10 Evelyn
Uploaded from file
Overview & Key Facts
10 Evelyn is an ultra-boutique 56-unit freehold condominium developed by Creative Investments Pte Ltd, a subsidiary of Amara Holdings — a Singapore-listed group best known for the Amara Hotel and Amara Sanctuary Resort Sentosa, with a property portfolio spanning hospitality, commercial, and residential assets. The project was designed by Mok Wei Wei of W Architects, one of Singapore’s most acclaimed architects whose portfolio includes the Victoria Theatre & Concert Hall restoration, the Lee Kong Chian Natural History Museum, and numerous high-end residential projects along Nassim Road and the Bukit Timah corridor. Completed in 2021, 10 Evelyn comprises four low-rise blocks of five storeys each, arranged around an intimate landscaped courtyard — a design philosophy that prioritises privacy, natural light, and a sense of enclosure over the resort-style sprawl typical of larger developments.
The development sits at 10 Evelyn Road, a quiet residential street tucked between Newton Road and Novena’s medical hub in District 11 (CCR). At just 56 units, 10 Evelyn operates at a scale where residents know their neighbours and the pool is never crowded — a genuine boutique proposition rather than a marketing label applied to a 200-unit project. The unit mix skews compact: 28 one-bedroom units (496–614 sqft), 24 two-bedroom units (732–829 sqft), and 4 three-bedroom penthouses (1,227–1,249 sqft). This is a development designed primarily for professionals, couples, and small families who value a prestige address with genuine MRT walkability over sprawling facilities or large-format living.
At an average transacted price of S$1,960,409 and a median of S$2,077,250, 10 Evelyn occupies a distinctive niche in the CCR landscape: a freehold boutique at sub-S$2M quantum for the majority of units, in a district where most freehold new launches price well above S$3,000 psf. The 12-month average PSF of S$1,793 positions it as one of the more accessible freehold entry points in Newton — but the declining PSF trend from a peak of S$2,833 to the current S$2,441 demands honest examination, which we address in the verdict below.
Location & Connectivity
10 Evelyn’s location is its strongest card, and the school catchment is the ace. The development sits on Evelyn Road, a quiet residential lane that runs parallel to Newton Road, placing it in one of Singapore’s most coveted primary school corridors. Singapore Chinese Girls’ School (SCGS) Primary is just 0.47 km away, St. Margaret’s Primary School is 0.49 km, and Anglo-Chinese School (Junior) is 0.57 km — three of Singapore’s most sought-after primary schools all within a 600-metre radius. For families navigating the intensely competitive Primary 1 registration system, a 10 Evelyn address places children within the critical 1 km priority band for all three schools simultaneously. This is a catchment concentration that very few condominiums in Singapore can match, and it underpins a floor beneath resale demand that is independent of broader market sentiment.
MRT access is excellent for a low-rise residential enclave. Newton MRT (NSL/DTL interchange) is 0.38 km — roughly a 5-minute walk — providing dual-line connectivity to the CBD via the North-South Line and cross-island reach via the Downtown Line. Novena MRT (NSL) is 0.60 km, offering an alternative route and direct access to the Novena medical and retail hub. The Newton interchange is a genuine differentiator: residents can reach Raffles Place in approximately 15 minutes and Bayfront (Marina Bay Sands) in under 20 minutes without transfers. For a freehold boutique development, this level of rail connectivity is rare — most comparable low-rise freehold projects in District 11 are 800m+ from the nearest station.
The immediate neighbourhood blends residential calm with surprising convenience. Newton Food Centre, one of Singapore’s most famous hawker centres, is approximately 450 metres away — a 6-minute walk for an affordable meal in the heart of the CCR. United Square Shopping Mall and Novena Square / Square 2 are within a 10-minute walk, providing NTUC FairPrice, Cold Storage, casual dining, and everyday retail. Velocity @ Novena Square adds a cinema and expanded F&B options. For healthcare, the Novena medical cluster (Tan Tock Seng Hospital, Mount Elizabeth Novena) is under 1 km. Orchard Road is one MRT stop south via the NSL. The walkability score of 75/100 reflects genuine pedestrian utility — this is not a car-dependent enclave despite its quiet streetscape.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| St. Joseph's Institution | secondary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| St. Anthony's Primary School | primary | ~1.1 km |
| ACS (Junior) | primary | ~1.3 km |
Facilities
Let’s be direct: 10 Evelyn’s facilities are minimal, and that is the inevitable trade-off of a 56-unit development on a compact site. The centrepiece is a 20-metre swimming pool set within a landscaped courtyard — modest by any absolute measure, but shared among just 56 households, which means it rarely feels crowded. There is no lap pool, no separate children’s pool, and no aqua gym. For residents who swim for fitness, the 20m length is functional for casual laps but falls short of the 50m standard that dedicated swimmers expect.
