The Metropolitan Condominium
Overview & Key Facts
The Metropolitan Condominium is a 382-unit development comprising two soaring 45-storey towers at Alexandra View, developed by Tanglin Residential Pte Ltd and completed in 2009 on a 99-year lease from 2005. Positioned in District 3 — the city-fringe belt between the CBD and the western suburbs — The Metropolitan occupies a coveted position beside Redhill MRT station on the East-West Line. The twin towers are among the tallest residential buildings in the Redhill precinct, delivering panoramic views of the city skyline and the southern ridgeline that few developments in the area can match.
At an average of approximately $1,916 psf with a gross rental yield around 3.3%, The Metropolitan straddles an interesting market position. It is priced below the premium RCR developments along the River Valley corridor, yet offers genuine city-fringe living with a commute of under 10 minutes to Raffles Place. The development has attracted a diverse buyer base — approximately 68% Singaporean, 15% PR, and 16% foreign buyers — reflecting its appeal to both local families and the international professional community working in the One-North and Alexandra business clusters.
The Alexandra–Redhill transformation, accelerated by the Greater Southern Waterfront planning initiative, has injected fresh momentum into the neighbourhood. With Redhill Close and the former Tanglin Halt estate undergoing comprehensive redevelopment, The Metropolitan’s residents are positioned to benefit from an improving streetscape and new amenities over the next decade.
Location & Connectivity
The Metropolitan’s defining locational advantage is its near-doorstep proximity to Redhill MRT station on the East-West Line — a walk of roughly two minutes. From Redhill, it is just two stops to Buona Vista (Circle Line interchange), three stops to City Hall, and four stops to Raffles Place. For professionals working in the CBD, One-North, or Mapletree Business City, the commute is genuinely convenient without requiring a car.
The IKEA Alexandra and Anchorpoint cluster immediately across Alexandra Road has become a neighbourhood anchor, complemented by a growing number of cafes and restaurants along the Redhill corridor. For groceries, residents have FairPrice at Anchorpoint and the wet market at Redhill Close. The Tiong Bahru estate — with its celebrated cafe scene, Tiong Bahru Market, and heritage shophouses — is a pleasant 15-minute walk or one MRT stop away.
Families benefit from proximity to Gan Eng Seng Primary School, Alexandra Primary School, and Queenstown Primary School, all within the 1–2 km balloting distance. The National University Hospital and the Alexandra Hospital campus are also nearby, adding healthcare convenience. The Alexandra Canal Linear Park connects to the Rail Corridor, offering a green recreational artery that extends all the way to the Bukit Timah Nature Reserve.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| River Valley Primary School | primary | Within 1 km |
| Henderson Secondary School | secondary | Within 1 km |
| CHIJ (Kellock) | primary | Within 1 km |
| Bukit Merah Secondary School | secondary | Within 1 km |
| Gan Eng Seng Primary School | primary | ~1.1 km |
| Crescent Girls' School | secondary | ~1.1 km |
| Gan Eng Seng School | secondary | ~1.2 km |
| Radin Mas Primary School | primary | ~1.3 km |
Facilities
The Metropolitan delivers a strong facilities package for its 382-unit size. The 50-metre lap pool is the centrepiece — a proper competitive-length pool that serious swimmers will appreciate. The sky terrace on the 22nd floor provides an elevated communal space with panoramic views, functioning as both a social gathering point and a quiet retreat. A full-size tennis court, well-equipped gymnasium, jacuzzi, and children’s playground round out the active amenities, while the clubhouse and function room serve community events. Barbecue areas and a wading pool complete the family-oriented offering.
“Extremely convenient location; steps away from Redhill MRT station. New eateries, retail, supermarket within 200m. Very well kept apartment. Spacious and efficient layout suitable for families and individuals.”
— Resident review, SingaporeExpats (2024)
The 24-hour security system is standard for the development’s era, with card-access lobbies and CCTV coverage. Maintenance has been consistent, with common areas kept in good condition for a 17-year-old development. The sky terrace is a genuine differentiator — many developments of this vintage lack elevated communal spaces, and the views from the 22nd floor are a daily reminder of why city-fringe living has its rewards.
Unit Sizes & Layout
The Metropolitan offers a range of configurations from 2-bedroom apartments starting at 721 sqft to penthouses reaching 3,412 sqft. The majority of units are 2- and 3-bedroom layouts suited to couples, young families, and professional singles. The 45-storey tower height means that units on the upper floors — particularly from the 30th storey onward — enjoy genuinely expansive views of the city skyline, Sentosa, and the southern ridgeline. These high-floor units command a noticeable premium but deliver a visual experience that justifies the price differential.
Floor plans are efficient by 2009 standards, with regular room shapes and minimal hallway waste. The 2-bedroom units at 721 sqft feel compact by today’s new-launch standards but include a functional enclosed kitchen — a feature that some newer developments have sacrificed for open-concept layouts. Ceiling heights are approximately 2.8 m on standard floors, with penthouses enjoying double-volume spaces. Build quality from Tanglin Residential is solid, with durable fittings that have aged reasonably well, though most resale units would benefit from updated bathroom fixtures and kitchen surfaces.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 18 | $1,741 | $1,379,272 |
| 3 BR | 15 | $1,719 | $1,796,446 |
| 4 BR | 49 | $1,746 | $2,679,791 |
| 5 BR | 2 | $1,669 | $4,725,000 |
Pricing & Market Position
Based on 84 recorded transactions, sale prices range from $1,180,000 to $4,900,000, averaging $2,292,064 (~$1,949 psf).
