The Poiz Residences

Overview & Key Facts

The Poiz Residences is a 731-unit mixed-use development sitting directly above Potong Pasir MRT station on the North-East Line — one of a small number of genuinely MRT-integrated condominiums in Singapore. Developed by MCC Land (Potong Pasir) Pte Ltd and designed by ADDP Architects LLP, it was completed in August 2019 across eight 18-storey residential towers arranged on a 16,149 sqm L-shaped site. The residential component sits above a three-storey retail podium — The Poiz Centre — which houses 77 shops and 7 restaurant units anchored by an NTUC FairPrice supermarket. This is not a condo that happens to be near an MRT; the MRT exit is connected to the development by a short sheltered walkway, making the journey from lobby to platform roughly 15 seconds.

MCC Land is a subsidiary of Metallurgical Corporation of China (MCC Group), a Fortune 500 company ranked 290th globally. In Singapore, they hold BCA’s highest A1 contractor grade in both General Building and Civil Engineering — credentials earned partly through work on Universal Studios Singapore and Resorts World Sentosa. Their residential portfolio includes Alps Residences, Queens Peak, The Santorini, and the more recent Sceneca Residence. Market perception of MCC Land is mixed: buyers acknowledge the corporate pedigree and competitive pricing, but resident feedback on finished product quality — particularly soundproofing and interior finishes — has been a recurring theme across multiple MCC developments. We will address this honestly in the units section below.

The Poiz Residences divides its 731 units into three distinct residential zones — Suites, Urban, and Habitat — each targeting a specific demographic. Suites (1-bedroom and compact 2-bedroom) are positioned for singles and investors. Urban units (larger 1-bed to 3-bed) target young couples and small families. Habitat units (spacious 3-bed, 4-bed, and penthouses) cater to families needing room to grow. This segmentation, combined with the integrated retail and direct MRT access, has produced a development with zero unprofitable resale transactions to date and a healthy 3.57% gross rental yield driven by 1,286 rental contracts — among the highest rental volumes in District 13.

Location & Connectivity

The location story here is unusually straightforward: Potong Pasir MRT is approximately 50 metres from the residential lobby, connected by a sheltered link. That is not marketing hyperbole — it is genuinely a 15-second walk. On the North-East Line, residents are two stops from Serangoon interchange (with Circle Line access and NEX shopping mall), three stops from Dhoby Ghaut (with connections to the North-South and Circle Lines), and about 15 minutes from the CBD. For MRT-dependent households, this is a 9 out of 10 location, surpassed only by developments literally built above MRT stations.

Drivers benefit from proximity to the Central Expressway (CTE), accessible within minutes via Potong Pasir Avenue 1. The Pan Island Expressway (PIE) and Kallang-Paya Lebar Expressway (KPE) are also easily reached, placing Orchard Road roughly 10 minutes away and Changi Airport 20–25 minutes during off-peak. Potong Pasir itself has experienced a quiet renewal over the past decade, driven partly by spillover from the massive Bidadari estate redevelopment one stop north at Woodleigh. The formerly sleepy neighbourhood now hosts a growing cluster of private condominiums alongside its established HDB heartland.

Daily amenities are built into the development itself. The Poiz Centre’s ground floor houses NTUC FairPrice, Guardian pharmacy, bakeries (Chateraise, Heritage Tanglin Puff), medical clinics, and a money changer. Upper floors add enrichment centres, hair salons, F&B outlets, and specialty shops. Beyond the podium, the established Potong Pasir HDB estate offers a wet market, hawker centre, and traditional coffeeshops within a 5-minute walk. For larger retail, NEX at Serangoon (two MRT stops) is one of the north-east’s biggest malls, and The Woodleigh Mall opened in 2023 just one stop away.

Schools within practical reach include Cedar Primary (1.2 km), Stamford Primary (0.88 km), St. Andrew’s Secondary (0.3 km), and Bendemeer Secondary (1.2 km). The St. Andrew’s Village cluster — Junior School, Secondary, and Junior College — is notable for families planning a through-school pathway. Stamford American International School sits about 1 km away for expatriate families, which partly explains the condo’s appeal to the rental market.

Schools & Education

1 primary school within the 1 km Priority Phase balloting radius.

Facilities

The Poiz Residences offers over 30 named facilities arranged across the podium deck above the retail levels. The centrepiece is a sculpture pool with adjoining lap pool, family pool, children’s pool, and spa seats island. An aqua gym and water jet trail add variety beyond the standard swimming configuration. Dry facilities include a well-equipped indoor gymnasium, yoga deck, outdoor fitness station, reflexology path, putting green, and a forest trail weaving through landscaped gardens. Social and entertainment spaces cover a clubhouse, function room, teppanyaki pavilion, outdoor kitchen, BBQ area, party deck with bar counter, reading corner, and hammock island. Children are served by a dedicated playground and the water play features.