Additional facilities include a compact gymnasium, a pool deck for lounging, and landscaped gardens designed by W Architects to create a sense of tropical enclosure within the courtyard. The four freestanding blocks arranged around the central garden create a village-like intimacy — residents describe it as “a tropical garden oasis right at home.” The arrival drop-off area and side gate to Newton Road complete the common amenities. There is no function room, no BBQ pavilion, no tennis court, and no concierge — the facilities list would fit on a business card.
“Swimming pool and gym are kinda small but that’s because 10 Evelyn is in a premium location with other advantages than just the on-site facilities. The pool is never crowded which is actually quite nice.”
— Resident feedback via PropertyGuru
The honest assessment is this: buyers who prioritise resort-style amenities — multiple pools, tennis, function rooms, children’s playgrounds — should look at larger developments. 10 Evelyn’s value proposition is location, privacy, and a freehold address at a manageable quantum, not an amenity package. The compact facility offering also translates to lower monthly maintenance fees relative to developments maintaining extensive common areas, pools, and staffed facilities — a practical benefit that compounds over years of ownership. For a professional couple or a young family whose lifestyle revolves around the Newton/Novena neighbourhood rather than the condo grounds, this trade-off is entirely rational.
Unit Sizes & Layout
10 Evelyn’s unit mix is dominated by compact configurations designed for professionals and small households. The 28 one-bedroom units (496–614 sqft) make up exactly half the development — a deliberate choice that targets the rental and owner-occupier singles/couples market. The 24 two-bedroom units (732–829 sqft) offer a step up for couples and small families, while the 4 three-bedroom penthouses (1,227–1,249 sqft) sit at the development’s peak, offering duplex living with private roof terraces. The absence of any unit above 1,250 sqft confirms the development’s positioning: this is not a family-scale project, despite the outstanding school catchment.
Architect Mok Wei Wei’s design language emphasises efficiency and light. The units feature clean lines, functional layouts with minimal wasted corridor space, and generous window openings that draw natural light into the living areas despite the compact footprints. The 2021 completion means the fittings and finishes reflect modern construction standards — engineered timber flooring, quality sanitary ware, and built-in kitchen appliances are standard across all units. The four-block, five-storey arrangement means most units enjoy either courtyard views inward or residential street views outward, with no high-rise neighbours to contend with — the low-rise zoning in this pocket of District 11 provides de facto view protection.
The one-bedroom units at 496–614 sqft are the rental workhorses of the development, attracting young professionals and expats who value the Newton address and MRT proximity. The two-bedroom units at 732–829 sqft represent the sweet spot for owner-occupier couples and serve well as family starter homes for those prioritising the school catchment. The penthouses are the rarest configuration — just four units with duplex layouts and roof terraces — and command a premium that reflects their scarcity. For a 2021-vintage development, the build quality is consistent with Amara Holdings’ track record: competent and reliable rather than luxury-tier.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 11 | $2,790 | $1,381,574 |
| 1 BR | 2 | $2,890 | $1,641,000 |
| 2 BR | 27 | $2,623 | $2,055,439 |
| 3 BR | 2 | $1,978 | $2,299,810 |
| 4 BR | 2 | $2,305 | $3,288,000 |
Pricing & Market Position
Based on 44 recorded transactions, sale prices range from $1,269,112 to $3,350,000, averaging $1,935,268 (~$1,961 psf).
Rents range from $3,200 to $7,000 per month across 42 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2026, the average PSF has declined by 17% (from $2,431 to $2,018 psf).
Neighbourhood Comparison
10 Evelyn’s most direct competitor is Soleil @ Sinaran at S$1,970 psf (99-year leasehold). Soleil is a 417-unit development at Sinaran Drive, approximately 800 metres from 10 Evelyn, with a significantly larger facility set including a 50m pool, tennis court, and function rooms. At near-identical PSF, the comparison comes down to freehold versus leasehold and boutique versus scale. 10 Evelyn’s freehold title at a comparable PSF to Soleil’s 99-year leasehold is its most compelling value argument — over a 30-year holding period, the lease decay differential becomes increasingly material. However, Soleil offers substantially more facilities, larger unit options, and a proven rental track record across a broader unit mix. For buyers who prioritise tenure security and school catchment, 10 Evelyn wins; for those who want amenity lifestyle and rental flexibility, Soleil is the stronger proposition.
