Sennett Residence
Overview & Key Facts
Sennett Residence is a 332-unit private condominium along Pheng Geck Avenue in District 13 — a quiet residential pocket tucked between Potong Pasir and Woodleigh in the Rest of Central Region (RCR). Developed by Clerodendrum Land (a subsidiary of City Developments Limited) on a 99-year lease from 2011, the development achieved TOP in 2017 and has since matured into a well-regarded mid-sized estate favoured by owner-occupiers and young families alike.
The development’s defining advantage is immediately obvious: Potong Pasir MRT station is just 110 metres from the front gate — a distance so short that residents can reasonably leave home two minutes before a train arrives. This level of MRT proximity is genuinely rare among private condominiums in District 13, and it underpins much of Sennett Residence’s appeal to both buyers and tenants.
With 332 units across a compact site, Sennett Residence sits in a sweet spot between boutique developments (which lack facilities) and mega-condos (which can feel impersonal). The unit count is large enough to support a reasonable range of shared amenities and keep maintenance fees manageable through economies of scale, but small enough that residents recognise their neighbours and the grounds never feel overcrowded.
Location & Connectivity
Location is Sennett Residence’s strongest card. Potong Pasir MRT (North-East Line) is literally across the road — 110 metres door-to-platform, making this one of the closest condo-to-MRT connections in the district. The North-East Line provides direct access to Dhoby Ghaut (Orchard), Clarke Quay, Chinatown, HarbourFront, and Serangoon interchange, all without a single transfer. Commuters heading to the CBD can reach Raffles Place in under 20 minutes.
For drivers, the development benefits from excellent expressway connectivity. The CTE is accessible via the nearby Braddell Road slip road, putting Orchard Road roughly 10 minutes away in off-peak conditions. The PIE and KPE are also within easy reach, connecting to Changi Airport (about 20 minutes) and the western corridors.
Daily conveniences cluster around the Potong Pasir neighbourhood. The Potong Pasir estate offers a wet market, food centre, and neighbourhood shops within walking distance. For more substantial retail, The Poiz Centre (attached to Potong Pasir MRT) provides a small selection of F&B and services, while NEX at Serangoon (two MRT stops) is a full-scale suburban mall with FairPrice Xtra, cinema, and library. The upcoming Bidadari estate redevelopment nearby promises additional amenities in the medium term.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Assumption Pathway School | secondary | Within 1 km |
| Stamford Primary School | primary | ~1.0 km |
| Bendemeer Secondary School | secondary | ~1.2 km |
| Bendemeer Primary School | primary | ~1.2 km |
| Red Swastika School | primary | ~1.4 km |
| Bartley Secondary School | secondary | ~1.5 km |
| Balestier Hill Primary School | primary | ~1.7 km |
| Hong Wen School | primary | ~1.7 km |
Facilities
For a 332-unit development, Sennett Residence provides a respectable suite of facilities that covers the essentials without trying to be a resort. The centrepiece is a 50-metre lap pool — a genuine swimming pool rather than the decorative plunge pools found in many developments of similar size. Complementing this are a wading pool for children, a well-equipped gymnasium, a function room, BBQ pavilions, a playground, and landscaped gardens.
The grounds incorporate a tennis court and a jogging path that loops the perimeter — both welcome inclusions that many newer mid-sized developments have sacrificed for additional unit count. A sky terrace on the upper floors offers panoramic views of the surrounding low-rise neighbourhood, providing an elevated communal space for evening relaxation.
“The pool is great for morning laps — 50m, uncrowded, and well-maintained. For a mid-size condo, the facilities are more than adequate.”
— Resident review via PropertyGuru
The facilities won’t compete with mega-developments like The Minton or Treasure at Tampines in sheer breadth — there’s no indoor sports hall or clubhouse with dedicated function suites. But for the typical owner-occupier household, everything you actually use regularly is present and competently maintained. The relatively low unit count means pool lanes are rarely contested, the gym is accessible at peak hours, and BBQ slots are bookable without weeks of advance planning.
Unit Sizes & Layout
Sennett Residence offers a range of unit types from compact one-bedroom apartments through to four-bedroom family units. The layout designs are functional and mostly efficient, with regular room shapes that minimise wasted corridor space — a reflection of CDL’s generally competent approach to unit planning.
Two- and three-bedroom configurations make up the majority of the unit mix and are the most actively transacted types. The three-bedroom units, in particular, offer a practical layout for young families — with a dedicated kitchen, utility space, and bedrooms that can accommodate standard furniture without creative compromises.
Finishing quality is consistent with CDL’s mid-market positioning — serviceable and durable, if not luxurious. Flooring, bathroom fittings, and kitchen cabinetry are of reasonable quality for the price segment. Most resale units on the market have been lightly renovated by their owners, suggesting the base specifications are adequate for move-in but benefit from personalisation.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 3 | $1,657 | $802,667 |
| 1 BR | 28 | $1,678 | $937,386 |
| 2 BR | 41 | $1,695 | $1,396,848 |
| 3 BR | 18 | $1,675 | $2,035,815 |
| 4 BR | 3 | $1,497 | $2,133,333 |
| 5 BR | 3 | $1,192 | $3,683,333 |
Pricing & Market Position
Based on 96 recorded transactions, sale prices range from $790,000 to $4,300,000, averaging $1,458,544 (~$1,922 psf).
