Iresidences
IRRAWADDY ROAD · D12
Median PSF · 12m
S$1,872
Median price · 12m
S$2.24M
Latest sale
S$1.90M
May 2026
1-year change
+2.3%
Sales · 12m
2
12 all time
Gross yield
3.57%
22 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +36.4%
- Annualised
- +16.8%
- Transactions
- 12
- 1 year
- +2.3%
- 3 years p.a.
- +2.4%
- 5 years p.a.
- —
- Median size
- 1,329 sqft
Against the neighbourhood
How it compares within D12
Balestier, Toa Payoh, Serangoon. All figures are medians over the last 12 months for private homes in this district.
| Measure | Iresidences | D12 median | Difference |
|---|---|---|---|
| Median PSF | S$1,872 | S$1,748 | +7.1% |
| Median price | S$2.24M | S$1.50M | +49.2% |
| Gross rental yield | 3.57% | 3.73% | -0.2 pts |
| 1-year price change | +2.3% | +2.3% | -0.0 pts |
This development trades about 7% above the D12 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,600
Contracts · 12m
22
Implied annual rent
S$55K
Gross yield
3.57%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 14 | S$4,500 |
| 3 bedroom | 8 | S$5,550 |
Investment analysis
Investment score 57 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
57/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Locationweight 15%83
Distance to the nearest rail station, plus schools within 1 km. Nearest is Novena MRT at 90 m.
- Liquidityweight 15%69
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%65
Gross yield against every other development in its segment.
- Supply riskweight 10%65
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%43
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%33
How its median price per square foot compares with its own district.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Novena MRT90 m
- Newton MRT1.1 km
- Mount Pleasant MRT1.2 km
- Toa Payoh MRT1.4 km
Schools within 2 km
- St. Joseph'S Institution Juniorprimary450 m
- Anglo-Chinese School (Barker Road)secondary (s1-s5)860 m
- Anglo-Chinese School (Primary)primary910 m
- Catholic Junior Collegejunior college1.0 km
- Chij Secondary (Toa Payoh)secondary (s1-s5)1.3 km
- Farrer Park Primary Schoolprimary1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SANCTUARY@NEWTONASK Development Pte Ltd38 units590 m
- 32 GILSTEADPeak Vista Pte Ltd14 units630 m
- ENCHANT�Evelyn Pte Ltd25 units660 m
- PULLMAN RESIDENCES NEWTONEL Development (Horizon) Pte Ltd340 units870 m
- PICCADILLY GRANDMaximus Residential SG Pte Ltd/Maximus Commercial SG Pte Ltd407 units1.5 km
- 21 ANDERSONAnderson International Properties Pte. Ltd/Raffles Legend Properties Pte. Ltd.19 units1.9 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | Apartment | S$2,575,000 | 1,313 sqft | S$1,961 | 21-25 | — |
| May 2026 | Apartment | S$1,900,000 | 1,066 sqft | S$1,783 | 21-25 | — |
| Sep 2025 | Apartment | S$2,650,000 | 1,345 sqft | S$1,970 | 21-25 | — |
| Jan 2025 | Apartment | S$1,800,000 | 1,066 sqft | S$1,689 | 06-10 | — |
| Dec 2023 | Apartment | S$2,550,000 | 1,345 sqft | S$1,895 | 06-10 | — |
| Jun 2023 | Apartment | S$2,550,000 | 1,345 sqft | S$1,895 | 16-20 | — |
| May 2023 | Apartment | S$1,560,000 | 980 sqft | S$1,593 | 11-15 | — |
| Jun 2022 | Apartment | S$1,550,000 | 980 sqft | S$1,582 | 01-05 | — |
| Feb 2022 | Apartment | S$1,550,000 | 980 sqft | S$1,582 | 01-05 | — |
| Jan 2022 | Apartment | S$2,180,000 | 1,345 sqft | S$1,620 | 11-15 | — |
| Nov 2021 | Apartment | S$4,470,000 | 3,746 sqft | S$1,193 | 26-30 | — |
| Oct 2021 | Apartment | S$2,088,000 | 1,345 sqft | S$1,552 | 11-15 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Domus
S$1,876
-3.2%2 sales4.3% yield
The Centrio
S$1,532
-10.7%2 sales3.9% yield
Casa Irrawaddy
S$1,769
+5.0%1 sales3.0% yield
Novena Hill
S$1,753
+9.6%2 sales3.5% yield
Residences @ Novena
S$1,845
—1 sales
Novena Court
S$1,472
-10.6%1 sales3.1% yield
Apleton View
S$1,972
+1.2%2 sales2.8% yield
Novelis
S$1,879
—2 sales3.9% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.