Fyve Derbyshire
Overview & Key Facts
Fyve Derbyshire is a 71-unit freehold condominium at 5 Derbyshire Road in District 11, completed in 2021 and developed by Roxy-Pacific Holdings through its subsidiary RH Developments Two Pte Ltd. The name is a direct tribute to the address: “Fyve” is a stylised rendering of the number five — the project stands at No. 5 Derbyshire Road, formerly the site of Derby Court, which Roxy-Pacific acquired via collective sale. This deliberate branding decision — tying the development’s identity to its address rather than to a generic aspirational noun — signals the developer’s confidence in what Derbyshire Road itself represents: a quiet, prestigious side street in one of Singapore’s most coveted residential corridors, steps from Novena MRT and the Newton–Novena school belt.
Roxy-Pacific Holdings is a Singapore-listed property and hospitality group with a track record extending to 1967, specialising in boutique residential projects across the Asia-Pacific. Their approach — redeveloping well-located freehold sites in established urban precincts into compact, high-specification boutique towers — is exactly what Fyve Derbyshire represents. Designed by KYOOB Architects, the 19-storey tower brings a contemporary architectural vocabulary to a 18,674 sqft freehold site, delivering just 71 units across a single block with an average transaction price of approximately S$1.73 million at an average PSF of S$2,505.
District 11 is Singapore’s established mid-to-upper residential corridor running from Newton through Novena and into Watten Estate. Derbyshire Road sits in the heart of this corridor, placing Fyve Derbyshire on a low-traffic residential street with none of the arterial road noise that affects some D11 peers. At $2,505 PSF on a freehold title, the development is priced firmly in the Core Central Region (CCR) premium tier — above the sub-$2,000 PSF entry of older freehold D11 stock like Cube 8 at Thomson Road, and consistent with the positioning of post-2020 freehold D11 boutiques targeting professionals and CCR lifestyle buyers. All 71 units were fully absorbed at launch, confirming that the market validated Roxy-Pacific’s pricing thesis.
For buyers evaluating freehold CCR condos in the $1.5–$2.5M quantum range, Fyve Derbyshire offers a 2021-vintage building with fresh fittings, a quiet residential street address, sub-500m distance to Novena MRT, and proximity to the Newton–Novena school and medical ecosystem. The principal trade-off is scale: at 71 units on an 18,674 sqft site, the development is genuinely boutique, which means facilities are curated rather than extensive. Buyers expecting a resort-style aquatic deck or tennis court will need to recalibrate; what Fyve Derbyshire delivers instead is intimate low-density living on a freehold address that would cost materially more in neighbouring streets closer to the Orchard fringe.
Location & Connectivity
Fyve Derbyshire sits at 5 Derbyshire Road, a quiet one-way residential street that branches west off Moulmein Road in the heart of District 11. The address is strategically positioned between two of Singapore’s most significant nodes: Novena MRT (NS20) on the North South Line to the north-west, and Newton MRT (NS21 / DT11) — a dual-line interchange serving both the NSL and Downtown Line — to the south.
Novena MRT is approximately 480–510 metres from the development, a 6–8 minute walk along Derbyshire Road and Moulmein Road. This is genuinely walkable by Singapore standards and places residents within a single stop of Toa Payoh (NS19) northbound and two stops of Orchard (NS22) southbound without changing lines. Newton MRT interchange is approximately 900 metres — a 12–14 minute walk — but offers the additional Downtown Line (DT11) connection, providing direct access to Botanic Gardens, Stevens, Buona Vista, and the Jurong Lake District corridor. For households with dual commuting needs across different lines, the choice of Novena (closer) versus Newton (more connected) is a genuine day-to-day flexibility that few other D11 addresses can offer.
