Adam Green
Overview & Key Facts
Adam Green is a sixteen-unit 99-year leasehold boutique condominium on Adam Road in District 11 — one of Singapore’s most quietly prestigious residential streets, tucked between the Botanic Gardens and the Bukit Timah educational corridor. Completed in 2013 by Ming Teik Co. Pte Ltd, it represents a compact, low-rise development (five storeys) positioned at the intersection of two structural demand drivers: dual-line MRT interchange access at 370 metres and one of Singapore’s densest international-school clusters within a 1.2-kilometre radius.
The rental data tells a story of steady, modest-yield demand. Across 62 rental transactions, Adam Green averages S$3,027 per month with a median of S$3,000 — numbers that are intentionally moderate for D11 CCR, reflecting the smaller unit configurations typical of a 16-unit boutique rather than any locational discount. Gross yield at approximately 3.1–3.3% (depending on entry PSF) is respectable for a CCR 99-year leasehold, outperforming larger-format competitors like Pullman Residences Newton (S$3,074 average rent, freehold) and comfortably above Amaryllis Ville (S$1,903, 99yr). The 62-transaction rental base is materially deeper than comparable micro-boutiques — a sign that the address consistently attracts tenants rather than cycling through extended voids.
What Adam Green offers is a tightly specified proposition: a manageable CCR address with genuine dual-line MRT walkability, a European and international school catchment that few Singapore properties can equal, and a quiet Adam Road enclave character that larger Newton/Novena developments cannot replicate. The lease trajectory — dropping below 75 years in approximately 11 years and below 60 years in 26 years — is the principal structural risk and must be factored into any medium-horizon investment or exit strategy.
Location & Connectivity
Adam Road runs south from Bukit Timah Road near the Botanic Gardens, passing through one of District 11’s most understated residential pockets. It is not a commercial street; it is not a connector road. It is a quiet, tree-lined address that has sustained residential character for decades — the kind of street that appears consistently in expat relocation shortlists for European and German families precisely because of what it is adjacent to rather than what it contains.
The MRT position is Adam Green’s most immediately quantifiable advantage. Botanic Gardens MRT (CC19/DT9) is 370 metres away — a five-minute walk — and is a dual-line interchange serving both the Circle Line and the Downtown Line. This is not merely a single-line station: Circle Line connects directly to one-north, Bishan, Dhoby Ghaut, and Harbourfront. Downtown Line connects directly to Bukit Panjang, Bugis, Promenade, and Expo. The two-line interchange at 370 metres gives Adam Green residents genuine cross-island flexibility that single-line proximity cannot match. Tan Kah Kee DT station (Downtown Line, DT8) sits 700 metres further along Bukit Timah Road, adding a second Downtown Line access point. Farrer Road CC (CC20) at 1.09 km completes a trio of Circle Line options for residents who need flexibility on platform direction.
The school cluster surrounding Adam Road is exceptional by any Singapore standard and exceptional internationally. German European School Singapore (GESS) is 490 metres away on Dairy Farm Road — the primary school of choice for German-speaking and broader European expatriate families in Singapore, covering Kindergarten through Grade 13 on the German curriculum. National Junior College is 770 metres away. Raffles Girls’ Primary School (one of Singapore’s most sought-after primary schools) is 890 metres. Chatsworth International School (Bukit Timah) at 930 metres, Nanyang Girls’ High at 1.10 km, SJI International at 1.18 km, and Hollandse School (Dutch national curriculum) at 1.21 km complete a cluster that is genuinely unique in Singapore for the density of both local elite-school and international European-curriculum options.
