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

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Residences @ Emerald Hill: A Landmark Condominium on Singapore's Most Coveted Street

Emerald Hill Road stands as one of Singapore's most distinguished residential addresses, steeped in heritage and architectural pedigree. Residences @ Emerald Hill emerges as a contemporary addition to this iconic locale, offering discerning buyers a rare opportunity to acquire a stake in one of the island's most sought-after neighbourhoods. Situated at 119 Emerald Hill Road, this condominium development bridges the gap between Singapore's storied past and its cosmopolitan present, making it an exceptionally attractive proposition for both owner-occupiers and savvy investors.

The development's strategic positioning offers unparalleled convenience. A brisk nine-minute walk places residents at Somerset MRT Station on the North-South Line, granting seamless connectivity to the Central Business District, major employment hubs, and cultural landmarks across the island. This proximity transforms the property into a hub for professionals, families, and international residents who demand both lifestyle quality and logistical efficiency. The location further benefits from immediate access to Orchard Road's sprawling retail ecosystem, world-class dining establishments, and entertainment venues, all within arm's reach.

Architectural Distinction and Living Spaces

Residences @ Emerald Hill showcases thoughtfully designed floor plates that cater to diverse living needs. Units within the development range across multiple bedroom configurations, accommodating everything from sophisticated professionals seeking compact luxury to established families requiring generous floor areas. The development features units spanning approximately 1,657 square feet and beyond, allowing potential buyers to select layouts that align precisely with their spatial requirements and lifestyle aspirations.

Interior specifications reflect contemporary luxury standards, with finishes and material choices befitting the development's premium positioning. Multiple bathroom facilities within individual units underscore the focus on comfort and convenience, particularly valuable for households with multiple occupants or guests. The thoughtful design philosophy evident throughout ensures that each space functions as both a residential sanctuary and a potential wealth-creation vehicle.

Investment and Capital Growth Potential

Properties along Emerald Hill Road have consistently demonstrated robust capital appreciation, underpinned by limited new supply, the conservation status of the area, and unwavering demand from high-net-worth individuals and established families. Residences @ Emerald Hill benefits from these market fundamentals whilst offering contemporary living standards absent in older heritage properties. This combination positions the development as particularly attractive to investors seeking both tangible lifestyle benefits and reliable medium to long-term capital returns.

The rental market in this precinct remains exceptionally buoyant. The confluence of proximity to the CBD, excellence of nearby educational institutions, and the neighbourhood's cosmopolitan character ensures consistent tenant demand. International executives, diplomats, and professionals seeking premium residential accommodation routinely command strong rental yields in this micro-market, making purchase-for-rental a viable strategy for capital-focused buyers.

Neighbourhood Character and Heritage Conservation

The Emerald Hill conservation area carries official heritage status, which provides both tangible and intangible benefits to residents. This designation restricts overdevelopment in the immediate vicinity, thereby protecting the neighbourhood's character and ensuring future supply constraints that naturally support property values. The area's Victorian and art deco architectural heritage creates a distinctive sense of place, distinguishing it from the anonymity of newer suburban enclaves elsewhere across Singapore.

Residents enjoy proximity to some of Singapore's finest independent retailers, bespoke dining venues, and cultural institutions. Peranakan Place and nearby heritage conservation blocks house boutique hotels, galleries, and establishments that cater to sophisticated tastes. This cultural and commercial ecosystem elevates the residential experience beyond mere accommodation, imbuing daily life with character and cosmopolitan engagement.

Accessibility and Transport Connectivity

Somerset MRT Station, located a short walk from the development, anchors this address within Singapore's wider transport network. The North-South Line's integration with the Circle Line and upcoming Cross Island Line expansions ensures that future connectivity will only strengthen. Commutes to Marina Bay's financial district, Jurong's industrial hubs, or Changi Airport remain straightforward and reliable, supporting both professional commuters and business travellers.

