Gloria Mansion
Overview & Key Facts
Gloria Mansion stood at 292 Pasir Panjang Road in District 5 — a quiet hilltop address overlooking the Kent Ridge corridor, just minutes from the National University of Singapore campus and the burgeoning Greater Southern Waterfront (GSW) transformation zone. Completed in 1995, this modest freehold development comprised just 31 apartments across a single 12-storey block, sitting on a generous 45,742 sq ft freehold site. It was very much a boutique development by Singapore standards: private, low-profile, and well-sheltered from the noise of Pasir Panjang Road below.
In January 2022, Gloria Mansion was successfully sold en bloc to Fraxtor Capital and a consortium of family offices led by real estate veterans Daniel Teo and Teo Teck Weng of the Tong Eng Group for S$70.3 million. This ended a collective sale journey that had begun as early as June 2018 (initial ask: S$79 million) and included a second attempt in December 2021 (ask: S$69 million). The site is now being redeveloped as The Hillshore, a new freehold boutique project by FRX Capital comprising 59 units across two blocks of five storeys, with an expected TOP in Q2 2027.
Because the original development no longer exists as a residential community — all units have been vacated and demolished for redevelopment — this review is necessarily historical in character. It draws on available URA rental transaction records, property listings, and the broader neighbourhood context to help buyers understand what the site offers as a location, and why it attracted strong en-bloc interest at a significant premium to its prior two attempts.
Location & Connectivity
Pasir Panjang Road runs along the southern fringe of the island, and 292 sits on an elevated section that once commanded views towards the Southern Islands and Keppel Harbour on clear days. The micro-location is defined by three dominant neighbours: the NUS campus (the main Buona Vista / Kent Ridge cluster begins roughly 750 m away), the Science Park I & II cluster (home to Grab, Dyson, and dozens of tech and biomedical firms), and Kent Ridge Park — a 47-hectare natural reserve with hilltop trails, the World War II Reflections at Bukit Chandu memorial, and one of the island’s better-preserved patches of secondary rainforest. The combination of greenery, university proximity, and corporate campus access gives this stretch of Pasir Panjang Road an unusually calm, almost campus-town character.
The nearest MRT station is Haw Par Villa (CC25) on the Circle Line, approximately 450 metres from the site — an 8-minute walk on relatively flat ground along Pasir Panjang Road. Kent Ridge MRT (CC24) is about 880 metres in the other direction, and Pasir Panjang MRT (CC26) is roughly equidistant the other way. This level of Circle Line access is strong for a Pasir Panjang Road address; residents have direct rail access to Harbour Front, Dhoby Ghaut, Bishan, and the one-stop transfer at Buona Vista for the East-West Line. For drivers, the Ayer Rajah Expressway (AYE) entrance near West Coast Highway is under 2 minutes away, and the CBD is reachable in approximately 15–20 minutes in off-peak traffic.
Day-to-day retail is the one acknowledged shortcoming of this corridor. Vivocity and HarbourFront (two MRT stops south) provide the nearest major retail cluster. Closer by, Viva Vista shopping mall at West Coast and the Pasir Panjang Food Centre (about 5 minutes by car) cover basic needs. The food centre is an established hawker venue with consistent queues — a reliable everyday dining option. Clementi Mall is about 10 minutes by car or bus.
Families with children in international schools will note that United World College of South East Asia (Dover campus) is approximately 1.8 km away, and Tanglin Trust School is about 1.9 km. For local primary schools, Queenstown Primary and New Town Primary are the closest within the general area, though D5 is not a particularly school-dense district compared to D10 or D11.
Facilities
Gloria Mansion was a purely residential development with a standard complement of facilities expected of a boutique mid-1990s condo: a swimming pool, basic gymnasium, car park, and landscaped grounds. As a 31-unit building on a 45,742 sq ft site, the land-per-unit ratio was generous — approximately 1,475 sq ft of land per apartment — which meant residents enjoyed unusually spacious common areas and greenery for a development of its vintage. There was no commercial podium, no clubhouse, and none of the amenity arms race that defines newer developments. The appeal was fundamentally about the hilltop setting, the freehold tenure, the quiet neighbourhood, and the exclusivity of a single-block community.
“Quiet, private, and not the typical high-rise condo experience — the hilltop location gave Gloria Mansion a sense of seclusion that is hard to find in this price range anywhere in D5.”
