Type

Units

Min Area

Price Range

1 BR

753 sqft

S$1.5M

2 BR

1109 sqft

S$2.6M

Property Highlights

Condo development with 2 units currently available.
Prices currently range from S$1.5M to S$2.6M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$300K on this acquisition.
Located 5 min (400 m) from EW15 Tanjong Pagar MRT Station.

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Altez: A Contemporary Residential Landmark at Tanjong Pagar

Altez stands as a sophisticated residential development positioned at 16 Enggor Street in the heart of Tanjong Pagar, one of Singapore's most sought-after urban precincts. This condominium project capitalises on its exceptional proximity to EW15 Tanjong Pagar MRT Station, situated merely 400 metres—or approximately 5 minutes on foot—from the development's entrance. For those seeking a residence that combines modern living with unparalleled transport accessibility, Altez presents a compelling option within Singapore's competitive property market.

The neighbourhood surrounding Altez embodies the unique character of Tanjong Pagar, a district undergoing continuous transformation whilst maintaining its historical charm and cultural significance. The area is renowned for its eclectic collection of restaurants, bars, and specialty retailers, many housed within restored shophouses that reflect Singapore's colonial heritage. Beyond the immediate neighbourhood, residents enjoy seamless connectivity to Marina Bay's entertainment precincts, the Central Business District's employment hubs, and indeed the entire island via the extensive MRT network. This convergence of heritage, contemporary amenities, and strategic location has established Tanjong Pagar as a magnet for discerning purchasers and investors alike.

Location and Connectivity Advantages

The proximity to Tanjong Pagar MRT Station represents perhaps the most significant operational advantage of residing at Altez. The station sits at the intersection of the East-West Line, offering rapid transit connections northward through the Central Business District, westward towards Jurong and beyond, and eastward to Chang airport via the terminal extension. For professionals working across Singapore's commercial heartland, this connectivity dramatically reduces commute times and enhances quality of life. The walkability between Altez and the station—achievable in under five minutes—encourages residents to embrace public transport as their primary mobility solution, reducing reliance on personal vehicles and associated costs.

Beyond the MRT, the Tanjong Pagar precinct itself has become a destination in its own right. The restoration and revitalisation of heritage shophouses along Duxton Hill, Tanjong Pagar Road, and surrounding lanes have created a vibrant cultural and gastronomic quarter that attracts both locals and visitors. This organic foot traffic and commercial activity enhance the neighbourhood's appeal and contribute to sustained property value appreciation. Residents at Altez benefit from being positioned within this dynamic ecosystem without compromising on residential quietude, as Enggor Street itself maintains a more residential character whilst remaining adjacent to the main commercial thoroughfares.

Development Specifications and Unit Offerings

Altez comprises residential units across a range of configurations, designed to accommodate diverse household compositions and lifestyle preferences. The development's mix typically includes compact two-bedroom layouts alongside larger multi-bedroom options, affording both first-time buyers seeking efficient urban living and upgraders requiring additional space. Unit sizes generally range across the 1,000 to 1,200 square feet spectrum for smaller configurations, though larger variants extend considerably beyond this range. Buyers evaluating Altez will encounter units priced from the mid-millions upwards, with exact pricing contingent upon unit size, floor level, orientation, and specific finishes selected.

The architectural and interior design philosophy at Altez emphasises contemporary aesthetics married to practical functionality. Floor plans prioritise efficient spatial allocation, maximising usable living and sleeping areas whilst minimising wasted circulation space—a hallmark of quality condominium design in Singapore's land-constrained urban environment. Large windows and strategic orientations have been incorporated to optimise natural lighting and ventilation, reducing reliance on artificial lighting during daylight hours and enhancing the overall living experience. Finishes typically reflect current market standards for properties in this price segment, with upgraded specifications available for purchasers seeking bespoke customisation.

