Type

Units

Min Area

Price Range

5 BR

5791 sqft

S$11.9M

Property Highlights

Landed development with 1 unit currently available.
Prices currently start from S$11.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$2.4M on this acquisition.
Located 9 min (750 m) from NS23 Somerset MRT Station.

Price Trends & Rental Yield

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Residences @ Emerald Hill: Luxury Cluster Housing in Singapore's Most Sought-After District

Emerald Hill Road stands as one of Singapore's most recognisable and aspirational residential addresses. Residences @ Emerald Hill represents a rare opportunity to acquire a new cluster house within this heritage-rich enclave, combining contemporary design with the prestige of an established neighbourhood. Located at 119 Emerald Hill Road, the development appeals to discerning buyers seeking substantial living space, privacy, and proximity to urban amenities without compromise.

The cluster house typology at Residences @ Emerald Hill offers a different ownership proposition to typical high-rise condominium living. Each residence provides generous proportions, with floor areas spanning several thousand square feet alongside equivalent land parcels, allowing homeowners to enjoy private outdoor space and architectural flexibility. The development reflects a preference among high-net-worth buyers for standalone or semi-detached dwellings that afford greater control over their immediate environment.

Location and Connectivity

The development's position on Emerald Hill Road places it within walking distance of Somerset MRT station (NS23), approximately nine minutes on foot or 750 metres away. This proximity to public transport infrastructure enhances convenience whilst maintaining the tranquil, tree-lined character that defines the Emerald Hill neighbourhood. Somerset station connects directly to the North-South Line, providing rapid access to Orchard, Raffles Place, Marina Bay, and the southern corridors of the island.

Beyond transport links, the location offers unparalleled access to Peranakan heritage sites, independent dining establishments, boutique shopping, and cultural institutions. The neighbourhood's conservation status preserves architectural character and prevents overdevelopment, creating a stable, desirable living environment. Nearby amenities include art galleries, antique shops, and award-winning restaurants that have established this area as a lifestyle destination beyond typical suburban convenience.

Physical Specifications and Layout

Units within the development feature five-bedroom configurations with six bathrooms, reflecting the spacious lifestyle expectations of the target demographic. Floor areas of approximately 5,791 square feet provide substantial internal circulation and flexible room arrangements, whilst equivalent land parcels enable outdoor entertaining, landscaping, and potential future modifications. The combination of substantial interior volume and private land creates opportunities for personalisation that are unavailable in conventional apartment-style developments.

The cluster house format permits each residence to function as a semi-independent property with distinct architectural expression. Buyers benefit from greater acoustic privacy than tower dwellings, enhanced natural light penetration, and the ability to implement bespoke interior design schemes. The generous proportions suit multi-generational households, home-based professionals requiring dedicated office spaces, and collectors or individuals with specific spatial requirements.

Market Positioning and Investment Characteristics

Residences @ Emerald Hill enters a market segment characterised by limited new supply. Land constraints on Emerald Hill Road mean that cluster house developments of this calibre emerge infrequently, creating scarcity value for both owner-occupiers and investors. Properties in this micro-location have historically demonstrated resilience during market downturns, with capital appreciation driven by long-term demographic demand and the fixed, finite nature of available land.

For owner-occupiers seeking to upgrade from apartment living, the development offers tangible lifestyle benefits: private outdoor space, architectural autonomy, and the social standing associated with a heritage neighbourhood address. For investors, the cluster house typology attracts tenants willing to pay premium rents in exchange for privacy, exclusivity, and the prestige of the location. Rental yields on larger standalone residences in prime districts tend to exceed those of comparable apartment-based investments, particularly when marketed to expatriate executives or high-earning families.

District 9 Context and Long-Term Outlook

The development sits within District 9, an area spanning Orchard, River Valley, Tanglin, and surrounding precincts. This district remains the wealthiest and most expensive in Singapore, with property values consistently outpacing island-wide growth rates. The Emerald Hill precinct specifically benefits from conservation zoning, which restricts competing new developments and supports long-term value stability.

Forward-looking market analysis suggests sustained demand for luxury residential properties in District 9, particularly from affluent Singaporean families upgrading from smaller apartments and international investors seeking permanent residency pathways. The scarcity of available land in premium locations, combined with Singapore's status as a global wealth hub, underpins a compelling medium to long-term investment case. New cluster housing developments on Emerald Hill Road are unlikely to recur frequently, making current availability noteworthy for buyers deliberating acquisition timing.

