The Adara
Overview & Key Facts
The Adara is a petite freehold condominium tucked along Chapel Road in the heart of District 15 — a quietly prestigious enclave that sits just one street back from the East Coast Park connector and within easy reach of the Marine Parade and Katong heritage belt. Developed by Roxy Homes Pte Ltd, the residential arm of Roxy-Pacific Holdings, the project was completed in 2010 and comprises just 16 units across a modest site footprint — making it one of the more intimate offerings in an area better known for large-format condominiums like Grand Dunman and Emerald of Katong.
Roxy-Pacific has built a reputation in Singapore’s boutique residential segment for delivering freehold products at accessible price points in established neighbourhoods, and The Adara fits that mould precisely. The development targets buyers who place a premium on tenure security, neighbourhood character, and proximity to the East Coast lifestyle corridor over resort-scale facilities or architectural grandeur. With only 16 homes, residents benefit from a genuine sense of community and exclusivity that no large-scale development can replicate.
The buyer profile leans toward established owner-occupiers — professionals and families seeking a permanent address in D15 with the peace of mind that comes from freehold land — as well as investors drawn to the area’s enduring rental demand, supported by the nearby international school cluster along Tanjong Katong Road and the strong expat community in the wider Katong and Marine Parade districts.
Location & Connectivity
Chapel Road sits in one of District 15’s most liveable pockets. The street runs parallel to East Coast Road and is flanked by the kinds of low-rise landed housing and shophouse rows that give the Katong–Marine Parade corridor its distinct Peranakan character. Marine Parade MRT (Thomson–East Coast Line) is approximately 470 metres away — a brisk eight-minute walk that most residents will find perfectly manageable in daily practice, even accounting for Singapore’s climate. A second TEL station, Marine Terrace, sits at around 630 metres. The Thomson–East Coast Line provides one-stop connections to Tanjong Katong and direct routes to the CBD via the interchange at Stevens.
For drivers, the picture is equally compelling. The East Coast Parkway (ECP) is accessible within minutes via Marine Parade Road, placing the CBD at roughly 12 to 15 minutes in off-peak conditions. Changi Airport is under 20 minutes via ECP. The Paya Lebar commercial hub — home to the Paya Lebar Quarter office towers, Paya Lebar Square, and PLQ Mall — is reachable in under 10 minutes, making The Adara a practical choice for professionals based at Paya Lebar or the eastern corridor.
Day-to-day amenities cluster thickly within a 10-minute radius. Parkway Parade shopping mall is a 10-minute walk, covering major supermarkets (NTUC FairPrice, Cold Storage), a cinema, and a broad range of dining. The Katong–Joo Chiat strip along East Coast Road and Tanjong Katong Road offers an exceptional density of hawker centres, heritage coffee shops, Peranakan restaurants, and international cafés that most central-region residents would envy. Katong Village and i12 Katong round out the retail options within a short drive.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | primary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | 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 |
| Telok Kurau Primary School | primary | Within 1 km |
| Tao Nan School | primary | ~1.1 km |
| Tanjong Katong Primary School | primary | ~1.2 km |
Facilities
Buyers considering The Adara should enter with realistic expectations: at 16 units, no boutique development of this scale can support resort-style amenities. The Adara provides the essentials — a small swimming pool, a basic fitness area, and covered car parking — without attempting to stretch resources thin across a wishlist of underused facilities. In the Katong micro-market, this trade-off is well understood: buyers at this price point in this neighbourhood are paying for the freehold land tenure, the address, and the low-density lifestyle — not for a clubhouse.
“The facilities are minimal, but that’s honestly fine for a development of this size. The pool is well-maintained, parking is never a headache, and the lack of a big MCST means your maintenance fees stay low. You get the East Coast Park essentially as your extended backyard.”
— Owner review via PropertyGuru
The practical upside of a small development is tangible: no contested pool bookings, no lift queue during peak hours, and a residents’ committee small enough to actually resolve issues quickly. Maintenance fees at boutique freehold developments like The Adara typically run lower on a per-unit basis than at large-scale condominiums with extensive facility commitments.
Unit Sizes & Layout
With only 16 units across a compact site, The Adara’s unit mix is limited but purposeful. Transaction data indicates a mix oriented toward mid-sized units — broadly in the 2- to 3-bedroom range — consistent with what Roxy Homes typically delivered in the 2008–2010 development cycle for the D15 owner-occupier market. Units built in this era generally offer more generous floor areas than comparable new-build bedrooms today: buyers accustomed to the compressed footprints of post-2018 launches will find the proportions notably more liveable, particularly in bedrooms and living areas.
Chapel Road’s low-rise streetscape means that upper-floor units benefit from open sky-views and natural light without the high-rise vertigo that some buyers dislike. Given the small stack count, orientation choices are limited — buyers should verify individual unit facing with the agent and check for any proximity to the road frontage, which carries some ambient traffic noise from Marine Parade Road nearby. East- or south-facing units that look over the neighbouring landed enclave are likely the most desirable.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,872 | $1,630,000 |
| 3 BR | 2 | $1,777 | $1,944,000 |
Pricing & Market Position
Based on 5 recorded transactions, sale prices range from $1,490,000 to $2,100,000, averaging $1,755,600 (~$1,985 psf).
Rents range from $2,800 to $4,800 per month across 16 rental transactions. Current rental yield sits at approximately 2.5%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 18.3% (from $1,678 to $1,985 psf).