The facility-to-unit ratio is reasonable at 731 units, though not generous. Peak-hour pool crowding is a common complaint in resident reviews, particularly on weekends when families from all eight blocks converge. The gymnasium is described as adequately equipped but compact. Where the development genuinely distinguishes itself from pure residential competitors is the integrated retail below — the ability to take an escalator down to a supermarket, pharmacy, or restaurant without leaving the development is a daily convenience that separate facilities cannot replicate.

“MRT and all other essential amenities within the poiz centre. Location-wise, The Poiz Residences is very hard to beat.”

— Resident review via PropertyGuru

One practical design note: access to the pool deck requires taking escalators from the ground floor to the third-floor podium. The development uses a pneumatic waste disposal system — an above-average specification for this price segment that eliminates rubbish carts and reduces labour costs for the MCST. The sheltered connection to Potong Pasir MRT means residents never need to step outside in rain, a small but daily-relevant convenience that pure residential developments in the area cannot offer.

Unit Sizes & Layout

The three-zone approach — Suites, Urban, Habitat — creates genuine variety across the 731 units. Suites comprise 1-bedroom (420 sqft) and 1-bedroom+study (527–538 sqft) units, plus compact 2-bedrooms (753–807 sqft). Urban units span 1-bedroom+study (441–527 sqft), 2-bedroom (581 sqft), 2-bedroom+study (775 sqft), and 3-bedroom (775–840 sqft). Habitat units go larger: 2-bedroom+study (829 sqft), 3-bedroom (936–1,227 sqft), 4-bedroom (1,464–1,528 sqft), and penthouses (3,767–3,780 sqft). The range accommodates everything from a 420 sqft investment shoebox to a nearly 3,800 sqft penthouse.

ADDP Architects made intelligent use of the L-shaped site by stringing the eight blocks in a curving linear formation. This means most units do not directly face each other, and many stacks enjoy open views toward the Potong Pasir HDB estate or the low-rise Sennett landed enclave. The blocks are interspersed with pools, gardens, and water features to maximise visual separation. Privacy, for a 731-unit development, is above average.

Now the honest part. Build quality feedback from residents has been consistently mixed. The most frequent complaint is soundproofing: walls and ceilings are described as too thin, with multiple residents reporting clearly audible footsteps, children running, and renovation noise from adjacent units. One resident noted: “walls are not soundproof at all … extremely loud.” Another reported that top-floor units hear motor noise from water pumps and lift machinery. Units in Blocks 2 to 8, positioned above the MRT station and along Upper Serangoon Road, face additional traffic and train noise. Cabinet and door quality has also drawn criticism. These are not isolated complaints — they appear across multiple review platforms and are consistent with feedback on other MCC Land developments. Buyers should physically inspect units and test noise levels at different times of day before committing.

Pricing & Market Position

Across 226 recorded transactions (all-time), sale prices range from $710,000 to $4,900,000, averaging $1,304,304.

Over the last 12 months, transactions averaged $2,096 psf.

Rents range from $2,000 to $10,300 per month across 1,368 rental transactions. Current rental yield sits at approximately 3.5%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE POIZ RESIDENCES 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:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 22% (from $1,700 to $2,075 psf).

Neighbourhood Comparison

The most instructive comparison is with Park Colonial, which we recently reviewed. Both are 99-year leasehold developments in District 13 along the North-East Line, completed within a year of each other. Park Colonial sits beside Woodleigh MRT (one stop north), has 805 units, and averages $2,135 PSF — a $98 premium over The Poiz Residences. Stacked Homes’ analysis gives The Poiz a higher MOAT score (72% vs 66%) largely due to its integrated retail component. Park Colonial counters with newer finishes (CEL Development), a stronger design identity, and proximity to the Woodleigh Mall and Bidadari estate. For investors prioritising rental yield, The Poiz edges ahead on convenience-driven tenant demand. For owner-occupiers who value build quality and design, Park Colonial is the stronger pick.

The Tre Ver ($1,917 PSF) offers a compelling alternative for nature-oriented buyers. Its Kallang River frontage and lush landscaping by Ramboll Studio Dreiseitl deliver a living environment that The Poiz cannot match aesthetically, though The Tre Ver is further from the MRT (Potong Pasir station, ~350m walk vs 50m). The Woodleigh Residences ($2,225 PSF) is the premium option in this cluster — an integrated development by SPH and Kajima with direct connection to The Woodleigh Mall and Woodleigh MRT. It commands a roughly 10% premium over The Poiz but offers a newer lease, superior finishes, and a larger retail component. Bartley Ridge ($1,702 PSF) is the value play — older (TOP 2016), smaller, and further from the MRT, but significantly cheaper per square foot.

