Type

Units

Min Area

Price Range

3 BR

1001 sqft

From S$2.3XM

Property Highlights

Spacious 3-bedroom, 1-bathroom unit across 1,001 sqft in a mature residential locale
Prime Alexandra Road location with convenient 9-minute walk to Redhill MRT Station
S$2.33 million asking price positions this as a mid-tier family home in a well-established district
Proximity to transport, schools, and amenities makes it attractive for upgraders and young families
Leasehold property in a neighbourhood with steady capital appreciation track record

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Ref: 500168911

Alessandrea: A Thoughtfully Appointed Family Home on Alexandra Road

Located at 31 Alexandra Road, Alessandrea presents a compelling option for buyers seeking a well-proportioned three-bedroom residence in one of Singapore's most established neighbourhoods. Priced at S$2,330,000, this 1,001 square-foot apartment combines practical space planning with an accessible location that appeals to both upgraders stepping into larger homes and young families prioritising convenience over size.

Location and Transport Connectivity

The property sits just nine minutes' walk—approximately 790 metres—from Redhill MRT Station on the East-West Line. This proximity is a significant drawcard, as it places residents within easy reach of the island-wide rail network without requiring a car for daily commutes. Alexandra Road itself is a quiet, tree-lined street that has evolved into a desirable address over several decades, with a mix of established residential blocks and neighbourhood retail serving local needs.

The walk to Redhill is notably pedestrian-friendly, with clear pathways and minimal traffic congestion along the route. For those working in the CBD, Changi, or other major employment hubs, the MRT connection provides a reliable travel alternative that typically takes 20 to 35 minutes door-to-door depending on final destination.

Interior Layout and Space Utility

The apartment's 1,001 square-foot footprint is laid out to maximise liveable space. Three separate bedrooms allow for a dedicated master suite, a child's room, and either a guest bedroom or home office—a flexibility that modern households increasingly value. The single bathroom is positioned for efficient traffic flow, whilst the common areas provide ample room for a comfortable living and dining setup without feeling cramped or compartmentalised.

Ceiling heights and natural light are typical of developments from this era, with window placements designed to capture cross-ventilation and reduce reliance on air conditioning during cooler months. The overall layout reflects practical design principles favoured by families who spend genuine time at home rather than treating the apartment as a pied-à-terre.

Neighbourhood Character and Amenities

Alexandra Road and its surrounding precincts benefit from mature infrastructure and established community services. The wider Redhill area includes several primary schools within walking distance, making school runs manageable for parents with younger children. Nearby shopping options, hawker centres, and recreational facilities ensure that residents have little need to venture far for daily necessities or leisure activities.

The neighbourhood's stability is reinforced by its age and established resident base. Unlike newer suburban developments that attract transient populations, Alexandra Road communities tend to feature longer-term residents, resulting in safer streets and more cohesive neighbourhood dynamics. This stability also translates to predictable property values and rental demand, important considerations for buyers with long-term holding horizons.

Investment and Resale Potential

The S$2.33 million price point places this apartment at approximately S$2,327 per square foot, a figure that sits comfortably within the mid-range for three-bedroom units in this district. Recent transactions in the broader Redhill and Alexandra Road corridor have ranged between S$2,200 and S$2,450 per square foot for similar-sized properties, positioning this listing at a competitive level relative to comparable stock.

As a leasehold property, lease length is an important consideration for long-term value retention. Buyers should verify the remaining lease term at point of purchase, as properties with fewer than 70 years remaining may experience acceleration in capital value decline during the final decades of their lease. For those planning to hold the property for 15 to 25 years, lease duration becomes a critical decision factor.

Rental yield for investors purchasing at this price typically ranges between 3 and 4.5 percent gross yield, depending on market demand and the specific unit's appeal to tenants. Given Redhill's proximity to major employment zones and the strong rental market for three-bedroom family homes, occupancy rates have historically remained healthy, making this a viable option for buy-to-let investors seeking stable cashflow.

Buyer Profile Suitability

Upgraders transitioning from two-bedroom apartments or smaller terraced homes will find the additional bedroom space and mature neighbourhood setting particularly appealing. Young families with one or two children benefit from the school proximity, community services, and a more relaxed pace than inner-city locales, whilst maintaining convenient MRT access for workplace commuting.

For high-net-worth individuals seeking a portfolio property or convenient base near the CBD, the price point and location offer reasonable value without the premium attached to properties in prime central areas like Orchard or Marina Bay. First-time buyers with substantial down payments may also find this property accessible, though financing considerations and Additional Buyer's Stamp Duty implications require careful evaluation.

Financial Considerations

The S$2.33 million price attracts Additional Buyer's Stamp Duty for second-property purchasers, adding between 7 and 12 percent to total transaction costs depending on holding structure. For owner-occupiers, standard Buyer's Stamp Duty applies at significantly lower rates. Total acquisition costs, including legal fees, conveyancing, and duties, should be factored into the overall investment thesis.

