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Home/District 2 - Tanjong Pagar, Chinatown/THE ARRIS

THE ARRIS

District 2RCRFreeholdPropertyGuru

Project Details

Address
YAN KIT ROAD
Property Type
Apartment
Total Units
63
Est. TOP
2003
Developer
Sembcorp Properties
Tenure
Freehold
Price by Bedroom (median, 3yr)
1-Bed
$1,500,000
1 txns
2-Bed
$2,300,000
6 txns
3-Bed*
$1,990,000
1 txns
* Bedroom count estimated from floor area (this project is not catalogued on EdgeProp.sg).
Median PSF (3yr)
$2253
8 transactions
Normalized PSF
$2,251
Raw $2,253 · Bala Freehold
vs new D2 launches
-25.3%
Both sides Bala-normalized

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).

PSF Trend

Transaction prices per square foot

More projects in District 2 - Tanjong Pagar, Chinatown ->

Investment Signals

Radin Mas Primary School (1.9km)T3High supply: 3,230 units within 2kmLow liquidity: only 8 transactions in 3yrTanjong Pagar MRT (474m)Outram Park MRT (554m)Maxwell MRT (615m)Chinatown MRT (957m)
Last 3 years
  • THE ARRISRCR
    Mar 2026 · D2 · 2-Bed · 1,119 sqft · fl 06-10
    $2,500,000
    $2,233 psf
    $2,233 norm
    Resale
  • THE ARRISRCR
    Sep 2025 · D2 · 2-Bed · 947 sqft · fl 06-10
    $2,100,000
    $2,217 psf
    $2,217 norm
    Resale
  • THE ARRISRCR
    Aug 2025 · D2 · 2-Bed · 980 sqft · fl 01-05
    $2,300,000
    $2,348 psf
    $2,348 norm
    Resale
  • THE ARRISRCR
    May 2025 · D2 · 2-Bed · 990 sqft · fl 01-05
    $2,250,000
    $2,272 psf
    $2,272 norm
    Resale
  • THE ARRISRCR
    Jul 2024 · D2 · 2-Bed · 990 sqft · fl 01-05
    $2,375,000
    $2,398 psf
    $2,398 norm
    Resale
  • THE ARRISRCR
    Jun 2024 · D2 · 2-Bed · 936 sqft · fl 01-05
    $2,110,000
    $2,253 psf
    $2,253 norm
    Resale
  • THE ARRISRCR
    Sep 2023 · D2 · 3-Bed* · 904 sqft · fl 06-10
    $1,990,000
    $2,201 psf
    $2,201 norm
    Resale
  • THE ARRISRCR
    Jul 2023 · D2 · 1-Bed · 667 sqft · fl 01-05
    $1,500,000
    $2,248 psf
    $2,248 norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE ARRIS2RCR206-101,119$2,500,000$2,233$2,233Mar 2026Resale
THE ARRIS2RCR206-10947$2,100,000$2,217$2,217Sep 2025Resale
THE ARRIS2RCR201-05980$2,300,000$2,348$2,348Aug 2025Resale
THE ARRIS2RCR201-05990$2,250,000$2,272$2,272May 2025Resale
THE ARRIS2RCR201-05990$2,375,000$2,398$2,398Jul 2024Resale
THE ARRIS2RCR201-05936$2,110,000$2,253$2,253Jun 2024Resale
THE ARRIS2RCR3*06-10904$1,990,000$2,201$2,201Sep 2023Resale
THE ARRIS2RCR101-05667$1,500,000$2,248$2,248Jul 2023Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.