The Interweave
Overview & Key Facts
The Interweave is a compact freehold condominium of 169 units at 21 Kim Keat Road, completed in 2015 by BS Tanjong Katong Pte Ltd, a subsidiary of BS Capital Group. The name suggests interconnection — a weaving together of urban convenience and residential intimacy — and the development delivers on that premise in a quiet, unpretentious way. Rising 21 storeys as a single slender tower on a tight site, The Interweave is the kind of under-the-radar freehold that does not generate magazine covers but consistently attracts a particular buyer: someone who values perpetual ownership in a central location without the quantum shock of a District 9 or 10 address.
BS Capital Group is primarily known for industrial and commercial developments — their portfolio includes CARROS Centre, Pantech 21, and Lumiere along Shenton Way. The Interweave is one of their few purely residential projects, and it reflects a developer philosophy oriented towards functional efficiency rather than architectural extravagance. The unit mix is deliberately weighted towards compact formats: 54 studios (377–388 sqft), 56 one-bedrooms (344–441 sqft), 57 two-bedrooms (689–764 sqft), and just 2 three-bedroom penthouses (1,119–1,141 sqft). This is a development designed for singles, couples, and small families — or investors seeking rental yield in the Balestier–Toa Payoh corridor.
At a current average of $1,758 PSF with a median transacted price of $700,000, The Interweave sits in the accessible segment of freehold District 12 — substantially below newer competitors like Verticus ($2,122 PSF) and a fraction of the quantum required for The Orie ($2,730 PSF). For buyers who think in terms of entry price, freehold tenure, and rental yield rather than prestige branding, The Interweave is a proposition worth examining carefully.
Location & Connectivity
Kim Keat Road sits at the seam where Balestier’s heritage shophouse character gives way to the HDB heartland of Toa Payoh. It is not glamorous — there is no Orchard Road sheen or East Coast beachfront — but it is deeply functional in a way that matters for daily living. The Interweave’s position places residents within walking distance of one of Singapore’s most characterful food corridors along Balestier Road, where generations-old establishments like Boon Tong Kee chicken rice, Loong Fatt Tau Sar Piah (operating since 1948), and Lam Yeo Coffee Powder Factory have anchored a neighbourhood that resists the homogenisation of newer estates.
The honest transport picture requires candour. The nearest MRT station is Toa Payoh (NS19) at approximately 1.06 km — a 13–14 minute walk that exceeds the 800-metre threshold most buyers consider comfortable. Novena MRT (NS20) is 1.16 km away, and Boon Keng (NE9) at 1.17 km. None qualify as doorstep convenience. Bus connectivity along Balestier Road and Thomson Road partially compensates, with services running to Orchard, the CBD, and Ang Mo Kio, but this is fundamentally a location where a car or regular ride-hailing improves quality of life materially. The future opening of the Cross Island Line’s Toa Payoh West station may improve connectivity, but that remains years away.
Daily amenities are well covered. Toa Payoh Central — one of Singapore’s busiest HDB town centres — is a short drive or bus ride away, offering NTUC FairPrice, a wet market, hawker centre, library, and HDB Hub. Closer to hand, Zhongshan Mall on Balestier Road provides a FairPrice Xpress and basic retail. For more substantial shopping, Novena Square, United Square, and Velocity@Novena are all within a 5–8 minute drive. The neighbourhood’s real asset is its food scene: Balestier Road alone offers enough variety — from bak kut teh to claypot rice to traditional bakeries — to satisfy years of dining exploration.
The school catchment is serviceable. Balestier Hill Primary School sits within 1 km at 0.99 km, with CHIJ Our Lady Queen of Peace at 0.86 km. Beatty Secondary School (0.66 km) and the School of Science and Technology (0.78 km) are close for secondary-age children. CHIJ Secondary Toa Payoh is 0.83 km away. The cluster is decent without being exceptional — families targeting elite primary schools may find the catchment limiting compared to Districts 9 or 10.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Beatty Secondary School | secondary | Within 1 km |
| School of Science and Technology | jc | Within 1 km |
| CHIJ Secondary (Toa Payoh) | secondary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| Balestier Hill Primary School | primary | Within 1 km |
| Bendemeer Primary School | primary | ~1.2 km |
| Bendemeer Secondary School | secondary | ~1.3 km |
| Farrer Park Primary School | primary | ~1.4 km |
Facilities
The Interweave’s facilities are honest about what a 169-unit development on a compact site can deliver. The centrepiece is a swimming pool with adjoining pool deck, adequate for leisure swimming though not lap-pool proportions. A gymnasium, BBQ area, and basic landscaped grounds complete the communal offering. There is no tennis court, no function room, no elaborate sky terrace — and at 169 units, that restraint is arguably appropriate. Smaller developments that attempt to replicate the facilities of 500-unit mega-projects often end up with underutilised, poorly maintained amenities funded by disproportionately high maintenance fees.
