Eleven is modest and consistent with a 2006-vintage boutique development. Transaction data points to a mix of 2- and 3-bedroom configurations — the limited sales record (7 transactions) suggests a range of unit sizes from roughly 1,000 to 1,400 sqft based on comparable D15 boutique projects of the same era. Compared to contemporary new launches in the district — where a 3-bedroom unit often starts at 850–900 sqft in a 800-unit development — the older floorplates are likely to offer better liveability per square foot, with squarer layouts, more generous master bedrooms, and dedicated utility areas that disappeared from new-build templates post-2010.
The PSF trajectory speaks for itself: recorded transactions show a consistent appreciation from S$1,394 psf to S$1,715 psf over the available data window — a 23% uplift. This is meaningful outperformance for a freehold boutique in a corridor where buyers increasingly pay S$2,500–2,800 psf for new launches. The discount to new-build comparable (Amber Park, The Continuum) remains over 35%, which provides headroom for continued appreciation as the TEL bed-in and demand for the Katong address persists.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 6 | $1,595 | $1,368,833 |
| 4 BR | 1 | $1,664 | $2,400,000 |
Pricing & Market Position
Based on 7 recorded transactions, sale prices range from $1,125,000 to $2,400,000, averaging $1,516,143.
Rents range from $2,300 to $6,800 per month across 15 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 23% (from $1,394 to $1,715 psf).
Neighbourhood Comparison
The natural comparisons in D15 split across two very different product categories. On one hand, new launches — Grand Dunman (S$2,537 psf, 99-year, 1,008 units), Emerald of Katong (S$2,640 psf, 99-year, 846 units), and The Continuum (S$2,790 psf, freehold, 816 units) — offer resort facilities, fresh leases, and high-floor views at a 35–60% PSF premium over Haig Eleven. These are full-facility, new-build propositions for buyers prioritising contemporary finishes and full amenity packages, accepting leasehold tenure in two of the three cases. On the other hand, Amber Park (S$2,540 psf, freehold, 592 units) is the closest freehold large-scale comparable, but it too sits at over 50% above Haig Eleven’s resale PSF and is a materially different ownership experience.
Boutique freehold peers in the same vintage bracket — similar to 77 @ East Coast or La Mariposa nearby — are the truer comparables. These sub-50-unit freehold projects in D15 trade at similar discounts to new launches, offer limited facilities, and appeal to a similar buyer: long-term owner-occupiers and yield-conscious investors who value title permanence and neighbourhood quality over lifestyle infrastructure. Within that peer set, Haig Eleven’s school proximity concentration is a genuine differentiator.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HAIG ELEVEN | Freehold | 2006 | 16 | — |
| 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 HAIG ELEVEN across multiple dimensions.
What Residents Say
“We chose Haig Eleven specifically because of the school proximity. Three of the top primary schools within 200 metres of the gate — that’s almost impossible to find anywhere in Singapore at this price. The development itself is quiet and the neighbours have all been here for years. Very different from a large condo.”
— Owner-occupier review via PropertyGuru
“The pool is small and there’s no gym, which we knew going in. But the maintenance fee is very low and the whole place is well-maintained. East Coast Road is walkable, and now with the TEL stations open nearby, commuting into town is actually quite easy.”
— Resident review via EdgeProp
“Nice quiet neighbourhood, freehold, and surrounded by good schools. The units are getting older but the bones are solid. If you renovate the kitchen and bathrooms it feels completely fresh. Not a place for someone who wants a buzzing condo lifestyle — but for a family that wants space and a great address, it works well.”
— Resident review via 99.co
The pattern across resident accounts is notably consistent for a development this small: buyers chose Haig Eleven deliberately, eyes open to the minimal facilities, prioritising the school catchment, freehold title, and the low-density neighbourhood character. Renovation spend at point of purchase appears common, with buyers typically refreshing bathrooms, kitchen, and flooring before moving in. Residents who value the lifestyle of the broader Katong and East Coast corridor — independent dining, heritage streetscape, park connector access — report high satisfaction over long hold periods.
Strengths & Weaknesses
- Freehold title — permanent tenure in a district dominated by 99-year new launches
- Exceptional school catchment — 6 primary/secondary schools within 500m, including Tao Nan, TKGS, and CHIJ (Katong)
- TEL connectivity — Tanjong Katong MRT (0.78km) and Marine Parade MRT (0.95km) now open
- Boutique scale — 16 units, no crowded pools or oversubscribed facilities
- PSF discount — ~35-40% below new-launch D15 comparables (Grand Dunman, Emerald of Katong)
- Proven appreciation — PSF rose from S$1,394 to S$1,715 over the transaction record window
- Low maintenance fees — lean MCST, no resort infrastructure to sustain
- Quiet residential street — Haig Avenue carries minimal through-traffic
- Walkable Katong lifestyle — East Coast Road dining, heritage shophouses, I12 Katong nearby
- East Coast Park access — park connector linkages within a short cycling distance
- Minimal facilities — small pool only, no gym, no function rooms, no BBQ pits
- MRT walk is genuine — 0.78km to Tanjong Katong MRT is a 10-min walk in Singapore heat
- Units are 20 years old — renovation budget should be expected, especially bathrooms and kitchen
- Very low transaction volume — illiquid resale market (7 sales on record), may take longer to exit
- No new-build appeal — buyers seeking fresh layouts, high ceilings, or smart-home features will be disappointed
- Limited upside from en-bloc — small 16-unit site makes collective sale economics challenging
- Low gross yield at 3.18% — below Singapore average for yield-focused investors
- Limited rental demand breadth — boutique size constrains tenant pool and leasing flexibility
Verdict
Haig Eleven is a single-thesis purchase: you are paying for a freehold title on Haig Avenue, in the middle of a school belt that most families in Singapore would consider exceptional, in a low-density residential enclave that has appreciated steadily and will not be crowded out by new development. Everything else — the boutique scale, the minimal facilities, the older fittings — flows directly from that thesis. For buyers who accept the trade-off clearly, this is a well-suited acquisition. For buyers who need a gymnasium, a function room, or a development that impresses visitors, the answer is elsewhere in D15.
The comparison against district mega-launches is instructive rather than competitive. Grand Dunman, Emerald of Katong, and The Continuum are fundamentally different products: 800–1,000-unit developments priced at S$2,500–2,800 psf with full resort facilities, fresh leases, and high-floor views. Haig Eleven asks roughly S$1,500–1,700 psf freehold — a discount of over 35%. The question is not which is “better” but whether the buyer values scale and newness over tenure and intimacy. Long-term owner-occupiers with school-age children, or investors comfortable with modest yield in exchange for capital preservation, tend to find this trade-off compelling.
The en-bloc outlook — scored at 52 — is realistic for a 16-unit site: land area is limited, and the DC charges and transaction costs for a collective sale at this scale are non-trivial. En-bloc should not be a primary investment thesis here. The case rests instead on the TEL bed-in, the enduring school catchment premium, and the scarcity of freehold Haig Avenue addresses at sub-S$1,800 psf in a district where new launches habitually clear S$2,500 psf on launch weekend.