Overview & Key Facts
IRESIDENCES is a freehold condominium at IRRAWADDY ROAD in District 12 (RCR), developed by , comprising 70 units.
Location & Connectivity
IRESIDENCES is approximately 580m from Novena MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 580m |
| Toa Payoh | North-South Line | 840m |
| Mount Pleasant | Thomson-East Coast Line | 1.2 km |
Schools & Education
20 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 820m |
| New Town Primary School | Primary | 950m |
| Beatty Secondary School | Secondary | 970m |
| St. Joseph's Institution | Secondary | 1 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.1 km |
| School of Science and Technology | Jc | 1.1 km |
| St. Margaret's Secondary School | Secondary | 1.4 km |
| St. Margaret's Primary School | Primary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 14 | $1,697 psf | $2,015,214 |
| 5+ BR | 1 | $1,193 psf | $4,470,000 |
Market Position
IRESIDENCES has recorded 15 sales at an average price of $2,178,867.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 5 | $1,477 psf | — |
| 2022 | 3 | $1,595 psf | ↑ 8.0% |
| 2023 | 3 | $1,794 psf | ↑ 12.5% |
| 2025 | 2 | $1,829 psf | ↑ 1.9% |
| 2026 | 2 | $1,872 psf | ↑ 2.3% |
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The latest reading marks the highest point in this series — IRESIDENCES prices have climbed 26.7% 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 3 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 70-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits young couples (no kids), car-owning households, long-term hold (10+ yr) and freehold / generational hold best. The unit profile suits DINK couples valuing CBD/MRT access over square footage.
For families with young children and yield-focused investors, it can work — but weigh the trade-offs before committing.
It is a weaker fit for resort facilities — other options likely serve them better. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
Verdict
IRESIDENCES is a freehold development in District 12 (RCR), with 70 units, offering a gross yield of 2.5%.
At ~$1,851 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full IRESIDENCES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing IRESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (230m away), an upgrader gap of about $1,300,000
- Toa Payoh — 4-room average $929,793 (550m away), an upgrader gap of about $1,250,000
- Central Area — 4-room average $1,088,814 (1.9 km away), an upgrader gap of about $1,100,000
FAQ
What is the average PSF for IRESIDENCES?
Is IRESIDENCES freehold?
What is the rental yield for IRESIDENCES?
Which MRT is nearest to IRESIDENCES?
Sources & Next Steps
- IRESIDENCES 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: 15 transactions
- Rental data: 119 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 15 records analysed · Source: URA private-sale caveats