Financing and Regulatory Considerations

Cluster house purchases at this price level typically require significant cash equity or strong mortgage financing capacity. First-time property buyers should be mindful that whilst this development offers exceptional amenity and location value, the entry price exceeds first-timer grant eligibility thresholds and may constrain financing options for standard-income households. Owner-occupiers benefit from standard residential mortgage terms, typically extending to 30 years at loan-to-value ratios up to 80% for Singapore Citizens.

For second-property purchasers, Additional Buyer's Stamp Duty at 20% applies to the purchase price, reflecting current regulations for Singapore Citizens acquiring a second residential property. This duty materially increases total acquisition costs and should be factored into investment return calculations and financing budgets. Investors and upgraders must ensure adequate capital reserves to cover both ABSD and additional transaction costs including legal fees, surveys, and conveyancing.

Comparative Market Analysis

Cluster house developments in Singapore's prime residential districts remain constrained in supply, with limited comparable recent transactions on Emerald Hill Road itself. Properties of similar specification in adjacent heritage precincts such as River Valley and Tanglin command comparable pricing, validating the development's positioning. The scarcity of new-build cluster housing at this specification means that secondary market comparison requires reference to older, resale cluster properties that may lack contemporary finishing standards and building systems.

For buyers evaluating alternatives, new apartment developments in nearby premium locations offer significantly higher gross built-up areas but sacrifice privacy and outdoor space. The trade-off between interior volume (achieved more efficiently in towers) and lifestyle amenity (inherent to cluster housing) ultimately depends on individual buyer priorities. Residences @ Emerald Hill positions itself at the apex of the cluster housing segment, justifying premium pricing through scarcity, location prestige, and contemporary specification.

Suitability for Different Buyer Profiles

The development appeals distinctly to high-net-worth owner-occupiers for whom location prestige and lifestyle amenity justify premium acquisition costs. Families seeking to remain in District 9 whilst upgrading from smaller apartments represent the primary owner-occupier market. Retiring professionals or executives nearing career completion often favour cluster houses as final residences offering both stature and manageable ongoing maintenance relative to larger landed estates.

Investor purchasers benefit from the development's appeal to premium tenants and the scarcity value embedded in Emerald Hill's limited new supply. International investors seeking Singapore exposure through quality residential real estate find cluster houses attractive due to their standalone nature and the prestige associated with heritage district addresses. The development generally suits capital-wealthy buyers rather than first-time owner-occupiers or price-sensitive upgraders.

Frequently Asked Questions

What is the estimated rental yield on a cluster house within Residences @ Emerald Hill if purchased as an investment property?

Rental yields on premium cluster houses in District 9 typically range between 2.5% and 3.5% gross, depending on exact configuration and tenant profile secured. Properties of this specification and location attract expatriate executives and wealthy family tenants willing to pay S$15,000 to S$22,000 monthly, translating to attractive gross yields relative to purchase price. Investors must account for the 20% Additional Buyer's Stamp Duty payable on acquisition, which reduces net return in the investment calculation's early years; however, long-term capital appreciation in this micro-location typically compensates for modest yield levels. The scarcity of comparable cluster housing available for rental in Emerald Hill means that properties achieving full occupancy command premium rental rates, making the investment case particularly attractive for capital-abundant investors prioritising appreciation over yield.

How does the per-square-foot pricing at Residences @ Emerald Hill compare to recent cluster house transactions in District 9?

At approximately S$2,060 per square foot of floor area based on current listing information, Residences @ Emerald Hill sits within the expected range for new-build cluster housing on Emerald Hill Road, though direct recent comparisons are limited due to the scarcity of new cluster house completions in this micro-location. Resale cluster properties in adjacent heritage precincts such as River Valley and Tanglin have transacted between S$1,800 and S$2,200 per square foot in recent years, depending on age, condition, and specific amenities. The premium for new construction, contemporary building systems, and the specific prestige of the Emerald Hill address justifies positioning at the upper end of this range. Buyers should recognise that cluster house psf comparisons require careful specification analysis, as land-to-building ratios, outdoor space, and architectural features vary significantly between individual properties, making direct per-square-foot assessment less informative than single-property qualitative appraisal.