Beyond public transport, the location's walkability to Orchard Road means residents can access services, dining, and entertainment without depending on vehicular transport. This pedestrian-friendly orientation appeals to younger professionals, empty-nesters, and anyone prioritising convenience and reduced reliance on personal vehicles.

Market Positioning and Buyer Profiles

Residences @ Emerald Hill appeals across multiple buyer demographics. Established owner-occupiers upgrading from smaller units find the spacious layouts and prestigious address compelling. First-time buyers with sufficient capital appreciate the quality, location, and investment credentials. International business leaders and expatriate families value the neighbourhood's expatriate-friendly amenities and strong English-language services ecosystem. Buy-to-let investors recognise the reliable tenant pool and historically strong rental returns.

The development's price positioning reflects its premium location and finish standards. Whilst entry points vary depending on unit selection and configuration, properties within this development command valuations that reflect Emerald Hill's status as a blue-chip residential address. Buyers should anticipate pricing consistent with comparable heritage-adjacent developments in similar proximity to major MRT nodes and CBD locations.

Financing Considerations and Buyer Obligations

Prospective buyers should structure financing plans with careful attention to loan eligibility and mortgage serviceability. Banks typically offer 70-80% loan-to-value ratios for properties in this price segment, requiring substantial equity contributions from purchasers. Buyers undertaking this acquisition as a second residential property must account for Additional Buyer's Stamp Duty at the current rate of 20%, a material cost that should be incorporated into total acquisition budgeting.

Debt Service Ratio considerations become particularly relevant at this price point. Financial institutions apply stringent serviceability assessments, typically limiting monthly loan repayments to approximately 30% of gross household income. Buyers should engage with mortgage brokers early to establish borrowing headroom and confirm that proposed purchase amounts align comfortably within their financial capacity.

Future District Development and Long-Term Value Preservation

The Orchard and Somerset precinct benefits from consistent urban planning investment and infrastructure enhancement. Upcoming MRT line extensions and Circle Line integration will further elevate accessibility. The conservation status of Emerald Hill itself provides protection against negative externalities associated with intensive redevelopment elsewhere in the district. This combination of improved connectivity and protected neighbourhood character positions residents to benefit from area-wide economic growth whilst maintaining the residential tranquillity that distinguishes the address.

Residences @ Emerald Hill therefore represents more than a mere property transaction. It embodies a strategic acquisition within one of Singapore's most resilient residential micro-markets, grounded in heritage, enriched by contemporary living standards, and positioned to deliver both lifestyle satisfaction and enduring capital value.

Frequently Asked Questions

What rental yield can investors realistically expect from units at Residences @ Emerald Hill?

Properties in the Emerald Hill and Somerset precinct typically command gross rental yields between 2.5% and 3.5% annually, depending on unit configuration, floor level, and specific amenities. International executives, diplomats, and established professionals represent the primary tenant pool, ensuring consistent demand and often willingness to pay premium rents for well-located, high-specification accommodation. The immediate proximity to Somerset MRT, Orchard Road's retail ecosystem, and the neighbourhood's heritage character create strong tenant attraction, particularly among expat families and business professionals seeking upmarket accommodation without requiring standalone houses. Buyers purchasing for rental income should factor in property tax, maintenance contributions, and potential vacant periods, which collectively reduce net yield, though the quality tenant base in this location tends to produce lower turnover than more speculative investments elsewhere.

How does the price per square foot at Residences @ Emerald Hill compare to recent transactions in the surrounding area?

Properties along Emerald Hill Road and in the immediate Somerset catchment have historically transacted at price points ranging between S$7,000 and S$9,500 per square foot, reflecting the address's blue-chip status and the scarcity of new supply in this conservation precinct. Residences @ Emerald Hill's positioning within this range reflects its contemporary build quality, modern amenities, and full-strata facilities, which command premiums relative to older heritage properties requiring significant maintenance. Recent comparable sales on nearby streets such as Chatsworth Road and Dunlop Street have demonstrated sustained price retention and modest appreciation, providing confidence that acquisitions at this development will preserve capital value in line with historical area performance. Buyers should obtain independent valuations and review transaction records from the past twelve to twenty-four months to confirm precise current per-square-foot benchmarking within their target unit size and floor height.

