Ferrell Residences

Overview & Key Facts

Ferrell Residences is one of District 10’s most understated luxury addresses: a single freehold tower of just 34 units rising 24 storeys above Bukit Timah Road, developed by Premium Land Pte Ltd (trading as Ferrell Asset Management) and designed by Architects 61 Pte Ltd. Completed in 2013, the development sits at 327 Bukit Timah Road, roughly equidistant between Stevens and Newton MRT stations — a position that places it at the seam of three of Singapore’s most coveted residential enclaves: Nassim, Tanglin, and the Botanic Gardens corridor.

The design brief was deliberately sculptural. The tower’s fluid curved façade gives it a sensual silhouette that reads differently from the standard rectilinear block — an aesthetic choice that reflects the developer’s positioning of the project as a collector’s piece rather than a volume product. With just two units per floor and a private lift lobby serving each apartment, the development functions less like a conventional condominium and more like a collection of sky residences stacked vertically — intimate, service-oriented, and deliberately exclusive.

EdgeProp transaction data shows Ferrell Residences trading at an average of approximately S$2,200–2,400 psf in recent years, with median unit prices around S$3.8–3.96 million for the standard 3+study configurations and penthouses changing hands at up to S$7.43 million. Rental performance is solid at a S$8,000–8,400 median, though the yield profile — around 2.5–2.6% gross — is consistent with CCR prestige positioning rather than income-generation plays.

Location & Connectivity

Ferrell Residences occupies a genuinely prime slice of the Bukit Timah corridor. The development sits approximately 750 metres from Stevens MRT (Downtown Line and Thomson-East Coast Line interchange) and roughly 780 metres from Newton MRT (North-South and Downtown Lines) — two double-interchange stations within walking distance, which is a connectivity credential few CCR boutique projects can match. The Botanic Gardens MRT (Circle Line) at Napier Road is a 1.3 km walk, adding a third line to the accessible orbit.

Despite the MRT coverage, the honest assessment for day-to-day commuting is that most residents drive or use private hire. The 750m walk to Stevens involves crossing Bukit Timah Road, which lacks pedestrian-friendly infrastructure at street level — an ambient friction that the headline distance understates. For drivers, the Pan-Island Expressway (PIE) and the Central Expressway (CTE) are minutes away, with the CBD reachable in under 15 minutes outside peak hour. The Orchard Road shopping belt is a 7-minute drive; the CBD, approximately 10–12 minutes.

The neighbourhood’s daily-living infrastructure is quietly excellent without being dense. Cold Storage at Chancery Court is a 5-minute walk; the Coronation Plaza cluster (dentists, pharmacies, F&B) is moments away by car. The Singapore Botanic Gardens — a UNESCO World Heritage Site — begins roughly 600 metres from the development; weekend morning walks and the Shaw Foundation Symphony Stage are effectively on the doorstep. Anglo-Chinese School (Primary) and Singapore Chinese Girls’ School are both under 500 metres away, which meaningfully underpins family demand in the resale and rental market.

Schools & Education

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

Facilities

Facilities at Ferrell Residences are curated rather than comprehensive. On a site area of approximately 31,000–32,000 sq ft accommodating a single 34-unit tower, there is no room for the resort-scale amenity decks found in larger CCR projects. What the development does offer reflects its boutique positioning: a lap pool and children’s pool, a sun deck, a spa, an open-air gym, BBQ and outdoor dining areas, a dining lounge, and 24-hour security with concierge. Each apartment is served by its own private lift lobby — a feature more commonly found in ultra-luxury projects at double the price point — which transforms the experience of arriving home from a mundane corridor walk into something genuinely private.

“Two units per floor, private lift to your door, Botanic Gardens five minutes on foot — it really does feel like living in a private residence rather than a condo. The facilities are limited compared to large-scale projects, but honestly, with this location, you don’t need a wave pool.”

— Resident review via PropertyGuru, 2024

The facilities trade-off is a function of scale and deliberate positioning. Buyers in the S$3.8M–S$7.5M price bracket who want a 50m Olympic pool, tennis court, and a basketball court should look at larger CCR projects (Leedon Green, D’Leedon, Hyll on Holland). For the buyer who values private-lift exclusivity, premium security, and the intimacy of a 34-unit community, Ferrell’s offering is purpose-fit. Maintenance fees reflect the modest common-area footprint — a quiet advantage for investors optimising net yield.

