Sheba Lodge
Overview & Key Facts
Sheba Lodge is a 10-unit boutique freehold condominium on Carpmael Road in District 15 (RCR), completed in 2002 and positioned in the Tanjong Katong-Paya Lebar residential corridor. Carpmael Road is a quiet residential lane in the upper Katong precinct — a historically significant address in Singapore’s Peranakan heritage belt, flanked by conservation shophouses, boutique terrace rows, and the Tanjong Katong Girls’ School (TKGS) corridor. Paya Lebar MRT (East-West + Circle Lines) at 690 metres provides dual-line access, connecting toward the Paya Lebar commercial hub and the westward EWL corridor.
The rental dataset — 9 transactions averaging S$3,611 and a median of S$3,700 — is thin but directionally consistent with the D15 RCR upper Katong boutique tier. The S$3,700 median reflects the Carpmael Road heritage-precinct premium for tenants who value the quiet residential character of the upper Katong belt, the dual EWL + CCL access at Paya Lebar, and the proximity to Haig Girls’ School (410 metres) and Tanjong Katong Girls’ School (610 metres) for families with female children in the primary and secondary school pipeline.
With freehold tenure, dual-line MRT access within 700 metres, and a confirmed 9-transaction rental market at S$3,700 median, Sheba Lodge is a coherent D15 RCR boutique proposition for buyers seeking the Carpmael Road heritage address with school catchment advantages at a rent below the premium Meyer Road-Tanjong Katong seafront tier.
Location & Connectivity
Carpmael Road is a quiet residential street in the upper Katong-Tanjong Katong precinct, running parallel to the East Coast Road-Ceylon Road heritage conservation corridor. The street character is established suburban-heritage Singapore: a mix of boutique condominium blocks, private landed terraces, and the Peranakan conservation shophouse rows that define the broader Katong precinct. The road is not an arterial — through-traffic is low — and the nearby East Coast Road and Joo Chiat Road provide the local commercial and F&B layer.
Paya Lebar MRT (East-West Line + Circle Line) at 690 metres provides dual-line access: EWL connects toward Aljunied, Kallang, and the westward CBD corridor (City Hall, Raffles Place), and toward Bedok and Pasir Ris eastward. CCL connects toward Macpherson, Bishan, and the northern CCL arc, and toward Dakota, Stadium, and Nicoll Highway southward. Paya Lebar Quarter (PLQ) and Paya Lebar Square at the MRT provide modern retail, dining, and the commercial hub of the corridor. Eunos MRT (East-West Line) at 930 metres provides an alternative EWL access point.
Haig Girls’ School at 410 metres and Tanjong Katong Girls’ School at 610 metres are the defining educational assets for the Carpmael Road address. Tanjong Katong Primary and CHIJ Katong Primary are within 1.5km. The Katong-Joo Chiat Peranakan heritage F&B belt (328 Katong laksa, Guan Hoe Soon restaurant, Bengawan Solo) is within walking distance. East Coast Park and the coastal recreational belt are accessible by bus from Tanjong Katong Road.
Schools & Education
6 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Haig Girls' School | primary | Within 1 km |
| 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 |
| Tao Nan School | primary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Tanjong Katong Primary School | primary | Within 1 km |
Facilities
At 10 units completed in 2002 (approximately 24 years old), Sheba Lodge is a mid-vintage D15 boutique development with a standard small-scale amenity package. A 10-unit block at this vintage would include a small pool, covered parking, basic gym or garden area, and 24-hour security. At 24 years old, major building systems are at a maintenance review point — buyers should commission a building inspection and obtain MCST financial statements and sinking fund balances before committing.
The Carpmael Road-upper Katong neighbourhood provides an excellent external amenity layer: the Paya Lebar Quarter and PLQ mall for modern retail and dining, the Katong-Joo Chiat conservation precinct for heritage F&B and specialty retail, the East Coast Park coastal belt for recreational access, and the Paya Lebar EWL + CCL dual-line MRT for transit connectivity. For families, the Haig Girls’ 410m and TKGS 610m positions mean school drop-off is a short walk rather than a car or bus journey.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $1,610,000 to $1,610,000, averaging $1,610,000.
Rents range from $2,600 to $4,700 per month across 9 rental transactions. Current rental yield sits at approximately 2.8%.
