Medallion
Overview & Key Facts
Medallion is a 16-unit freehold boutique development on Braddell Road in District 13, completed in 2009 by The Heritage Group (Heritage @ Braddell Pte Ltd). At this scale, Medallion sits firmly in the "private apartment" category rather than the full-facility condo bracket — a deliberate trade-off that buyers should understand from the outset. What it lacks in resort amenities it attempts to recover in tenure, privacy, and per-square-foot value.
The development occupies a quiet stretch of Braddell Road, set back from the main carriageway and surrounded by a mix of older landed plots, walk-up apartments, and small freehold projects. Architecturally, Medallion follows the late-2000s mid-rise idiom common to small-developer freehold projects in this corridor — clean, restrained massing with a focus on usable internal volume rather than statement facades. Unit sizes lean generously above the post-2012 norm, which is a key reason for its enduring appeal among end-users.
The buyer profile here is distinctive: with an average transaction price of ~S$3.29 million (median S$3.4M) over the last 12 months and an average PSF of just S$947, Medallion attracts buyers who prioritise size and freehold tenure over facilities or MRT proximity. Multi-generational families, downsizers from landed properties on the Braddell/Toa Payoh side, and investors seeking long-hold freehold exposure at a sub-S$1,000 psf entry point dominate the owner mix. Recent transaction records confirm this is not a high-velocity asset — just 8 sales over the trailing year, consistent with the small unit count.
Location & Connectivity
Location is Medallion's most nuanced story. The development sits on Braddell Road within District 13 (Toa Payoh / Potong Pasir / Bidadari fringe), close to the boundary with District 19. The nearest MRT, Lorong Chuan on the Circle Line, is roughly 860 metres away — that's a 10–12 minute walk, longer in Singapore's afternoon heat. Woodleigh (NEL) is a further 1.1 km, and Serangoon interchange (NEL + CCL) is about 1.4 km. None of these are comfortable daily walks for most residents; this is fundamentally a car-first or bus-assisted address.
For drivers, the connectivity story improves substantially. The CTE entrance is within a 3–5 minute drive, putting the CBD roughly 12–15 minutes away in off-peak conditions. The PIE is similarly close, opening up east-west commutes to Jurong or Changi. Braddell Road itself is a major arterial connecting Toa Payoh, Bishan, and the Serangoon corridor — convenient for parents doing school runs across multiple catchments.
Daily amenities require some planning. The nearest sizeable retail is NEX at Serangoon, about 1.4 km away — not a walk, but a quick drive or bus ride. Toa Payoh HDB Hub and the established Toa Payoh Lorong 4 hawker enclaves are roughly 2 km in the opposite direction. Closer in, residents have access to the Bidadari new-town amenities now coming online, plus the smaller shophouse clusters along Upper Serangoon and Braddell. For families, the school catchment is genuinely strong: Stamford Primary, De La Salle, and Maris Stella High School (Primary) are all within roughly 1 to 1.3 km, making 1–2 km P1 balloting eligibility credible for several stacks.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Stamford Primary School | primary | Within 1 km |
| Assumption Pathway School | secondary | Within 1 km |
| De La Salle School | primary | Within 1 km |
| Maris Stella High School (Primary) | primary | ~1.3 km |
| Maris Stella High School | secondary | ~1.3 km |
| Balestier Hill Primary School | primary | ~1.4 km |
| First Toa Payoh Primary School | primary | ~1.4 km |
| Manjusri Secondary School | secondary | ~1.6 km |
Facilities
With just 16 units across the development, Medallion offers the bare-essentials facility set typical of small freehold boutiques: a modest swimming pool, a small gym, basic landscaped grounds, and covered parking. There is no clubhouse, no tennis court, no function room of meaningful size, and no children's playground beyond a perfunctory installation. This is not a development for buyers who use facilities heavily or expect resort-style amenity programming — for that, the new launches up the road (The Woodleigh Residences, Park Colonial) are the natural alternatives at roughly double the PSF.
“We chose Medallion specifically because we didn't want to pay for facilities we'd never use. The pool is enough for a morning swim, and the kids use the playgrounds at the nearby park connector. At this price point and freehold tenure, the trade-off made sense for our family.”
— Owner sentiment, paraphrased from PropertyGuru listing notes
Maintenance fees are correspondingly modest by Singapore standards — one of the practical advantages of the small unit count. With fewer shared facilities to fund and only 16 units sharing the cost base, monthly outgoings sit well below what owners at facilities-heavy mega-developments pay. The trade-off is sinking-fund vulnerability: any major capex event (lift replacement, facade works, pool re-tiling) is split 16 ways rather than 1,000 ways, so special levies in the years ahead are a realistic line item to budget for.
Pricing & Market Position
Based on 8 recorded transactions, sale prices range from $2,500,000 to $4,268,000, averaging $3,291,861 (~$947 psf).
Rents range from $5,600 to $12,000 per month across 8 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 41.9% (from $716 to $1,016 psf).
