Opal Suites
Overview & Key Facts
Opal Suites is a small freehold residential block tucked along Opal Crescent, on the quieter shoulder of Potong Pasir in District 12. Developed by Macly Pte Ltd and completed in 2014, the project comprises just 19 apartments across a single low-rise block — a pure boutique by Singapore standards, where most owners eventually know each other by name.
The Suites moniker is no marketing flourish. The unit mix here leans heavily into compact 1- and 2-bedroom layouts in the 450–700 sqft range, designed for solo professionals, couples, and rental investors targeting the working population around Bendemeer, Boon Keng, and the wider Kallang basin. There are no penthouses, no resort facilities, no expansive landscaping — this is a freehold yield play in a city-fringe pocket where freehold supply is genuinely scarce.
What Opal Suites offers in exchange for its modest scale is location and tenure. The development sits a brisk 6–7 minute walk (about 460 m) from Potong Pasir MRT on the North-East Line, with Geylang Bahru on the Downtown Line a further 800 m away. Average PSF over the last 12 months sits at roughly S$1,501, with the rental market delivering a healthy 4.36% gross yield — numbers that make it one of the more efficient freehold-leasehold-yield trade-offs in the area.
Location & Connectivity
Opal Crescent is a short cul-de-sac branching off Bendemeer Road, sandwiched between the Kallang River to the south and the older HDB blocks of Potong Pasir to the north. The location is firmly city-fringe rather than central: not glamorous, but genuinely connected. Potong Pasir MRT on the North-East Line is approximately 460 m on foot — a 6–7 minute walk along Upper Boon Keng Road. From Potong Pasir, Dhoby Ghaut is four stops (about 8 minutes) and HarbourFront fifteen minutes; the NEL is one of the most reliable lines on the network.
For drivers, the position is genuinely strong. The PIE entrance at Kallang Bahru is around 1.5 km away, the CTE entry at Braddell within 5 minutes, and the KPE/MCE corridor easy to pick up via Mountbatten or Nicoll Highway. Orchard Road by car is roughly 10–12 minutes off-peak, the CBD around 12 minutes, and Changi Airport about 18 minutes via the KPE. Average drive times to all three commercial nodes sit comfortably under 15 minutes — unusual for a sub-S$1,600 psf freehold.
Day-to-day amenities are mostly a short walk or single bus stop away. The Poiz Centre at Potong Pasir MRT houses a Sheng Siong supermarket, a Guardian, several casual F&B outlets, and clinics. Bendemeer Food Centre, the legendary Whampoa Drive hawker centre, and the supper-spot strip along Lavender are all within 10 minutes by car or bus. For larger shopping, City Square Mall at Farrer Park is two MRT stops away, and NEX at Serangoon is four stops in the other direction.
Greenery is closer than first impressions suggest. The Kallang Park Connector runs along the river just south of Opal Crescent, linking residents into the broader PCN network and ultimately Bishan-Ang Mo Kio Park or Marina Reservoir on weekends. The walkability score of 78/100 reflects this combination of MRT proximity, mid-tier retail, and PCN access — respectable for a city-fringe boutique without an integrated mall.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bendemeer Secondary School | secondary | Within 1 km |
| Bendemeer Primary School | primary | Within 1 km |
| Assumption Pathway School | secondary | ~1.1 km |
| Stamford Primary School | primary | ~1.1 km |
| Hong Wen School | primary | ~1.3 km |
| Balestier Hill Primary School | primary | ~1.6 km |
| School of Science and Technology | jc | ~1.7 km |
| Beatty Secondary School | secondary | ~1.8 km |
Facilities
This is the section where buyers must recalibrate expectations. With only 19 units across a single block on a tight site, Opal Suites delivers the bare-essentials facility package typical of boutique freeholds in the area: a small lap pool, a basic gym room, a sheltered BBQ pit, and a children’s play corner. There is no clubhouse, no tennis court, no function room, no concierge. PropertyGuru lists the development with a minimal facility set consistent with its 19-unit count — on a per-unit basis, the maintenance footprint stays low, which is reflected in monthly fees that are notably lighter than mega-developments in the same district.
