Type

Units

Min Area

Price Range

1 BR

527 sqft

S$1.2M – S$1.5M

2 BR

1109 sqft

S$2.5M – S$2.8M

3 BR

1507 sqft

S$3.5M

Property Highlights

Condo development with 8 units currently available.
Prices currently range from S$1.2M to S$3.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$230K on this acquisition.
Located 6 min (470 m) from EW15 Tanjong Pagar MRT Station.

Price Trends & Rental Yield

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Altez: Urban Living in Tanjong Pagar's Most Vibrant Precinct

Altez stands as a landmark residential development in one of Singapore's most energetic and culturally diverse neighbourhoods. Positioned on Enggor Street, this freehold condominium places residents at the heart of Tanjong Pagar, a district renowned for its seamless blend of heritage, hospitality, and contemporary urban lifestyle. The development captures the essence of downtown living without sacrificing the peace and security that discerning homeowners demand.

Location and Connectivity

Sitting just 470 metres from Tanjong Pagar MRT Station (EW15), Altez offers exceptional accessibility to Singapore's transport spine. This proximity translates into a six-minute walk to the station, enabling residents to reach Marina Bay, Raffles Place, and the airport corridor with minimal friction. The development's strategic positioning means commuting to the CBD or other key business districts is both quick and straightforward, a significant advantage for professionals and executives who value their time.

Beyond public transport, Altez benefits from immediate adjacency to Icon, one of the area's premier shopping destinations, and lies within walking distance of 100am mall. Tanjong Pagar Road itself has evolved into a celebrated dining and lifestyle hub, featuring an eclectic array of cafés, restaurants, wine bars, and contemporary retail spaces. Residents enjoy world-class culinary experiences and entertainment options literally on their doorstep, whilst Chinatown's historic and cultural attractions remain an easy stroll away, adding layers of character and authenticity to daily life.

Design and Architecture

The units at Altez reflect a thoughtful approach to contemporary condominium living. Residences feature high ceilings and expansive floor-to-ceiling windows that flood interiors with natural light and establish visual continuity between living spaces and the surrounding cityscape. This architectural generosity creates an airy, sophisticated ambience that elevates the everyday experience of home.

The specification palette emphasises quality and longevity. Kitchens are appointed with premium fittings from Kuppersbusch, a name synonymous with German engineering excellence and reliability. The combination of thoughtful spatial planning, generous proportions, and premium finishes means Altez units appeal equally to owner-occupiers seeking personal enjoyment and investors targeting sustained capital growth and rental appeal.

Facilities and Amenities

Altez delivers a comprehensive suite of resort-style facilities that define modern condominium living in Singapore. A swimming pool forms the centrepiece of the recreational offering, providing residents with a tranquil aquatic retreat in the heart of the city. Complementing the pool are a tennis court and a basketball half-court, catering to active residents who value fitness and wellness as part of their lifestyle. These amenities are particularly valuable in a dense urban setting, where access to recreational space is often constrained.

The presence of such facilities enhances both quality of life and investment appeal. Potential tenants—whether expatriates, young professionals, or upgraders—increasingly expect modern condominiums to offer more than shelter; they seek a lifestyle ecosystem. Altez's amenity package sits comfortably within the expectations of today's discerning residential market and provides tangible value that translates into competitive rental rates and sustained occupancy.

Freehold Tenure and Long-Term Value

A defining feature of Altez is its freehold status, a rarity and considerable advantage in Singapore's property landscape. Freehold ownership eliminates lease decay concerns that plague 99-year and 999-year leasehold properties, ensuring that capital value remains robust across multiple generations of ownership. This structural advantage is particularly significant for investors with a multi-decade horizon and for families seeking a property legacy untethered from declining lease tenure.

From a financing perspective, freehold tenure often attracts competitive loan-to-value ratios from Singapore's major banks, making acquisition more accessible and improving debt serviceability for owner-occupiers. The psychological and practical benefits of indefinite ownership—combined with the district's ongoing urban renewal and commercial dynamism—position Altez favourably for long-term capital appreciation.