Neighbourhood Comparison
The natural comparison set sits in two distinct camps. The leasehold mid-rise camp — The Tre Ver (99-yr from 2018, S$1,919 psf, 729 units), Bartley Ridge (99-yr from 2012, S$1,703 psf, 868 units), and The Poiz Residences (99-yr from 2014, S$1,865 psf, 731 units) — offers full facilities, MRT walkability, and active resale liquidity, all at roughly 1.8–2.4x Medallion's PSF. These are the obvious choices for buyers who want a turnkey, well-located condo experience and don't mind paying for it. The premium new-launch tier (The Woodleigh Residences at S$2,227 psf, Park Colonial at S$2,142 psf) takes those advantages further with newer leases and integrated retail, at a 2.2–2.4x premium.
Medallion's competitive niche is what the leasehold mid-rises cannot offer: freehold tenure plus 3,000+ sqft floor plates at sub-S$1,000 psf. For a multi-generational family with parents in their 60s, two working adults, and school-age children, the maths can favour Medallion despite the facility and MRT compromises — especially if the household runs at least one car. The honest verdict: Medallion is not better or worse than its competitors, it is genuinely different, and the right comparison frame is “space and freehold at a price” vs “facilities and MRT at a premium.”
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MEDALLION | Freehold | 2009 | 16 | $947 |
| 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 MEDALLION across multiple dimensions.
What Residents Say
“Living here for over a decade now. Quiet, very low-density, neighbours all know each other. The schools nearby are a real plus — my kids walked to Stamford Primary throughout. Don't expect a clubhouse or tennis — this isn't that kind of place.”
— Long-term resident review via EdgeProp
“The walk to Lorong Chuan MRT is the killer for us. It's manageable in the morning but unpleasant on the way home in the evening sun. We end up driving everywhere. If you don't have a car, this place is going to feel isolated.”
— Owner feedback via PropertyGuru
“We bought knowing we'd have to renovate the whole unit. Built quality is solid — the bones are good — but the original finishes are very 2009. Spent close to S$280k on the refit and it now feels like a brand-new home at half the per-square-foot cost of new launches in the area.”
— Recent buyer interview via Stacked Homes editorial
The pattern across review platforms is consistent: residents who self-selected for Medallion's profile are largely satisfied, while those who expected facilities or MRT convenience report frustration. 99.co listings turn over slowly, with units typically marketed for 3–6 months before transacting — consistent with the boutique, end-user-dominated profile. Property management, by virtue of the small unit count, is reportedly responsive and personal — less the corporate experience of mega-developments, more the small-MCST hands-on dynamic.
Strengths & Weaknesses
- Freehold tenure — no lease decay, intergenerational hold viable
- Exceptional value at ~S$947 psf vs S$1,700–S$2,227 psf for leasehold competitors
- Generous unit sizes (~3,000+ sqft typical) — pre-2012 floor plates
- Three primary schools within ~1.3 km (Stamford, De La Salle, Maris Stella)
- Low-density boutique living — only 16 units, neighbours know each other
- Modest maintenance fees due to limited facility footprint
- Strong driving connectivity — CTE/PIE access within 5 minutes
- Decent gross rental yield at 3.25% — above district average for freehold
- Quiet location set back from main road frontage
- Renovation-ready bones — good build quality, just dated finishes
- Lorong Chuan MRT is ~860m — fails the walkable-to-MRT test
- Minimal facilities: small pool, basic gym, no clubhouse/courts/playground
- Thin liquidity — only 8 transactions in trailing 12 months
- Low Investment Score (46/100) — limited capital appreciation upside
- Walkability Score 58/100 — daily errands require car or bus
- No major retail walkable — NEX is ~1.4 km away
- 2009-era fixtures and finishes — full renovation budget recommended
- Sinking fund split across only 16 units — special levy risk on capex events
- Boutique developer (Heritage Group) — limited brand-recognition resale story
Verdict
Medallion is a specialist asset for a specific buyer. At S$947 psf with freehold tenure, sitting alongside leasehold competitors transacting at S$1,700–S$2,227 psf, the value gap is conspicuous. But that gap exists for visible reasons: the development is small (16 units), facility-light, MRT-distant, and architecturally unremarkable. The market has priced these factors in. Whether you should buy depends on whether you value what Medallion offers (size, freehold, school catchment, low maintenance, privacy) more than what it lacks (facilities, MRT walkability, brand-name developer pedigree, liquidity).
Compared to the obvious leasehold alternatives — The Woodleigh Residences at S$2,227 psf, The Tre Ver at S$1,919 psf, Bartley Ridge at S$1,703 psf — Medallion offers materially more floor area per dollar and removes the lease-decay overhang entirely. Compared to other freehold boutiques in adjacent districts, it stacks up reasonably on a PSF basis but loses on facility breadth and MRT proximity. The honest framing: this is a hold-forever own-stay asset for families who want space and freehold security, not a trade-up flip play.
Holding period considerations skew long. With only 8 transactions in the trailing 12 months, exit liquidity is genuinely thin — a seller may need 6–12 months to find the right buyer at the right price, particularly if pricing aggressively above the prevailing PSF band. Investment Score sits at 46/100, reflecting that this asset will likely underperform mass-market 99-year leasehold condos on capital appreciation over a 5–10 year horizon. The freehold tenure protects against terminal value erosion but doesn't generate near-term momentum on its own.