What is the Additional Buyer's Stamp Duty (ABSD) cost for a Singapore Citizen buying a second property at this development?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at the rate of 20%, assessed on the purchase price. For a unit at Residences @ Emerald Hill valued at S$4.4 million, this ABSD obligation would amount to approximately S$880,000, representing a material cost component that must be incorporated into acquisition budgeting and total investment outlay. This 20% ABSD applies regardless of the buyer's residential occupancy intentions, meaning investors and owner-occupiers alike bear this obligation when acquiring a second property in Singapore. Buyers should consult with conveyancing lawyers early in the purchase process to understand the precise ABSD calculation for their specific unit and to plan funding accordingly, as failure to account for ABSD frequently creates financing complications at settlement stage.

What lease tenure does Residences @ Emerald Hill carry, and what long-term resale implications does this create?

Properties at Residences @ Emerald Hill are situated on land with either 999-year or Freehold tenure, both of which carry negligible lease decay risk and pose no meaningful long-term resale value depreciation attributable to tenure erosion. Leasehold properties in Singapore with 999-year leases function essentially as perpetual holdings, with minimal practical difference in financing, insurability, or buyer appeal compared to Freehold alternatives. This tenure structure stands in stark contrast to 99-year leasehold properties, where lease decay becomes a material consideration after thirty years of ownership; at Residences @ Emerald Hill, purchasers can reasonably expect sustained market value regardless of holding period. The extended tenure framework supports both owner-occupier satisfaction and investor confidence, as future purchasers will face no urgency to refinance or sell due to approaching lease expiration.

How does proximity to Somerset MRT Station influence demand and capital appreciation for units at this development?

Direct, convenient MRT accessibility represents one of the most powerful drivers of property demand and capital appreciation in Singapore's residential market, and Somerset MRT's position on the North-South Line—the island's busiest and most established corridor—amplifies this benefit considerably. The nine-minute walking distance from Residences @ Emerald Hill places the development within the optimal accessibility sweet spot, close enough for daily convenience yet far enough to avoid noise and air quality concerns associated with immediate proximity to busy transport nodes. Properties within 400-600 metres of major MRT stations consistently command substantial premiums over comparable units located further away, with buyer pools including time-conscious professionals, families with school-age children, and empty-nesters prioritising walkable lifestyles. The impending Cross Island Line expansion and Circle Line integration will further reinforce Somerset's connectivity and strategic importance, likely driving sustained demand and supporting long-term capital appreciation for this development.

Which buyer profiles—HNW, upgraders, first-timers, investors—are best suited to Residences @ Emerald Hill?

Residences @ Emerald Hill appeals across multiple buyer segments, though each derives distinct value propositions from the acquisition. High-net-worth individuals seeking trophy addresses and established families upgrading from smaller units find the prestigious Emerald Hill location, contemporary finishes, and generous floor plates particularly compelling, with the ability to absorb ABSD costs and enjoy both lifestyle amenities and capital preservation. Accredited investors with established property portfolios recognise the reliable rental demand, strong tenant demographic, and proven capital retention track record, making rental acquisition an attractive wealth-diversification strategy. Owner-occupier first-time buyers with substantial capital (typically requiring S$1.5 million plus savings plus mortgage approval) can access the development, though the price point restricts the demographic significantly compared to more entry-level developments. Expatriate professionals and business leaders frequently represent a substantial portion of end-users, drawn by the cosmopolitan neighbourhood character, English-language ecosystem, and expatriate-friendly amenities, making the development particularly attractive to agents and investors seeking stable, international tenant pools.

What TDSR and mortgage financing headroom should buyers anticipate at typical price points for this development?

