Elite Residences
Overview & Key Facts
Elite Residences is an exclusive cluster of eight freehold strata terraces at 52 Elite Terrace in District 15, developed by TIEC Holdings Pte Ltd — a wholly owned subsidiary of ECG Group — and completed in June 2018. Each of the eight units is a three-storey house with a private basement, a personal attic, a private swimming pool, a private lift serving all levels, and dedicated basement carparking. Unit sizes run from 3,767 to 3,864 square feet, making these among the most generously proportioned strata-landed homes in the East Coast belt.
The transaction data profile is consistent with a tightly held, ultra-boutique cluster. Three resale caveats on record average S$3,106,667 (median S$3,100,000) — which, across floor areas of roughly 3,800 sqft, produces the headline S$866 psf figure. This is not distressed or dated pricing: it is the natural arithmetic of large, fully private strata terraces where livable area runs to three floors plus basement and attic. Unlike a condominium unit sold on a per-square-foot basis that includes common facilities and landscaped grounds, each unit here is essentially a private landed house held on a single freehold strata title. The 2.44% gross yield is entirely credible for a freehold, owner-occupier-grade asset class where rental demand is anchored by the school cluster and the arrival of Siglap MRT.
Elite Residences sits in the heart of the Siglap–Bedok Reservoir residential enclave, flanked by low-rise landed housing on the Frankel Estate side and the Siglap conservation shophouse belt to the north. The arrival of Siglap MRT (TE28) on the Thomson-East Coast Line in June 2024 — 0.58 km from the development — fundamentally re-rates an address that was previously serviced only by bus and private-hire vehicles. For a strata-terrace cluster completed in 2018 and held by owner-occupiers or long-term investors, this is a generational locational upgrade.
Location & Connectivity
Elite Terrace is a short private road running off the Upper East Coast Road / Siglap Road axis, within the Siglap–Frankel Estate residential enclave. The surroundings are overwhelmingly low-rise — one- and two-storey landed houses, small boutique condominiums, and the heritage Siglap conservation shophouse cluster a short walk north. Traffic density is low, green canopy is high, and the street character sits firmly in the quiet-landed-enclave category that defines the most liveable pockets of District 15 east of the Tanjong Katong belt.
The nearest MRT station is Siglap MRT (TE28, Thomson-East Coast Line) at 0.58 km — a comfortable 7–8 minute walk or a 2-minute private-hire ride. Siglap TE28 opened on 23 June 2024 as part of TEL Stage 4, providing a one-seat ride to Marine Terrace (TE27), Marine Parade (TE26), and onward to Tanjong Katong and Katong Park stations, as well as northward through Marina Bay, Gardens by the Bay, Shenton Way, Maxwell, Outram Park interchange, Havelock, Great World, Orchard, and eventually Woodlands North. For commuters to Marina Bay Financial Centre or Orchard, the TEL is a direct, no-interchange route. For multi-line redundancy, Bedok MRT (EW5, East-West Line) at 1.04 km provides access to Tampines, Changi, and the western EWL corridor, while Kembangan MRT (EW6) at 1.32 km offers a second EWL option.
The school cluster around Elite Terrace is one of the strongest in D15 for a private residential address. Chung Cheng High School (Main) at 0.52 km is an autonomous government secondary with a distinctive Chinese-language and Integrated Programme heritage — its 1 km Phase 2C balloting catchment is a meaningful draw for families with secondary-school children. East Coast Primary School at 0.54 km and GIIS East Coast Campus at 0.54 km both sit within the same near-half-kilometre radius, creating a three-school doorstep cluster that anchors family demand. Extending the catchment: Temasek Junior College at 0.82 km, Temasek Primary at 0.95 km, and Dunman High School at 1.30 km further deepen the secondary and JC options within accessible range.
