21 Anderson

Overview & Key Facts

21 Anderson is an ultra-luxury boutique development tucked into the quiet, leafy end of Anderson Road in District 10 — the prime Orchard-Tanglin-Ardmore belt that sits at the apex of Singapore’s Core Central Region. Developed jointly by Anderson International Properties and Raffles Legend Properties, the project delivers just 19 units on a 99-year tenure commencing in 2022, with TOP landing in 2025. It is the definition of scarcity: one address, one block, fewer than twenty families.

The development was conceived as a private retreat for buyers who could comfortably afford Ardmore or Nassim freehold stock but actively preferred a smaller, more discreet setting. Unit sizes run from roughly 3,000 sqft upward, configured mostly as 4-bedroom flagships and a limited run of penthouses. Transactions at the project have transacted in the S$23–29 million range, with average PSF in the last twelve months at S$4,878 — a pricing band that places 21 Anderson firmly alongside the Cuscaden and Nassim ultra-prime cluster.

The buyer profile here is narrow and specific: ultra-high-net-worth families and single-family offices seeking a Singapore pied-à-terre with genuinely low-density living. Records indicate a meaningful share of foreign and PR buyers, which is typical for boutique Anderson Road addresses where ABSD calculus is secondary to lifestyle positioning. The gross yield of 0.47% tells you exactly what kind of play this is — it is not an income asset.

Location & Connectivity

Anderson Road runs as a quiet residential tributary off Orchard Boulevard, flanked by foreign embassies, the Good Class Bungalow belt around Chatsworth, and the Ardmore luxury condominium cluster. The immediate setting is about as prime as Singapore gets: Orchard Road’s shopping belt is a five-minute drive, the Botanic Gardens UNESCO site is a kilometre away, and the Tanglin enclave of restaurants, galleries and hotel lobbies is within a short stroll.

MRT access is the honest weakness. The nearest stations — Stevens and Napier on the Thomson-East Coast Line — sit roughly 840 metres away, with Orchard MRT (NSL) about 1 km further. That is not a daily-use walk in Singapore’s heat for the demographic this building targets. In practice, residents drive, use the lift-to-lobby service, or rely on building-arranged transport. The TEL opening has genuinely improved the public-transport calculus — Napier places the Botanic Gardens, Orchard Boulevard, and Shenton Way within a handful of stops — but this remains a driver’s address.

For drivers the connectivity is excellent. Orchard Boulevard feeds directly into Paterson Road and the CTE within minutes; the PIE is two turns away via Napier Road; Marina Bay is under fifteen minutes off-peak. Schools within the orbit are a roll-call of the premium market: ISS International (Preston campus 270m away, Paterson 330m), Chatsworth International at Orchard, Anglo-Chinese School (Primary and Barker Road), Singapore Chinese Girls’, Raffles Girls’ Primary, and Nanyang Primary. For an international family weighing Singapore residency, the school-choice density within a 1 km radius is a meaningful draw.

Everyday retail is handled by the Orchard malls — Ion, Tanglin Mall, Forum, Wheelock — rather than anything heartland. The nearest hawker experience is the Newton Food Centre at roughly 1.3 km, and Cold Storage at Tanglin Mall functions as the default supermarket. The Botanic Gardens and the Tyersall nature corridor provide the green lung that substitutes for a conventional park connector.

Schools & Education

4 primary schools within the 1 km Priority Phase balloting radius.

Facilities

With 19 units across a single block, 21 Anderson is a deliberately small boutique. Facilities reflect that scale: a lap pool, a landscape deck, a compact gymnasium, a function pavilion, and 24-hour concierge-style security. There is no tennis court, no badminton dome, no children’s water playground, and no sprawling clubhouse — and that is largely by design. Buyers at this price point typically hold club memberships (Tanglin Club, American Club, British Club, The Hollandse Club) and treat the building amenity as a supplement, not a centre of gravity.

“We chose 21 Anderson precisely because it is not a mega-condo. At nineteen units you know every neighbour, the lift is never full, and the pool is never crowded. That kind of low-density feel is extremely rare even within the CCR.”

