The Mint Residences
Overview & Key Facts
The Mint Residences is a genuine micro-boutique freehold condominium on Joo Chiat Terrace in District 15 (Rest of Central Region), a development so small it barely registers as a building in the usual condo-marketing sense: just 24 units across a single low-rise block, completed by Oaktree Properties Pte Ltd in 2008. At this scale, the development is closer in character to a mature walk-up apartment than to the 500-unit resort complexes that now dominate the Katong skyline — and that character is, for a specific kind of buyer, precisely the point. The address sits inside the heart of the Joo Chiat / Katong heritage belt, one of Singapore’s most culturally distinctive urban enclaves, where Peranakan shophouses, century-old bakeries, and low-density residential streets still define the daily rhythm.
The tenure is the structural headline: freehold, at a current 12-month average transacted PSF of approximately S$1,493 — a figure that sits in stark relief against the neighbouring new-launch comparables. Continuum, the closest direct freehold peer, trades at S$2,790 psf. The Mint Residences is therefore priced at a 46% discount to the newest freehold product in the same submarket, and at roughly a S$1,000–1,150 psf discount to the leasehold mega-launches (Grand Dunman, Emerald of Katong, Tembusu Grand) trading between S$2,462 and S$2,640 psf. Rental yields are correspondingly healthier: with 29 rental transactions over the tracked window producing an average of S$3,800 and a median of S$4,000, the development returns a 3.15% gross yield — well above the 2.2–2.5% typical of newer freehold D15 boutiques.
The ShiokNest composite score of 56/100 captures the honest trade-offs. Facilities are minimal — a lap pool, a playground, covered parking — appropriate for a 24-unit footprint but far short of the resort-grade lifestyle infrastructure that buyers at S$2,500+ psf now expect. The investment score of 38/100 reflects the building’s extreme liquidity constraints: with only nine transactions tracked and roughly one sale per year, secondary-market exit timing is genuinely a risk. But for the narrow buyer profile that fits — a long-horizon freehold buyer who values the Joo Chiat heritage address, the school cluster, and the sheer rarity of freehold at this price point in D15 — The Mint Residences occupies a value position that has few real substitutes.
Location & Connectivity
Joo Chiat Terrace is one of the more discreet residential streets in the Katong / Joo Chiat heritage corridor — a low-traffic, tree-lined road tucked between the more commercial Joo Chiat Road and Changi Road. The immediate environs are characterised by Peranakan shophouses, two- and three-storey terrace housing, and a smattering of boutique freehold developments in the vein of The Mint Residences itself. This is walking-scale Singapore: a neighbourhood where most errands happen on foot, where the grain of the streetscape is set by pre-war architecture, and where residents speak of their address in terms of the coffee shop on the corner rather than the condo name on the gate.
MRT access is the principal connectivity consideration for this address. Eunos MRT (EW7) on the East West Line is approximately 0.58 km away — a genuine seven-to-eight-minute walk that is the primary rail node for residents. Kembangan MRT (EW6) is 1.10 km in the other direction, and Paya Lebar MRT (EW8 / CC9) — a major interchange onto the Circle Line — is 1.34 km to the west. Crucially, the Thomson–East Coast Line’s Marine Terrace MRT (TE27) is 1.32 km south, which opens a second rail corridor toward Marina Bay, Orchard, and ultimately Woodlands without requiring a transfer. This dual-line accessibility — EWL plus TEL, both within walking range — is a structural upgrade for a building that was originally designed in the pre-TEL era.
For drivers, the address benefits from easy routing onto Changi Road, Sims Avenue, and the East Coast Parkway (ECP) via Mountbatten Road — CBD drive times land under 15 minutes off-peak. Changi Airport is approximately 15 minutes by car, a real advantage for residents who travel frequently. Daily retail and F&B needs are served within a walking radius that encompasses the Katong laksa belt along East Coast Road, the Joo Chiat Road shophouse strip with its concentration of independent cafes and Peranakan restaurants, and i12 Katong / Parkway Parade roughly 1.5–2 km south. Onan Road market is a five-minute walk for wet-market produce and hawker fare.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Telok Kurau Primary School | primary | Within 1 km |
| Tao Nan School | primary | ~1.1 km |
| Haig Girls' School | primary | ~1.2 km |
Facilities
The facilities package at The Mint Residences is appropriate to — and honestly constrained by — its 24-unit footprint. The development provides a lap pool, a pool deck, a children’s playground, and covered car parking. There is no tennis court, no gymnasium, no BBQ pavilion, no function room, no concierge. This is not a resort-style condominium; it is a freehold boutique apartment where the facilities exist to serve the daily needs of 24 households, not to anchor a lifestyle marketing brochure.