Amenities and Facilities

Altez incorporates a comprehensive suite of recreational and wellness facilities designed to enhance resident satisfaction and support active, healthy lifestyles. These commonly encompass swimming pools—often including both lap and leisure configurations—gymnasium facilities equipped with contemporary exercise apparatus, function rooms for private events and gatherings, and landscaped garden spaces offering respite from the urban environment. Many modern developments in this segment also feature co-working spaces, reflecting the post-pandemic shift towards hybrid work arrangements and the demand for flexible working facilities within residential precincts.

The common areas at Altez are curated to foster community cohesion amongst residents whilst providing private spaces for individual relaxation and recreation. Security infrastructure incorporates multi-layer access systems, 24-hour security personnel, and comprehensive CCTV coverage, affording residents peace of mind and protecting their investment. Visitor management systems ensure that access to the development remains controlled and transparent, enhancing security without impeding legitimate guest visits. These amenities collectively represent the standard baseline expectations for modern condominium living in Singapore and contribute significantly to the development's appeal across diverse buyer demographics.

Investment and Financing Considerations

For those evaluating Altez as an investment proposition, the rental yield potential warrants careful analysis. The Tanjong Pagar district, being centrally located and well-served by transport links, commands strong rental demand from both young professionals and expatriate relocations. Properties in this neighbourhood typically achieve rental yields in the region of 3 to 4% per annum when calculated on a gross basis, though actual yields depend on specific unit characteristics, lease terms negotiated, and prevailing market conditions. The development's modern specifications and amenity offerings position it competitively within the rental market, supporting stable occupancy rates and reasonable rental escalation over time.

Purchasers acquiring a second residential property in Singapore should account for the Additional Buyer's Stamp Duty (ABSD), currently levied at 20% for Singapore Citizens acquiring a second residential property. This represents a material cost implication that must be factored into the total acquisition expenses alongside legal fees, survey charges, and agent commissions. For first-time buyers, no ABSD applies, though this advantage should not alone drive purchasing decisions; fundamental location, unit suitability, and long-term investment prospects remain paramount. Property financing for Altez typically attracts competitive mortgage rates, though the Debt-to-Service Ratio (TDSR) framework caps mortgage servicing obligations at 55% of gross monthly household income, potentially constraining borrowing capacity for some purchasers.

Market Positioning and Comparable Developments

Within the Tanjong Pagar micro-market, Altez competes against several established residential developments and conversion projects in neighbouring properties. Recent transactional evidence suggests that well-located properties in this precinct have commanded prevailing price-per-square-foot levels ranging from approximately S$4,500 to S$6,500, depending on unit age, condition, and specific locational attributes. Altez's positioning within this range reflects its contemporary specifications, MRT proximity, and neighbourhood amenities. Prospective buyers should evaluate comparable properties on Tanjong Pagar Road, in the adjacent Duxton Hill area, and across the broader Outram Planning Area to contextualise pricing and identify optimal value opportunities.

The competitive landscape in Tanjong Pagar has intensified in recent years as developers have recognised the district's enduring appeal to urban professionals and investors. This supply augmentation has enhanced neighbourhood amenities and commercial vibrancy, ultimately benefiting all residents regardless of which specific development they inhabit. However, it also necessitates that individual properties differentiate themselves through superior design, thoughtful amenity curation, or exceptional locational advantages. Altez's positioning directly adjacent to established dining and cultural precincts, combined with its proximity to Tanjong Pagar MRT, provides meaningful differentiation within the competitive landscape.

Long-Term Demand Drivers and Capital Appreciation

The sustained appeal of Tanjong Pagar as a residential destination stems from multiple converging demand drivers unlikely to diminish in the medium to long term. The district's cultural cachet, underpinned by decades of heritage preservation efforts and curated urban regeneration, distinguishes it from purely commercial precincts and residential estates. The agglomeration of quality dining, beverage, and retail establishments has attracted a sophisticated demographic that values walkability and neighbourhood character—qualities that command sustained price premiums in Singapore's property market. Furthermore, ongoing urban renewal initiatives and conservation efforts suggest that policy support for this district will persist, potentially generating further capital appreciation over extended holding periods.

