Newport Residences is one of the most compelling luxury launches Singapore has seen in recent memory — a freehold residential tower sitting inside the Central Business District, rising 45 storeys above Anson Road at the southern gateway to the Shenton Way financial corridor. Developed by City Developments Limited (CDL) in partnership with Hong Leong Holdings, this is not a peripheral CCR play dressed up in CBD proximity. Newport Residences occupies 80 Anson Road, the former Fuji Xerox Towers site, in District 2 (Anson / Tanjong Pagar) — a location so tightly bounded by Grade A office towers, MRT interchanges, and waterfront-facing uplift that analogues are genuinely scarce. When CDL launched the project on 31 January 2026, 140 of its 246 residential units were sold on the opening weekend alone — a 57% take-up rate that is the strongest first-day showing of any city-centre launch in several years. At an average transacted price of S$3,370 per square foot, buyers were not hunting for value; they were paying a freehold premium with conviction. This editorial unpacks why that conviction is well-founded — and where the material risks sit for buyers considering entry above S$1.3 million for the smallest unit.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
To understand Newport Residences, you need to understand what freehold tenure means in District 2 specifically. The last freehold condominium launched in Tanjong Pagar before Newport was Sky Everton in 2019. Before that, you have to go back to 2013 — Onze @ Tanjong Pagar and Spottiswoode Suites — both of which have long since been fully sold and appreciated considerably. Freehold land in the CBD core is not merely scarce; it is structurally scarce. The Singapore government rarely releases freehold sites in the Downtown Core planning area, and older freehold commercial buildings that could be redeveloped are protected by en-bloc consent thresholds, rising land bids, and the sheer cost of assembling a workable footprint. CDL's acquisition of the Fuji Xerox Towers site was therefore a rare opportunity, and the resulting Newport Plaza — a mixed-use tower combining Grade A offices (Newport Tower), branded serviced apartments, and the 246 residential units of Newport Residences on levels 23 to 45 — represents a once-in-a-decade chance for retail buyers to acquire permanent interest in a CBD address.
The macro backdrop reinforces the project's positioning. Singapore's Greater Southern Waterfront (GSW) transformation — covering 30 kilometres of southern coastline from Pasir Panjang to Marina East — is one of the government's most significant long-term urban renewal programmes. Tanjong Pagar is the northern anchor of this corridor. As GSW matures over the 2030s and beyond, residential demand in D2 is expected to benefit from both improved amenity and the absorption of new commercial activity along the waterfront. Newport Residences, with its permanent freehold title, is structurally positioned to capture that upside in a way that no leasehold equivalent can match — leasehold decay accelerates precisely when waterfront regeneration reaches its peak. On connectivity, buyers are a short walk from Tanjong Pagar MRT (East-West Line), with Prince Edward Road MRT (Circle Line extension, opened 2026) also within practical walking distance, and Maxwell MRT (Thomson-East Coast Line) adding further reach. Three lines, one neighbourhood — a transport catchment that rivals Orchard Road.
We track 189 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the NEWPORT RESIDENCES dashboard.
- Average sale price: $2,242,260 across 189 transactions
- District 2 PSF ranking: Premium tier (top 18%)
- Freehold tenure · CCR · D2 · 487 units
About NEWPORT RESIDENCES
NEWPORT RESIDENCES is a freehold condominium, located at ANSON ROAD in District 2 (Anson, Tanjong Pagar) (Core Central Region), developed by CDL Pisces Commercial Pte Ltd/CDL Pisces Serviced Residences Pte Ltd/Hong Leong Properties Pte Ltd, comprising 487 residential units, completed in 2026.
As a freehold property, NEWPORT RESIDENCES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at NEWPORT RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 68 | $3,051 psf | $1,419,059 |
| 1 BR | 29 | $3,103 psf | $1,986,655 |
| 2 BR | 66 | $3,131 psf | $2,475,152 |
| 3 BR | 25 | $3,317 psf | $3,906,726 |
| 5+ BR | 1 | $4,185 psf | $8,650,000 |
Sales Market Overview
NEWPORT RESIDENCES has recorded 189 sale transactions with an average transaction price of $2,242,260, ranging from $1,298,000 to $8,650,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2026 | 189 | $3,128 psf | $2,242,260 | — |
NEWPORT RESIDENCES ranks in the top 18% of condos in District 2 by average PSF.