The trade-off is transparent. Buyers moving from a 500-unit mega-development or a newer integrated launch will find the facilities markedly thin. There is no gym — residents who want a workout either set one up in-unit, join a commercial gym nearby (several within walking distance along Joo Chiat Road), or rely on East Coast Park’s running corridor, which begins roughly 1.8 km south. There is no function room for birthday parties or small gatherings. The pool is small by new-launch standards. Maintenance fees are correspondingly modest — a direct consequence of the reduced facilities footprint — which is a genuine cash-flow benefit that rarely gets counted against the thinner amenity list.
“Wonderful quiet estate! Well kept — a small quiet place to live.”
— Resident review via 99.co
What the 24-unit scale does deliver, uniquely, is community intimacy. Residents at this density genuinely know their neighbours. The pool is essentially private — peak-hour lane competition, a daily reality at 500-unit resort condos, does not exist here. Parcels, deliveries, and maintenance requests flow through a small management structure that can respond faster than the bureaucracy of a larger estate. For buyers whose preference lean toward calm rather than amenity, the Mint Residences offers a form of residential life that newer developments have largely ceased to build. Our facilities rating of 4.5/10 reflects the honest amenity gap; buyers trading facility breadth for freehold title in a heritage address are making a deliberate exchange, and it deserves to be named plainly.
Unit Sizes & Layout
Unit configurations at The Mint Residences span from compact two-bedroom layouts up to spacious three-bedroom units. Publicly visible listings indicate 2-bedroom units at approximately 872–990 sqft and 3-bedroom units in a broad 1,130–1,927 sqft range, with the largest formats likely corresponding to penthouse or duplex units on the top floor. Sales data across the tracked window shows an average transacted price of S$1.70 million and a median of S$1.525 million; at the current 12-month PSF anchor of approximately S$1,493, this implies typical transacted unit sizes in the 1,000–1,150 sqft band — squarely in the three-bedroom family-sized territory.
The 2008-vintage interiors carry the specifications of their era: standard ceiling heights rather than the 2.9–3.1 metre profiles now common in new launches, enclosed kitchens rather than open-plan showcase layouts, and bathroom stacks sized for practicality rather than hotel-suite theatre. Un-renovated units present a clear value-add opportunity: a thoughtful renovation budget of S$80,000–150,000 on a 1,100 sqft unit can substantially modernise the living experience — open up the kitchen, re-tile the bathrooms, upgrade the air-conditioning system — while preserving the fundamental structural advantage that a new-launch equivalent cannot match at anything close to the price: freehold title. Unlike a 99-year leasehold apartment where renovation spend incrementally decays with the remaining tenure, improvements on a freehold title retain their full capitalised value indefinitely.
The 24-unit footprint and single-block layout mean unit orientations and views are relatively homogeneous — most units face either the pool courtyard or the tree-lined Joo Chiat Terrace streetscape, and the low-rise height keeps the building below the surrounding canopy, which is a character advantage rarely quantified until a buyer experiences the alternative in a 20-storey tower overlooking an arterial road. The practical trade-off is that unit-level differentiation is limited — buyers should prioritise the specific floor plan, orientation, and renovation condition, because the address and tenure are the principal drivers of value here, not facility-view premiums.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,496 | $1,304,444 |
| 3 BR | 4 | $1,410 | $1,443,750 |
| 5 BR | 3 | $1,202 | $2,316,000 |
Pricing & Market Position
Based on 9 recorded transactions, sale prices range from $1,200,000 to $2,638,000, averaging $1,703,543.
