Cyan

Overview & Key Facts

Cyan is a 278-unit freehold condominium on Keng Chin Road in District 10, completed in 2014 by Kentish Court Pte Ltd — a subsidiary of Far East Organization, Singapore’s largest private property developer. Designed by RSP Architects Planners & Engineers, the development comprises two 24-storey towers set across a generous 14,487 sqm site that feels more like a private estate than a typical District 10 condo compound. The name “Cyan” evokes the blue-green colour of calm water, and the development’s landscape-heavy design delivers on that promise with one of the most expansive pool complexes in the Bukit Timah corridor.

Far East Organization’s track record needs little introduction — the group has delivered over 780 developments across Singapore, from the iconic Far East Plaza to luxury residences like The Scotts Tower and Inessence. Cyan sits in their premium residential segment, positioned as a lifestyle-oriented family home rather than a pure investment play. The 162,000 sqft of landscaped grounds include resort-grade facilities — a 50-metre Olympic-length lap pool, lagoon villas, rainforest bungalow, and dining pavilions — that set it apart from the more compact developments proliferating in the neighbourhood.

At a current average of $2,656 PSF, Cyan trades at a moderate premium within District 10’s CCR pricing tier. The freehold tenure, generous site, proximity to Stevens MRT, and catchment of elite schools including Anglo-Chinese School (Primary) and Singapore Chinese Girls’ School make it a natural choice for families anchoring themselves in the Bukit Timah–Holland corridor. For buyers who prioritise space, greenery, and established school access over brand-new finishings, Cyan remains a quietly compelling proposition in one of Singapore’s most sought-after residential districts.

Location & Connectivity

Keng Chin Road is a quiet residential enclave tucked between Bukit Timah Road and the Stevens Road corridor, placing Cyan in one of District 10’s most established residential pockets. The immediate surroundings are predominantly low-rise residential, with a mix of Good Class Bungalows and older landed homes that preserve the area’s leafy, private character. Unlike condos fronting busy arterial roads, Cyan’s Keng Chin Road address offers a genuine sense of seclusion while remaining minutes from Orchard Road and the CBD.

Transport connectivity is a genuine strength. Stevens MRT station (DT12/TE11) is approximately 520 metres away — a comfortable 7-minute walk that provides dual-line access to the Downtown Line and the Thomson-East Coast Line. This is a significant advantage: the Downtown Line connects directly to Bugis, Chinatown, and Bayfront, while the TEL reaches Orchard, Marina Bay, and the future Founders’ Memorial station. Newton MRT (NS21/DT11) is about 990 metres away, adding North-South Line access for those heading to Woodlands, Ang Mo Kio, or Jurong East. For a CCR condo, having two MRT stations within a kilometre — spanning three rail lines — is a material connectivity advantage.

Daily amenities are well served despite the residential feel. The Balmoral Park cluster along Bukit Timah Road includes several dining and retail options, while the Stevens Road corridor provides proximity to Orchard Road’s shopping belt — ION Orchard, Paragon, and Tanglin Mall are all a short drive or two MRT stops away. For groceries, Cold Storage at Tanglin Mall and FairPrice Finest at Bukit Timah Plaza are the nearest options. Serene Centre on Bukit Timah Road offers a neighbourhood cluster of cafes, clinics, and everyday services within walking distance.

The school catchment is arguably Cyan’s most powerful locational draw. Anglo-Chinese School (Primary) is just 630 metres away, Singapore Chinese Girls’ School (Primary) at 690 metres, and St. Joseph’s Institution at 920 metres — all comfortably within the 1 km priority enrolment radius. ISS International School sits at 930 metres for families seeking the international pathway. Nanyang Girls’ High School and Nanyang Primary School are at 1.19 km and 1.24 km respectively. This density of elite schools within a tight radius is difficult to match anywhere else in Singapore, and it underpins a floor on Cyan’s long-term demand.

Schools & Education

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

Facilities

Cyan’s facilities are its headline act. The development’s 162,000 sqft of landscaped grounds support a resort-calibre amenities set that is remarkable for a 278-unit project. The centrepiece is the 50-metre Olympic-length lap pool — one of the largest private pools in the Bukit Timah corridor — flanked by jacuzzis and spa pools that create a tiered aquatic zone. An aqua gym adds a fitness-meets-water element that is uncommon even among larger developments.