Rents range from $2,000 to $13,000 per month across 564 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 14.5% (from $1,486 to $1,701 psf).
Neighbourhood Comparison
In the Potong Pasir–Woodleigh corridor, Sennett Residence competes with several notable developments, each with distinct positioning. Woodleigh Residences (S$2,225 psf) offers a newer build, integrated mall (The Woodleigh Mall), and direct Woodleigh MRT access — but at a meaningful premium. Park Colonial (S$2,135 psf) is similarly positioned near Woodleigh MRT with strong facilities, appealing to a slightly younger demographic.
The Poiz Residences (S$1,862 psf) is the closest competitor in both price and MRT proximity — it sits directly above Potong Pasir MRT with an integrated commercial podium. However, Sennett Residence offers more generous unit layouts and a quieter residential environment away from the commercial activity. Tre Ver (S$1,917 psf) on the Kallang River offers a different lifestyle proposition with river frontage, but is further from MRT.
The core trade-off is clear: buyers choosing Sennett Residence over Woodleigh Residences or Park Colonial save 7–11% on PSF while accepting an older development with less ambitious facilities. Against The Poiz Residences, the choice is between integrated commercial convenience (Poiz) and a more traditional, separated residential environment (Sennett). For value-conscious buyers who prioritise MRT access above all else, Sennett Residence remains one of the most compelling options in D13.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SENNETT RESIDENCE | 99 yrs lease commencing from 2011 | 2017 | 332 | $1,922 |
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 667 | $2,229 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 2021 | 729 | $1,919 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 2018 | 868 | $1,708 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 2021 | 805 | $2,145 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 2019 | 731 | $1,867 |
Lease Decay Analysis
The 99-year lease runs from 2011, meaning approximately 15 years have already been consumed. Roughly 84 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~84 years | Full bank financing available |
| 2041 | ~69 years | CPF usage still unrestricted for most buyers |
| 2050 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2070 | ~39 years | Significant financing restrictions for next buyer |
| 2110 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~74 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates SENNETT RESIDENCE across multiple dimensions.
What Residents Say
“Potong Pasir MRT is literally at your doorstep. The convenience is unbeatable — I can leave home 5 minutes before I need to catch a train and still make it comfortably.”
— Owner review via 99.co
“Quiet neighbourhood, good security, and the pool is surprisingly uncrowded for weekend mornings. Only downside is the limited food options within walking distance — you’ll want to hop on the MRT for variety.”
— Resident review via EdgeProp
“We bought here specifically for the MRT proximity and the relatively larger units compared to new launches. Three years in, no regrets. The Bidadari development next door will only make things better.”
— Owner review via PropertyGuru
Resident sentiment is generally positive, anchored by two recurring themes: the extraordinary MRT convenience and the quiet, low-density feel of the neighbourhood. The most common criticisms centre on limited immediate dining options (the Potong Pasir food centre is a short walk but the variety is modest) and the fact that the development lacks the “wow factor” facilities of larger estates. Management and maintenance standards are generally rated as satisfactory, with the common areas kept clean and the pool well-maintained.
Strengths & Weaknesses
- Exceptional MRT proximity — Potong Pasir station just 110m away
- Strong PSF appreciation trajectory ($1,486 → $1,957 over recent years)
- Walkability Score of 83 — among the highest in District 13
- Quiet, established residential neighbourhood in the RCR
- 50-metre lap pool — genuine facility for a 332-unit development
- CDL build quality with functional, efficient unit layouts
- Bidadari estate redevelopment nearby adds future upside
- Respectable 3.11% gross rental yield with strong tenant demand
- CTE expressway access within minutes for drivers
- 84 years of lease remaining — no near-term financing concerns
- Facilities scope modest compared to mega-developments
- Limited immediate dining and retail options within walking distance
- No integrated commercial component (unlike The Poiz Residences)
- Mid-market finishings — functional but not premium
- MRT-side stacks experience some train noise during operating hours
- No clubhouse or dedicated function suites for events
- Resale market competes with newer launches at 7–11% PSF premium
- Smaller site footprint limits ground-level landscaping variety
Verdict
Sennett Residence’s value proposition is straightforward: exceptional MRT access at a sensible price point in a quietly appreciating D13 location. At an average PSF of approximately S$2,001, it sits below the newer premium launches in the Potong Pasir–Woodleigh corridor (Woodleigh Residences at S$2,225, Park Colonial at S$2,135) while offering a proven track record of steady capital appreciation — PSF has climbed from S$1,486 to S$1,957 over recent years, representing strong and consistent growth.
The 110-metre walk to Potong Pasir MRT is the headline feature, and it genuinely shapes daily life. For commuters, this proximity eliminates the bus-to-MRT transfer that plagues many otherwise well-located condos. The Walkability Score of 83 — one of the highest in D13 — reflects this advantage comprehensively.
The investment profile is moderate but honest. A gross rental yield of 3.11% on an average rent of S$3,760 is respectable for the RCR segment. The Profit Score of 64 and Investment Score of 67 suggest consistent but not spectacular returns — this is a property that rewards patient holders rather than flippers. With 84 years of lease remaining, financing remains fully accessible and the lease decay concern is still distant.
Where Sennett Residence is less compelling is for buyers who prioritise brand-new finishes, resort-style facilities, or CCR prestige. It is a practical, well-located, mid-market condominium — and it excels at being exactly that.