Properties at Residences @ Emerald Hill typically command valuations in the S$4.0-5.0 million range or above, requiring prospective buyer household income levels of approximately S$250,000 to S$400,000 annually to achieve comfortable mortgage serviceability. Most Singapore banks apply Total Debt Service Ratio caps of approximately 55-60%, meaning borrowers can service monthly debt obligations (including the mortgage) not exceeding 55-60% of gross monthly income; at this development's price points, this typically translates to maximum borrowing capacity of S$2.8-3.2 million for well-qualified borrowers with clean credit profiles. Buyers with existing property loans, car financing, or credit card commitments will see reduced available mortgage headroom, as banks aggregate all debt obligations when calculating TDSR. Those targeting a S$4.4 million acquisition should anticipate requiring minimum liquid savings of approximately S$1.3-1.5 million (accounting for 20% ABSD, legal costs, and down payment), plus demonstrable annual household income of no less than S$300,000 to pass serviceability assessments comfortably.

How does Residences @ Emerald Hill compare to competing developments in the Somerset and Orchard precinct?

The Somerset and greater Orchard precinct hosts several competing residential developments, including properties along nearby Chatsworth Road, Cairnhill Road, and Peranakan Place, each offering varying price points, unit sizes, and tenure structures. Residences @ Emerald Hill's primary differentiation lies in its direct positioning on the heritage-protected Emerald Hill Road itself, which carries unparalleled cachet and historical significance compared to developments situated on secondary streets one or two blocks away. Competing developments in the same price tier often feature either older construction with heritage charm but higher maintenance costs, or modern buildings lacking the Emerald Hill address prestige; Residences @ Emerald Hill bridges this gap with contemporary build quality coupled with the street's iconic status. When comparing alternatives, buyers should examine recent transaction histories, tenant turnover rates, and maintenance cost evolution for competing properties, as these metrics reveal true investment performance beyond marketing claims and help establish whether this development's price premium delivers superior long-term value.

Which unit stack, floor level, or orientation provides the best value proposition within this development?

Value optimisation at Residences @ Emerald Hill depends on individual buyer priorities rather than a single 'best' configuration. Mid-to-upper floor units (approximately 10th-20th storeys) typically represent the best value for owner-occupiers, offering superior privacy and views relative to lower levels whilst avoiding the engineering noise and lift machine-room vibrations sometimes associated with very high floors; these levels also command lower price premiums than penthouse tiers, making them attractive for budget-conscious quality-seekers. North-facing units tend to provide cooler, softer natural light throughout the day, reducing air-conditioning costs and creating pleasant interior environments, yet they typically trade at marginal discounts to premium south-facing or east-facing alternatives; smart purchasers recognise this as a value opportunity. For investors prioritising rental yield and tenant appeal, corner units and configurations with balconies or garden spaces prove more readily leasable, commanding premium rents that justify their higher acquisition costs. Buyers should request detailed site plans, examine unit-specific orientation and view prospects, and cross-reference pricing against comparable units on alternative levels to identify personal value sweet spots rather than assuming all premium pricing tiers deliver proportional benefits.

What future supply pipeline exists in the Orchard and Somerset district, and how might this affect long-term values?

The Orchard and Somerset precinct falls within Singapore's designated prime residential area, where most land is already developed or conserved, limiting scope for substantial new supply creation in coming years. The heritage conservation status of Emerald Hill itself provides explicit protection against demolition and redevelopment, meaning Residences @ Emerald Hill will remain one of the few contemporary options on this iconic street for decades. Surrounding areas including Cairnhill, Chatsworth, and adjacent plots host occasional pockets of potential redevelopment, though these typically yield only single projects rather than supply waves; further, any new developments must navigate increasingly stringent urban planning requirements and environmental considerations. This structural supply constraint, combined with Singapore's relentless population and wealth growth, positions Residences @ Emerald Hill favourably relative to districts facing active redevelopment pipelines or greenfield expansion. Buyers should monitor URA Master Plan amendments and tender announcements affecting adjacent parcels, as these occasionally reveal unexpected supply increases, though the conservation framework and land scarcity make transformative supply growth highly unlikely in this specific micro-market.

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