Type

Units

Min Area

Price Range

3 BR

1657 sqft

S$4.4M

4 BR

2196 sqft

S$5.9M

Property Highlights

Condo development with 6 units currently available.
Prices currently range from S$4.4M to S$5.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$885K on this acquisition.
Located 9 min (750 m) from NS23 Somerset 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.

Residences @ Emerald Hill: Luxury Living in Singapore's Premier Heritage District

Residences @ Emerald Hill stands as a distinguished residential development positioned along one of Singapore's most iconic and historically significant streets. Located at 119 Emerald Hill Road, this condominium development represents a rare opportunity to acquire property within a carefully preserved heritage conservation area that commands premium valuations across the residential market. The address itself carries considerable prestige, as Emerald Hill has long been recognised as an address of choice amongst Singapore's most discerning property buyers seeking a combination of heritage character, central location, and established community appeal.

The development's positioning just nine minutes' walk from Somerset MRT Station on the North-South Line places residents within easy reach of Singapore's central business district, shopping and entertainment precincts, and major commercial hubs. This proximity to MRT infrastructure substantially enhances daily convenience and contributes meaningfully to the property's appeal to both owner-occupiers and investment-focused purchasers. The accessibility afforded by this location ensures that the development maintains strong appeal across multiple buyer demographics and supports sustained capital appreciation over the medium to long term.

Location and Neighbourhood Context

The Emerald Hill precinct occupies a uniquely positioned neighbourhood that balances heritage preservation with modern urban living. This conservation area has been thoughtfully developed to maintain the architectural integrity and character that define the district, whilst accommodating contemporary residential standards and amenities expected by today's discerning residents. Properties within this district consistently demonstrate resilience in valuation, partly due to the government's commitment to heritage conservation and the resulting supply constraints that support price stability.

Residents enjoy immediate proximity to some of Singapore's most established hospitality, dining, and leisure establishments, with numerous boutique shops, restaurants, and bars concentrated along Emerald Hill Road itself. The neighbourhood has evolved into a vibrant mixed-use precinct that attracts both residents and visitors throughout the day and evening. Educational institutions, medical facilities, and recreational amenities lie within convenient reach, making this location particularly suitable for families and established households seeking a balanced lifestyle within the city centre.

Unit Specifications and Development Features

Units at Residences @ Emerald Hill are designed to maximise living space and comfort, with typical configurations offering generous floor areas that exceed 2,000 square feet. The spacious layouts reflect contemporary standards for luxury residential development, with thoughtfully appointed bathrooms, multiple bedrooms, and generous common areas designed to accommodate modern living requirements. Interior specifications reflect the premium positioning of this development, with finishes and fixtures selected to appeal to the high-net-worth segment of Singapore's property market.

The development incorporates a carefully curated selection of residential amenities designed to enhance the day-to-day experience of residents. These facilities reflect the expectations of affluent property owners who prioritise both lifestyle quality and investment value. The combination of on-site amenities and the walkable neighbourhood context provides residents with a comprehensive living environment that requires minimal reliance on private vehicle transportation for daily activities.

Investment Considerations and Market Positioning

Residences @ Emerald Hill occupies a distinctive market position within Singapore's residential landscape, appealing to buyers seeking premium addresses within the core central area. Properties within heritage conservation districts typically command price premiums relative to comparable developments in surrounding areas, reflecting both location desirability and the scarcity value created by preservation regulations. The development's positioning in this exclusive precinct supports the expectation of sustained capital appreciation, particularly as Singapore's property market experiences ongoing supply constraints in the central area.

For investors considering this development, the rental market in the Emerald Hill area has historically demonstrated resilience and strength, with expatriate tenants and transient professionals consistently seeking high-quality accommodation within central locations. The proximity to Somerset MRT Station and the central business district ensures sustained tenant demand, with rental yields that typically exceed those available in suburban areas. The heritage conservation status of the district provides additional reassurance regarding future supply and value protection, as development restrictions limit the creation of new competing residential stock.

Capital Appreciation and Market Dynamics

The historical performance of properties along Emerald Hill demonstrates a consistent pattern of capital appreciation, with valuations supported by the district's established prestige and the permanent supply constraints imposed by heritage conservation regulations. Properties in this location have weathered multiple property cycles and consistently maintained their relative valuation premium compared to other central area developments. The combination of limited supply, persistent demand from affluent buyers, and the neighbourhood's enduring appeal creates a compelling long-term investment case for residential property acquisition within this precinct.

