We track 56 sales and 304 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the WALLICH RESIDENCE dashboard.
- Average sale price: $4,954,104 across 56 transactions
- Estimated gross rental yield: 2.6%
- District 2 PSF ranking: Premium tier (top 9%)
- 99 yrs lease commencing from 2011 · CCR · D2 · 181 units
About WALLICH RESIDENCE
WALLICH RESIDENCE is a 99 yrs lease commencing from 2011 condominium, located at WALLICH STREET in District 2 (Anson, Tanjong Pagar) (Core Central Region), comprising 181 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at WALLICH RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $3,157 psf | $2,039,000 |
| 2 BR | 7 | $3,448 psf | $3,106,257 |
| 3 BR | 12 | $3,354 psf | $3,939,667 |
| 4 BR | 27 | $3,263 psf | $5,556,519 |
| 5+ BR | 5 | $4,085 psf | $9,637,800 |
Sales Market Overview
WALLICH RESIDENCE has recorded 56 sale transactions with an average transaction price of $4,954,104, ranging from $1,640,000 to $17,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 18 | $3,474 psf | $5,099,333 | — |
| 2022 | 18 | $3,561 psf | $5,868,111 | ↑ 2.5% |
| 2023 | 6 | $3,164 psf | $4,472,833 | ↓ 11.1% |
| 2024 | 5 | $2,944 psf | $3,829,200 | ↓ 7.0% |
| 2025 | 7 | $3,204 psf | $3,893,543 | ↑ 8.8% |
| 2026 | 2 | $2,967 psf | $3,389,000 | ↓ 7.4% |
WALLICH RESIDENCE ranks in the top 9% of condos in District 2 by average PSF.
Compared to the CCR average of $2,447 psf, WALLICH RESIDENCE trades 37.7% above the segment benchmark.
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Rental Market Overview
WALLICH RESIDENCE has recorded 304 rental transactions with monthly rents averaging $10,616/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 96 | $6,723/mo | $5,000/mo | $8,000/mo |
| 2 BR | 65 | $9,491/mo | $6,300/mo | $14,000/mo |
| 3 BR | 107 | $12,735/mo | $8,000/mo | $22,000/mo |
| 4 BR | 36 | $16,729/mo | $13,800/mo | $20,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 49 | $9,194/mo |
| 2022 | 69 | $10,407/mo |
| 2023 | 55 | $10,719/mo |
| 2024 | 53 | $10,932/mo |
| 2025 | 69 | $11,436/mo |
| 2026 | 9 | $11,167/mo |
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Investment Analysis
Based on average rents and sale prices, WALLICH RESIDENCE delivers an estimated gross rental yield of 2.6%. 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 | $3,128 psf | 189 |
| 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 |
Location Map
Map shows WALLICH RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- WALLICH RESIDENCE
- Tanjong Pagar MRT
- Shenton Way MRT
- Maxwell MRT
- Telok Ayer MRT
- Prince Edward Road MRT
- Cantonment Primary School
- Outram Secondary School
- Fairfield Methodist School (Primary)
Nearby MRT Stations
WALLICH RESIDENCE is 130m from Tanjong Pagar MRT (East-West Line), with 19 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tanjong Pagar | EW15 | East-West Line | 130m |
| Shenton Way | TE19 | Thomson-East Coast Line | 250m |
| Maxwell | TE18 | Thomson-East Coast Line | 310m |
| Telok Ayer | DT18 | Downtown Line | 650m |
| Prince Edward Road | CC32 | Circle Line | 690m |
| Downtown | DT17 | Downtown Line | 810m |
| Outram Park | EW16 | East-West Line | 810m |
| Outram Park | NE3 | North-East Line | 810m |
Nearby Schools
There are 3 schools within 2 km of WALLICH RESIDENCE.
| School | Type | Distance |
|---|---|---|
| Cantonment Primary School | Primary | 1.3 km |
| Outram Secondary School | Secondary | 1.3 km |
| Fairfield Methodist School (Primary) | Primary | 2.0 km |
Property Snapshot
| Project | Wallich Residence |
|---|---|
| District | D02 — Tanjong Pagar / CBD |
| Tenure | 99-year leasehold from 2011 (~84 years remaining as of 2026) |
| Units | 181 sky-residences (floors 39–64 of Guoco Tower) |
| TOP | Reported TOP late 2010s |
| Market Segment | Core Central Region (CCR) |
| Developer | GuocoLand |
| Nearest MRT | Tanjong Pagar (EW15) — direct internal link |
| Integrated Use | Guoco Tower offices, Sofitel Singapore City Centre, retail podium, urban park |
Cross-check transaction data via the Singapore price heatmap or run scenarios on the mortgage calculator and ABSD calculator.
FAQ
What is the average price for WALLICH RESIDENCE?
What is the rental yield for WALLICH RESIDENCE?
Is WALLICH RESIDENCE freehold or leasehold?
How many units are in Wallich Residence?
181 sky-residence units occupy floors 39 through 64 of Guoco Tower. The compact float contributes to scarcity but also to thinner secondary-market depth.
Can foreigners buy Wallich Residence?
Yes, but foreign buyers face the 60% ABSD surcharge per IRAS rules effective April 2023. FTA-eligible jurisdictions (US, Iceland, Liechtenstein, Norway, Switzerland) may qualify for Singapore-citizen-equivalent rates. Verify with a MAS-licensed advisor and model via the ABSD calculator.
How does Wallich compare to other CCR luxury condos?
Wallich is differentiated by integrated MRT-office-hotel-retail access and the highest residential floors in Singapore. For side-by-side analysis against Marina One Residences, Wallich Residence’s closest CCR peers, use the condo comparison tool and review District 2 analytics.
How many units are in Wallich Residence?
181 sky-residence units occupy floors 39 through 64 of Guoco Tower. The compact float contributes to scarcity but also to thinner secondary-market depth.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 56 transactions analysed
- Rental data: 304 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 WALLICH RESIDENCE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Risks & Watch-Items
Lease decay. The 99-year lease commenced 2011, leaving roughly 84 years as of 2026. Lease decay accelerates non-linearly past the 60-year mark, and the Bala’s Table convention used by valuers and SLA means optionality compresses materially in the 2050s. For an asset bought today and held 30+ years, this is a structural headwind. Model the impact via the lease decay calculator.