— Owner interview via EdgeProp, 2025

Maintenance fees are on the higher side on a per-unit basis because the facility footprint is shared across so few households — a structural feature of boutique ultra-prime stock that prospective buyers should underwrite upfront. Concierge coverage, private-lift service to each unit, and above-average security staffing are where the monthly contribution actually goes. Expect less “resort” and more “private residence club.”

Pricing & Market Position

Based on 16 recorded transactions, sale prices range from $9,430,000 to $52,250,000, averaging $25,414,159 (~$4,850 psf).

Rents range from $8,000 to $14,000 per month across 34 rental transactions. Current rental yield sits at approximately 0.5%.

Price Appreciation

From 2025 to 2026, the average PSF has appreciated by 3.2% (from $4,855 to $5,013 psf).

Neighbourhood Comparison

Within the immediate Ardmore-Anderson cluster, the most relevant comparables are Hyll on Holland (freehold, 319 units, roughly S$2,648 psf) and Leedon Green (freehold, 638 units, roughly S$2,784 psf). Both trade at a dramatic discount to 21 Anderson’s S$4,878 psf — but both are fundamentally different products: larger communities, broader facility decks, and a different buyer profile. The relevant question is not “which is cheaper” but “which product do you actually want.”

Against true peers — Nassim boutique stock, select Ardmore penthouses, and the 3 Orchard By-The-Park cluster — 21 Anderson competes on scarcity and unit size rather than on freehold tenure. The nineteen-unit count is the single sharpest differentiator. Buyers who have shortlisted this address alongside freehold Ardmore will almost always decide on the basis of lease preference, block density, and the specific floorplate they can secure.

Lease Decay Analysis

The 99-year lease runs from 2025, meaning approximately 1 years have already been consumed. Roughly 98 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~88 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates 21 ANDERSON across multiple dimensions.

What Residents Say

“The quality of finishes and the sense of privacy is unmatched at this price point. You walk out of the lift directly into your apartment, never queue for the pool, and genuinely feel like you own a piece of a private club.”

— Owner feedback via PropertyGuru, 2025

“Facilities are deliberately minimal — if you want a mega-condo clubhouse with tennis, badminton, and function halls, this is not the address. We joined Tanglin Club and the building amenity is really just the pool and gym for us.”

— Resident review via EdgeProp

“MRT is the one real inconvenience. Stevens and Napier are walkable in theory but in practice everyone drives. The lift lobby is busiest with the valet, not the pedestrian gate.”

— Owner feedback via 99.co, 2025

Strengths & Weaknesses

Verdict

21 Anderson is a specialist product for a specialist buyer. At roughly S$4,878 psf and transaction prices in the S$23–29 million range, it is not a yield asset, not a capital-appreciation bet in the heartland sense, and not a mass-market family upgrade. It is a scarcity play on boutique ultra-prime Orchard-fringe living — the kind of asset that shows up on a balance sheet alongside a London mews house, a Tokyo penthouse, and a Hong Kong peak property. Evaluated on those terms, the pricing is defensible; evaluated on conventional residential metrics, it is obviously expensive.

The honest trade-offs: you are paying a meaningful leasehold premium that comparable freehold Ardmore stock does not carry, the MRT walk is marginal, and facility breadth is intentionally thin. In exchange you get nineteen neighbours, private-lift access, a GCB-adjacent street, and a genuine sense of sanctuary five minutes from Ion Orchard. For a foreign family establishing a Singapore base, or an ultra-high-net-worth local household that values privacy over prestige signalling, that package has a real audience.

For holding-period planning, the leasehold clock matters more than at most CCR boutiques because the entry price is already so elevated. A buyer planning to hold for a generation should be comfortable with the lease decay math; a buyer planning to flip within five years should understand that boutique ultra-prime liquidity is thinner than the Ardmore freehold comparables. Neither case is wrong, but both need to be underwritten with eyes open.