Type

Units

Min Area

Price Range

2 BR

1313 sqft

S$2.4M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$470K on this acquisition.

Price Trends & Rental Yield

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The Interlace: A Defining Residential Address in District 4

The Interlace stands as one of Singapore's most recognisable residential developments, celebrated for its distinctive architectural design and lush landscaping. Situated at 190 Depot Road in District 4, this condominium has established itself as a flagship address for discerning buyers and investors seeking a harmonious blend of urban convenience and resort-style living. The development's reputation extends across the expatriate community and international workforce, who value its proximity to premium educational institutions and major employment hubs across the island.

Current units available at The Interlace start from S$2,350,000, with layouts ranging across multiple bedroom configurations housed within a thoughtfully master-planned precinct. Each residence has been conceived to maximise natural light, ventilation, and views across the surrounding greenery, whilst the broader development footprint ensures privacy and tranquility despite its strategic location.

Distinctive Design and Residential Appeal

The Interlace's architectural identity is immediately apparent to any visitor. The development eschews conventional tower forms in favour of a sophisticated, interconnected design philosophy that prioritises pedestrian flows, communal spaces, and visual continuity with the natural landscape. Residences throughout the project benefit from carefully considered orientations that minimise afternoon solar gain and maximise cross-ventilation, resulting in homes that feel bright, airy, and naturally comfortable across seasons.

Unit layouts are characterised by generous proportions and thoughtful spatial planning. Rectangular configurations allow residents to arrange living spaces flexibly, whilst enclosed kitchens maintain separation from living areas without sacrificing openness. Balconies are generously sized, often providing panoramic vistas across the development's extensive grounds and beyond towards unblocked greenery, making outdoor spaces genuine extensions of the home rather than afterthoughts.

World-Class Facilities and Amenities

The Interlace offers amenities that set it apart from typical residential developments. Multiple swimming pools cater to various preferences and age groups, whilst three dedicated tennis courts plus an additional multi-purpose court serve residents with active lifestyles. The gymnasium is comprehensively equipped, and the clubhouse facilities accommodate both intimate gatherings and larger social functions. A courtesy shuttle service to HarbourFront and VivoCity enhances resident convenience, particularly for those commuting to the CBD or leisure destinations.

These facilities are instrumental in The Interlace's strong appeal to expatriate tenants and families, who are often willing to pay premium rents for developments offering comprehensive recreational infrastructure and community spaces. The quality and breadth of amenities directly underpin rental achievability and capital value retention in this segment.

Strategic Location and Connectivity

The Interlace's positioning at 190 Depot Road places it within immediate reach of several of Singapore's most prestigious international schools, including ISS International School and SP Jain School, both within a five-minute walk, and North London Collegiate School Singapore, a short drive distant. This educational proximity is a significant draw for families and directly correlates with rental demand from expatriate households prioritising school accessibility.

Transport connectivity is robust. The development sits a short distance from both Labrador Park MRT and HarbourFront MRT stations, providing ready access to the Circle Line and major arterial routes. Bus stops are within two to three minutes' walk, and the proximity to major expressways—the AYE and CTE—facilitates efficient travel to the CBD, Orchard, Sentosa, and beyond. This multi-modal connectivity reduces resident commute times and enhances the development's appeal to professionals working across the island.

The Southern Ridges trail network and HortPark recreational areas are similarly proximate, offering weekend leisure opportunities within walking distance. The National University of Singapore (NUS) and National University Hospital (NUH) are also nearby, serving residents pursuing tertiary education or requiring specialist healthcare access.

Location Advantages and Future Appreciation Drivers

District 4 has long been recognised as one of Singapore's most desirable residential districts, and The Interlace occupies a particularly strategic position within this premium precinct. The development's unique architectural identity and comprehensive amenities have made it a landmark reference point in Singapore's residential market.

