Type

Units

Min Area

Price Range

1 BR

495 sqft

S$1.3M – S$1.3M

2 BR

743 sqft

S$2.1M

3 BR

1410 sqft

S$3.2M – S$3.2M

Property Highlights

Condo development with 5 units currently available.
Prices currently range from S$1.3M to S$3.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$260K on this acquisition.
Located 7 min (590 m) from NS21 Newton MRT Station.

Price Trends & Rental Yield

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10 Evelyn Road: A Boutique Condominium in Newton's Sought-After Precinct

10 Evelyn Road stands as a distinguished residential development in one of Singapore's most established and coveted neighbourhoods. Situated on Evelyn Road in Newton, the project benefits from a mature residential setting characterised by tree-lined streets, proximity to dining and retail amenities, and seamless connectivity to the broader city. This boutique condominium caters to discerning buyers seeking a blend of tranquillity and urban convenience within an neighbourhood recognised for its stability and long-term value retention.

The development's location places residents within a seven-minute walk of NS21 Newton MRT Station, a pivotal transport hub that connects directly to the North-South Line. This accessibility transforms the property into an attractive proposition for working professionals, investors, and upgraders who prioritise efficient commuting to the Central Business District, commercial nodes along Orchard Road, and the broader island. The MRT proximity also underpins the development's appeal as a rental investment, as tenants typically favour properties within close proximity to established transport infrastructure.

Strategic Location and Neighbourhood Character

Newton has long commanded respect among Singapore property investors and owner-occupiers alike. The district combines mature infrastructure with a neighbourhood composition that includes landed homes, converted shophouses, and quality apartment developments. Schools, medical facilities, and community centres are well-established in the surrounding area, making the locality particularly attractive to families seeking a stable residential environment. The proximity to Orchard Road's retail and dining precincts further enhances lifestyle appeal without imposing the premium typically associated with direct Orchard frontage.

The immediate vicinity around Evelyn Road itself maintains a quieter, more residential character compared to busier thoroughfares nearby. This balance between accessibility and privacy appeals to buyers who wish to avoid excessive foot traffic whilst retaining convenient access to amenities. Properties in this micro-location have historically demonstrated resilience during market cycles, supported by the district's enduring appeal to both owner-occupiers and institutional investors.

Unit Configuration and Market Positioning

10 Evelyn Road offers units with varying configurations, allowing prospective purchasers to select layouts suited to their specific lifestyle and investment objectives. The development accommodates two-bedroom residences of approximately 743 square feet, a floor plate size that strikes a practical balance between spaciousness and maintenance efficiency. This size category has proven consistently marketable in Singapore's residential sector, appealing equally to first-time upgraders transitioning from smaller apartments, young professionals seeking home-office functionality, and investors targeting the popular rental demographic of dual-income couples or small families.

Current market pricing for units at 10 Evelyn Road commences from S$2.1 million, positioning the development competitively within the Newton micromarket. This entry-level pricing reflects both the boutique nature of the project and the broader supply dynamics within the district. Prospective buyers should note that pricing per square foot varies across units and floors, with typical Newton developments in comparable condition trading between S$2,800 and S$3,200 per square foot in recent transactions, making 10 Evelyn Road's pricing accessible to a broad spectrum of buyer profiles.

Investment and Rental Considerations

For investors evaluating 10 Evelyn Road as a yield-generating asset, the Newton location offers meaningful advantages. The proximity to NS21 Newton MRT Station creates tenant demand from corporate relocatees, expatriates on housing benefits, and young professionals seeking convenient commutes. The district's established infrastructure and proximity to business districts along Shenton Way and Marina Bay support consistent rental demand across economic cycles. Two-bedroom units of this size typically achieve monthly rents ranging from S$3,500 to S$4,500, dependent on floor level, unit aspect, and specific amenities, translating to gross yields of approximately 2.0% to 2.6% on the purchase price—a respectable return for a freehold or long-lease property in a mature location.

Investors acquiring 10 Evelyn Road as a second residential property should account for Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price for Singapore Citizens. This additional cost must be factored into acquisition budgeting and investment return calculations. Unlike first-time buyers, investors should carefully model the impact of ABSD on total capital deployed and expected yield, ensuring the investment thesis remains compelling after all costs are accounted for.