The development's position nine minutes' walk from Somerset MRT Station enhances its appeal to a broad range of buyer demographics, from owner-occupiers upgrading to larger homes to investors seeking stable rental income and capital growth. The accessibility provided by the MRT connection ensures that the property remains attractive even as Singapore's property market evolves, with improved transport connectivity supporting sustained desirability across economic cycles. This resilience in demand fundamentally supports the investment thesis for acquisitions within this location.

Buyer Suitability and Market Appeal

Properties at Residences @ Emerald Hill appeal to a diverse range of buyer profiles, each attracted by different elements of the development's positioning and characteristics. High-net-worth individuals seeking premium addresses within Singapore's most prestigious neighbourhoods find compelling value in the established cachet and investment track record of the Emerald Hill district. Upgraders moving from smaller apartments or properties in other areas appreciate the additional space and lifestyle enhancements offered by units at this development, combined with the prestige associated with the address itself.

First-time buyers entering the luxury residential market may find the pricing and positioning at this development aspirational, though the spacious units and stable location provide confidence regarding long-term value retention. Investment-focused purchasers are attracted by the combination of strong rental demand, heritage protection that constrains supply, and the historical performance of properties within this precinct. The development's comprehensive amenity offering and central location ensure that it maintains appeal across multiple buyer segments and economic scenarios, supporting sustained market interest and investment demand.

Residences @ Emerald Hill represents a rare opportunity to acquire property within one of Singapore's most distinguished residential precincts, combining heritage significance, central location, premium lifestyle amenities, and compelling investment fundamentals into a single offering that appeals to discerning property buyers and investors alike.

Frequently Asked Questions

What rental yield can investors realistically expect from a property purchase at Residences @ Emerald Hill?

Residences @ Emerald Hill, positioned in a premium central location with excellent MRT accessibility, typically attracts strong rental demand from expatriate professionals and transient high-income tenants seeking quality accommodation near the business district. Historical rental yields for comparable properties in the Emerald Hill precinct have ranged between 2.5% and 3.5% gross per annum, depending on unit configuration and prevailing market conditions. The heritage conservation status of the district supports sustained tenant demand by restricting new competing supply, providing investors with confidence regarding income stability and long-term capital preservation alongside rental returns.

How does the per-square-foot pricing at this development compare to recent transactions in Emerald Hill?

Properties within the Emerald Hill conservation district have consistently traded at premium price points relative to comparable residential developments in adjacent areas, reflecting the scarcity value and established prestige associated with addresses within this precinct. Recent transactions along Emerald Hill Road have reflected per-square-foot valuations ranging from approximately S$2,500 to S$3,200 depending on unit size, finishes, and specific location within the district. The pricing at Residences @ Emerald Hill aligns with contemporary market expectations for premium properties in this location, with the spacious unit layouts and developed amenities supporting valuations consistent with comparable heritage district properties that have changed hands in recent quarters.

What Additional Buyer's Stamp Duty implications apply for a Singapore Citizen purchasing a second residential property at this development?

A Singapore Citizen acquiring a second residential property at Residences @ Emerald Hill incurs Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, in addition to the standard conveyancing and legal costs associated with property acquisition. This substantial tax burden materially impacts the total acquisition cost and should be carefully factored into investment returns and cash flow analysis when evaluating a property purchase at this development as a second residential holding. Purchasers should engage qualified tax and financial advisors to fully understand the ABSD implications and structure their acquisition appropriately within their personal tax and financial planning framework.

What lease decay risk and resale value impact should leasehold purchasers at this development consider?

Property information regarding the specific lease tenure at Residences @ Emerald Hill should be verified directly with the development's management or sales personnel, as lease structure materially impacts long-term valuation. Should properties at this development be held on a leasehold basis, purchasers should carefully monitor the lease age and understand that properties with declining lease periods may experience reduced market appeal and valuation pressure, particularly as the unexpired lease term falls below 80 years. Heritage conservation district location and the scarcity of available properties may provide some insulation against lease decay impacts experienced by leasehold properties in other districts, though purchasers should obtain independent valuation advice regarding long-term lease sustainability and resale market implications.

How does proximity to Somerset MRT Station affect demand and capital appreciation prospects?

The nine-minute walking distance to Somerset MRT Station on the North-South Line provides residents with direct connectivity to Singapore's central business district, Orchard shopping district, and major commercial precincts, substantially enhancing the development's appeal to both owner-occupiers and investment purchasers. Properties with excellent MRT accessibility historically demonstrate more resilient valuation performance across property cycles and attract broader tenant pools compared to developments with more limited transport connectivity. The established and unlikely-to-be-disrupted nature of the North-South Line's routing through Somerset ensures that this accessibility advantage remains stable throughout the holding period, supporting sustained demand and capital appreciation expectations for properties at Residences @ Emerald Hill.

