76 Shenton sits at the absolute spine of Singapore’s Central Business District, a 202-unit Hong Leong development completed in 2014 that occupies one of the rarest postcodes on the island: pure D2 Shenton Way. Where most CCR addresses lean residential and borrow CBD proximity from a comfortable distance, 76 Shenton inverts that thesis — you live inside the financial district, with Tanjong Pagar MRT on the East-West Line a short walk away and the newly opened Shenton Way MRT on the Thomson-East Coast Line essentially at the doorstep. The tenure is not on file in our dataset, so prospective buyers should verify the lease structure directly with their conveyancing solicitor before committing capital. For owner-occupiers who work in the CBD towers and for landlords targeting expatriate bankers, lawyers, and consultancy associates on housing allowances, this is one of the most thesis-pure live-work plays in Singapore residential real estate, and the editorial below unpacks both the structural tailwinds and the genuine risks.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 2 is the financial heart of Singapore, anchored by Shenton Way, Robinson Road, Cecil Street, and Tanjong Pagar — a corridor of Grade A office towers, hawker heritage at Lau Pa Sat and Maxwell Food Centre, and a steadily growing residential population catalysed by the URA Master Plan’s CBD Incentive Scheme, which encourages aging office stock to be redeveloped into mixed-use residential. 76 Shenton fits squarely into this transformation thesis, as one of the few boutique residential addresses inside the financial core rather than on its periphery. Per URA Master Plan guidance, the area is being rezoned from a 9-to-5 office monoculture into a 24/7 mixed-use precinct, and the Thomson-East Coast Line’s Shenton Way station — part of TEL Stage 4 — materially upgrades north-south connectivity to Orchard, Stevens, and ultimately the East Coast. For pricing context, refer to URA transaction data, the SingStat Property Price Index, and walkability inputs from the OneMap Singapore service. Within Shioknest, the District 2 hub aggregates yields, psf medians, and absorption velocity for the entire CBD, and you can stack 76 Shenton against neighbouring options using the compare tool or visualise relative pricing on the price heatmap.
We track 58 sales and 617 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 76 SHENTON dashboard.
- Average sale price: $1,483,705 across 58 transactions
- Estimated gross rental yield: 3.7%
- District 2 PSF ranking: Mid-range (top 73%)
- · CCR · D2 · 202 units
About 76 SHENTON
76 SHENTON is a condominium, located at SHENTON WAY in District 2 (Anson, Tanjong Pagar) (Core Central Region), developed by HONG LEONG HOUSE PTE LTD, comprising 202 residential units, completed in 2014.
With approximately 87 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at 76 SHENTON:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 33 | $1,984 psf | $1,201,909 |
| 3 BR | 25 | $1,903 psf | $1,855,676 |
Sales Market Overview
76 SHENTON has recorded 58 sale transactions with an average transaction price of $1,483,705, ranging from $1,050,000 to $2,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 11 | $1,897 psf | $1,454,909 | — |
| 2022 | 8 | $1,953 psf | $1,260,375 | ↑ 3.0% |
| 2023 | 8 | $1,989 psf | $1,562,486 | ↑ 1.9% |
| 2024 | 16 | $1,901 psf | $1,624,375 | ↓ 4.4% |
| 2025 | 10 | $2,027 psf | $1,474,800 | ↑ 6.7% |
| 2026 | 5 | $1,988 psf | $1,346,000 | ↓ 1.9% |
76 SHENTON ranks in the top 73% of condos in District 2 by average PSF.
Compared to the CCR average of $2,447 psf, 76 SHENTON trades 20.4% below the segment benchmark.
