The Poiz Residences
What does The Poiz Residences actually deliver in 2026? This review walks through tenure profile, transport access, peer-cohort positioning, and the buyer archetypes most likely to find good value (as of 2026-05).
Walk the perimeter and the trade-offs become obvious. The eastern face hugs the MRT viaduct and Upper Serangoon Road, an arterial corridor that carries continuous traffic from Sennett through to Boon Keng. The western face opens onto a quieter strip of low-rise shophouses along Meyappa Chettiar Road and the older Potong Pasir HDB blocks beyond. Stack and orientation matter a lot more here than at a typical inland project: a high-floor north-facing unit on the Meyappa side enjoys cross-ventilation and the Bidadari greenery beyond; a low-floor stack on the Upper Serangoon side will hear traffic and the elevated NEL train every few minutes during peaks. The 99-year lease was granted from the [gls-sites year="2014"]2014 GLS award[/gls-sites], leaving roughly 87 years on the title as of 2026 — well within the CPF/HDB 60-year financing comfort band and still ahead of the older freehold pockets in nearby Sennett.
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.
| School | Type | Distance |
|---|---|---|
| Assumption Pathway School | secondary | Within 1 km |
| Stamford Primary School | primary | Within 1 km |
| Bendemeer Secondary School | secondary | ~1.2 km |
| Bendemeer Primary School | primary | ~1.2 km |
| Red Swastika School | primary | ~1.5 km |
| Bartley Secondary School | secondary | ~1.6 km |
| Balestier Hill Primary School | primary | ~1.6 km |
| De La Salle School | primary | ~1.7 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 72 | $1,876 | $802,002 |
| 1 BR | 58 | $1,857 | $1,033,982 |
| 2 BR | 55 | $1,878 | $1,533,339 |
| 3 BR | 24 | $1,893 | $2,159,037 |
| 4 BR | 8 | $1,775 | $2,746,125 |
| 5 BR | 1 | $1,290 | $4,900,000 |
Pricing & Market Position
Based on 218 recorded transactions, sale prices range from $710,000 to $4,900,000, averaging $1,287,774 (~$2,072 psf).
Rents range from $2,000 to $10,300 per month across 1304 rental transactions. Current rental yield sits at approximately 3.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 17.1% (from $1,700 to $1,990 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 2019 | 731 | $2,072 |
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 667 | $2,229 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 2021 | 729 | $1,919 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 2018 | 868 | $1,708 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 2021 | 805 | $2,145 |
| SENNETT ESTATE | Freehold | 2021 | — | $1,928 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~87 years | Full bank financing available |
| 2044 | ~69 years | CPF usage still unrestricted for most buyers |
| 2053 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2073 | ~39 years | Significant financing restrictions for next buyer |
| 2113 | 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 ~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.
The lesser-discussed advantage is redundancy. Potong Pasir is one of the few mid-D13 locations with a credible three-mode fallback: NEL train, bus stops on both Upper Serangoon Road and Meyappa Chettiar Road feeding into the CBD and Bishan, and a ten-minute Grab to either Bishan or Boon Keng on the rare days the NEL goes down. The Pan-Island Expressway is a four-minute drive away via Braddell Road. For a household that genuinely uses public transport, this redundancy is worth real money in liveability terms — and it is a structural advantage The Poiz keeps over inland projects in Bartley and Bidadari that depend on a single station.
Three things to verify on a viewing. First, the noise profile of your specific stack: the difference between Stack 23 (Upper Serangoon-facing low floor) and Stack 11 (Meyappa-facing high floor) is night-and-day, and the resale price gap reflects that. Second, the mall-integration cost: units on the lower residential levels sit directly above the retail podium and inherit any HVAC hum, F&B exhaust routing and weekend foot-traffic noise from The Poiz Centre. Third, the bay-window and planter-box layouts in some stacks — they were drawn under the older URA gross floor area rules and will feel less efficient than a 2020-onwards new launch. None of these are deal-breakers, but they are the reason the spread between the best and worst stacks at The Poiz is wider than at a simpler slab project like The Tre Ver.
Who review-the-poiz-residences fits best
Three buyer archetypes most clearly map to this project (as of 2026-05):
- End-user families who value the facility load and intend to occupy 5+ years — refer to strengths and risks above.
- Yield investors with HDB+1 portfolios diversifying into OCR/RCR stock — verify gross-yield maths via our rental-yield calculator (as of 2026-05).
- HDB upgraders graduating from a 5-room flat — confirm TDSR headroom via the affordability calculator and TDSR check.
The honest read: if your buyer profile prioritises an absolute-shortest commute and weatherproof daily-life convenience, The Poiz is the cohort winner and worth a premium. If your profile prioritises a quieter residential feel, larger pool and clubhouse facilities, or strongest long-run capital appreciation, Park Colonial or The Tre Ver have the stronger case. We would not recommend The Poiz as a buy-and-flip vehicle in 2026 — the absorption cycle, supply pipeline and lease-decay maths all point to a hold-and-rent thesis.
Looking ahead (as of 2026-05), the broader district narrative continues to evolve through URA Master Plan signals and surrounding new-launch pipeline activity. Investors should run scenarios through the affordability calculator alongside the cash-flow tool to model holding economics and exit pathways across the 5-10 year window.
The cohort-supply picture also matters (as of 2026-05). The new-launches heatmap shows the pipeline tightening, which should support resale pricing for older inventory once absorption clears. Verify school catchments via the amenity scores map before committing. Buyers should also consult URA caveats for the latest transactions.