Capital appreciation prospects at Altez are substantially supported by the scarcity of remaining development land in the Tanjong Pagar and Outram areas. As urbanisation intensifies and Singapore's population demographic evolves, the supply of new residential units in prime central locations will necessarily constrain, supporting pricing power for existing developments. The MRT connectivity advantage becomes increasingly valuable as congestion on Singapore's road networks intensifies and commuting times expand for residents located in peripheral estates. These macro factors suggest that acquisitions at Altez position purchasers favourably for capital value appreciation over holding periods extending beyond five years.

Suitability for Different Buyer Profiles

Altez appeals to a broad spectrum of purchaser profiles, each deriving distinct value propositions from the development's characteristics. First-time home buyers seeking an efficient urban residence with excellent transport connectivity find Altez particularly compelling, as the entry price points for smaller units remain accessible relative to comparable properties in the CBD fringe. The modern specifications and comprehensive amenities reduce ongoing maintenance obligations and capital expenditure requirements that older properties often necessitate. Upgraders relocating from larger suburban estates often discover that Altez's unit mix accommodates downsizing without sacrificing essential lifestyle requirements, particularly for households that have concluded their primary child-rearing phase. For investors targeting rental yields and capital appreciation, the combination of strong tenant demand, appreciating locality, and contemporary appeal creates a compelling investment thesis.

High-net-worth purchasers evaluating Altez typically do so as one holding within a broader property portfolio, valuing the strategic location and development quality as a portfolio diversification mechanism. The proximity to the Central Business District appeals to executives and professionals requiring convenient commutes to workplace hubs. Empty nesters seeking to downsize from larger family homes often find Altez's configuration of smaller, well-appointed units particularly suitable, allowing them to release accumulated equity whilst transitioning to lower-maintenance residential arrangements. This diversity of potential buyer profiles translates to more resilient and stable demand characteristics, reducing exposure to any single demographic cohort's cyclical demand variations.

Frequently Asked Questions

What rental yield can investors realistically expect from a property purchase at Altez?

Properties at Altez, positioned within the desirable Tanjong Pagar precinct, typically achieve gross rental yields in the region of 3 to 4% per annum when tenanted to quality occupants. The precise yield realised depends on multiple variables including the specific unit size and configuration, the lease terms negotiated with tenants, prevailing market rental rates at the time of leasing, and the annual rental appreciation trajectory in this micro-market. The development's contemporary specifications, proximity to the Tanjong Pagar MRT station, and location within Singapore's most vibrant cultural and dining quarter establish strong structural demand from both professional tenants and expatriate relocations. Investors who acquire at current market rates and hold for periods exceeding five years typically benefit from both rental yield accumulation and underlying capital appreciation as the scarcity of development land in this precinct supports long-term price escalation.

How does the price per square foot at Altez compare to recent transactions in Tanjong Pagar?

Recent transactional evidence across the Tanjong Pagar micro-market suggests prevailing price-per-square-foot levels ranging from approximately S$4,500 to S$6,500, depending on unit vintage, condition, orientation, and specific locational attributes within the precinct. Altez, comprising modern specifications and amenities alongside exceptional MRT accessibility, typically trades at the upper quartile of this range, reflecting its contemporary development status and the premium command by units in buildings completed within the past decade. The variance within this range reflects micro-locational factors; properties situated directly along Tanjong Pagar Road's main commercial thoroughfare typically command modest premiums relative to those on quieter secondary streets like Enggor Street, though the latter benefit from more residential character. Prospective purchasers should commission comparable market analysis from independent valuation professionals to ensure that acquisition pricing aligns with recent transactional evidence and reflects appropriate value relative to competing developments across the Outram Planning Area.

What is the Additional Buyer's Stamp Duty implication if I'm purchasing a second residential property at Altez?

Singapore Citizens acquiring a second residential property are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, calculated on the purchase price of the property. For a property at Altez priced at approximately S$2.5 million, this translates to an ABSD obligation of approximately S$500,000, representing a material cost component within the total acquisition expenditure. This duty applies in addition to standard Buyer's Stamp Duty, legal fees, valuation charges, and agent commissions, collectively totalling approximately 5 to 7% of the purchase price. Prospective second-property purchasers should carefully model the financing implications of this substantial outlay, as it directly impacts the equity position and loan-to-value calculations that banks utilise when assessing mortgage applications. Some purchasers strategically time acquisitions to coincide with the disposal of existing properties, thereby resetting their residential property count for ABSD purposes; however, this planning consideration extends beyond the property itself and warrants engagement with tax and financial planning professionals.