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Rental Market Overview
76 SHENTON has recorded 617 rental transactions with monthly rents averaging $4,606/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 435 | $4,160/mo | $2,900/mo | $7,050/mo |
| 2 BR | 182 | $5,674/mo | $4,000/mo | $7,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 120 | $3,804/mo |
| 2022 | 140 | $4,266/mo |
| 2023 | 108 | $5,259/mo |
| 2024 | 108 | $4,817/mo |
| 2025 | 115 | $5,001/mo |
| 2026 | 26 | $4,819/mo |
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Investment Analysis
Based on average rents and sale prices, 76 SHENTON delivers an estimated gross rental yield of 3.7%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 2
Side-by-side comparison against the most actively traded condos in District 2 (Anson, Tanjong Pagar):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| ONE BERNAM | 99 yrs lease commencing from 2019 | 364 | $2,587 psf | 357 |
| NEWPORT RESIDENCES | Freehold | 487 | $3,129 psf | 192 |
| ICON | 99 yrs lease commencing from 2002 | 646 | $1,790 psf | 144 |
| SKYSUITES@ANSON | 99 yrs lease commencing from 2008 | 360 | $2,230 psf | 96 |
| SKY EVERTON | Freehold | 262 | $2,800 psf | 75 |
Location Map
Map shows 76 SHENTON (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 76 SHENTON
- Tanjong Pagar MRT
- Prince Edward Road MRT
- Shenton Way MRT
- Maxwell MRT
- Downtown MRT
- Cantonment Primary School
- Outram Secondary School
Nearby MRT Stations
76 SHENTON is 340m from Tanjong Pagar MRT (East-West Line), with 18 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tanjong Pagar | EW15 | East-West Line | 340m |
| Prince Edward Road | CC32 | Circle Line | 390m |
| Shenton Way | TE19 | Thomson-East Coast Line | 440m |
| Maxwell | TE18 | Thomson-East Coast Line | 700m |
| Downtown | DT17 | Downtown Line | 1.0 km |
| Telok Ayer | DT18 | Downtown Line | 1.0 km |
| Outram Park | EW16 | East-West Line | 1.0 km |
| Outram Park | NE3 | North-East Line | 1.0 km |
Nearby Schools
There are 2 schools within 2 km of 76 SHENTON.
| School | Type | Distance |
|---|---|---|
| Cantonment Primary School | Primary | 1.4 km |
| Outram Secondary School | Secondary | 1.6 km |
- Dual-line MRT redundancy. Tanjong Pagar MRT on the East-West Line has anchored the address since day one, but the newly opened Shenton Way MRT on the Thomson-East Coast Line (TEL Stage 4) materially upgrades the connectivity story. Two lines within a 5–7 minute walk is rare even within CCR.
- Live-work compression for CBD professionals. Walking commutes to Marina Bay Financial Centre, OUE Downtown, Capital Tower, and the wider Shenton/Robinson office cluster eliminate transport friction for bankers, lawyers, and corporate executives — the exact demographic that pays premium rent.
- Boutique 202-unit scale. A small unit count means lower density at the lift lobbies, a more curated facilities experience, and a tighter resale supply pipeline relative to mega-developments, which historically supports price discovery on the upside.
- Lifestyle amenity density. Lau Pa Sat satay street, Amoy Street Food Centre, Maxwell, Telok Ayer’s heritage F&B, and the Marina Bay waterfront are all within a 10–15 minute walk — a hawker-to-Michelin amenity stack that few CCR addresses can match.
- CBD Incentive Scheme tailwind. URA’s CBD Incentive Scheme is converting aging office GFA into residential and mixed-use, which structurally tightens the residential supply-demand balance in the immediate catchment.
- Tenure not on file. Our dataset does not confirm whether 76 Shenton is freehold, 999-year, or 99-year leasehold — this is material to valuation, financing, and exit. Verify with your conveyancer using the SLA title record and model the impact on the lease decay calculator before committing. A 99-year remainder of roughly 87 years (assuming a 2014-era lease commencement) would behave very differently from freehold on a 20-year hold.
- Weekend liquidity drag. The CBD is dense Monday-to-Friday but materially quieter on weekends. Owner-occupiers who value Saturday-morning neighbourhood routines — wet markets, void-deck coffee, school pickup — will find the precinct culturally thin compared with Tiong Bahru, Holland Village, or Bukit Timah enclaves.
