Overview & Key Facts
NEEM TREE is a freehold condominium at JALAN KEMAMAN in District 12 (RCR), developed by AYLESBURY PTE LTD, comprising 84 units, completed in 2020.
Location & Connectivity
NEEM TREE is approximately 780m from Toa Payoh MRT station, with 3 stations within 1.5 km.
Schools & Education
22 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Beatty Secondary School | Secondary | 420m |
| School of Science and Technology | Jc | 580m |
| CHIJ Secondary (Toa Payoh) | Secondary | 600m |
| Balestier Hill Primary School | Primary | 830m |
| CHIJ Our Lady Queen of Peace | Primary | 1 km |
| Pei Chun Public School | Primary | 1.3 km |
| De La Salle School | Primary | 1.3 km |
| Manjusri Secondary School | Secondary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 9 | $1,855 psf | $797,531 |
| 1 BR | 9 | $1,777 psf | $1,039,543 |
| 2 BR | 7 | $1,734 psf | $1,311,143 |
Market Position
NEEM TREE has recorded 25 sales at an average price of $1,028,467.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at NEEM TREE typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,726/mo | $1,039,543 | 3.15% |
| 2 BR | $3,766/mo | $1,311,143 | 3.45% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $1,694 psf | — |
| 2022 | 5 | $1,765 psf | ↑ 4.2% |
| 2023 | 6 | $1,804 psf | ↑ 2.2% |
| 2024 | 7 | $1,868 psf | ↑ 3.6% |
| 2025 | 3 | $1,739 psf | ↓ 6.9% |
| 2026 | 2 | $1,751 psf | ↑ 0.7% |
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NEEM TREE prices have cooled 6.2% from the 2024 peak, yet remain 3.4% above where the series began in 2021. The most recent period recovered 0.7%, so the pullback may be finding a floor.
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
- Only 3 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.
Best suited for
Who This Actually Suits
This is a strong match for mrt-walkable commuters, car-owning households, yield-focused investors and long-term hold (10+ yr). MRT proximity is the standout commute feature for daily transit users.
Verdict
NEEM TREE is a freehold development in District 12 (RCR), with 84 units, offering a gross yield of 3.6%.
At ~$1,744 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full NEEM TREE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing NEEM TREE against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (90m away), an upgrader gap of about $150,000
- Toa Payoh — 4-room average $929,793 (470m away), an upgrader gap of about $100,000
- Bishan — 4-room average $791,445 (1.9 km away), an upgrader gap of about $250,000
FAQ
What is the average PSF for NEEM TREE?
Is NEEM TREE freehold?
What is the rental yield for NEEM TREE?
Which MRT is nearest to NEEM TREE?
Sources & Next Steps
- NEEM TREE 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: 25 transactions
- Rental data: 196 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 25 records analysed · Source: URA private-sale caveats