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A good condo location is a real balancing act in Singapore: those close to MRT stations tend to be close to malls and other major amenities, so noise is unavoidable. But if you pick a location that’s quiet and private, odds are you’ll be in a low-density or fringe area; and we know some of you aren’t big fans of needing a bus just to get to the train.
For those of you who’ve missed it, here are 6 of the original condos we’ve found. Now, let’s take a look at a few more condos that we think strike a nice balance between the two:
1. Floridian
Given Florida’s reputation in recent years, some might wonder at the choice of name; but this small (336-unit) freehold condo was launched back in 2007, long before Florida Man became a meme.
Floridian had some rough initial years: it was priced much higher than surrounding units at launch. Shortly after, the 2008 Global Financial Crisis came along and the developer was forced to lower the price, which generated a lot of negative attention:
Nonetheless, there are only 27 losing transactions to 133 profitable ones today; and even most of the earliest buyers would be in the green if they sold in 2024. This is due to substantial improvements in the area, from the completion of King Albert Park (KAP) MRT (DTL, CRL), to overall improvements in the nearby Beauty World area (just one stop away from KAP station).
The development of KAP Residences has also benefited neighbours like Floridian, with the introduction of enrichment centres, eateries, and a cinema; although we don’t think KAP has fully recaptured its old-school vibe as a hangout.
Due to the high initial prices, and the prestigious Bukit Timah location, Floridian is pricey even for a resale condo – a 937 sq. ft. unit here can hit a quantum of just over $2 million; and it does tend to be more costly than neighbours like Maplewoods or Cascadia. However, this was built to be a luxury condo, and it has more lavish facilities with two tennis courts; rather generous for a condo with just 336 units.
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date | Address | Tenure | Completion Date | Planning Area |
| FLORIDIAN | $3,828,000 | 1658 | $2,309 | 28 May 2024 | 967 BUKIT TIMAH ROAD #05 | Freehold | 2012 | Bukit Timah |
| FLORIDIAN | $4,120,000 | 1851 | $2,225 | 16 Apr 2024 | 973 BUKIT TIMAH ROAD #03 | Freehold | 2012 | Bukit Timah |
| FLORIDIAN | $2,080,000 | 936 | $2,221 | 22 Mar 2024 | 965 BUKIT TIMAH ROAD #02 | Freehold | 2012 | Bukit Timah |
| FLORIDIAN | $4,070,000 | 1851 | $2,198 | 18 Mar 2024 | 975 BUKIT TIMAH ROAD #02 | Freehold | 2012 | Bukit Timah |
| FLORIDIAN | $2,180,000 | 936 | $2,328 | 7 Mar 2024 | 975 BUKIT TIMAH ROAD #10 | Freehold | 2012 | Bukit Timah |
| FLORIDIAN | $3,100,000 | 1292 | $2,400 | 10 Nov 2023 | 967 BUKIT TIMAH ROAD #03 | Freehold | 2012 | Bukit Timah |
| FLORIDIAN | $3,150,000 | 1324 | $2,379 | 10 Aug 2023 | 965 BUKIT TIMAH ROAD #04 | Freehold | 2012 | Bukit Timah |
| FLORIDIAN | $3,568,000 | 1658 | $2,152 | 7 Aug 2023 | 971 BUKIT TIMAH ROAD #01 | Freehold | 2012 | Bukit Timah |
| FLORIDIAN | $4,080,000 | 1830 | $2,230 | 27 Jul 2023 | 967 BUKIT TIMAH ROAD #04 | Freehold | 2012 | Bukit Timah |
| FLORIDIAN | $3,700,000 | 1668 | $2,218 | 12 Jul 2023 | 971 BUKIT TIMAH ROAD #08 | Freehold | 2012 | Bukit Timah |
| FLORIDIAN | $2,060,000 | 915 | $2,252 | 21 Jun 2023 | 965 BUKIT TIMAH ROAD #04 | Freehold | 2012 | Bukit Timah |
| FLORIDIAN | $2,050,000 | 936 | $2,189 | 22 Mar 2023 | 973 BUKIT TIMAH ROAD #06 | Freehold | 2012 | Bukit Timah |
2. The Hillside
The Hillside has one of the “greenest” locations in Singapore, and a historical one too. It’s close to the former Ford factory (now a museum of the Japanese Occupation), and is between Bukit Batok Nature Park and Bukit Timah Nature Reserve. Just across the road from this condo, residents have easy access to the Rail Corridor – and this is considered one of the best stretches of the Corridor, as the two scenic quarries (Hindhede and Singapore quarry) are nearby.