Compared to the CCR average of $2,447 psf, NEWPORT RESIDENCES trades 27.8% above the segment benchmark.
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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 |
| ICON | 99 yrs lease commencing from 2002 | 646 | $1,791 psf | 143 |
| SKYSUITES@ANSON | 99 yrs lease commencing from 2008 | 360 | $2,230 psf | 96 |
| SKY EVERTON | Freehold | 262 | $2,800 psf | 75 |
| SPOTTISWOODE RESIDENCES | Freehold | 351 | $2,204 psf | 66 |
Four structural strengths stand out for Newport Residences, and each is self-reinforcing rather than incidental to the pricing.
1. Freehold tenure at the CBD core — the irreplaceable moat. In a market where the vast majority of new launches are 99-year leasehold, freehold title in District 2 creates a lasting differentiation that compounds over decades. Leasehold condos lose value as tenure depletes; freehold condos in prime locations can, under the right conditions, appreciate indefinitely. For long-term wealth preservation — particularly relevant for high-net-worth owner-occupiers and family offices — freehold title is the single most defensible attribute a Singapore residential asset can carry. CDL and Hong Leong's track record on flagship freehold projects (The Sail, South Beach Residences) demonstrates they understand how to build product that ages well in this niche.
2. Vertical integration with Grade A commercial. Newport Residences shares its tower podium with Newport Tower, a Grade A office component, and branded serviced apartments. This means the surrounding environment will be actively managed, well-maintained, and occupied by a professional tenant base — a very different proposition from standalone residential towers that age in isolation. Residents benefit from the lobby, facilities management standards, and street-level F&B activation that come with a premium commercial operator. For corporate-leasing demand, the fact that major employers literally occupy the floors below is a powerful rental anchor: financial services, legal, and consulting firms in Anson Road and Shenton Way corridors generate a permanent pool of expatriate and senior local professionals seeking ultra-convenient CBD accommodation.
3. Six facility levels — sky amenities without ground-level land waste. Because the residential component begins at Level 23, CDL has distributed amenities vertically across six dedicated levels: a Play Garden (L25), Wellness Garden (L29), Club Vista (L34), Fitness Garden (L37), Horizon Garden (L41), and the Newport Sky rooftop infinity pool. This configuration maximises panoramic views across the Southern Sea and Marina Bay skyline from every amenity level, delivering an experiential quality that ground-level suburban condo facilities — however large — cannot replicate. For a 246-unit development, the ratio of dedicated amenity floors to total residents is exceptional by Singapore standards.
4. Pricing still below ultra-luxury comps on a tenure-adjusted basis. At an average of S$3,370 psf on launch day, Newport Residences launched below the psf achieved by Canninghill Piers at its 2021 peak and broadly in line with recent CCR resale benchmarks for new freehold stock. The premium to a comparable 99-year leasehold in the same district is real but historically modest relative to the title discount that leasehold assets suffer on resale after year 20. Buyers who compare Newport against leasehold CCR peers on a 30-year hold horizon will find the tenure-adjusted return case compelling — particularly if GSW catalyses the mid-2030s appreciation cycle that analysts are beginning to price in. For further context on acquisition costs and stamp duty exposure, the Stamp Duty Calculator and Total Cost of Ownership Calculator are useful starting points.
No editorial on a S$3,370-psf launch would be complete without an honest treatment of the risks, and Newport Residences carries several that are specific to its positioning rather than generic market noise.
Entry quantum and financing. The smallest unit — a 431-sq-ft one-bedder — starts at approximately S$1.298 million. After the Additional Buyer's Stamp Duty (ABSD) applicable to Singapore Permanent Residents and foreign buyers, total acquisition costs escalate materially. Foreign buyers face 60% ABSD on top of purchase price, making Newport Residences effectively a Singapore Citizen or PR acquisition in most scenarios. Even for citizens buying a second residential property, the 20% ABSD adds a six-figure cost that only makes sense if the long-term freehold appreciation thesis holds. Buyers should stress-test their affordability using the Affordability Calculator and model total debt servicing with the TDSR Calculator before committing.
Completion timeline and market exposure. Newport Residences is scheduled for TOP in 2030, meaning buyers face approximately four years of progressive payment cash flows before rental income can offset carrying costs. In a rising interest rate environment — or if ABSD policy tightens further before 2030 — the resale market during the construction period could be more illiquid than buyers expect. The Cash Flow Calculator can help model progressive payment schedules and the impact of financing costs over the build period.