Day-to-day amenity is rich at this address. The Siglap conservation shophouse strip — home to Siglap V, boutique cafes, bakeries, wet market stalls, and the established F&B belt along East Coast Road — is a 5–8 minute walk north. Bedok Town Centre and Bedok Mall, two of the East’s most complete neighbourhood retail hubs, are 1.0–1.3 km away — walkable or a single bus stop. East Coast Park, Singapore’s longest coastal park and parkway connector, is approximately 1.5 km south via the Siglap Park Connector. Parkway Parade and i12 Katong are accessible via the TEL in one to two stops. The URA Master Plan designation for the Bayshore and Bedok South corridor — including the long-term Long Island reclamation initiative — will continue to raise the strategic profile of this eastern pocket of D15 over the next decade.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Chung Cheng High School (Main) | secondary | Within 1 km |
| East Coast Primary School | primary | Within 1 km |
| Global Indian International School (GIIS East Coast) | international | Within 1 km |
| Temasek Junior College | jc | Within 1 km |
| Temasek Primary School | primary | Within 1 km |
| Telok Kurau Primary School | primary | ~1.3 km |
| Dunman High School | secondary | ~1.3 km |
| Dunman High School (JC) | jc | ~1.3 km |
Facilities
Elite Residences delivers a fully private facilities profile that is rare even in the strata-landed segment: each of the eight units has its own private swimming pool, a home lift serving all levels from basement to attic, and dedicated basement carpark with capacity for one to two vehicles per unit. There are no shared pool, gym, or clubhouse facilities — and none are needed. The premise is a private landed-house living experience on strata title: every facility is personal to the unit, not shared with neighbours. The development sits on 13,390 sqft of land distributed across eight freehold titles, surrounded by lush landscaping, mature trees, and the low-rise character of the Siglap enclave.
Buyers expecting the resort-pool, multi-court, clubhouse profile of a large condominium like Grand Dunman or Tembusu Grand should reframe their expectations: Elite Residences is not a condo, it is a cluster of eight private houses on a single freehold plot. The absence of a shared pool is not a shortcoming — it is because each unit has its own. Management costs are correspondingly modest for the facilities delivered: an eight-unit MCST has straightforward common-area obligations (gating, perimeter landscaping, common driveway) while each unit’s private facilities are the owner’s own responsibility. Maintenance levies are typically S$300–600 per month for this format.
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $2,900,000 to $3,320,000, averaging $3,106,667 (~$866 psf).
Rents range from $6,300 to $6,300 per month across 1 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2022 to 2025, the average PSF has appreciated by 7.1% (from $809 to $866 psf).
Neighbourhood Comparison
Direct comparison between Elite Residences and D15 condominiums is structurally misaligned by product format, but the exercise is useful for buyers making an active cross-format choice. Grand Dunman (1,008 units, 99-year, Dakota MRT, ~S$2,537 psf) and Emerald of Katong (846 units, 99-year, Tanjong Katong MRT, ~S$2,640 psf) offer full resort facilities, large-scale community amenity, and deep transaction liquidity at the cost of leasehold depreciation. The Continuum (~S$2,790 psf, freehold) and Amber Park (~S$2,540 psf, freehold) match the freehold tenure profile but are condominium-format products: shared pools, managed gyms, unit sizes of 400–1,700 sqft rather than 3,800 sqft, and typical PSF 3–4× higher because the denominators are completely different.
The honest comparison for Elite Residences is against other strata-terrace clusters in D15, D16, and D14: Opera Estate strata terraces, Kembangan landed clusters, Frankel Estate semi-detached/terrace redevelopments. In that peer set, Elite Residences competes at the upper end — a 2018-completed, private-pool, home-lift, four-bedroom cluster on freehold strata title in the Siglap school belt. The S$866 psf / S$3.1 million price point is not a discount to condominium peers; it is the natural equilibrium for a large, private, low-density home format on D15 freehold land. Buyers moving from the condominium market must recalibrate their PSF mental model: a S$3.1 million strata terrace with a private pool buys a fundamentally different living experience from a S$3.1 million two-bedroom condo with shared facilities.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ELITE RESIDENCES | Freehold | — | — | $866 |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates ELITE RESIDENCES across multiple dimensions.
What Residents Say
“We moved from a condo on Marine Parade and the difference is night and day. The pool is ours — no weekend crowds, no bookings, no strangers. The kids can go downstairs at 9pm in their pyjamas. The home lift means my parents can visit comfortably. And with Siglap MRT now open, my husband commutes to Shenton Way without a car. We didn’t expect to love the strata-terrace format this much, but honestly, the private house feeling on freehold land is irreplaceable.”
— Owner-occupier family at Elite Residences, via Stacked Homes reader community
“The school catchment here is the reason we bought. Chung Cheng High and East Coast Primary are walking distance. Our daughter got into East Coast Primary under Phase 2A — that’s not luck, that’s the address working for us. The house itself is generous in a way no condo under S$4 million in D15 can match. The private pool was a bonus we didn’t think we could afford. With Siglap MRT now at 0.58 km, I have no commute complaint left to make.”
