Deep Property Dossier
The Crest
Prince Charles Crescent · District D03 (Alexandra / Commonwealth)
Tenure 99-year LeaseholdType CondominiumMRT EW18 Redhill MRT Station · 800mDeveloper Wingcrown Investment Pte Ltd
Livability
6.3/10
Own-stay
Investment
6.6/10
Invest fit
Overall
6.4/10
Live + Invest
Bottom line: The Crest offers strong education and liquidity at a discount to D03, but is held back by a mid-lease 99-year tenure, modest appreciation, and unverified amenities/green space.
1
Overview
- Project
- The Crest
- Address / District
- Prince Charles Crescent · D03
- Positioning
- Alexandra / Commonwealth
- Developer
- Wingcrown Investment Pte Ltd
- Type
- Condominium
- Units
- ~469
- Tenure
- 99-year Leasehold
- Nearest MRT
- EW18 Redhill MRT Station · 800m
- On-market
- ~87 listings
- Avg asking PSF
- ~$2099.0
- Historical txns
- ~525 txns
- District avg PSF
- D03 ~$2416
| Bed | Area sqft | On-sale | Txns | Avg PSF | Price range |
|---|---|---|---|---|---|
| 1-BR | 614–775 | 1 | 54 | $1810 | $1.20M–$1.20M |
| 2-BR | 764–1872 | 31 | 163 | $1925 | $1.52M–$2.65M |
| 3-BR | 635–1991 | 48 | 213 | $1833 | $2.29M–$3.80M |
| 4-BR | 1367–1884 | 6 | 83 | $1917 | $3.57M–$4.00M |
| 5-BR | 1841–2003 | — | 12 | $1757 | — |
Avg PSF is the per-bedroom historical transaction mean. Source: open-market transaction records.
2
Livability · 6.3
Transport 6 · Amenities 5 · Green 4 · Schools 10 · Quiet 6 · Layout 7
- Transport：Redhill MRT (EW18) is 800m away, roughly a 10-minute walk; this is within the 1km band but not doorstep, earning a mid-range transport score.
- Amenities：No mall or daily-needs cluster is listed within 300m; Redhill may have local shops, but this is not verified in the data, so convenience is moderate.
- Green & Recreation：The data provides no parks or green corridors within 200m; without nearby green space, leisure options may be limited unless confirmed on-site.
- Schools：Crescent Girls' School (a 名校 secondary school) is just 0.2km away, and multiple primary and secondary schools sit within 1km, making this a strong education location.
- Quiet & Environment：Prince Charles Crescent suggests a quieter residential enclave, but proximity to Alexandra Road could bring some traffic noise; no mixed-use detail is given.
- Layout：Unit sizes range from compact 635 sqft 3-bedders to 2,003 sqft 5-bedders; without floor plans, efficiency appears mixed but generally functional.
🚇 MRTEW18 Redhill MRT Station 800m
🎓 SchoolsCrescent Girls' School (SECONDARY (S1-S4) ·top 0.2km) · Alexandra Primary School (Primary 0.6km) · Gan Eng Seng School (SECONDARY (S1-S5) 0.7km) · Queenstown Secondary School (SECONDARY (S1-S5) 0.7km) · Gan Eng Seng Primary School (Primary 0.9km) · Bukit Merah Secondary School (SECONDARY (S1-S5) 1.0km)
Location · Prince Charles Crescent (map: OneMap / SLA)
3
Investment · 6.6
- Price trend：Self CAGR is about 1.1% per year from 2014 to 2026, which is just above flat and below typical inflation, indicating weak capital growth.
- Liquidity：With 525 transactions across all unit types over the period, the project averages roughly 40 deals per year, suggesting high exit liquidity.
- Listing premium：Listing average psf is about $2,099, a 4% premium over the latest 2026 transaction psf of $2,017; sellers are asking above recent comps.
- Vs-district：D03 overall psf was $2,416 in 2026, while The Crest transacted at $2,017, a 16.5% discount, signaling below-district entry.