The immediate neighbourhood is defined by the Novena precinct’s dense lifestyle and medical infrastructure. Velocity @ Novena Square (sports retail, dining, and a Cathay cinema) and United Square (family and education-oriented retail, FairPrice Finest) are a 5–8 minute walk. Square 2 adds further F&B and retail options within the same Novena MRT cluster. The Health City Novena precinct — anchored by Tan Tock Seng Hospital and Mount Elizabeth Novena, and expanding under a 17-hectare masterplan to 2030 — is within 500 metres, making Fyve Derbyshire one of the closest residential addresses to Singapore’s highest-density specialist healthcare precinct.
School proximity is a meaningful secondary draw. Anglo-Chinese School (Primary) and Singapore Chinese Girls’ School (SCGS) are within the 1–2 km radius that determines primary school balloting priority — a structural advantage for families with school-age children. St Joseph’s Institution Junior and Farrer Park Primary add further options. The Newton Food Centre, one of Singapore’s most celebrated hawker centres, is approximately 750 metres south, providing an irreplaceable neighbourhood anchor for residents who prioritise local food culture.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Secondary School | secondary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | ~1.1 km |
| Anglo-Chinese School (Primary) | primary | ~1.2 km |
| Farrer Park Primary School | primary | ~1.2 km |
| LASALLE College of the Arts | tertiary | ~1.3 km |
| St. Joseph's Institution | secondary | ~1.3 km |
Facilities
For a 71-unit boutique development on an 18,674 sqft freehold site, Fyve Derbyshire delivers a deliberately curated facilities package rather than attempting to replicate the resort-scale amenity decks of larger developments. The ground-level facilities centre on a 25-metre lap pool as the headline offering, complemented by an aqua gym — an uncommon feature that allows water-resistance training within the pool environment rather than in a separate fitness room. The pool deck is flanked by a wellness garden and a yoga deck, reinforcing the project’s positioning around health-and-wellness living rather than social-entertainment amenities.
Indoor facilities include a fully equipped gym, a function room for resident gatherings, and an outdoor gym for alternative training options. The herb lounge — a landscaped quiet zone with aromatic plantings — is a distinctive amenity that reflects KYOOB Architects’ attention to creating differentiated sensory spaces within the development’s limited footprint. A sundeck BBQ pit caters to the entertainment needs of the resident community. The overall facilities philosophy is low-key but considered: every amenity serves a purpose aligned with the boutique, wellness-oriented identity that Roxy-Pacific has established for the project.
“The 25m lap pool and aqua gym are genuinely useful for daily exercise — small enough that there’s never a crowd, and the wellness garden gives the whole area a calm, resort feel that you don’t usually get in a boutique condo.”
— Resident review via PropertyGuru
The facilities trade-off inherent in a 71-unit boutique is that there is no tennis court, no multi-level aquatic deck, and no club lounge of the scale found in 200–400 unit D11 developments. For Fyve Derbyshire residents, this is a known and accepted constraint: the value proposition is the quiet residential street, the premium freehold address, and the walkability to Novena’s extensive external amenities. Residents who require resort-scale facilities will find them a short walk away at the Novena precinct’s commercial and lifestyle offerings rather than within the development itself.
Unit Sizes & Layout
Fyve Derbyshire’s 71 units are configured across three categories, each reflecting Roxy-Pacific’s understanding of the CCR buyer profile in the sub-$2M quantum range. The breakdown is: 2-bedroom (560–657 sqft, 37 units — the largest cohort at 52% of the development), 2-bedroom + Guest Room (797 sqft, 17 units), and 3-bedroom + Guest Room (936 sqft, 17 units). There are no 1-bedroom or 4-bedroom units; the project is deliberately targeted at buyers and tenants who require at least two bedrooms, filtering out the sub-$1.3M investment-yield profile that pure 1-bedders attract.