Rents range from $2,300 to $5,650 per month across 29 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 26.4% (from $1,181 to $1,493 psf).
Neighbourhood Comparison
The Mint Residences occupies an unusual value corner of the D15 market because its direct peer set is not the new-launch mega-developments but rather the broader cohort of 2000s-era freehold boutiques along Joo Chiat, Telok Kurau, and the Marine Parade side streets. Against the visible new-launch comparables — Grand Dunman (S$2,537 psf, 99-year), Emerald of Katong (S$2,640 psf, 99-year), Tembusu Grand (S$2,462 psf, 99-year), The Continuum (S$2,790 psf, freehold), Amber Park (S$2,538 psf, freehold) — The Mint Residences at ~S$1,493 psf sits at a S$969–1,297 psf discount. Even the closest freehold peer, Continuum, trades at a 1.9x multiple to The Mint Residences.
The question for buyers is whether that discount represents genuine undervaluation or legitimate discounting for real product gaps. Our assessment: it is both, in meaningful proportion. A portion of the gap reflects legitimate product differences — new-launch projects offer resort-grade facilities, modern interior specifications, developer warranty periods, and the liquidity advantages of 500–1,000 unit resale pools. But a substantial remaining portion reflects undervaluation, particularly on the freehold-versus-leasehold axis. Three of the five new-launch peers (Grand Dunman, Emerald of Katong, Tembusu Grand) are 99-year leaseholds from 2023–2024; over a 20-year holding horizon, the lease-adjusted economics shift materially in favour of freehold title. Stacked Homes’ freehold-versus-leasehold analysis quantifies this divergence.
The more instructive comparison is within the 2000s-era freehold boutique cohort. Properties like Spring @ Katong (52 units, 2006, Ceylon Road, ~S$2,007 psf) trade at higher psf because of proximity to the TEL-era MRT nodes and a somewhat broader facilities package. The Mint Residences’ lower psf reflects its Joo Chiat Terrace location (further from Marine Parade MRT) and its thinner amenity footprint. For buyers optimising for the lowest absolute-dollar entry into D15 freehold, The Mint Residences is at or near the price floor of the submarket — a position that matters more for owner-occupiers than it does for psf-optimising investors.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE MINT RESIDENCES | Freehold | 2008 | 24 | — |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,538 |
ShiokNest Scores
Our proprietary scoring system evaluates THE MINT RESIDENCES across multiple dimensions.
What Residents Say
“Wonderful quiet estate! Well kept — a small quiet place to live. The Joo Chiat street character is why we chose this over anything bigger or newer. You really feel like you’re in a neighbourhood, not just on an address.”
— Resident review via 99.co
“The pool is tiny but always empty — I can swim whenever I want. Facilities are basic, but the maintenance fees reflect that. For a freehold in this part of Katong at our price point, we couldn’t find anything comparable.”
— Resident review via PropertyGuru
“Eunos MRT is an easy walk — maybe seven minutes on a flat, shaded route. Once Marine Terrace MRT opened on the TEL, we suddenly had two lines within walking distance. The connectivity has improved significantly since we moved in.”
— Resident review via SingaporeExpats
The consistent theme across resident feedback is the combination of heritage neighbourhood character and building-scale intimacy. Residents who settled here in the post-TOP years cite the walkability to Katong’s food belt, the quietness of Joo Chiat Terrace itself, and the absence of the amenity-crowding problems that plague larger developments. The recurring friction points — aging interior fixtures in un-renovated units, modest facilities, and the small resident community’s limited scale for management-committee work — are all structural consequences of the 24-unit format rather than surprises. The recent addition of TEL access at Marine Terrace is frequently cited by longer-tenure residents as a material upgrade to the address, though it has yet to translate fully into transacted PSF.
