The Espira
The Espira is a freehold condominium in District 15 (Joo Chiat, Amber Road, Katong), within Singapore's Outside Central Region (OCR). The development was completed in 2010 and comprises 40 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
THE ESPIRA is a freehold condominium at LORONG L TELOK KURAU in District 15 (OCR), developed by WORLD CLASS LAND PTE LTD, comprising 40 units, completed in 2010.
Location & Connectivity
THE ESPIRA is approximately 610m from Marine Terrace MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Marine Terrace | Thomson-East Coast Line | 610m |
| Kembangan | East-West Line | 1 km |
| Siglap | Thomson-East Coast Line | 1.3 km |
| Marine Parade | Thomson-East Coast Line | 1.4 km |
Schools & Education
12 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 150m |
| Chung Cheng High School (Main) | Secondary | 850m |
| East Coast Primary School | Primary | 1.1 km |
| Global Indian International School (GIIS East Coast) | International | 1.1 km |
| Canossa Catholic Primary School | Primary | 1.6 km |
| Canadian International School (Tanjong Katong) | International | 1.6 km |
| Tanjong Katong Girls' School | Secondary | 1.6 km |
| Broadrick Secondary School | Secondary | 1.7 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,351 psf | $800,000 |
| 3 BR | 8 | $1,442 psf | $1,545,625 |
| 4 BR | 1 | $1,139 psf | $2,010,000 |
| 5+ BR | 1 | $1,073 psf | $2,380,000 |
Market Position
THE ESPIRA has recorded 11 sales at an average price of $1,595,909.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at THE ESPIRA typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 1 BR | $2,473/mo | $800,000 | 3.71% | $309/mo |
| 3 BR | $3,982/mo | $1,545,625 | 3.09% | $258/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $1,221 psf | — |
| 2022 | 2 | $1,363 psf | ↑ 11.6% |
| 2023 | 2 | $1,384 psf | ↑ 1.5% |
| 2024 | 2 | $1,329 psf | ↓ 3.9% |
| 2025 | 1 | $1,612 psf | ↑ 21.2% |
| 2026 | 2 | $1,446 psf | ↓ 10.3% |
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From the 2025 high, THE ESPIRA prices have given back 10.3% — still 18.4% above the 2021 baseline.
Price Index Check
The ShiokNest Price Index for District 15 reads 110.5 as of June 2026 — down 9.3% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 913 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 783 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 645 |
| AMBER PARK | Freehold | $2,549 psf | 397 |
What Could Work Against You
- With just 2 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 40-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits car-owning households, international school families, long-term hold (10+ yr) and freehold / generational hold best. At ~613m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For yield-focused investors, it can work — but weigh the trade-offs before committing.
en-bloc speculators and resort facilities should probably look elsewhere. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
Verdict
THE ESPIRA is a freehold development in District 15 (OCR), with 40 units, offering a gross yield of 2.7%.
At ~$1,501 psf, it represents a competitive entry point in the OCR segment.
Explore the full THE ESPIRA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THE ESPIRA against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (630m away), an upgrader gap of about $950,000
- Bedok — 4-room average $659,895 (1.2 km away), an upgrader gap of about $950,000
- Geylang — 4-room average $761,443 (1.5 km away), an upgrader gap of about $850,000
FAQ
What is the average PSF for THE ESPIRA?
Is THE ESPIRA freehold?
What is the rental yield for THE ESPIRA?
Which MRT is nearest to THE ESPIRA?
Sources & Next Steps
- THE ESPIRA Dashboard — Live charts and analytics
- URA — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 11 transactions
- Rental data: 48 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 11 records analysed · Source: URA private-sale caveats