Spottiswoode Park sits in the Tanjong Pagar & Outram pocket of District 2 with one of the more unusual lease profiles on the URA register — an 85-year leasehold commencing in 1990, which means the project enters 2026 with roughly 49 years of tenure remaining. That single fact reframes the entire investment thesis: under the CPF Board’s remaining-lease rules and HDB & private financing guidelines, CPF usage and bank loan-to-value start tightening once the lease drops below 60 years, and tighten further below 30 (CPF Board usage rules for private property). At the same time, Spottiswoode is squarely inside the Greater Southern Waterfront (GSW) masterplan footprint, served by the Outram Park triple interchange (EWL + NEL + TEL), and surrounded by Tanjong Pagar CBD demand. This review examines whether the GSW and Outram upside outweighs the sharply accelerating lease-decay clock.
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 spans Tanjong Pagar, Anson, and Outram — a Core Central Region precinct that the URA market segmentation classifies as RCR-fringe in transaction patterns, with PSF benchmarks shaped by CBD adjacency and the heritage Spottiswoode shophouse conservation zone (URA private residential sales data). Spottiswoode Park’s 1990 land lease was structured at 85 years rather than the standard 99 — an artefact of older SLA leasing practice for some HUDC and early-redevelopment parcels, and a meaningful deviation from the 99-year norm that dominates the rest of D2’s leasehold stock. As of 2026, the ~49-year residual lease places the project firmly inside the CPF “remaining lease must cover youngest buyer to age 95” gate: a 35-year-old buyer can still use full CPF, but a 50-year-old buyer faces pro-rated CPF withdrawal, and bank LTV haircuts begin to bite (MAS Notice 632 on residential property loans). On the upside, Outram Park MRT — one of only two triple interchanges on the network with East-West, North-East, and Thomson-East Coast Line convergence — sits within an 8–10 minute walk, and the GSW masterplan’s phased Keppel/Pasir Panjang redevelopment promises sustained capital-value tailwinds (URA Greater Southern Waterfront masterplan).
We track 60 sales and 425 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SPOTTISWOODE PARK dashboard.
- Average sale price: $1,031,910 across 60 transactions
- Estimated gross rental yield: 4.2%
- District 2 PSF ranking: Value tier (top 100%)
- 85 yrs lease commencing from 1990 · RCR · D2
About SPOTTISWOODE PARK
SPOTTISWOODE PARK is a 85 yrs lease commencing from 1990 condominium, located at SPOTTISWOODE PARK ROAD in District 2 (Anson, Tanjong Pagar) (Rest of Central Region).
Unit Mix Distribution
Transaction data breakdown by bedroom type at SPOTTISWOODE PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 30 | $1,074 psf | $913,126 |
| 3 BR | 30 | $892 psf | $1,150,693 |
Sales Market Overview
SPOTTISWOODE PARK has recorded 60 sale transactions with an average transaction price of $1,031,910, ranging from $850,000 to $1,375,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 8 | $951 psf | $889,375 | — |
| 2022 | 13 | $947 psf | $975,154 | ↓ 0.4% |
| 2023 | 13 | $973 psf | $1,034,814 | ↑ 2.7% |
| 2024 | 12 | $986 psf | $1,069,000 | ↑ 1.4% |
| 2025 | 11 | $1,056 psf | $1,134,455 | ↑ 7.1% |
| 2026 | 3 | $987 psf | $1,121,000 | ↓ 6.5% |
SPOTTISWOODE PARK ranks in the top 100% of condos in District 2 by average PSF.
Compared to the RCR average of $2,049 psf, SPOTTISWOODE PARK trades 52% below the segment benchmark.
Loading chart data...
Rental Market Overview
SPOTTISWOODE PARK has recorded 425 rental transactions with monthly rents averaging $3,566/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 425 | $3,566/mo | $1,500/mo | $5,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 78 | $2,742/mo |
| 2022 | 99 | $3,302/mo |
| 2023 | 74 | $3,751/mo |
| 2024 | 70 | $3,915/mo |
| 2025 | 85 | $4,093/mo |
| 2026 | 19 | $3,953/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, SPOTTISWOODE PARK delivers an estimated gross rental yield of 4.2%. This places it among the higher-yielding condos in Singapore.
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 SPOTTISWOODE PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SPOTTISWOODE PARK
- Cantonment MRT
- Prince Edward Road MRT
- Outram Park MRT
- Outram Park MRT
- Outram Park MRT
- Cantonment Primary School
- Outram Secondary School
Nearby MRT Stations
SPOTTISWOODE PARK is 500m from Cantonment MRT (Circle Line), with 10 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Cantonment | CC31 | Circle Line | 500m |
| Prince Edward Road | CC32 | Circle Line | 540m |
| Outram Park | EW16 | East-West Line | 780m |
| Outram Park | NE3 | North-East Line | 780m |
| Outram Park | TE17 | Thomson-East Coast Line | 780m |
| Tanjong Pagar | EW15 | East-West Line | 1.0 km |
| Maxwell | TE18 | Thomson-East Coast Line | 1.1 km |
| Shenton Way | TE19 | Thomson-East Coast Line | 1.2 km |
Nearby Schools
There are 2 schools within 2 km of SPOTTISWOODE PARK, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Cantonment Primary School | Primary | 670m |
| Outram Secondary School | Secondary | 1.2 km |
- Outram Park triple-interchange access — EWL, NEL, and TEL convergence within walking distance gives Spottiswoode Park one of the strongest transit profiles in District 2, anchoring both owner-occupier liveability and tenant demand. Benchmark connectivity-weighted pricing on the D2 price heatmap.