Strengths & Weaknesses
- Freehold tenure at ~S$1,493 psf — 46% discount to nearest freehold peer (Continuum, S$2,790 psf)
- Low absolute entry price — median transacted S$1.525M is one of the lowest D15 freehold quanta
- 3.15% gross yield — well above the 2.2–2.5% typical of newer freehold D15 boutiques
- Joo Chiat heritage address — first gazetted Heritage Town in Singapore, conservation-protected streetscape
- Dual MRT access: Eunos EWL (0.58km) plus Marine Terrace TEL (1.32km) — two rail lines within walking range
- Canossa Catholic Primary 0.45km — inside the MOE 1km Phase 2C ballot zone
- Dense school cluster: TKGS 0.83km, Canadian International 0.90km, Telok Kurau Primary 0.97km, Tao Nan 1.14km, Haig Girls' 1.17km
- Micro-boutique 24-unit scale — genuine community intimacy, uncrowded pool, lower maintenance fees
- Walking-distance Katong laksa belt, Joo Chiat shophouse F&B, Onan Road market
- Paya Lebar interchange (EWL/CCL) 1.34km — Circle Line access within reach
- Investment score 38/100 — extreme liquidity constraint, ~1 transaction per year in the 24-unit building
- Minimal facilities: lap pool, playground, covered parking only; no gym, tennis court, function room, or BBQ area
- 2008 vintage — M&E systems (air-con, plumbing, pool equipment) approaching natural replacement window
- Un-renovated interiors will require S$80K–150K upgrade spend for contemporary fit-out
- Walkability score 60/100 — Eunos MRT is a 7–8 min walk, modest by TEL-belt peer standards
- En-bloc score 45/100 — 24-unit plot is small; collective-sale economics rarely deliver expected quantum
- No concierge, no clubhouse, no resort-style lifestyle infrastructure
- PSF appreciation modest versus new-launch neighbours; trend is range-bound rather than clearly trending up
- Secondary-market exit within 3–5 years carries real timing risk given thin transaction volume
- Small resident community limits scope for active management-committee initiatives
Verdict
The Mint Residences is a specific-buyer proposition, and the narrower the buyer fits the profile, the stronger the case. At an approximate S$1,493 psf on freehold tenure in the Joo Chiat heritage district, with a 3.15% gross yield and a median transacted quantum of S$1.525 million, the development occupies a value position that is genuinely rare: a sub-S$1.5 million freehold entry ticket in D15 with walking-distance access to both the East West Line (Eunos, 0.58 km) and the Thomson–East Coast Line (Marine Terrace, 1.32 km). Against the nearest freehold comparable — The Continuum at S$2,790 psf — The Mint Residences sits at a 46% discount, a gap that even adjusted for vintage, facilities, and project scale remains materially wider than the underlying economics justify.
The schools cluster reinforces the family-buyer case. Canossa Catholic Primary is 0.45 km away — well within the MOE 1 km Phase 2C ballot zone — with Tanjong Katong Girls’ School at 0.83 km, Canadian International School (Tanjong Katong) at 0.90 km, Broadrick Secondary at 0.93 km, EtonHouse International at 0.93 km, Telok Kurau Primary at 0.97 km, Tao Nan School at 1.14 km, and Haig Girls’ Primary at 1.17 km. For a freehold boutique at this price point, that school density is exceptional, and the ballot-zone proximity to Canossa Catholic Primary is a quantifiable financial benefit.
The weaknesses are not cosmetic. The investment score of 38/100 reflects genuine liquidity constraint: with only nine transactions on record across the tracked window, a resale attempt inside a 3–5 year horizon could face real timing friction — the buyer pool for 24-unit freehold boutiques is thinner than for the mass-market 500-unit launches, and exit pricing depends on finding one committed buyer rather than a broad market. Facilities are minimal by contemporary standards, and the 2008 vintage means M&E systems (air-con, plumbing, pool equipment) are approaching or in their natural replacement window — the next sinking-fund call for major building works should be priced into total cost of ownership. The en-bloc score of 45/100 is middling — a 24-unit plot is theoretically assemblable, but the economics of a collective sale at this scale rarely deliver the quantum buyers seek.
For a long-horizon buyer — a family or owner-occupier committing 10+ years to the Joo Chiat lifestyle, prioritising freehold title and a heritage address over facility theatre — The Mint Residences is one of the last genuinely affordable freehold entry points into D15’s conserved Peranakan corridor. For anyone needing short-horizon liquidity or resort-grade facilities, there are better-fit products in the same submarket at higher price points. Know which buyer you are.