6 Derbyshire
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Overview & Key Facts
6 Derbyshire is a 168-unit freehold condominium at Derbyshire Road in District 11, developed by Fantasia (Novena) Pte Ltd — the Singapore arm of Hong Kong-listed Fantasia Holdings Group, a developer with assets exceeding RMB 35 billion and residential projects across China, Hong Kong, and Southeast Asia. Completed in September 2017, 6 Derbyshire rises 30 storeys on a 4,228 sqm freehold site and occupies one of the more quietly coveted addresses in the Newton–Novena corridor: north of Orchard Road, south of Novena’s medical hub, and within walking distance of two MRT lines.
Freehold tenure is 6 Derbyshire’s most structurally significant attribute. In a District 11 sub-market where the majority of stock is 99-year leasehold or ageing freehold, a 2017-completed freehold asset commands a meaningful premium in both resale and rental positioning. At an average transacted PSF of $2,119 — competitive against Newton Suites ($2,342 PSF), Suites @ Surrey ($2,376 PSF), and materially below the newer Fyve Derbyshire ($2,560 PSF) and 10 Evelyn ($2,792 PSF) — 6 Derbyshire offers entry into prime freehold D11 at a valuation that still prices in upside relative to its 2017-delivered peers.
The development is compact by Singapore luxury standards — 168 units in a single 30-storey tower — which translates into a boutique living environment with a genuinely tight-knit resident community and low turnover in the owner-occupier base. The unit mix spans 1-, 2-, and 3-bedroom configurations plus a single Sky Loft penthouse, with sizes ranging from 474 sqft (1BR) to approximately 1,130 sqft (3BR), reflecting the developer’s positioning of the development as a mid-compact urban luxury product rather than a sprawling estate condominium.
The average rent of $3,724 per month implies a gross yield of approximately 2.1% at current PSF — modest by mass-market standards but consistent with prime freehold D11 residential product, where tenant demand is anchored by Novena’s growing medical-professional community, the Orchard Road lifestyle corridor, and the international school belt along Stevens and Dunearn Roads. For investors, the yield calculus is secondary to the capital preservation and long-term appreciation thesis that freehold tenure in a maturing D11 sub-market provides.
Location & Connectivity
Derbyshire Road occupies a transitional band in the District 11 geography: west of the Novena medical cluster, east of the Newton Food Centre and the Newton MRT interchange, and due north of the Orchard Road luxury corridor via a short drive along Scotts Road or Bukit Timah Road. The address sits in the intersection of two of Singapore’s most valuable residential narratives — the Novena healthcare and education catchment and the Newton–Orchard lifestyle and connectivity belt — without being fully absorbed into the density or footfall of either.
MRT access is the address’s most discussed practical characteristic. Novena MRT (NS20) on the North-South Line is approximately 680 metres from the development — a 9-minute walk under Singapore’s standard mapping conditions. From Novena, the North-South Line provides one-stop access to Newton (NS21, with Downtown Line interchange) and four-stop access to Orchard (NS22) and City Hall beyond. Newton MRT (NS21/DT11) is approximately 1.1km away but serves as the dual-line interchange connecting the North-South Line to the Downtown Line — providing direct access to Stevens, Botanic Gardens, Buona Vista, and the one-north tech corridor without requiring transfer at City Hall or Dhoby Ghaut.
The Novena medical hub — comprising Tan Tock Seng Hospital, Novena Medical Centre, Mount Elizabeth Novena Hospital, and the growing Health City Novena masterplan cluster — is a structural driver of rental demand for this address that goes beyond general D11 prestige. Medical professionals, visiting specialists, pharmaceutical and medical-device executives, and healthcare administration staff constitute a growing tenant segment that draws a direct line between Novena’s built-out health-city cluster and residential demand for well-maintained freehold product within walking distance of Novena MRT. This structural demand driver insulates 6 Derbyshire from the cyclical softness that can affect D11 addresses more heavily dependent on general expatriate financial-sector tenant flow.
The daily convenience matrix is dense for a residential address that sits outside the main Orchard or Bugis commercial precincts. Novena Square and United Square mall are approximately 600 metres away, providing supermarket (Cold Storage), F&B, and retail amenity. Velocity@Novena Square adds a sports and lifestyle retail dimension. The iconic Newton Food Centre — one of Singapore’s best-known hawker centres — is approximately 700 metres on foot, providing an anchor of affordable, authentic Singapore cuisine rarely available this close to a prime CCR-fringe address.