Beyond the pool complex, the grounds include two tennis courts, a well-equipped gymnasium, a children’s playground, and BBQ pavilions. The more distinctive amenities are the “lagoon villas” with built-in dining facilities, a rainforest bungalow with full kitchen amenities for private gatherings, and an air-conditioned pool bungalow that functions as an event space. These communal entertaining spaces elevate Cyan above the standard condo facilities formula and reflect Far East Organization’s resort-lifestyle design philosophy.

“The swimming pool is truly impressive — a 50-metre lap pool in a Bukit Timah condo is rare. The grounds feel like a resort, very well landscaped with lots of greenery.”

— Resident review via PropertyGuru

The honest caveat: maintenance quality has drawn mixed feedback. While the pool and water features are generally well-kept, some common areas show signs of wear that residents attribute partly to initial workmanship and partly to management upkeep. The gym, while adequate, is not in the same class as what newer luxury developments in the $3,000+ PSF range now offer. And the single vehicular entrance via Keng Chin Road creates a bottleneck during peak hours — a practical inconvenience that residents note regularly. For a development of this size on a cul-de-sac road, a second access point would have meaningfully improved daily logistics.

Security is 24-hour with card access controls, and the generous site spacing between the two towers means that the facilities never feel overcrowded. At 278 units sharing a 162,000 sqft compound, the per-unit allocation of outdoor space is substantially higher than what mega-developments in the corridor can offer — a tangible quality-of-life advantage that shows in the unhurried atmosphere around the pools and gardens.

Unit Sizes & Layout

Cyan offers a diverse unit mix that caters to a wide range of household configurations. The breakdown: 41 one-bedroom units (679–710 sqft), 106 two-bedroom units (1,016–1,165 sqft), 23 two-bedroom loft units (1,343–1,395 sqft), 70 three-bedroom units (1,480–1,573 sqft), 28 four-bedroom units (1,722–2,003 sqft), 2 three-bedroom loft units (2,158 sqft), and 9 penthouse units (2,977–4,075 sqft). This range — from compact one-bedders to expansive penthouses — is broader than most boutique freehold developments and reflects Far East Organization’s intent to serve both investors and owner-occupiers.

The unit layouts are a mixed bag. The two-bedroom and three-bedroom units are the sweet spot — well-proportioned with efficient layouts that maximise usable space. The two-bedroom lofts at 1,343–1,395 sqft are particularly appealing, offering double-height living spaces that feel significantly more spacious than their floor area suggests. Upper-floor units benefit from views toward the Bukit Timah Nature Reserve skyline and, in some stacks, partial city views toward the Orchard Road corridor.

The one-bedroom units at 679–710 sqft are sized competitively for the CCR segment and serve the investor-rental market. The four-bedroom units at 1,722–2,003 sqft deliver genuine family-scale space, though the layout efficiency varies by stack — some configurations have long corridors that consume usable area. The penthouses at nearly 3,000–4,000+ sqft are the crown jewels, with private roof terraces and panoramic views, but these transact rarely and at significant quantum.

Pricing & Market Position

Based on 47 recorded transactions, sale prices range from $1,408,000 to $9,200,000, averaging $3,189,813 (~$2,631 psf).

Rents range from $2,500 to $16,500 per month across 568 rental transactions. Current rental yield sits at approximately 2.6%.

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 19.8% (from $2,226 to $2,666 psf).

Neighbourhood Comparison

The most relevant comparisons are within District 10’s freehold corridor. Leedon Green ($2,784 PSF, freehold, 638 units) is the premium benchmark — newer finishings (TOP 2023), a prestigious Leedon Road address, and larger-scale facilities, but at a higher PSF and with smaller average unit sizes. Leedon Green appeals to buyers willing to pay more per square foot for newer quality; Cyan appeals to those who prefer more space and established grounds at a lower PSF entry point.