What are the lease tenure implications and resale value risks for leasehold properties at Altez?

The lease tenure at Altez—whether 99-year leasehold or freehold—represents a fundamental consideration that impacts both the mortgage eligibility and long-term capital appreciation prospects of the asset. Properties with 99-year leasehold tenures present a gradually declining lease period as calendar time progresses; whilst 99-year leases remain acceptable to most mortgage lenders, the declining tenure beyond approximately 80 years commencing date begins to constrain refinancing options and resale value. Purchasers evaluating Altez should confirm the precise lease commencement date, as a property with a 99-year lease commencing in 2015 presents substantially different value trajectories relative to an identical property with a 99-year lease commencing in 2010. In the Singapore context, properties with leasehold tenures below approximately 80 years typically experience accelerated capital depreciation, as potential mortgagee purchasers face lender constraints. Freehold status eliminates this depreciation risk entirely, justifying premium pricing relative to comparable leasehold properties. Prospective purchasers should obtain definitive title documentation confirming the precise tenure before committing capital.

How does proximity to Tanjong Pagar MRT station influence demand and capital appreciation at Altez?

The 400-metre distance to EW15 Tanjong Pagar MRT Station represents one of the most significant value-accretive characteristics of Altez's locational positioning. Properties situated within 5 minutes walking distance of major MRT stations consistently command price premiums of 15 to 25% relative to comparable properties located 15 to 20 minutes from public transport nodes, reflecting the substantial time savings and lifestyle convenience afforded to residents. The East-West Line's routing through Singapore's commercial and residential heartland means that Tanjong Pagar MRT provides efficient access to employment hubs in the CBD, Marina Bay, and the CBD extension zones where significant employment concentration persists. As Singapore's road infrastructure experiences congestion intensification and private vehicle ownership becomes increasingly constrained, the value proposition of MRT-proximate residences strengthens materially. Historical capital appreciation data suggests that developments within this proximity band to major transport nodes outperform peripheral properties during market cycles, and this advantage appears structurally durable across extended holding periods.

Is Altez suitable for first-time home buyers, and what financing headroom exists at current pricing?

Altez presents a compelling acquisition opportunity for first-time home buyers, particularly those prioritising location, modern amenities, and transport convenience over maximum square footage. The development's unit mix typically includes appropriately-sized two-bedroom configurations that provide efficient residential accommodation for small households or young professionals without the maintenance obligations or capital outlay requirements of larger family homes. First-time buyers benefit from complete exemption from Additional Buyer's Stamp Duty, eliminating the 20% duty obligation that burdens second-property purchasers and reducing total acquisition costs substantially. At prevailing interest rates and typical price points for Altez units, purchasers with household incomes exceeding S$120,000 per annum typically achieve debt-to-service ratio compliance within the 55% ceiling established by financial regulators, retaining adequate financing headroom for mortgage servicing. However, individual circumstances vary substantially; prospective first-time buyers should engage mortgage brokers or banking professionals to model specific lending scenarios based on personal income, dependents, and existing liabilities before committing to acquisition timelines.

What competing developments should I evaluate when comparing Altez to other Tanjong Pagar properties?

The Tanjong Pagar and adjacent Outram precinct encompass multiple residential developments that serve as legitimate comparables when evaluating Altez's relative positioning. Established developments on Tanjong Pagar Road itself offer heritage cachet and prime street frontage, though often at age-related structural compromises and maintenance cost implications that newer developments avoid. Conservation properties converted to residential use in the Duxton Hill area provide aesthetic charm and cultural immersion but frequently compromise on contemporary amenities and may present dated mechanical and electrical systems. Large-scale condominium developments constructed in the past decade across the Outram precinct offer specifications and amenities comparable to Altez but typically command location premiums reflecting mid-block positioning or reduced public transport accessibility. Pragmatic purchasers evaluate competing developments across multiple dimensions—unit size, amenity curation, service charge levels, management quality, accumulated reserve fund policies, and neighbourhood character—rather than basing decisions solely on transactional price comparisons. Engaging independent valuation professionals or engaging experienced property advisors to conduct comparative analysis across this competitive set substantially enhances decision-making quality.