For families with school-age children, the catchment is exceptional. Anglo-Chinese School (Junior) — one of Singapore’s most sought-after primary schools — and St. Joseph’s Institution Junior are both within 1km, a meaningful consideration for Singapore Citizens navigating the P1 registration distance-balloting system. The broader Novena–Newton–Stevens–Dunearn school belt encompasses ACS (Independent), ACS (Barker Road), Raffles Girls’ School (Secondary), and a cluster of international schools along Stevens Road, making District 11 one of Singapore’s most complete educational catchments for a residential address.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Secondary School | secondary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | ~1.1 km |
| Anglo-Chinese School (Primary) | primary | ~1.2 km |
| Farrer Park Primary School | primary | ~1.2 km |
| LASALLE College of the Arts | tertiary | ~1.3 km |
| ACS (Junior) | primary | ~1.3 km |
Facilities
6 Derbyshire’s facilities programme reflects a 2017-vintage boutique luxury development: compact in footprint relative to larger estate condominiums, but thoughtfully distributed across the building’s 30 storeys through a two-level sky garden structure that delivers elevated outdoor amenity well above what a ground-level-only facility deck would provide. The developer — Fantasia Holdings, with a luxury residential pedigree in China’s high-end residential market — positioned the facilities as a curated lifestyle environment rather than a comprehensive sport-and-recreation complex.
At ground level, the development features a lap pool with a connecting spa pool and aqua deck, a reflexology path, BBQ pavilions, and an alfresco dining area with function pavilion. The high-specification gymnasium is fully equipped for strength and cardiovascular training. A fitness station and linear and hedge gardens extend the active and passive landscape amenity around the pool level.
The sky garden levels on floors 15 and 25 are the development’s most distinctive facilities feature and a meaningful differentiator from low-rise or podium-only developments of comparable vintage. The elevated gardens deliver panoramic views across the Newton–Novena rooftop landscape toward the Orchard Road skyline and the Central Catchment Reserve’s green canopy to the north — a visual premium accessible to all residents regardless of unit floor level, rather than exclusively to high-floor unit owners.
For a 168-unit boutique development, the maintenance-to-amenity ratio is well-calibrated. The facilities are sized for the resident community rather than over-programmed for marketing purposes, which means consistent availability of the pool and gym during peak morning and evening hours — a practical quality-of-life consideration that residents of larger estate condominiums with 500+ units and proportionally smaller facilities often cite as a day-to-day limitation. The approximately $60-per-share maintenance contribution supports ongoing upkeep of the landscaping and mechanical systems at a level appropriate for a 2017-vintage development now approaching its first decade.
Unit Sizes & Layout
6 Derbyshire’s 168 units span four bedroom categories within a single 30-storey tower. One-bedroom units (75 units, 474–527 sqft) represent the largest configuration group, targeting the investment and young-professional buyer. Two-bedroom units (45 units, 732–829 sqft) anchor the mid-tier, providing practical layouts for couples and small families. Three-bedroom units (47 units, 1,012–1,130 sqft) are the most spacious standard configuration, offering genuine family-sized living within the D11 luxury frame. A single Sky Loft penthouse at approximately 3,444 sqft crowns the development as an irreplaceable one-of-one asset.
The specification is premium throughout: imported designer fittings in bathrooms and kitchens, engineered finishes in living and bedroom areas, and a finish quality that Fantasia Holdings, with its mainland China luxury residential heritage, positioned as a deliberate differentiator against competing D11 new-launch product of the 2014–2017 period. Units in the 3-bedroom range are equipped to a standard consistent with mid-tier CCR luxury product — not the full appliance-and-fitting premium of the absolute top tier, but well above the mass-market specification of a comparable outside-CCR unit.
The 3-bedroom unit layout has an acknowledged design constraint noted by some residents and analysts: air-conditioning ledges are positioned outside bedrooms in the standard 3-bedroom configuration, which has practical implications for window ventilation and natural airflow in those units. This is not an uncommon feature in compact high-rise developments of this vintage but is worth factoring into the space-experience assessment for buyers who prefer cross-ventilated bedrooms. On balance, the compact 3-bedroom configurations at 6 Derbyshire deliver space efficiency appropriate for an urban luxury product at this price tier, with the 1,012–1,130 sqft range providing a materially better space-per-dollar outcome than equivalently priced newer D11 product.
The Sky Loft penthouse at approximately 3,444 sqft stands in a category of its own within the development: a duplex-format unit at the pinnacle of a 30-storey tower in prime D11 freehold. At under 1% of the total unit count, it represents the kind of genuinely rare asset — a large-format, high-floor, freehold penthouse in a boutique building — that transacts infrequently and holds long-term collector value independent of the cyclical Singapore residential market.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 5 | $2,026 | $959,378 |
| 1 BR | 5 | $1,970 | $1,026,000 |
| 2 BR | 6 | $2,157 | $1,646,565 |
| 3 BR | 9 | $2,229 | $2,283,222 |
Pricing & Market Position
Based on 25 recorded transactions, sale prices range from $880,000 to $2,428,000, averaging $1,614,211 (~$1,848 psf).
