Beverly Hill
Overview & Key Facts
Beverly Hill occupies a quiet enclave off Grange Road in District 10 — one of Singapore’s most storied luxury addresses, sandwiched between the boutique landed enclaves of Balmoral and the retail corridor of Orchard. Developed by Golden Development Pte Ltd, a subsidiary of the Far East Organization, and completed in 1983, Beverly Hill predates most of its neighbours by a generation. With just 88 units, it is a genuinely boutique development in a district where recent launches regularly exceed 300 units — a rarity that shapes everything from management quality to en-bloc optionality.
The development carries the understated elegance typical of Far East Organization’s earlier residential portfolio: generously proportioned floor plates, mature landscaping cultivated over four decades, and a low-rise character that feels more like a private estate than a typical high-rise condominium. The numbers underscore the exclusivity — sales transactions since 2021 reveal a unit profile almost entirely made up of expansive 5-bedroom configurations at approximately 3,778 sqft, with a single penthouse-level transaction recorded at 7,556 sqft. These are not compact CCR apartments; they are large-format residences designed for households that need space without sacrificing address prestige.
At S$2,077–2,668 psf across recent transactions, Beverly Hill trades at a meaningful discount to newer freehold developments on comparable Orchard-fringe streets — a function of its 1983 vintage rather than any underlying deficiency in location or tenure. The freehold status is permanent and unencumbered, and an en-bloc score of 72/100 reflects real redevelopment optionality for a site that, in the right market conditions, could attract a premium land bid from developers seeking a freehold District 10 footprint.
Location & Connectivity
Grange Road’s position in District 10 means Beverly Hill sits within comfortable reach of three MRT lines without being directly adjacent to any of them. The nearest stations — Orchard Boulevard MTE (0.77 km) and Orchard (0.94 km) on the Thomson-East Coast Line and North-South Line respectively — are reachable in roughly 10–12 minutes on foot. For residents accustomed to CCR living, this is an acceptable walk, particularly via the quieter Cuscaden Road and Orchard Boulevard paths that avoid the main retail stretch. Great World MRT (0.99 km on the TEL) provides an alternative to the Great World City end of the corridor.
Drivers have an even easier proposition. The CTE entrance near Stevens Road puts the financial district within 10 minutes during off-peak hours. Orchard Road’s ION, Paragon, and Takashimaya are a 3-minute drive. River Valley Primary School — consistently one of Singapore’s more sought-after catchment schools — is 0.90 km away, and CHIJ (Kellock) is 0.88 km. For families placing a premium on school proximity without sacrificing lifestyle, the address is one of the few in Singapore that genuinely delivers both.
The immediate neighbourhood along Grange Road and the surrounding Tanglin residential enclave is quiet and low-density, defined by a mix of good-class bungalows, boutique condominiums, and international schools. Chatsworth International School’s Orchard campus is 0.89 km away — relevant for expat households. The Singapore Botanic Gardens is under 1.5 km via Cluny Road, providing a meaningful green corridor for walking and weekend recreation. Cold Storage at Grange Road and the Grange Road food cluster offer daily convenience, while Robertson Quay and Great World City are a short drive for evening dining.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Tanglin Secondary School | secondary | Within 1 km |
| CHIJ (Kellock) | primary | Within 1 km |
| Chatsworth International School (Orchard) | international | Within 1 km |
| River Valley Primary School | primary | Within 1 km |
| Gan Eng Seng Primary School | primary | ~1.0 km |
| Kheng Cheng School | primary | ~1.0 km |
| Gan Eng Seng School | secondary | ~1.1 km |
| Methodist Girls' School | secondary | ~1.2 km |
Facilities
As a 1983-vintage boutique development, Beverly Hill’s facilities reflect its era: a swimming pool, tennis court, and landscaped gardens — functional rather than resort-scale. The development predates the amenities arms race that defines post-2010 CCR launches, and buyers should calibrate expectations accordingly. What the development lacks in facility breadth it compensates with land generosity: 88 units on a site that newer boutique condos would pack with 150+ units means the pool and landscaping feel appropriately spacious rather than token.
The mature landscaping is a genuine asset often overlooked in facility comparisons. Four decades of tree growth and established planting give Beverly Hill a garden character that no new launch can replicate. Residents consistently note the sense of privacy and greenery as a key reason for staying long-term.
“Older development but very well-maintained. The garden feels like a real garden, not a potted-plant display. You forget you’re a few minutes from Orchard.”
— Resident review via 99.co
The absence of modern amenities such as a gymnasium, function rooms, or co-working spaces is a trade-off buyers must consciously accept. For owner-occupiers who use a private gym or the nearby Tanglin Club, this is immaterial. For tenants expecting full-service condo facilities, expectations need managing — though the high rental demand (90 transactions since 2021 at an average of S$15,766/month) suggests the market has largely priced this in.
Pricing & Market Position
Based on 12 recorded transactions, sale prices range from $7,000,000 to $18,000,000, averaging $9,635,208.
Rents range from $9,000 to $45,000 per month across 91 rental transactions. Current rental yield sits at approximately 2.0%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 20.3% (from $2,148 to $2,585 psf).