Pullman Residences Newton at S$3,075 psf (freehold) represents the premium tier of Newton freehold. A 340-unit development by EL Development, Pullman offers full-service facilities including a 50m pool, tennis court, and sky terrace, with newer build quality (TOP 2024) and a wider unit mix from 1 to 4 bedrooms. The S$1,282 psf premium over 10 Evelyn reflects the generation gap in build specification, facility breadth, and development scale. For buyers who can absorb the higher quantum, Pullman delivers a more complete product; 10 Evelyn’s proposition is that it offers freehold D11 with comparable MRT access at 60% of the PSF.
Peak Residence at S$2,489 psf (freehold) is a 90-unit boutique at Trevose Crescent, completed in 2022 — a near-contemporary of 10 Evelyn in age and positioning. Peak trades at a S$696 psf premium that reflects its larger unit formats (up to 4-bedroom), higher finish specification, and a quieter Trevose address. However, Peak is further from MRT access (Stevens MRT at approximately 650m versus Newton at 380m for 10 Evelyn) and lacks the triple-school-catchment advantage. Both are freehold D11 boutiques, but they serve different buyer profiles: Peak for upsizers seeking space, 10 Evelyn for convenience-first buyers who value MRT access and school proximity above unit size.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| 10 EVELYN | 2021 | 56 | $1,961 | |
| PULLMAN RESIDENCES NEWTON | Freehold | 2021 | 340 | $3,074 |
| WATTEN HOUSE | Freehold | 2023 | 180 | $3,236 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 2011 | 417 | $1,970 |
| PEAK RESIDENCE | Freehold | 2021 | 90 | $2,489 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 2004 | 311 | $1,903 |
Lease Decay Analysis
The 99-year lease runs from 2021, meaning approximately 5 years have already been consumed. Roughly 94 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~94 years | Full bank financing available |
| 2051 | ~69 years | CPF usage still unrestricted for most buyers |
| 2060 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2080 | ~39 years | Significant financing restrictions for next buyer |
| 2120 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~84 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates 10 EVELYN across multiple dimensions.
What Residents Say
“Quiet boutique development with friendly neighbours. Great connectivity and facilities are never crowded. Being so close to Newton MRT and the food centre is a huge plus for daily life.”
— Resident review via PropertyGuru
“I can literally see what my neighbour is doing, be it day or night. The lack of privacy makes it really uncomfortable. The units are very close together and there’s not much you can do about it with curtains or blinds.”
— Resident feedback via 99.co
“We bought here for the schools — SCGS Primary and St. Margaret’s are both within walking distance. The condo itself is nothing fancy but the location does all the heavy lifting. Newton Food Centre downstairs, MRT five minutes away, and the kids walk to school. Can’t ask for much more at this price point.”
— Owner discussion via PropertyGuru
Resident sentiment at 10 Evelyn clusters around two distinct themes. The positive narrative centres on location convenience — the Newton MRT proximity, the school catchment, Newton Food Centre, and the quiet residential character of Evelyn Road are consistently cited as the reasons people bought and the reasons they stay. The compact community of 56 households generates a neighbourly atmosphere that larger developments cannot replicate; residents describe knowing their neighbours by name and a well-maintained common area. The negative narrative focuses on privacy and compactness — the inter-block sightlines at close range are a recurring concern, and residents who expected resort-style facilities at a CCR address found the offering underwhelming. The divide tracks closely with buyer expectations: those who bought for location and accepted the trade-offs are satisfied; those who expected the facilities and space of a larger development at a boutique price point are less so. The rental tenant profile — predominantly young professionals and expat couples — suggests a community that values convenience and address over amenity lifestyle.
