35 Gilstead
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Overview & Key Facts
35 Gilstead is a boutique 70-unit freehold condominium at 35 Gilstead Road in District 11, developed by TEE Forward Pte Ltd — a joint venture between TEE Land and TG Development (a subsidiary of Tuan Sing Holdings). Designed across three low-rise blocks of 5 storeys each on a 38,086-square-foot site, the development obtained its Temporary Occupation Permit in 2024. TG Development brings a portfolio of premium residential projects including The Peak @ Cairnhill II, The Oliv, and Lloyd SixtyFive, while TEE Land contributes engineering and construction expertise — a pairing that is reflected in the quality of finishes throughout the development.
At an average transacted PSF of approximately $2,606 and a gross rental yield of 2.89%, 35 Gilstead occupies an attractive middle ground in the Newton–Novena corridor. The development was recognised as “Highly Commended, Best Luxury Boutique Condo Development” at industry awards, acknowledging its design quality and positioning. With a 99-year lease commencing from 2018 (approximately 91 years remaining as of 2027), it offers a long effective tenure that preserves financing flexibility for buyers, while the freehold-comparable pricing of District 11 peers makes 35 Gilstead a relative value proposition for those comfortable with leasehold tenure.
Location & Connectivity
35 Gilstead’s location in the Newton–Novena education and medical belt is one of its strongest selling points. Newton MRT interchange is approximately 370 metres away — a comfortable 5-minute walk that provides dual-line access to the North-South Line (NSL) and Downtown Line (DTL). The NSL delivers direct connectivity to Orchard (one stop), City Hall, Raffles Place, and Marina Bay, while the DTL connects to Botanic Gardens, Bugis, Bayfront, and the entire east-west DTL corridor. This interchange access effectively places 35 Gilstead within a 15–20 minute commute of virtually every major employment cluster in Singapore’s CBD.
The immediate surroundings offer a mature residential character with strong amenity support. Velocity @ Novena Square and United Square Shopping Mall are both within a 10-minute walk, providing supermarkets (FairPrice Finest, Cold Storage), dining, medical clinics, and enrichment centres. Novena Square itself anchors the medical hub that includes Tan Tock Seng Hospital and Mount Elizabeth Novena Hospital — both within a 5-minute drive. For larger-format shopping, Orchard Road is one MRT stop or a short drive via Scotts Road.
The school access from 35 Gilstead is exceptional and arguably the development’s most distinctive locational advantage. Singapore Chinese Girls’ School (Primary) is approximately 200 metres away, while Anglo-Chinese School (Primary) on Barker Road is just 330 metres distant. This places 35 Gilstead within the coveted 1-km priority enrolment zone for two of Singapore’s most sought-after primary schools — a factor that consistently supports resale demand and pricing resilience in the Newton–Novena corridor.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| St. Joseph's Institution | secondary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| St. Anthony's Primary School | primary | ~1.0 km |
| CHIJ Our Lady Queen of Peace | primary | ~1.2 km |
| ISS International School (Preston) | international | ~1.3 km |
Facilities
35 Gilstead delivers a well-curated facilities suite that balances leisure amenities with the practical constraints of a 70-unit boutique development on a 38,086-square-foot site. The centrepiece is an Infinity Lap Pool that spans the ground-floor communal area, surrounded by a landscaped deck that provides a resort-like atmosphere. A separate Wading Pool caters to young families, while the Sun Deck offers lounging space alongside the main pool. The Gymnasium is equipped with modern cardio and resistance equipment, serving the fitness needs of the small resident community without overcrowding.
Communal socialising spaces include various Dining Pavilions set within the lush landscaping, suitable for small gatherings and al fresco meals. The Tropical Pavilion provides a shaded outdoor retreat, while the landscaped garden weaves through the ground floor, creating green corridors between the three blocks. These gardens are complemented by outdoor fitness pods for residents who prefer exercising in the open air. The overall landscape design emphasises tropical planting and mature greenery that softens the built form and provides a sense of enclosure from the surrounding streets.
Unit Sizes & Layout
35 Gilstead offers a diverse unit mix spanning 1-bedroom to 3-bedroom configurations, including several distinctive layout variants. The 1-bedroom units come in standard and “plus study” configurations (including a premium variant), providing flexibility for singles, couples, and investor-landlords. Two-bedroom options include classic, dual-key, and premium layouts — the dual-key variant being particularly attractive to investors seeking rental optimisation by splitting the unit into independently lettable components. Three-bedroom units range from standard to premium-with-study, double-volume, and PES (private enclosed space) configurations, catering to families of varying sizes and lifestyle preferences.
Interior finishes are pitched firmly at the luxury end of the District 11 market. All units feature marble flooring in the living and dining areas, quartz kitchen countertops, and premium European fittings throughout. Kitchens are equipped with Bosch and Gaggenau appliances — the latter being a tier above the typical new-launch specification — while bathrooms feature Hansgrohe fixtures and Duravit sanitary ware. The penthouse units on the top floor offer additional ceiling height and private roof terraces, positioning them as the flagship residences within the development.
The 5-storey building height means units lack the panoramic city views of nearby high-rise towers, but instead offer a leafy, low-rise outlook over the Gilstead Road residential neighbourhood. Upper-floor units on the outward-facing blocks enjoy treetop views that are characteristic of Singapore’s traditional bungalow districts. The generous ceiling heights (approximately 2.9 m for standard units, higher for double-volume types) compensate for the lower floor count by creating a sense of spatial luxury within each unit.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 8 | $2,633 | $1,264,875 |
| 1 BR | 18 | $2,572 | $1,661,773 |
| 2 BR | 12 | $2,557 | $2,173,935 |
| 3 BR | 4 | $2,572 | $2,698,000 |
| 4 BR | 5 | $2,238 | $3,557,174 |
Pricing & Market Position
Based on 47 recorded transactions, sale prices range from $1,236,000 to $3,828,000, averaging $2,014,809 (~$2,607 psf).