- Greater Southern Waterfront masterplan exposure — the project sits inside the GSW catchment, with phased Keppel and Pasir Panjang redevelopment expected to lift surrounding land values over the next two decades, partially offsetting lease-decay drag.
- CBD-adjacent five-minute commute — Tanjong Pagar, Raffles Place, and Marina Bay finance offices are all within a 10–15 minute door-to-desk window, supporting expat and senior-professional rental demand.
- Heritage Spottiswoode shophouse character — the surrounding conservation streetscape (Spottiswoode Park Road, Everton Park, Blair Plain) gives the address placemaking premium that pure-CBD glass towers cannot replicate.
- En-bloc speculation candidate — an 85-year unusual-tenure project with shortening lease and prime D2 location is a classic collective-sale candidate; redevelopment economics improve as the remaining lease decays, making a top-up-and-redevelop pitch more attractive to developers.
- Walkable to Singapore General Hospital and Outram medical cluster — tenant demand from healthcare professionals and visiting medical specialists provides a defensive rental pool not tied to CBD office cycles.
- Severe lease-decay headline — ~49 years remaining — this is the dominant risk. CPF usage rules tighten once remaining lease falls below 60 years, with pro-rated withdrawal calculated against the youngest buyer’s age-to-95 horizon, and outright restrictions once the residual lease drops below 30 years (CPF private-property rules). Stress-test the full residual-value trajectory with our lease decay calculator.
- Financing constraints tighten with each holding year — MAS-regulated bank LTV haircuts begin once lease coverage falls below the borrower-age threshold, and refinancing options shrink materially as the project crosses the 30-year residual mark within the typical hold horizon (MAS Notice 632). A buyer holding 15–20 years will face a markedly thinner financing market at exit.
- Shrinking resale buyer pool — the natural exit demographic narrows year by year: young buyers cannot use full CPF, older buyers face age-to-95 mismatches, and foreign buyers face the 60% ABSD rate on top of an already lease-constrained asset (IRAS ABSD schedule).
- Yield-versus-decay compression — gross rental yields in D2 historically run 2.8–3.5%, but every year of holding subtracts a year of saleable lease; the effective total return must net out the lease-amortisation drag, which can easily consume 100–150 basis points of headline yield on a sub-50-year residual asset.
Spottiswoode Park is a niche fit, not a mainstream one. The clearest match is the en-bloc-thesis speculator — a buyer with strong views on collective-sale probability who is willing to underwrite the deal as a 5–10 year option on redevelopment, accepting that absent an en-bloc, the lease-decay drag will dominate returns. The second profile is the short-hold CBD professional owner-occupier — someone planning a 5–7 year hold who values the Outram triple-interchange and Tanjong Pagar walkability premium, and who will exit before the residual lease crosses the 40-year financing-friction threshold. A third niche is the cash-rich older buyer for whom CPF usage rules are irrelevant and who can ignore the financing tightening that erodes the resale pool. The buyers who should walk away are the young upgrader looking for a long-hold family home, the yield-first investor (who will find better cash-on-cash in fresh-lease RCR or OCR projects), and the foreign non-PR buyer stacking 60% ABSD on top of lease-decay risk. Model the full TDSR/MSR stack and lease-adjusted cash flow through our affordability calculator before any offer.
Spottiswoode Park is a special-situation asset, not a default buy. The location is genuinely first-tier — Outram Park triple-interchange access, Tanjong Pagar CBD adjacency, GSW masterplan exposure, and heritage Spottiswoode character together produce a placemaking premium that very few D2 projects can match. But the 85-year-from-1990 lease structure means the asset is already inside the CPF and bank-financing pressure zone, and that pressure intensifies every year. The honest read: this is a buy for an en-bloc thesis, a short-hold CBD owner-occupier, or a cash buyer who can ignore financing friction — not a long-hold family asset and not a yield-first investment. Buyers who treat the entry price as compensation for the lease-decay risk, and who have a clear exit horizon before the 30-year financing cliff, can find the trade coherent. Everyone else should compare against fresh-lease alternatives in D2 and the RCR fringe through our compare tool.
FAQ
What is the average price for SPOTTISWOODE PARK?
What is the rental yield for SPOTTISWOODE PARK?
Is SPOTTISWOODE PARK freehold or leasehold?
Why is the lease 85 years instead of the standard 99?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 60 transactions analysed
- Rental data: 425 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 SPOTTISWOODE PARK
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.
Loading chart data...
HDB Alternatives Nearby
Weighing SPOTTISWOODE PARK against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (130m away), an upgrader gap of about $150,000
- Central Area — 4-room average $1,088,814 (440m away)