From a financing perspective, buyers obtaining a 75 percent mortgage (S$1.7475 million) would service monthly repayments of approximately S$8,000 to S$8,500 over a 25-year tenure, depending on prevailing interest rates and bank margins. This servicing ratio typically sits comfortably within TDSR limits for household incomes exceeding S$180,000 annually, making the property accessible to the target demographic of upgraders and investors with established earning capacity.

District Growth Pipeline and Future Development

The Redhill and Alexandra Road precinct is classified as a mature, consolidated residential area with limited new major development planned for the immediate future. This stability is a double-edged sword: whilst it protects existing property values from massive new supply shocks, it also means capital appreciation will likely track broader Singapore residential market movements rather than experiencing significant uplift from new infrastructure or rejuvenation projects.

However, the Government's commitment to maintaining neighbourhood character in mature estates, combined with ongoing MRT system enhancements and suburban job clustering, suggests the area will retain its appeal. Long-term buyer and rental demand should remain steady, supporting the property's role as a reliable long-term asset within a diversified portfolio.

Final Consideration

Alessandrea at 31 Alexandra Road represents a pragmatic acquisition for buyers prioritising location convenience, family-oriented living space, and predictable long-term value preservation over cutting-edge finishes or trophy appeal. At S$2.33 million, the property sits at a realistic market price that reflects its true utility and neighbourhood standing, making it worthy of serious consideration by qualifying purchasers.

Frequently Asked Questions

What estimated rental yield could I expect if I purchase Alessandrea as an investment property?

At S$2.33 million, gross rental yield for a comparable three-bedroom unit in the Redhill area typically ranges between 3.0 and 4.5 percent per annum, depending on specific unit attributes, tenant quality, and market conditions at the time of letting. A unit generating S$7,000 to S$8,500 monthly rental income would fall comfortably within this band, translating to S$84,000 to S$102,000 annually and producing a mid-range yield of approximately 3.6 percent gross. Redhill's proximity to the MRT and its established reputation as a family neighbourhood ensure consistent tenant demand, with typical occupancy rates remaining above 95 percent across well-maintained properties, making this a reliable cashflow play for investors with a 10 to 15 year holding horizon.

How does the S$2.33 million price compare to recent per-square-foot transactions in Alexandra Road and Redhill?

The asking price of S$2.33 million for 1,001 square feet equates to approximately S$2,327 per square foot, positioning this listing squarely within the prevailing market range for three-bedroom apartments in this district. Recent comparable transactions in Alexandra Road and nearby Redhill precincts have ranged from S$2,200 to S$2,450 per square foot for similar-sized units, with variations typically reflecting lease length, unit condition, floor level, and exact location. At the mid-point of this range, Alessandrea is competitively priced relative to both recent sales data and current active listings, suggesting neither a significant discount nor a premium that would deter serious buyers with realistic market expectations.

What are the Additional Buyer's Stamp Duty implications if I'm purchasing this as a second property?

For second-property purchasers, Additional Buyer's Stamp Duty applies at graduated rates ranging from 7 percent on the first S$180,000 of purchase price, increasing progressively to 12 percent on amounts exceeding S$1.8 million. On a S$2.33 million purchase price, total ABSD liability would approximate S$220,000 to S$240,000 depending on precise calculation, representing a significant uplift in total acquisition costs beyond the base property price. This additional duty is separate from standard Buyer's Stamp Duty and must be factored into financing arrangements and overall investment return calculations; many investors structure acquisitions through corporate vehicles or revocable trusts to optimise duty exposure, though this requires professional legal and tax advice specific to individual circumstances.

What is the lease decay risk for Alessandrea, and how might it affect resale value?

Leasehold properties in Singapore experience accelerated capital value decline once remaining lease tenure falls below 70 years, with the rate of depreciation intensifying as the lease approaches expiry. The buyer should verify the exact remaining lease term at point of purchase; assuming a standard 99-year lease from the original completion date, a property completed in the 1980s or 1990s would currently carry 70 to 90 years remaining. During the next 20 to 30 years, if the lease declines toward the 60 to 70 year threshold, resale marketability may tighten and valuations may stagnate or decline by 1 to 2 percent annually, making this consideration critical for buyers planning to hold beyond a 25-year horizon. The Government's lease buyback and en bloc sale schemes provide potential mitigation paths, but these are not guaranteed, making lease duration a material factor in long-term capital preservation.

How does proximity to Redhill MRT Station affect property demand and capital appreciation potential?

MRT proximity is a primary driver of sustained demand and value stability in Singapore's residential market, with Redhill Station's East-West Line connectivity placing residents within 20 to 35 minutes of the CBD, Changi, and other major employment nodes. The nine-minute walk distance to Alessandrea is sufficiently convenient to support strong tenant demand and owner-occupier interest without placing the property in the extreme inner-city premium zone where valuations face compression risk from oversupply. Historically, properties within 400 to 500 metres of MRT stations experience lower price volatility and more consistent capital appreciation than those beyond walking distance, as transport connectivity directly influences household mobility and lifestyle convenience; expect Alessandrea to benefit from this stability advantage over the long term, particularly as the MRT network expands and surrounding suburban precincts densify.