The 560–657 sqft range for the 2-bedroom tier is compact by the standards of CCR boutiques completed before 2016, but competitive within the post-2018 D11 new-launch context where 2-bedroom units at 560–600 sqft have become the norm. At $2,505 PSF, the entry-level 2-bedroom (560 sqft) transacts at approximately $1.4M — the lowest accessible quantum in a freehold D11 building with 2021 specifications. The 797 sqft 2-bedroom + Guest configuration expands usability meaningfully: the guest room functions as a dedicated home office, infant’s room, or overnight accommodation for visiting family, and the 797 sqft provides proportions that feel generous relative to the entry-level tier.
The 3-bedroom + Guest at 936 sqft is the aspirational top of the range. A 936 sqft 3-bedder requires efficient design execution, and KYOOB Architects’ layouts for Fyve Derbyshire generally achieve this through thoughtful space planning: squarish living rooms, full-width kitchen-dining layouts on the larger stacks, and bedrooms sized for a queen or king bed without compromising circulation. Ceiling heights are at the contemporary standard of 2.9–3.0 metres, and the 2021 vintage ensures that finishings — imported marble-effect tiles, branded appliances, engineered timber flooring in bedrooms — reflect the specifications expected at the $2,500 PSF price point.
Higher-floor units in the south and west-facing stacks benefit from views across the low-rise Derbyshire Road streetscape toward the Newton skyline. The 19-storey height provides meaningful elevation above the surrounding 4–6 storey residential fabric, enabling unobstructed sightlines from approximately floor 8 upward. Buyers should note that Fyve Derbyshire is entirely free of the expressway noise that constrains some D11 peers: Derbyshire Road is a low-volume one-way street, and there is no PIE, CTE, or arterial road impact on any stack.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 24 | $2,498 | $1,544,226 |
| 2 BR | 9 | $2,516 | $2,239,444 |
Pricing & Market Position
Based on 33 recorded transactions, sale prices range from $1,385,000 to $2,550,000, averaging $1,733,831 (~$2,528 psf).
Rents range from $3,600 to $6,000 per month across 65 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 5.8% (from $2,339 to $2,475 psf).
Neighbourhood Comparison
Cube 8 at 376 Thomson Road (CDL, 177 units, 2013, ~$1,800 PSF) is the most frequently cited D11 freehold alternative in the same broad price corridor. CDL’s developer brand and BCA Construction Excellence Award give Cube 8 a build-quality credential that Roxy-Pacific cannot match on volume or award history. However, Cube 8 carries the Thomson Road and PIE expressway noise burden that Fyve Derbyshire avoids entirely on quiet Derbyshire Road. MRT proximity is also meaningfully different: Fyve Derbyshire’s 510m to Novena MRT versus Cube 8’s 750–900m walk. For buyers prioritising current specifications, a quiet street, and closer MRT access, the ~$700 PSF premium Fyve Derbyshire commands is defensible.
Montebleu (Soilbuild, Newton, D11, 2008, ~$1,801 PSF) represents the lower end of D11 freehold pricing. A 2008-vintage building in original or partially renovated condition requires a full kitchen and bathroom refresh budget of $60,000–$120,000 to bring it to a comparable specification with Fyve Derbyshire’s 2021 fittings. Accounting for renovation cost, the effective cost difference between Montebleu and Fyve Derbyshire narrows to $500–$600 PSF — which broadly represents the fair value of 13 years’ building vintage plus the Derbyshire Road address premium and the MRT proximity differential. Buyers on a strict budget who are comfortable with renovation should consider Montebleu; buyers who want move-in condition and no renovation uncertainty should price for Fyve Derbyshire.
Neu at Novena (also Roxy-Pacific, D11, 2022, ~$2,400–$2,600 PSF) is a sibling project by the same developer on Moulmein Road — an even closer Novena MRT walk. Neu at Novena is newer and marginally better located for Novena MRT, but carries a PSF that is 5–10% higher and a site area that makes the unit mix similarly compact. Between the two Roxy-Pacific D11 boutiques, Fyve Derbyshire’s quieter Derbyshire Road address and slightly lower PSF entry represent the better value proposition for Novena-access buyers who are not specifically drawn to the Moulmein Road frontage.
