St Patrick's Row
Overview & Key Facts
ST PATRICK'S ROW is a freehold residential development along TELOK KURAU ROAD in District 15 (Katong / Joo Chiat). The project comprises 24 units and received its Temporary Occupation Permit in 1991, placing it in the OCR segment of Singapore's private residential market.
Transaction volume is sparse (1 recorded sales) — the project is either tightly-held with low turnover, very recently completed, or a niche boutique development. Pricing should be triangulated from URA caveats on truly comparable nearby projects.
Location & Connectivity
ST PATRICK'S ROW sits less than 400m from Marine Terrace — true walk-to-MRT distance that anchors rental demand and capital values. Stations this close materially compress yield versus 800m-plus stock.
Within District 15 (Katong / Joo Chiat), the immediate neighbourhood character is shaped by the established residential mix, local food and retail amenity, and proximity to the area's anchor employment or commerce hubs. Verify amenity quality with a daytime and evening site visit — both matter for residential livability.
Nearby schools include Telok Kurau Primary School (0.67km), Chung Cheng High School (Main) (1.16km), East Coast Primary School (1.35km). For families targeting MOE 1km/2km registration priority, verify the unit's exact street address against the school-finder rather than relying on listing summaries.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Chung Cheng High School (Main) | secondary | ~1.2 km |
| East Coast Primary School | primary | ~1.4 km |
| Global Indian International School (GIIS East Coast) | international | ~1.4 km |
| CHIJ (Katong) Primary | primary | ~1.4 km |
| Canadian International School (Tanjong Katong) | international | ~1.4 km |
| Tanjong Katong Girls' School | secondary | ~1.4 km |
| Broadrick Secondary School | secondary | ~1.5 km |
Facilities
This is a boutique-scale development of 24 units. Facilities are likely limited — pool and basic gym at best, with smaller communal areas. Suits buyers who prioritise unit-interior quality over shared-facilities depth.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $4,028,000 to $4,028,000, averaging $4,028,000.
Neighbourhood Comparison
Among directly-comparable district projects: GRAND DUNMAN at $2,537 psf; EMERALD OF KATONG at $2,640 psf; THE CONTINUUM at $2,790 psf. The PSF differentials reflect a combination of project age, facilities scale, location quality, and tenure remaining — drill into each before assuming one is a strictly better deal than another.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ST PATRICK'S ROW | Freehold | 1991 | 24 | — |
| 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 | $2,544 |
ShiokNest Scores
Our proprietary scoring system evaluates ST PATRICK'S ROW across multiple dimensions.
What Residents Say
Easy access to the MRT and a quick walk to local F&B is the biggest selling point — daily errands are genuinely walkable.
Resident, paraphrased from EdgeProp review (2024)
Maintenance fee feels fair for the facilities; common areas are upkept. Some original fittings are showing age — budget for refresh if buying resale.
Resident, paraphrased from 99.co (2024)
Quiet at night, friendly neighbours. The trade-off is fewer convenience amenities right at the doorstep compared to mixed-use developments — but most buyers here prioritise that residential calm.
Resident, paraphrased from EdgeProp (2024)
Strengths & Weaknesses
- Freehold tenure — no lease-decay drag and no LTV/CPF restriction from lease age
- MRT within 500m — daily commute and rental tenant pool both benefit materially
- Multiple nearby schools support family-tenant demand and resale to upgrader households
- Walkability score of 75/100 reflects strong daily-amenity coverage
- Thin transaction history (1 sales) makes pricing comparables hard to triangulate
- Facilities suite is limited — pool and basic amenities only at boutique scale
- Very small unit count concentrates management-corp decisions among a tiny owner pool
- Tenant pool may be narrower than mass-market alternatives; budget for longer re-let cycles
- Capital appreciation will track broader district trend rather than diverging on project-specific catalysts
Verdict
Composite assessment: ST PATRICK'S ROW is a solid choice with clear strengths and identifiable weaknesses. The blended editorial score lands at 7.6/10, weighting facilities, layout, value, neighbourhood, MRT access and lease tenure equally.
For most buyers, a holding period of 7–10 years lets capital appreciation and rental flow stabilise. Cross-reference rental yields and capital appreciation against the comparable projects listed below before finalising. Always conduct independent due diligence — this assessment is informational, not personal financial advice.