The Citrine
Overview & Key Facts
The Citrine is a small freehold development tucked along Jalan Datoh in District 12, a low-rise residential pocket sandwiched between Toa Payoh, Novena, and the Mount Pleasant enclave. Developed by Tiong Aik Investments Pte Ltd and completed in 2008, The Citrine is a boutique condo of just 54 units — a scale that is almost extinct in today’s District 12 pipeline, where recent launches like The Orie run into the hundreds.
The site sits in a quiet cul-de-sac corner off Jalan Datoh, one of the heritage streets that still retain a mix of older landed homes and small freehold apartment blocks. Because of the low unit count and the surrounding low-rise built environment, day-to-day life here feels closer to a condominium-cum-townhouse hybrid than to the typical mega-development. Buyers who gravitate here are usually after three things at once: freehold tenure, a Central Region location, and the quieter pace of a small-scale development.
The Citrine does not try to be a lifestyle statement. It is a practical, family-sized freehold asset in the Rest of Central Region (RCR), with the kind of unit areas that newer launches rarely deliver. Resale activity is thin by design — only 13 transactions in the last 12 months from a 54-unit pool — but that thinness also explains why owners tend to hold, and why pricing has moved steadily from around S$1,312 psf a few years ago to S$1,714 psf in the most recent trailing year.
Location & Connectivity
The Citrine’s location is a classic District 12 “in-between” address. Toa Payoh MRT is around 730 metres away, while Novena MRT sits about 770 metres on the other side, and the upcoming Thomson-East Coast Line station at Mount Pleasant is roughly 880 metres away. None of these are doorstep distances, but the fact that three MRT options are within 1 km — two of them on different lines — is genuinely useful. In practice, most residents walk to Toa Payoh for the NEL and rely on buses along Thomson Road for everything else.
Drivers have it easier. The Central Expressway (CTE) is a minute or two from the gate, putting the CBD within 10–12 minutes in off-peak traffic and Orchard Road within roughly 8 minutes. The Pan-Island Expressway (PIE) interchange at Toa Payoh North is equally close, which makes east–west commutes to the airport or Jurong unusually painless for a Central location.
Everyday amenities are plentiful but require a short hop. HDB Hub and Toa Payoh Central — anchored by the Toa Payoh Mall, public library, swimming complex, and the famous Toa Payoh Lorong 8 food centre — are reachable in 5–7 minutes by car or a 15-minute walk. On the Novena side, Velocity @ Novena Square and United Square cover groceries, clinics, and enrichment centres. Mount Pleasant and MacRitchie Reservoir are within easy driving distance for weekend greenery.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| New Town Primary School | primary | Within 1 km |
| St. Joseph's Institution | secondary | Within 1 km |
| Beatty Secondary School | secondary | ~1.1 km |
| CHIJ Our Lady Queen of Peace | primary | ~1.1 km |
| CHIJ Secondary (Toa Payoh) | secondary | ~1.1 km |
| School of Science and Technology | jc | ~1.2 km |
| Nexus International School | international | ~1.3 km |
| Kuo Chuan Presbyterian Secondary School | secondary | ~1.3 km |
Facilities
Facilities at The Citrine are deliberately modest and consistent with its 54-unit scale. Residents get a lap pool, children’s pool, jacuzzi, gym, BBQ pavilions, and landscaped communal gardens, along with covered basement parking and 24-hour security. There is no grand clubhouse, no function hall wing, and no sports court — the facility footprint is tight, intentional, and low-maintenance. For buyers used to sprawling mega-condo amenities, this will feel spartan; for those prioritising low monthly fees and low crowd density, it is a feature rather than a limitation.
“Small development with basic facilities but it’s more than enough for us. The pool is rarely crowded because there are only 54 units. Maintenance fees are reasonable and the place feels well-kept for its age.”
— Resident review via PropertyGuru
The main practical benefit of the boutique scale shows up in day-to-day living: the pool is almost always available, BBQ slots are easy to book, and the gym — while compact — is never in queue. The trade-off is that serious fitness users will probably end up with an external gym membership, and families wanting tennis or a full clubhouse should look at the nearby Trevista or Eight Riversuites instead.
Pricing & Market Position
Based on 14 recorded transactions, sale prices range from $1,218,000 to $2,225,000, averaging $1,653,179 (~$1,727 psf).
Rents range from $2,500 to $4,900 per month across 37 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 33.7% (from $1,312 to $1,754 psf).
