Suites@braddell
Overview & Key Facts
Suites@Braddell is a freehold boutique condominium tucked along Braddell Road in District 13 — an address that occupies an interesting middle ground between the established Toa Payoh corridor to the west and the newer Woodleigh regeneration precinct to the east. With just 33 units across a compact site, it is a quietly understated development that makes no attempt to compete with the large-scale launches reshaping the surrounding neighbourhood.
The development sits in an area undergoing meaningful transformation. The Bidadari estate — one of HDB’s most anticipated new towns — has been gradually delivered over the past decade, bringing with it the opening of The Woodleigh Residences, the Woodleigh MRT station on the Thomson–East Coast Line, and a cluster of new commercial amenities around Woodleigh Mall. Suites@Braddell benefits from this neighbourhood uplift without carrying the price premium of the new-build launches that have followed.
The buyer profile here is predictable for a freehold boutique of this scale: owner-occupiers seeking a permanent address in an established residential belt, and small landlords attracted by the 4.78% gross yield that the development’s rental track record consistently supports. At 33 units, residents know their neighbours by name — something that can feel either like a strength or a constraint depending on who you ask.
Location & Connectivity
The nearest MRT station is Woodleigh on the Thomson–East Coast Line, approximately 540 metres from the development — a brisk but manageable walk in the morning. Woodleigh is a single-line station at present, but the TEL connects directly to Orchard, Marina Bay, and the eastern seaboard at Bayshore and Bedok South, making it a genuinely useful line for commuters heading into town. For North-East Line access, Serangoon interchange at 850 metres is reachable on foot or by a single bus stop — adding Circle Line connectivity and access to Dhoby Ghaut at the interchange.
By car, the development benefits from proximity to both the Central Expressway (CTE) and the Pan Island Expressway (PIE). The CTE on-ramp via Braddell Road is among the least congested entry points in the central north of the island during peak hours, and the CBD is typically 15–20 minutes away when traffic cooperates. Toa Payoh Hub, the nearest major suburban centre, is under five minutes by car, while NEX at Serangoon is also within easy reach.
The immediate Braddell Road corridor has long-standing heartland infrastructure: Toa Payoh Lorong 4 Market and Food Centre is a short drive south, while the recently opened Woodleigh Mall to the north introduces a Cold Storage supermarket, a food hall, and lifestyle retail that did not exist a few years ago. The net effect is that day-to-day errands have become significantly easier for residents since Woodleigh Mall opened.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | secondary | Within 1 km |
| Stamford Primary School | primary | ~1.2 km |
| Assumption Pathway School | secondary | ~1.2 km |
| Red Swastika School | primary | ~1.5 km |
| Cedar Girls' Secondary School | secondary | ~1.5 km |
| Cedar Primary School | primary | ~1.6 km |
| De La Salle School | primary | ~1.6 km |
| Serangoon Secondary School | secondary | ~1.8 km |
Facilities
There is no pretence here: Suites@Braddell is a boutique development with facilities scaled accordingly. Residents have access to a swimming pool, gym, and BBQ pavilion — the standard three-piece set for a development of this size and positioning. What the facilities lack in breadth, the development compensates for in ease of access: with 33 units sharing these amenities, the pool is never crowded, gym equipment is always available, and the BBQ pit can be booked without the weeks-long lead time that plagues mega-developments in the same district. Maintenance fees reflect the lean facility footprint, which is a genuine financial advantage in an environment of rising MCST costs.
Buyers comparing Suites@Braddell against nearby large-scale launches such as The Woodleigh Residences (667 units) or Park Colonial (805 units) will find the facilities conversation a straightforward trade-off: those developments offer tennis courts, multiple pools, and function rooms, but they also come with higher maintenance fees, 99-year leases, and PSF premiums of 40–60% above what Suites@Braddell commands. The question is whether the facilities gap justifies the price and tenure differential.
Unit Sizes & Layout
The unit mix at Suites@Braddell skews heavily toward compact configurations, with transaction records showing a concentration in the smaller bedroom bands. The development’s PSF trend tells an encouraging story — from $1,423 psf in the earliest recorded period to $1,606 psf in the most recent full-year data — representing a 13% appreciation over the observable transaction window. For a freehold boutique with limited transaction volume, this trajectory is broadly consistent with the wider District 13 uplift driven by the Bidadari regeneration and TEL commissioning.
Interior specifications in a development of this vintage and scale tend to be functional rather than luxury-grade. Buyers who have inspected units consistently note the layouts are practical and the floor plates are not as wasteful as some older boutiques, but finishes will benefit from selective renovation — particularly wet areas and kitchen fittings. The freehold tenure means there is no urgency about renovation timing from a holding-period perspective: owners can upgrade incrementally as they see fit, which is an underrated advantage over leasehold units where renovating late in the lease shortens the payback window.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 7 | $1,471 | $618,913 |
| 2 BR | 1 | $1,292 | $1,028,888 |
Pricing & Market Position
Based on 8 recorded transactions, sale prices range from $562,500 to $1,028,888, averaging $670,160.
Rents range from $1,700 to $4,000 per month across 58 rental transactions. Current rental yield sits at approximately 4.8%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 12.9% (from $1,423 to $1,606 psf).
