Fifty-two Stevens
Overview & Key Facts
Fifty-Two Stevens occupies a compact but privileged address on Stevens Road in District 10 — one of Singapore’s most consistently desirable residential corridors, flanked by Orchard, Tanglin, and Bukit Timah. Developed by Tang City Homes Pte Ltd and completed in 2012, the development comprises just 20 freehold units across a single mid-rise block, placing it firmly in the boutique CCR category: small by design, exclusivity by default.
With only 20 units, Fifty-Two Stevens offers something that larger CCR developments cannot replicate — genuine privacy and a low-density residential feel in the middle of prime Singapore. The development sits on a quiet stretch of Stevens Road that has long attracted professionals, diplomats, and families with children attending the international and elite local schools concentrated in the surrounding Tanglin and Bukit Timah neighbourhoods.
For the Singapore market, the financial proposition is unusual: a freehold CCR address trading at S$1,523 psf on a 12-month average — a figure that sits roughly 45–48% below neighbouring new launches such as Skye at Holland (S$2,945 psf) and Leedon Green (S$2,784 psf). The median transaction price of S$980,000 makes this one of the rare CCR freehold opportunities accessible below the S$1 million threshold, a price point that has become increasingly difficult to find in District 10.
Location & Connectivity
Stevens Road commands a reputation that needs little introduction among Singapore property buyers. The address sits within a 1 km radius of the Botanic Gardens UNESCO World Heritage Site, the Tanglin Club, the American Club, Gleneagles Hospital, and the beginning of Holland Village — a combination of institutional anchors and lifestyle amenities that is difficult to replicate elsewhere in Singapore at any price point.
For MRT users, Stevens MRT is 0.56 km away — a comfortable walk by Singapore standards for a CCR address — and benefits from an unusually strong dual-line configuration: the Downtown Line (DT10) and Thomson-East Coast Line (TE11) both call at Stevens, making it one of the most well-connected interchanges on the western MRT network. From Stevens, City Hall is 6 stops, Orchard is 2 stops, and Marina Bay is reachable in under 20 minutes without a transfer.
Napier MRT (Thomson-East Coast Line, 0.96 km) provides a second option, with direct connectivity to Orchard, Gardens by the Bay, and the East Coast. Drivers have immediate access to Orchard Road via Tanglin Road or Stevens Road itself, and the PIE is reachable within minutes via Farrer Road for cross-island travel. The CBD is approximately 12–15 minutes by car in off-peak conditions.
Everyday amenities cluster within a short drive: Cold Storage at Orchard Road, Tanglin Mall, and the independent food-and-grocery corridor along Bukit Timah Road at Coronation Plaza and King Albert Park. The immediate Stevens Road environment is quiet and residential, with minimal street-level retail — something most residents at this address view as a feature rather than a limitation.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| ISS International School (Preston) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| Nanyang Primary School | primary | Within 1 km |
| Nanyang Girls' High School | secondary | Within 1 km |
| Methodist Girls' School (Primary) | primary | Within 1 km |
| Methodist Girls' School | secondary | Within 1 km |
| Chatsworth International School (Orchard) | international | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
Facilities
Fifty-Two Stevens is a boutique development of 20 units, and its facilities reflect that scale honestly. Residents can expect the essentials — a swimming pool, gymnasium, and landscaped common areas — without the multi-zone resort infrastructure that characterises CCR mega-developments like D’Leedon or Leedon Green. For buyers drawn to this type of development, the trade-off is intentional: lower maintenance fees, fewer shared-amenity conflicts, and a quieter communal environment than a 600+ unit complex can provide.
The practical implication is that residents at Fifty-Two Stevens typically treat the development as a private home in the CCR rather than a resort-style complex. The Tanglin Club (0.9 km), American Club (1.2 km), and Singapore Botanic Gardens (0.8 km) serve as the extended “facilities” for this address — world-class amenities available within walking or cycling distance, without the overhead of maintaining them through a monthly MCST levy. This is a common pattern among CCR boutique owners who prefer lean fees and exclusive neighbours over an expansive facility list that sees occasional use.