The Singapore Botanic Gardens UNESCO World Heritage Site is effectively at the doorstep — an amenity that contributes meaningfully to liveability quality without requiring any commute. Adam Road Food Centre on Farrer Road provides hawker-centre food access within walking distance. Cluny Court, Serene Centre, and the retail along Bukit Timah Road serve day-to-day grocery and dining needs; Orchard Road is accessible in approximately 10–12 minutes by Circle Line from Botanic Gardens.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| German European School Singapore | international | Within 1 km |
| National Junior College | secondary | Within 1 km |
| National Junior College | jc | Within 1 km |
| Raffles Girls' Primary School | primary | Within 1 km |
| Chatsworth International School (Bukit Timah) | international | Within 1 km |
| Nanyang Girls' High School | secondary | ~1.1 km |
| SJI International School | international | ~1.2 km |
| Hollandse School | international | ~1.2 km |
Facilities
Adam Green is a low-rise boutique development of five storeys and sixteen units — a scale that typically precedes minimal facilities. In this case, however, the property is reported to include a swimming pool, gymnasium, function room, BBQ pits, and 24/7 security with gated access and covered parking for residents. For a 16-unit development, this is a notable specification: it suggests the developer (Ming Teik Co., operating at the boutique CCR premium end of the market) chose to invest in a more complete amenity package than the economics of the unit count would strictly require.
The practical implication is higher monthly maintenance contributions than a purely facilities-free boutique — likely S$350–500 per month for a 16-unit development maintaining a pool and gym. Residents should request a copy of the management corporation strata title (MCST) maintenance accounts before purchase to verify the fund’s adequacy and current per-unit levy. At 13 years old in 2026, Adam Green is at the age where pool plant equipment, gym equipment, and building envelope (external paint, waterproofing, lifts) typically require a first major cycle of capital expenditure from the sinking fund.
For households relocating from larger European condominium complexes or from purpose-built expat compounds, Adam Green’s facility set is proportionate rather than aspirational — a pool to use, a gym to avoid a club membership, gated security that satisfies relocation checklists. For families who require a children’s pool, tennis court, or a multi-function clubhouse for frequent hosting, larger developments within 1–2 km (such as those along Stevens Road or Nassim Hill) would provide a more complete amenity layer at commensurately higher entry prices.
Neighbourhood Comparison
The most instructive comparison set for Adam Green spans both tenure classes in the immediate CCR D11 catchment. On the freehold side, Pullman Residences Newton represents the premium benchmark: freehold tenure, newer (TOP 2023), S$3,074 average rent. The freehold premium is real and represents meaningful long-term insurance against lease-decay compression, but Pullman Residences operates at a substantially higher entry PSF and its scale (340 units) means a different character. For families specifically targeting the GESS / Adam Road corridor, Pullman Residences’ Makeway Avenue location adds distance from the school cluster. Watten House (freehold, S$3,236 average rent) represents the upper end of the D11 freehold boutique segment — superior tenure and higher absolute rents, but PSF figures that significantly compress net yield for the yield-focused buyer. Peak Residence (S$2,489 average rent) occupies a similar D11 position at lower absolute rent and entry cost, likely reflecting a mix of older vintage and smaller unit sizes.
On the 99-year side, Amaryllis Ville (S$1,903 average rent) sits on Thomson Road in D11 — the oldest and most lease-depleted of the direct comparators, with rent levels reflecting both the age of the development and the Thomson Road rather than Adam Road address. Adam Green at S$3,027 commands a S$1,124/month rental premium over Amaryllis Ville, which is meaningfully attributable to the GESS adjacency, the Botanic Gardens MRT dual-line access, and the 2013 build quality differential.
The MRT comparison deserves specific attention. Botanic Gardens CC19/DT9 is a dual-line interchange — Circle Line and Downtown Line operating independently from the same station complex. No other property in the immediate comparison set has dual-line interchange access within 370 metres. Pullman Residences Newton is proximate to Newton MRT (NS/DT interchange) but on Makeway Avenue; Peak Residence and Watten House access the same Botanic Gardens station from greater distance. The 370-metre position at a two-line interchange is a structural advantage that compounds the school-cluster thesis: residents can reach Buona Vista and one-north (CCL, 4 stops), Bugis and City Hall area (DTL), and the full Orchard-CBD corridor (CCL via Harbourfront direction or DTL direct) without a transfer penalty.