“It’s a no-frills condo but everything works. The pool is never crowded, the gym is basic but clean, and the BBQ area is well-maintained. For the price we paid, the facilities are reasonable.”
— Owner feedback via PropertyGuru
Security is managed through a proximity card access system for lifts and an auto car barrier with transponder access — functional if not luxurious. The development features an audio intercom system for visitor management. Units come fitted with kitchen cabinets with countertop and sink, bedroom wardrobes, wall-mounted split-unit air-conditioning, and electrical water heaters — a level of finishing that reduces immediate move-in costs for new owners. The floor-to-ceiling panel windows are a genuine design asset, maximising natural light in the compact unit layouts and providing unobstructed views from higher floors across the low-rise Balestier shophouse belt.
Unit Sizes & Layout
The Interweave’s unit mix is heavily weighted towards compact living. The 54 studios (377–388 sqft) and 56 one-bedrooms (344–441 sqft) together account for 65% of all units — a deliberate play for the singles, couples, and investor-landlord demographic. The 57 two-bedrooms (689–764 sqft) offer the most balanced proposition for small families or sharers, while the 2 three-bedroom penthouses (1,119–1,141 sqft) at the building’s crown are rare commodities that seldom trade. The linear layout philosophy runs through all unit types, with floor-to-ceiling windows along the living areas that create an illusion of spaciousness despite the tight footprints.
The one-bedroom units deserve specific attention. At 344–441 sqft, the range is wide — the smaller end is genuinely compact and requires disciplined furnishing, while the upper end at 441 sqft is workable for a single occupant or couple. The two-bedrooms at 689–764 sqft are the sweet spot: large enough for a couple with a child or a home-office setup, and sized to command solid rental demand in the $2,500–$3,000 monthly range from young professionals working in Novena’s medical hub or the CBD. Ceiling height is standard at 2.8 metres, which combined with the full-height glazing prevents the compact units from feeling oppressive.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 32 | $1,669 | $658,274 |
| 1 BR | 8 | $1,474 | $1,015,211 |
| 2 BR | 11 | $1,555 | $1,158,627 |
Pricing & Market Position
Based on 51 recorded transactions, sale prices range from $570,000 to $1,300,000, averaging $822,184 (~$1,632 psf).
Rents range from $1,600 to $4,500 per month across 457 rental transactions. Current rental yield sits at approximately 4.6%.
Price Appreciation
From 2021 to 2026, the average PSF has declined by 0.7% (from $1,516 to $1,506 psf).
Neighbourhood Comparison
The most direct competitor is Verticus ($2,122 PSF, freehold, 162 units, completed 2024) on nearby Jalan Kemaman. Verticus is newer, taller at 28 storeys, and offers a more contemporary design with superior finishings — but at a 21% PSF premium over The Interweave. The unit count is nearly identical (162 vs 169), and both target similar buyer demographics. The premium buys you newness and slightly better MRT proximity to Novena station, but The Interweave’s lower entry quantum delivers better rental yield mathematics. Among 99-year competitors, Gem Residences ($1,831 PSF, 99-year from 2015, 578 units) offers substantially more facilities and a larger development footprint, but at the cost of leasehold tenure and a higher absolute PSF. Eight Riversuites ($1,641 PSF, 99-year from 2011, 843 units) is the value leasehold benchmark — lower PSF with far more extensive facilities including tennis courts, multiple pools, and function rooms. But Eight Riversuites’ 99-year lease from 2011 means the clock has already been ticking for over a decade.
The investment lens illuminates The Interweave’s real competitive advantage. At 4.63% gross yield, it outperforms Verticus, Gem Residences, and Eight Riversuites on the income metric that matters most for rental-focused buyers. The Orie ($2,730 PSF, 99-year from 2024, 52 units) represents the new-launch premium end of District 12 but at a quantum that fundamentally changes the investment equation. For buyers comparing total returns — rental yield plus capital appreciation plus tenure preservation — The Interweave’s combination of low entry price, freehold permanence, and strong rental demand creates a niche that none of its competitors precisely replicate.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE INTERWEAVE | Freehold | 2015 | 169 | $1,632 |
| 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 INTERWEAVE across multiple dimensions.