Foreign-buyer ABSD compression. The 60% surcharge has thinned the foreign-buyer book across CCR luxury. Wallich’s historical buyer mix skewed heavily international — redirecting that demand to local UHNW takes time and may compress secondary-market exit liquidity. Track CCR transaction volume on the price heatmap and the official URA Property Market Information portal.
Yield compression. Sky-residence psf premiums are not matched proportionally by rental psf, especially as Tanjong Pagar’s rental tenant pool competes with Marina One, Marina Bay Residences, and incoming new CCR launches. Expected gross yields cluster in the low-to-mid 2% range — respectable for a trophy asset, modest for a yield-led investor. Compare with district medians at District 2 analytics.
Maintenance intensity. High-rise sky-residences carry above-average MCST fees due to façade, lift, and shared-podium cost allocations. Verify current monthly maintenance with the seller’s agent and stress-test holding costs via the cash flow calculator.
Editorial Verdict
Wallich Residence is one of the cleanest expressions of a single thesis in Singapore residential real estate: pay a premium for a non-replicable trophy asset whose value driver is identity, not arithmetic. For the buyer who wants the tallest residential view in Singapore, integrated MRT and CBD access, and an address that needs no further explanation, the property delivers exactly what it promises — and there is no substitute on the market. The 181-unit scarcity, the Guoco Tower integration, and the Tanjong Pagar revitalisation thematic all underwrite the prestige premium.
For the yield-led investor running a spreadsheet, the case is far thinner. Gross yields are modest, ABSD friction has narrowed the marginal-buyer pool, and lease decay will start mattering in the 2040s. Wallich is not a bad investment — it is a specific investment, suited to a specific buyer. If you are that buyer, you already know. If you are running a comparison spreadsheet, this is probably not your asset; consider other District 2 options or explore the broader market via the condo comparison tool.
Editorial Rating: 8.4 / 10 for prestige-buyer suitability, 6.8 / 10 for yield-led investor suitability. Aggregate fit-adjusted score: 7.6 / 10.
Editorial opinion based on public URA/HDB data as of 2026-05. Not financial advice. Verify with MAS-licensed advisor.
Wallich Residence: The Sky-Address Above Singapore’s Tallest Tower
Few addresses in Singapore generate the immediate “you live there?” reaction that Wallich Residence does. Perched on floors 39 through 64 of Guoco Tower — Singapore’s tallest building at 290 metres — the 181-unit development is less a condominium and more a vertical postcode for the city’s skyline-curious. Completed with reported TOP in the late 2010s under a 99-year lease commencing 2011, it sits in District 2’s Tanjong Pagar core with direct internal access to the Tanjong Pagar MRT (East-West Line), Lau Pa Sat’s satay alley, and the dense corridor of CBD towers stretching toward Raffles Place. The thesis is unusually pure: scarce sky-residence inventory, integrated mixed-use convenience, and a CCR address that doubles as a brag line. For prestige-driven buyers and well-capitalised occupiers, Wallich is a single-decision condo. For investors solving for yield arithmetic in a post-ABSD-60% world, the maths is less forgiving — and that tension is what makes this review worth reading carefully.
Location & Connectivity
Wallich Residence’s most underrated feature is not the view — it is the lift. Residents descend internally into the Guoco Tower podium, which feeds directly into Tanjong Pagar MRT (East-West Line). The result is a CBD commute that involves zero outdoor walking, zero umbrella decisions, and roughly the same friction as crossing one’s own living room. From Tanjong Pagar, Raffles Place is two stops, Jurong East twelve, and the Thomson-East Coast Line at Maxwell is a five-minute stroll for connections to Orchard and Marina Bay.
Within a 500-metre radius sits the cultural arsenal that has made Tanjong Pagar a CBD-fringe phenomenon: Lau Pa Sat and its evening satay street, the heritage shophouses along Duxton Hill and Keong Saik, Maxwell Food Centre, and the cocktail-bar density that has earned the precinct multiple Asia’s 50 Best entries. Marina Bay’s waterfront, Gardens by the Bay, and the financial-district towers of Raffles Place are all within a 10-minute MRT or walking radius. Compare D2’s positioning against neighbouring districts using the district comparison tool or review prevailing prices via the official URA Realis transaction data.
For families — admittedly a minority demographic here — MOE School Finder shows Cantonment Primary within 1km and CHIJ St Theresa’s Convent within 2km, though Wallich’s buyer profile skews heavily toward singles, couples, and pied-à-terre owners rather than primary-school-chasing households.
Investment Thesis
The Wallich case rests on three pillars and one large caveat. Pillar one is scarcity: 181 units is a vanishingly small float for a luxury CCR address, and the “tallest residential floors in Singapore” tag is, by construction, non-replicable. Even the much-anticipated future Skywaters Residences on the former AXA Tower site will not surpass Wallich’s peak floors. Pillar two is integrated convenience: the office-hotel-retail-park-MRT stack means residents trade square-footage premiums for a friction-free lifestyle that no traditional condo can replicate. Pillar three is the CBD revitalisation narrative under the URA Master Plan, which is steadily converting Tanjong Pagar from a 9-to-6 office monoculture into a 24-hour live-work-play precinct.
The caveat is yield arithmetic. Per the IRAS ABSD schedule, foreign buyers face a 60% ABSD surcharge effective from the April 2023 cooling measures. For a S$5M Wallich unit, that is S$3M of friction before furniture — a number that fundamentally reshapes the marginal-buyer pool. The thesis therefore narrows to: ultra-high-net-worth Singaporeans buying as primary residence (no ABSD), permanent residents (5% first-property ABSD), and selected foreign buyers from FTA-eligible jurisdictions for whom the prestige premium justifies the tax frictions. Run your own buyer-profile maths via the ABSD calculator and the gross yield calculator.