As the name implies, The Hillside is on a hill and facing a downward slope, which provides an excellent, unobstructed view for many units. And as part of the conditions for being on this list, you are also just a short walk away from Hume MRT Station on the Downtown line.
Hillside is often viewed as a viable alternative to Hume Park 1 & 2 – they share the same advantages of greenery and privacy, but Hillside has the advantage of being newer by about six years, and some might appreciate Hillside’s elevated position.
One drawback to this location, however, is the lack of primary school access – there isn’t a primary school within a one-kilometre radius of here. There also isn’t much in the way of shopping in the surroundings, but having greenery and quiet instead of a mall is part of the selling point.
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date | Address | Tenure | Completion Date | Planning Area |
| THE HILLSIDE | $1,980,000 | 1302 | $1,520 | 11 Apr 2024 | 341 UPPER BUKIT TIMAH ROAD #02 | Freehold | 2001 | Bukit Batok |
| THE HILLSIDE | $2,700,000 | 1582 | $1,706 | 4 Apr 2024 | 345 UPPER BUKIT TIMAH ROAD #09 | Freehold | 2001 | Bukit Batok |
| THE HILLSIDE | $1,570,000 | 1044 | $1,504 | 3 Apr 2023 | 345 UPPER BUKIT TIMAH ROAD #09 | Freehold | 2001 | Bukit Batok |
3. Cluny Park Residence
This is a boutique freehold condo with only 52 units, and it’s in one of those most convenient parts of Bukit Timah. The Botanic Gardens MRT station (CCL, DTL), along with the said gardens themselves, are just next door. Botanic Gardens is just two stops from Holland V by the way, so there’s good access to entertainment venues too.
Meanwhile, across from Jalan Serene is Serene Centre: not a big mall by any stretch, but it has got some eateries, a 24 hour Cold Storage and is a local hangout (also with a 24 hour McDonalds). If you need another supermarket and more shopping, Coronation Plaza is the main mall for the neighbourhood, and is just a bit further down the road.
In terms of school access, Nanyang Primary and St. Margaret’s Secondary are both within one kilometre – good schools, but these are the only ones within priority enrolment. Hwa Chong Institution is just barely out of the one-kilometre radius: bad for enrolment prospects, but it does mean the trip isn’t so far if your children still manage to get in.
That said, we should point out that not all the units here are equal in terms of facing. The units facing the landed homes and the Botanic Gardens are ideal, whereas the ones facing the flyover tend to be less desirable. It’s all mostly low-rise here, and being surrounded by landed homes means it doesn’t feel very congested.
As with all boutique condos, the lower count will mean higher maintenance and some degree of price volatility.
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date | Address | Tenure | Completion Date | Planning Area |
| CLUNY PARK RESIDENCE | $3,300,000 | 1216 | $2,713 | 13 Apr 2023 | 99 CLUNY PARK ROAD #01 | Freehold | 2016 | Tanglin |
| CLUNY PARK RESIDENCE | $2,110,000 | 840 | $2,513 | 8 Mar 2023 | 99 CLUNY PARK ROAD #02 | Freehold | 2016 | Tanglin |
| CLUNY PARK RESIDENCE | $5,680,000 | 1959 | $2,899 | 23 Feb 2023 | 99 CLUNY PARK ROAD #01 | Freehold | 2016 | Tanglin |
4. Thomson Grove
The Lentor area has been flooded with new condo options of late, so it’s worth considering this older option: Thomson Grove dates back to 1984, and is a very small freehold project with just 116 units. It also happens to have good access to Lentor MRT (TEL): the station is just next to the unit.
