Carpmael Thirty-eight Investment Analysis: Rental Yield and Growth
Carpmael Thirty-eight offers investors solid rental yields of approximately 3-4% with strong growth potential due to its freehold tenure and prime D15 location near Paya Lebar MRT.
This cluster article dives deep into the investment metrics for Carpmael Thirty-eight on Carpmael Road, building on our comprehensive Carpmael Thirty-eight District 15: Ultimate Buyer Guide. At Homejourney, we prioritize verified data and transparency to help you make safe, confident property investment decisions in Singapore's dynamic market.
Project Snapshot: Key Facts for Investors
Carpmael Thirty-eight is a boutique freehold condominium developed by LWH Carpmael Pte Ltd (Lim Wen Heng Construction), completed in 2020 with TOP on 12 Jan 2020. Located at 38 Carpmael Road in District 15 (East Coast/Marine Parade neighbourhood of Geylang), it features just 16 units across 5 storeys on a 12,500 sqft site.[1][2][6]
Unit mix includes 2-bedroom dual-key units from 721 sqft, 3-bedroom from 1,076-1,271 sqft, and 4-bedroom up to 1,270 sqft. Current resale prices range from S$1.22M to S$2.22M, averaging S$1,811 psf, with recent transactions at S$1,764 psf for a 1,260 sqft unit.[2][3][7]
Freehold status ensures long-term value retention, ideal for property investment in a mature estate near Paya Lebar MRT (1km walk via Sims Avenue or Haig Road).[1][4]
Rental Yield Analysis: Current Market Data
Rental yields at Carpmael Thirty-eight stand at 3-4% gross, calculated from recent leases. A 3-bedroom unit (1,100-1,200 sqft) rented for S$5,400 monthly in Jan 2023, equating to S$4.50-4.91 psf.[7]
Using 2026 market data, assume a 1,100 sqft 3-bed unit bought at S$1.8M (S$1,636 psf). Monthly rent of S$5,500 (conservative, based on D15 trends) yields S$66,000 annually. Gross yield: (66,000 / 1,800,000) x 100 = 3.67%. After maintenance and agent fees (10-15%), net yield ~3%.[1][2][7]
Insider tip: Dual-key 2-bedroom units shine for investors—rent one side independently while occupying the other, boosting flexibility without lifestyle interference. Yields could hit 4%+ in high-demand phases.[1]
Compare to D15 average condo yields (2.8-3.5% per URA data); Carpmael's freehold edge and low unit count (low supply) support premium rents from expats and professionals near Paya Lebar Airbase and business hubs.
Capital Growth Potential: Historical Trends and Outlook
Since TOP in 2020, condo prices at Carpmael Thirty-eight have appreciated ~5-7% annually. PSF rose from launch ~S$1,700 to S$1,874-S$1,811 recently, tracking D15's 4-6% y-o-y growth amid low inventory.[3][2]
Key drivers: Paya Lebar MRT interchange (East-West, Circle, Thomson-East Coast Lines) enhances connectivity to CBD (15-20 mins drive via ECP). Regional centre status boosts demand.[1][2]
Future upside from nearby amenities like One KM Mall, Paya Lebar Square (walking distance), and Joo Chiat's vibrant F&B scene. Limited freehold supply in D15 supports 6-8% CAGR through 2030, per market analysts. Resale liquidity is strong with only 16 units—quick transactions for motivated sellers.[1][3]
Benchmark: Nearby freeholds like older Marine Parade condos saw 20%+ gains post-2020; Carpmael's modern facilities position it for similar trajectory.
Rental Demand Drivers in D15 East Coast
Strong tenant pool: Young professionals, expats from Paya Lebar commercial nodes, and families drawn to schools (Kong Hwa, Tanjong Katong Primary ~1-2km). Proximity to hawker centres, City Plaza, and Katong eateries appeals to locals.[1][3]
Facilities like swimming pool, BBQ, gym, playground, and 24-hour security add rental premium. 16 covered parking lots (plus 1 handicap) meet family needs.[2]
Actionable step: Target 3-4 bed units for families (higher rents S$6,000+); dual-keys for young couples/sharing. Vacancy rates low at <2% in D15 due to mature estate stability.
Investment Evaluation Framework: Step-by-Step
- Calculate Yield: (Annual Rent x 12 / Purchase Price) x 100. Use Homejourney's mortgage calculator for affordability.
- Assess Growth: Review URA resale index for D15; factor MRT upgrades.
- Risk Check: Freehold mitigates lease decay; low density reduces noise.
- Verify Listings: Browse available units at Carpmael Thirty-eight on Homejourney—verified listings only.
- Consult Experts: Speak to a property agent about Carpmael Thirty-eight for personalized advice.
Pros: High yields, freehold appreciation, prime location. Cons: Boutique size limits liquidity; 1km MRT walk (manageable via buses). Best for long-term investors/own-stay hybrids.
Maintenance and Long-Term Ownership Tips
Post-purchase, budget S$2-3 psf annually for upkeep. Homejourney's aircon services ensure tenant satisfaction. Link to Carpmael Thirty-eight Price Trends & Market Analysis | Homejourney ">Carpmael Thirty-eight Price Trends & Market Analysis for ongoing tracking.
FAQ: Carpmael Thirty-eight Rental and Investment
What is the rental yield for Carpmael Thirty-eight?
Expect 3-4% gross, with 3-bed units at S$5,400+ monthly against S$1.8M purchase price.
Is Carpmael Thirty-eight a good investment in 2026?
Yes, freehold status and D15 growth (MRT, amenities) project 5-8% annual returns for patient investors.
How does Carpmael Thirty-eight compare to nearby condos?
Superior to leaseholds with better yields than mass-market options; see Carpmael Thirty-eight Amenities: Schools, Shopping, Transport | Homejourney ">Carpmael Thirty-eight Amenities guide.
What are current condo prices at Carpmael Road?
S$1.22M-S$2.22M, averaging S$1,811 psf. Prices fluctuate; check Homejourney for latest verified data.
Who should invest in Carpmael Thirty-eight?
Investors seeking rental income + growth, families valuing space and security in East Coast.
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