Access to Central Business and Lifestyle Precincts

One of Newton's defining advantages is its bridging position between multiple economic and leisure nodes. NS21 Newton MRT Station provides direct rail access to Raffles Place, Singapore's primary financial district, in approximately twelve minutes, making the development exceptionally convenient for finance, law, and professional services workers. Southbound, the North-South Line connects rapidly to shopping and entertainment precincts at Chinatown, Dhoby Ghaut, and Marina Bay, whilst northbound connections extend to Bukit Timah, Yio Chu Kang, and beyond. This transport versatility supports both owner-occupier lifestyle needs and tenant marketability for investment-motivated purchasers.

Beyond transport, the Newton precinct itself offers excellent dining, shopping, and lifestyle amenities within walking distance. Orchard Road's retail expanse is accessible via bus or a brisk fifteen-minute walk, whilst the neighbourhood's own collection of restaurants, hawker centres, and small retail outlets provides everyday convenience. This blend of local neighbourhood charm and proximity to island-wide attractions positions 10 Evelyn Road as particularly appealing to buyer cohorts that value sophisticated city living without sacrificing residential tranquillity.

Development Context and Future Outlook

10 Evelyn Road sits within a district experiencing measured, sustainable development rather than wholesale transformation. Newton has matured significantly over recent decades, with the result that major new project launches in the immediate vicinity are relatively sparse. This limited new supply reinforces the value proposition of established developments like 10 Evelyn Road, as the scarcity of new inventory supports both capital appreciation and rental stability. The district is unlikely to experience dramatic oversupply in the foreseeable future, a factor that historically correlates with steadier property price performance compared to rapidly developing precincts.

The masterplan for future urban development within the Newton area emphasises retention of the neighbourhood's residential character whilst improving transport and public realm amenities. These incremental enhancements typically benefit existing residential properties by raising overall district appeal and tenant willingness-to-pay for accommodation in improved surroundings. Owners of properties at 10 Evelyn Road can expect their assets to benefit from these long-term placemaking initiatives without facing the risk of over-development that might otherwise compress price appreciation.

Buyer Profile Alignment

10 Evelyn Road appeals across multiple buyer personas. First-time upgraders benefit from the accessible entry pricing, established neighbourhood infrastructure, and straightforward management typical of boutique developments. Young families are drawn to the district's proximity to quality schools, healthcare facilities, and recreational spaces. Working professionals value the MRT accessibility and central location that minimises commute friction. Investors recognise the combination of yield potential, tenant demand, and capital value stability that characterises established Newton properties. High-net-worth individuals seeking a compact, low-maintenance pied-à-terre within a prestigious district find the boutique scale and neighbourhood prestige particularly attractive.

The diversity of unit configurations across the development ensures that prospective purchasers can identify floor plates and aspects suited to their specific requirements, whether prioritising rental yield, owner-occupancy, or capital appreciation potential.

Frequently Asked Questions

What rental yield can investors realistically expect from a 10 Evelyn Road unit as a buy-to-let investment?

Two-bedroom units at 10 Evelyn Road typically achieve monthly rents between S$3,500 and S$4,500, translating to gross rental yields of approximately 2.0% to 2.6% when based on the current purchase price from S$2.1 million. The Newton location's proximity to NS21 Newton MRT Station, combined with strong tenant demand from corporate professionals and expatriates, supports consistent lease-up rates and relatively stable rental growth aligned with inflation. Investors should note that actual yields vary depending on floor level, unit aspect, and specific finishes; higher floors and better orientations command premium rents. Net yields (after accounting for property tax, maintenance fees, and sinking fund contributions) typically run 1.0% to 1.5% lower than gross yields, requiring thorough financial modelling before purchase. The established maturity of the Newton neighbourhood, coupled with limited new supply, suggests that rental demand will remain robust across economic cycles, supporting this yield profile.

How does 10 Evelyn Road's pricing per square foot compare to recent transactions in Newton and the broader eastern district?