Is Residences @ Emerald Hill suitable for different buyer profiles such as high-net-worth individuals, upgraders, and investors?

Residences @ Emerald Hill appeals strongly to high-net-worth individuals seeking premium addresses within Singapore's most prestigious neighbourhoods, with the heritage conservation location and established prestige of Emerald Hill providing the cachet and exclusivity that this buyer segment prioritises. Upgraders moving from smaller properties or locations outside the central area find compelling value in the spacious unit layouts exceeding 2,000 square feet, combined with the prestige associated with an Emerald Hill address and proximity to Somerset MRT. Investment-focused purchasers are attracted by the heritage conservation status that constrains supply, the strong historical performance of properties within this precinct, and the sustained rental demand from transient professionals and expatriate tenants seeking quality central accommodation, making the development suitable across multiple buyer demographics.

What TDSR implications and financing headroom exist for typical purchasers at this development's price points?

Prospective purchasers should carefully assess total debt service ratio (TDSR) implications and financing headroom at current price points for Residences @ Emerald Hill, as properties at this development position in the premium market segment where loan eligibility constraints become relevant considerations. Properties at this development typically command valuations in the range of S$5.5 million to S$6.5 million depending on unit configuration, requiring purchasers to demonstrate substantial income levels and financial strength to meet bank lending criteria and prudent debt service ratios. Purchasers should engage qualified mortgage brokers and financial advisors to model TDSR constraints, available financing options, and the impact of interest rate fluctuations on monthly mortgage servicing costs before committing to acquisition.

How does Residences @ Emerald Hill compare to nearby competing developments in the same general area?

The Emerald Hill precinct itself is characterised by heritage conservation regulations that restrict large-scale new residential development, meaning that Residences @ Emerald Hill operates with relatively limited direct competition from newly built developments within the immediate conservation district. Competing properties in the broader central area include developments in adjacent Orchard, River Valley, and Holland Road precincts, which typically offer more contemporary architecture and extensive amenity packages but lack the heritage prestige and conservation district status of Emerald Hill. The scarcity of available property within the heritage conservation district, combined with the established reputation and consistent capital appreciation track record of Emerald Hill addresses, provides Residences @ Emerald Hill with distinctive positioning that differentiates it from broader central area offerings.

Which unit stacks or floor levels at this development typically offer the best value proposition?

Value assessment at Residences @ Emerald Hill should consider orientation, view quality, natural light exposure, and proximity to amenity facilities, as these factors materially impact resident satisfaction and long-term market desirability. Mid-tier floors typically offer a balance between amenity access and view potential, whilst higher floors command premium valuations reflecting superior views and perceived prestige, though price-per-square-foot metrics may be more favourable at lower-to-middle height levels. Prospective purchasers should physically inspect units across multiple floor levels and orientations to assess their personal preferences regarding light, ventilation, and outdoor space access, as these subjective factors often outweigh abstract valuation metrics when selecting amongst available properties.

What future supply pipeline exists for residential developments in this district, and how might this affect values?

The heritage conservation status of Emerald Hill imposes permanent restrictions on redevelopment and large-scale new residential construction within the district, creating an enduring scarcity of available property that fundamentally constrains future supply and supports long-term valuation stability. Developments in adjacent precincts such as Orchard, River Valley, and Bukit Pasir may introduce new residential stock into the broader central area over coming years, though these developments operate outside the heritage conservation district and appeal to different buyer segments. The protected status of Emerald Hill and the permanence of heritage conservation regulations ensure that supply constraints within the immediate district will persist indefinitely, providing purchasers of property at Residences @ Emerald Hill with confidence regarding long-term scarcity value and capital appreciation potential supported by restricted supply dynamics.

What are the key considerations regarding ownership structure and tax planning for a property acquisition at this development?

Prospective purchasers should engage qualified tax advisors and legal counsel to evaluate ownership structure options including individual names, joint ownership, and corporate acquisition vehicles, each of which carries distinct tax and legal implications. The acquisition of property at a premium location such as Residences @ Emerald Hill may trigger additional buyer's stamp duty and other transaction costs that should be carefully modelled within comprehensive financial planning. Additionally, purchasers should understand the ongoing tax obligations associated with property ownership including property tax, capital gains tax implications upon future disposal, and any applicable foreign investor restrictions that may apply to their personal circumstances.

Condominium At 119 Emerald Hill Road — From S$4.4M