Residences At Emerald Hill
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for Residences At Emerald Hill.
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
A freehold CCR asset in prime District 9 with only 33 units, but the 2012 TOP and 30% sales indicate a stalled project with significant holding cost and market timing risk. Entry PSF of $1,920 is below many new launches, but the large strata terrace layout and lack of transaction depth raise liquidity concerns.
- • Freehold tenure in District 9 (CCR) offers long-term land value preservation, a rarity among new launches that are predominantly 99-year leasehold.
- • Low unit count (33 units) provides exclusivity and potential for tight resale supply, which can support prices if demand for large-format homes persists.
- • Entry PSF of $1,920 is below the typical $2,500–$3,500 PSF for new freehold CCR launches, offering a potential value gap for buyers seeking space.
- • Large strata terrace layout (5,791 sqft) caters to multi-generational families or buyers needing extensive space, a niche segment with limited competing supply.
- • Project TOP was 2012, meaning the remaining 23 unsold units are likely held by the developer for over a decade, incurring holding costs and potentially indicating pricing or marketing challenges.
- • Only 1 caveat recorded at $1,920 PSF, providing minimal transaction evidence; resale liquidity is unproven and may be thin given the large quantum ($11.1M) and niche layout.
- • No nearby transit or school data provided, but Emerald Hill is not within 1km of top primary schools, reducing family appeal; nearest MRT (Somerset) is ~500m, which is walkable but not doorstep.
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Quick Take
- Residences At Emerald Hill trades at $2,368psf, 10% below the D09 average of $2,628psf.
- 🎓 Anglo-Chinese School (Junior) is within 480m (6 min walk).
- Best suited to own-stay families needing space; long-term legacy holders who value a lease that won't decay; buyers wanting exclusivity in a tightly-held development.
⚡ High Exclusivity
Only 23 of 33 units remaining — a tightly-held, sub-50-unit development.
Based on the latest developer sales balance update.
Residences At Emerald Hill Unit Mix & Indicative Pricing
Based on transacted URA caveats for this project — not an official developer price list.
| Type | Size | Transactions | Avg PSF | Avg Price |
|---|---|---|---|---|
| 4 BedroomMost traded | 1658 sqft | 1 | $2,816 | $4,668,000 |
| Penthouse | 5791 sqft | 1 | $1,920 | $11,118,720 |
👨👩👧👦 Family-Centric Layout (No 1-Bedders)
This development's smallest unit type is a 2-Bedroom — there are no 1-Bedroom units.
- 4 Bedroom50%
- Penthouse50%
Based on transacted URA caveats for this project, plus the development's own bedroom-type range.
🎓 Primary 1 School Catchment near Residences At Emerald Hill (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
-
Anglo-Chinese School (Junior) Highest Balloting Priority480m · 6 min
-
St. Margaret'S School (Primary) Highest Balloting Priority755m · 9 min
-
River Valley Primary School1323m · 17 min
-
Farrer Park Primary School1477m · 18 min
-
Anglo-Chinese School (Primary)1481m · 19 min
-
St. Joseph'S Institution Junior1526m · 19 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- School Of The Arts, Singapore Mixed Level (S1-Jc2) 1245m · 16 min
- Anglo-Chinese School (Barker Road) Secondary (S1-S5) 1610m · 20 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
Residences At Emerald Hill Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- NS23 Somerset 594m · 7 min
- NS21 DT11 Newton 790m · 10 min
- NS24 NE6 CC1 Dhoby Ghaut 1069m · 13 min
- NE7 DT12 Little India 1177m · 15 min
- DT21 Bencoolen 1428m · 18 min
- TE15 Great World 1440m · 18 min
Nearby Malls
- The Centrepoint370m
- Paragon436m
- Mandarin Gallery506m
- Orchard Central529m
- Cathay Cineleisure Orchard559m
- Orchard Gateway573m
Supermarkets
- Cold Storage379m
- Cold Storage505m
- Don Don Donki529m
- Chorok Market573m
- Cold Storage631m
- Fairprice Finest641m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
Residences At Emerald Hill Master Plan & Location Map
Residences At Emerald Hill and MRT stations within walking distance.
Residences At Emerald Hill Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
Residences At Emerald Hill URA Transaction History & PSF Trends
Caveat transactions filed with URA for this project.
| Date | Floor | Size (sqft) | Size (sqm) | Price | PSF | PSM | Type | Sale |
|---|---|---|---|---|---|---|---|---|
| Sep-26 | 06-10 | 1658 | 154 | $4,668,000 | $2,816 | $30,312 | Strata | Resale |
| May-26 | - | 5791 | 538 | $11,118,720 | $1,920 | $20,667 | Strata | Resale |
Direct showflat preview registration, latest developer balance units, floorplans & VIP pricing discounts.
Frequently Asked Questions about Residences At Emerald Hill
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of Residences At Emerald Hill?
Units at Residences At Emerald Hill have indicative prices starting from From $4,668,000, with transacted URA caveats averaging $2,368 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to Residences At Emerald Hill?
The nearest MRT station to Residences At Emerald Hill is Somerset MRT (NS23), located approximately 594m (7 min walk) from the development.
What is the tenure and estimated TOP date for Residences At Emerald Hill?
Residences At Emerald Hill is a Freehold Apartment development with an estimated Temporary Occupation Permit (TOP) date of 2012.
Who is the developer of Residences At Emerald Hill?
Residences At Emerald Hill is developed by Lafe (Emerald Hill) Development Pte Ltd..
Which primary schools are within 1km of Residences At Emerald Hill?
Under Singapore MOE Primary 1 registration (Phase 2C priority), primary schools situated within the 1km radius include: Anglo-Chinese School (Junior), St. Margaret'S School (Primary).
Where can I get the official floor plans and e-brochure for Residences At Emerald Hill?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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