Investment Potential and Rental Market Dynamics

Tanjong Pagar has emerged as one of Singapore's most attractive rental precincts, attracting expat professionals, corporate relocations, and affluent upgraders. The neighbourhood's proximity to the CBD, concentration of F&B and leisure facilities, and cultural richness create sustained demand for quality residential accommodation. Altez, positioned at the premium end of the market and offering generous specifications, is well-positioned to capture this demand.

Units available for immediate rental carry inherent advantages: they bypass the void period that new developments often experience, generating immediate income and proof-of-concept for subsequent investors. The freehold structure and proximity to MRT—both critical factors in tenant decision-making—support competitive rental yields across the development's range of unit types. Investors purchasing into Altez can reasonably expect strong tenant quality, manageable turnover, and resilient occupancy rates relative to many competing developments in adjacent precincts.

Market Positioning and Buyer Profiles

Altez appeals to a diverse buyer spectrum. High-net-worth owner-occupiers seeking a refined urban address benefit from the development's premium finish, freehold status, and unparalleled convenience. Young professionals and upgraders appreciate the location's lifestyle credentials and transport efficiency. Investors are drawn by the combination of rental demand, freehold tenure, and the district's continued commercial and residential evolution.

First-time buyers, whilst occasionally present in the market, typically gravitate toward less capital-intensive developments elsewhere in Singapore; Altez's price point and positioning render it aspirational rather than entry-level. Conversely, the development offers substantial appeal to those trading up from HDB homes or smaller private properties, where the jump to freehold city-centre living represents a meaningful lifestyle and investment upgrade.

The Tanjong Pagar District: Evolution and Future Trajectory

Tanjong Pagar has undergone remarkable transformation over the past decade, evolving from a somewhat overlooked precinct into one of Singapore's most dynamic and sought-after neighbourhoods. This trajectory reflects broader urban planning priorities, successful heritage conservation, and the district's natural appeal as a bridging neighbourhood between the CBD and the southern waterfront. Ongoing commercial and residential investment, coupled with the success of Icon and other mixed-use developments, suggests that demand and values will remain resilient.

The broader South Core planning initiative continues to shape the district's commercial and cultural fabric. Residents at Altez benefit from this ongoing evolution: new restaurants and bars continue to open, public spaces are upgraded, and the district attracts both corporate tenants and leisure visitors. This dynamism tends to underpin both occupancy rates for rental properties and long-term capital appreciation for owner-occupied residences.

Conclusion

Altez represents a compelling proposition for buyers and investors seeking high-quality residential real estate in one of Singapore's most vibrant and well-connected neighbourhoods. The combination of freehold tenure, premium specification, comprehensive facilities, and unparalleled location—anchored by proximity to Tanjong Pagar MRT and an array of world-class dining and leisure experiences—positions the development strongly within its market segment. Whether viewed as a personal urban sanctuary or a sound long-term investment, Altez delivers tangible value and lifestyle appeal that resonate with Singapore's most discerning residential market.

Frequently Asked Questions

What rental yield can investors realistically expect from Altez units?

Tanjong Pagar has established itself as one of Singapore's most resilient rental precincts, with sustained demand from expat professionals and corporate relocations. Based on comparable recent transactions in the district, gross rental yields on freehold properties of Altez's calibre typically range from 2.5% to 3.5% per annum, depending on floor level, unit configuration, and specific positioning within the development. Units offered ready-for-rental bypass the void period that new launches often encounter, supporting quicker achievement of these yields. The freehold status and prime MRT proximity enhance tenant quality and occupancy stability, meaning investors can anticipate lower turnover and more predictable income streams than leasehold alternatives in secondary precincts.

How does Altez's price per square foot compare to recent sales in Tanjong Pagar?