Neighbourhood Comparison
The most instructive comparison within D15 is between The Adara and The Continuum — the only other significant freehold development in the district with recent transaction data. The Continuum at $2,790 psf offers 816 units, full resort facilities, and a brand-new 2026-era build quality, but at a 40% premium. For buyers who want freehold D15 without committing to a new-launch price tag or a large-development lifestyle, The Adara’s $1,985 psf represents a meaningful entry point. The trade-off is age (15 years vs. new), facility depth (minimal vs. full resort), and liquidity (16 units vs. 816 units on re-sale).
Against the leasehold mega-projects, the comparison shifts decisively toward tenure. Grand Dunman ($2,537 psf, 99-year lease from 2022) and Emerald of Katong ($2,640 psf, 99-year lease from 2023) offer superior facilities, brand-new finishings, and higher liquidity on re-sale — but at significantly higher psf and with the lease clock running from day one. For owner-occupiers with a long-term horizon who place genuine weight on freehold permanence, The Adara occupies a distinct positioning that the leasehold giants simply cannot match. PropertyLimBrothers’ D15 analysis consistently highlights freehold land in this district as a structural store of value, with smaller developments often outperforming on a per-land-area basis in collective sale scenarios.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE ADARA | Freehold | 2010 | 16 | $1,985 |
| 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 THE ADARA across multiple dimensions.
What Residents Say
“Loved living here for five years. The neighbourhood is fantastic — you can walk to East Coast Park in 5 minutes, Parkway Parade in 10. Marine Parade MRT opened and made commuting much easier. It feels more like a private house than a condo.”
— Former resident review via EdgeProp
“Quiet, well-kept, and the neighbours all know each other. With only 16 units the management committee actually works — maintenance requests get sorted fast. The pool is small but the building is immaculate.”
— Owner review via PropertyGuru
“Decent investment pick but the yield is not great. Rental demand is solid from the international school families nearby, but you won’t be getting 3.5% here. The freehold title is the real story.”
— Investor review via 99.co
Resident sentiment across review platforms is consistent and positive, with the recurring themes being the neighbourhood quality, the low-maintenance boutique lifestyle, and the improved connectivity following the opening of Marine Parade MRT on the Thomson–East Coast Line. Stacked Homes’ neighbourhood guide identifies the Katong–Marine Parade corridor as one of Singapore’s most consistently in-demand residential micro-markets, underpinned by its heritage character, food culture, and proximity to East Coast Park — a composite that The Adara’s address sits squarely within.
Strengths & Weaknesses
- Freehold tenure — no lease decay, full generational wealth preservation
- Marine Parade MRT (TEL) at ~470m — walkable, one-line access to CBD and Changi
- Boutique 16-unit scale — genuine privacy, no facility queue, responsive MCST
- Meaningful PSF discount vs freehold D15 comparables (The Continuum at $2,790 psf)
- 5-minute walk to East Coast Park coastal connector and beach lifestyle
- Strong school cluster within 1km — CHIJ Katong Primary, TK Girls' School, Canadian International School
- Katong–Joo Chiat heritage food belt at the doorstep — exceptional neighbourhood character
- Parkway Parade shopping mall within 10-minute walk
- Low-rise streetscape — upper units enjoy open skies without high-rise vertigo
- Established Roxy-Pacific developer with track record in boutique D15 freehold products
- Only 16 units — very limited resale liquidity compared to large-format developments
- Minimal facilities — pool and basic gym only; no clubhouse, tennis, or BBQ facilities
- Units 15 years old (TOP 2010) — renovation budget required for kitchen/bathrooms
- Low gross yield at 2.49% — below average for D15 investment returns
- Small site limits en-bloc optionality despite reasonable en-bloc score
- Investment score 41/100 — better as wealth preservation than active yield play
- No shuttle bus or on-site convenience retail typical of larger developments
- Marine Parade Road ambient traffic noise audible from road-facing units
Verdict
The Adara makes a coherent case for a specific buyer: someone who wants a permanent freehold address in D15, values the Katong lifestyle corridor, and is comfortable with MRT access at a comfortable-but-not-doorstep 470 metres. At approximately S$1,985 psf based on recent transactions, The Adara sits meaningfully below the pricing of the newer large-format D15 launches — Grand Dunman at $2,537 psf, Emerald of Katong at $2,640 psf, and The Continuum (also freehold) at $2,790 psf. The 29–41% discount to the Continuum for a freehold product in the same district is the headline number.
The investment case is more nuanced. The gross yield of 2.49% is respectable for the segment but not exceptional — rental demand in the area is steady from expat families associated with the international school cluster, but the small unit count limits liquidity. The investment score of 41/100 reflects this: The Adara is better characterised as a wealth preservation play on freehold D15 land rather than a high-yield rental machine. En-bloc probability at 45/100 remains an optionality upside for patient holders, though the small site scale makes a collective sale more complex to execute.
For owner-occupiers, the calculation is cleaner. Freehold tenure with no lease anxiety, a walkable neighbourhood with exceptional lifestyle amenities, strong school options within 1 km, and a community small enough to feel like a private home rather than a managed estate. The trade-off is limited facility amenity — but the East Coast Park corridor more than compensates as a shared open-space resource. Buyers who want a facility-rich resort lifestyle should look at Grand Dunman or Tembusu Grand instead; buyers who want a quiet, permanent D15 address at a meaningful discount to today’s new-launch pricing will find The Adara difficult to fault.