What are the Additional Buyer's Stamp Duty (ABSD) implications for a Singapore Citizen purchasing a second residential property at this development?

A Singapore Citizen acquiring a second residential property at Residences @ Emerald Hill will incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a property priced at S$11.9 million, this duty equates to approximately S$2.38 million in additional acquisition costs, payable during the conveyancing process alongside standard Buyer's Stamp Duty, legal fees, and survey charges. The total acquisition cost burden therefore reaches approximately 23–25% above the purchase price when all transaction fees are included, necessitating careful financial planning and adequate capital reserves. Second-property purchasers should model their investment returns on an all-inclusive acquisition cost basis to ensure realistic yield and appreciation projections; this duty materially impacts investment return calculations and should not be viewed as a minor ancillary cost. Investors acquiring this development as a buy-to-let investment should factor the 20% ABSD into their underwriting and hold their capital assumptions at the time of acquisition rather than speculating on future duty changes.

What is the lease tenure at Residences @ Emerald Hill, and how might lease decay affect long-term resale value?

The lease tenure structure at Residences @ Emerald Hill should be confirmed with the developer during due diligence, as this information is critical to long-term value assessment. Singapore residential properties are typically structured on 99-year leasehold, 999-year leasehold, or Freehold tenures, each carrying different residual value implications as the lease term decays. Properties on shorter leases (99 years) experience value compression in the final decades of the lease term as the remaining duration falls below 50 years, making lease renewal or extension a material consideration for long-term holders. Freehold cluster properties command permanent tenure premium and avoid lease decay risk entirely, whereas 999-year leaseholds provide effective perpetuity for practical ownership purposes. Prospective purchasers must establish the exact tenure structure and, if leasehold, confirm whether lease extension mechanisms exist within the development framework or require future enfranchisement negotiations with the government land authority.

How does proximity to Somerset MRT station (nine minutes walk) affect demand and capital appreciation potential?

Somerset MRT station (NS23) provides rapid transit access to the broader North-South Line network, connecting Residences @ Emerald Hill to Orchard, Raffles Place, Marina Bay, and southern island precincts within 20–35 minutes. This connectivity enhances property appeal to working professionals and international relocatees seeking efficient commute routes to major business districts, supporting sustained rental demand and owner-occupier appeal. The nine-minute walking distance positions the development within the optimal catchment range where transport convenience becomes a material value driver without the noise and congestion implications of immediate station adjacency. Capital appreciation in Emerald Hill historically outpaces island-wide growth rates, and whilst MRT proximity certainly supports this trend, the heritage district's conservation zoning and land scarcity are the primary value drivers; the MRT simply ensures that accessibility does not constrain demand or capital growth. Properties at this specification and location benefit from multiple value foundations (scarcity, heritage prestige, transport access, and neighbourhood amenity), making them resilient to market cycles and supporting long-term appreciation.

Is Residences @ Emerald Hill suitable for first-time property buyers, and what financing challenges might they encounter?

Residences @ Emerald Hill is not ideally suited to first-time property buyers at the entry point of the residential market. The cluster house typology and Emerald Hill location position this development at the apex of Singapore's residential market, with entry prices exceeding S$11 million and requiring substantial cash equity or sophisticated mortgage financing rarely available to first-time purchasers. First-time buyers typically benefit from government-backed loan and grant schemes designed to support homeownership; these schemes apply only to properties below specific price thresholds (typically S$500,000–S$750,000) and are unavailable for luxury cluster house acquisitions. Financial advisors would generally recommend that first-time buyers establish ownership in smaller apartments or terraced houses at lower price points before graduating to cluster house acquisitions once significant equity and income growth have been achieved. The development remains aspirational for high-earning first-time buyers with substantial family capital, but the majority of first-time owner-occupiers should evaluate entry-level options in more accessible price segments before considering luxury cluster house markets.

What loan-to-value ratios and TDSR headroom should upgraders model when financing a cluster house purchase at this price level?