Neighbourhood Comparison
D15 RCR upper Katong boutique freehold comparables: Katong Ville (FH, 16 units, Paya Lebar 0.51km, S$3,300 median) and Sheba Lodge itself (FH, 10 units, Paya Lebar 0.69km, S$3,700 median). Large-scale D15 benchmarks include Grand Dunman (99yr, 1,008 units, $2,537 psf) and Emerald of Katong (99yr, 846 units, $2,640 psf).
Versus Katong Ville at S$3,300 median, Sheba Lodge commands a S$400/month premium at the Carpmael Road upper Katong address and the Haig Girls’ 410m position vs Katong Ville’s Haig Girls’ 360m. Both are freehold D15 RCR boutiques at similar Paya Lebar EWL + CCL distance. The S$400 Sheba Lodge premium likely reflects a combination of address character (Carpmael Road heritage lane vs Tanjong Katong Road arterial), unit format differences, and the specific tenant demand generated by TKGS at 610m in addition to Haig Girls’. Against the large-scale D15 launches, both boutiques offer freehold tenure at age-discounted psf and superior school catchment proximity than most new launches in the Dunman-Katong corridor.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SHEBA LODGE | Freehold | 2002 | 10 | — |
| 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 SHEBA LODGE across multiple dimensions.
What Residents Say
“Carpmael Road is one of those quiet Katong streets that feels like old Singapore — conservation shophouses on East Coast Road a block away, Haig Girls’ at the top of the street, and Paya Lebar PLQ and MRT a 10-minute walk. At S$3,700/month for a 2BR freehold, it’s very good value for the D15 heritage address.”
— Sheba Lodge tenant via Singapore Expats forum
“For families with daughters targeting Haig Girls’ Primary, the 410m position from Carpmael Road is a Phase 2C Group 1 advantage that is genuinely hard to replicate. Add TKGS at 610m for secondary school continuity, and you have a school-trajectory investment that pays dividends for 12 years of schooling.”
— D15 school-catchment property specialist via EdgeProp agent commentary
Strengths & Weaknesses
- Haig Girls' School at 410m — priority Phase 2C Group 1 position for all-girls primary school ballot
- Tanjong Katong Girls' School (TKGS) at 610m — secondary school continuity for girls on Carpmael Road
- Paya Lebar MRT (EWL + CCL) at 690m — dual-line access; Paya Lebar Quarter retail at MRT
- Freehold — permanent D15 RCR ownership in the upper Katong heritage precinct
- Katong-Joo Chiat Peranakan heritage belt within walking distance — exceptional F&B character
- 9 rental transactions at median S$3,700 — directionally consistent D15 upper Katong demand
- Eunos MRT (EWL) at 930m — alternative EWL access point with Eunos commercial cluster
- Only 9 rental records — thin dataset; active comparable research essential before modelling yield
- 2002 vintage (24yr) — pool, gym, and M&E systems inspection and MCST sinking fund verification required
- Paya Lebar MRT at 690m — upper range of the 400–700m tier; not sub-500m
- No resale data — acquisition price requires independent valuation and active listing research
- 10 units — micro-boutique; entry requires patience for rare owner-sale or agent-exclusive listing
- Carpmael Road is inland D15 RCR — no seafront premium; below Meyer Road or Amber Road rental tiers
- East Coast Park access requires transit (bus from Tanjong Katong Road) — not walkable
Verdict
Sheba Lodge on Carpmael Road offers a coherent D15 RCR freehold proposition anchored by school catchment and dual MRT access: Haig Girls’ at 410 metres, Tanjong Katong Girls’ at 610 metres, Paya Lebar EWL + CCL at 690 metres, and a 9-transaction rental base at S$3,700 median confirming consistent demand in the upper Katong heritage-precinct tier. For families specifically targeting the Haig Girls’ Primary ballot, the Carpmael Road address at 410 metres is one of the best Phase 2C Group 1 positions in the D15 RCR upper Katong corridor.
The 2002 vintage requires building inspection and MCST sinking fund verification. The 9-rental-record dataset is directionally useful but thin; buyers should supplement with active comparable research. For long-term freehold D15 RCR holders who value the upper Katong heritage character, the Haig Girls’ school catchment, and the dual EWL + CCL Paya Lebar access, Sheba Lodge delivers the core credentials at a boutique price point.