What Residents Say
“Bought my studio here as my first property investment. The rental yield has been consistent — never had trouble finding tenants because of the Balestier location and proximity to Novena medical hub. Maintenance is reasonable for what you get.”
— Investor-owner via PropertyGuru
“The location is the hidden gem. Balestier Road food is incredible — we eat out almost every night and never run out of options. The condo itself is simple but well-kept. Only complaint is the MRT is a proper walk away.”
— Resident review via 99.co
“Good value freehold in a quiet pocket of Balestier. The floor-to-ceiling windows make the small units feel bigger than they are. Pool is clean and rarely crowded. Wish the gym was better equipped though.”
— Owner feedback via EdgeProp
The resident feedback pattern for The Interweave is consistent and unsurprising for a development of its profile. Owners who bought for investment cite the rental yield and tenant demand as primary positives — the Balestier–Novena corridor generates steady demand from healthcare professionals and young working adults. Those who live in the development appreciate the food-rich neighbourhood and the relative quiet of Kim Keat Road compared to busier Balestier Road frontages. The MRT distance is the single most common complaint, followed by the basic gym facilities. No one describes The Interweave as exciting or luxurious — but residents consistently describe it as functional, well-maintained, and good value for a freehold address. That pragmatic satisfaction is, in many ways, exactly what a development in this segment should deliver.
Strengths & Weaknesses
- Freehold tenure in RCR District 12 — no lease decay, permanent ownership
- Strong gross yield of 4.63% — among the best in the Balestier-Novena corridor
- Low entry quantum with median price of $700,000 — accessible for first-time investors
- Steady PSF appreciation from $1,516 to $1,762 over recent years
- Balestier Road food heritage corridor within walking distance — one of Singapore's richest
- Compact 169-unit boutique development — pool and facilities rarely crowded
- Floor-to-ceiling windows maximise natural light in all unit types
- Proximity to Novena medical hub generates consistent tenant demand
- Fitted units with aircon, wardrobes, and kitchen — reduces move-in costs
- Quiet Kim Keat Road setting away from main road traffic noise
- All MRT stations exceed 1 km — Toa Payoh (1.06 km), Novena (1.16 km), Boon Keng (1.17 km)
- Walkability score of 46/100 — transport needed for most daily errands beyond Balestier strip
- Basic facilities — no tennis court, function room, or sky terrace
- Gym is modestly equipped — not suitable for serious fitness users
- Compact unit sizes — studios and 1-beds below 450 sqft require disciplined furnishing
- BS Capital primarily an industrial developer — limited residential track record
- Development now 10+ years old — some finishings showing age
- Only 2 three-bedroom penthouses — limited options for families needing space
- No significant architectural distinction — functional design without design flair
Verdict
The Interweave is not a development that wins on glamour. It does not have the architectural ambition of a Verticus, the mega-facilities of an Eight Riversuites, or the new-launch sheen of The Orie. What it offers instead is a straightforward value proposition: freehold tenure in a central RCR location at a median price of $700,000 and an average PSF of $1,758. For a segment of the market — first-time investors, young professionals building a property portfolio, or downsizers seeking low-maintenance freehold ownership — these numbers tell a compelling story.
The weaknesses are real and should not be minimised. The MRT gap is the most significant: at over 1 km to Toa Payoh, Novena, and Boon Keng stations, this is not a development for buyers who prioritise rail connectivity. The walkability score of 46/100 reflects a neighbourhood that, while rich in food heritage along Balestier Road, requires transport for most errands beyond the immediate strip. The facilities are basic — adequate for a boutique development but unlikely to impress buyers accustomed to the lifestyle amenities of larger projects. And the compact unit sizes, while efficient, mean this is not a development where families with children will find long-term comfort beyond the two-bedroom units.
Where The Interweave genuinely excels is in the yield mathematics. A 4.63% gross yield is strong for a freehold condo in the RCR — comfortably above the District 12 average and competitive with many leasehold alternatives that carry the additional burden of lease decay. The PSF trend from $1,516 to $1,762 over recent years shows steady appreciation without the volatility of higher-quantum developments. For buyers who approach property as a financial instrument rather than a lifestyle statement, and who can accept the MRT distance trade-off, The Interweave offers one of District 12’s more rational freehold entry points.