Risks & Watch-Items
Lease decay. The 99-year lease commenced 2011, leaving roughly 84 years as of 2026. Lease decay accelerates non-linearly past the 60-year mark, and the Bala’s Table convention used by valuers and SLA means optionality compresses materially in the 2050s. For an asset bought today and held 30+ years, this is a structural headwind. Model the impact via the lease decay calculator.
Foreign-buyer ABSD compression. The 60% surcharge has thinned the foreign-buyer book across CCR luxury. Wallich’s historical buyer mix skewed heavily international — redirecting that demand to local UHNW takes time and may compress secondary-market exit liquidity. Track CCR transaction volume on the price heatmap and the official URA Property Market Information portal.
Yield compression. Sky-residence psf premiums are not matched proportionally by rental psf, especially as Tanjong Pagar’s rental tenant pool competes with Marina One, Marina Bay Residences, and incoming new CCR launches. Expected gross yields cluster in the low-to-mid 2% range — respectable for a trophy asset, modest for a yield-led investor. Compare with district medians at District 2 analytics.
Maintenance intensity. High-rise sky-residences carry above-average MCST fees due to façade, lift, and shared-podium cost allocations. Verify current monthly maintenance with the seller’s agent and stress-test holding costs via the cash flow calculator.
Editorial Verdict
Wallich Residence is one of the cleanest expressions of a single thesis in Singapore residential real estate: pay a premium for a non-replicable trophy asset whose value driver is identity, not arithmetic. For the buyer who wants the tallest residential view in Singapore, integrated MRT and CBD access, and an address that needs no further explanation, the property delivers exactly what it promises — and there is no substitute on the market. The 181-unit scarcity, the Guoco Tower integration, and the Tanjong Pagar revitalisation thematic all underwrite the prestige premium.
For the yield-led investor running a spreadsheet, the case is far thinner. Gross yields are modest, ABSD friction has narrowed the marginal-buyer pool, and lease decay will start mattering in the 2040s. Wallich is not a bad investment — it is a specific investment, suited to a specific buyer. If you are that buyer, you already know. If you are running a comparison spreadsheet, this is probably not your asset; consider other District 2 options or explore the broader market via the condo comparison tool.
Editorial Rating: 8.4 / 10 for prestige-buyer suitability, 6.8 / 10 for yield-led investor suitability. Aggregate fit-adjusted score: 7.6 / 10.
Editorial opinion based on public URA/HDB data as of 2026-05. Not financial advice. Verify with MAS-licensed advisor.
Wallich Residence: The Sky-Address Above Singapore’s Tallest Tower
Few addresses in Singapore generate the immediate “you live there?” reaction that Wallich Residence does. Perched on floors 39 through 64 of Guoco Tower — Singapore’s tallest building at 290 metres — the 181-unit development is less a condominium and more a vertical postcode for the city’s skyline-curious. Completed with reported TOP in the late 2010s under a 99-year lease commencing 2011, it sits in District 2’s Tanjong Pagar core with direct internal access to the Tanjong Pagar MRT (East-West Line), Lau Pa Sat’s satay alley, and the dense corridor of CBD towers stretching toward Raffles Place. The thesis is unusually pure: scarce sky-residence inventory, integrated mixed-use convenience, and a CCR address that doubles as a brag line. For prestige-driven buyers and well-capitalised occupiers, Wallich is a single-decision condo. For investors solving for yield arithmetic in a post-ABSD-60% world, the maths is less forgiving — and that tension is what makes this review worth reading carefully.
Location & Connectivity
Wallich Residence’s most underrated feature is not the view — it is the lift. Residents descend internally into the Guoco Tower podium, which feeds directly into Tanjong Pagar MRT (East-West Line). The result is a CBD commute that involves zero outdoor walking, zero umbrella decisions, and roughly the same friction as crossing one’s own living room. From Tanjong Pagar, Raffles Place is two stops, Jurong East twelve, and the Thomson-East Coast Line at Maxwell is a five-minute stroll for connections to Orchard and Marina Bay.
Within a 500-metre radius sits the cultural arsenal that has made Tanjong Pagar a CBD-fringe phenomenon: Lau Pa Sat and its evening satay street, the heritage shophouses along Duxton Hill and Keong Saik, Maxwell Food Centre, and the cocktail-bar density that has earned the precinct multiple Asia’s 50 Best entries. Marina Bay’s waterfront, Gardens by the Bay, and the financial-district towers of Raffles Place are all within a 10-minute MRT or walking radius. Compare D2’s positioning against neighbouring districts using the district comparison tool or review prevailing prices via the official URA Realis transaction data.
For families — admittedly a minority demographic here — MOE School Finder shows Cantonment Primary within 1km and CHIJ St Theresa’s Convent within 2km, though Wallich’s buyer profile skews heavily toward singles, couples, and pied-à-terre owners rather than primary-school-chasing households.
Investment Thesis
The Wallich case rests on three pillars and one large caveat. Pillar one is scarcity: 181 units is a vanishingly small float for a luxury CCR address, and the “tallest residential floors in Singapore” tag is, by construction, non-replicable. Even the much-anticipated future Skywaters Residences on the former AXA Tower site will not surpass Wallich’s peak floors. Pillar two is integrated convenience: the office-hotel-retail-park-MRT stack means residents trade square-footage premiums for a friction-free lifestyle that no traditional condo can replicate. Pillar three is the CBD revitalisation narrative under the URA Master Plan, which is steadily converting Tanjong Pagar from a 9-to-6 office monoculture into a 24-hour live-work-play precinct.
The caveat is yield arithmetic. Per the IRAS ABSD schedule, foreign buyers face a 60% ABSD surcharge effective from the April 2023 cooling measures. For a S$5M Wallich unit, that is S$3M of friction before furniture — a number that fundamentally reshapes the marginal-buyer pool. The thesis therefore narrows to: ultra-high-net-worth Singaporeans buying as primary residence (no ABSD), permanent residents (5% first-property ABSD), and selected foreign buyers from FTA-eligible jurisdictions for whom the prestige premium justifies the tax frictions. Run your own buyer-profile maths via the ABSD calculator and the gross yield calculator.