Neighbourhood Comparison
The most direct comparisons are within the same District 12 pocket. Trevista (99-year leasehold from 2008, 590 units) transacts at roughly S$1,698 psf — essentially at parity with The Citrine on psf, but without the freehold upside and with a lease that is already 18 years into its 99-year runway. Eight Riversuites (99-year from 2011, 843 units) sits at around S$1,642 psf, offering more facilities and a riverside setting in exchange for leasehold tenure and a much larger unit count. Gem Residences (99-year from 2015) trades around S$1,832 psf, reflecting the newer lease.
Two freehold peers round out the picture. Verticus sits at roughly S$2,122 psf for a newer, smaller freehold product with modern fittings — the price gap reflects the 12-plus year age difference and the better finishings. The Orie, the current mega-launch of the district, prices near S$2,730 psf for a fresh 99-year lease and full modern facilities; buyers paying that premium are effectively paying for a new-launch narrative and deferred TOP. For a buyer who is indifferent between tenure types and wants facilities, Trevista or Eight Riversuites are the value picks; for a buyer prioritising freehold and space at a reasonable psf, The Citrine holds its ground.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE CITRINE | Freehold | 2008 | 54 | $1,727 |
| THE ORIE | 99 yrs lease commencing from 2024 | 2025 | 52 | $2,730 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 2016 | 843 | $1,643 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | — | 578 | $1,838 |
| TREVISTA | 99 yrs lease commencing from 2008 | — | 590 | $1,702 |
| VERTICUS | Freehold | 2021 | 162 | $2,122 |
ShiokNest Scores
Our proprietary scoring system evaluates THE CITRINE across multiple dimensions.
What Residents Say
“Been staying here for 6 years. Love the peace and quiet. Freehold was the main reason we bought, and being near Toa Payoh means we have everything we need within 10 minutes by car.”
— Resident review via EdgeProp
“Units are spacious compared to new condos. Our 3-bedroom is over 1,200 sqft and it’s very liveable. Finishings are a bit dated now but that’s expected for a 2008 development.”
— Resident review via PropertyGuru
“Walk to Toa Payoh MRT takes about 10 minutes. Not ideal in the rain or heat, but it’s manageable. We mostly drive because CTE is just around the corner.”
— Resident review via 99.co
The pattern across platforms is consistent: owners appreciate the freehold status, the unit sizes, and the low-density feel, but are candid that MRT access is not walk-to-door and that the finishings reflect the development’s age. None of the reviews flag structural or management issues, which is unusual for a development approaching its two-decade mark and suggests the MCST has been competent.
Strengths & Weaknesses
- Freehold tenure in a predominantly leasehold sub-market
- Boutique 54-unit scale — low density, uncrowded facilities
- Three MRT stations within 1 km (Toa Payoh, Novena, upcoming Mount Pleasant TEL)
- Excellent CTE/PIE access — CBD and Orchard within 10–12 minutes
- Generous unit sizes (3-BR typically 1,100–1,500 sqft)
- Strong 5-year price momentum — trailing psf up from $1,312 to $1,714
- Priced at a clear discount to nearby new launches (~37% below The Orie psf)
- Reasonable maintenance fees due to modest facility footprint
- Close to heritage amenities — Toa Payoh hawker centre, HDB Hub, MacRitchie
- Eight schools within 1.3 km, including St. Joseph's Institution
- No MRT walk-to-door — nearest station is ~730m (10+ min walk)
- Thin resale liquidity — only 54 units means few comparable listings
- Basic facilities only — no tennis, no clubhouse, no function hall
- Finishings reflect 2008-era mid-market positioning
- Gross yield of ~3.04% is average, not standout for D12
- Some units pick up Thomson Road arterial noise
- Small unit pool limits choice for buyers with specific stack preferences
- Walkability score of 50/100 reflects moderate everyday-amenity walk distance
Verdict
The Citrine is a quietly compelling option for a specific buyer: someone who wants freehold tenure in the Central Region, values space over facilities, and is comfortable with a 10-minute walk (or short bus ride) to the MRT. At an average of S$1,714 psf over the trailing 12 months, it is priced at a clear discount to surrounding 99-year new launches — The Orie, for example, is transacting near S$2,730 psf — while delivering larger unit sizes and the tenure advantage that matters most on a 20+ year holding view.
The counter-argument is straightforward. Buyers who prize MRT convenience above all else, or who need the amenity breadth of a larger development, will find the value calculus less favourable. The 54-unit pool also means thin liquidity: selling within a tight window may require price flexibility, because there is rarely more than one or two listings competing at any time. For own-stay buyers with a 10-year-plus horizon, that illiquidity is irrelevant — for investors looking to flip inside 3 years, it is a genuine risk.
Our read: The Citrine is a sensible, under-the-radar freehold play for families and long-hold buyers who already understand that freehold small-block condos trade on a different logic than leasehold mega-developments. The recent price momentum — up meaningfully across each of the past four years — suggests the market is starting to recognise that logic.