Concentration of unit mix at the smaller end. The 246-unit development carries a meaningful proportion of one-bedroom units (431–495 sq ft) and two-bedroom units (646–926 sq ft). While these maximise rental yield per square foot and appeal to the CBD professional demographic, they also mean the development will compete primarily in the corporate leasing segment rather than the owner-occupier family segment. Should expatriate inflows moderate — as they have cyclically in Singapore — rental demand for sub-800-sq-ft CBD units can soften faster than mid-size units in suburban CCR locations.
Psf premium vs. resale comparables. At S$3,370 psf average, Newport Residences is priced at a significant premium to older freehold resale stock in the vicinity. Sky Everton (completed 2022, 99-year) trades in the S$2,600–2,900 psf range. While Newport's freehold title, high floor position, and new-build premium justify a gap, buyers who need to liquidate within 5–7 years may find that the gap narrows more slowly than expected if general CCR momentum softens. Freehold premiums are most durable on a decade-plus horizon.
[
{
"persona": "Singapore Citizen purchasing first or only home",
"fit_color": "green",
"reason": "Zero ABSD exposure, ability to use CPF OA for down payment and servicing, and a genuine freehold address in a prestige CBD location. The wealth preservation case is strongest for this group — permanent tenure means no depletion premium eroding value over a 25–30-year ownership horizon. High-earning professionals in financial services or law who work in the Shenton Way / Tanjong Pagar corridor gain both a trophy address and a near-zero commute."
},
{
"persona": "Singapore PR investor seeking long-term capital store",
"fit_color": "green",
"reason": "The 5% ABSD for PRs on a first residential purchase is manageable relative to Newport's freehold scarcity premium. PRs with a 10-year+ investment horizon and tolerance for the 2030 TOP timeline stand to benefit from both GSW-driven district appreciation and the structural freehold premium vs. ageing leasehold stock in the same postcode."
},
{
"persona": "Corporate rental investor targeting expatriate professionals",
"fit_color": "green",
"reason": "The micro-location — directly above Grade A offices, 3 MRT lines within 10 minutes on foot, Tanjong Pagar Plaza hawker and international F&B steps away — creates durable rental demand from senior executives unwilling to commute. Two-bedroom units in the 700–900 sq ft range are optimal for this profile, historically achieving S$7,000–$9,500 per month in comparable CBD projects."
},
{
"persona": "Singapore Citizen second-property buyer seeking rental income",
"fit_color": "yellow",
"reason": "The 20% ABSD on a second residential property materially extends the breakeven horizon, typically to 8–12 years depending on entry psf, rental yield achieved, and exit price appreciation. The freehold title improves the long-end return, but the ABSD drag requires a clear-eyed cash flow plan. Use the <a href=\"/calculator/roi\">ROI Calculator</a> to model realistic scenarios before committing."
},
{
"persona": "Foreign buyer (non-PR) seeking Singapore property exposure",
"fit_color": "red",
"reason": "The 60% ABSD for foreign buyers makes direct residential acquisition economically non-viable in almost all scenarios. Freehold premium and GSW upside cannot compensate for a 60% tax load at entry. Foreign principals with genuine Singapore-domiciled entities or who qualify for ABSD remission should consult a tax adviser before proceeding; all others should consider alternative Singapore-exposure vehicles."
},
{
"persona": "Short-term speculator planning sub-5-year flip",
"fit_color": "red",
"reason": "A 4% Seller's Stamp Duty (SSD) applies to residential properties disposed within 3 years of purchase under current MAS rules, and the high entry psf creates meaningful downside if CCR sentiment softens. Newport's strongest return thesis is a 10-year-plus hold — buyers with a 3–5-year horizon should be cautious about the premium already baked into the launch price."
}
]
Newport Residences earns its premium. In a market saturated by 99-year leasehold launches in the OCR and RCR, a freehold residential address inside the CBD boundary — developed by CDL on a site that will not be replicated — is a genuinely scarce asset. The 57% opening-weekend take-up rate reflects informed buyer consensus, not speculative froth; the buyer profile skews heavily toward Singapore Citizens and PRs with long-term conviction, exactly the demand cohort that sustains freehold premiums over time.