Which buyer profiles would find Alessandrea most suitable, and why?

Upgraders stepping from two-bedroom apartments into family homes find Alessandrea's layout, space, and mature neighbourhood particularly compelling, as the third bedroom accommodates growing families whilst the established infrastructure supports stable community living. Young families with one to two children benefit from nearby schools, safe pedestrian-friendly streets, and the MRT link that enables working parents to maintain city employment without long commutes. Investors seeking stable cashflow properties in established estates benefit from consistent tenant demand and low vacancy risk, though capital appreciation will be modest; buy-to-let buyers looking for reliable 3 to 4.5 percent yields prioritise this property over trophy assets in premium districts. First-time buyers with substantial savings (S$700,000+) and household incomes exceeding S$180,000 may qualify for financing, though they should carefully assess TDSR headroom and the psychological commitment to a S$2.3 million asset purchase.

What are the TDSR and financing implications for a buyer purchasing at the S$2.33 million price point?

Total Debt Servicing Ratio regulations cap monthly servicing costs at 60 percent of gross monthly household income; a S$2.33 million purchase with a 75 percent loan-to-value mortgage (S$1.7475 million) typically generates monthly repayments of S$8,000 to S$8,500 over 25 years depending on prevailing interest rates and bank margins. This monthly servicing cost demands a minimum household gross income of approximately S$133,000 to S$142,000 to remain within TDSR limits, a threshold easily met by dual-income upgrader households or established professionals with stable employment. Buyers should obtain pre-approval from their preferred banking institution before committing to legal negotiations, as interest rate assumptions and individual bank credit policies vary; those with existing mortgage liabilities must factor those servicing costs into TDSR calculations, potentially reducing borrowing capacity by 20 to 40 percent depending on existing debt levels.

How does Alessandrea compare to competing three-bedroom developments in the nearby Redhill and Alexandra area?

The Redhill and Alexandra Road precincts contain several competing HDB Build-to-Order schemes, mature private condominiums, and older terraced properties ranging from S$1.8 million to S$2.8 million for comparable three-bedroom configurations. Alessandrea's advantage lies in its established reputation, mature neighbourhood character, and likely proximity to schools and hawker amenities that newer suburban developments cannot yet match; conversely, newer properties in emerging areas like Tiong Bahru or Bukit Merah may offer more modern finishes and higher strata areas at similar prices. Direct competition exists from similar-era apartment blocks within 300 to 500 metres of the MRT, priced between S$2.2 and S$2.5 million, making detailed floor-by-floor and unit-by-unit comparison essential for securing genuine value; engaging a local property consultant to assess comparable recent transactions is strongly recommended before finalising an offer.

Are certain unit stacks or floor levels at Alessandrea likely to offer better long-term value than others?

Mid-range floor levels (typically floors 8 to 15 in a 20-storey or taller block) often provide optimal value, balancing the premium pricing of higher floors with the lower noise and foot-traffic disturbance of lower levels; ground and first-floor units attract lower prices due to street noise, privacy concerns, and perceived security risks, yet often appeal to buyers with mobility considerations or preferences for street-level convenience. Corner and edge units typically command premiums of 5 to 10 percent over internal stack units due to superior natural light and cross-ventilation, justifying these price premiums for long-term owner-occupiers but offering marginal rental yield enhancement for investors. Units facing quieter internal courtyards or green spaces typically perform better in resale compared to those fronting busy roads, and rental tenants consistently express preference for these quieter orientations, making them marginally more resilient assets during market downturns; prospective buyers should inspect available unit stacks and floor plans to identify which specific units offer superior exposure and utility relative to the asking price.

What future supply pipeline or neighbourhood rejuvenation is planned for the Redhill and Alexandra area?

The Redhill and Alexandra Road precincts are classified as mature, consolidated residential neighbourhoods with no major public housing redevelopment or large-scale private district transformation currently gazetted or underway. This stability insulates existing properties from value-crushing new supply shocks, but it also means capital appreciation will likely track the broader Singapore residential market at 2 to 4 percent annually rather than experiencing the 8 to 15 percent uplift sometimes seen in newly rejuvenated or growth-focused precincts. The Government's longstanding commitment to neighbourhood character in mature estates, combined with the established MRT connectivity and retail infrastructure, suggests the area will retain consistent demand from upgraders and investors seeking stability over growth; however, buyers seeking aggressive capital appreciation should prioritise emerging areas like Tengah or Woodlands instead, whilst those prioritising value preservation and steady rental yield should view Alessandrea's mature, change-resistant location as a significant advantage rather than a limitation.

3-Bed Alessandrea Apartment S$2.33M, Alexandra Road Near Redhill