Newer D11 freehold launches post-2022 — including projects along the Newton–Novena fringe that have come to market at $2,600–$2,900 PSF — provide a ceiling reference against which Fyve Derbyshire’s resale pricing looks attractive. A buyer who missed the launch in 2021 at ~$2,400 PSF and is evaluating the current $2,505 PSF average against new-launch alternatives is effectively buying a 2021-vintage building with settled specifications and a verified building quality record, at a 10–15% discount to the replacement cost of an equivalent new-launch freehold unit in D11. This “used new” value proposition — current specifications, modest vintage discount, freehold permanence — is the clearest articulation of why Fyve Derbyshire continues to transact above the D11 freehold midpoint.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| FYVE DERBYSHIRE | Freehold | 2021 | 71 | $2,528 |
| PULLMAN RESIDENCES NEWTON | Freehold | 2021 | 340 | $3,074 |
| WATTEN HOUSE | Freehold | 2023 | 180 | $3,236 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 2011 | 417 | $1,970 |
| PEAK RESIDENCE | Freehold | 2021 | 90 | $2,489 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 2004 | 311 | $1,903 |
ShiokNest Scores
Our proprietary scoring system evaluates FYVE DERBYSHIRE across multiple dimensions.
What Residents Say
“Derbyshire Road is wonderfully quiet for how close it is to Novena MRT — I walk to the station in 7 minutes and the street feels like a private road compared to most D11 addresses. The building is new and everything still works perfectly.”
— Owner review via PropertyGuru
“I specifically bought for the ACS proximity for my son — the school belt location was the deciding factor. The freehold title and Novena MRT walk distance made the price easy to justify.”
— Buyer review via 99.co
“As a medical professional working at Mount Elizabeth Novena, the location is almost too convenient. The pool is always free in the mornings and the yoga deck is a nice touch for a boutique development.”
— Resident review via EdgeProp
“Roxy-Pacific did a good job with the finishings — the kitchen appliances and bathroom fittings are a noticeable step up from their earlier projects. Unit sizes are compact but the layouts are efficient and there’s no wasted corridor space.”
— Resident comment via SRX
The resident sentiment pattern for Fyve Derbyshire coalesces around three consistent themes: the quality of the Derbyshire Road address as a quiet, low-traffic street that feels more exclusive than its proximity to Novena MRT would suggest; the practical value of the medical cluster for residents who work in or regularly use Novena’s hospital and specialist ecosystem; and the benefits of boutique scale — uncrowded facilities, a small MCST community, and the sense that a 71-unit building is being managed for the benefit of owner-occupiers rather than optimised for investor turnover. The compact unit sizes are the most commonly cited trade-off, though most residents contextualise this as a known and accepted constraint of contemporary CCR boutique living rather than a developer shortcoming.
