Cliften
Overview & Key Facts
Cliften is a freehold boutique apartment tucked into 48 Ewe Boon Road, a quiet residential cul-de-sac off Bukit Timah Road in prime District 10. Developed by SB (Cliften) Development Pte Ltd and completed in 2007, the 18-storey single block contains just 32 units — placing it firmly in the rare-turnover, low-density segment of the Tanglin/Newton sub-market where scarcity itself is part of the value proposition.
The development is designed around an unusual configuration for its size class: split-level 3-bedroom units of 1,066 sqft and 1,184 sqft with a single penthouse and a study-penthouse on top. The split-level layout, combined with private elevator access to larger units, gives Cliften a townhouse-like feel that differentiates it from the typical stacked-plate boutique block. Unit mix is deliberately narrow: this is not a development trying to be everything to everyone.
Cliften's buyer profile skews heavily toward owner-occupiers — families, senior professionals, and expat tenants drawn to the Ewe Boon Road address — rather than investors chasing yield. With only 32 units and a 2.42% gross yield at current PSF, the investment case is built on long-term capital preservation in a tightly-held freehold enclave, not cash flow.
Location & Connectivity
Cliften sits on Ewe Boon Road, a short residential street that runs parallel to Bukit Timah Road and backs onto the Goodwood Hill landed enclave. Stevens MRT (Downtown Line and Thomson-East Coast Line interchange) is approximately 440 metres away — a genuine six-to-eight minute walk that remains comfortable in most weather. This dual-line interchange is a meaningful upgrade over what the address offered before TEL opened, and it now provides direct rides to Orchard, Marina Bay, and the East Coast without transfers.
For drivers, the location is close to optimal for a CCR address. Orchard Road is a five-minute drive via Scotts Road or Stevens Road. The CTE is accessible in under three minutes, putting Raffles Place, Paya Lebar, and Changi within predictable reach. Newton Food Centre and the Newton hawker are a short drive or a 15-minute walk for late-night suppers.
The neighbourhood's signature asset is the Singapore Botanic Gardens and National Orchid Garden, roughly 900 metres from the front gate via Cluny Road. Residents with children treat the Bandstand zone and Jacob Ballas Children's Garden as a weekend default. Everyday groceries are handled by the Cold Storage at Cluny Court and the Jason's at Tanglin Mall, both inside a five-minute drive. Balmoral Plaza and the shophouses along Dunearn Road provide local F&B.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| Nanyang Girls' High School | secondary | ~1.1 km |
| St. Joseph's Institution | secondary | ~1.1 km |
| Nanyang Primary School | primary | ~1.1 km |
| St. Anthony's Primary School | primary | ~1.1 km |
Facilities
Facilities at Cliften are deliberately minimal and reflect the development's boutique scale: a lap pool, wading pool, jacuzzi, gymnasium, BBQ pavilion, children's playground, covered parking, and 24-hour security. Buyers expecting the tennis courts, function rooms, and multi-pool complexes of mega-developments like D'Leedon or Leedon Green will find the offering sparse by comparison. The trade-off is that residents rarely queue for the pool and the maintenance fee reflects the lighter amenity load.
“Recommended for city living, families with children, peaceful and quiet surroundings, luxury and prestige — both Asian and Western expats. The lap pool and covered parking work well for what the place is; it is not a resort, it is a home.”
— Resident review via Singapore Expats (8.4/10 rating)
With only 32 households on site, facility booking friction is negligible — something owners of comparable-size new launches increasingly cite as a hidden win. The BBQ pavilion is routinely available, and the pool is almost always usable without advance booking. The gym is compact but adequate for cardio and light weight work; serious lifters tend to supplement with a nearby Pure or Virgin Active membership.
Unit Sizes & Layout
Unit sizes at Cliften remain a standout against most post-2015 CCR launches. The standard 3-bedroom clocks 1,066 sqft, the 3-bedroom-plus-study stretches to 1,184 sqft, and the two penthouses span 2,034 sqft and 2,260 sqft respectively. Split-level layouts — with living and wet areas separated vertically from bedrooms — deliver a sense of spatial separation that flat-plate units in newer launches simply cannot replicate. Ceiling heights feel generous for a 2007-TOP building.
Orientation favours east-west facing units given the narrow site footprint. Upper-floor units on the Goodwood Hill side enjoy protected low-rise views over the landed enclave that are essentially locked in — that pocket is zoned residential and will not be redeveloped into height. Lower floors face more ambient road noise from Bukit Timah Road, though the Ewe Boon Road access itself is quiet.