Size, coupled with better MRT proximity, are the two main appeals here. Units at Thomson Grove are mostly 1,485 sq. ft., with a quantum of around $2.3 million; that’s around $1,560+ psf, which is something you’d be hard-pressed to find among freehold condos near MRT stations today. Also note that many of the newer launches here, such as Lentoria and Lentor Mansion, are leasehold and average $2,100+ psf.
That said, Thomson Grove is getting along in years, and it may be a potential drawback when surrounded by multiple newer condos; the contrast is just much stronger. There’s also another temporary drawback right now, in that the construction of so many nearby condos can cause a ruckus until everything’s settled.
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date | Address | Tenure | Completion Date | Planning Area |
| THOMSON GROVE | $2,350,000 | 1485 | $1,582 | 11 Mar 2024 | 590 YIO CHU KANG ROAD #07 | Freehold | 1984 | Ang Mo Kio |
| THOMSON GROVE | $2,400,000 | 1485 | $1,616 | 8 Mar 2024 | 588 YIO CHU KANG ROAD #02 | Freehold | 1984 | Ang Mo Kio |
| THOMSON GROVE | $2,320,000 | 1485 | $1,562 | 8 Mar 2024 | 588 YIO CHU KANG ROAD #05 | Freehold | 1984 | Ang Mo Kio |
| THOMSON GROVE | $2,312,000 | 1485 | $1,556 | 13 Feb 2024 | 586 YIO CHU KANG ROAD #07 | Freehold | 1984 | Ang Mo Kio |
| THOMSON GROVE | $2,260,000 | 1485 | $1,521 | 19 Jan 2024 | 590 YIO CHU KANG ROAD #04 | Freehold | 1984 | Ang Mo Kio |
| THOMSON GROVE | $2,250,000 | 1485 | $1,515 | 9 Jan 2024 | 590 YIO CHU KANG ROAD #06 | Freehold | 1984 | Ang Mo Kio |
| THOMSON GROVE | $2,910,000 | 2153 | $1,352 | 4 Jan 2024 | 584 YIO CHU KANG ROAD #01 | Freehold | 1984 | Ang Mo Kio |
| THOMSON GROVE | $2,480,000 | 1485 | $1,670 | 3 Jan 2024 | 588 YIO CHU KANG ROAD #06 | Freehold | 1984 | Ang Mo Kio |
| THOMSON GROVE | $2,220,000 | 1485 | $1,495 | 30 Oct 2023 | 580 YIO CHU KANG ROAD #03 | Freehold | 1984 | Ang Mo Kio |
| THOMSON GROVE | $2,300,000 | 1485 | $1,548 | 28 Jul 2023 | 580 YIO CHU KANG ROAD #02 | Freehold | 1984 | Ang Mo Kio |
5. The Peak @ Balmeg
The Peak is a small (180-unit) freehold condo, where one of the selling points is being next to Haw Par Villa; so if you like this park and its historical context, you’ll love the walks you can take. Another unexpected bonus was the move of ORTO from Yishun to this area: ORTO is a food and recreation hub, with novel activities like prawning – and it does help to liven up this otherwise quiet area.
Apart from that, it’s good for those who like the feel of living in a landed enclave: across from Pasir Panjang Road, the project overlooks mostly landed homes, without a single tall building to encroach on the view.
From Haw Par Villa MRT (CCL), you’re only three stops from Buona Vista, and four stops from Holland V. This provides good access to major malls like The Star Vista, as well as the entertainment outlets at Holland V, without having to deal with the noise and crowds.
The 990+ sq. ft. units at The Peak have transacted at around $1,700 to $1,800+ psf, which can keep the quantum to $1.8 million or just under; not a bad deal for a freehold condo near an MRT station.
