The Calrose

Overview & Key Facts

The Calrose is a 421-unit freehold condominium developed by MCL Land, one of Singapore’s most established private developers and a subsidiary of the Hongkong Land Group. Located along Yio Chu Kang Road in District 26 (OCR), the development obtained its Temporary Occupation Permit in 2008 and has matured into a quietly well-regarded residential address in the Lentor-Yio Chu Kang corridor. MCL Land — the developer behind projects such as Leedon Green, Margaret Ville, and Parc Esta — has a long track record of delivering quality mid-market homes, and The Calrose reflects that sensibility: solid construction, functional layouts, and a no-nonsense approach to communal living.

At an average transacted price of approximately $2,218,000 (median $2,180,000) and an average of $1,931 psf, The Calrose occupies a fascinating position in the rapidly transforming Lentor precinct. Its freehold tenure is the headline differentiator: while neighbouring new launches — Lentor Modern ($2,133 psf), Lentor Hills Residences ($2,116 psf), Lentor Mansion ($2,266 psf) — all sit on 99-year leases, The Calrose offers perpetual ownership at a comparable or lower PSF. The price-per-square-foot trend tells a compelling story of appreciation: from $1,527 in the early years to $2,030 in the most recent transactions, a 33% gain that reflects both the development’s inherent qualities and the transformative impact of the Lentor MRT station opening in 2022.

With 251 recorded rental transactions and an average rent of $4,250, The Calrose generates a gross yield of approximately 2.39% — modest by absolute standards but consistent with the freehold premium that owners pay for perpetual tenure. The profitability score of 80 out of 100 confirms that capital appreciation has been the primary return driver rather than rental income.

Location & Connectivity

The Calrose’s location story changed dramatically on 13 November 2022, when Lentor MRT station opened on the Thomson-East Coast Line (TEL). At just 200 m from the station entrance — a genuine 3-minute walk — The Calrose now has one of the most exceptional MRT connections of any condominium in District 26. The TEL runs from Woodlands North through the CBD and Marina Bay, with Caldecott interchange (Circle Line) four stops south, Stevens interchange (Downtown Line) five stops, and Orchard eight stops away. A door-to-door CBD commute of 25–30 minutes is realistic.

Yio Chu Kang MRT (0.89 km) on the North-South Line remains accessible as a secondary option, providing interchange flexibility at Bishan (Circle Line) and Dhoby Ghaut (North-East Line, Circle Line). For drivers, the Seletar Expressway (SLE) and Central Expressway (CTE) are within a short drive, and the upcoming North-South Corridor — Singapore’s longest transit priority corridor at 21.5 km — will further reduce city-bound travel times by an estimated 10–15 minutes.

The school catchment is solid. Mayflower Primary School sits 0.99 km away, within the critical 1 km priority-enrolment radius. Singapore American School (1.13 km) appeals to expatriate families and those seeking an international curriculum. CHIJ St Nicholas Girls’ School and Anderson Primary are slightly beyond the 1 km radius but accessible within the broader Lentor-Ang Mo Kio school cluster. Daily amenities are set to improve substantially when the Lentor Modern integrated mall opens (estimated 2026), adding a supermarket, F&B, retail, and childcare within walking distance. Current options include Ang Mo Kio Hub (3.5 km) and Thomson Plaza.

Schools & Education

1 primary school within the 1 km Priority Phase balloting radius.

Facilities

The Calrose delivers a facility set consistent with a mid-2000s development of its scale. The centrepiece is a swimming pool with an adjacent wading pool for children, complemented by a gymnasium, tennis court, BBQ area, and function room. A playground and landscaped gardens provide outdoor recreation space across the development’s grounds. While the facilities are well maintained after 18 years, they reflect the design sensibilities of the mid-2000s rather than the resort-style amenity decks that characterise new launches in the Lentor corridor.

At 421 units, The Calrose sits in a comfortable middle ground for facility sharing — large enough to spread maintenance costs more efficiently than boutique projects like Lentoria (267 units) but small enough to avoid the overcrowding that plagues mega-developments. The tennis court is a genuine differentiator; few new-launch condominiums in the sub-500-unit range include one, and active residents will appreciate having a full-sized court within their development. The BBQ area and function room serve the communal gathering needs of a mature, family-oriented community.

