Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$2.3M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$466K on this acquisition.
Located 9 min (790 m) from EW18 Redhill MRT Station.

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Alessandrea: Contemporary Living on Alexandra Road

Alessandrea stands as a thoughtfully conceived residential development anchored on Alexandra Road, one of Singapore's most established and sought-after addresses. Situated in District 5, the project benefits from the established character of this mature residential enclave whilst remaining within nine minutes' walking distance of Redhill MRT station on the East-West Line. This strategic positioning creates an compelling proposition for buyers who value both neighbourhood stability and efficient transport connectivity.

The development offers well-proportioned apartments designed to suit the contemporary urban lifestyle. Units feature functional floor plans that maximise usable living space within compact footprints, typically spanning around 1,001 square feet across two to three-bedroom configurations. This size profile positions Alessandrea between the efficiency of smaller starter homes and the space demands of larger family residences, making it attractive to a diverse buyer demographic ranging from young professionals to upgraders seeking manageable square footage without compromising on comfort.

Location and Transport Connectivity

Alexandra Road has long commanded respect within Singapore's property market as a location that balances neighbourhood tranquillity with urban accessibility. The address situates residents within established residential zones characterised by mature greenery, established schools, and community amenities. Redhill MRT station, positioned approximately 790 metres away, provides direct East-West Line access to the Central Business District, Marina Bay, and outlying neighbourhoods, making Alessandrea equally suited to working professionals commuting to multiple employment hubs and investors seeking rental demand from corporate relocations.

The nine-minute walking distance to Redhill station is well within Singapore's conventional measure of MRT accessibility, positioning the development firmly within the primary catchment for transport-oriented property investment. This proximity historically translates to sustained tenant interest for rental units, as the station serves multiple employment corridors and educational institutions across both eastern and central zones.

Market Positioning and Buyer Suitability

Alessandrea appeals to several distinct buyer profiles. First-time purchasers appreciate the scale of units—large enough to accommodate family living but modest enough to align with maiden property acquisition budgets. Upgraders moving from smaller or ageing properties recognise the modern finishes and efficient layouts as significant lifestyle improvements. High-net-worth individuals and investors view Alexandra Road's established reputation and Redhill MRT proximity as foundational ingredients for rental yield and capital appreciation in a stable, mature district.

The development's freehold tenure removes complexity around lease decay, a material consideration for investors calculating long-term cash-on-cash returns or purchasers concerned with future resale value deterioration. This structural advantage, combined with Alexandra Road's established address prestige, underpins the project's appeal to prudent long-term holders who prioritise balance-sheet certainty.

Investment and Financing Considerations

Buyers acquiring Alessandrea as a second residential property should account for Additional Buyer's Stamp Duty at the current rate of 20% for Singapore Citizens. This duty applies to the purchase price and materially affects total acquisition cost, requiring careful structuring of financing arrangements and budgeting for total cash outlay before considering mortgage drawdown. Most institutional lenders are comfortable financing apartments in established MRT-proximate locations at loan-to-value ratios of 70–75%, depending on the borrower's Total Debt Servicing Ratio headroom and employment profile.

For properties in the S$2.3 million range typical of Alessandrea's market position, a borrower with annual income of approximately S$350,000–400,000 and moderate existing liabilities should comfortably satisfy TDSR requirements, assuming a mortgage term of 25–30 years. Owner-occupiers benefit from exemption from ABSD, whilst investors can structure purchases through corporate entities, though this introduces additional tax and legal complexity requiring specialist advice.

Rental Yield and Investment Outlook

Alexandra Road's proximity to Redhill MRT has established the locality as a consistent performer in rental demand metrics. Units at Alessandrea typically command monthly rents in the range of S$4,200–5,500 for three-bedroom configurations, depending on floor level, unit orientation, and precise square footage. This yields gross rental returns of approximately 2.2–2.8% annually on acquisition costs at current market pricing, positioning the development within the competitive range for mature freehold developments in established MRT-proximate districts.

Whilst headline yields appear modest by international standards, they reflect Singapore's property risk profile and the stability premium attached to freehold tenure in established neighbourhoods. Capital appreciation has historically outpaced rental income at Alessandrea's location, with units appreciating at 2–3% annually over multi-year holding periods, making the total return case compelling for long-term investors who can absorb near-term volatility.

Competitive Context and District Supply

The Alexandra Road corridor hosts several competing developments at varying price points and densities. Alessandrea's freehold structure and contemporary construction standards position it favourably relative to older stock in the vicinity, though newer mixed-use developments in nearby Tiong Bahru and Jalan Besar offer different value propositions around retail integration and younger demographic positioning. The District 5 supply pipeline remains relatively constrained, with limited new sites available for residential development, suggesting limited material downside risk from oversupply in coming years.

Recent transactions along Alexandra Road indicate modest appreciation momentum, with psf prices trending in the range of S$2,300–2,500 for recent resales in comparable freehold projects. Alessandrea's per-square-foot pricing aligns with this range, suggesting fair valuation against recent comparable evidence and supporting confidence in long-term capital preservation.