Which unit stack or floor levels at Altez offer the most attractive value propositions?

Within multi-storey condominium developments, systematic price premiums accrue to higher floor levels, reflecting preferences for enhanced views, reduced noise exposure, and improved natural ventilation. However, the value premium commanded by progressively higher floors typically decays on a non-linear basis, such that mid-range levels (approximately floors 10 to 20) often provide optimal value propositions by capturing meaningful view improvements and noise reduction benefits whilst avoiding the pronounced premiums that attach to penthouse and near-apex levels. Lower floor levels (approximately floors 2 to 5) occasionally present compelling value opportunities for purchasers prioritising capital efficiency over aesthetic preferences, though these units experience greater foot traffic noise and reduced privacy from pedestrian activity at street level. The specific architectural configuration of Altez—including the positioning of amenity facilities, orientation of common gardens, and external architectural features—may create discrete micro-preferences that favour specific floor ranges; prospective purchasers should visit the development across multiple times of day to assess light quality, ambient noise levels, and viewscape characteristics before finalising floor-level preferences. Investor purchasers particularly benefit from targeting mid-range levels, as these units appeal to the broadest tenant demographics and typically achieve faster leasing with minimal vacancy periods.

What future supply pipeline developments are planned for the Tanjong Pagar and Outram districts?

The Tanjong Pagar and Outram precincts form part of Singapore's Central Region strategic planning framework, which emphasises gradual, carefully curated intensification rather than large-scale wholesale redevelopment. The Singapore Urban Redevelopment Authority's land use planning guidelines for this district reflect preservation of heritage streetscapes, particularly along Duxton Hill and the conservation areas surrounding Tanjong Pagar Road, which constrains wholesale replacement development. However, selective intensification of under-utilised sites, particularly larger consolidated land parcels, remains consistent with planning intent, and several such sites have been identified for future residential development. The constrained supply pipeline in this micro-market actually strengthens the capital appreciation case for existing properties like Altez; as new supply gradually emerges, buyer demand remains concentrated on fewer total units, supporting price escalation. Prospective long-term purchasers should recognise that future supply augmentation, whilst creating marginal additional competition, simultaneously enhances neighbourhood amenities and commercial vibrancy, generating positive spillover effects that typically support existing property valuations. The scarcity of remaining development land in prime central locations ensures that supply constraints will persist well beyond typical 7-10 year holding periods.

How does TDSR (Debt-to-Service Ratio) impact my borrowing capacity for an Altez purchase at typical price points?

The Debt-to-Service Ratio framework, established by the Monetary Authority of Singapore, caps mortgage and other debt servicing obligations at 55% of gross monthly household income for residential property borrowers. For a property at Altez priced at approximately S$2.5 million, typical mortgages might extend to approximately S$1.875 million (assuming 75% loan-to-value ratios), requiring monthly mortgage servicing of approximately S$9,500 at current interest rates around 4.5% per annum over 25-year terms. This mortgage servicing obligation implies that qualifying purchasers require household incomes of at least S$172,000 per annum to achieve TDSR compliance, assuming no other material debt obligations. However, existing liabilities—vehicle loans, personal credit facilities, credit card balances, or outstanding education loans—reduce available borrowing capacity by absorbing portions of the 55% TDSR ceiling. Prospective purchasers should model multiple scenarios with mortgage brokers or banks, testing outcomes under stress scenarios including interest rate rises of 1 to 2% per annum, which would materially constrain available borrowing headroom. Additionally, purchasers should confirm that savings and equity contributions meet minimum lending requirements, typically stipulating that down-payment funds originate from personal savings rather than borrowed sources, to ensure regulatory compliance and mortgage approval certainty.

[For Sale] Altez — From S$1.5M