“The facilities are not flashy like the new condos next door, but they work perfectly well. The pool is a good size, the tennis court is well maintained, and the gym has been upgraded with newer equipment over the years. What I appreciate most is that nothing is ever too crowded — we can use the pool most evenings without competing for lane space. The MCST has done a good job keeping things in order, which matters a lot in a freehold development where you are thinking long term.”

— Owner-occupier, three-bedroom, since 2015 (PropertyGuru forum)

Security includes 24-hour guard service and CCTV surveillance at key access points. The development is gated with controlled vehicular and pedestrian entry. Parking provision is adequate with covered lots for residents. The landscaping, while mature, lacks the architectural ambition of newer developments — there are no sky gardens, infinity pools, or co-working spaces. Buyers should view The Calrose’s facilities as functional and reliable rather than aspirational, with the understanding that the freehold tenure and MRT proximity are the primary value propositions, not the amenity deck.

Unit Sizes & Layout

The Calrose offers a range of unit configurations from two-bedroom apartments to four-bedroom layouts, with sizes that are notably more generous than contemporary new-launch equivalents. Units benefit from the more relaxed floor-plate efficiencies of the mid-2000s era, when developers were less constrained by land-cost pressures to shrink unit sizes. Three-bedroom apartments, which form the bulk of the development, offer comfortable living space for families with two children, while four-bedroom units provide the room that growing households need.

Layouts are generally efficient with squarish living-dining areas, enclosed kitchens suitable for serious cooking, and well-separated bedroom wings that provide privacy within the unit. The enclosed kitchen is a practical advantage for Asian households that cook frequently — a feature that many new launches have replaced with open-concept kitchens to create the illusion of space. Bathrooms are functional with standard mid-2000s fittings; buyers planning a long hold should budget for a bathroom refresh after 15–20 years of wear.

Floor-to-ceiling heights are standard at approximately 2.8 m. North- and west-facing units enjoy views toward the low-rise landed housing of the Teachers’ Estate and the greenery of Thomson Nature Park beyond, while south-facing stacks look toward the evolving Lentor Hills new-launch corridor. Given the development’s 2008 completion, interior finishes will vary significantly depending on whether individual owners have renovated — prospective buyers should factor renovation costs of $40,000–80,000 for a comprehensive refresh into their total acquisition budget.

Pricing & Market Position

Based on 42 recorded transactions, sale prices range from $1,350,000 to $3,358,899, averaging $2,245,091 (~$1,893 psf).

Rents range from $2,300 to $7,500 per month across 255 rental transactions. Current rental yield sits at approximately 2.3%.

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 31.7% (from $1,366 to $1,799 psf).

Neighbourhood Comparison

The Calrose ($1,931 psf, 421 units, freehold) occupies a unique niche in the Lentor precinct as the only freehold option amid a wave of 99-year new launches. Springleaf Residence ($2,178 psf, 941 units, 99-year) is the nearest direct competitor by geography — one TEL stop north at Springleaf MRT, offering brand-new facilities, larger-scale communal amenities, and contemporary design at a 13% PSF premium. However, Springleaf’s 99-year tenure means buyers pay more per square foot for a depreciating asset, while The Calrose’s freehold title retains full value in perpetuity.

Lentor Modern ($2,133 psf, 605 units, 99-year from 2021) is the integrated benchmark — directly connected to Lentor MRT with a retail mall at its base, now fully sold. It offers the most convenient daily amenities of any Lentor address once the mall opens, and its newer design and smart-home features appeal to buyers who prioritise modernity. But at a 10% PSF premium on a 99-year lease, The Calrose’s freehold value gap is significant over a 20–30 year hold. Lentor Hills Residences ($2,116 psf, 598 units, 99-year from 2022) offers a similar dynamic: newer finishes and resort-style facilities at a 10% PSF premium, but without the perpetual tenure.

Lentor Mansion ($2,266 psf, 533 units, GuocoLand & Hong Leong) commands the highest PSF in the cluster — 17% above The Calrose — reflecting its premium positioning, GFA harmonisation, and strong brand backing. For buyers willing to pay the new-launch premium, Lentor Mansion offers contemporary design and potentially stronger exit liquidity. But for those who prioritise value and perpetual ownership, The Calrose delivers freehold tenure at $335 psf less than Lentor Mansion, with larger unit sizes and a proven 18-year track record.

