Farrer Park Suites
Overview & Key Facts
Farrer Park Suites occupies a compact freehold site along Owen Road in District 8 — one of Singapore’s most transit-rich city-fringe addresses. Developed by Siong Heng Realty Pte Ltd and completed in 2011, the development comprises just 29 units in a single low-rise block of five storeys, making it one of the smallest boutique condominiums you will find this close to a major MRT station in the Rest of Central Region.
The building’s compact character is both its greatest asset and its most obvious limitation. With 29 homes spread across eight stacks, Farrer Park Suites functions more like a private residential block than a resort-style condominium. There is no tennis court, no function room, no grand swimming pavilion — but what it lacks in facilities breadth, it more than compensates for in address quality. The station entrance for Farrer Park MRT (NE8) sits approximately 120 metres from the lobby, a proximity that rival developments in the district spend S$200+ psf premiums trying to approximate.
The unit mix skews compact: sizes range from roughly 377 sqft studios up to 829 sqft one-bedders, with a handful of larger configurations. Buyer nationality data shows a predominantly local and PR base (64% Singaporean, 21% PR, 14% foreign), consistent with an investor-heavy profile drawn by the rental yield story. With 49 rental transactions recorded against just 29 units, the asset has turned over its tenancy base nearly twice — a utilisation rate that tells you something important about demand depth in this sub-market.
Location & Connectivity
The address is arguably the development’s single biggest selling point. Farrer Park MRT station (NE8, North East Line) is a measured 120 metres from the building entrance — roughly a 90-second walk to the station concourse. That puts Farrer Park Suites in a rare category: truly near-doorstep MRT in a freehold city-fringe development priced below S$1.1 million per unit. The NEL connects directly to Dhoby Ghaut interchange (three stops south) and on to HarbourFront, while running north through Little India, Serangoon, Woodleigh, and Punggol. For commuters to the CBD, Raffles Place is 20–22 minutes door-to-door including walk and wait time — a figure that most developments in more expensive districts cannot beat.
A secondary connectivity bonus: Little India MRT interchange — where the NEL meets the Downtown Line — sits 0.90 km away, accessible on foot or in one NEL stop. The DTL adds Bugis, Promenade, Bayfront, and direct access to Buona Vista in a single unbroken line, materially expanding the transit footprint for residents. Jalan Besar MRT (DTL) is likewise under 1 km, adding yet another line to the neighbourhood’s rail coverage.
For drivers, the Central Expressway (CTE) is accessible from Irrawaddy Road, putting Orchard Road at roughly 10–12 minutes and the CBD at 12–15 minutes in normal traffic. The location also places residents within easy reach of City Square Mall (directly connected to Farrer Park MRT), Mustafa Centre (380m — the legendary 24-hour shopping destination), and Tekka Centre wet market. Race Course Road’s celebrated strip of South and North Indian restaurants is a five-minute walk, making casual dining options here unusually varied and affordable for a city-fringe address.
Healthcare is equally well-served. Farrer Park Hospital is directly above the MRT station. KK Women’s and Children’s Hospital is within 1.5 km. For daily essentials, FairPrice Xtra at City Square Mall covers groceries, and the Tekka wet market provides fresh produce for residents who prefer traditional markets. The newly refreshed Pek Kio Market & Food Centre (reopened January 2025) adds a refurbished hawker destination to the immediate neighbourhood.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Farrer Park Primary School | primary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| LASALLE College of the Arts | tertiary | Within 1 km |
| St. Andrew's Secondary School | secondary | Within 1 km |
| St. Andrew's Junior College | jc | Within 1 km |
| St. Margaret's Secondary School | secondary | ~1.0 km |
| St. Andrew's Junior School | primary | ~1.0 km |
| St. Margaret's Primary School | primary | ~1.1 km |
Facilities
Farrer Park Suites is honest about its facilities. This is not a resort-style development — the site is too small for that. What you get is a swimming pool, gymnasium, basement car park, and 24-hour security. The pool and gym are functional and serve a building of 29 units without queuing or booking friction. For residents who value neighbourhood amenities over on-site ones, the trade-off is arguably positive: within 120 metres of the lobby is a hotel gym (One Farrer Hotel), a hospital, and the connected retail of City Square Mall.