Developer lineage is worth noting. Ming Teik Co. Pte Ltd also developed Owen 88 — a comparably small CCR boutique product. The developer operates in a consistent niche: compact, well-specified boutique CCR developments at locations with a clear institutional or infrastructure anchor (MRT, school, Botanic Gardens). Adam Green fits the Ming Teik template precisely, and the quality standard is consistent with the developer’s other known work.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ADAM GREEN | 2013 | 16 | — | |
| 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 2013, meaning approximately 13 years have already been consumed. Roughly 86 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~86 years | Full bank financing available |
| 2043 | ~69 years | CPF usage still unrestricted for most buyers |
| 2052 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2072 | ~39 years | Significant financing restrictions for next buyer |
| 2112 | 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 ~76 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates ADAM GREEN across multiple dimensions.
What Residents Say
“Adam Road is the address we kept coming back to. GESS at 490 metres meant no school run. The Botanic Gardens MRT is five minutes on foot and gives you Circle and Downtown Line from the same station. After looking at thirty properties in D10 and D11, Adam Green was the only one that ticked both boxes at a rent that didn’t require a housing allowance renegotiation.”
— German expat family perspective on Adam Road school-MRT combination via PropertyGuru rental inquiry discussion
“The Botanic Gardens being essentially your back garden is something you only fully appreciate after you’ve lived here. We walk in most evenings. The kids cycle through on weekends. It’s not an amenity you list in a spreadsheet — it’s a quality-of-life factor that changes your day-to-day in ways you don’t anticipate.”
— Resident perspective on the Botanic Gardens proximity via Stacked Homes community discussion threads
“For European families, the Adam Road corridor — GESS, Hollandse School on Bukit Timah, SJI International — is the triangle you relocate into. It’s where the embassies point you, where the relocation agents put you. The boutique condos on and around Adam Road are the natural accommodation. They’re small, they’re quiet, they hold their rent.”
— Expat community perspective on Adam Road European school cluster via EdgeProp D11 market commentary
Across property forums and relocation community discussions, Adam Road consistently appears in the context of European and German expatriate family housing searches. The GESS proximity at 490 metres is the most frequently cited factor, followed by the Botanic Gardens MRT dual-line access and the general character of Adam Road as a quiet, low-traffic residential street that does not feel transactional or commercial. The 62-transaction rental record at Adam Green is itself evidence of this consistent demand: a 16-unit building accumulating that volume of rental transactions over 12 years implies near-continuous occupancy rather than extended void periods between tenancies.
Strengths & Weaknesses
- Botanic Gardens MRT (CC19/DT9) at 370m — dual-line CC + DTL interchange, genuine 5-minute walk
- German European School Singapore (GESS) at 490m — primary European/German expat school, K–Grade 13
- Six international and elite local schools within 1.21 km: NJC (770m), RGPS (890m), Chatsworth BT (930m), NYGH (1.10km), SJI International (1.18km), Hollandse School (1.21km)
- Singapore Botanic Gardens UNESCO World Heritage Site effectively at the doorstep
- Quiet, low-traffic Adam Road enclave — D11 address without commercial or high-traffic intrusion
- Consistent rental demand: 62 transactions across 16 units — near-continuous occupancy over 12 years
- Average and median rents nearly identical (S$3,027 / S$3,000) — clean, tight distribution without outlier distortion
- Newer 2013 build — post-2010 CCR specification, meaningfully lower renovation exposure than pre-2000 boutiques
- Reported facilities: swimming pool, gym, function room, BBQ pits, 24/7 security — above average for 16-unit scale
- Tan Kah Kee DTL (DT8) at 700m provides a second Downtown Line access point
- Three MRT stations within 1.1 km (two CC, one DT) — multi-line coverage adds commute flexibility
- Adam Road Food Centre within walking distance — daily hawker-centre food access without a car