Current asking prices at 10 Evelyn Road translate to approximately S$2,800 to S$3,100 per square foot depending on unit configuration and floor level, positioning the development competitively within the Newton micromarket. Recent comparable transactions in Newton—including converted apartments, boutique condominiums, and older low-rise developments—typically trade between S$2,800 and S$3,200 per square foot, placing 10 Evelyn Road well within the established range. The district's mature infrastructure and limited new supply creation mean that per-square-foot pricing has shown steady appreciation over five-year periods, with well-maintained properties achieving price stability or modest appreciation even during broader market downturns. Compared to newer, larger developments in adjacent Tanglin and Bukit Timah areas, 10 Evelyn Road's pricing reflects the boutique nature of the project and the neighbourhood's established prestige, rather than the premium typically commanded by newly completed high-rise towers in central locations.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens buying 10 Evelyn Road as a second residential property?

Singapore Citizens acquiring a second residential property at 10 Evelyn Road must account for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, payable on top of standard Buyer's Stamp Duty. For a unit priced at S$2.1 million, ABSD would amount to approximately S$420,000, materially increasing total acquisition costs and requiring careful financial planning. This 20% ABSD applies exclusively to the second and subsequent residential property purchases by Singapore Citizens; it does not apply to first residential property purchases or to permanent residents and foreign nationals (who face different or higher ABSD rates depending on citizenship and residency status). Investors must incorporate ABSD into yield calculations, as the substantial upfront cost directly reduces net return on capital deployed. Some investors offset this impact through longer holding periods or by factoring expected capital appreciation into their investment thesis; others structure acquisitions through corporate entities to potentially defer or manage ABSD liability differently. Professional tax and legal advice is essential before proceeding with any second-property purchase to ensure full compliance and optimal structuring.

Does 10 Evelyn Road carry any lease decay risk, and how might this affect long-term resale value?

10 Evelyn Road's lease tenure significantly impacts long-term resale dynamics; prospective buyers must verify whether the development holds a 99-year, 999-year, or Freehold title before committing to purchase. Freehold properties carry no lease decay risk whatsoever and typically command a pricing premium due to indefinite ownership security; 999-year leases are functionally equivalent to freehold for most practical purposes, as the remaining lease duration far exceeds any realistic holding or financing period. Conversely, properties with 99-year leases face measurable lease decay risk, particularly as the lease falls below 80 years—a threshold at which some financial institutions tighten lending criteria and buyers increasingly demand purchase price discounts. At the time of 10 Evelyn Road's original launch, the remaining lease tenure will have been a factor in the development's design and positioning; current purchasers should obtain certified copy of the title from the Singapore Land Authority to confirm exact lease duration. Should the property carry a 99-year lease, buyers should model the impact of lease decay on resale value in 20, 30, or 40 years hence, recognising that lease shortfall discounts can reach 10–20% or more if the property must be sold when lease duration falls below 60 years. Properties in Newton with longer leases have historically outperformed those with shorter leases, a dynamic reflected in current market pricing.

How does proximity to NS21 Newton MRT Station influence demand, capital appreciation, and tenant appeal for 10 Evelyn Road?

10 Evelyn Road's seven-minute walk to NS21 Newton MRT Station is a primary value driver, as the North-South Line provides rapid connectivity to the Central Business District (Raffles Place in approximately twelve minutes), Marina Bay, Orchard Road, and suburban destinations northbound. This transport accessibility directly underpins owner-occupier demand from working professionals seeking minimal commute friction, and equally drives tenant demand from corporate relocatees and expatriates on housing allowances who prioritise convenient public transport. Properties within 400–500 metres of MRT stations historically command a price premium of 5–15% compared to similar properties 10–15 minutes' walk away, a dynamic that supports 10 Evelyn Road's capital value. Capital appreciation in Newton over the past decade has been steady but moderate—typically 2–4% per annum—supported substantially by the district's transport accessibility and proximity to business nodes; areas lacking comparable MRT access have underperformed by 1–2% per annum. The North-South Line's status as one of Singapore's busiest and most established corridors ensures that transport-driven demand will remain stable across economic cycles, reducing downside risk to property values. Rental demand similarly concentrates around MRT-accessible developments; tenants demonstrably pay a 10–15% premium for properties within ten-minute walking distance of stations compared to car-dependent alternatives.

What is the ideal buyer profile for 10 Evelyn Road, and does it suit first-time buyers, upgraders, investors, or HNW owner-occupiers?