Recent freehold condominium transactions in Tanjong Pagar have typically tracked between S$8,500 and S$11,000 per square foot, depending on unit age, specification level, and exact location within the precinct. Altez's pricing sits comfortably within this range, offering competitive value for a newly launched freehold development with premium finishes and comprehensive facilities. The development's MRT proximity and iconic positioning tend to command a modest premium relative to leasehold alternatives in the same district, a differential that proves justified by the elimination of lease decay risk and the district's ongoing commercial dynamism. Investors comparing Altez to recent comparable sales will find the pricing rational and supportive of long-term capital appreciation.

What are the Additional Buyer's Stamp Duty implications for second-property purchasers at Altez?

Singapore Citizens purchasing Altez as a second residential property will incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, in addition to the standard buyer's stamp duty of 4%. For a property purchased at S$2.77 million, this translates to approximately S$554,000 in ABSD liability. Foreign buyers and entities face even higher ABSD rates, making owner-occupied acquisition less economically viable for non-citizens, though investment purchase remains an option for those with the capital. Many investors factor ABSD into their acquisition decision, focusing on longer holding periods (seven to ten years or beyond) to achieve sufficient capital appreciation that offsets the substantial upfront ABSD cost. First-time buyers purchasing their primary residence benefit from ABSD exemption, making Altez a more accessible option for those buying into freehold city-centre living for personal occupation.

Is there any lease decay risk at Altez, and how might this affect resale value?

Altez carries freehold tenure, eliminating lease decay risk entirely—a structural advantage that distinguishes it from the vast majority of Singapore's condominium market. Freehold properties are not subject to the gradual diminution of value that accompanies declining lease tenure; a 50-year-old freehold retains its fundamental economic characteristics, whereas a 50-year-old leasehold with 49 years remaining on the lease becomes materially less attractive to financiers, tenants, and end-buyers. This permanence of tenure supports sustained capital value and resale velocity, particularly important as properties age and approach critical lease thresholds. Investors and owner-occupiers at Altez can therefore plan with greater certainty, knowing that long-term hold values are protected from the temporal depreciation that erodes leasehold value.

How does Tanjong Pagar MRT Station proximity affect property demand and capital appreciation?

MRT proximity is one of the most material determinants of residential property value and resilience in Singapore. Altez's positioning 470 metres from Tanjong Pagar Station (EW15) places it within the highly desirable sub-five-minute walk threshold, a criterion that significantly expands the addressable tenant pool and supports premium pricing relative to properties requiring ten-minute or longer walks. The East-West Line's integration with Singapore's broader transport spine—connecting to Raffles Place, Marina Bay, and onward to the airport and western corridor—means Altez residents and tenants enjoy uncompromised commuting efficiency. Historically, properties within walking distance of MRT stations have demonstrated superior capital appreciation, faster resale cycles, and more resilient rental demand across economic cycles. This transport advantage is not merely operational; it is a financial advantage that compounds over time, making Altez's MRT positioning a material contributor to long-term value retention and growth.

Which buyer profiles are best suited to Altez, and why?

Altez appeals across several distinct buyer profiles. High-net-worth owner-occupiers seeking a refined city-centre address gravitate toward the development for its premium specification, freehold tenure, and unparalleled lifestyle amenities; these buyers typically prioritise personal enjoyment and intergenerational wealth preservation. Upgraders transitioning from HDB or smaller private residences find Altez attractive as a meaningful step up to freehold city living, offering both tangible lifestyle improvement and investment upside. Corporate expatriates and regional professionals occupy a significant share of Tanjong Pagar's rental market, and Altez's premium finish and location appeal strongly to this demographic. Investors with a medium to long-term horizon (7–15 years) benefit from freehold appreciation potential and reliable rental demand. First-time buyer suitability is limited by price point and the absence of ABSD exemption for second property purchase, though affluent first-timers can certainly acquire Altez for primary residence with meaningful tax relief.

