Overview & Key Facts
CARPMAEL THIRTY-EIGHT is a freehold condominium at CARPMAEL ROAD in District 15 (RCR), developed by , comprising 16 units.
Location & Connectivity
CARPMAEL THIRTY-EIGHT is approximately 710m from Paya Lebar MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Paya Lebar | East-West Line | 710m |
| Paya Lebar | Circle Line | 710m |
| Eunos | East-West Line | 930m |
| Tanjong Katong | Thomson-East Coast Line | 1.1 km |
| Dakota | Circle Line | 1.2 km |
| Marine Parade | Thomson-East Coast Line | 1.5 km |
Schools & Education
15 schools within 2 km (10 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Haig Girls' School | Primary | 400m |
| Tanjong Katong Girls' School | Secondary | 590m |
| Canossa Catholic Primary School | Primary | 610m |
| Broadrick Secondary School | Secondary | 610m |
| EtonHouse International School (Broadrick) | International | 610m |
| Tao Nan School | Primary | 670m |
| Canadian International School (Tanjong Katong) | International | 680m |
| Tanjong Katong Primary School | Primary | 750m |
Market Position
CARPMAEL THIRTY-EIGHT has recorded 3 sales at an average price of $2,234,000.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 1 | $1,764 psf | — |
| 2024 | 1 | $1,858 psf | ↑ 5.3% |
| 2025 | 1 | $1,811 psf | ↓ 2.5% |
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CARPMAEL THIRTY-EIGHT prices have cooled 2.5% from the 2024 peak, yet remain 2.6% above where the series began in 2022.
Price Index Check
The ShiokNest Price Index for District 15 reads 117.7 as of June 2026 — down 9.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 912 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 781 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 644 |
| AMBER PARK | Freehold | $2,548 psf | 396 |
What Could Work Against You
- Only 1 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 16 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
The profile fits families with young children, car-owning households, long-term hold (10+ yr) and freehold / generational hold best. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
Verdict
CARPMAEL THIRTY-EIGHT is a freehold development in District 15 (RCR), with 16 units, offering a gross yield of 2.6%.
At ~$1,811 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full CARPMAEL THIRTY-EIGHT dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CARPMAEL THIRTY-EIGHT against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (70m away), an upgrader gap of about $1,450,000
- Marine Parade — 4-room average $648,065 (1.5 km away), an upgrader gap of about $1,600,000
- Bedok — 4-room average $659,895 (1.9 km away), an upgrader gap of about $1,550,000
FAQ
What is the average PSF for CARPMAEL THIRTY-EIGHT?
Is CARPMAEL THIRTY-EIGHT freehold?
What is the rental yield for CARPMAEL THIRTY-EIGHT?
Which MRT is nearest to CARPMAEL THIRTY-EIGHT?
Sources & Next Steps
- CARPMAEL THIRTY-EIGHT Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions
- Rental data: 12 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Dec 2025 · 3 records analysed · Source: URA private-sale caveats