Risks & Watch-Items
Lease decay. The 99-year lease commenced 2011, leaving roughly 84 years as of 2026. Lease decay accelerates non-linearly past the 60-year mark, and the Bala’s Table convention used by valuers and SLA means optionality compresses materially in the 2050s. For an asset bought today and held 30+ years, this is a structural headwind. Model the impact via the lease decay calculator.
Foreign-buyer ABSD compression. The 60% surcharge has thinned the foreign-buyer book across CCR luxury. Wallich’s historical buyer mix skewed heavily international — redirecting that demand to local UHNW takes time and may compress secondary-market exit liquidity. Track CCR transaction volume on the price heatmap and the official URA Property Market Information portal.
Yield compression. Sky-residence psf premiums are not matched proportionally by rental psf, especially as Tanjong Pagar’s rental tenant pool competes with Marina One, Marina Bay Residences, and incoming new CCR launches. Expected gross yields cluster in the low-to-mid 2% range — respectable for a trophy asset, modest for a yield-led investor. Compare with district medians at District 2 analytics.
Maintenance intensity. High-rise sky-residences carry above-average MCST fees due to façade, lift, and shared-podium cost allocations. Verify current monthly maintenance with the seller’s agent and stress-test holding costs via the cash flow calculator.
Editorial Verdict
Wallich Residence is one of the cleanest expressions of a single thesis in Singapore residential real estate: pay a premium for a non-replicable trophy asset whose value driver is identity, not arithmetic. For the buyer who wants the tallest residential view in Singapore, integrated MRT and CBD access, and an address that needs no further explanation, the property delivers exactly what it promises — and there is no substitute on the market. The 181-unit scarcity, the Guoco Tower integration, and the Tanjong Pagar revitalisation thematic all underwrite the prestige premium.
For the yield-led investor running a spreadsheet, the case is far thinner. Gross yields are modest, ABSD friction has narrowed the marginal-buyer pool, and lease decay will start mattering in the 2040s. Wallich is not a bad investment — it is a specific investment, suited to a specific buyer. If you are that buyer, you already know. If you are running a comparison spreadsheet, this is probably not your asset; consider other District 2 options or explore the broader market via the condo comparison tool.
Editorial Rating: 8.4 / 10 for prestige-buyer suitability, 6.8 / 10 for yield-led investor suitability. Aggregate fit-adjusted score: 7.6 / 10.
Editorial opinion based on public URA/HDB data as of 2026-05. Not financial advice. Verify with MAS-licensed advisor.
Wallich Residence: The Sky-Address Above Singapore’s Tallest Tower
Few addresses in Singapore generate the immediate “you live there?” reaction that Wallich Residence does. Perched on floors 39 through 64 of Guoco Tower — Singapore’s tallest building at 290 metres — the 181-unit development is less a condominium and more a vertical postcode for the city’s skyline-curious. Completed with reported TOP in the late 2010s under a 99-year lease commencing 2011, it sits in District 2’s Tanjong Pagar core with direct internal access to the Tanjong Pagar MRT (East-West Line), Lau Pa Sat’s satay alley, and the dense corridor of CBD towers stretching toward Raffles Place. The thesis is unusually pure: scarce sky-residence inventory, integrated mixed-use convenience, and a CCR address that doubles as a brag line. For prestige-driven buyers and well-capitalised occupiers, Wallich is a single-decision condo. For investors solving for yield arithmetic in a post-ABSD-60% world, the maths is less forgiving — and that tension is what makes this review worth reading carefully.
Location & Connectivity
Wallich Residence’s most underrated feature is not the view — it is the lift. Residents descend internally into the Guoco Tower podium, which feeds directly into Tanjong Pagar MRT (East-West Line). The result is a CBD commute that involves zero outdoor walking, zero umbrella decisions, and roughly the same friction as crossing one’s own living room. From Tanjong Pagar, Raffles Place is two stops, Jurong East twelve, and the Thomson-East Coast Line at Maxwell is a five-minute stroll for connections to Orchard and Marina Bay.
Within a 500-metre radius sits the cultural arsenal that has made Tanjong Pagar a CBD-fringe phenomenon: Lau Pa Sat and its evening satay street, the heritage shophouses along Duxton Hill and Keong Saik, Maxwell Food Centre, and the cocktail-bar density that has earned the precinct multiple Asia’s 50 Best entries. Marina Bay’s waterfront, Gardens by the Bay, and the financial-district towers of Raffles Place are all within a 10-minute MRT or walking radius. Compare D2’s positioning against neighbouring districts using the district comparison tool or review prevailing prices via the official URA Realis transaction data.
For families — admittedly a minority demographic here — MOE School Finder shows Cantonment Primary within 1km and CHIJ St Theresa’s Convent within 2km, though Wallich’s buyer profile skews heavily toward singles, couples, and pied-à-terre owners rather than primary-school-chasing households.
Investment Thesis
The Wallich case rests on three pillars and one large caveat. Pillar one is scarcity: 181 units is a vanishingly small float for a luxury CCR address, and the “tallest residential floors in Singapore” tag is, by construction, non-replicable. Even the much-anticipated future Skywaters Residences on the former AXA Tower site will not surpass Wallich’s peak floors. Pillar two is integrated convenience: the office-hotel-retail-park-MRT stack means residents trade square-footage premiums for a friction-free lifestyle that no traditional condo can replicate. Pillar three is the CBD revitalisation narrative under the URA Master Plan, which is steadily converting Tanjong Pagar from a 9-to-6 office monoculture into a 24-hour live-work-play precinct.
The caveat is yield arithmetic. Per the IRAS ABSD schedule, foreign buyers face a 60% ABSD surcharge effective from the April 2023 cooling measures. For a S$5M Wallich unit, that is S$3M of friction before furniture — a number that fundamentally reshapes the marginal-buyer pool. The thesis therefore narrows to: ultra-high-net-worth Singaporeans buying as primary residence (no ABSD), permanent residents (5% first-property ABSD), and selected foreign buyers from FTA-eligible jurisdictions for whom the prestige premium justifies the tax frictions. Run your own buyer-profile maths via the ABSD calculator and the gross yield calculator.