Hyll on Holland ($2,648 PSF, freehold, 319 units) trades at a near-identical PSF with a slightly more exclusive unit count, but sits on a smaller site with more modest facilities. For buyers weighing Cyan against Hyll on Holland, the deciding factors are likely facilities scale (Cyan wins decisively) versus finishing recency (Hyll on Holland, completed 2023). Fourth Avenue Residences ($2,465 PSF, 99-year from 2018, 476 units) offers a lower PSF entry but at the cost of leasehold tenure — a meaningful trade-off for long-term holders in a corridor where freehold premium compounds over decades.

Among the leasehold mega-developments, D’Leedon ($1,854 PSF, 99-year from 2010, 1,703 units) offers the lowest PSF entry in the comparison set but with 99-year tenure already 16 years into its lease and the density trade-offs of a 1,700+ unit complex. Skye at Holland ($2,945 PSF, 99-year from 2024, 666 units) represents the newest entrant at the highest PSF — buyers there are paying a new-launch premium for latest finishings and facilities but accepting leasehold tenure. Cyan’s freehold status and resort-scale grounds position it as the value-conscious family choice in this competitive set, trading newness for permanence and spatial generosity.

ShiokNest Scores

Our proprietary scoring system evaluates CYAN across multiple dimensions.

What Residents Say

“The grounds are beautiful, like living in a resort. The 50-metre pool is a real highlight — you rarely see that in a private condo. Great for families with children who swim.”

— Owner review via PropertyGuru

“Location is fantastic for schools. ACS Primary and SCGS are both within walking distance. Stevens MRT is close enough to walk comfortably. The loft units are amazing — double-height ceilings make such a difference.”

— Long-term owner via 99.co

“Fantastic facilities and a great location if your focus is on kids’ schools. But maintenance could do a better job — some common areas look a bit run down. Only one entrance in and out which can be frustrating.”

— Resident review via Stacked Homes

“Keng Chin Road is not the biggest of roads, and it serves all the developments in the area. During school drop-off and pick-up times, traffic can back up significantly. Something to consider if punctuality matters.”

— Resident feedback via EdgeProp

The resident feedback pattern for Cyan is consistent across platforms: the resort-like grounds, Olympic pool, and school proximity generate genuine enthusiasm, while the practical friction points — single entrance road, maintenance quality in some common areas, and peak-hour traffic — are the recurring negatives. Notably, the criticisms are operational rather than structural: they relate to management decisions and road design, not to fundamental flaws in the architecture or location. Residents who bought for the schools, space, and lifestyle tend to remain highly satisfied; those expecting the pristine finish quality of a newer luxury development may find the 12-year-old surfaces underwhelming. The consistent thread is that Cyan’s locational and spatial strengths are enduring, while its weaknesses are manageable or addressable.

Strengths & Weaknesses

Verdict

Cyan occupies a specific niche in District 10: it is the freehold, resort-lifestyle, school-proximate family home in a corridor increasingly dominated by boutique luxury developments with smaller footprints and higher PSFs. At $2,656 PSF, it trades below newer neighbours like Leedon Green ($2,784 PSF, freehold, 638 units) and well below Skye at Holland ($2,945 PSF, 99-year), while offering a facilities set and site generosity that neither can match. The freehold tenure eliminates lease decay risk entirely, a consideration that weighs increasingly in buyers’ calculations as 99-year projects age.

The honest weaknesses deserve frank assessment. The 2.55% gross yield is underwhelming for CCR standards — a function of high absolute quantum ($3.24M average) relative to achievable rents ($6,309 average monthly). This is not a rental yield play. The walkability score of 56/100 reflects a location that, while prestigious, still requires a car or bus for many daily errands beyond the immediate Bukit Timah strip. The single vehicular entrance on Keng Chin Road is a genuine daily friction point. And at 12 years old, some common area finishings show their age, though the structural and architectural bones remain sound.

Where Cyan genuinely excels is in the combination of factors that no new launch in the corridor can replicate: a 50-metre pool and resort grounds on 162,000 sqft of freehold land, dual-line MRT access within 520 metres, and a school catchment that includes ACS, SCGS, and SJI all within 1 km. The PSF trend — climbing steadily from $2,387 to $2,754 over recent years — confirms that the market continues to reward these fundamentals. For families who want space, greenery, elite school proximity, and the permanence of freehold tenure in District 10, Cyan remains one of the Bukit Timah corridor’s most balanced propositions.