Strengths & Weaknesses
- Freehold title at S$1,793 psf — one of the most accessible freehold entry points in CCR District 11
- Exceptional school catchment: SCGS Primary (0.47km), St. Margaret's Primary (0.49km), ACS Junior (0.57km) all within 1km priority band
- Newton MRT interchange (NSL + DTL) just 0.38km — genuine 5-minute walk with dual-line CBD access
- Ultra-boutique 56 units — intimate community, uncrowded facilities, lower maintenance costs
- Designed by Mok Wei Wei of W Architects — one of Singapore's most acclaimed architectural practices
- Newton Food Centre 450m away — affordable hawker dining in the heart of the CCR
- Novena medical and retail hub within 1km — Tan Tock Seng, United Square, Velocity all walkable
- Low-rise 5-storey blocks in a low-rise zoned neighbourhood — de facto view protection from surrounding area
- 2021 completion — modern build standards with contemporary fittings and efficient layouts
- Walkability score 75/100 — genuinely pedestrian-friendly for a CCR residential address
- PSF declining from peak S$2,833 to S$2,441 — 14% correction that reflects broader CCR softening and thin transaction volume
- Minimal facilities: 20m pool, gym, landscaped garden — no function room, BBQ, tennis court, or children's playground
- Inter-block privacy concern: compact site with blocks at close range, courtyard-facing units have direct sightline issues
- Gross yield 2.6% — below Singapore average, CCR yield compression makes this unsuitable as a pure income play
- Profitability score 30/100 (LOW) — investors have not generated strong returns at current price levels
- Compact unit sizes: 1BR from 496 sqft, 2BR from 732 sqft — limited appeal for families needing space
- Only 56 units means thin resale liquidity — fewer comparable transactions make price discovery less reliable
- No concierge, no arrival lounge — the boutique label here means stripped-down, not curated luxury
- Investment score 42/100 and ShiokNest score 49/100 — below average across key investment metrics
Verdict
10 Evelyn is a location play — and specifically, a school-catchment play — that delivers on its core promise while carrying limitations that buyers must price in honestly. The headline numbers tell a nuanced story: at an average transacted price of S$1,960,409 and a 12-month average PSF of S$1,793, this is one of the most accessible freehold entry points in CCR District 11. But the PSF trend demands attention — the trajectory from S$2,431 to S$2,590 to a peak of S$2,833, then declining to S$2,680 and now S$2,441 represents a 14% correction from peak. This is not a collapse, but it is a meaningful retracement that prospective buyers should not dismiss.
The PSF decline has structural explanations. As a 56-unit boutique, individual transactions have outsized impact on average PSF — a single unit selling at a discount can move the needle significantly. The 2023–2024 CCR market also saw broader softening, and compact units in the sub-S$2M bracket are particularly sensitive to interest rate movements and cooling measure effects. That said, the direction is clearly downward from peak, and buyers underwriting near-term capital appreciation should temper expectations. The profitability score of 30/100 (LOW) and investment score of 42/100 reflect this reality: 10 Evelyn is not generating strong returns for investors at current price levels.
The competitive landscape frames the value proposition. Pullman Residences Newton at S$3,075 psf (freehold) offers a newer, larger development with more comprehensive facilities but at a 72% PSF premium. Watten House at S$3,236 psf (freehold) is in a different league entirely — larger units, UOL pedigree, and Bukit Timah address. Soleil @ Sinaran at S$1,970 psf is the most direct comparison — similar PSF range but 99-year leasehold, making 10 Evelyn’s freehold title at a comparable PSF genuinely compelling. Peak Residence at S$2,489 psf (freehold) offers a higher PSF with larger units, but lacks 10 Evelyn’s MRT proximity advantage.
The gross yield of 2.6% (average rent S$4,545 against median price S$2,077,250) is below the Singapore average and reflects CCR yield compression — this is not an income play. The rental track record of 40 transactions at S$4,500 median rent demonstrates consistent tenant demand, driven by the Newton MRT proximity and the D11 address, but the yield mathematics do not support a pure investment thesis. The ShiokNest score of 49/100 captures this tension: excellent location fundamentals (walkability 75, MRT access) weighed down by investment metrics (profitability 30, investment score 42) and a declining PSF trend.
The verdict: 10 Evelyn is best suited for owner-occupiers who value the school catchment, MRT access, and freehold title at a quantum that keeps the CCR accessible. The three elite primary schools within 600 metres constitute a permanent structural advantage that underpins long-term resale demand. The freehold title eliminates lease decay risk entirely. The Newton MRT interchange at 380 metres is genuine doorstep connectivity. But buyers must accept the trade-offs: minimal facilities, compact units, inter-block privacy concerns, and a PSF that has retreated meaningfully from its peak. This is a lifestyle and school-access purchase, not an investment play — and for the right buyer profile, the proposition remains sound.