Amaryllis Ville

Overview & Key Facts

Amaryllis Ville is a 311-unit condominium located at 20–22 Newton Road in District 11, within the prestigious Newton-Novena residential enclave. Completed in 2004 on a 99-year lease from 1997, the development was built by Wingrove Investment Pte Ltd and designed by P & T Consultants Pte Ltd. Comprising two prominent 30-storey residential towers, Amaryllis Ville rises as a recognisable twin-tower landmark on Newton Road, delivering commanding city views and full condominium facilities in one of Singapore’s most sought-after central residential neighbourhoods.

The Newton-Novena corridor is one of the most established premium residential districts in Singapore, home to a mix of freehold and leasehold condominiums, heritage shophouses, and Singapore’s most famous hawker centre — Newton Food Centre. At an average transacted price of approximately $2,114 psf, Amaryllis Ville commands solid pricing for D11, though the 99-year lease from 1997 — leaving approximately 70 years remaining — is the development’s most significant consideration. In a neighbourhood where many competing condominiums are freehold or 999-year leasehold, the lease profile requires careful evaluation.

The buyer demographic is diverse — 63.8% Singaporean, 15.9% PR, and 14.3% foreign — reflecting the area’s appeal to both local families drawn by the prestigious school catchment and expatriates seeking central convenience. The rental yield of approximately 3.1% is supported by the dual-MRT access and the neighbourhood’s proven track record with the international tenant community.

Location & Connectivity

Amaryllis Ville benefits from dual MRT access, sitting between Newton MRT interchange (NS21/DT11) and Novena MRT (NS20). Newton MRT, a dual-line interchange connecting the North-South and Downtown lines, is approximately 400 m away — a 6-minute walk via a pedestrian bridge that connects directly to Newton Hawker Centre. Novena MRT on the North-South Line is accessible via an underground linkway to United Square, providing a rain-sheltered alternative route. This dual-station access gives residents flexibility in their daily commute.

The neighbourhood is self-sufficient and well-provisioned. United Square, approximately a 5-minute walk via the rear gate, provides a supermarket, food court, retail, and childcare facilities. Newton Food Centre — Singapore’s iconic hawker centre — is within a 5-minute walk, and the broader Novena commercial cluster (Velocity @ Novena Square, Square 2, Royal Square) offers additional shopping, dining, and medical services. Tan Tock Seng Hospital and the National Centre for Infectious Diseases are within 1 km, providing comprehensive medical infrastructure.

For drivers, the CTE, PIE, and Bukit Timah Road are all within immediate reach, and Scotts Road provides a direct route to Orchard Road in under 5 minutes. The location strikes a genuine balance between residential tranquillity on Newton Road and proximity to both the Orchard Road lifestyle corridor and the Novena commercial hub.

Schools & Education

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

Facilities

Amaryllis Ville delivers a full suite of condominium facilities across its twin-tower development. The aquatic amenities include a swimming pool, a children’s pool, and dedicated deck areas. Recreational facilities encompass tennis courts, a fully equipped gymnasium, steam rooms, a clubhouse with function rooms, a theatre lounge, fitness and exercise areas, a children’s playground, and landscaped gardens. The two 30-storey towers are connected at the ground level by the shared facility deck, creating a cohesive community space despite the twin-tower configuration.

“The facilities have been very well maintained despite the development being over 20 years old. The management team is responsive and the security guards are friendly and professional. The pool area is clean, the gym has been updated with newer equipment, and the tennis courts are in good condition. For a 311-unit development, there is enough facility space that you rarely feel crowded. The theatre lounge is a nice touch for movie nights.”

— Owner-occupier, 3-bedroom unit (PropertyGuru review)

The 30-storey elevation provides excellent vantage points for higher-floor residents. The towers are oriented to capture views in multiple directions — toward the Novena-Bukit Timah skyline, the Orchard Road corridor, and the Newton hilltop area. 24-hour security with concierge services, CCTV surveillance, and covered car parking complete the amenity package. The MCST has maintained the development to a high standard, and the common areas retain a well-kept appearance that belies the 2004 completion date.

Unit Sizes & Layout

Amaryllis Ville offers a range of configurations from two-bedroom to four-bedroom units across the two 30-storey towers. The unit sizes are generous by contemporary standards, with the two-bedroom units starting at approximately 958 sqft — significantly larger than the 650–750 sqft two-bedrooms typical of newer developments. This spaciousness is a hallmark of the early-2000s design era and remains one of the development’s most compelling advantages for buyers who prioritise living space over new-build finishes.

The layouts feature practical proportions with separate kitchens, well-sized bedrooms, and living-dining areas that comfortably accommodate standard furniture configurations. Internal finishes reflect the 2004 era — functional and durable, but buyers acquiring resale units should budget for kitchen and bathroom modernisation. The twin-tower design creates a good range of orientations, and the development’s position along Newton Road means that many stacks benefit from relatively unobstructed frontages on at least one side. The community has a notable proportion of tenanted units, reflecting the area’s strong expatriate rental demand.