Pricing & Market Position

Based on 11 recorded transactions, sale prices range from $3,085,000 to $4,430,000, averaging $3,776,717.

Rents range from $5,700 to $22,000 per month across 52 rental transactions. Current rental yield sits at approximately 2.5%.

Price Appreciation

From 2021 to 2025, the average PSF has appreciated by 29.4% (from $1,861 to $2,407 psf).

Neighbourhood Comparison

Within District 10, Ferrell Residences’ primary competitor set includes Leedon Green (~S$2,784 psf, freehold, 638 units), Hyll on Holland (~S$2,648 psf, freehold, 319 units), and the newly launched Skye at Holland (~S$2,945 psf, 99-year leasehold). Ferrell’s transacted PSF of approximately S$2,100–2,400 represents a 10–20% discount to these benchmarks — a discount partly explained by its boutique scale and older vintage, and partly an opportunity for buyers who are comfortable with a thinner resale market.

The honest comparison depends on buyer priority. Leedon Green and Hyll on Holland offer larger facilities footprints and better unit liquidity, but smaller unit sizes at a higher PSF entry point. D’Leedon (~S$1,855 psf, 99-year from 2010) is the budget option in the district but carries leasehold risk and a very different scale. Ferrell’s differentiator — private lifts, 1,841 sq ft standard units, and freehold tenure on a Botanic Gardens address — has no direct equivalent in the District 10 resale market, which is why the development attracts a specific buyer profile that competitors do not meaningfully poach.

ShiokNest Scores

Our proprietary scoring system evaluates FERRELL RESIDENCES across multiple dimensions.

What Residents Say

“We moved here for the school proximity — ACS(P) is a 5-minute walk and SCGS is just as close. The private lift and low-density feel make it unlike any other condo we’ve lived in. It genuinely feels like a private home.”

— Resident review via PropertyGuru, 2025

“The unit sizes are a level above anything you get in new launches at this price point. 1,841 sq ft for a 3+study is almost unheard of now. We sacrificed a wave pool for 500 extra sq ft — easy decision.”

— Resident review via 99.co, 2024

“MRT is technically walkable but realistically most of us drive or Grab. The walk to Stevens crosses Bukit Timah Road and it’s not pleasant in the afternoon heat. Budget for a car or be prepared to Grab daily.”

— Resident review via EdgeProp, 2024

Across platforms, the recurring themes are consistent: residents are overwhelmingly positive about unit size, the private-lift experience, the Botanic Gardens proximity, and the school catchment. The most common constructive feedback centres on the limited on-site facilities relative to larger CCR peers, the practical MRT walk in tropical heat, and the age of internal specifications in un-renovated units. Tenant turnover is low — corporate expatriates on multi-year relocations are the core rental profile, and the 52 rental transactions on record attest to durable demand.

Strengths & Weaknesses

Verdict

Ferrell Residences occupies a well-defined niche in the CCR landscape: it is the right product for a buyer who values an intimate community, large floor areas, private-lift exclusivity, and a Botanic Gardens address over resort-scale facilities and liquidity. With only 34 units, en-bloc probability is non-zero — and the freehold tenure on a prime D10 land parcel with a modest site area of approximately 31,000 sq ft makes it a logical candidate for a future collective sale if land values and development charge thresholds align. The en-bloc score of 44/100 reflects realistic caution rather than impossibility.

The weaknesses are real but manageable for the right buyer. The MRT walk to Stevens or Newton at 750–780 metres is meaningful in Singapore’s heat and humidity — this is not a development for car-free households. Gross yield at approximately 2.5% is below the national CCR average and reflects the premium ticket price rather than anything structurally wrong with the rental demand. Liquidity is limited: with only 11 transacted sales across the project’s lifetime data set, buyers must price in a potentially extended marketing period. And the facilities footprint — while appropriate for the scale — does not justify the development to buyers seeking a full resort-condo lifestyle.

For the right buyer — typically a high-net-worth family seeking a premium Bukit Timah address within the ACS(Primary)/SCGS(Primary) 1km radius, a corporate relocation tenant, or a patient long-hold investor banking on future en-bloc crystallisation — Ferrell Residences offers a genuinely differentiated proposition in a market segment that rewards scarcity. Recent EdgeProp data showing steady PSF appreciation from S$1,861 to S$2,407 over four recorded data points confirms the development is trending in the right direction.