“The facilities are basic but honestly I never use condo pools much anyway. What I do use every single morning is the MRT that’s literally at my doorstep. When I travel for work, I can reach Changi Airport on the NEL to Harbourfront then the Tanah Merah connection in under an hour with one bag. For a freehold property at this price point, the location makes up for everything else.”
— Owner-investor review via SRX, 2024
The boutique scale carries a practical advantage: maintenance fee contributions are typically lower, and the MCST (Management Corporation Strata Title) for a 29-unit building is far easier to manage than a mega-condo with 1,000+ units. Facilities booking conflicts are essentially non-existent. For investors renting to expats or professionals, the small pool and gym photograph well, and the address — a 120-metre walk to Farrer Park MRT — is the real amenity the listing leads with.
Unit Sizes & Layout
The unit mix reflects the development’s boutique DNA: compact, efficient, and orientated toward rental appeal. Sizes run from approximately 377 sqft studios through 431 sqft and 592 sqft one-bedrooms up to 829 sqft larger one-bedroom configurations. There are no two-bedroom units in the conventional sense — this is a one-bedroom-dominant building, which explains the exceptional rental utilisation rate. A 2025 transaction at S$1,070,000 for the 829 sqft unit (S$1,291 psf) and a 2024 transaction at S$688,000 for the 377 sqft unit (S$1,826 psf) illustrate how dramatically PSF varies by size: the studio-sized units command a meaningful per-square-foot premium, consistent with Singapore’s broader pattern of compact units outperforming on PSF while underperforming on absolute price.
The single block sits no higher than five storeys, and all transactions recorded have been on floors 01–05, so there is no meaningful floor premium to navigate. Stack selection is relatively straightforward: units facing Owen Road will receive more street-level activity, while rear-facing units are quieter. Given the low-rise format and the surrounding shophouse and low-density residential context, none of the orientations suffer from the kind of expressway or construction noise that typically handicaps city-fringe condos. The building’s small footprint means natural light and ventilation are generally adequate across all units.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 2 | $1,680 | $674,000 |
| 1 BR | 1 | $1,436 | $850,000 |
| 2 BR | 1 | $1,291 | $1,070,000 |
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $660,000 to $1,070,000, averaging $817,000 (~$1,291 psf).
Rents range from $1,900 to $3,700 per month across 49 rental transactions. Current rental yield sits at approximately 3.9%.
Price Appreciation
From 2022 to 2025, the average PSF has declined by 13% (from $1,484 to $1,291 psf).
Neighbourhood Comparison
The four immediate competitors frame the trade-offs neatly. Piccadilly Grand (S$2,164 psf, 99-year leasehold, 407 units, integrated with Farrer Park MRT via Piccadilly Galleria retail podium) is the district’s newest benchmark and offers full condo facilities plus a retail base — but at a 67% PSF premium over Farrer Park Suites’ larger-unit pricing, and on a depreciating lease. Citylights (S$1,760 psf, 99-year, freehold-adjacent but leasehold) and City Square Residences (S$1,892 psf, freehold, 910 units with tennis courts, KTV, and bowling) both offer richer facilities and larger unit counts, though City Square Residences’ direct connection to Farrer Park MRT via the mall is arguably Farrer Park Suites’ nearest equivalent — but at a 46% PSF premium.
The investment case for Farrer Park Suites rests on its combination of freehold title, MRT adjacency, and entry price that the three leasehold alternatives cannot replicate. Buyers comparing it against City Square Residences — the closest like-for-like in tenure — are essentially trading S$600+ psf in savings (on the larger unit) for smaller unit size, fewer facilities, and a boutique versus large-development experience. For an investor optimising for net rental yield with minimal capital outlay, that trade is rational. For own-stay families requiring three bedrooms and a tennis court, Farrer Park Suites simply is not the right product.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| FARRER PARK SUITES | Freehold | 2011 | 29 | $1,291 |
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | 2022 | 407 | $2,164 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | 2007 | 600 | $1,760 |
| CITY SQUARE RESIDENCES | Freehold | 2009 | 910 | $1,892 |
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | — | 305 | $1,999 |
| KERRISDALE | 99 yrs lease commencing from 1998 | 2006 | 481 | $1,395 |
ShiokNest Scores
Our proprietary scoring system evaluates FARRER PARK SUITES across multiple dimensions.