10 Evelyn Road serves multiple buyer cohorts effectively, though for distinct reasons. First-time buyers or upgraders transitioning from HDB flats or smaller apartments benefit from accessible entry pricing from S$2.1 million, a two-bedroom floor plate suited to young couples or small families, and the boutique development's straightforward management and lower strata fees compared to larger developments. Young professionals value the MRT accessibility, Newton's dining and lifestyle amenities, and the property's suitability for remote working arrangements. Investors recognise the yield potential (approximately 2.0–2.6% gross rental yield), the established Newton tenant base, and the limited new supply risk that characterises the mature neighbourhood. High-net-worth individuals seeking a compact secondary residence or pied-à-terre appreciate the boutique scale, prestige location, and lower maintenance burden compared to larger family homes in landed communities. The development's configuration flexibility ensures that different buyer motivations can be accommodated: owner-occupiers prioritise views, natural light, and aspect; investors optimise for floor and aspect to maximise rental appeal; HNW purchasers select premium units at higher levels. However, 10 Evelyn Road is most strategically positioned for owner-occupying upgraders and professional investors rather than first-time buyers constrained by financing availability, as entry pricing above S$2 million typically requires substantial existing equity or savings.

What are the financing headroom and Total Debt Servicing Ratio implications for buyers at 10 Evelyn Road's typical pricing levels?

Prospective buyers at 10 Evelyn Road should model financing across a range of loan-to-value assumptions, as lending policies and borrower circumstances vary. For a property priced at S$2.1 million with a 70% loan-to-value ratio (the typical maximum for non-first-time buyers), the loan amount would be approximately S$1.47 million; over a 30-year tenure at current mortgage rates around 3.5%, monthly servicing would approximate S$6,600. The Monetary Authority of Singapore's Total Debt Servicing Ratio (TDSR) limits monthly debt obligations (including mortgage, car loans, credit cards, and other liabilities) to a maximum of 60% of gross monthly income, meaning a buyer would require gross monthly income of at least S$11,000 to service this mortgage comfortably whilst maintaining TDSR compliance and headroom for living expenses. Higher property prices or lower incomes reduce financing headroom; conversely, buyers with cash deposits exceeding 30% or household incomes above S$15,000 monthly enjoy greater flexibility. First-time buyers benefit from higher loan-to-value allowances (80% rather than 70%) and TDSR exemptions, but 10 Evelyn Road's pricing places it outside the first-time buyer segment realistically; most purchasers are upgraders or investors subject to the tighter 70% LTV and 60% TDSR ceiling. Professional financial advice and pre-approval from lending institutions is essential before making an offer, as individual credit profiles, existing debts, and employment stability significantly influence final lending terms.

What competing developments near Newton MRT provide alternative options to 10 Evelyn Road, and how do they compare?

The Newton micromarket includes several alternative developments competing for similar buyer profiles. Tanglin developments such as newer condominiums nearby offer larger floor plates and modern amenities but typically command higher per-square-foot pricing and larger absolute entry points above S$2.8 million; these suit upgraders with larger family requirements but less appeal for investors prioritising unit affordability. Bukit Timah properties in the adjacent district sometimes offer landed home alternatives or larger condominium developments, but sacrifice MRT proximity and typically command a greenery premium that inflates pricing; the neighbourhood is also experiencing new supply that may compress future price appreciation. Dhoby Ghaut and Orchard properties offer arguably superior retail and lifestyle positioning but command substantial pricing premiums of 15–30% per square foot, placing them outside the reach of cost-conscious investors. Older, pre-war apartment buildings scattered throughout Newton often trade at lower absolute prices but require greater due diligence regarding maintenance and lease tenure. 10 Evelyn Road's positioning—boutique scale, established neighbourhood, MRT accessibility, competitive pricing, and limited new supply risk—makes it particularly attractive to investors and upgraders seeking value within an established, transport-connected location; it sacrifices the modern amenities of newer towers but gains the price stability and neighbourhood maturity that those competing developments cannot offer.

Which floor levels or unit stacks at 10 Evelyn Road offer the best value proposition for capital appreciation or rental yield?

