ALTEZ is a 81-year balance leasehold development along ENGGOR STREET in District 2 (CBD (Tanjong Pagar, Anson)), part of the CCR segment of Singapore's private residential market. The project comprises 280 units and is TOP 2014.
This profile draws on 36 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 12 years from TOP, ALTEZ is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 2 (CBD (Tanjong Pagar, Anson)), the immediate context for ALTEZ is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 39 sales and 847 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ALTEZ dashboard.
- Average sale price: $2,027,624 across 39 transactions
- Estimated gross rental yield: 3.5%
- District 2 PSF ranking: Mid-range (top 68%)
- 99 yrs lease commencing from 2008 · CCR · D2 · 280 units
About ALTEZ
ALTEZ is a 99 yrs lease commencing from 2008 condominium, located at ENGGOR STREET in District 2 (Anson, Tanjong Pagar) (Core Central Region), developed by BISHAN PROPERTIES PTE LTD, comprising 280 residential units, completed in 2014.
With approximately 81 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 ALTEZ:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 12 | $2,084 psf | $1,150,491 |
| 2 BR | 16 | $1,940 psf | $1,587,618 |
| 3 BR | 8 | $1,979 psf | $2,221,875 |
| 4 BR | 2 | $2,329 psf | $3,634,362 |
| 5+ BR | 1 | $3,351 psf | $14,825,850 |
Sales Market Overview
ALTEZ has recorded 39 sale transactions with an average transaction price of $2,027,624, ranging from $1,080,000 to $14,825,850.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 9 | $2,175 psf | $2,942,304 | — |
| 2022 | 4 | $2,027 psf | $1,554,500 | ↓ 6.8% |
| 2023 | 9 | $1,973 psf | $1,477,432 | ↓ 2.7% |
| 2024 | 10 | $1,924 psf | $1,660,300 | ↓ 2.5% |
| 2025 | 1 | $2,224 psf | $2,250,000 | ↑ 15.6% |
| 2026 | 6 | $2,164 psf | $2,371,454 | ↓ 2.7% |
ALTEZ ranks in the top 68% of condos in District 2 by average PSF.
Compared to the CCR average of $2,447 psf, ALTEZ trades 16.3% below the segment benchmark.
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Rental Market Overview
ALTEZ has recorded 847 rental transactions with monthly rents averaging $5,971/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 526 | $4,823/mo | $2,900/mo | $7,000/mo |
| 2 BR | 252 | $7,150/mo | $4,500/mo | $9,900/mo |
| 3 BR | 66 | $10,077/mo | $8,107/mo | $16,300/mo |
| 4 BR | 3 | $17,785/mo | $16,355/mo | $18,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 160 | $5,126/mo |
| 2022 | 156 | $5,719/mo |
| 2023 | 158 | $6,547/mo |
| 2024 | 149 | $6,325/mo |
| 2025 | 166 | $6,208/mo |
| 2026 | 58 | $5,818/mo |
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Investment Analysis
Based on average rents and sale prices, ALTEZ delivers an estimated gross rental yield of 3.5%. 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 ALTEZ (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ALTEZ
- Tanjong Pagar MRT
- Prince Edward Road MRT
- Shenton Way MRT
- Maxwell MRT
- Outram Park MRT
- Cantonment Primary School
- Outram Secondary School
Nearby MRT Stations
ALTEZ is 330m from Tanjong Pagar MRT (East-West Line), with 18 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tanjong Pagar | EW15 | East-West Line | 330m |
| Prince Edward Road | CC32 | Circle Line | 370m |
| Shenton Way | TE19 | Thomson-East Coast Line | 470m |
| Maxwell | TE18 | Thomson-East Coast Line | 580m |
| Outram Park | EW16 | East-West Line | 840m |
| Outram Park | NE3 | North-East Line | 840m |
| Outram Park | TE17 | Thomson-East Coast Line | 840m |
| Telok Ayer | DT18 | Downtown Line | 970m |
Nearby Schools
There are 2 schools within 2 km of ALTEZ.
| School | Type | Distance |
|---|---|---|
| Cantonment Primary School | Primary | 1.2 km |
| Outram Secondary School | Secondary | 1.4 km |
Adequate lease horizon. Around 81 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Tanjong Pagar sits about 0.33km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Solid facilities scale. 280 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Cantonment Primary School sits about 1.21km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ✅ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: ALTEZ benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 36 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for ALTEZ?
What is the rental yield for ALTEZ?
Is ALTEZ 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: 39 transactions analysed
- Rental data: 847 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 ALTEZ
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 ALTEZ against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (200m away), an upgrader gap of about $1,000,000
- Bukit Merah — 4-room average $894,787 (420m away), an upgrader gap of about $1,200,000