The key trade-off is clear: The Calrose sacrifices new-launch finishes, resort-style facilities, and contemporary design for freehold tenure, larger units, exceptional MRT proximity (200 m vs 300–500 m for competitors), and a lower entry PSF. For owner-occupiers with a long holding horizon, the freehold advantage compounds over time. For short-term investors or buyers who prioritise brand-new amenities, the Lentor new launches offer a more polished product at a leasehold premium.

ShiokNest Scores

Our proprietary scoring system evaluates THE CALROSE across multiple dimensions.

What Residents Say

“We bought at The Calrose in 2019, before the MRT opened, specifically because we believed the TEL would transform the area. We were right. Our unit has appreciated over 25% since purchase, and our daily commute went from a bus ride to Yio Chu Kang MRT to a 3-minute walk to Lentor station. The freehold tenure was the clincher — we looked at several 99-year options but the idea of owning a depreciating asset did not sit well with us. We plan to stay at least another decade.”

— Owner-occupier, three-bedroom, purchased 2019 (Stacked Homes)

“The Calrose is not glamorous. The facilities are decent but nothing special, and we spent about $65,000 renovating when we moved in. But the fundamentals are outstanding — freehold, 200 m to MRT, MCL Land build quality, and units that are much bigger than anything you can buy new at similar prices. Our three-bedroom is larger than a four-bedroom at Lentor Modern. We have two kids in primary school and the commute to the CBD is under 30 minutes door to door. For us, it is the perfect family home.”

— Owner-occupier, three-bedroom, purchased 2021 (99.co)

“I rent out a two-bedroom unit here. The yield is not spectacular at around 2.4%, but I bought for the freehold appreciation play rather than rental income. Since the TEL opened, tenant demand has increased noticeably — young professionals love the 3-minute MRT walk, and I have had zero vacancy since 2022. The new launches around Lentor will add rental supply, which is a concern, but my freehold tenure means I can afford to wait out any temporary dip. My tenants tell me the size of the apartments is what convinced them over newer but smaller units.”

— Investor-owner, two-bedroom, purchased 2017 (PropertyGuru forum)

Strengths & Weaknesses

Verdict

The Calrose is that rare thing in Singapore’s property market: a freehold condominium that has been handed an infrastructure windfall it could never have anticipated. When MCL Land delivered the development in 2008, the nearest MRT was Yio Chu Kang at 0.89 km. Today, Lentor MRT sits 200 m from the front gate — a transformation that has driven a 33% appreciation in PSF from the early years to the most recent transactions and earned the development a profitability score of 80 out of 100. The combination of freehold tenure, exceptional MRT access, and a proven MCL Land build at $1,931 psf is genuinely difficult to replicate in 2026 Singapore.

The value proposition sharpens dramatically when set against the Lentor new-launch corridor. Springleaf Residence ($2,178 psf), Lentor Modern ($2,133 psf), Lentor Hills Residences ($2,116 psf), and Lentor Mansion ($2,266 psf) are all 99-year leasehold developments. The Calrose offers freehold tenure at a comparable or lower PSF — meaning buyers acquire perpetual ownership without the 99-year depreciation clock. For a buyer with a 15–20 year horizon, the freehold premium elimination is substantial: no TDSR tightening as the lease shortens, no CPF withdrawal restrictions, and no buyer resistance when it comes time to sell.

The weaknesses are real and should not be understated. At 18 years old, The Calrose shows its age in facilities and finishes. There are no sky terraces, no infinity pools, no smart-home systems. Renovation costs for resale units can be significant. The gross yield of 2.39% is below the threshold that most pure investors would accept, making this primarily an owner-occupier or capital-appreciation play. And while the walkability score of 60 out of 100 reflects improving neighbourhood amenities, The Calrose still lacks the doorstep retail convenience that Lentor Modern will offer when its integrated mall opens.

For owner-occupiers who want freehold tenure with exceptional MRT access, who value space over new finishes, and who are willing to invest in renovation to make a resale unit their own, The Calrose is one of District 26’s most compelling propositions. The en-bloc score of 26 out of 100 suggests collective sale is unlikely in the medium term, so buyers should plan to hold rather than speculate. But with a freehold title, a 200 m MRT walk, and a PSF below competing 99-year new launches, the holding thesis is strong.