What Residents Say
“I’ve rented here for two years. The MRT is genuinely 90 seconds from the front door — I’ve timed it. City Square Mall is connected to the station so I do my groceries without stepping outside in the rain. The unit is small but the layout is efficient and the building is well-maintained. The neighbourhood is livelier than I expected — Little India energy spills over in a good way, especially for food.”
— Tenant review via 99.co, 2025
“Bought a unit here specifically for the yield. Running at about 4% gross on a fully furnished basis. The building is small so there’s no politics — MCST runs smoothly. My only gripe is the limited facilities; tenants occasionally ask about gym hours but the one here is basic. The real sell is always the MRT and the freehold title at this price.”
— Owner-investor review via SRX, 2024
“Location is unbeatable for the price. Mustafa is a 5-minute walk if you need anything at 2am. Race Course Road has the best Indian food in Singapore. My only frustration is parking — the basement is small and guests have nowhere obvious to park. Otherwise I have no complaints for what I paid.”
— Resident review via EdgeProp, 2024
Strengths & Weaknesses
- Farrer Park MRT (NEL) at 120m — among the closest MRT proximities of any freehold D8 condo
- Freehold title in RCR at sub-S$1,100 psf for larger units — rare in 2026
- 3.88% gross yield with 49 rental transactions from 29 units — 1.69x utilisation proves sustained tenant demand
- Little India MRT interchange (NEL + DTL) accessible in 1 stop or 0.90km walk, adding Downtown Line connectivity
- City Square Mall, Mustafa Centre, and Tekka Centre all within 500m
- Boutique 29-unit MCST — no booking queues, low management friction, faster decision-making
- Farrer Park Primary School at 0.30km — within Phase 2C balloting distance
- Farrer Park Hospital directly above the MRT — immediate medical access
- Sub-S$700K entry point for studio units (377 sqft) — lowest freehold D8 entry ticket
- Pek Kio Market & Food Centre (refreshed January 2025) within walking distance
- Minimal facilities — pool, gym, car park, security only; no tennis, function room, or clubhouse
- All units compact (377–829 sqft); no 2-bedroom or family-sized configurations
- Thin resale liquidity — only 4 recorded transactions makes pricing discovery imprecise
- TOP 2011 means M&E systems, fixtures, and finishes are 14+ years old; budget for renovation
- Small basement car park — limited visitor parking and potential resident overflow
- PSF is volatile across unit sizes (S$1,291–S$1,826) — averaging is misleading; verify per unit type
- Siong Heng Realty is a minor developer with no other high-profile projects to benchmark quality against
- Little India / Owen Road atmosphere may not suit all buyer profiles; area is dense, vibrant, and culturally specific
Verdict
Farrer Park Suites makes a specific argument, and it makes it well: freehold city-fringe at sub-S$1.1M, 120 metres from an NEL station, with a 3.88% gross yield proven by 49 rental transactions from 29 units. That argument holds particularly well in 2026, when comparable freehold RCR condominiums routinely transact above S$1,800–2,100 psf. The S$1,291 psf on the larger unit and the S$1,826 psf on the studio represent genuinely below-market freehold pricing for this proximity to the MRT and the city centre.
The trade-offs are real and worth naming clearly. Facilities are minimal: pool, gym, car park, security — no tennis court, no function room, no clubhouse. The unit sizes are compact, and the 377–430 sqft studio end of the mix is not suited for families or long-term own-stay. The development is old enough (TOP 2011) that buyers should factor in renovation and M&E refresh costs. PSF has shown some volatility in the data — ranging from S$1,291 to S$1,826 depending on unit size — and the thin transaction volume (4 recorded sales) means pricing discovery is imprecise. Prospective buyers should rely on rental comparables and per-size analysis rather than averaging the recorded PSF figures.
Against the four D8 competitors — Piccadilly Grand (S$2,164 psf, 99-year leasehold, TOP 2026), Citylights (S$1,760 psf, 99-year, 2007), City Square Residences (S$1,892 psf, freehold, 2009), and Sturdee Residences (S$1,999 psf, 99-year, 2019) — Farrer Park Suites occupies a distinctive position: the only sub-S$1,400 psf freehold option with direct MRT adjacency in the cluster. For yield investors and entry-level freehold buyers, that gap is the thesis.