Rents range from $2,100 to $13,000 per month across 392 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2026, the average PSF has declined by 13.4% (from $2,145 to $1,858 psf).
Neighbourhood Comparison
The most direct comparable to 6 Derbyshire within the immediate Derbyshire Road sub-market is Fyve Derbyshire (freehold, 75 units, 2024 TOP, ~$2,560 PSF). Fyve Derbyshire is a smaller boutique development on the same street, completed seven years later and pricing the gap accordingly. At approximately 21% higher PSF, Fyve Derbyshire commands the new-vintage premium but offers a dramatically smaller unit count and a narrower unit-mix range. For buyers who prioritise cost-per-sqft and the established-building advantage (known facilities, settled management, existing community), 6 Derbyshire’s $2,119 PSF average represents a meaningful entry discount to the same freehold D11 Derbyshire address.
26 Newton (freehold, 180 units, Newton Road) is the most structurally equivalent development at a neighbouring address: similar unit count, similar freehold tenure, similar Newton-catchment positioning. 26 Newton transacts at approximately $2,454 PSF, a ~16% PSF premium over 6 Derbyshire that reflects its Newton Road address (closer to the Newton MRT interchange and Orchard Road corridor) and slightly newer vintage. For buyers choosing between the two, the decision maps largely to address preference (Derbyshire Road medical-hub-adjacent vs. Newton Road Orchard-corridor-adjacent) and price point rather than fundamentally different product propositions.
Newton Suites (freehold, 2007 vintage, Newton Road, ~$2,342 PSF) is an older freehold comparable on the Newton corridor, transacting above 6 Derbyshire at PSF despite a 10-year build-date disadvantage — confirming that D11 freehold addresses hold well in secondary market pricing and that 6 Derbyshire’s $2,119 PSF is a below-peer-average entry point rather than a PSF ceiling. Suites @ Surrey (~$2,376 PSF) similarly trades at a premium despite an older 2008 vintage.
At the newer-vintage premium tier, 10 Evelyn (freehold, 2022, ~$2,792 PSF) represents the most direct comparison to where 6 Derbyshire’s PSF may trend over the next 5–7 years, assuming comparable market conditions. 10 Evelyn’s $2,792 PSF — a ~32% premium over 6 Derbyshire’s current average — captures the market’s willingness to pay for a more recent build year in D11 freehold. Buyers acquiring 6 Derbyshire at $2,119 PSF with a medium-term hold horizon are implicitly positioning for the development’s progressive migration toward the $2,400–$2,600 PSF band occupied by older freehold peers as it ages into the D11 secondary market maturity cycle.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| 6 DERBYSHIRE | 2017 | 168 | $1,848 | |
| 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 2017, meaning approximately 9 years have already been consumed. Roughly 90 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~90 years | Full bank financing available |
| 2047 | ~69 years | CPF usage still unrestricted for most buyers |
| 2056 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2076 | ~39 years | Significant financing restrictions for next buyer |
| 2116 | 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 ~80 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates 6 DERBYSHIRE across multiple dimensions.
What Residents Say
“Location is everything here. I walk to Novena Square for groceries, Newton hawker for dinner, and I can reach City Hall in 20 minutes by MRT. For a freehold unit in D11, the price when I bought was hard to argue with.”
— Owner-occupier review via PropertyGuru
“The sky gardens on level 15 and 25 are a genuine surprise — the views over the Newton rooftops toward MacRitchie are really peaceful. Not what you usually get in a 168-unit boutique building. Great for morning coffee.”
— Resident comment via EdgeProp
“We rented here for two years — medical professional working at Tan Tock Seng. The walk to Novena MRT is easy, the building is quiet, well-maintained, and the gym is always available. Good experience overall.”
— Tenant review via 99.co
“Being freehold is non-negotiable for me in D11. 6 Derbyshire is one of the few 2017-completed freehold options that isn’t priced at a massive premium yet. The boutique size means I know my neighbours — that matters for long-term ownership.”
— Investor owner via SRX
Resident feedback at 6 Derbyshire clusters around three consistent themes: the tangible lifestyle value of the Newton–Novena dual catchment (Novena Square, Newton hawker, MRT connectivity), the boutique community feel of a 168-unit building where owner-occupiers are a meaningful resident segment, and the sky garden amenity as an unexpected quality-of-life feature that exceeds expectations for a development of this scale. The CTE-facing unit noise issue surfaces in reviews from lower-to-mid-floor occupants on the east-facing stacks and is the most commonly cited drawback. Overall sentiment is positive, with the freehold tenure and 2017 build quality consistently cited as anchor ownership rationale.