Risks & Watch-Items
Lease decay. The 99-year lease commenced 2011, leaving roughly 84 years as of 2026. Lease decay accelerates non-linearly past the 60-year mark, and the Bala’s Table convention used by valuers and SLA means optionality compresses materially in the 2050s. For an asset bought today and held 30+ years, this is a structural headwind. Model the impact via the lease decay calculator.
Foreign-buyer ABSD compression. The 60% surcharge has thinned the foreign-buyer book across CCR luxury. Wallich’s historical buyer mix skewed heavily international — redirecting that demand to local UHNW takes time and may compress secondary-market exit liquidity. Track CCR transaction volume on the price heatmap and the official URA Property Market Information portal.
Yield compression. Sky-residence psf premiums are not matched proportionally by rental psf, especially as Tanjong Pagar’s rental tenant pool competes with Marina One, Marina Bay Residences, and incoming new CCR launches. Expected gross yields cluster in the low-to-mid 2% range — respectable for a trophy asset, modest for a yield-led investor. Compare with district medians at District 2 analytics.
Maintenance intensity. High-rise sky-residences carry above-average MCST fees due to façade, lift, and shared-podium cost allocations. Verify current monthly maintenance with the seller’s agent and stress-test holding costs via the cash flow calculator.
Editorial Verdict
Wallich Residence is one of the cleanest expressions of a single thesis in Singapore residential real estate: pay a premium for a non-replicable trophy asset whose value driver is identity, not arithmetic. For the buyer who wants the tallest residential view in Singapore, integrated MRT and CBD access, and an address that needs no further explanation, the property delivers exactly what it promises — and there is no substitute on the market. The 181-unit scarcity, the Guoco Tower integration, and the Tanjong Pagar revitalisation thematic all underwrite the prestige premium.
For the yield-led investor running a spreadsheet, the case is far thinner. Gross yields are modest, ABSD friction has narrowed the marginal-buyer pool, and lease decay will start mattering in the 2040s. Wallich is not a bad investment — it is a specific investment, suited to a specific buyer. If you are that buyer, you already know. If you are running a comparison spreadsheet, this is probably not your asset; consider other District 2 options or explore the broader market via the condo comparison tool.
Editorial Rating: 8.4 / 10 for prestige-buyer suitability, 6.8 / 10 for yield-led investor suitability. Aggregate fit-adjusted score: 7.6 / 10.
Editorial opinion based on public URA/HDB data as of 2026-05. Not financial advice. Verify with MAS-licensed advisor.
Wallich Residence: The Sky-Address Above Singapore’s Tallest Tower
Few addresses in Singapore generate the immediate “you live there?” reaction that Wallich Residence does. Perched on floors 39 through 64 of Guoco Tower — Singapore’s tallest building at 290 metres — the 181-unit development is less a condominium and more a vertical postcode for the city’s skyline-curious. Completed with reported TOP in the late 2010s under a 99-year lease commencing 2011, it sits in District 2’s Tanjong Pagar core with direct internal access to the Tanjong Pagar MRT (East-West Line), Lau Pa Sat’s satay alley, and the dense corridor of CBD towers stretching toward Raffles Place. The thesis is unusually pure: scarce sky-residence inventory, integrated mixed-use convenience, and a CCR address that doubles as a brag line. For prestige-driven buyers and well-capitalised occupiers, Wallich is a single-decision condo. For investors solving for yield arithmetic in a post-ABSD-60% world, the maths is less forgiving — and that tension is what makes this review worth reading carefully.
Location & Connectivity
Wallich Residence’s most underrated feature is not the view — it is the lift. Residents descend internally into the Guoco Tower podium, which feeds directly into Tanjong Pagar MRT (East-West Line). The result is a CBD commute that involves zero outdoor walking, zero umbrella decisions, and roughly the same friction as crossing one’s own living room. From Tanjong Pagar, Raffles Place is two stops, Jurong East twelve, and the Thomson-East Coast Line at Maxwell is a five-minute stroll for connections to Orchard and Marina Bay.
Within a 500-metre radius sits the cultural arsenal that has made Tanjong Pagar a CBD-fringe phenomenon: Lau Pa Sat and its evening satay street, the heritage shophouses along Duxton Hill and Keong Saik, Maxwell Food Centre, and the cocktail-bar density that has earned the precinct multiple Asia’s 50 Best entries. Marina Bay’s waterfront, Gardens by the Bay, and the financial-district towers of Raffles Place are all within a 10-minute MRT or walking radius. Compare D2’s positioning against neighbouring districts using the district comparison tool or review prevailing prices via the official URA Realis transaction data.
For families — admittedly a minority demographic here — MOE School Finder shows Cantonment Primary within 1km and CHIJ St Theresa’s Convent within 2km, though Wallich’s buyer profile skews heavily toward singles, couples, and pied-à-terre owners rather than primary-school-chasing households.
Investment Thesis
The Wallich case rests on three pillars and one large caveat. Pillar one is scarcity: 181 units is a vanishingly small float for a luxury CCR address, and the “tallest residential floors in Singapore” tag is, by construction, non-replicable. Even the much-anticipated future Skywaters Residences on the former AXA Tower site will not surpass Wallich’s peak floors. Pillar two is integrated convenience: the office-hotel-retail-park-MRT stack means residents trade square-footage premiums for a friction-free lifestyle that no traditional condo can replicate. Pillar three is the CBD revitalisation narrative under the URA Master Plan, which is steadily converting Tanjong Pagar from a 9-to-6 office monoculture into a 24-hour live-work-play precinct.
The caveat is yield arithmetic. Per the IRAS ABSD schedule, foreign buyers face a 60% ABSD surcharge effective from the April 2023 cooling measures. For a S$5M Wallich unit, that is S$3M of friction before furniture — a number that fundamentally reshapes the marginal-buyer pool. The thesis therefore narrows to: ultra-high-net-worth Singaporeans buying as primary residence (no ABSD), permanent residents (5% first-property ABSD), and selected foreign buyers from FTA-eligible jurisdictions for whom the prestige premium justifies the tax frictions. Run your own buyer-profile maths via the ABSD calculator and the gross yield calculator.