A significant long-term value driver is the Government's announced Great Southern Waterfront initiative, which will substantially reshape the southern coastal region. This master-plan encompasses mixed-use development, enhanced public spaces, and improved connectivity, with investments expected to materially improve amenity values and property appreciation potential across neighbouring areas. The Interlace's existing proximity to these waterfront enhancements positions current residents advantageously for capital appreciation over the medium to long term.

The area's established track record of stable and appreciating property values, combined with consistent rental demand from the expatriate segment and professional families, makes The Interlace attractive to both owner-occupiers and investors.

Neighbourhood Character and Lifestyle

Residents of The Interlace enjoy a rare combination of serene, landscaped surroundings and immediate proximity to urban amenities. Multiple supermarkets and grocery stores are positioned within one kilometre, whilst VivoCity, Alexandra Central, and Anchorpoint shopping centres are minutes away. This balance—tranquility married with urban convenience—is a key differentiator for the development and a principal reason for its sustained appeal across multiple buyer and tenant profiles.

The surrounding neighbourhood, anchored by established residential communities and progressive commercial precincts, benefits from consistent infrastructure investment and planning frameworks that preserve amenity values. This stability is reflected in property price resilience and rental consistency, both important considerations for investors evaluating medium-to-long-term returns.

Investment Potential and Rental Market Strength

The Interlace has demonstrated sustained rental demand, driven by its reputation, facilities, and location profile. The development attracts premium rents from expatriate tenants, corporate housing programmes, and international families, resulting in stronger gross yields compared to many competing developments in adjacent districts. Occupancy rates remain consistently high, and tenant turnover is orderly, reflecting the development's desirability across multiple demographic cohorts.

For investors, this rental strength translates to reliable income generation, though financing costs and stamp duty obligations must be factored into yield calculations. Second-property purchases by Singapore Citizens attract Additional Buyer's Stamp Duty at the current rate of 20%, which materially impacts entry costs and required minimum holding periods to achieve target returns.

The Interlace's positioning as a flagship development, coupled with its strong rental track record and location fundamentals, makes it a considered choice within the luxury residential investment segment, particularly for those seeking steady income generation alongside capital appreciation potential.

Frequently Asked Questions

What rental yield might an investor expect from a purchase at The Interlace?

Gross rental yields at The Interlace typically range from 3.0% to 3.8% per annum for two-bedroom units, based on current achievable monthly rents of approximately S$4,500 to S$5,500 from the expatriate tenant segment. Net yields, after accounting for property tax, maintenance fees, insurance, and management costs (typically 25–30% of gross rent), generally fall within the 2.2% to 2.8% range. However, second-property investors must factor in Additional Buyer's Stamp Duty at 20%, which materially extends the breakeven period and lowers net-net returns in the early holding years. The strong rental demand from international schools families, corporate assignees, and multinational professionals positions The Interlace favourably within the rental market, sustaining premium achievable rents relative to newer competing developments.

How does The Interlace's price per square foot compare to recent transactions in District 4?

The Interlace trades at approximately S$1,790 to S$1,920 per square foot across current market listings, positioning it at a modest premium to average District 4 comparable transactions for freehold or long-leasehold apartments of comparable vintage and amenity calibre. This premium reflects the development's iconic architectural status, world-class facilities, and sustained demand from expatriates and professional households. Recent arm's-length transactions in the immediate vicinity (within 500 metres) have yielded comparable psf values in the S$1,750 to S$1,880 range, suggesting The Interlace maintains fair value relative to competing developments and new supply in the southern precinct. Market momentum in this micromarket remains steady rather than volatile, underpinning value stability and transparent price discovery.

What are the ABSD implications for a Singapore Citizen purchasing a second residential property at The Interlace?

A Singapore Citizen purchasing a second residential property at The Interlace will be liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a S$2,350,000 purchase, this equates to ABSD of S$470,000, materially increasing total acquisition costs alongside the standard Buyer's Stamp Duty and legal fees. This 20% ABSD obligation significantly impacts investment returns and cash-on-cash yield calculations, particularly in the early holding years when the accumulated duty cost must be recovered through rental income or future capital appreciation. Investors should model their required minimum holding period—typically 5–7 years—to achieve competitive net returns after accounting for this substantial entry cost. First-time property buyers are exempt from ABSD, making The Interlace an accessible entry point for owner-occupiers, though investors and upgraders must carefully integrate the ABSD liability into financial feasibility assessments.