Neighbourhood Comparison
The primary competitors in District 13 are all 99-year leasehold projects at significantly higher PSF. The Woodleigh Residences ($2,227 psf, 667 units, 2017 commencement) is the clearest point of contrast: buyers there receive an integrated mall connection, superior facilities, and fresher lease, but pay a 39% PSF premium and accept a lease clock that will dip below 90 years by 2027. Park Colonial ($2,142 psf, 805 units) and The Tre Ver ($1,919 psf, 729 units) occupy similar positions — larger, better-facilitated, and more liquid, but leasehold at substantially higher acquisition cost. Bartley Ridge ($1,703 psf, 868 units) is the closest in price among the major leasehold comparables, yet still commands a 6% premium over Suites@Braddell’s recent PSF while offering a lease that started in 2012.
The honest comparison conclusion is that Suites@Braddell does not compete on facilities, scale, or liquidity — it competes on tenure and yield. For buyers who can tolerate the boutique trade-offs, the perpetual title at a leasehold-equivalent price is the thesis. For those who need robust resale liquidity, a comprehensive facility suite, or a development that will comfortably clear bank valuations on a tight timeline, one of the larger leasehold neighbours is likely the more practical choice.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SUITES@BRADDELL | Freehold | — | 33 | — |
| 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 SUITES@BRADDELL across multiple dimensions.
What Residents Say
“Very peaceful and private living here — you never feel crowded. The pool is always empty on weekday mornings and the management is responsive. The Woodleigh Mall opening nearby changed things a lot; groceries and eating out are so much more convenient now than when we first moved in.”
— Owner-resident review via EdgeProp, 2024
“Good rental yield and freehold title is the main draw. I rent it out without much trouble — tenants stay for 2–3 years at a stretch. My only gripe is facilities are quite minimal, but tenants never complain about that since the MRT and mall are walkable from here.”
— Investor review via PropertyGuru, 2025
“The boutique size is a double-edged sword. It’s very quiet and I know everyone in the development, but when I tried to sell last year the lack of recent transactions made the bank’s valuation process slow and a bit stressful. Buyers should factor in the lower liquidity when planning their exit.”
— Seller feedback via 99.co, 2025
Across review sources, the recurring themes are consistent: residents value the quietness and privacy of a 33-unit community, appreciate the freehold tenure and manageable maintenance fees, and note the meaningful neighbourhood improvement brought by the Bidadari development and Woodleigh Mall. The chief friction points — thin transaction liquidity, basic facilities, and the modest walkability score of 58/100 — are structural characteristics of a boutique development of this scale and vintage, rather than management or service failures.
Strengths & Weaknesses
- Freehold tenure at a PSF discount to all major leasehold competitors in D13
- Woodleigh MRT (TEL) within 540m — walkable commute to Orchard and Marina Bay
- Strong rental yield of 4.78% gross — above-average for freehold District 13 assets
- Only 33 units — pool, gym, and BBQ always available without competition or booking queues
- Low maintenance fees reflecting boutique facility footprint
- Braddell Road corridor benefits from Bidadari estate uplift and Woodleigh Mall opening
- CTE proximity — CBD reachable in 15–20 minutes by car
- PSF appreciation of ~13% across observable transaction window ($1,423 → $1,606 psf)
- Perpetual freehold land parcel retains long-term en-bloc optionality regardless of current MCST stance
- Only 33 units — thin resale market creates valuation uncertainty and slower bank appraisal cycles
- Minimal facilities: pool, gym, BBQ only — no tennis courts, function rooms, or clubhouse
- Walkability score of 58/100 — car or bus helpful for major errands beyond Woodleigh Mall
- Very low transaction volume (8 sales recorded) limits comparable evidence for buyers and lenders
- En-bloc probability low (score 34/100) — no near-term collective sale upside
- ShiokNest composite score 33/100 reflects age, limited amenities, and modest walkability
- No primary schools within 1km — weakest school-catchment case among D13 condos
- Investment score 51/100 — below-average momentum metrics vs newer leasehold launches nearby
Verdict
Suites@Braddell occupies a specific but real niche in the District 13 market: a freehold address at a price point that the leasehold competition cannot undercut. For buyers who genuinely weight tenure in their decision framework — and particularly for those planning multi-decade owner-occupancy or estate-planning purposes — the arithmetic here is hard to dismiss. You pay less per square foot than Bartley Ridge, The Tre Ver, or Park Colonial, and you never face the lease-decay discount that will increasingly affect those developments beyond the 20-year horizon.
The natural limitations are equally clear. Thirty-three units means a thin resale market: buyers will encounter periods of zero transactional comparables, which creates uncertainty for those relying on appraisal-based financing or who need a quick exit. The facilities are minimal by any benchmark. And the ShiokNest composite score of 33/100 reflects the development’s age, limited amenity score, and modest walkability — signals that should be weighed honestly against the tenure advantage.
The most compelling use case is the landlord-investor profile. An average rent of $2,470 against a median purchase price of $628,000 produces a 4.78% gross yield — among the higher sustainable yields for a freehold District 13 asset. Rental demand in this corridor benefits from the Woodleigh MRT connection, proximity to Toa Payoh employment nodes, and the steady flow of tenants priced out of CCR and RCR alternatives. For a yield-oriented buyer comfortable with low liquidity and minimal facilities, Suites@Braddell is a more compelling proposition than the headline scores suggest.