Rents range from $3,000 to $6,650 per month across 36 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 1.9% (from $2,560 to $2,609 psf).
Neighbourhood Comparison
Within the Newton–Novena micro-market, 35 Gilstead competes most directly with Pullman Residences Newton (340 units, freehold, ~$3,075 psf), which offers freehold tenure and a larger unit count at a significantly higher PSF. Pullman Residences is approximately 400 m from Newton MRT — slightly further than 35 Gilstead — and carries the Accor hotel brand association, but its 2019 launch pricing reflects the freehold premium. For buyers where freehold status is non-negotiable, Pullman is the closest comparable, but 35 Gilstead’s ~$470 psf discount represents meaningful savings on a typical unit quantum.
Watten House (180 units, freehold, ~$3,236 psf) in the Bukit Timah direction offers a larger freehold development at a substantially higher PSF. Its appeal centres on the Bukit Timah precinct and proximity to Tan Kah Kee MRT (Downtown Line), targeting a slightly different buyer who prioritises the Bukit Timah address over Newton interchange connectivity. Peak Residence (90 units, freehold, ~$2,489 psf) on Toa Payoh Rise provides a freehold alternative at a lower PSF but is further from Newton MRT and lacks the premium school proximity that defines 35 Gilstead’s appeal.
The key differentiator for 35 Gilstead remains its school access. No other recent boutique development in District 11 can match the sub-350-metre proximity to both SCGS Primary and ACS Primary. For families who weigh primary school enrolment priority as a top-three purchase criterion, 35 Gilstead occupies a category of one in its price range, and the 99-year lease (91 years remaining) is sufficiently long to be a manageable trade-off against the freehold alternatives.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| 35 GILSTEAD | 2021 | 70 | $2,607 | |
| 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 35 GILSTEAD across multiple dimensions.
What Residents Say
The resident community at 35 Gilstead is anchored by Singaporean families drawn to the development’s proximity to elite primary schools. The 200-metre distance to SCGS Primary and 330-metre distance to ACS Primary means parents can walk their children to school in under 5 minutes — a daily convenience that profoundly shapes the resident profile. Young families in their 30s and 40s form the core demographic, complemented by professionals and medical practitioners who work at the nearby Novena medical hub (Tan Tock Seng Hospital, Mount Elizabeth Novena).
The Newton–Novena corridor also attracts a meaningful share of expatriate tenants, particularly those on medical assignments or corporate roles in the Orchard–Scotts Road belt. The dual-key units at 35 Gilstead are well-suited to this rental demand, allowing owners to let one key while retaining the other for personal use or a domestic helper. Rental demand in this location tends to be stable and relatively price-inelastic, as tenants prioritise school proximity and MRT access over marginal rent savings elsewhere.
Recreational and social life for 35 Gilstead residents extends naturally into the Novena–Newton precinct. United Square’s family-oriented enrichment centres, Velocity’s F&B offerings, and the Singapore Polo Club nearby provide a well-rounded lifestyle. For weekend outings, the Botanic Gardens are a short MRT ride away, and Orchard Road’s retail and dining options are accessible in minutes. The Raffles Town Club on Plymouth Avenue adds a private club option for residents seeking that lifestyle.
Strengths & Weaknesses
- Exceptional school proximity — SCGS Primary 200m, ACS Primary 330m (1-km priority zone)
- Newton MRT interchange (NSL + DTL) just 370m walk
- Award-winning boutique design across three low-rise 5-storey blocks
- Premium Gaggenau and Bosch kitchen appliances in all units
- Dual-key 2-bedroom units ideal for investment optimisation
- Marble flooring and Hansgrohe/Duravit fittings as standard
- Low-density 70 units — minimal facility congestion
- Walking distance to Novena medical hub (TTSH, Mt Elizabeth Novena)
- Strong rental demand from medical professionals and CBD commuters
- Double-volume and penthouse units offer distinctive living spaces
- 99-year leasehold — not freehold despite District 11 premium pricing
- Low-rise 5-storey blocks lack panoramic city views
- No tennis court or large recreational facilities
- Gilstead Road is a quiet residential street — limited ground-floor retail
- Higher per-unit maintenance costs for 70-unit development
- Compact site (38,086 sq ft) constrains landscaping and open space
- Limited parking for visitors in a boutique development
Verdict
35 Gilstead succeeds as a luxury boutique proposition in one of Singapore’s most education-rich residential corridors. Its dual strengths — Newton MRT interchange access (370 m) and proximity to SCGS Primary (200 m) and ACS Primary (330 m) — create a combination that is difficult to replicate in the Newton–Novena market. At approximately $2,606 psf on a 99-year lease (91 years remaining), it offers a meaningful discount to freehold peers like Pullman Residences ($3,075 psf) and Watten House ($3,236 psf), while delivering comparable build quality and superior MRT connectivity.
The 99-year leasehold tenure is the primary consideration for buyers weighing 35 Gilstead against freehold alternatives. With 91 years remaining, the lease is long enough to avoid any near-term financing constraints (banks typically lend freely on leases above 60 years), and the lease-decay discount is not yet material. However, buyers seeking perpetual tenure for legacy planning will need to look elsewhere. The 2.89% gross yield is respectable for District 11 and competitive with nearby projects, reflecting healthy rental demand from the medical hub and CBD professionals.