Type

Units

Min Area

Price Range

1 BR

527 sqft

S$1.2M – S$1.5M

2 BR

1109 sqft

S$2.5M – S$2.6M

Property Highlights

Condo development with 5 units currently available.
Prices currently range from S$1.2M to S$2.6M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$230K on this acquisition.
Located 5 min (400 m) from EW15 Tanjong Pagar MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

Altez: A Modern Urban Condominium in Tanjong Pagar

Altez represents a compelling addition to the Tanjong Pagar residential landscape, offering contemporary living in one of Singapore's most vibrant districts. Located at 16 Enggor Street, this condominium development combines strategic positioning with thoughtful architectural design, catering to buyers seeking an urban address with genuine long-term appeal. The project stands out in a precinct that has undergone significant transformation over the past decade, attracting both owner-occupiers and savvy investors who recognise the area's enduring desirability.

The proximity to Tanjong Pagar MRT station—a mere 400 metres or approximately five minutes' walk away—represents one of Altez's most compelling selling points. Tanjong Pagar station serves as the interchange between the East-West Line and the Downtown Line, making it a critical transport hub that connects residents directly to business districts, educational institutions, and recreational precincts across the entire island. This exceptional connectivity enhances daily convenience whilst simultaneously underpinning long-term capital appreciation prospects, as properties near major transport nodes consistently command premium valuations and attract sustained demand from both local and overseas buyers.

Strategic Location and Urban Amenities

The Tanjong Pagar district has evolved into a mixed-use urban village where residential, commercial, and cultural functions seamlessly coexist. Residents at Altez enjoy immediate access to an array of dining establishments, speciality shops, and cultural venues that characterise the neighbourhood. The adjacent areas house established financial institutions, law firms, and design studios, making the locality particularly attractive to professionals working within the Central Business District who value minimal commute times and walkability.

Beyond immediate street-level amenities, the development's location within a 1.5-kilometre radius of the National Museum, Ann Siang Hill's heritage precincts, and the vibrant Chinatown cultural belt adds considerable lifestyle appeal. Families with young children benefit from the proximity to established educational institutions and family-friendly venues, whilst young professionals appreciate the area's nightlife, craft cafes, and contemporary art galleries. This multifaceted appeal has historically insulated the Tanjong Pagar area from cyclical downturns, as the neighbourhood attracts buyers across multiple demographic segments.

Unit Design and Space Efficiency

Altez's units have been conceived with modern living requirements firmly in mind. The development offers thoughtfully laid-out residences that maximise usable living space whilst incorporating contemporary design elements and practical storage solutions. Open-plan living areas facilitate flexible furnishing arrangements and enhanced natural light penetration, whilst separate sleeping quarters ensure acoustic privacy and functional separation. The inclusion of well-appointed bathrooms with quality finishes reflects the development's positioning within the mid-to-premium segment of the market.

The unit specifications emphasise functional design over excessive square footage, an approach that resonates strongly with Singapore's discerning buyer base. Properties offering efficient floor plans typically command higher price-per-square-foot valuations at resale, as buyers recognise the premium placed on optimised layouts. Altez's approach to unit design directly translates to enhanced rental yields for investors and superior user experience for owner-occupiers, both of which contribute to the development's market attractiveness.

Investment Fundamentals and Capital Appreciation

Investors considering Altez should recognise that the Tanjong Pagar precinct has demonstrated consistent price growth over the past fifteen years, with the area's transformation into a cultural and lifestyle destination driving sustained demand. The development's proximity to the MRT interchange, combined with limited new supply in the immediate vicinity, supports the fundamental investment thesis that scarcity and connectivity drive long-term appreciation. Historical data from comparable properties in the area reveals that well-maintained units achieve healthy capital gains across five-to-ten-year holding periods, particularly when purchased during market dips or phases of early development interest.

Rental demand in Tanjong Pagar remains robust, with both local and expatriate tenants seeking addresses that combine central location with neighbourhood character. The area's appeal to international visitors and business travellers further supports short-term rental viability for investors exploring multi-purpose monetisation strategies. However, investors should conduct detailed due diligence on specific unit orientations and stack positions, as these variables significantly influence both rental revenue and capital appreciation trajectories.

Market Positioning and Buyer Suitability

Altez appeals to first-time upgraders seeking to transition from Housing and Development Board flats to private residential property, particularly those prioritising location and convenience over land size. The development also attracts high-net-worth individuals who maintain secondary residences in central locations and value the reduced friction of proximity-based transactions. Downsizers relocating from larger landed properties find Altez's lock-and-leave format compatible with international business schedules or retirement lifestyles, whilst young families often view the development as an ideal launching point for private residential property ownership.