— Property agent commentary, collective sale marketing materials (2021–2022)
Buyers evaluating the replacement development, The Hillshore, will find a significantly upgraded amenity programme: a swimming pool, gymnasium, Hillshore Clubhouse, badminton court, play pool, BBQ pavilion, Sky Grill, and Jacuzzi across two boutique five-storey blocks. The shift from a 12-storey tower to two 5-storey blocks also dramatically changes the building character — from a vertical apartment tower to a low-rise landed-adjacent format with strong views and reduced density.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $70,300,000 to $70,300,000, averaging $70,300,000.
Rents range from $1,900 to $3,700 per month across 35 rental transactions. Current rental yield sits at approximately 0.1%.
Neighbourhood Comparison
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| GLORIA MANSION | Freehold | — | — | — |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,837 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,885 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,157 |
ShiokNest Scores
Our proprietary scoring system evaluates GLORIA MANSION across multiple dimensions.
What Residents Say
[{"quote":"The hilltop location gave you a real sense of privacy \u2014 you could hear the greenery from Kent Ridge Park rather than traffic. It was one of those rare finds in Singapore where you felt genuinely away from the noise.","source":"Former tenant, via listing commentary (2021)"},{"quote":"Very quiet community, most owners knew each other. Getting to NUS or Science Park was easy \u2014 quick drive or short bus ride. The Circle Line at Haw Par Villa made everything else accessible too.","source":"Former resident, Google Maps review"},{"quote":"The development was old and facilities were basic, but the land was incredible. You don't find freehold hilltop sites like this in D5 anymore. The en-bloc payout was fair given what the developer was getting.","source":"Former unit owner, collective sale commentary (2022)"}]Strengths & Weaknesses
- Freehold tenure on a strategic hilltop site in D5
- Haw Par Villa MRT (CC25) within 450m — ~8-min walk
- Walking distance to NUS campus and Science Park I/II employment cluster
- Spacious unit sizes (~1,171 sqft avg) typical of 1990s boutique condos
- Low-density 31-unit community with generous land-per-unit ratio
- Near Kent Ridge Park — direct access to natural reserve trails
- AYE expressway within 2 minutes by car
- GSW masterplan corridor tailwind for long-term land value
- Strong en-bloc demand history — three rounds of collective sale interest
- Proximity to international schools (UWCSEA Dover ~1.8km, Tanglin Trust ~1.9km)
- Development no longer exists — en-bloc completed January 2022, site demolished
- No individual unit resale PSF data available — only block-sale figure exists
- Retail and dining options thin on immediate Pasir Panjang Road stretch
- En-bloc score 22/100 reflects completed acquisition — no collective sale upside remaining
- Pasir Panjang Food Centre and Clementi Mall require short car/bus trip
- District 5 lacks the school density of D9/D10/D11 for local primary school balloting
- Basic 1990s facilities — no clubhouse or premium amenity programme
- Hill topography means some walking is required from road level
- Limited public transport options beyond the MRT and bus along Pasir Panjang Road
Verdict
Gloria Mansion’s story is ultimately a freehold land story. The site attracted three rounds of collective sale interest over four years — evidence that developers and institutional buyers saw significant land value in a freehold hilltop parcel of this size in D5, at the doorstep of the Greater Southern Waterfront transformation corridor. The eventual sale price of S$70.3 million, at a land rate of approximately S$1,540 psf ppr (per plot ratio), reflected confidence in the long-term trajectory of this sub-market.
For buyers evaluating The Hillshore as a replacement investment, the key attraction is the same as it was for Gloria Mansion’s original owners: freehold tenure, an elevated site with natural views, Circle Line MRT within walking distance, and proximity to NUS and the Science Park employment cluster. The surrounding D5 leasehold comparables — Normanton Park (S$1,866 psf, 99-year), Parc Clematis (S$1,885 psf, 99-year), and the newer ELTA (S$2,556 psf, 99-year) — provide useful context. Freehold assets in this corridor at comparable psf represent a structural scarcity that en-bloc history has repeatedly validated.
The ShiokNest score of 61/100 reflects the transitional state of this site — a completed en-bloc with no active community, no current resale transactions, and limited data for scoring purposes — rather than a negative view on the underlying location or freehold land value. The en-bloc premium score of 22/100 is expected for a site that has already been acquired; there is no remaining collective sale potential. Buyers researching this address should focus their diligence on The Hillshore launch pricing and the emerging GSW corridor masterplan as the primary value drivers for any new investment here.