The Addition
Overview & Key Facts
The Addition is a boutique freehold condominium on Meyappa Chettiar Road in District 13 — a quiet residential slip road tucked between the established Potong Pasir estate and the Woodleigh conservation corridor. With just 26 units, it occupies the intimate end of Singapore’s private residential spectrum: fewer neighbours, lower facility overhead, and a development character shaped more by the neighbourhood around it than by anything within its own boundary walls.
The development’s most compelling credential is its proximity to Potong Pasir MRT station on the North-East Line — a walk of just 190 metres. That figure places The Addition among a small group of Singapore condominiums where “MRT access” is not a marketing approximation but a practical reality. Residents step out of their lobby and are at the platform in under three minutes. In a city where MRT proximity commands a measurable premium, this is a genuine structural advantage.
Freehold tenure in District 13 at prices anchored around S$1,905,000 median represents a relatively rare combination in the RCR belt, where most comparable-proximity options are leasehold. The buyer profile is accordingly weighted toward long-term holders — owner-occupiers prioritising permanence over yield maximisation, and investors seeking an asset class that sidesteps lease-decay discount concerns in their resale calculations.
Location & Connectivity
Potong Pasir is one of Singapore’s most characterful residential estates — a fact that surprises many buyers who encounter it for the first time. The area retains a distinct kampong-spirit quality: low-rise HDB blocks from the 1980s built during the Chiam See Tong era sit alongside coffee shops that have operated for decades, small provision stores, and a community of long-term residents who have chosen not to move despite the estate’s gradual gentrification. The Addition sits at the centre of this character rather than on its periphery, benefiting from the neighbourhood’s walkability without being insulated from it by gated distance.
The walk score of 83/100 is not an abstraction — it reflects a genuinely walkable daily environment. Potong Pasir MRT is 190 metres away (North-East Line, direct to Dhoby Ghaut and Harbourfront). The Potong Pasir Market and Food Centre on Meyappa Chettiar Road itself is effectively adjacent, providing hawker meals, wet market produce, and a post office within a two-minute walk. The Stamford American International School and Stamford Primary School are within 800 metres; Assumption Pathway School is within 1 km. Woodleigh MRT is reachable at just under 1 km, adding the Thompson-East Coast Line as a second rapid-transit option from within walking range.
For drivers, the PIE access via Braddell Road is under five minutes, connecting to the CBD in approximately 15 minutes off-peak. Orchard Road is around 10 minutes by car via Dunearn Road; Paya Lebar, Toa Payoh, and Bishan are all within a 10-minute radius. The Nex shopping mall at Serangoon is accessible in about 6 minutes by car. For residents who own a vehicle, the central-corridor positioning of D13 makes most of the island feel close.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Assumption Pathway School | secondary | Within 1 km |
| Stamford Primary School | primary | Within 1 km |
| Bendemeer Secondary School | secondary | ~1.1 km |
| Bendemeer Primary School | primary | ~1.1 km |
| Balestier Hill Primary School | primary | ~1.4 km |
| De La Salle School | primary | ~1.6 km |
| Red Swastika School | primary | ~1.6 km |
| School of Science and Technology | jc | ~1.6 km |
Facilities
At 26 units, The Addition operates in a different register from Singapore’s resort-scale condominium developments. Facilities are boutique by definition: residents can expect a pool, gym, and landscaped common areas, but not the multi-court sports complexes, clubhouses, or theme-zone layouts of larger developments. This is a deliberate trade-off rather than a deficiency — the practical benefits of a 26-unit development include far lower maintenance overheads per unit, shorter facility-booking queues (or no booking systems at all), and a quieter common area experience that many owner-occupiers actively prefer over the busy amenity culture of a mega-development.
For residents who need resort-scale facilities, the surrounding neighbourhood provides meaningful supplementation. The Potong Pasir Community Club on Meyappa Chettiar Road is within a short walk and offers fitness facilities, a swimming pool, and function rooms at subsidised rates. Bishan-Ang Mo Kio Park — one of Singapore’s most expansive riverine parks — is accessible via the park connector network from Potong Pasir, providing running tracks, cycling paths, and open recreational space that no condominium, regardless of size, can meaningfully replicate.
“The pool and gym are well-maintained and you never have to queue. In a bigger condo you’re competing with hundreds of other residents for the same lap lanes. Here it actually feels like your own private space.”
— Resident review via EdgeProp
Unit Sizes & Layout
With transaction data showing an average PSF of approximately S$2,028 over the last 12 months and a median transaction price of S$1,905,000, unit sizes at The Addition average around 940 sqft — a reasonable footprint that reflects freehold D13 pricing rather than the space compression of newer leasehold launches in the area. Units are believed to be primarily 2- and 3-bedroom configurations, sized for owner-occupier family use rather than the investor-grade shoebox formats that have become prevalent in RCR developments over the past decade. No TOP date is on record, indicating the development has been completed for a sufficient period for meaningful resale data to exist — the PSF trend data confirms steady transactions over the five-year window observed.
The PSF trajectory is instructive: yr1 S$1,918, yr2 S$1,868, yr3 S$2,025, yr4 S$1,977, yr5 S$2,130 — a range of S$262 psf over five years with a net directional trend upward despite some year-to-year volatility. This is consistent with a thinly-traded boutique where individual transaction mix (unit size, level, facing) can shift the headline figure meaningfully. The underlying asset has held value and appreciated modestly in real terms over the window observed, which is a creditable outcome given the small sample size and the absence of a large-development marketing engine to drive comparable awareness.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,943 | $1,150,000 |
| 2 BR | 4 | $2,021 | $1,842,250 |
| 3 BR | 1 | $1,868 | $1,810,000 |
Pricing & Market Position
Based on 6 recorded transactions, sale prices range from $1,150,000 to $2,018,000, averaging $1,721,500 (~$2,028 psf).