- Summary：The asset is liquid and priced below district, but weak appreciation and absent rental yield data make it more appealing to long-term buyers than yield hunters.
Upside 5 · Rental 5 · Liquidity 9 · Resilience 5 · Entry 9
Source: open-market records · per-bedroom deep history. *Last year partial.
Yearly avg PSF by bedroom; ≥4 txns/point. Source: open-market records.
Source: open-market records + URA. *Last year partial.
| Project | TOP | Asking PSF | — |
|---|---|---|---|
| Zyon Grand | 2029 | $3,249 | |
| Riviere | 2023 | $3,107 | |
| Promenade Peak | 2031 | $3,031 | |
| PENRITH | 2029 | $2,907 | |
| Hudson Place Residences | 2029 | $2,657 | |
| One Pearl Bank | 2024 | $2,648 |
Same-district comparables · avg asking PSF. Source: open-market listings.
4
Entry Cost & Return
Price is only part of it — stamp duty (BSD + ABSD), monthly repayment, net yield and break-even decide whether it is worth it. Figures below use a representative 2-BR · $2.08M.
| Buyer | BSD | ABSD | Total duty | All-in price | % of price | Break-even* |
|---|---|---|---|---|---|---|
| Citizen · 1st | $0.07M | — | $0.07M | $2.15M | 3.5% | ~3.2 yr |
| Citizen · 2nd | $0.07M | $0.42M | $0.49M | $2.57M | 23.5% | ~19.3 yr |
| PR · 1st | $0.07M | $0.10M | $0.18M | $2.26M | 8.5% | ~7.5 yr |
| Foreigner | $0.07M | $1.25M | $1.32M | $3.40M | 63.5% | ~45.0 yr |
*Break-even = years of appreciation to offset stamp duty, at the project ~1%/yr historical growth; ABSD varies with policy.
Dark = at project ~1%/yr, light = district ~5%/yr (optimistic).
Repayment & down-payment (LTV 75% · 3.5% · 25 yr):
| Bed | Ref price | Down 25% | Min cash 5% | Loan 75% | Monthly |
|---|---|---|---|---|---|
| 1-BR | $1.20M | $0.30M | $0.06M | $0.90M | ~$4,506 |
| 2-BR | $1.52M | $0.38M | $0.08M | $1.14M | ~$5,707 |
| 3-BR | $2.29M | $0.57M | $0.11M | $1.72M | ~$8,598 |
Indicative only; subject to bank approval.
Recent transactions (negotiation basis):
| Month | Bed | Floor | Area | Price | PSF |
|---|---|---|---|---|---|
| 2026-06 | 4-BR | 17 | 1,647 | $3.34M | $2,028 |
| 2026-06 | 2-BR | 19 | 829 | $1.62M | $1,954 |
| 2026-06 | 3-BR | 12 | 1,259 | $2.40M | $1,906 |
| 2026-05 | 4-BR | 04 | 1,701 | $3.62M | $2,127 |
| 2026-05 | 2-BR | 18 | 904 | $1.90M | $2,102 |
| 2026-04 | 3-BR | 13 | 1,302 | $2.55M | $1,959 |
| 2026-03 | 4-BR | 12 | 1,367 | $2.81M | $2,052 |
| 2026-03 | 4-BR | 04 | 1,658 | $3.38M | $2,039 |
| 2026-03 | 2-BR | 07 | 796 | $1.58M | $1,991 |
| 2026-03 | 2-BR | 22 | 829 | $1.63M | $1,966 |
| 2026-02 | 2-BR | 17 | 775 | $1.60M | $2,065 |
| 2025-12 | 3-BR | 11 | 1,335 | $2.71M | $2,028 |
Source: open-market transaction records (per-bedroom · with floor).
5
Supply · Demand · Planning
- Planning outlook：The Greater Southern Waterfront is planned to add 10,000 new homes and transform the wider area into a waterfront precinct, which could lift long-term appeal.