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date | Address | Tenure | Completion Date | Planning Area |
| THE PEAK@BALMEG | $2,710,000 | 1507 | $1,798 | 27 May 2024 | 7 BALMEG HILL #03 | Freehold | 2011 | Queenstown |
| THE PEAK@BALMEG | $4,900,000 | 3068 | $1,597 | 21 May 2024 | 9 BALMEG HILL #05 | Freehold | 2011 | Queenstown |
| THE PEAK@BALMEG | $1,850,000 | 990 | $1,868 | 19 Apr 2024 | 7 BALMEG HILL #03 | Freehold | 2011 | Queenstown |
| THE PEAK@BALMEG | $1,780,000 | 990 | $1,797 | 29 Jan 2024 | 5 BALMEG HILL #02 | Freehold | 2011 | Queenstown |
| THE PEAK@BALMEG | $2,528,880 | 1507 | $1,678 | 8 Nov 2023 | 9 BALMEG HILL #02 | Freehold | 2011 | Queenstown |
| THE PEAK@BALMEG | $3,280,000 | 1938 | $1,693 | 4 Jul 2023 | 9 BALMEG HILL #01 | Freehold | 2011 | Queenstown |
| THE PEAK@BALMEG | $2,620,000 | 1507 | $1,739 | 22 May 2023 | 17 BALMEG HILL #02 | Freehold | 2011 | Queenstown |
| THE PEAK@BALMEG | $2,480,000 | 1507 | $1,646 | 15 May 2023 | 5 BALMEG HILL #02 | Freehold | 2011 | Queenstown |
| THE PEAK@BALMEG | $4,150,000 | 2508 | $1,655 | 6 Apr 2023 | 15 BALMEG HILL #05 | Freehold | 2011 | Queenstown |
| THE PEAK@BALMEG | $2,570,000 | 1711 | $1,502 | 7 Mar 2023 | 11 BALMEG HILL #01 | Freehold | 2011 | Queenstown |
| THE PEAK@BALMEG | $2,600,000 | 1711 | $1,519 | 6 Mar 2023 | 11 BALMEG HILL #01 | Freehold | 2011 | Queenstown |
6. Faber Garden Condominium
Before we get into this, an early warning: Faber Garden attempted an en-bloc sale for $1.18 billion back in 2018. This attempt failed, but as the two-year period expired long ago, the owners are free to try again. While the current property market makes this a tough prospect, you may want to be prepared for a similar push sometime in the near future.
Faber Garden is small and private (only 290 units), and freehold to boot. Many of the units command a good view of the Central Water Catchment/Windsor Park area, and Bishan-Ang Mo Kio Park is also nearby. This strikes a good balance between busier areas like Ang Mo Kio and Bishan, and the relative serenity of the reservoir area.
Brighthill MRT (TEL, CRL) is also up and running just next door, which fixes some of the longstanding accessibility issues. The recent development of Midview City has also brought an unexpected benefit – while this building mainly has manufacturing businesses, it also has childcare facilities and children’s enrichment/education services, which is nice for families with younger children.
Aesthetically though, Faber Garden is visibly dated, and you can tell this is a condo from the 1980’s. That also accounts for the large unit sizes (typically 1,600 sq. ft. and over), which drives a higher quantum of around $2.8 million.
| Project Name | Transacted Price ($) | Area (SQFT) | Unit Price ($ PSF) | Sale Date | Address | Tenure | Completion Date | Planning Area |
| FABER GARDEN CONDOMINIUM | $2,850,000 | 1572 | $1,814 | 21 Jun 2024 | 8 ANGKLONG LANE #13 | Freehold | 1984 | Bishan |
| FABER GARDEN CONDOMINIUM | $3,350,000 | 1873 | $1,789 | 5 Apr 2024 | 8 ANGKLONG LANE #10 | Freehold | 1984 | Bishan |
| FABER GARDEN CONDOMINIUM | $2,820,000 | 1679 | $1,679 | 13 Mar 2024 | 2 ANGKLONG LANE #03 | Freehold | – | Bishan |
| FABER GARDEN CONDOMINIUM | $2,820,000 | 1711 | $1,648 | 7 Jul 2023 | 10 ANGKLONG LANE #04 | Freehold | 1984 | Bishan |
| FABER GARDEN CONDOMINIUM | $2,800,000 | 1572 | $1,782 | 25 May 2023 | 8 ANGKLONG LANE #12 | Freehold | 1984 | Bishan |
| FABER GARDEN CONDOMINIUM | $3,628,888 | 2121 | $1,711 | 23 Feb 2023 | 6 ANGKLONG LANE #18 | Freehold | 1984 | Bishan |
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