Kitchens and bathrooms reflect a 2007 specification. Most transacted units have been partially refreshed by prior owners, but buyers should budget S$60,000 to S$120,000 for a meaningful renovation if targeting a contemporary finish — particularly for wet areas, kitchen countertops, and the air-conditioning system.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 11 | $2,013 | $2,274,753 |
| 5 BR | 1 | $1,858 | $4,200,000 |
Pricing & Market Position
Based on 12 recorded transactions, sale prices range from $1,900,000 to $4,200,000, averaging $2,435,191 (~$2,233 psf).
Rents range from $3,550 to $9,500 per month across 29 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 26.5% (from $1,816 to $2,296 psf).
Neighbourhood Comparison
The sharpest trade-off is Cliften versus Hyll on Holland and Leedon Green. Hyll on Holland offers a similar freehold tenure and roughly comparable MRT distance to Farrer Road, with a richer facility stack but a ~$400 psf premium and smaller typical unit footprints. Leedon Green, also freehold, adds large-development amenity depth but pushes psf higher still. D'Leedon is 99-year leasehold commencing 2010 and trades at a steep PSF discount, reflecting both lease tenure and the very different experience of living inside a 1,703-unit Zaha Hadid complex.
Buyers who want boutique scale, freehold tenure, and walkable MRT access typically narrow their search to Cliften, Hyll on Holland, and a handful of similarly-sized freehold blocks along Scotts Road and Leonie Hill. Among these, Cliften's value advantage is the unit size and psf discount; the cost is the thinner facility set and the liquidity risk of exiting a 32-unit block.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CLIFTEN | Freehold | 2007 | 32 | $2,233 |
| 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 CLIFTEN across multiple dimensions.
What Residents Say
“Peaceful and quiet, even though Bukit Timah Road is so close. The split-level layout takes some getting used to but gives privacy between the living and sleeping zones that I could not get in a typical new launch of the same square footage.”
— Resident review via Singapore Expats
“Stevens MRT made a big difference after TEL opened — the walk is genuinely manageable. Before that, we drove everywhere. Now one car works for the household.”
— Owner feedback via PropertyGuru
“Facilities are basic. If you want resort-style amenities this is not it. But the pool is always free and nobody is crowding the BBQ pit — you trade one thing for another.”
— Resident review via EdgeProp
The common thread across resident feedback is coherent: owners chose Cliften for the address, the freehold tenure, the unit sizes, and increasingly the Stevens interchange — not for the facility mix. Those who expected more have either renovated aggressively or moved on, leaving a tenant and owner base aligned with the development's quiet, low-density character.
Strengths & Weaknesses
- Freehold tenure in prime D10 at sub-$2,300 psf
- Stevens MRT (DTL/TEL interchange) walkable at 0.44 km
- Generous 3-BR sizes from 1,066 sqft — larger than CCR new launches
- Split-level layouts with townhouse-style zoning
- Low-density 32-unit block — no facility booking friction
- ACS (Primary) and SCGS (Primary) both within 1 km Phase 2C
- 900 m to Singapore Botanic Gardens
- 15–25% PSF discount to Leedon Green / Skye at Holland / Hyll on Holland
- Protected low-rise views on Goodwood Hill–facing stacks
- Single-block design with private elevator access to larger units
- Thin facility stack — no tennis, function rooms, or multi-pool complex
- Only 32 units — illiquid resale, 6–12 month exit timelines
- Narrow unit mix — no 1-BR or 2-BR options for singles / downsizers
- 2007 fit-out specification; most units need S$60–120k renovation
- Lower-floor units catch ambient noise from Bukit Timah Road
- Gross yield of 2.42% is weak versus leasehold D10 alternatives
- Immediate retail amenity density thinner than Holland Village
- Walkability score 58/100 reflects thinner ground-level retail
Verdict
Cliften is a specific answer to a specific question: what is the cheapest freehold 3-bedroom in D10 within a genuine eight-minute walk of a dual-line MRT interchange? At a 12-month average of S$2,233 psf against Skye at Holland's S$2,945 psf, Leedon Green's S$2,784 psf, and Hyll on Holland's S$2,648 psf, the PSF discount is 15–25% — and the unit sizes are larger than what those developments offer for the same absolute budget. For buyers prioritising floor area and freehold tenure over facilities breadth, the value case is legible.
The weaker arguments are on facilities, unit mix flexibility (no 1- or 2-bedroom options for downsizers or singles), and liquidity. With only 32 units and 12 recorded sales over the dataset window, resale timing is unpredictable — sellers may wait 6–12 months for a matched buyer rather than the 4–8 weeks typical at D'Leedon or Leedon Green. The 58/100 walkability score also reflects that while MRT is close, the immediate retail amenity density is thinner than Holland Village or Orchard proper.
For a 10-year-plus own-stay horizon from a professional family that values freehold tenure, Stevens MRT access, and the ACS/SCGS Primary catchment, Cliften is a considered, defensible choice. For investors optimising rental yield or short-hold capital gain, the illiquidity and thin unit mix make the case harder.