“Don’t buy here for the facilities — you’ll be disappointed. Buy here because it’s freehold, near MRT, and your monthly maintenance is half what my friend pays at Gem Residences. The pool is small but it’s practically empty most evenings, which I actually prefer.”
— Owner-occupier review via 99.co
The honest framing: Opal Suites is a residence with a few amenities attached, not an amenity-led development. Tenants who prioritise facilities will gravitate toward the 843-unit Eight Riversuites or 578-unit Gem Residences a short distance away. What Opal Suites offers in exchange is privacy, low density, and a maintenance bill that protects yield — an explicit trade-off that most buyers in this segment are knowingly making.
Unit Sizes & Layout
Layouts at Opal Suites lean firmly into the compact end of the market. The dominant configurations are 1-bedroom units in the 450–550 sqft range and 2-bedroom units typically between 600 and 750 sqft, with no large 3-bedroom family stacks. Median transacted price over the last 12 months sits at S$660,000 with an average of S$691,000, putting the entry ticket among the lowest for any freehold in District 12 — a function of unit size rather than a discount on per-square-foot value.
Internal layouts are efficient rather than generous. The Macly approach here is to maximise usable floor area within a tight envelope: bedrooms accommodate a queen bed with limited additional furniture, bathrooms are functional, and kitchens skew toward the open-concept side to expand the perceived living space. Past listings on EdgeProp describe finishings as straightforward developer-spec — tile flooring in living areas, parquet or laminate in bedrooms — with most units showing some degree of owner upgrade by the second resale cycle.
For investors, the rental math is the headline. Median monthly rent of S$2,400 against a median price of S$660,000 produces a gross yield of 4.36% — one of the better numbers for a District 12 freehold and meaningfully ahead of leasehold competitors at higher purchase prices. The trade-off is unit replacement cost on an exit: with only 19 units, transaction frequency is low (just 8 sales over 12 months across the whole development), so price discovery can be slow when you need to move.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 7 | $1,515 | $643,952 |
| 2 BR | 1 | $1,436 | $1,020,000 |
Pricing & Market Position
Based on 8 recorded transactions, sale prices range from $550,000 to $1,020,000, averaging $690,958 (~$1,501 psf).
Rents range from $1,500 to $3,500 per month across 48 rental transactions. Current rental yield sits at approximately 4.4%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 0.9% (from $1,530 to $1,544 psf).
Neighbourhood Comparison
Within District 12, the closest comparables sit in different value brackets. Eight Riversuites (843 units, 99-year lease from 2011) trades at roughly S$1,644 psf with a fuller facilities deck and direct Kallang River frontage — better lifestyle, but on a leasehold clock and at a 9% PSF premium. Gem Residences (578 units, 99-year from 2015) at around S$1,833 psf is a more mainstream family product near Potong Pasir MRT, again leasehold and 22% pricier on a per-square-foot basis. Trevista (590 units, 99-year from 2008) at S$1,698 psf offers similar yield characteristics with more facilities but a shorter remaining lease.
Among freehold peers, Verticus (162 units, freehold) at S$2,122 psf is the closer tenure match but trades at a 41% PSF premium for newer build year and architectural brand. The Orie at S$2,730 psf is in a different league entirely — a leasehold new launch competing on freshness rather than yield. Opal Suites’ positioning is therefore clear: it is the cheapest freehold near Potong Pasir MRT, with the best gross yield in the freehold cohort, in exchange for the smallest unit count, thinnest facilities, and slowest resale liquidity. For a yield-focused freehold investor, the trade is rational; for a lifestyle-driven own-stay buyer, the leasehold options offer a better experience per dollar.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| OPAL SUITES | Freehold | 2014 | 19 | $1,501 |
| THE ORIE | 99 yrs lease commencing from 2024 | 2025 | 52 | $2,730 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 2016 | 843 | $1,644 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | — | 578 | $1,833 |
| TREVISTA | 99 yrs lease commencing from 2008 | — | 590 | $1,698 |
| VERTICUS | Freehold | 2021 | 162 | $2,122 |
ShiokNest Scores
Our proprietary scoring system evaluates OPAL SUITES across multiple dimensions.