Risks & Watch-Items
Lease decay. The 99-year lease commenced 2011, leaving roughly 84 years as of 2026. Lease decay accelerates non-linearly past the 60-year mark, and the Bala’s Table convention used by valuers and SLA means optionality compresses materially in the 2050s. For an asset bought today and held 30+ years, this is a structural headwind. Model the impact via the lease decay calculator.
Foreign-buyer ABSD compression. The 60% surcharge has thinned the foreign-buyer book across CCR luxury. Wallich’s historical buyer mix skewed heavily international — redirecting that demand to local UHNW takes time and may compress secondary-market exit liquidity. Track CCR transaction volume on the price heatmap and the official URA Property Market Information portal.
Yield compression. Sky-residence psf premiums are not matched proportionally by rental psf, especially as Tanjong Pagar’s rental tenant pool competes with Marina One, Marina Bay Residences, and incoming new CCR launches. Expected gross yields cluster in the low-to-mid 2% range — respectable for a trophy asset, modest for a yield-led investor. Compare with district medians at District 2 analytics.
Maintenance intensity. High-rise sky-residences carry above-average MCST fees due to façade, lift, and shared-podium cost allocations. Verify current monthly maintenance with the seller’s agent and stress-test holding costs via the cash flow calculator.
Editorial Verdict
Wallich Residence is one of the cleanest expressions of a single thesis in Singapore residential real estate: pay a premium for a non-replicable trophy asset whose value driver is identity, not arithmetic. For the buyer who wants the tallest residential view in Singapore, integrated MRT and CBD access, and an address that needs no further explanation, the property delivers exactly what it promises — and there is no substitute on the market. The 181-unit scarcity, the Guoco Tower integration, and the Tanjong Pagar revitalisation thematic all underwrite the prestige premium.
For the yield-led investor running a spreadsheet, the case is far thinner. Gross yields are modest, ABSD friction has narrowed the marginal-buyer pool, and lease decay will start mattering in the 2040s. Wallich is not a bad investment — it is a specific investment, suited to a specific buyer. If you are that buyer, you already know. If you are running a comparison spreadsheet, this is probably not your asset; consider other District 2 options or explore the broader market via the condo comparison tool.
Editorial Rating: 8.4 / 10 for prestige-buyer suitability, 6.8 / 10 for yield-led investor suitability. Aggregate fit-adjusted score: 7.6 / 10.
Editorial opinion based on public URA/HDB data as of 2026-05. Not financial advice. Verify with MAS-licensed advisor.
Wallich Residence: The Sky-Address Above Singapore’s Tallest Tower
Few addresses in Singapore generate the immediate “you live there?” reaction that Wallich Residence does. Perched on floors 39 through 64 of Guoco Tower — Singapore’s tallest building at 290 metres — the 181-unit development is less a condominium and more a vertical postcode for the city’s skyline-curious. Completed with reported TOP in the late 2010s under a 99-year lease commencing 2011, it sits in District 2’s Tanjong Pagar core with direct internal access to the Tanjong Pagar MRT (East-West Line), Lau Pa Sat’s satay alley, and the dense corridor of CBD towers stretching toward Raffles Place. The thesis is unusually pure: scarce sky-residence inventory, integrated mixed-use convenience, and a CCR address that doubles as a brag line. For prestige-driven buyers and well-capitalised occupiers, Wallich is a single-decision condo. For investors solving for yield arithmetic in a post-ABSD-60% world, the maths is less forgiving — and that tension is what makes this review worth reading carefully.
Location & Connectivity
Wallich Residence’s most underrated feature is not the view — it is the lift. Residents descend internally into the Guoco Tower podium, which feeds directly into Tanjong Pagar MRT (East-West Line). The result is a CBD commute that involves zero outdoor walking, zero umbrella decisions, and roughly the same friction as crossing one’s own living room. From Tanjong Pagar, Raffles Place is two stops, Jurong East twelve, and the Thomson-East Coast Line at Maxwell is a five-minute stroll for connections to Orchard and Marina Bay.
Within a 500-metre radius sits the cultural arsenal that has made Tanjong Pagar a CBD-fringe phenomenon: Lau Pa Sat and its evening satay street, the heritage shophouses along Duxton Hill and Keong Saik, Maxwell Food Centre, and the cocktail-bar density that has earned the precinct multiple Asia’s 50 Best entries. Marina Bay’s waterfront, Gardens by the Bay, and the financial-district towers of Raffles Place are all within a 10-minute MRT or walking radius. Compare D2’s positioning against neighbouring districts using the district comparison tool or review prevailing prices via the official URA Realis transaction data.
For families — admittedly a minority demographic here — MOE School Finder shows Cantonment Primary within 1km and CHIJ St Theresa’s Convent within 2km, though Wallich’s buyer profile skews heavily toward singles, couples, and pied-à-terre owners rather than primary-school-chasing households.
Investment Thesis
The Wallich case rests on three pillars and one large caveat. Pillar one is scarcity: 181 units is a vanishingly small float for a luxury CCR address, and the “tallest residential floors in Singapore” tag is, by construction, non-replicable. Even the much-anticipated future Skywaters Residences on the former AXA Tower site will not surpass Wallich’s peak floors. Pillar two is integrated convenience: the office-hotel-retail-park-MRT stack means residents trade square-footage premiums for a friction-free lifestyle that no traditional condo can replicate. Pillar three is the CBD revitalisation narrative under the URA Master Plan, which is steadily converting Tanjong Pagar from a 9-to-6 office monoculture into a 24-hour live-work-play precinct.
The caveat is yield arithmetic. Per the IRAS ABSD schedule, foreign buyers face a 60% ABSD surcharge effective from the April 2023 cooling measures. For a S$5M Wallich unit, that is S$3M of friction before furniture — a number that fundamentally reshapes the marginal-buyer pool. The thesis therefore narrows to: ultra-high-net-worth Singaporeans buying as primary residence (no ABSD), permanent residents (5% first-property ABSD), and selected foreign buyers from FTA-eligible jurisdictions for whom the prestige premium justifies the tax frictions. Run your own buyer-profile maths via the ABSD calculator and the gross yield calculator.