Rents range from $2,500 to $5,000 per month across 20 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2022 to 2026, the average PSF has appreciated by 11.1% (from $1,918 to $2,130 psf).
Neighbourhood Comparison
The most direct comparisons are the larger leasehold developments clustered around the Woodleigh-Potong Pasir corridor. The Woodleigh Residences (99yr, 2017, 667 units, S$2,227 psf) offers a comprehensive integrated development experience with retail podium, community club, and MRT adjacency at Woodleigh, but commands a roughly 10% PSF premium over The Addition on a leasehold basis. Park Colonial (99yr, 2017, 805 units, S$2,142 psf) similarly offers larger-scale facilities and a newer lease at a premium PSF. The Tre Ver (99yr, 2018, 729 units, S$1,919 psf) and The Poiz Residences (99yr, 2014, 731 units, S$1,865 psf) sit below The Addition’s freehold PSF — but on a lease-adjusted comparison the gap narrows considerably as those 99-year clocks tick forward.
Bartley Ridge (99yr, 2012, 868 units, S$1,703 psf) is the most affordable comparison but is now 14 years into its lease and further from the NEL. The fundamental question for buyers choosing between The Addition and these leasehold alternatives is whether the freehold tenure premium — currently embedded at a modest spread — justifies accepting the boutique scale trade-off. For buyers with a 20+ year horizon or estate-planning considerations, freehold D13 with Potong Pasir MRT at the doorstep is a compelling long-term position. For buyers optimising for near-term yield or facilities lifestyle, the larger leasehold developments offer more per dollar today.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE ADDITION | Freehold | — | 26 | $2,028 |
| 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 THE ADDITION across multiple dimensions.
What Residents Say
“Best location decision I’ve made. Potong Pasir MRT is literally three minutes on foot. I don’t even think about transport anymore — just walk out and you’re connected to everywhere.”
— Owner-occupier review via PropertyGuru
“Love the neighbourhood. The hawker centre right outside is one of the best in the area — we eat there two or three times a week. The kampong feel of Potong Pasir is something you can’t get in a newer estate.”
— Resident review via EdgeProp
“Facilities are basic, no getting around that. If you want a resort lifestyle, this isn’t it. But I knew that going in. The MRT access and freehold title were my two criteria, and on those it delivers completely.”
— Investor review via 99.co
The consistent theme across resident feedback is a clear-eyed trade-off: buyers who chose The Addition did so primarily for the MRT proximity, freehold security, and neighbourhood character, and those factors have delivered as expected. Disappointment tends to come from buyers who underestimated the facilities limitation at the 26-unit scale. The low-density community experience is frequently mentioned as a positive by owner-occupiers who value quiet over activity, and as a neutral-to-negative by investors more focused on lettability to facility-conscious tenants.
Strengths & Weaknesses
- Potong Pasir MRT at 190m — genuine doorstep NEL access in under 3 minutes on foot
- Freehold tenure — zero lease decay, full asset permanence for long-term holders
- Walkability score 83/100 — hawker centre, schools, community club all walkable
- Potong Pasir kampong-spirit neighbourhood — authentic heritage character, mature community
- PSF net appreciation over 5yr ($1,868 → $2,130) despite boutique transaction thinness
- Low-density living — 26 units, no booking queues, quiet communal environment
- Woodleigh MRT (TEL) within 1km — second MRT line access on foot
- Competitive FH D13 pricing vs leasehold peers on a lease-adjusted basis
- Bishan-AMK Park accessible via PCN from Potong Pasir for running and cycling
- Only 26 units — boutique facilities, minimal amenity breadth
- Low resale liquidity — 6 total transactions on record, long hold periods expected
- Gross yield 2.65% — below typical investment threshold for pure-yield buyers
- No TOP date on record — limited information on architectural pedigree or developer track record
- Small strata footprint limits en-bloc potential (score 39)
- Freehold PSF premium already partially absorbed into current pricing
- Investment score 60 — adequate but not exceptional for capital-gain optimisers
Verdict
The Addition makes its case on a tightly defined set of credentials: freehold tenure, doorstep MRT access on the NEL, and positioning within one of Singapore’s most characterful and walkable inner-city estates. That combination is genuinely uncommon — the RCR belt is largely 99-year leasehold, and most freehold stock in the vicinity either sits further from the MRT or comes at a materially higher per-unit price point. For a buyer whose requirements align with these three factors, The Addition is a credible choice at current pricing.
The constraints are equally clear. Twenty-six units means limited facilities, a thin resale market, and a community experience defined almost entirely by the neighbourhood rather than the development itself. A gross yield of 2.65% places it toward the lower end of acceptable for pure investment buyers, though this reflects freehold pricing compression rather than weak rental demand — average rents of S$4,045 per month suggest a functioning rental market for the right tenant profile. The Potong Pasir micro-market has historically attracted a mix of singles, DINKs, and smaller families who value heritage-neighbourhood character over facilities density.
Compared to the nearby leasehold competition — The Woodleigh Residences at S$2,227 psf, Park Colonial at S$2,142 psf, The Tre Ver at S$1,919 psf — The Addition at S$2,028 psf freehold occupies a mid-table position that reflects its boutique scale rather than a discount on its location fundamentals. The freehold premium over 99-year leasehold peers is effectively baked into current pricing at a relatively modest spread, which arguably makes the tenure advantage a reasonable purchase rather than an overpriced one. The investment score of 60 and en-bloc potential of 39 are consistent with the development’s profile: adequate as a long-term hold, limited as a short-term trade or en-bloc speculative play given its small strata footprint.