- Premium psf entry, modest yield compression. CBD live-work positioning commands a psf premium that does not always translate proportionally into rental yield once IRAS property tax, MCST, and 30-year mortgage interest from a TDSR-constrained loan are netted. Stress-test the math with the cash flow calculator and ROI tool.
76 Shenton is best understood as a thesis-pure CBD live-work asset, and the buyer profiles map cleanly to that thesis. The natural owner-occupier is a senior finance, legal, or consulting professional whose office sits within a 10-minute walk — the asset converts a one-hour daily commute into reclaimed personal time, which over a five-year hold is a quietly enormous quality-of-life dividend that no financial model captures. The natural landlord targets the expatriate banker or law-firm associate on a corporate housing allowance, a demographic that values a single-line walk to the office above almost every other amenity. Investors should run their full underwriting through the mortgage, stamp duty, and total cost of ownership calculators, layer in financing limits via affordability and TDSR, and model exit scenarios using refinancing and decoupling tools. HDB upgraders eligible for grants should check the HDB grant calculator, though grants typically do not apply at this price tier. Buyers seeking a weekend-active suburban-flavour CCR neighbourhood are better served elsewhere.
76 Shenton earns its place in any serious shortlist of pure-CBD residential addresses. The dual-line MRT redundancy from Tanjong Pagar (EWL) and Shenton Way (TEL Stage 4) is a structural connectivity upgrade that the 2014 buyer simply did not have, and the URA CBD Incentive Scheme continues to thin out competing residential supply by converting aging office stock. Boutique 202-unit scale, a Hong Leong build, and a Lau Pa Sat-anchored amenity ring round out the thesis. The honest caveat is that the tenure is not on file in our dataset — a freehold or 999-year structure makes this a generational hold; a 99-year leasehold materially compresses the exit window and requires more disciplined lease-decay modelling. Verify tenure first, stress-test cash flow against premium psf entry, and confirm rental absorption assumptions against current CCR market data before committing.
What makes 76 Shenton different from other CCR addresses?
Most CCR addresses (Orchard, River Valley, Newton) are residential-first with CBD proximity as a benefit. 76 Shenton inverts that — it is residential inside the financial district, which compresses commute time to near-zero for CBD professionals but trades away weekend neighbourhood activity. The dual-line MRT access via Tanjong Pagar (EWL) and the newly opened Shenton Way (TEL Stage 4) is also a distinctive feature.
Is 76 Shenton freehold or leasehold?
Tenure is not on file in our dataset, which means buyers must verify the lease structure directly via their conveyancing solicitor and the SLA title record before any commitment. This is a material valuation input and should not be assumed either way. Use the lease decay calculator to model the impact once tenure is confirmed.
What is the rental thesis at 76 Shenton?
The natural tenant is an expatriate banker, lawyer, or consultancy associate on a corporate housing allowance, prioritising a walking commute to Marina Bay Financial Centre, OUE Downtown, or Capital Tower. Cross-check assumed rent against URA rental data via the URA rental dashboard, and stress-test net yield using the ROI calculator after IRAS property tax and MCST.
How does the Thomson-East Coast Line upgrade affect 76 Shenton?
Shenton Way MRT on the TEL opened as part of TEL Stage 4, giving 76 Shenton residents a direct north-south rail spine to Orchard, Stevens, and ultimately the East Coast. This is a meaningful structural connectivity upgrade that did not exist when the building TOP’d in 2014, and it should improve both owner-occupier appeal and rental absorption at the premium tier.
FAQ
What is the average price for 76 SHENTON?
What is the rental yield for 76 SHENTON?
Is 76 SHENTON freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 58 transactions analysed
- Rental data: 617 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 76 SHENTON
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 342 condo transactions recorded in District 2 over the last 12 months, 58% new sale, 41% resale, 1% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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HDB Alternatives Nearby
Weighing 76 SHENTON against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (380m away), an upgrader gap of about $400,000
- Bukit Merah — 4-room average $894,787 (580m away), an upgrader gap of about $600,000