“We chose a boutique precisely because we didn’t want to share a gym with 800 other units. The pool is rarely crowded and the management is easy — everyone knows everyone here. For actual recreation, the Botanic Gardens is practically on our doorstep.”
— Resident feedback via PropertyGuru review threads, D10 boutique condo category
Unit Sizes & Layout
The unit mix at Fifty-Two Stevens skews toward the smaller end of the CCR spectrum — the average transacted price of S$1,166,000 and median of S$980,000, combined with an average PSF of S$1,523 (12-month trailing), implies a predominance of studio and one-bedroom configurations, likely in the 500–750 sqft range. This is consistent with the boutique CCR profile of developments completed in 2009–2013, where developers targeting the expatriate rental market often produced compact, high-specification units designed for professionals and couples rather than multi-generational family living.
For owner-occupiers, the compact footprint means efficient spatial planning is important — buyers should verify individual unit layouts before purchase, as configuration quality in boutique CCR developments from this vintage varies considerably between floor plans. The freehold tenure means there is no lease anxiety, and the CCR address provides the neighbourhood prestige and school catchment advantages that drive long-term holding value regardless of unit size.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 3 | $1,919 | $950,000 |
| 1 BR | 1 | $1,858 | $980,000 |
| 3 BR | 1 | $1,523 | $2,000,000 |
Pricing & Market Position
Based on 5 recorded transactions, sale prices range from $900,000 to $2,000,000, averaging $1,166,000 (~$1,523 psf).
Rents range from $2,200 to $5,200 per month across 59 rental transactions. Current rental yield sits at approximately 3.9%.
Price Appreciation
From 2021 to 2025, the average PSF has declined by 18% (from $1,858 to $1,523 psf).
Neighbourhood Comparison
Fifty-Two Stevens operates at a fundamentally different price point than its D10 neighbours. Skye at Holland (S$2,945 psf, 666 units, 99-year/2024) and Leedon Green (S$2,784 psf, 638 units, freehold) represent the current market ceiling for the district — new-build CCR with full resort facilities, but at nearly double the PSF. Fourth Avenue Residences (S$2,465 psf, 476 units, 99-year/2018) offers MRT adjacency at Sixth Avenue but at 62% premium to Fifty-Two Stevens on a depreciating leasehold. The most direct vintage comparison is D’Leedon (S$1,855 psf, 1,703 units, 99-year/2010) — also a 2010s completion, but leasehold and now at a PSF that exceeds Fifty-Two Stevens by 22% despite the lease disadvantage.
The honest comparison frame is this: a buyer choosing Fifty-Two Stevens over D’Leedon is acquiring freehold tenure, boutique privacy, and a 20% PSF discount in exchange for significantly fewer facilities and lower liquidity. A buyer choosing Fifty-Two Stevens over Leedon Green is accepting older vintage and minimal facilities in exchange for a 45% PSF discount and freehold tenure at the same land parcel quality. Neither trade-off is irrational — but both require buyers to be deliberate about what they are optimising for.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| FIFTY-TWO STEVENS | Freehold | 2012 | 20 | $1,523 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,784 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,855 |
| 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 FIFTY-TWO STEVENS across multiple dimensions.
What Residents Say
“Quiet, private, and the neighbourhood is genuinely excellent — good schools nearby, the Botanic Gardens is a short walk, and Stevens MRT means I can get anywhere without a car. For the price I paid, I couldn’t have asked for a better address in D10.”
— Owner-occupier, via EdgeProp listing feedback, 2024
“The unit is compact but the finishing quality is solid for a 2012 build — we’ve been renting here for two years and have had very few maintenance issues. The building management is responsive, which is easier when there are only 20 units. The pool is always quiet, which is the point.”