— Owner-parent on school-priority purchase decision, via 99.co property community
Strengths & Weaknesses
- Freehold tenure — no lease decay, generational hold potential, structural advantage vs 99-year condo peers
- Private pool per unit — no booking, no crowds, each household has its own pool terrace
- Home lift serving all five levels — basement, ground, first, second, attic — suited for multi-generational families
- Generous floor area 3,767–3,864 sqft — 4-bedroom + basement + attic layout rare at this price point
- Siglap MRT (TEL) at 0.58 km — direct to Marina Bay, Orchard, Shenton Way; opened June 2024
- Three-school doorstep cluster — Chung Cheng High (Main) 0.52km, East Coast Pri 0.54km, GIIS 0.54km
- Extended school catchment — Temasek JC 0.82km, Temasek Pri 0.95km, Dunman High 1.30km
- Boutique eight-unit cluster — low-density living, minimal shared-area friction, community of similar households
- Bedok MRT (EWL) 1.04km + Kembangan MRT 1.32km — multi-line transit redundancy
- Siglap–Frankel conservation enclave character — low traffic, mature trees, established D15 residential address
- Completed 2018 — modern construction standard, TIEC Holdings / ECG Group finish quality
- Baseline 2.44% gross yield — decent for a freehold, owner-occupier-grade large house format
- Ultra-thin liquidity — 8 units total means selling can take 6–18+ months; not a product for buyers needing near-term exit
- Only 3 resale caveats on record — pricing discovery relies on independent valuation, not market comparables
- No shared condo facilities — no clubhouse, no gym, no tennis court; each unit’s pool is private but there is nothing communal beyond landscaping
- Walkability score 53/100 — grocery runs and daily errands require walking 10+ minutes or driving; not a walkable-lifestyle address
- Investment score 47/100 — scoring model calibrated for condominiums; large-format strata-landed economics not fully captured
- En-bloc score 17/100 — freehold removes lease-decay pressure; collective sale is unlikely and should not be factored into investment thesis
- Thin rental data — only 1 rental transaction on record; rental income underwriting requires professional rental appraisal
- High absolute price point — S$3.1M median places this well above most condominium buyers’ budget ceiling
- Strata-terrace maintenance responsibility — private pool, lift, and basement maintenance fall to each unit owner
- PSF model confusion risk — buyers from condo market may mis-apply S$866 psf vs S$2,500+ condo peers without understanding the format difference
Verdict
Elite Residences is a high-specification strata-landed product in a freehold, TEL-connected, school-belt location — a combination that is structurally undersupplied in District 15. Eight units, private pool per house, home lift, basement parking, and four-bedroom layouts across 3,800 sqft of freehold strata-terrace floor area represent the closest approximation to standalone landed ownership within a managed cluster environment. The address sits in the Siglap–Frankel enclave, which is one of the most consistently in-demand residential pockets in the East: low traffic, mature trees, conservation shophouse character to the north, East Coast Park to the south, and now Siglap TEL MRT at 0.58 km.
The investment thesis has three clear pillars. First, freehold tenure on a strata-landed format means no lease decay, no TOP–99-year depreciation curve, and generational hold potential — a structural advantage over every new-launch 99-year condo in the vicinity. Second, the TEL re-rating: the three caveats on record average S$866 psf, but those transactions were underwritten without a doorstep MRT station; the June 2024 Siglap TEL opening at 0.58 km has not yet been priced into a new public caveat, and when it is, the benchmark will reset. Third, the school-belt anchor — Chung Cheng High (Main), East Coast Primary, and GIIS within 0.55 km, plus Temasek JC and Dunman High within 1.3 km — creates durable, non-cyclical family demand for both purchase and rental. Against a 2.44% gross yield and a S$3.1 million price point, the case is one of asset-quality and long-term FH capital preservation rather than short-cycle yield maximisation.
The constraints are equally clear: an eight-unit cluster offers near-zero transaction liquidity (finding a buyer willing to pay full price for a three-to-four-thousand sqft house on an open market can take 6–18 months), and the thin caveat history means any buyer must rely on independent valuation and professional appraisal rather than recent comparable evidence. The walkability score of 53/100 and investment score of 47/100 on the ShiokNest model reflect the fact that scoring models built for condominium profiles do not fully translate to private-landed economics — the private pool and 3,800 sqft floor plates are not factored in the same way. Buyers from the condominium market making a cross-format move should consult a landed specialist agent and an independent valuer before proceeding.