The project's greatest structural advantage is its immunity to leasehold decay in precisely the decade where Greater Southern Waterfront regeneration is expected to crest. When the Pasir Panjang Power District, Tanjong Pagar Waterfront, and Pulau Brani phases of GSW reach maturity in the 2030s, freehold assets in D2 will carry a land-value component that leasehold equivalents simply cannot hold. Newport Residences' buyers are, in effect, buying land tenure in one of Asia's most infrastructure-dense financial districts — with the added optionality of a prestigious residential address in a CDL-managed mixed-use environment.
The risks are real: entry quantums are high, ABSD creates a barrier for all but the most committed buyers, and the psf at launch leaves limited margin for error on short-term holds. But for the right buyer — a Singapore Citizen or PR with a 10-year horizon, professional employment in the CBD, and the financial bandwidth to carry the 2030 TOP — Newport Residences is among the most structurally sound residential assets to come to market in District 2 this decade. Compare it honestly against its leasehold peers on ShiokNest's comparison tool and run your numbers through the mortgage and refinancing calculators — the tenure-adjusted math is compelling for patient, well-capitalised buyers.
FAQ
What is the average price for NEWPORT RESIDENCES?
What is the rental yield for NEWPORT RESIDENCES?
Is NEWPORT RESIDENCES freehold or leasehold?
What ABSD applies and how does it affect the investment case?
As of 2026, Additional Buyer's Stamp Duty rates are: 0% for Singapore Citizens buying their first residential property; 20% for Citizens buying a second property; 30% for Citizens on a third and subsequent property; 5% for Permanent Residents on a first purchase; 25% for PRs on a second purchase; 60% for foreigners. For most buyer profiles at Newport Residences, the zero-ABSD first-purchase scenario (Singapore Citizen) or the 5% PR first-purchase scenario represents the most viable entry point. The 60% ABSD for foreign buyers makes direct residential ownership economically unworkable in virtually all scenarios. Always verify the current ABSD schedule with IRAS or a licensed property agent as rates are subject to government policy revision.
When is Newport Residences expected to complete, and what are the progressive payment milestones?
Newport Residences is currently scheduled for Temporary Occupation Permit (TOP) in 2030, approximately four years from the January 2026 launch date. Under the standard Normal Progressive Payment scheme for new launches, buyers pay 5% (exercise), then progressively from 10% to 25% as foundation, structural works, roof, windows and external walls, internal partitions, car park, roads and drains, and TOP are each certified complete. Buyers should model their cash flow against these milestone payments — particularly if bridge financing or CPF drawdowns are involved — using the Cash Flow Calculator to stress-test carrying costs over the build period.
How does the Greater Southern Waterfront plan affect Newport Residences' long-term value?
The Greater Southern Waterfront (GSW) is Singapore's largest urban transformation project, covering 30 kilometres of southern coastline from Pasir Panjang to Marina East and unlocking land area equivalent to roughly 6 Marina Bay developments. Tanjong Pagar functions as the northern gateway district for this transformation. As GSW matures through the 2030s — with phases including the Tanjong Pagar Waterfront, Pulau Brani, and Pasir Panjang Power District — residential demand in D2 is expected to benefit from improved waterfront amenity, increased employment density, and premium retail and F&B activation. Newport Residences, as a freehold asset, is positioned to capture this appreciation without the compounding handicap of tenure depletion that affects 99-year leasehold competitors purchased at the same phase of the cycle.
What MRT lines serve Newport Residences and how walkable is the location?
Newport Residences at 80 Anson Road sits within practical walking distance of three MRT lines. Tanjong Pagar MRT (East-West Line, EWL) is the closest — approximately 5 minutes on foot — providing direct access to Raffles Place, City Hall, and Changi Airport without a transfer. Prince Edward Road MRT (Circle Line extension, opened 2026) adds inner city and Harbourfront connectivity. Maxwell MRT (Thomson-East Coast Line, TEL) extends reach to Woodlands, Marina Bay, and the East Coast. Beyond transit, the Tanjong Pagar precinct offers one of the densest concentrations of street-level dining in the CBD — Tanjong Pagar Plaza hawker centre, Duxton Hill restaurants, and the Keong Saik Road food corridor — making the neighbourhood highly walkable for daily living without reliance on a private vehicle.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 189 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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