Rents range from $2,800 to $14,500 per month across 499 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 30.7% (from $1,555 to $2,031 psf).
Neighbourhood Comparison
The Metropolitan’s closest competitors in the Redhill–Alexandra corridor include Alex Residences (2016, 99yr, ~$2,100 psf) and Artra (2022, 99yr, ~$2,200 psf). Alex Residences offers a newer build with a fresher lease, but at a 10% PSF premium and slightly smaller unit sizes. Artra, located directly above Redhill MRT, commands the highest premium in the area for its integrated transport convenience, but total quantum for 2-bedders starts above $1.5M. The Metropolitan splits the difference: not the newest nor the cheapest, but offering the best combination of space, views (45-storey height), and MRT proximity at a sub-$2,000 psf entry point.
For buyers considering a move from the OCR, Stirling Residences (2022, 99yr, ~$2,050 psf) at Queenstown MRT offers comparable connectivity one station west, with a marginally fresher lease and newer facilities. However, The Metropolitan’s twin-tower height advantage delivers views that Stirling’s mid-rise blocks cannot match. Buyers prioritising panoramic living in the city fringe will find The Metropolitan’s upper-floor units difficult to replicate at this price point.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE METROPOLITAN CONDOMINIUM | 99 yrs lease commencing from 2006 | 2009 | 382 | $1,949 |
| ZYON GRAND | 99 yrs lease commencing from 2024 | 2025 | 1,079 | $3,052 |
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | 2021 | 1,074 | $2,261 |
| STIRLING RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 1,259 | $2,275 |
| PENRITH | 99 yrs lease commencing from 2024 | 2025 | 462 | $2,796 |
| ONE PEARL BANK | 99 yrs lease commencing from 2019 | 2021 | 774 | $2,569 |
Lease Decay Analysis
The 99-year lease runs from 2006, meaning approximately 20 years have already been consumed. Roughly 79 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~79 years | Full bank financing available |
| 2036 | ~69 years | CPF usage still unrestricted for most buyers |
| 2045 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2065 | ~39 years | Significant financing restrictions for next buyer |
| 2105 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~69 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE METROPOLITAN CONDOMINIUM across multiple dimensions.
What Residents Say
“The Metropolitan is a very conveniently situated condo — 2 minutes walk from the Redhill MRT — with excellent facilities. It is very near to Tiong Bahru and across the road from a park connector great for walking and running.”
— Resident review, SingaporeExpats (2024)
“Views from the upper floors are spectacular, especially at night. The sky terrace is a great place to unwind. However, the wind can be quite strong on higher floors — balcony furniture needs to be secured.”
— Owner review, PropertyGuru (2023)
“Good location but the units are on the smaller side for the price. The 2-bedroom at 721 sqft feels tight for a family. Traffic along Alexandra Road can be heavy during peak hours, and the IKEA crowd on weekends spills over.”
— Tenant review, 99.co (2024)
Strengths & Weaknesses
- Two-minute walk to Redhill MRT (East-West Line)
- Panoramic city views from 45-storey towers
- Sky terrace on 22nd floor — rare for developments of this vintage
- 50-metre competition-length lap pool
- IKEA, Anchorpoint, and eateries within 200m
- Tiong Bahru cafe district within walking distance
- Greater Southern Waterfront transformation benefits the precinct
- Diverse buyer and tenant profile supports rental demand
- Under 10-minute MRT ride to CBD (Raffles Place)
- Alexandra Canal Linear Park for recreation at doorstep
- Approximately 78 years remaining on lease — approaching mid-lease territory
- Units on smaller side — 2-bedders start at 721 sqft
- Alexandra Road traffic congestion during peak hours
- Weekend crowd spillover from IKEA can affect the immediate area
- Wind exposure on higher floors — common with tall towers
- Build quality solid but finishes dated after 17 years
- Gross yield at 3.3% is moderate — not a yield play
- No direct covered walkway to MRT despite proximity
- Limited primary school options within 1km balloting distance
Verdict
The Metropolitan Condominium delivers a compelling city-fringe proposition that has only strengthened with age. The near-immediate MRT access, 50-metre lap pool, sky terrace views, and diverse surrounding amenities create a daily living experience that punches above its $1,916 psf average. For professionals working in the CBD, One-North, or Mapletree corridor, the commute convenience alone justifies serious consideration.
The lease position — approximately 78 years remaining from a 2005 commencement — is adequate for most buyer profiles, including younger purchasers who need full CPF and loan access. This is not a lease-decay concern for the current decade, though buyers should be aware that the development will cross the 70-year threshold within the next holding period, which historically begins to affect bank valuations and resale velocity.
The Greater Southern Waterfront transformation is a genuine catalyst for the wider Redhill–Alexandra precinct. While The Metropolitan will not directly sit within the GSW boundary, the ripple effects of improved infrastructure, new parks, and commercial development will benefit the neighbourhood over the next 10–15 years. For own-stay buyers seeking a city-fringe address with strong transport links and a mature amenity ecosystem, The Metropolitan remains one of the more rational choices in the RCR corridor. Investors should note the 3.3% yield is moderate — acceptable but not exceptional — and position sizing should reflect the mid-lease stage accordingly.