Neighbourhood Comparison
The most direct comparisons in District 10 are drawn against Leedon Green (freehold, 638 units, S$2,784 psf) and Hyll on Holland (freehold, 319 units, S$2,648 psf). Both offer newer vintage, resort-scale facilities, and competitive freehold tenure — but at a 10–18% PSF premium to Beverly Hill. For buyers seeking modern fit-out and full amenities, the premium is arguably rational. For those who place a higher value on unit scale, privacy, and en-bloc optionality in a smaller owners’ collective, Beverly Hill’s lower psf and 88-unit character make a compelling counterargument. D’Leedon (99-year leasehold, S$1,855 psf) is cheaper on psf but forfeits freehold permanence and has substantially higher unit density at 1,703 units. Skye at Holland (99-year from 2024, S$2,945 psf) is priced above Beverly Hill despite leasehold tenure — a spread almost entirely explained by the new-build premium and facility scope.
The honest conclusion: Beverly Hill earns its place in D10 for a specific buyer profile — those who need large contiguous space, value freehold permanence over fresh amenities, and can underwrite the renovation budget that vintage-1983 acquisition requires. It is not a buy for buyers seeking plug-and-play CCR luxury with a gymnasium and concierge. It is a buy for those who have outgrown the compromises of modern floor plates and want a Grange Road address that will endure.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BEVERLY HILL | Freehold | 1983 | 88 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates BEVERLY HILL across multiple dimensions.
What Residents Say
“Very peaceful and private. The units are enormous compared to anything built in the last 10 years. We have space for a proper home office, a dining table that seats 12, and a guest room we actually use. Worth every dollar for own-stay.”
— Resident review via PropertyGuru
“Facilities are very basic — just a pool and a tennis court. If you need a full gym or function rooms, look elsewhere. But the location and the greenery make up for it. Management is responsive and the building is well-maintained for its age.”
— Resident review via EdgeProp
“Bought for en-bloc potential. The land size to unit count ratio is exceptional. Even if that doesn’t happen in the next few years, the freehold tenure and D10 address mean I’m comfortable holding long-term.”
— Investor review via 99.co
The pattern across resident feedback is consistent: space and privacy are the primary drivers of satisfaction, while limited modern amenities are acknowledged but accepted as a known trade-off. Long-hold owner-occupiers tend to rate the development highly; shorter-term tenants expecting full-service CCR facilities express more ambivalence. Rental demand remains robust at S$15,000–S$20,000/month for typical configurations, driven by the Orchard-adjacent address and unit scale that suits senior expat executives and diplomatic households.
Strengths & Weaknesses
- Freehold tenure — no lease clock, permanent ownership
- Genuinely boutique — 88 units, low-density character on a generous site
- Prime District 10 / CCR address: Grange Road, sub-1km to Orchard MRT
- Exceptional unit sizes: ~3,778 sqft per unit (5-BR), double most CCR new launches
- Strong en-bloc optionality (score 72/100) — freehold D10 site coveted by developers
- Quiet residential pocket away from Orchard noise and Tanglin commercial activity
- Mature landscaping — 40+ years of established gardens and tree cover
- River Valley Primary and CHIJ (Kellock) within 0.9 km
- PSF discount of 10-15% vs newer freehold CCR comparables
- Proven rental demand — 90 rentals at avg S$15,766/month since 2021
- Basic facilities: pool and tennis court only — no gym, no function rooms
- Vintage 1983 construction — full renovation budget of S$200k-S$350k required
- Boutique unit pool (88 units) means infrequent resale opportunities
- MRT not walkable for all: 0.77 km to Orchard Boulevard (10-12 min walk)
- Gross yield ~2.0% — low even by CCR standards; investment case rests on capital growth
- Narrow tenant pool due to large unit sizes (5-BR+ only); not for mass-market tenancy
- Profitability score 42/100 — fewer profitable exits vs newer CCR stock
- En-bloc outcome uncertain and untimed — should not be primary purchase thesis
Verdict
Beverly Hill is a specialist asset within District 10’s already specialised landscape. At approximately S$2,370 psf on recent transaction history, it trades at a 10–15% discount to comparable freehold CCR developments with newer TOP dates — a discount attributable almost entirely to vintage, not location or tenure. For buyers who understand that 1983 construction quality is offset by freehold permanence, genuine land scarcity (88 units), and a Grange Road address, the pricing gap relative to newer product represents fair value rather than a red flag.
The en-bloc angle is real but should not be the primary thesis. At 72/100 on the en-bloc score, Beverly Hill has credible redevelopment optionality: a boutique freehold District 10 site within 1 km of Orchard MRT is exactly the profile Singapore’s residential developers seek for premium launches. However, en-bloc outcomes require unanimous owner consent, a willing development collective, and favourable GLS cycles — none of which can be timed. Buyers who acquire primarily for en-bloc upside may hold for a decade without a meaningful vote, while still enjoying reasonable rental yields (gross yield ~2.0% given current rent vs. price levels) and freehold capital preservation.
The honest limitation is the facilities gap relative to newer CCR product. Buyers choosing between Beverly Hill at S$2,370 psf and a newer boutique CCR freehold with gymnasium, lap pool, and smart-home finishes at S$2,700–S$3,000 psf are trading S$1.2–S$2.5 million in acquisition cost for modernity. That trade-off makes clear mathematical sense for buyers who prioritise space, address, and tenure above fit-out freshness. For tenants — particularly corporate relocation packages — the calculus can still work, but expects renovation investment from the landlord side.