Risks & Watch-Items
Lease decay. The 99-year lease commenced 2011, leaving roughly 84 years as of 2026. Lease decay accelerates non-linearly past the 60-year mark, and the Bala’s Table convention used by valuers and SLA means optionality compresses materially in the 2050s. For an asset bought today and held 30+ years, this is a structural headwind. Model the impact via the lease decay calculator.
Foreign-buyer ABSD compression. The 60% surcharge has thinned the foreign-buyer book across CCR luxury. Wallich’s historical buyer mix skewed heavily international — redirecting that demand to local UHNW takes time and may compress secondary-market exit liquidity. Track CCR transaction volume on the price heatmap and the official URA Property Market Information portal.
Yield compression. Sky-residence psf premiums are not matched proportionally by rental psf, especially as Tanjong Pagar’s rental tenant pool competes with Marina One, Marina Bay Residences, and incoming new CCR launches. Expected gross yields cluster in the low-to-mid 2% range — respectable for a trophy asset, modest for a yield-led investor. Compare with district medians at District 2 analytics.
Maintenance intensity. High-rise sky-residences carry above-average MCST fees due to façade, lift, and shared-podium cost allocations. Verify current monthly maintenance with the seller’s agent and stress-test holding costs via the cash flow calculator.
Editorial Verdict
Wallich Residence is one of the cleanest expressions of a single thesis in Singapore residential real estate: pay a premium for a non-replicable trophy asset whose value driver is identity, not arithmetic. For the buyer who wants the tallest residential view in Singapore, integrated MRT and CBD access, and an address that needs no further explanation, the property delivers exactly what it promises — and there is no substitute on the market. The 181-unit scarcity, the Guoco Tower integration, and the Tanjong Pagar revitalisation thematic all underwrite the prestige premium.
For the yield-led investor running a spreadsheet, the case is far thinner. Gross yields are modest, ABSD friction has narrowed the marginal-buyer pool, and lease decay will start mattering in the 2040s. Wallich is not a bad investment — it is a specific investment, suited to a specific buyer. If you are that buyer, you already know. If you are running a comparison spreadsheet, this is probably not your asset; consider other District 2 options or explore the broader market via the condo comparison tool.
Editorial Rating: 8.4 / 10 for prestige-buyer suitability, 6.8 / 10 for yield-led investor suitability. Aggregate fit-adjusted score: 7.6 / 10.
Wallich Residence: The Sky-Address Above Singapore’s Tallest Tower
Few addresses in Singapore generate the immediate “you live there?” reaction that Wallich Residence does. Perched on floors 39 through 64 of Guoco Tower — Singapore’s tallest building at 290 metres — the 181-unit development is less a condominium and more a vertical postcode for the city’s skyline-curious. Completed with reported TOP in the late 2010s under a 99-year lease commencing 2011, it sits in District 2’s Tanjong Pagar core with direct internal access to the Tanjong Pagar MRT (East-West Line), Lau Pa Sat’s satay alley, and the dense corridor of CBD towers stretching toward Raffles Place. The thesis is unusually pure: scarce sky-residence inventory, integrated mixed-use convenience, and a CCR address that doubles as a brag line. For prestige-driven buyers and well-capitalised occupiers, Wallich is a single-decision condo. For investors solving for yield arithmetic in a post-ABSD-60% world, the maths is less forgiving — and that tension is what makes this review worth reading carefully.
Location & Connectivity
Wallich Residence’s most underrated feature is not the view — it is the lift. Residents descend internally into the Guoco Tower podium, which feeds directly into Tanjong Pagar MRT (East-West Line). The result is a CBD commute that involves zero outdoor walking, zero umbrella decisions, and roughly the same friction as crossing one’s own living room. From Tanjong Pagar, Raffles Place is two stops, Jurong East twelve, and the Thomson-East Coast Line at Maxwell is a five-minute stroll for connections to Orchard and Marina Bay.
Within a 500-metre radius sits the cultural arsenal that has made Tanjong Pagar a CBD-fringe phenomenon: Lau Pa Sat and its evening satay street, the heritage shophouses along Duxton Hill and Keong Saik, Maxwell Food Centre, and the cocktail-bar density that has earned the precinct multiple Asia’s 50 Best entries. Marina Bay’s waterfront, Gardens by the Bay, and the financial-district towers of Raffles Place are all within a 10-minute MRT or walking radius. Compare D2’s positioning against neighbouring districts using the district comparison tool or review prevailing prices via the official URA Realis transaction data.
For families — admittedly a minority demographic here — MOE School Finder shows Cantonment Primary within 1km and CHIJ St Theresa’s Convent within 2km, though Wallich’s buyer profile skews heavily toward singles, couples, and pied-à-terre owners rather than primary-school-chasing households.
Investment Thesis
The Wallich case rests on three pillars and one large caveat. Pillar one is scarcity: 181 units is a vanishingly small float for a luxury CCR address, and the “tallest residential floors in Singapore” tag is, by construction, non-replicable. Even the much-anticipated future Skywaters Residences on the former AXA Tower site will not surpass Wallich’s peak floors. Pillar two is integrated convenience: the office-hotel-retail-park-MRT stack means residents trade square-footage premiums for a friction-free lifestyle that no traditional condo can replicate. Pillar three is the CBD revitalisation narrative under the URA Master Plan, which is steadily converting Tanjong Pagar from a 9-to-6 office monoculture into a 24-hour live-work-play precinct.
The caveat is yield arithmetic. Per the IRAS ABSD schedule, foreign buyers face a 60% ABSD surcharge effective from the April 2023 cooling measures. For a S$5M Wallich unit, that is S$3M of friction before furniture — a number that fundamentally reshapes the marginal-buyer pool. The thesis therefore narrows to: ultra-high-net-worth Singaporeans buying as primary residence (no ABSD), permanent residents (5% first-property ABSD), and selected foreign buyers from FTA-eligible jurisdictions for whom the prestige premium justifies the tax frictions. Run your own buyer-profile maths via the ABSD calculator and the gross yield calculator.