If The Interlace is held on a long leasehold tenure, what is the lease decay risk and how does it affect future resale value?

The Interlace's tenure status is critically important to long-term value preservation. Should units be held on long leasehold (typically 99 years), lease decay becomes a material consideration, particularly if the lease was granted in the late 1990s or early 2000s. Conventional wisdom suggests that properties with less than 80 years remaining on the lease face increasing financing difficulty, as banks restrict mortgage availability and tenure discounts become more pronounced. A property with 60–70 years remaining, whilst still serviceable, may trade at a 10–15% discount to equivalent freehold stock. However, contemporary market practice shows that iconic developments with strong brands, like The Interlace, often retain purchasing power across a broader spectrum of lease lengths, due to investor interest and long holding horizons. Buyers must verify tenure documentation and factor anticipated lease decay into their valuation models; engaging a surveyor to assess lease redemption costs (if applicable) is prudent for long-term hold scenarios.

How does proximity to Labrador Park and HarbourFront MRT stations influence demand and capital appreciation at The Interlace?

The Interlace's position within 800–1,000 metres of both Labrador Park MRT (Circle Line) and HarbourFront MRT (Circle Line, Downtown Line) materially enhances demand and supports capital appreciation. MRT proximity is a quantifiable value driver for residential property in Singapore, with studies consistently showing that properties within 400–600 metres of major stations command premiums of 8–12% relative to those 1.0–1.5 km distant. Whilst The Interlace sits slightly beyond the tightest catchment, the dual MRT access and robust bus networks minimise commute friction, particularly for professionals employed in the CBD, Marina Bay, or eastern business districts. This connectivity strengthens appeal to expatriate talent and corporate housing programmes, underpinning rental demand and price resilience through economic cycles. Future enhancements to southern waterfront transport infrastructure (anticipated as part of the Great Southern Waterfront initiative) may further compress effective commute times and enhance capital appreciation prospects.

Which buyer profiles is The Interlace best suited to—HNW, upgrader, first-timer, or investor?

The Interlace appeals across multiple buyer profiles, though each with distinct value propositions. For high-net-worth owner-occupiers, the development offers architectural distinction, world-class amenities, and a prestigious address commanding respect within expatriate and professional circles. For upgraders transitioning from HDB or smaller condominiums, The Interlace provides generously proportioned units and comprehensive facilities, though pricing may exceed some upgrader budgets. For first-time private residential buyers, the development is accessible on financing grounds (absent ABSD liability) and offers a lower-risk entry into premium Singapore real estate with strong brand heritage and rental stability. For investors, particularly those with long holding horizons (7+ years), The Interlace's consistent rental demand, premium tenant quality, and capital appreciation drivers make it a considered choice within the luxury-residential investment segment. The development is less suitable for yield-focused short-term traders, as the combination of acquisition costs, holding period required to offset ABSD, and modest gross yields (3–3.8%) makes rapid capital cycling unprofitable.

What TDSR headroom and financing implications apply at typical The Interlace price points?

At the current entry price point of approximately S$2,350,000, a typical two-bedroom unit, financing at 80% LTV requires a loan quantum of S$1,880,000. With prevailing mortgage rates at approximately 3.5–3.75% per annum, monthly interest servicing approximates S$5,550–S$5,900. Banking guidelines apply a Total Debt Servicing Ratio (TDSR) cap of 60%, meaning borrowers must demonstrate gross monthly income of at least S$9,250–S$9,833 to support a single mortgage at this LTV. Additional existing debt obligations (car loans, credit card facilities, other mortgages) reduce available TDSR headroom. Buyers should engage mortgage brokers early to confirm individual financing capacity, as income thresholds, credit profiles, and existing debt obligations vary. First-time buyers benefit from lower entry costs (no ABSD), whilst second-property purchasers face the S$470,000 ABSD levy, reducing available equity and increasing financing quantum. The development's position within the luxury segment means that most successful purchasers are professional households with substantial income bases and existing asset positions, reducing financing friction relative to mass-market properties.

