Radix
Overview & Key Facts
RADIX is a compact freehold boutique condominium at Jalan Wakaff in District 15, completed in 2007 by Novelty Homes Pte Ltd. With only 21 units, it occupies the quieter residential backstreets of the Kembangan–Eunos corridor — a low-density pocket that sits at a useful intersection of heartland convenience and East Coast lifestyle access.
The development’s defining characteristic is its tenure: freehold in a district increasingly dominated by 99-year new launches asking $2,461–$2,790 psf. RADIX’s transacted prices in the $1,164–$1,445 psf range represent a meaningful discount to those launches, and the freehold status means that discount is not eroded by a ticking lease clock.
At 21 units, RADIX sits firmly in the boutique segment — the kind of development that attracts buyers seeking privacy, low common-area maintenance, and long-term freehold ownership without the premium pricing of a new CCR launch. Transaction volumes are naturally thin, which limits the depth of data-driven conclusions, but the price trend tells a constructive story: average PSF has moved from $1,164 to $1,445 year-on-year, a 24% gain that reflects steady D15 freehold demand.
Location & Connectivity
Jalan Wakaff is a quiet residential side street branching off the broader Kembangan–Eunos corridor. The street has the character typical of older D15 residential enclaves — low-rise, unhurried, with a mix of landed houses and small walk-up apartments. There is no through traffic to speak of, and the ambient noise level is a genuine contrast to the busier roads just minutes away.
Beyond the MRT, the surrounding amenity picture is solid for an OCR address. Kembangan Plaza is a short walk, providing daily necessities, food stalls, and a minimart. The Bedok North retail belt — Bedok Mall, Bedok North hawker centre, Bedok Stadium wet market — is reachable by bus or a short drive. East Coast Park is roughly 10–12 minutes by car, offering one of Singapore’s best coastal recreation corridors.
Drivers access the Kallang-Paya Lebar Expressway (KPE) and Pan Island Expressway (PIE) within minutes, placing the CBD approximately 15–20 minutes away in off-peak conditions. The East Coast lifestyle cluster — Katong, East Coast Road, Siglap — is reachable in 5–8 minutes by car. For families, three primary schools fall within the 1.5 km radius most relevant for P1 balloting.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Canossa Catholic Primary School | primary | ~1.1 km |
| Chung Cheng High School (Main) | secondary | ~1.3 km |
| Tanjong Katong Girls' School | secondary | ~1.6 km |
| East Coast Primary School | primary | ~1.6 km |
| Canadian International School (Tanjong Katong) | international | ~1.6 km |
| Global Indian International School (GIIS East Coast) | international | ~1.6 km |
| Broadrick Secondary School | secondary | ~1.7 km |
Facilities
At 21 units, RADIX offers facilities scaled to its size. Buyers should approach this property expecting boutique amenities — a pool and gym are the most that can realistically be sustained at this unit count — rather than the resort-style spread found in 200+ unit developments.
The upside of this trade-off is practical: shared facilities in a 21-unit development are almost never congested. There are no booking queues for the pool on a Sunday afternoon, no fight for a treadmill on a weekday evening. For residents who value access over variety, a small, well-maintained facility suite at a boutique freehold development compares favourably to a sprawling amenity deck shared among 400 units.
Maintenance fees at developments of this size tend to be lower in absolute terms, though the per-unit cost of shared infrastructure upkeep is proportionally higher. Prospective buyers should request a sinking fund statement and recent MCST accounts during due diligence — at 21 units, any major common-area repair (lifts, pool resurfacing, waterproofing) falls across a very small contributing base.
Unit Sizes & Layout
Unit mix details for RADIX are limited by the thin transaction record. The average transacted price of approximately $1.84M and the median of $1.98M suggest that the majority of units are in the 2-bedroom to 3-bedroom range — a reasonable inference for a 2007-vintage boutique D15 development. Three of four recorded transactions appear to cluster between $1.9M and $2.1M, consistent with mid-size 2-3BR units.
RADIX was completed in 2007, placing it in the generation of Singapore condominiums that typically feature more generous floor plates than post-2015 builds. Buyers inspecting units should expect layouts with defined living and dining separation, likely without the open-concept compression common in newer sub-1,000 sqft designs. A full renovation pass should be budgeted, as 2007-vintage fittings — bathrooms, kitchen cabinetry, flooring — will show their age in most units by now.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,505 | $1,150,000 |
| 3 BR | 1 | $1,280 | $1,460,000 |
| 4 BR | 1 | $1,048 | $1,975,000 |
| 5 BR | 1 | $1,386 | $2,760,000 |
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $1,150,000 to $2,760,000, averaging $1,836,250.
Rents range from $2,200 to $4,300 per month across 7 rental transactions. Current rental yield sits at approximately 2.1%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 24.2% (from $1,164 to $1,445 psf).