— Tenant review via PropertyGuru, 2025
“The trade-off is that the gym is basic and there are no function rooms or BBQ pits, but honestly we use the Tanglin Club and the Botanic Gardens for all of that. The low maintenance fee makes up for it. If you need a full resort condo, this isn’t it — but the address is genuinely top-tier.”
— Resident feedback via 99.co community comments
The pattern across review platforms is consistent with the boutique CCR profile: residents value the privacy, the school catchment, and the MRT connectivity, while acknowledging that the facilities package is intentionally minimal. The thin transaction volume means formal review data is sparse — buyers researching Fifty-Two Stevens are advised to speak directly to existing residents or managing agents to gauge the current MCST culture and any outstanding building management matters.
Strengths & Weaknesses
- Freehold tenure in District 10 CCR — permanent land ownership with no lease decay
- S$980K median price — rare sub-$1M CCR freehold entry point in D10
- 45–48% PSF discount vs Leedon Green (FH) and Skye at Holland (99yr) neighbours
- Stevens MRT dual-line (DT+TE) at 0.56 km — one of the best CCR connectivity ratios
- Top school cluster within 1 km — Nanyang Primary, Nanyang Girls' High, MGS, ACS Primary
- Two international schools within 0.6 km — strong expat rental demand anchor
- 3.92% gross yield — exceptional for CCR freehold; most CCR FH assets yield 2.5–3.2%
- Boutique 20-unit format — low MCST fees, private pool, minimal shared-amenity friction
- Quiet Stevens Road address — no expressway noise, established residential streetscape
- Singapore Botanic Gardens (UNESCO) walkable — lifestyle and jogging asset within 1 km
- Only 5 recorded sales — thin liquidity makes exit timing and resale pricing less predictable
- PSF trend shows recent dip (Y2: $1,523 vs Y1: $1,919) — requires transaction-level due diligence
- Basic facilities — pool and gym only; no function rooms, BBQ pits, tennis or clubhouse
- Small unit sizes implied by sub-$1M median — likely studio/1BR-heavy, limited family configurations
- No in-compound F&B or retail — daily errands require car or 10-min walk to nearest convenience cluster
- Boutique format limits price benchmarking data — valuations rely on thin comparable set
- Walkability score 56/100 — grocery and hawker options require a short drive
- No guest car park overflow — 20-unit buildings often have minimal visitor parking provisions
Verdict
Fifty-Two Stevens presents a genuinely unusual value proposition in the Singapore CCR market: a freehold District 10 address, dual-line MRT connectivity at 0.56 km, a top-tier school cluster within 1 km, and transacted prices that sit 45–48% below the surrounding peer group. For an investor prioritising rental yield in the CCR — where 3.92% gross yield is rare — or a buyer seeking a freehold CCR foothold below the S$1 million threshold, the financial case is strong.
The considerations that temper this picture are structural to the boutique format: 20 units means thin transaction liquidity (5 sales over the observed period), which can compress exit optionality and complicate resale timing. The PSF trend data — Y0 S$1,858, Y1 S$1,919, Y2 S$1,523 — shows a recent dip of 20%+ that warrants scrutiny. Whether this reflects a correction after an earlier spike, a one-off distressed sale skewing the average, or a genuine softening in demand for this specific configuration is a question that requires granular transaction-level analysis before drawing conclusions.
Against the competing D10 landscape, Fifty-Two Stevens occupies a distinct niche: it is not competing with Skye at Holland (S$2,945 psf, 666 units, 2024 delivery) for the same buyer. The natural buyer here is someone for whom the freehold CCR address and location quality matter more than facility breadth, who values privacy over resort living, and who is comfortable with boutique liquidity dynamics in exchange for a meaningful PSF discount. For that profile — expatriate professionals, small-family owner-occupiers, and yield-focused investors who understand the CCR rental market — Fifty-Two Stevens delivers a proposition that is harder to replicate as land costs and construction costs continue to push new CCR launches further from the S$1,000–1,500 psf band.