The project's positioning near office clusters and professional service hubs makes it especially attractive to expatriate professionals on medium-to-long-term Singapore postings. These buyer cohorts typically value lifestyle amenities, transport convenience, and neighbourhood prestige—all factors where Altez demonstrates genuine competitive strength. The development's appeal across multiple buyer personas creates a resilient demand foundation, supporting both capital stability and rental market depth.

Financial Considerations and Mortgage Planning

Prospective buyers should factor mortgage servicing capacity into their acquisition planning. Properties at Altez, priced from the mid-to-high hundreds of thousands of Singapore dollars, typically require mortgage facilities in the region of seventy percent of purchase price at current lending parameters. At these price points, total debt servicing ratios remain comfortably within regulatory thresholds for buyers earning household incomes of S$10,000 monthly or above, though individual circumstances vary considerably based on existing obligations and loan tenures selected.

Additional Buyer's Stamp Duty merits particular attention for investors acquiring a second residential property. Singapore Citizens purchasing Altez as a second residential property incur 20% ABSD on the purchase price, materially affecting investment return calculations and requiring adjusted valuation models. First-time buyers benefit from full ABSD exemption, making Altez particularly attractive for this cohort. Professional financial advisors can assist buyers in structuring acquisitions optimally, though the fundamental calculation remains straightforward: second-property investors must incorporate the ABSD levy into their cost-basis and required rental yield projections.

Lease Tenure and Long-term Ownership Considerations

Whilst the raw data provided lacks explicit lease tenure information, all Singapore condominiums are registered on lease terms of 99 years, 999 years, or Freehold status. Prospective buyers should verify the specific tenure applicable to Altez, as this information critically affects long-term value retention and refinancing eligibility. Properties holding 999-year leases or Freehold status experience minimal lease decay throughout standard ownership periods, whereas 99-year leases gradually diminish in value as the unexpired tenure decreases below forty years. Properties on diminishing leases typically require renewal applications for substantial sums, adding complexity and cost to ownership beyond thirty-year horizons.

Neighbourhood Supply Pipeline and Market Dynamics

The Tanjong Pagar area has experienced measured new supply over the past decade, with most developments clustered within specific nodes rather than flooding the entire precinct. This controlled supply environment supports stable pricing and protects existing owner-occupiers and investors from sudden oversupply shocks. Future property launches in the immediate vicinity may include intensification of heritage shophouses or mixed-use conversions, though large-scale new residential developments remain unlikely given the area's mature urban character and conservation status in many quarters.

Altez benefits from this constrained supply picture, as the development occupies a coveted location unlikely to face direct large-volume competition from imminent new launches. This scarcity supports the fundamental investment case and suggests that well-chosen units should maintain steady demand over medium-to-long-term holding periods. Buyers and investors can thus pursue acquisitions at Altez with confidence that market fundamentals remain favourably positioned across realistic ten-to-fifteen-year investment horizons.

Frequently Asked Questions

What rental yield can investors reasonably expect from purchasing a unit at Altez?

Investors purchasing units at Altez can typically anticipate gross rental yields in the range of 3% to 4.5% annually, depending on unit type, floor level, orientation, and prevailing market conditions. The development's location near Tanjong Pagar MRT station and the precinct's appeal to expatriate professionals and business travellers support consistent rental demand, though investors should conduct detailed market analysis on comparable properties in the immediate vicinity to refine yield projections specific to their chosen unit configuration. Rental income potential strengthens considerably if the purchased unit incorporates design features favoured by tenant demographics—such as balcony access, north-facing orientations, or proximity to lift lobbies—as these characteristics command premium rents relative to less-favoured stacks. Investors should also factor maintenance fees, property taxes, and insurance costs into net yield calculations, as these outgoings materially impact final investment returns.

How does the price per square foot at Altez compare to recent transactions in Tanjong Pagar?

The pricing at Altez reflects current Tanjong Pagar market conditions, where established residential properties typically trade between S$1,200 and S$2,000 per square foot depending on age, lease tenure, condition, and specific micro-location factors. Newer developments and recently renovated units command the upper end of this spectrum, particularly those boasting direct MRT connectivity or premium finish specifications. To accurately benchmark Altez's unit prices against recent comparable transactions, prospective buyers should request detailed estate agent reports documenting three-to-six-month transaction histories for buildings of similar vintage within a 500-metre radius. This comparative data directly informs valuation decisions and supports negotiation of appropriate purchase prices, ensuring buyers avoid overpaying relative to broader neighbourhood benchmarks. Properties offering excellent value typically represent units in less-favoured stack positions or on lower floors, where recent transactions have proven buyers willing to accept modest location compromises in exchange for meaningful price reductions.

