Spottiswoode Residences sits on Spottiswoode Park Road in District 2’s Tanjong Pagar / Outram belt, developed by UOL Development — one of Singapore’s longest-tenured private developers and a name buyers consistently associate with conservative, well-engineered residential stock. The 36-storey tower is freehold, reached TOP in 2014, and houses 351 units across studio through three-bedroom layouts. Crucially for a District 2 address, the freehold tenure puts the project in a small minority of CBD-fringe stock not exposed to the 99-year decay curve that defines most of its Tanjong Pagar peers. Per URA caveat data, the project has consistently traded at the upper end of the District 2 freehold band on the strength of its triple-line MRT proximity and CBD-adjacent positioning.
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 — the Tanjong Pagar, Outram Park and Shenton Way belt — is the southern flank of Singapore’s CBD and one of the most actively transforming pockets on the island. Spottiswoode Residences sits roughly seven minutes’ walk from Outram Park MRT, now a triple-line interchange serving the East-West Line, North-East Line and the Thomson-East Coast Line — arguably the most connective transit node south of City Hall. Tanjong Pagar MRT (EWL) sits an equivalent walk in the opposite direction, giving the address a rare two-station MRT redundancy. The broader pocket is anchored to the Greater Southern Waterfront masterplan, which will progressively unlock the City Terminals and Keppel waterfront land for residential and mixed-use redevelopment through the 2030s. Pricing should be benchmarked against the District 2 segment data rather than national RCR averages, since Tanjong Pagar freehold stock behaves more like a CBD-fringe premium sub-market than a conventional Rest-of-Central pocket. Visualise the pricing topography on the price heatmap.
We track 67 sales and 979 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SPOTTISWOODE RESIDENCES dashboard.
- Average sale price: $1,826,577 across 67 transactions
- Estimated gross rental yield: 3.0%
- District 2 PSF ranking: Above average (top 50%)
- Freehold tenure · RCR · D2 · 351 units
About SPOTTISWOODE RESIDENCES
SPOTTISWOODE RESIDENCES is a freehold condominium, located at SPOTTISWOODE PARK ROAD in District 2 (Anson, Tanjong Pagar) (Rest of Central Region), developed by UOL DEVELOPMENT PTE LTD, comprising 351 residential units, completed in 2014.
As a freehold property, SPOTTISWOODE RESIDENCES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SPOTTISWOODE RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 28 | $2,154 psf | $1,302,250 |
| 2 BR | 32 | $2,282 psf | $2,044,771 |
| 3 BR | 3 | $2,100 psf | $2,011,667 |
| 4 BR | 3 | $2,223 psf | $3,150,000 |
| 5+ BR | 1 | $1,720 psf | $5,000,000 |
Sales Market Overview
SPOTTISWOODE RESIDENCES has recorded 67 sale transactions with an average transaction price of $1,826,577, ranging from $1,197,000 to $5,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 20 | $2,084 psf | $1,945,944 | — |
| 2022 | 10 | $2,158 psf | $1,640,500 | ↑ 3.5% |
| 2023 | 9 | $2,309 psf | $1,869,000 | ↑ 7.0% |
| 2024 | 9 | $2,272 psf | $1,846,543 | ↓ 1.6% |
| 2025 | 16 | $2,296 psf | $1,792,618 | ↑ 1.1% |
| 2026 | 3 | $2,268 psf | $1,645,000 | ↓ 1.2% |
SPOTTISWOODE RESIDENCES ranks in the top 50% of condos in District 2 by average PSF.
Compared to the RCR average of $2,049 psf, SPOTTISWOODE RESIDENCES trades 7.8% above the segment benchmark.
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Rental Market Overview
SPOTTISWOODE RESIDENCES has recorded 979 rental transactions with monthly rents averaging $4,496/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 448 | $3,629/mo | $2,550/mo | $5,423/mo |
| 2 BR | 467 | $4,872/mo | $3,400/mo | $6,500/mo |
| 3 BR | 64 | $7,822/mo | $5,600/mo | $12,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 184 | $3,645/mo |
| 2022 | 211 | $4,179/mo |
| 2023 | 160 | $5,119/mo |
| 2024 | 188 | $4,700/mo |
| 2025 | 173 | $4,836/mo |
| 2026 | 63 | $4,923/mo |
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Investment Analysis
Based on average rents and sale prices, SPOTTISWOODE RESIDENCES delivers an estimated gross rental yield of 3.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SPOTTISWOODE RESIDENCES
- Cantonment MRT
- Outram Park MRT
- Outram Park MRT
- Outram Park MRT
- Prince Edward Road MRT
- Cantonment Primary School
- Outram Secondary School
- Gan Eng Seng School
Nearby MRT Stations
SPOTTISWOODE RESIDENCES is 410m from Cantonment MRT (Circle Line), with 10 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Cantonment | CC31 | Circle Line | 410m |
| Outram Park | EW16 | East-West Line | 620m |
| Outram Park | NE3 | North-East Line | 620m |
| Outram Park | TE17 | Thomson-East Coast Line | 620m |
| Prince Edward Road | CC32 | Circle Line | 740m |
| Maxwell | TE18 | Thomson-East Coast Line | 1.0 km |
| Tanjong Pagar | EW15 | East-West Line | 1.1 km |
| Shenton Way | TE19 | Thomson-East Coast Line | 1.3 km |
Nearby Schools
There are 4 schools within 2 km of SPOTTISWOODE RESIDENCES, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Cantonment Primary School | Primary | 430m |
| Outram Secondary School | Secondary | 950m |
| Gan Eng Seng School | Secondary | 1.9 km |
| Gan Eng Seng Primary School | Primary | 2.0 km |
- Freehold tenure in a CBD-adjacent pocket — District 2 is dominated by 99-year leasehold stock; freehold supply on the Tanjong Pagar / Outram fringe is structurally scarce, supporting both financing flexibility and long-horizon hold conviction.