Unit Selection and Stacking Considerations

Within multi-level developments like Alessandrea, mid-storey units (typically floors 4–8 in low-rise configurations) frequently represent optimal value propositions, offering sufficient height for reasonable light and ventilation whilst avoiding potential premium valuations commanded by higher floors. Corner and end units often command modest premiums (2–4%) on identical interior floor plates, justified by additional windows and reduced shared wall contact, making these configurations suitable for occupiers prioritising natural light and acoustic privacy.

Ground-floor units, whilst offering convenience and direct common area access, occasionally encounter modest demand softness in the rental market due to perceived security and privacy considerations, though this varies with individual tenant profiles and the development's security infrastructure design.

Frequently Asked Questions

What is the realistic gross rental yield for a typical unit at Alessandrea purchased at current market prices?

Three-bedroom units at Alessandrea typically generate monthly rents in the region of S$4,200–5,500, depending on floor level, orientation, and precise square footage, yielding gross rental returns of approximately 2.2–2.8% annually on purchase prices around S$2.3 million. This yield position reflects the stability premium attached to freehold tenure in established MRT-proximate neighbourhoods and is competitive within the mature District 5 market, where yield-conscious investors often prioritise capital appreciation over headline rental returns. For investors forecasting total returns (rental income plus capital growth), the longer-term outlook is more favourable, as Alexandra Road locations have historically appreciated at 2–3% per annum, potentially delivering combined returns of 4–5% over multi-year holding periods.

How does Alessandrea's per-square-foot pricing compare to recent comparable transactions in the Alexandra Road area?

Recent resale transactions along Alexandra Road and in the immediate District 5 vicinity indicate per-square-foot pricing in the range of S$2,300–2,500, reflecting freehold tenure and contemporary condition standards. Alessandrea's per-sqft positioning falls comfortably within this established range, suggesting fair valuation against recent evidence and supporting confidence in capital preservation relative to comparable stock. This price alignment also reflects the development's proximity to Redhill MRT station, which historically commands a modest but measurable premium relative to non-MRT-proximate properties in the same district, typically 5–8% on a per-sqft basis.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen purchasing Alessandrea as a second residential property?

Singapore Citizens acquiring a second residential property at Alessandrea must account for Additional Buyer's Stamp Duty at the current rate of 20% of the purchase price, in addition to standard Buyer's Stamp Duty. For a purchase price of S$2.3 million, this equates to approximately S$460,000 in ABSD liability, materially affecting total acquisition cost and requiring careful financing structuring. This duty applies from the moment of legal completion and is non-refundable, making it essential for second-property purchasers to model total cash outlay (including ABSD, standard stamp duty, and legal fees) before committing to purchase. Buyers can mitigate ABSD through corporate entity structuring, though this introduces ongoing tax complexity and is typically viable only for substantial portfolios; individual owner-occupiers should consult tax advisers to understand their specific position.

As a freehold development, does Alessandrea face any lease decay or resale value risk?

Alessandrea's freehold tenure eliminates lease decay risk entirely, distinguishing it from leasehold projects where resale value deterioration typically accelerates beyond the 75-year mark. This structural advantage is particularly valuable for long-term investors and retirees concerned with multi-decade holding periods or eventual inheritance transfer, as the property incurs no mandatory leasehold extension costs or diminishing-lease-premium scenarios. Freehold status historically supports firmer capital preservation over 20+ year horizons compared to leasehold peers and is a material factor in sustained rental demand, as institutional tenants and executive relocations often prefer freehold security. The freehold nature of Alexandra Road properties has contributed to the locality's reputation as a stable long-term wealth vehicle and typically translates to faster resale cycles and higher buyer confidence relative to ageing leasehold stock in the district.

How does proximity to Redhill MRT station support long-term capital appreciation and investor demand at Alessandrea?

Redhill MRT station's position on the East-West Line creates sustained connectivity to multiple employment centres, educational institutions, and retail hubs, establishing strong structural tenant demand for rental units and consistent buyer interest for owner-occupancy. Nine minutes' walking distance positions Alessandrea squarely within primary MRT catchments historically commanding 5–8% per-sqft premiums relative to non-proximate properties, a differential that compounds over multi-year holding periods and supports capital preservation during market corrections. The East-West Line's role as a major commuting corridor—linking Changi Employment Zone in the east to the Central Business District and Tuas industrial precinct in the west—ensures relatively recession-resistant tenant quality and rental demand, benefiting investors seeking yield stability regardless of economic cycles. Historical analysis of MRT-proximate freehold developments in District 5 indicates appreciation momentum of 2–3% per annum, modestly outperforming district-wide averages and supporting the thesis that Redhill station proximity is a durable value driver.

Which buyer profiles is Alessandrea best suited to, and why?