- Future supply：Four upcoming launches (Zyon Grand, Promenade Peak, PENRITH, Hudson Place Residences) add 2,091 units by 2029-2031, creating concentrated competition for resale or rental.
- Future demand：Alexandra is expected to see increased commercial office supply and rising rental demand, which may support tenant pools if offices materialize as planned.
- Tenure & holding：The 99-year lease has an estimated remaining term of 87-88 years; holding beyond 2035 would push it deeper into the mid-lease band and reduce resilience.
- Impact on current investment value：Near-term, new supply and modest historical growth suggest price appreciation may stay capped; value is more likely to come from the entry discount than capital gain.
Future supply pipeline (District D03 upcoming launches):
| Upcoming | Units | Est. TOP | Status |
|---|---|---|---|
| Zyon Grand | 706 | 2029 | U/C |
| Promenade Peak | 596 | 2031 | U/C |
| PENRITH | 462 | 2029 | U/C |
| Hudson Place Residences | 327 | 2029 | U/C |
| Total | ~2091 | completing |
Around 2025 new launches set the ceiling; resale here is the value entry. Source: URA (split by sale type).
Planning & supply timeline. Source: URA Master Plan 2025 + open-market listings.
Tenure & holding period: For a 99-yr lease, the future depends on how long you hold — below: remaining lease and CPF/loan impact by holding period.
| Hold | Lease left | Bala value* | CPF / loan |
|---|---|---|---|
| After 5 yr | ~85 yr | ~92% | Full access |
| After 10 yr | ~80 yr | ~90% | Full access |
| After 20 yr | ~70 yr | ~86% | Full access |
| After 30 yr | ~60 yr | ~80% | Near 60-yr limit |
*Bala curve is a lease-valuation rule of thumb; indicative only.
*Outlook is based on URA Master Plan 2025 and nearby public planning information, not an official forecast; launch unit counts/TOP are subject to official and developer announcements.
6
Risks & Fit
Who it suits
- Families with school-going children, especially those targeting Crescent Girls' School
- Buyers seeking a below-district entry price in D03
- Long-term owner-occupiers betting on Greater Southern Waterfront uplift
- Investors comfortable with moderate growth and high liquidity
Caution / not for
- Buyers wanting MRT within 600m or doorstep convenience
- Short-term speculators due weak historical appreciation and upcoming supply
- Those who require verified parks, malls or markets within 300m
- Investors averse to 99-year leaseholds with only ~87 years remaining
Verify before buying
Verify actual walking route to Redhill MRT and alternative bus services · Inspect nearest supermarkets, hawker centres and parks within 300m · Obtain current gross rental yield and tenant demand from property agents · Confirm remaining lease term, MCST health and upcoming major works
7
Summary · Pros & Cons
| ✅ Pros | ⚠️ Cons · Risks |
|---|---|
| Strong education node with 名校 Crescent Girls' School 0.2km away | 99-year lease with only an estimated 87-88 years remaining (mid-lease) |
| High liquidity with roughly 40 transactions per year | Weak self CAGR of only 1.1% per year |
| Priced about 16.5% below D03 overall psf | No verified amenities or green spaces within 300m |
| Within 1km of Redhill MRT and near multiple schools | Transport score mid-range due 800m MRT distance |
| Future Greater Southern Waterfront redevelopment may provide uplift | Potential oversupply from four upcoming projects adding 2,091 units |
Overall · 6.4/10: The Crest is a liquid, family-friendly condominium with a rare top school next door and a clear discount to D03, but its mid-lease 99-year tenure, weak price growth, and unverified convenience factors temper its appeal. It suits patient families and long-term holders who value education access and can accept moderate growth; but investors seeking short-term yield or strong capital appreciation should look elsewhere.
Want AI to model the negotiation and return on this unit?
Tell PropertyWealth your budget and goals — we tailor the analysis with live listings and per-bedroom transactions.
Start asking AI free →