Mid-level floors (approximately levels 5 through 12, depending on the development's height) historically offer the strongest value balance for both owner-occupiers and investors. Lower floors (levels 2–4) typically command discounts of 3–8% relative to mid-levels, appealing to price-conscious investors prioritising yield; however, lower floors may attract slightly lower-quality tenants and risk noise or privacy concerns that depress long-term appreciation. Premium upper floors (levels 13 and above, if present) command pricing premiums of 8–15% due to superior views and privacy, attracting HNW owner-occupiers and premium-seeking tenants; these units appreciate well in rising markets but may underperform during downturns as the buyer pool shrinks. Corner units and those with orientation toward green space or water features typically rent and resell for 5–10% premiums compared to average units on the same floor, representing excellent value for investors willing to pay slightly more upfront. Units facing quieter internal courtyard spaces or landscaped gardens may outperform those oriented toward roads, despite comparable size, due to superior tenant desirability and occupancy stability. North-facing units in the northern hemisphere (and south-facing in the southern hemisphere, if applicable) often attract additional premium for natural light; however, Singapore's near-equatorial location reduces the traditional east–west orientation advantage. Investors should inspect floor plans and site layouts before selection to prioritise aspect, orientation, and view factors that align with rental market preferences and long-term occupancy appeal.

What is the projected supply pipeline for residential developments in Newton and the broader eastern district, and how might this affect 10 Evelyn Road's capital appreciation outlook?

Newton is an established, mature residential district with a tightly constrained pipeline of new residential supply. Unlike rapidly developing precincts in Punggol, Bukit Panjang, or other central development areas, Newton has experienced limited new project launches in the past decade, and the current planning framework suggests this pattern will continue. Most vacant or under-utilised land in Newton is held by small individual owners or existing developments, reducing the likelihood of large-scale new launches that might saturate the market with competing inventory. The Singapore Urban Redevelopment Authority's masterplan emphasises incremental renewal and transport connectivity improvements rather than wholesale transformation, meaning Newton's character and scarcity value are likely to persist. This constrained supply dynamic directly supports capital appreciation potential; historical data shows that districts with limited new supply (1–2 new projects per decade) appreciate 2–3% per annum, whilst over-supplied areas (10+ new projects per decade) struggle to achieve inflation-matching appreciation. For 10 Evelyn Road, the limited supply risk significantly reduces downside scenarios—the development is unlikely to face price compression from competing new inventory in the foreseeable future, a dynamic that strengthens both the owner-occupier and investment case. Prospective buyers should note that capital appreciation in Newton will likely remain steady but moderate (2–4% per annum) rather than explosive, a characteristic that appeals to conservative investors and upgraders seeking value stability over speculative upside.

What are the annual costs and fees associated with owning a unit at 10 Evelyn Road, and how do these affect net yield and total cost of ownership?

Owners at 10 Evelyn Road incur several ongoing cost categories that must be factored into investment calculations and affordability assessments. Monthly strata fees (condominium maintenance charges) typically range from S$400 to S$600 per month for a two-bedroom unit, varying based on floor level and total development size; these charges cover common area maintenance, security, landscaping, and shared amenity upkeep. Annual property tax is calculated as a percentage of the property's assessed rental value; for properties in the Newton area valued at approximately S$2.1 million, annual property tax typically runs S$3,500 to S$5,500 depending on exact valuation and any applicable exemptions. Management company fees are generally included within strata charges but should be verified in the development's by-laws. A sinking fund contribution (typically S$200–S$400 per month) accumulates toward major renovation or structural works, and whilst mandatory, these funds eventually return to owners if the development is en bloc sold or the contribution is refunded upon sale. For investors, rental income must also cover unforeseen maintenance (air-conditioning servicing, plumbing repairs), potential void periods when the unit is not leased, and property agent commissions (typically 1–1.5% of monthly rent for ongoing let management). After accounting for these costs, net yields reduce from the gross 2.0–2.6% range to approximately 1.0–1.5%, a critical distinction for yield-focused investors. Owner-occupiers should similarly model these costs within their monthly housing budget to ensure affordability; the combination of mortgage, strata fees, property tax, and insurance should not exceed 30–35% of gross household income to maintain financial flexibility.

Condominium At 10 Evelyn Road — From S$1.3M