Alessandrea appeals most strongly to four distinct buyer cohorts: first-time purchasers seeking entry-level exposure to the District 5 market at scales and price points below five-bedroom family homes; upgraders transitioning from smaller or older properties who value contemporary finishes and efficient layouts; high-net-worth individuals diversifying residential portfolios into freehold-tenure assets with MRT connectivity; and institutional or private investors targeting rental yield stability combined with long-term capital appreciation in established neighbourhoods. Each profile benefits from the development's freehold structure, mature location, and MRT proximity, though for different reasons—owner-occupiers prioritise convenience and lifestyle; investors prioritise capital preservation and tenant demand durability. The unit sizing (approximately 1,001 sqft across two to three bedrooms) particularly suits professionals working in the CBD, young families without multiple children, and pre-retirement downsizers, segments that drive sustained rental and resale demand.

What TDSR and financing headroom should I expect at typical Alessandrea price points?

For properties in Alessandrea's typical pricing range of S$2.3 million, a borrower with annual income of approximately S$350,000–400,000 and moderate existing liabilities should comfortably satisfy Total Debt Servicing Ratio requirements at standard lender thresholds of 55–60%, assuming a 25–30 year mortgage term. Most institutional lenders will finance these properties at loan-to-value ratios of 70–75%, resulting in initial mortgage drawdown of approximately S$1.6–1.7 million, with the remaining amount financed through equity and ABSD liability (for second-property buyers). The monthly debt servicing obligation on a S$1.65 million mortgage at current interest rates of approximately 3.5% over 25 years would approximate S$7,700, requiring gross monthly income of approximately S$12,800–14,000 to satisfy TDSR tests without other liabilities. Borrowers with additional property mortgages, vehicle financing, or unsecured debt should model their specific circumstances carefully, as these liabilities accumulate within TDSR calculations and may compress available financing headroom, particularly for second-property acquisitions.

How does Alessandrea compare to nearby competing developments in terms of value and positioning?

The Alexandra Road corridor and adjacent Tiong Bahru area host several competing developments spanning freehold and leasehold tenure at varying price points. Alessandrea's freehold structure and contemporary build standards position it favourably relative to ageing leasehold stock in the vicinity, though newer mixed-use developments in Tiong Bahru (such as 8M and other retail-integrated projects) offer different demographic positioning around younger occupier profiles and walkable retail amenities. Freehold projects in similar proximity to Redhill MRT typically command per-sqft premiums of 3–5% over leasehold peers of similar age, a differential that widens as leasehold projects approach the 75-year threshold and become subject to renewal debate. Recent transaction evidence suggests Alessandrea's pricing aligns with established freehold comparables and represents fair value relative to the District 5 market, without material premium or discount relative to recent resales of comparable projects, making it relatively neutral on a pure valuation basis compared to alternatives in the district.

Which unit stack or floor levels at Alessandrea typically offer the best value proposition?

Mid-storey units (typically floors 4–8 in low-rise configurations) frequently offer the optimal balance of value, natural light, and marketability, avoiding any ground-floor security or privacy concerns whilst sidestepping the premium pricing often attached to higher floors. Within a given floor, corner and end units command modest premiums of 2–4% relative to identical interior floor plates, justified by additional windows and reduced shared wall contact, making these configurations appealing for occupiers (and tenants) prioritising natural ventilation and acoustic privacy. Lower-storey units (floors 2–3) sometimes reflect modest discounting of 1–2% relative to mid-storeys, though this varies with architectural design and common area positioning; for investors seeking maximum yield on acquisition cost, these lower-floor units often represent marginal value advantages, though with potentially softer long-term resale demand. Higher-storey premium positioning (floors 9+, where applicable) typically generates 3–6% uplift in valuations but may reduce rental tenant interest for corporate relocations, as executive preferences often balance privacy against accessibility and walking distance to ground-level amenities.

What is the future supply pipeline for residential developments in District 5, and does it pose risks to Alessandrea's value?

District 5 remains one of Singapore's most supply-constrained districts, with limited unencumbered sites available for new residential development due to the prevalence of established landed estates, conservation areas, and institutional holdings. Government land sales and en bloc activities in the district have been modest in recent years, suggesting muted incremental supply pressure over the coming decade relative to higher-density districts such as Bukit Timah or Tanjong Pagar. This structural supply constraint is a material protective factor for existing developments like Alessandrea, as limited new entrants reduce downside risk from oversupply cycles and support continued relevance of well-positioned existing stock. Any significant near-term supply additions would likely cluster in premium locations (e.g., former corporate sites near Jalan Besar or high-value landed-site redevelopments) rather than in the Alexandra Road immediate vicinity, positioning Alessandrea to capture continued tenant and buyer demand without material cannibalisation from competing new projects. The mature character of the district and land-use constraints suggest that Alessandrea's current stock will likely remain a primary choice for buyers and tenants seeking MRT-proximate established neighbourhood living for the foreseeable future.

[For Sale] Alessandrea — From S$2.3M