Mortgage financing for cluster houses at Residences @ Emerald Hill typically allows loan-to-value ratios up to 80% for owner-occupied purchases by Singapore Citizens, with mortgage terms extending to 30 years. At an S$11.9 million price point, an 80% loan translates to approximately S$9.52 million principal, requiring approximately S$2.38 million in cash equity (before accounting for transaction costs including ABSD, legal fees, and survey charges). Debt-to-Service Ratio (TDSR) restrictions limit monthly mortgage repayment to 60% of gross monthly income; at a 3.5% mortgage rate, the S$9.52 million loan would carry monthly repayments of approximately S$43,000, requiring gross monthly income of approximately S$72,000 (or annual household income exceeding S$860,000) to achieve comfortable TDSR headroom. Upgraders must model their total debt serviceability profile, including existing mortgages, car loans, credit facilities, and other obligations; the TDSR ceiling applies to combined debt servicing, not mortgage debt in isolation. Conservative financial planning suggests maintaining TDSR utilisation below 50% to preserve flexibility for income volatility and future expense increases, meaning household income should exceed S$100,000 monthly to comfortably support acquisition at this price point.

How does Residences @ Emerald Hill compare to other new cluster house developments in prime Singapore locations?

New cluster house developments in Singapore's top-tier locations remain exceptionally scarce, making direct competitive comparison challenging. The development's primary competitive set comprises resale cluster properties in adjacent heritage precincts (River Valley, Tanglin) and new or near-new landed properties in exclusive private estates such as The Sentosa Crest or ultra-prime areas like the Nassim area. Residences @ Emerald Hill differentiates through its explicit location on Emerald Hill Road, one of Singapore's most architecturally and historically significant addresses, coupled with contemporary construction standards and building systems unavailable in older resale properties. Other competing developments in District 9 include high-end apartment offerings such as The Pinnacle @ Duxton or Orchard Residences, which offer larger floor plates and more numerous amenities but sacrifice the privacy and outdoor space inherent to cluster housing. For buyers specifically seeking new-build cluster housing rather than apartment living, Residences @ Emerald Hill represents a unique offering with limited alternatives; this scarcity underpins premium positioning and supports strong capital value retention.

Are specific unit stacks, floor levels, or configurations within the development likely to offer superior long-term value or appreciation?

Cluster house developments typically exhibit less pronounced floor-level value differentiation than apartment buildings, as individual residences do not stack vertically in the manner of tower dwellings. The primary value differentiators within cluster housing relate to aspect (north versus south-facing), immediate outdoor space configuration, proximity to communal facilities or vehicular access points, and views or light exposure. Units positioned away from communal thoroughfares and offering enhanced privacy tend to command premium positioning and show stronger appreciation trajectories in secondary markets, as homeowners increasingly prioritise seclusion and noise minimisation. Properties with generous land allocations relative to built form appeal to buyers seeking landscaping flexibility and potential future extension; these configurations may offer superior long-term value for owner-occupiers intending to customise their properties. Without specific unit-by-unit data, prospective purchasers should evaluate each configuration on its individual merits, considering personal lifestyle preferences and intended hold duration; properties acquired for long-term owner-occupation benefit more from personal suitability than speculative unit stack selection.

What is the medium-term future supply pipeline of new residential developments in District 9, and how might this affect Residences @ Emerald Hill's long-term value trajectory?

District 9 remains subject to constrained land release and government planning mechanisms that prioritise conservation, heritage preservation, and lower-density development patterns. The future supply pipeline for new residential projects in prime District 9 precincts (Orchard, River Valley, Tanglin, Emerald Hill) is expected to remain limited, with most new supply likely concentrated in lower-priced districts beyond the prime core. The conservation zoning that defines Emerald Hill explicitly restricts new development density and architectural styles, creating a structural supply constraint that supports long-term scarcity value. Government planning statements and Strategic Land Release exercises have not signalled major residential zoning changes within District 9, suggesting that new cluster housing development on Emerald Hill Road will remain exceptional rather than routine. This supply scarcity supports the long-term appreciation case for Residences @ Emerald Hill, as buyer demand from affluent Singaporean families and international investors continues whilst new competing supply remains minimal. Purchasers can therefore expect this development to maintain premium positioning and deliver solid capital appreciation over medium-term (5–10 year) and long-term (10+ year) holding periods, supported fundamentally by geographic scarcity rather than cyclical market sentiment.

Cluster House At Emerald Hill Road — From S$11.9M