THE BOTANIC ON LLOYD is a freehold development along LLOYD ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 66 units and is TOP 2006.
This profile draws on 7 recorded transactions from URA REALIS 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 20 years from TOP, THE BOTANIC ON LLOYD 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 9 (Orchard / River Valley), the immediate context for THE BOTANIC ON LLOYD 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 7 sales and 96 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE BOTANIC ON LLOYD dashboard.
- Average sale price: $5,414,286 across 7 transactions
- Estimated gross rental yield: 2.3%
- District 9 PSF ranking: Above average (top 44%)
- Freehold tenure · CCR · D9 · 66 units
About THE BOTANIC ON LLOYD
THE BOTANIC ON LLOYD is a freehold condominium, located at LLOYD ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by CRL REALTY PTE LTD (CAPITALAND RESIDENTIAL), comprising 66 residential units, completed in 2006.
As a freehold property, THE BOTANIC ON LLOYD does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE BOTANIC ON LLOYD:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 2 | $2,331 psf | $3,600,000 |
| 5+ BR | 5 | $2,174 psf | $6,140,000 |
Sales Market Overview
THE BOTANIC ON LLOYD has recorded 7 sale transactions with an average transaction price of $5,414,286, ranging from $3,500,000 to $7,480,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,996 psf | $5,200,000 | — |
| 2022 | 1 | $1,919 psf | $6,880,000 | ↓ 3.8% |
| 2024 | 1 | $2,339 psf | $3,500,000 | ↑ 21.9% |
| 2025 | 3 | $2,378 psf | $4,946,667 | ↑ 1.7% |
| 2026 | 1 | $2,145 psf | $7,480,000 | ↓ 9.8% |
THE BOTANIC ON LLOYD ranks in the top 44% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, THE BOTANIC ON LLOYD trades 9.3% below the segment benchmark.
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Rental Market Overview
THE BOTANIC ON LLOYD has recorded 96 rental transactions with monthly rents averaging $10,472/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1 | $18,000/mo | $18,000/mo | $18,000/mo |
| 3 BR | 45 | $8,958/mo | $6,000/mo | $14,000/mo |
| 4 BR | 50 | $11,685/mo | $6,200/mo | $15,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 17 | $9,029/mo |
| 2022 | 23 | $10,046/mo |
| 2023 | 16 | $11,644/mo |
| 2024 | 19 | $10,966/mo |
| 2025 | 16 | $10,678/mo |
| 2026 | 5 | $11,060/mo |
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Investment Analysis
Based on average rents and sale prices, THE BOTANIC ON LLOYD delivers an estimated gross rental yield of 2.3%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 9
Side-by-side comparison against the most actively traded condos in District 9 (Orchard, Cairnhill, River Valley):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 540 | $2,728 psf | 580 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 524 | $3,138 psf | 491 |
| RIVER MODERN | 99 years leasehold | — | $3,239 psf | 421 |
| THE AVENIR | Freehold | 376 | $3,190 psf | 322 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 378 | $2,511 psf | 251 |
Location Map
Map shows THE BOTANIC ON LLOYD (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE BOTANIC ON LLOYD
- Somerset MRT
- Great World MRT
- Fort Canning MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Fairfield Methodist School (Primary)
- Kheng Cheng School
- ACS (Junior)
Nearby MRT Stations
THE BOTANIC ON LLOYD is 450m from Somerset MRT (North-South Line), with 17 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Somerset | NS23 | North-South Line | 450m |
| Great World | TE15 | Thomson-East Coast Line | 620m |
| Fort Canning | DT20 | Downtown Line | 690m |
| Dhoby Ghaut | NS24 | North-South Line | 720m |
| Dhoby Ghaut | NE6 | North-East Line | 720m |
| Dhoby Ghaut | CC1 | Circle Line | 720m |
| Havelock | TE16 | Thomson-East Coast Line | 1.1 km |
| Bencoolen | DT21 | Downtown Line | 1.2 km |
Nearby Schools
There are 16 schools within 2 km of THE BOTANIC ON LLOYD, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 350m |
| Kheng Cheng School | Primary | 600m |
| ACS (Junior) | Primary | 960m |
| Singapore Management University | Tertiary | 1.2 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.4 km |
| School of the Arts | Jc | 1.5 km |
| St. Anthony's Primary School | Primary | 1.5 km |
| Outram Secondary School | Secondary | 1.5 km |
| Gan Eng Seng School | Secondary | 1.7 km |
| Gan Eng Seng Primary School | Primary | 1.7 km |
| LASALLE College of the Arts | Tertiary | 1.8 km |
| Chatsworth International School (Orchard) | International | 1.9 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Somerset sits about 0.45km 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.
Boutique character. With 66 units, THE BOTANIC ON LLOYD keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Fairfield Methodist School (Primary) sits about 0.35km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 7 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: THE BOTANIC ON LLOYD hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 7 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 7 transactions analysed
- Rental data: 96 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 THE BOTANIC ON LLOYD
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