How does The Interlace compare to nearby competing developments such as Pinnacle@Duxton or The Pinnacle?

The Interlace occupies a distinct positioning relative to neighbouring competitors. Pinnacle@Duxton, located in the adjacent Tanjong Pagar precinct, offers slightly more compact floor plates and positioning closer to traditional CBD commuting corridors, appealing particularly to young professionals and smaller households. The Interlace counters with superior outdoor amenities (multiple pools, tennis courts), lush landscaping, and stronger appeal to families seeking school proximity and recreational facilities. Pricing at The Interlace typically ranges from S$2,300,000 to S$2,800,000 for comparable two-bedroom units, whilst Pinnacle@Duxton trades at similar or modestly higher price points, though with smaller average unit sizes. The Interlace's brand heritage and iconic architectural status provide subjective appeal advantages, particularly within expatriate and HNW circles seeking distinctive properties. Rental yields at both developments are comparable (3.0–3.8% gross), though The Interlace sustains stronger expatriate tenant demand and commanding rents, reflecting school proximity and family-oriented facilities. Newer competing developments in the southern precinct may offer modern finishes and potentially lower entry costs, but lack The Interlace's established market positioning and proven rental track record.

Which unit stacks or floor levels at The Interlace offer optimal value and appreciation potential?

Mid-to-high floor units (levels 15–28, depending on total tower height) at The Interlace typically offer superior value relative to ground-adjacent or very-high floors. These levels command modest premiums over lower floors due to enhanced privacy, unobstructed views, and reduced noise exposure, but avoid the steeper premiums (10–15% above mid-floor baselines) commanded by penthouse and ultra-high floors. Units positioned on the eastern or northern facades often enjoy superior morning light and cooler afternoon exposures, reducing air-conditioning demand and enhancing occupant comfort year-round—a tangible benefit for owner-occupiers and rental appeal. Corner and edge units, whilst offering enhanced views and cross-ventilation, typically command 3–7% premiums but benefit from stronger resale desirability due to visual appeal. Ground-floor units, though commanding lower entry prices, face potential lift noise exposure and reduced privacy, making them less suitable for premium pricing. For value-conscious investors, mid-floor units (levels 12–20) on eastern or quieter facades offer attractive entry points with reliable rental performance and modest appreciation potential, as they avoid excessive premiums whilst capturing the development's core amenity and location advantages.

What is the future supply pipeline in District 4, and how might it affect The Interlace's long-term appreciation?

District 4, comprising the Tiong Bahru, Labrador, and Alexandra planning areas, remains a constrained-supply precinct due to mature zoning, conservation designations, and limited redevelopment pockets. New-build supply is expected to remain modest over the next 5–10 years, limited primarily to small-scale infill projects and potential strata-titled conversions of older buildings. The Government's Great Southern Waterfront initiative will introduce significant mixed-use development (commercial, hospitality, recreation) along the coastal rim, though residential supply from this programme is anticipated to be modest and skewed towards larger, higher-priced units. This constrained new supply environment supports capital appreciation prospects for established, well-regarded developments like The Interlace, as limited competing inventory reduces downward pricing pressures. However, broader market dynamics—interest rates, economic conditions, and investor sentiment towards luxury residential assets—remain significant drivers. The Interlace's architectural distinction and amenity positioning insulate it to some degree from commodity-product competition, particularly within the expatriate rental segment and upgrader/HNW owner-occupier categories. Investors should anticipate steady (3–4% per annum) rather than explosive appreciation, with value resilience driven primarily by constrained supply and established brand strength rather than speculative demand waves.

The Interlace — From S$2.4M