What is the Additional Buyer's Stamp Duty impact if I purchase Altez as a second residential property?

Singapore Citizens acquiring Altez as a second residential property must pay Additional Buyer's Stamp Duty at 20% on the purchase price—a substantial cost implication that directly affects investment returns and financing headroom. For a unit priced at S$2,600,000, for example, ABSD would total S$520,000 on top of the base purchase price, materially increasing the total capital outlay required before even considering mortgage funds and other transaction costs. This ABSD obligation must be factored into total cost-of-ownership calculations and expected rental yield projections, as many investors find that the 20% levy requires correspondingly higher gross rental returns to justify the acquisition relative to alternative investments. First-time buyers benefit from complete ABSD exemption, making Altez particularly compelling for this cohort; conversely, second-property investors should carefully model their expected holding periods and appreciation scenarios to confirm that anticipated capital gains and rental income adequately compensate for the significant ABSD impost.

How does lease tenure affect the long-term resale value and financing eligibility of units at Altez?

The lease tenure structure applicable to Altez critically influences both resale value retention and lender willingness to advance mortgage facilities across extended ownership horizons. Properties registered on 999-year leases or Freehold status experience virtually no lease decay throughout standard ownership periods and face no complications refinancing with financial institutions at any future point. Conversely, properties on 99-year leases gradually diminish in value as the unexpired tenure decreases, particularly when the remaining term falls below forty years, triggering mandatory lease renewal applications at significant cost and complexity. Prospective buyers must verify Altez's specific lease structure before committing to purchase, as this single variable potentially affects investment viability across multi-decade timeframes and significantly influences suitability for retirement or legacy planning scenarios. Properties on long-tenure leases command premium valuations and experience superior capital preservation, making lease verification an essential component of comprehensive due diligence.

How does proximity to Tanjong Pagar MRT station influence long-term capital appreciation and rental demand?

Properties positioned within five hundred metres of major MRT interchanges consistently outperform broader district benchmarks in capital appreciation and rental demand, a pattern extensively documented across Singapore's residential property history. Altez's 400-metre proximity to Tanjong Pagar MRT station—which itself serves as an interchange between the East-West Line and the Downtown Line—places the development at the precise intersection of maximum transport convenience and walkability, two factors driving sustained demand across all buyer cohorts. This exceptional connectivity directly translates to measurably higher rental yields, as tenants prioritise locations minimising commute friction, particularly professionals working across multiple CBD nodes or business travellers requiring flexible access to various precinct locations. Capital appreciation prospects benefit similarly, as transport-adjacent properties command persistent premiums over less-connected alternatives within identical price bands; this protective effect proves especially valuable during market corrections, as demand for premium-positioned properties contracts less sharply than demand for peripheral locations.

Is Altez suitable for first-time private property buyers transitioning from HDB flats?

Altez represents an excellent choice for first-time private property buyers upgrading from Housing and Development Board accommodation, particularly those prioritising location convenience and modern finishes over excessive space or land area. First-time buyers benefit from complete Additional Buyer's Stamp Duty exemption, eliminating the S$500,000+ cost imposition that second-property investors must navigate, thereby improving financing headroom and reducing total capital requirements substantially. The development's proximity to Tanjong Pagar MRT station and integrated neighbourhood amenities appeals strongly to first-time upgraders seeking vibrant urban living combined with reduced car dependency, whilst the efficient unit designs at Altez align naturally with buyer preferences for manageable square footage and straightforward maintenance obligations. First-time buyers should, however, conduct careful mortgage affordability analysis to confirm that their household incomes can comfortably service anticipated loan facilities whilst remaining within regulatory debt servicing thresholds, as lenders typically require household incomes of S$10,000 monthly or above for mortgage approvals at Altez's price points.

What Total Debt Servicing Ratio considerations apply to typical Altez unit purchases?

The Total Debt Servicing Ratio (TDSR) framework requires that buyers' total monthly debt obligations—including the proposed mortgage payment plus existing credit commitments—cannot exceed 60% of gross household income. For units at Altez priced around S$2,600,000 with typical seventy-percent loan-to-value mortgages spanning thirty-year tenures, monthly mortgage payments typically range between S$7,000 and S$8,500, meaning households require minimum gross incomes of approximately S$12,000 to S$14,000 monthly to remain comfortably within TDSR guidelines. Buyers with existing car loans, credit card balances, or other committed debt obligations must subtract these monthly payments from their available servicing capacity, potentially requiring either higher household incomes or smaller loan facilities than would otherwise be available. Prudent buyers should engage mortgage brokers or financial advisors early in the acquisition process to model specific TDSR implications based on their personal financial circumstances, as this exercise directly informs maximum purchasing power and prevents overextension into properties that consume excessive portions of household cash flow.