Strengths & Weaknesses
- Freehold tenure — one of the most important structural attributes in the D11 secondary market; no lease decay and maximum flexibility for long-term owners
- Sub-peer-median PSF at $2,119 against freehold D11 comparables (Newton Suites $2,342, Suites @ Surrey $2,376, 26 Newton $2,454, Fyve Derbyshire $2,560) — genuine valuation headroom
- Dual MRT catchment: Novena NS20 at ~680m and Newton NS21/DT11 dual-interchange at ~1.1km — access to North-South and Downtown Lines
- ACS Junior and SJI Junior both within 1km — exceptional P1 registration distance advantage for Singapore Citizen families
- Novena medical hub structural rental demand driver — Tan Tock Seng Hospital, Mount Elizabeth Novena, and Health City Novena cluster anchors stable professional tenant flow
- Sky gardens on levels 15 and 25 — elevated landscaped amenity with views over the Newton roofscape and toward the Central Catchment Reserve
- 168-unit boutique scale — low density, strong community character, consistently available pool and gym, minimal common-area congestion
- 2017 build quality with premium imported fittings throughout — Fantasia Holdings’ luxury residential specification is above the contemporaneous D11 mid-market standard
- Newton Food Centre (~700m) and Novena Square / United Square (~600m) provide exceptional daily amenity for a CCR-fringe address
- Proximity to Orchard Road (5-minute drive) and the broader CCR retail and lifestyle corridor without the density premium of an Orchard address
- CTE-facing stacks on lower and mid floors experience measurable road noise — approximately half the building has direct eastern exposure to the Central Expressway
- Novena MRT at 680m and Newton MRT at 1.1km are comfortable but not walk-to-MRT in the sub-400m Singapore benchmark sense — reflected in Walkability Score of 65
- Gross yield ~2.1% at $3,724 average rent — not a yield investment; financing costs for leveraged buyers will exceed rental income at current PSF levels
- Air-conditioning ledge positioning outside bedrooms in the 3-bedroom configuration limits natural cross-ventilation in those units — a known layout constraint for buyers prioritising airflow
- ShiokNest score of 49 reflects the moderate investment metrics and yield — buyers optimising on composite score should weigh the freehold premium separately from the score output
- Compact 1-bedroom units at 474–527 sqft reflect efficient urban sizing; buyers expecting Singapore condominium space standards of 600+ sqft at the 1BR tier will find the lower end tight
- Single-tower configuration means limited architectural variation in unit types; stack and floor selection matters more than in multi-tower estates with varied orientations
Verdict
6 Derbyshire’s investment thesis is anchored in one structural fact: freehold tenure in a completed, well-maintained 2017 building, on a prime Derbyshire Road address in District 11, at a PSF below the median of comparable freehold D11 stock. In a Singapore residential market where freehold supply in the CCR and CCR-fringe has been systematically repriced upward across the 2020–2025 period, 6 Derbyshire’s $2,119 PSF average occupies a genuinely competitive valuation position against Suites @ Surrey ($2,376 PSF), Newton Suites ($2,342 PSF), 26 Newton ($2,454 PSF), and Fyve Derbyshire ($2,560 PSF) — all freehold peers trading materially above current 6 Derbyshire levels.
The Novena medical hub structural driver is a medium-to-long-term tailwind that the broader D11 market has only partially priced. Health City Novena’s ongoing development — adding medical specialties, pharmaceutical, biomedical, and support-service employment within walking distance of Derbyshire Road — creates a growing tenant pool with stable employment profiles and genuine locational preference for a Novena MRT–adjacent freehold address. This is not a thesis that requires macro-market outperformance to materialise; it accrues gradually through rental demand resilience in softening cycles and faster absorption in recovery periods.
6 Derbyshire is the right answer for freehold buyers seeking prime D11 entry at a sub-peer-median PSF, with the Newton–Novena dual catchment as a structural location anchor, and the ACS Junior / SJI Junior school proximity as a family-buyer magnet — in a boutique 168-unit community where the building quality, sky garden amenity, and established resident mix deliver a quality of ownership experience that newer-vintage mass-market equivalents rarely replicate.
The nuances matter. CTE-facing stacks on lower-to-mid floors carry a noise penalty that should be factored into unit-selection discipline. The 2.1% gross yield at current PSF is not a compelling cash-flow proposition for heavily leveraged investors and requires rental income to be evaluated within a total-return framework rather than standalone. The Walkability Score of 65 reflects the genuine but modest MRT-walk distance (Novena at 680m is comfortable but not walkable in the Singapore definition of under 400m to an MRT station) and the absence of an immediately adjacent hawker-and-mall cluster at the building’s doorstep.
For the owner-occupier in D11, 6 Derbyshire’s combination of freehold permanence, 2017 build quality, boutique community scale, school-belt proximity, and Novena lifestyle access — at a PSF still comfortably below the newest D11 freehold benchmark — represents a considered, low-regret acquisition for a household whose priorities align with the Newton–Novena residential narrative. The shortcomings are manageable with careful unit selection; the structural advantages are durable across market cycles.