What TDSR and financing implications should buyers understand at Altez's price points?

Altez properties typically command purchase prices from S$2.77 million and upward, placing them well within the portfolio of Singapore's major banking institutions. Most banks offer competitive loan-to-value (LTV) ratios of 75–80% for freehold condominiums with strong location credentials, meaning a buyer can expect to finance approximately S$2.1–2.2 million of a S$2.77 million purchase. With Total Debt Servicing Ratio (TDSR) capped at 60%, a buyer servicing this quantum of debt would require monthly household income of approximately S$30,000–32,000 to remain within regulatory bounds. For owner-occupiers with above-median household incomes—executives, professionals, and business owners—this financing threshold is readily achievable, particularly given the low prevailing interest rate environment. Investors often secure financing on investment rather than owner-occupy terms, which may carry slightly different LTV and TDSR parameters but similarly facilitate acquisition at Altez's price points. Buyers are advised to engage directly with lenders early in the purchase process to confirm availability of financing at optimal terms.

How does Altez compare to competing freehold developments in nearby precincts?

The freehold condominium market in and around Tanjong Pagar is relatively limited, making direct comparisons challenging. Nearby competition includes developments in Outram, Pearl's Hill, and the fringes of Chinatown, many of which carry leasehold tenure and are therefore structurally disadvantaged versus Altez's freehold status. Within the immediate Tanjong Pagar precinct, few developments match Altez's combination of freehold ownership, premium specification, and MRT adjacency. This relative scarcity translates into less downward pricing pressure and stronger value retention for Altez purchasers. Competing leasehold condominiums in Tanjong Pagar may offer comparable layouts and facilities but carry the mathematical disadvantage of declining lease tenure over time, a factor that sophisticated buyers increasingly factor into their purchasing calculus. Altez's positioning as perhaps the only substantial freehold offering in the precinct itself—combined with its premium finish and resort-style amenities—affords it a defensible competitive moat within its market segment.

Which unit stacks or floor levels at Altez offer the best value for different buyers?

Lower and mid-level units (floors 3–8) typically offer superior value for investors, as they command marginally lower purchase prices whilst delivering comparable rental yields to higher floors; this pricing efficiency allows investors to deploy capital more effectively across a portfolio. Higher floor units (levels 12 and above) command premiums justified by enhanced views, superior natural light, and reduced noise from street-level activity; these appeal particularly to owner-occupiers and affluent tenants willing to pay for amenity quality. Corner and end-stack units generally command premiums due to enhanced natural light and reduced noise from neighbouring units, though the premium is often modest (2–4%) relative to internal stack units. Ground and first-floor units, whilst offering direct access and potential garden space, may appeal less to renters in a dense urban setting, potentially warranting a purchase discount relative to mid-range floors. Investors should weigh discount against longer-term tenant appeal, whereas owner-occupiers can safely prioritise personal preference without sacrificing long-term capital retention.

What is the future supply pipeline in Tanjong Pagar and adjacent precincts, and how might this affect Altez values?

Tanjong Pagar's future residential supply pipeline is modest relative to growth precincts like Jurong East or Kallang, reflecting the maturity and density of the neighbourhood. Ongoing commercial and mixed-use development—particularly around the South Core precinct and Icon's periphery—continues to attract foreign and local capital, but specifically targeted residential land is limited. The URA's long-term planning framework reflects a measured approach to residential intensification in established central precincts, prioritising heritage conservation and mixed-use integration over wholesale residential redevelopment. This constrained supply outlook is fundamentally favourable for Altez, as it limits new competitive supply and supports relative price stability and rental demand resilience. Investors need not fear large-scale new launches in Tanjong Pagar eroding values; conversely, future scarcity tends to underpin long-term appreciation. Buyers considering Altez can therefore purchase with confidence that future market dynamics are more likely to support value retention and growth than trigger downward pressure from oversupply.

Altez — From S$1.2M