The investment calculus for The Poiz Residences hinges on whether the MRT-integrated convenience premium is sustainable. With 1,286 rental transactions and zero unprofitable resales, the track record is strong. But the year-5 PSF dip from $2,069 to $1,924 is a reminder that the quality narrative matters — developments that combine location excellence with build quality excellence (like Queens Peak or The Woodleigh Residences) tend to hold premiums more consistently during market corrections. The Poiz offers genuine daily convenience at a more accessible quantum than its closest integrated competitor, but buyers should price in the build quality trade-off rather than assuming the location premium alone will drive indefinite appreciation.

Lease Decay Analysis

The 99-year lease runs from 2014, meaning approximately 12 years have already been consumed. Roughly 87 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~77 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE POIZ RESIDENCES across multiple dimensions.

What Residents Say

“Great place to stay. MRT and all other essential amenities within the poiz centre. Good mix of locals and expats.”

— Resident review via PropertyGuru

“Other than the MRT convenience, it has been a bad living experience. Doors are too heavy, walls are not soundproof at all, and the quality of the walls and cabinets are just terrible.”

— Resident review via EdgeProp

“Wall and ceiling are too thin, easy to hear the noise from your neighbor. You can hear all the footsteps while they walk.”

— Resident review via 99.co

“The top floor apartments are extremely hot and you hear all the motors noise, probably the water pump motor and lift motors.”

— Resident review via EdgeProp

The resident feedback pattern at The Poiz Residences is distinctly polarised. The positive camp — which is the majority — centres almost entirely on location convenience: the MRT at the doorstep, the FairPrice downstairs, the variety of F&B within the podium, and the easy commute to the CBD. Expatriate tenants particularly value the self-contained lifestyle where daily errands never require leaving the development. Families appreciate the nearby St. Andrew’s schools cluster and the enrichment centres in The Poiz Centre. The negative camp is equally consistent: soundproofing is the dominant complaint, followed by the quality of interior finishes (cabinets, doors, walls) and mechanical noise on upper floors. These complaints are not unique to dissatisfied outliers — they appear across PropertyGuru, EdgeProp, and 99.co reviews with enough frequency to constitute a genuine pattern. Prospective buyers should treat the location premium as real and the build quality concerns as equally real, and weigh them according to personal priorities.

Strengths & Weaknesses

Verdict

The Poiz Residences occupies one of the strongest location niches in District 13: a genuine MRT-integrated mixed-use development at a city-fringe address. At an average PSF of $2,037, it sits below nearby The Woodleigh Residences ($2,225 PSF) and Park Colonial ($2,135 PSF), while commanding a premium over The Tre Ver ($1,917 PSF) and Bartley Ridge ($1,702 PSF). That positioning is logical: the direct MRT connection and integrated retail justify a premium over pure residential developments, while the MCC Land build quality ceiling prevents it from reaching the price territory of CEL-Kajima’s Woodleigh Residences.

The PSF trajectory deserves honest scrutiny. Prices rose steadily from $1,785 to $2,069 over the first four years, then dipped to $1,924 in year five. This correction likely reflects a combination of factors: the broader 2023–2024 cooling measures, increased competition from newer District 13 launches, and buyers applying a quality discount after post-TOP build quality became widely discussed. Whether this dip represents a buying opportunity or the beginning of a value ceiling depends partly on whether MCC Land’s MCST addresses the maintenance and quality issues raised by residents. The development’s zero-unprofitable-transaction record provides some reassurance, but past performance during a broad market uptrend is not a guarantee of future resilience.

For renters and investors, the numbers are compelling. With 1,286 rental transactions recorded, The Poiz Residences has one of the deepest rental markets in this part of Singapore. The 3.57% gross yield is healthy for an RCR leasehold, and rental demand is structurally supported by the MRT integration, the Stamford American International School catchment, and the self-contained retail amenities that appeal to expatriate tenants. Smaller units (1-bed and compact 2-bed) consistently outperform on yield, while larger Habitat units deliver stronger capital appreciation — a familiar pattern in mixed-use developments.

The 99-year lease commenced in 2014, leaving approximately 87 years. This is comfortable for the next 10–15 years of ownership, but buyers on a 20-year horizon should note that the lease will cross the psychologically important 70-year mark — when CPF usage restrictions begin tightening further — within their likely holding period. For owner-occupiers who value daily MRT convenience above all else, The Poiz Residences remains one of the best-connected homes in District 13. For investors, the rental depth is genuine. For noise-sensitive buyers or those prioritising build quality, the known weaknesses warrant careful unit selection or consideration of alternatives like Park Colonial or The Tre Ver.