Strengths & Weaknesses
- Freehold tenure — permanent title at 5 Derbyshire Road, a long-established D11 residential address
- Novena MRT (NS20) approximately 480–510m away — 6–8 minute walk, genuinely car-lite optionality
- Newton MRT interchange (NS21/DT11) ~900m — dual NSL+DTL access for cross-island flexibility
- 2021 TOP — fresh specifications, full warranty cycle, branded appliances and contemporary finishings
- Quiet one-way Derbyshire Road — no expressway or arterial road noise on any stack
- Health City Novena masterplan — 17-hectare medical campus expansion to 2030 creates structural neighbourhood tailwind
- ACS (Primary) and SCGS within primary school balloting radius — school belt demand driver for families
- Newton Food Centre, Velocity @ Novena, United Square and Square 2 within 10–15 minutes on foot
- Boutique 71-unit scale — pool and gym are never crowded; MCST community is small and manageable
- Former en-bloc site (Derby Court) — Roxy-Pacific freehold land acquisition gives no legacy leasehold risk
- Compact unit sizes: entry 2-bedrooms from 560 sqft — functional but not generous by older CCR standards
- No tennis court, no resort aquatic deck, no club lounge — facilities are curated rather than extensive
- $2,505 PSF freehold D11 boutique implies limited gross yield at ~3.0–3.2% — capital appreciation story, not income
- Roxy-Pacific developer brand lacks the CDL or CapitaLand name recognition that some buyer profiles require
- 71 units is small — MCST reserves will be lower in absolute dollar terms, with fewer owners to share major capex
- No covered walkway to Novena MRT — the 510m walk is exposed to rain without shelter for most of the route
- Limited resale liquidity — 71 units means fewer comparable transactions per year for price discovery
- Guest room configurations add $140,000–$200,000 quantum step vs 2-bedrooms — meaningful jump for budget-constrained buyers
Verdict
Fyve Derbyshire’s investment and lifestyle case rests on the intersection of five structural advantages that collectively justify its $2,505 PSF positioning. First, the freehold tenure is permanent — on a Derbyshire Road address that has been quietly prestigious since the colonial era, with no lease expiry to plan around. Second, the Novena MRT proximity at sub-510 metres delivers genuine car-lite optionality: a 6–8 minute walk to NSL connectivity, with Newton interchange’s DTL accessible as an alternative for cross-island commuting. Third, the 2021 vintage means the building arrives at its resale market with fresh specifications, a full warranty cycle intact, and no deferred maintenance to price in. Fourth, the Health City Novena masterplan creates a structural neighbourhood tailwind that will compound the area’s healthcare and employment density through 2030. Fifth, the boutique scale of 71 units creates a living environment that premium buyers increasingly value over the crowded-facilities experience of large-format D11 towers.
Against comparable D11 freehold boutiques, Fyve Derbyshire’s $2,505 PSF is a premium over the cohort of 2010–2015 vintage freehold stock (Cube 8 at ~$1,800 PSF, Montebleu at ~$1,801 PSF) but a logical one: a buyer paying $2,505 PSF at Fyve Derbyshire is buying 2021 specifications, a quieter residential street, and closer MRT proximity versus the older stock’s sub-$2,000 entry. The premium narrows when comparing to new launches in the same corridor — projects in the Newton–Novena fringe have come to market in the $2,600–$2,900 PSF range post-2022, making Fyve Derbyshire’s resale pricing a meaningful discount to replacement cost for buyers who want current-generation specifications without paying launch-premium pricing.
The gross yield picture is consistent with CCR freehold norms: with average rent at $4,377 per month and an average transacted price of approximately $1.73M, implied gross yields are 3.0–3.2% — characteristic of a building where capital appreciation is the primary return driver. Rental demand is structurally supported by proximity to the Novena medical cluster (doctors, researchers, allied health professionals), the ACS/SCGS school belt (professional families), and the CBD-accessible NSL corridor (financial services, professional services executives).
Fyve Derbyshire is the right answer for buyers who want a 2021-specification freehold address in D11 at a Novena MRT sub-510m distance — paying a justified premium over older D11 stock in exchange for a quiet street, fresh building, and a neighbourhood with a decade of healthcare-driven capital tailwinds still ahead of it.
Against Cube 8 (D11 Thomson, CDL, 2013, ~$1,800 PSF), Fyve Derbyshire offers newer specifications, a quieter street address, and better MRT distance, at a $700 PSF premium that is partly attributable to vintage. Against Montebleu (D11 Newton, Soilbuild, 2008, ~$1,801 PSF), the comparison is stark: Fyve Derbyshire’s $2,505 PSF reflects 13 years of building vintage gap, a Derbyshire Road address versus Newton’s busier approach roads, and specifications that render a Montebleu unit in need of a full renovation cycle. For buyers comparing across D11 freehold options, the $700 PSF gap between Fyve Derbyshire and the older cohort is best understood as the quantified cost of buying current rather than renovating the past.