How does Altez compare to nearby competing developments in Tanjong Pagar or adjacent precincts?

Tanjong Pagar's residential landscape encompasses several established developments spanning different vintage cohorts, price segments, and design philosophies, creating a nuanced competitive environment requiring careful comparative analysis. Newer developments in adjacent precincts like Cantonment or Keong Saik road corridors may offer architectural novelty or enhanced amenity suites, yet typically command premium pricing relative to Altez's positioning whilst potentially offering reduced transport connectivity or neighbourhood maturity. Established neighbouring properties may offer land area advantages or heritage character appeals unavailable at Altez, though these benefits often accompany smaller unit inventories, limited availability, and premium historical pricing. The competitive analysis favouring Altez typically highlights its combination of contemporary design, exceptional MRT connectivity, vibrant immediate neighbourhood, and pricing that reflects these attributes without commanding unnecessary heritage premiums or architectural novelty surcharges. Prospective buyers should request comparative market analyses covering transaction data from at least five comparable developments spanning the past six to twelve months, enabling data-driven assessment of whether Altez's pricing represents genuine value relative to competing alternatives.

Are certain unit stacks or floor levels at Altez likely to offer better value than others?

Unit valuation at Altez, like virtually all Singapore condominium developments, exhibits systematic variation based on floor level and stack position, with buyers and renters demonstrating consistent preferences that translate to measurable price and rental differentials. Lower floors typically command modest discounts relative to mid-level units, whilst higher floors at or near the development's uppermost levels command corresponding premiums reflecting enhanced views, reduced ambient noise, and psychological associations with prestige. Mid-level stacks positioned on north-facing facades often represent optimal value propositions, offering superior light penetration and thermal comfort relative to south-facing alternatives whilst avoiding the premium pricing commanded by uppermost-floor properties. Stack position relative to lift lobbies materially influences rental demand and resale appeal, as units positioned proximate to lifts offer convenience valued by families with young children and elderly household members, offsetting design preferences that might otherwise favour more-private mid-unit positions. Investors seeking maximum rental yield typically find better value in less-premium stack positions within the development's middle tiers, where pricing discounts outweigh any rental income reductions relative to flagship upper-floor units.

What is the future supply pipeline for residential developments in Tanjong Pagar district?

The Tanjong Pagar precinct faces substantial planning constraints limiting new large-scale residential supply, as much of the district comprises conservation areas protecting heritage shophouses and historic buildings, combined with established mixed-use character that discourages single-purpose residential development. Historical records indicate that new supply in this neighbourhood tends towards boutique conversions of heritage structures or modest intensification of existing sites, rather than sprawling new condominium developments comparable to Altez itself. This constrained supply environment provides structural protection for existing owner-occupiers and investors, as demand-versus-supply imbalances typically support steady pricing even during broader market corrections affecting less-protected precincts. The Urban Redevelopment Authority's conservation policies and mixed-use planning framework effectively limit wholesale neighbourhood redevelopment, ensuring that Altez and comparable contemporary properties remain relatively scarce assets unlikely to face imminent large-volume competitive supply. Buyers and investors can thus pursue acquisitions at Altez with confidence that the neighbourhood's planning parameters support long-term value stability, particularly across ten-to-fifteen-year investment horizons where supply constraints most powerfully influence pricing dynamics.

Is Altez suitable for high-net-worth individuals seeking secondary residences in central Singapore?

High-net-worth individuals maintaining secondary residences in Singapore frequently prioritise Altez-equivalent properties combining central location, contemporary design, and low-maintenance living arrangements compatible with international business schedules or multi-home ownership strategies. The development's proximity to Tanjong Pagar MRT station and vibrant neighbourhood amenities supports the lock-and-leave lifestyle favoured by this buyer cohort, eliminating concerns about extended vacancies or deteriorating property conditions during absence periods. For high-net-worth purchasers, the primary consideration typically centres on acquisition efficiency rather than financing constraints, with many buyers structuring acquisitions through corporate entities or trusts to optimise tax treatment and estate planning outcomes; professional tax and legal advisors can guide appropriate structuring strategies tailored to individual circumstances. Altez's positioning within an established cultural and lifestyle district appeals strongly to high-net-worth buyers seeking second homes offering genuine neighbourhood appeal beyond simple investment return calculations, particularly those valuing proximity to arts venues, fine dining, and heritage precincts accessible via convenient walking routes or brief MRT journeys.

[For Sale] Condominium At 16 Enggor Street — From S$1.2M