What Residents Say
“Living here for 3 years now as a tenant. Walk to Potong Pasir MRT takes me 7 minutes, food at Bendemeer hawker is a 10-minute walk. Quiet building, never had to wait for the lift. Landlord keeps the rent reasonable so I’m not moving.”
— Tenant review via 99.co
“Bought a 1-bedroom here in 2018 as my first investment. Tenant turnover has been smooth, vacancy under 1 month between tenants. Yield is the best I get across my three properties. Just don’t expect a swimming pool you can actually do laps in.”
— Investor review via PropertyGuru
“Tight site so the carpark fills up fast in the evening. If you have a second car you’ll be parking on the street. Otherwise it’s a no-fuss block, the security guard knows everyone, and management response is quick because there’s only 19 units to look after.”
— Owner-occupier review via EdgeProp
The pattern across resident sentiment is consistent: tenants and owner-investors are largely satisfied with the value-for-money proposition, while criticisms cluster around the predictable boutique-condo limitations — thin facilities, tight carpark, and the absence of a real community amenity. There is no negative noise around build quality or estate management that frequently surfaces in larger developments — a side-benefit of the small unit count and lighter maintenance load.
Strengths & Weaknesses
- Freehold tenure — rare under S$700K entry ticket near an MRT
- 460 m walk to Potong Pasir MRT (NEL) — sub-7 minute commute
- Strong 4.36% gross yield, top-tier within D12 freehold cohort
- Low maintenance fees thanks to 19-unit scale and lean facilities
- PSF (~S$1,501) materially below leasehold peers within walking distance
- Walkability score 78/100 — Sheng Siong, hawker, clinics within 10 min
- Quick management response and known-neighbours feel of a boutique block
- Kallang Park Connector access on doorstep for cycling and jogging
- Drive times to CBD, Orchard, Changi all under 15 minutes off-peak
- Compact 1- and 2-bed units rent quickly to working professionals
- Bare-essentials facilities — small pool, basic gym, no clubhouse
- Only 19 units — slow price discovery and limited resale comparables
- Tight on-site carpark; second cars often street-parked
- School catchment within 1 km is thin (only Bendemeer Pri/Sec)
- Compact unit sizes (450–750 sqft) unsuitable for families
- Interior finishings now showing 10+ years of wear in unrenovated stacks
- Just 8 transactions in the last 12 months — low liquidity on exit
- No premium views — no pool-facing or river-view stacks of consequence
- En-bloc score only 39/100 — too small to attract serious developer interest
Verdict
Opal Suites is a focused product with a clear buyer in mind. If you are an investor looking for a freehold yield play under S$700K with sub-500 m MRT access and double-digit upside potential as Bidadari and Bendemeer continue to mature, this is genuinely one of the more efficient choices in District 12. The combination of freehold tenure, 4.36% gross yield, and a sub-S$1,600 psf entry point is uncommon — most freehold options in the same walking radius of an MRT trade well above S$1,800 psf, often without comparable rental returns.
The honest counterweights are scale and liquidity. With 19 units, you are buying into a micro-pool of comparables — resale price discovery depends heavily on whichever one or two units happen to transact in your selling year. Facilities are minimal, the building is now over a decade old with depreciation in interior finish becoming visible, and the immediate streetscape is workmanlike rather than aspirational. Buyers expecting a lifestyle development should look elsewhere; Eight Riversuites down the road provides exactly that, on a 99-year lease and at higher PSF.
For own-stay singles or couples who value privacy, low monthly maintenance, and a freehold safety blanket on a smaller balance sheet, the case is also reasonable — just go in clear-eyed about facility constraints. The verdict, ultimately, is that Opal Suites earns its place not by being the best development in the area, but by being the cleanest match for a specific brief: small freehold, near MRT, decent yield, modest entry price.