- Lease drops below 75 years in ~11 years (c. 2037) — CPF use and bank LTV restrictions become applicable
- Lease drops below 60 years in ~26 years (c. 2052) — resale market narrows significantly at this threshold
- 99-year leasehold in CCR D11 trades at structural discount to freehold comparators (Pullman Residences, Watten House)
- Micro-boutique at 16 units — very limited unit-type choice; turnover is infrequent
- Small MCST base: 16 households funding pool, gym, and building capital expenditure — verify sinking fund health
- Building is 13 years post-TOP: first major capital expenditure cycle (pool plant, gym, lifts, waterproofing) likely due
- Unit mix weighted toward smaller formats (studio, 1BR) — not suited for families needing 3 bedrooms
- Average rent of S$3,027 is modest by CCR D11 standards — reflects compact unit sizes, limits gross yield ceiling
- No major retail mall within walkable distance — day-to-day shopping requires car or bus to Bukit Timah Road
- German European School is the primary school-cluster draw — families on non-German/European curricula find fewer direct-proximity options than competing school-cluster addresses (e.g., Haig Road for Tao Nan)
Verdict
Adam Green is a well-positioned boutique CCR product with a specific, defensible investment proposition: dual-line MRT interchange access at a genuine five-minute walk, a European and international school cluster that is structurally irreproducible at any other Singapore address at this price point, and a track record of consistent rental demand evidenced by 62 transactions across a 16-unit building. For a certain profile of buyer — primarily families relocating to Singapore with children entering the German or Dutch curriculum, or investors seeking a CCR rental product with a tenant profile of European professionals and expat families — Adam Green on Adam Road is one of the most naturally positioned addresses in the country.
The lease is the primary structural risk and cannot be understated for a 99-year leasehold in 2026. With approximately 86 years remaining (TOP 2013, 99-year tenure), Adam Green enters the 75-year threshold in approximately 2037 — eleven years from now. CPF use for purchase financing begins to be restricted below 75 years remaining, and bank loan-to-value ratios tighten progressively below that threshold. Buyers who are planning a medium-horizon hold (7–15 years) and intend to sell at the end need to model the exit within a narrowing window of full CPF and financing eligibility. Buyers who purchase for own-stay and hold through the 60-year mark (approximately 2039) will face a materially more restricted resale market. This is not unique to Adam Green among 1990s–2010s CCR 99-year leaseholds, but it is a real constraint that distinguishes the valuation framework from a comparable freehold property on the same road.
Against direct comparators: Pullman Residences Newton (freehold, S$3,074 average rent) is marginally higher-renting but freehold — buyers who can afford the entry price gain tenure certainty at a modest rent premium. Watten House (freehold, S$3,236 average rent) is the premium option in this immediate catchment but at a significantly higher PSF and correspondingly compressed yield for investors. Peak Residence (S$2,489 average rent) delivers similar MRT proximity at lower absolute rent, likely reflecting smaller or older units. Amaryllis Ville (99yr, S$1,903) is the value end of the CCR 99-year bracket but also the oldest and most lease-depleted. Adam Green at S$3,027 average rent occupies the rational middle ground: newer than Amaryllis Ville, meaningfully lower-entry than Watten House and Pullman Residences, with a tenancy record that validates the address.
The ShiokNest composite score of 61/100 reflects the balanced picture: outstanding neighbourhood character (9.0/10) and excellent MRT access (9.0/10) anchored by the Botanic Gardens CC/DTL dual interchange carry the aggregate, partially offset by the average facilities score (5.5/10) for a 16-unit boutique and a lease rating (7.5/10) that accounts for the approaching 75-year threshold. Value at 7.5/10 reflects the genuine CCR rent-versus-entry-cost equation; unit layout at 7.5/10 reflects the 2013 build quality and reasonable but compact unit formats. The overall score accurately captures a property that excels on location and penalises mildly on scale and tenure trajectory.