Pricing & Market Position

Across 74 recorded transactions (all-time), sale prices range from $992,000 to $3,950,000, averaging $2,102,889.

Over the last 12 months, transactions averaged $2,079 psf.

Rents range from $2,700 to $8,500 per month across 391 rental transactions. Current rental yield sits at approximately 3.1%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at AMARYLLIS VILLE typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 23.6% (from $1,691 to $2,090 psf).

Neighbourhood Comparison

Amaryllis Ville ($2,114 psf, 311 units, 99-year from 1997, ~70 years remaining) competes in D11’s Newton-Novena corridor against developments with significantly longer tenures. Kopar at Newton ($2,300–$2,700 psf, 378 units, 99-year from 2018) is the newest leasehold competitor — directly at Newton MRT with a 22-year lease advantage, modern finishes, and integrated retail, but at a 15–25% PSF premium. For buyers who prioritise new-build condition and a longer lease, Kopar is the direct alternative, though the unit sizes are smaller.

Soleil @ Sinaran ($2,000–$2,400 psf, 417 units, 999-year) at Novena MRT eliminates lease anxiety entirely with its near-perpetual tenure, while offering integrated mall connectivity through Velocity. Newton Suites ($2,200–$2,600 psf, 118 units, freehold) is the boutique freehold option in the immediate vicinity, commanding a premium for permanent ownership. Amaryllis Ville’s competitive advantage is its lower PSF entry point and spacious unit sizes — buyers get more living space per dollar than at any newer competitor. Its weakness is the lease that, at ~70 years remaining, is the shortest among its peers and will become increasingly disadvantageous over time.

Lease Decay Analysis

The 99-year lease runs from 1997, meaning approximately 29 years have already been consumed. Roughly 70 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 ~60 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates AMARYLLIS VILLE across multiple dimensions.

What Residents Say

“We chose Amaryllis Ville primarily for the school catchment — both ACS Junior and SJI Junior are within 1 km, which was critical for our children’s primary school registration. The development itself is very well maintained, the management is attentive, and the security is excellent. The units are spacious by today’s standards, and having Newton MRT and Novena MRT both within walking distance gives us tremendous flexibility.”

— Owner-occupier, 3-bedroom unit (99.co review)

“The location is what keeps me here. Newton Hawker Centre is a 5-minute walk, United Square has everything for daily needs, and I can be at Orchard in 10 minutes by MRT. The development is quiet and peaceful despite being so close to the city centre. The lease is the concern — we are realistic about the fact that with 70 years remaining, this is not a forever home. But for the next 10–15 years, the quality of life here is hard to beat.”

— Owner-occupier, 2-bedroom unit (EdgeProp review)

“I have been renting here for four years and it is a hidden gem for expats. The community is international, the management maintains the facilities beautifully, and the twin towers have a genuine sense of address. The views from the upper floors are spectacular — you can see all the way to Marina Bay on clear evenings. The back gate to United Square and the underground walkway to Novena MRT are incredibly convenient in rainy weather.”

— Tenant, 2-bedroom unit (SingaporeExpats review)

Strengths & Weaknesses

Verdict

Amaryllis Ville occupies a conflicted but ultimately defensible position in the Newton-Novena market. The location is genuinely premium — dual MRT interchange access, Singapore’s most coveted primary school catchment, self-sufficient neighbourhood amenities, and a central address that commands respect. The facilities are well maintained, the units are spacious, and the 30-storey twin towers deliver the panoramic views and sense of address that lower-rise developments in the area cannot match.

The elephant in the room is the lease. With approximately 70 years remaining on the 99-year tenure from 1997, Amaryllis Ville is entering the zone where lease decay begins to weigh materially on financing, CPF usage, and resale marketability. In a neighbourhood where competitors like Soleil @ Sinaran (999-year), Newton Suites (freehold), and Kopar at Newton (99-year from 2018) offer significantly longer or permanent tenure, the lease comparison is unavoidable. Buyers must honestly assess their holding horizon: for a 5–10 year owner-occupied stay, the lease is manageable; for a legacy asset, freehold alternatives in the same district are worth the premium.

The value proposition crystallises for families who need the ACS/SJI school catchment and want spacious, well-facilitated living at a PSF that undercuts newer D11 launches. At $2,114 psf, Amaryllis Ville is substantially cheaper than Kopar at Newton ($2,300–$2,700 psf) and freehold alternatives that can exceed $3,000 psf. For medium-term owner-occupiers who prioritise space, schools, and central convenience over lease permanence, Amaryllis Ville remains a rational choice in a premium neighbourhood.