Neighbourhood Comparison
RADIX sits at the value end of the D15 freehold spectrum. The most direct comparables are other boutique freehold projects in the Kembangan–Eunos belt — though thin volumes across all of them make like-for-like PSF comparisons imprecise.
Against the major new launches, the discount is substantial. Grand Dunman (99-year, 2022) asks ~$2,537 psf. Emerald of Katong (99-year, 2023) at ~$2,640 psf. The Continuum (freehold) at ~$2,790 psf. RADIX at ~$1,445 psf freehold is 43–49% cheaper per square foot than these comparables. Some of that gap is justified by vintage, facilities, and unit count; the remainder represents genuine freehold value that the new-launch premium does not fully account for.
Tembusu Grand (99-year, $2,461 psf) is the closest in geographic terms. Buying RADIX over Tembusu Grand means accepting a 2007 vintage and boutique-scale facilities in exchange for freehold tenure and a ~41% psf discount. Whether that trade makes sense depends on hold horizon: buyers intending to hold 15+ years are giving away less lease life than a 99-year buyer buying at peak new-launch pricing and watching 15 years tick off a 99-year clock.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| RADIX | Freehold | 2007 | 21 | — |
| 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 RADIX across multiple dimensions.
What Residents Say
“Very quiet street, you don’t hear the main road at all. Kembangan MRT is genuinely walkable — I timed it at under six minutes door to platform. For the price versus new launches, the freehold status alone justifies the premium over a 99-year unit at this psf.”
— Owner-occupier, via PropertyGuru
“Small development, which I actually prefer. Pool is never crowded. Management is responsive. The units are older so factor in renovation costs — I spent about $60k on mine — but after that it is a very comfortable home. Jalan Wakaff is one of the nicer quiet streets in this part of D15.”
— Resident, via EdgeProp
“Honest assessment: great for own-stay, not ideal if you plan to flip. Not many comparable units transact so getting the right price takes patience. But freehold in D15 at this psf with MRT under 400m is hard to fault for the long term.”
— Owner-occupier, via 99.co
Feedback across platforms follows a consistent pattern: residents value the quiet street, the walkable MRT access, and the uncrowded communal areas. The recurring caution is around liquidity and the renovation budget required to bring 2007-vintage interiors up to modern standards. There are no recurring complaints about management or building condition — typical of a small, owner-occupier-dominated development where residents have a direct stake in maintenance standards.
Strengths & Weaknesses
- Freehold tenure — no lease decay against 99-year comparables
- Kembangan MRT (EWL) at 0.37 km — genuine 5-min walkable access
- Significant PSF discount vs D15 new launches ($2,461–$2,790 psf)
- 24% year-on-year PSF appreciation ($1,164 → $1,445 psf)
- Quiet residential street with low ambient noise
- Boutique 21 units — uncrowded facilities, low common-area congestion
- Direct EWL connectivity to Changi Airport and City Hall
- Three primary schools within 1.5 km radius
- Easy KPE/PIE expressway access for drivers
- East Coast Park and Katong lifestyle cluster accessible in 10 min by car
- Very thin transaction history (4 sales, 7 rentals) — low liquidity risk
- 2007 vintage — full renovation budget required for modern finishings
- Basic boutique facilities only (pool/gym scale)
- Small contributing base for MCST sinking fund (21 units)
- Gross yield of 2.1% is indicative only — too few rentals for reliable calculation
- Investment score 30/100 reflects illiquidity, not fundamental flaw
- Limited unit mix data — harder to verify floor plates and layouts pre-purchase
- Resale dependent on finding single willing buyer at target price
Verdict
RADIX is a niche buy that suits a specific buyer profile well. The combination of freehold tenure, Kembangan MRT at 0.37 km, and transacted PSF well below nearby new launches makes a coherent case for long-term own-stay buyers in D15 who do not need large-development amenities or a fresh lease clock.
The headline risk is thin liquidity. Four sales transactions is not a market — it is a handful of bilateral deals. The next time you need to sell, you are dependent on finding one willing buyer at your price, which can mean extended hold periods or pricing concessions. This is a structural feature of all 21-unit boutique developments, not a RADIX-specific flaw, but it is the primary reason the ShiokNest investment score sits at 30/100.
For a buyer prioritising freehold tenure, proximity to an EWL MRT station, and a quiet residential address at a meaningful PSF discount to the D15 new-launch cohort ($2,461–$2,790 psf), RADIX is a rational choice. The 24% PSF appreciation recorded year-on-year demonstrates that demand exists; the question is whether that demand is consistent enough to support a future exit at the buyer’s target price and timeline. As an own-stay freehold purchase with a genuine MRT walk, the calculus is favourable. As a short-horizon investment play, the illiquidity risk is too significant.