Overview & Key Facts
D'LOTUS is a freehold condominium at LORONG AMPAS in District 12 (RCR), developed by ALLGREEN PROPERTIES LTD, comprising 83 units, completed in 2007.
Location & Connectivity
D'LOTUS is approximately 1030m from Toa Payoh MRT station, with 3 stations within 1.5 km.
Schools & Education
20 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Beatty Secondary School | Secondary | 590m |
| School of Science and Technology | Jc | 700m |
| CHIJ Secondary (Toa Payoh) | Secondary | 760m |
| Balestier Hill Primary School | Primary | 910m |
| CHIJ Our Lady Queen of Peace | Primary | 950m |
| Bendemeer Primary School | Primary | 1.2 km |
| Bendemeer Secondary School | Secondary | 1.2 km |
| De La Salle School | Primary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 8 | $1,487 psf | $848,597 |
| 2 BR | 9 | $1,543 psf | $1,245,667 |
| 3 BR | 11 | $1,518 psf | $1,617,343 |
| 5+ BR | 1 | $896 psf | $1,900,000 |
Market Position
D'LOTUS has recorded 29 sales at an average price of $1,299,674.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at D'LOTUS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,662/mo | $848,597 | 3.76% |
| 2 BR | $3,482/mo | $1,245,667 | 3.35% |
| 3 BR | $3,693/mo | $1,617,343 | 2.74% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 6 | $1,344 psf | — |
| 2022 | 6 | $1,490 psf | ↑ 10.9% |
| 2023 | 6 | $1,514 psf | ↑ 1.6% |
| 2024 | 4 | $1,484 psf | ↓ 1.9% |
| 2025 | 5 | $1,621 psf | ↑ 9.2% |
| 2026 | 2 | $1,624 psf | ↑ 0.2% |
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The latest reading marks the highest point in this series — D'LOTUS prices have climbed 20.9% since 2021.
Price Index Check
The ShiokNest Price Index for District 12 reads 136.8 as of May 2026 — down 6.2% 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 |
|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | $2,730 psf | 741 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | $1,649 psf | 311 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | $1,843 psf | 200 |
| TREVISTA | 99 yrs lease commencing from 2008 | $1,709 psf | 149 |
| VERTICUS | Freehold | $2,126 psf | 130 |
What Could Work Against You
- With just 6 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
The profile fits families with young children, mrt-walkable commuters, car-owning households and long-term hold (10+ yr) best. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
light renovation budget and resort facilities should probably look elsewhere. Move-in-ready condition typical here — budget ~S$50-80k for refresh-grade renovation.
One caution flagged here: avoid if mrt-dependent — MRT is ~1030m away — over a 15-minute walk. Daily transit-only commuters should consider better-connected alternatives.
Verdict
D'LOTUS is a freehold development in District 12 (RCR), with 83 units, offering a gross yield of 3.1%.
At ~$1,622 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full D'LOTUS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing D'LOTUS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (140m away), an upgrader gap of about $400,000
- Toa Payoh — 4-room average $929,793 (490m away), an upgrader gap of about $350,000
- Central Area — 4-room average $1,088,814 (1.9 km away), an upgrader gap of about $200,000
FAQ
What is the average PSF for D'LOTUS?
Is D'LOTUS freehold?
What is the rental yield for D'LOTUS?
Which MRT is nearest to D'LOTUS?
Sources & Next Steps
- D'LOTUS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 12 (Toa Payoh, Serangoon, Balestier) — District 12 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: 29 transactions
- Rental data: 65 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 29 records analysed · Source: URA private-sale caveats