Risks & Watch-Items
Lease decay. The 99-year lease commenced 2011, leaving roughly 84 years as of 2026. Lease decay accelerates non-linearly past the 60-year mark, and the Bala’s Table convention used by valuers and SLA means optionality compresses materially in the 2050s. For an asset bought today and held 30+ years, this is a structural headwind. Model the impact via the lease decay calculator.
Foreign-buyer ABSD compression. The 60% surcharge has thinned the foreign-buyer book across CCR luxury. Wallich’s historical buyer mix skewed heavily international — redirecting that demand to local UHNW takes time and may compress secondary-market exit liquidity. Track CCR transaction volume on the price heatmap and the official URA Property Market Information portal.
Yield compression. Sky-residence psf premiums are not matched proportionally by rental psf, especially as Tanjong Pagar’s rental tenant pool competes with Marina One, Marina Bay Residences, and incoming new CCR launches. Expected gross yields cluster in the low-to-mid 2% range — respectable for a trophy asset, modest for a yield-led investor. Compare with district medians at District 2 analytics.
Maintenance intensity. High-rise sky-residences carry above-average MCST fees due to façade, lift, and shared-podium cost allocations. Verify current monthly maintenance with the seller’s agent and stress-test holding costs via the cash flow calculator.
Editorial Verdict
Wallich Residence is one of the cleanest expressions of a single thesis in Singapore residential real estate: pay a premium for a non-replicable trophy asset whose value driver is identity, not arithmetic. For the buyer who wants the tallest residential view in Singapore, integrated MRT and CBD access, and an address that needs no further explanation, the property delivers exactly what it promises — and there is no substitute on the market. The 181-unit scarcity, the Guoco Tower integration, and the Tanjong Pagar revitalisation thematic all underwrite the prestige premium.
For the yield-led investor running a spreadsheet, the case is far thinner. Gross yields are modest, ABSD friction has narrowed the marginal-buyer pool, and lease decay will start mattering in the 2040s. Wallich is not a bad investment — it is a specific investment, suited to a specific buyer. If you are that buyer, you already know. If you are running a comparison spreadsheet, this is probably not your asset; consider other District 2 options or explore the broader market via the condo comparison tool.
Editorial Rating: 8.4 / 10 for prestige-buyer suitability, 6.8 / 10 for yield-led investor suitability. Aggregate fit-adjusted score: 7.6 / 10.
Wallich Residence: The Sky-Address Above Singapore’s Tallest Tower
Few addresses in Singapore generate the immediate “you live there?” reaction that Wallich Residence does. Perched on floors 39 through 64 of Guoco Tower — Singapore’s tallest building at 290 metres — the 181-unit development is less a condominium and more a vertical postcode for the city’s skyline-curious. Completed with reported TOP in the late 2010s under a 99-year lease commencing 2011, it sits in District 2’s Tanjong Pagar core with direct internal access to the Tanjong Pagar MRT (East-West Line), Lau Pa Sat’s satay alley, and the dense corridor of CBD towers stretching toward Raffles Place. The thesis is unusually pure: scarce sky-residence inventory, integrated mixed-use convenience, and a CCR address that doubles as a brag line. For prestige-driven buyers and well-capitalised occupiers, Wallich is a single-decision condo. For investors solving for yield arithmetic in a post-ABSD-60% world, the maths is less forgiving — and that tension is what makes this review worth reading carefully.
Location & Connectivity
Wallich Residence’s most underrated feature is not the view — it is the lift. Residents descend internally into the Guoco Tower podium, which feeds directly into Tanjong Pagar MRT (East-West Line). The result is a CBD commute that involves zero outdoor walking, zero umbrella decisions, and roughly the same friction as crossing one’s own living room. From Tanjong Pagar, Raffles Place is two stops, Jurong East twelve, and the Thomson-East Coast Line at Maxwell is a five-minute stroll for connections to Orchard and Marina Bay.
Within a 500-metre radius sits the cultural arsenal that has made Tanjong Pagar a CBD-fringe phenomenon: Lau Pa Sat and its evening satay street, the heritage shophouses along Duxton Hill and Keong Saik, Maxwell Food Centre, and the cocktail-bar density that has earned the precinct multiple Asia’s 50 Best entries. Marina Bay’s waterfront, Gardens by the Bay, and the financial-district towers of Raffles Place are all within a 10-minute MRT or walking radius. Compare D2’s positioning against neighbouring districts using the district comparison tool or review prevailing prices via the official URA Realis transaction data.
For families — admittedly a minority demographic here — MOE School Finder shows Cantonment Primary within 1km and CHIJ St Theresa’s Convent within 2km, though Wallich’s buyer profile skews heavily toward singles, couples, and pied-à-terre owners rather than primary-school-chasing households.
Investment Thesis
The Wallich case rests on three pillars and one large caveat. Pillar one is scarcity: 181 units is a vanishingly small float for a luxury CCR address, and the “tallest residential floors in Singapore” tag is, by construction, non-replicable. Even the much-anticipated future Skywaters Residences on the former AXA Tower site will not surpass Wallich’s peak floors. Pillar two is integrated convenience: the office-hotel-retail-park-MRT stack means residents trade square-footage premiums for a friction-free lifestyle that no traditional condo can replicate. Pillar three is the CBD revitalisation narrative under the URA Master Plan, which is steadily converting Tanjong Pagar from a 9-to-6 office monoculture into a 24-hour live-work-play precinct.
The caveat is yield arithmetic. Per the IRAS ABSD schedule, foreign buyers face a 60% ABSD surcharge effective from the April 2023 cooling measures. For a S$5M Wallich unit, that is S$3M of friction before furniture — a number that fundamentally reshapes the marginal-buyer pool. The thesis therefore narrows to: ultra-high-net-worth Singaporeans buying as primary residence (no ABSD), permanent residents (5% first-property ABSD), and selected foreign buyers from FTA-eligible jurisdictions for whom the prestige premium justifies the tax frictions. Run your own buyer-profile maths via the ABSD calculator and the gross yield calculator.