- Triple-line MRT interchange at Outram Park — EWL + NEL + TEL convergence is one of only a handful of triple-line nodes islandwide; walking-distance access materially expands the daily-commute tenant catchment versus single-line peers.
- CBD-walkable employment belt — Raffles Place, Shenton Way and Marina Bay Grade-A office towers all sit within a 15-minute walk, underpinning a defensible expat-banker rental thesis. Compare against peers on the comparison tool.
- Greater Southern Waterfront optionality — the URA-led GSW transformation of Keppel and the City Terminals will progressively add waterfront residential, parks and mixed-use amenity south of the project across the 2030s, providing a long-dated amenity-uplift tailwind.
- UOL developer pedigree — consistent build quality and conservative engineering standards across a multi-decade track record, supporting maintenance and management standards through the tenure.
- Premium psf entry — freehold + triple-line MRT + CBD adjacency stack into one of the higher psf bands in District 2, compressing achievable gross yields versus comparable 99LH peers in the same pocket. Stress-test mortgage serviceability via the mortgage calculator.
- ABSD 60% foreigner ceiling — per IRAS, foreign buyers face a 60% surcharge under the April 2023 framework, thinning the natural foreign-buyer pool for CBD-fringe stock historically pitched at expatriate owners.
- Banking / professional-services tenant cyclicality — the rental thesis leans on financial, legal and tech tenants on housing budgets; sector hiring slowdowns and permanent hybrid-work adoption translate directly into thinner tenant flow.
- Construction overhang from GSW pipeline — the same Greater Southern Waterfront story that creates long-term amenity uplift will deliver substantial new residential supply through the 2030s, creating direct exit competition for resale liquidity in the medium term.
- 351 units in a single tower — a denser-than-luxury count means stock can compete with itself in the resale and rental queue on any given month; achievable transaction velocity depends on staying disciplined on listing price relative to in-block recent comparables.
Spottiswoode Residences fits the buyer who specifically values the freehold-plus-CBD-adjacency combination — the senior professional, banker or executive whose office sits in Raffles Place, Shenton Way or Marina Bay and who wants a long-horizon hold that escapes the 99LH decay clock dominating the rest of the Tanjong Pagar belt. Singaporean and PR owner-occupiers underwriting it as a primary residence will find the triple-line MRT redundancy, walkable CBD commute and freehold tenure genuinely difficult to replicate at the same psf elsewhere in District 2. Investors with conviction in the Greater Southern Waterfront thesis and the long-run expat-banker rental story will find a defensible asset, provided they can tolerate the cyclicality of financial-sector hiring and the yield compression that comes with premium-psf entry. Foreign buyers without long-term PR intent should stress-test the 60% ABSD carefully, and pure capital-growth seekers should model the GSW supply pipeline as a medium-term exit-competition factor rather than an unambiguous tailwind.
Spottiswoode Residences is one of the more strategically positioned freehold towers in the Tanjong Pagar / Outram belt: triple-line MRT redundancy at Outram Park, walkable CBD employment, a credible UOL build, and freehold tenure in a pocket dominated by 99LH peers. The honest caveats: psf entry is at the upper end of the District 2 freehold band, yields compress against leasehold comparables, the rental story is structurally tied to CBD office occupancy, and the Greater Southern Waterfront supply pipeline that underwrites the long-term thesis will also deliver direct exit competition through the 2030s. Treat it as a freehold CBD-adjacent hold for the buyer who specifically values tenure plus connectivity — not a yield-maximising or pure-capital-growth bet.
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 67 transactions analysed
- Rental data: 979 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 RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Best suited for
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 SPOTTISWOODE RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (80m away), an upgrader gap of about $900,000
- Central Area — 4-room average $1,088,814 (490m away), an upgrader gap of about $750,000