Highline Residences
Overview & Key Facts
Highline Residences occupies a prominent corner at the junction of Tiong Bahru Road and Kim Tian Road in District 3. Developed by Harvestland Development, a subsidiary of Keppel Land, the 500-unit development was completed in 2018 and comprises seven blocks: two 36-storey towers, one 21-storey tower, and four 4-storey blocks with sky terraces.
The Tiong Bahru address is central to Highline Residences’ appeal. This is one of Singapore’s oldest and most characterful housing estates, designated as a Heritage Conservation Area by the URA. The neighbourhood has evolved into a sought-after enclave that blends pre-war Art Deco architecture with contemporary cafes, artisanal bakeries, and boutique shops — a combination that has earned it recognition from international publications as one of Asia’s most distinctive neighbourhoods.
The 99-year lease commenced in 2013, leaving approximately 86 years remaining. At $2,433 psf, Highline Residences sits in the city-fringe premium segment, competing with RCR developments that offer CBD adjacency without the full CCR price tag. The relatively high proportion of foreign buyers (13.5%) reflects the neighbourhood’s appeal to the expatriate community, particularly those who value the cultural character that newer estates lack.
Location & Connectivity
Tiong Bahru MRT (EW17) on the East-West Line is approximately 370 metres away — a comfortable five-minute walk. The forthcoming Havelock MRT station on the Thomson-East Coast Line will add a second station at a similar distance, effectively doubling the rail connectivity. From Tiong Bahru MRT, Raffles Place is just three stops away, making this a genuine CBD-commuter address.
By car, the city centre is a five-minute drive via Zion Road, and the AYE and CTE expressways are quickly accessible. Tiong Bahru Plaza, just a three-minute walk away, provides comprehensive daily amenities: NTUC FairPrice, Challenger, banking services, a food court, and Golden Village cinema. The heritage Tiong Bahru Market, with its celebrated hawker centre on the upper floor and wet market below, is equally close.
The neighbourhood’s cultural identity is a genuine lifestyle asset. Independent bookshops, specialty coffee roasters, artisanal bakeries, and heritage shophouse restaurants line the streets of the conservation area. For residents who value neighbourhood character and a sense of community identity, Tiong Bahru offers something that purpose-built residential estates simply cannot manufacture.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Gan Eng Seng School | secondary | Within 1 km |
| Outram Secondary School | secondary | Within 1 km |
| Gan Eng Seng Primary School | primary | Within 1 km |
| Cantonment Primary School | primary | Within 1 km |
| Henderson Secondary School | secondary | ~1.1 km |
| Bukit Merah Secondary School | secondary | ~1.3 km |
| Kheng Cheng School | primary | ~1.3 km |
| Fairfield Methodist School (Primary) | primary | ~1.5 km |
Facilities
Highline Residences distributes its facilities across the multi-block layout. The ground-level swimming pool is the centrepiece, complemented by a gymnasium on the 12th floor and function rooms on the 36th floor — the latter offering city views that make event hosting genuinely memorable. The four low-rise blocks incorporate sky terraces that provide outdoor space at a more intimate scale.
“This is a high-end condo in Tiong Bahru, a city fringe location. Perfect for PMET professionals who are working close to the CBD. The 36th-floor function rooms are excellent for hosting.”
— Resident review via Singapore Expats
A notable premium amenity is the concierge service offering housekeeping, laundry, and dry cleaning. Residents with a lifestyle membership gain access to limousine service and exclusive club privileges. However, resident feedback has been mixed on building management — some reviewers have cited issues with lift reliability, gate functionality, and pest management. Prospective buyers should enquire about the current management status and recent MCST meeting minutes.
Unit Sizes & Layout
The 500 units span a wide range: one-bedroom at 506 sqft, two-bedroom standard and deluxe from 635 to 743 sqft, three-bedroom standard, deluxe, and dual-key from 883 to 1,206 sqft, four-bedroom regular and dual-key from 1,227 to 1,292 sqft, plus penthouses. The dual-key configurations are particularly relevant for this location, as they allow owner-occupiers to offset mortgage costs by renting out a self-contained portion to the area’s strong tenant pool.
The multi-block layout creates different living experiences within the same development. The 36-storey towers offer high-floor city views and a more conventional high-rise lifestyle, while the 4-storey blocks with sky terraces provide a low-rise, landed-like character that appeals to a different buyer sensibility. This variety within a single address is unusual and provides genuine choice.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 44 | $2,316 | $1,417,134 |
| 2 BR | 20 | $2,330 | $2,004,050 |
| 3 BR | 33 | $2,240 | $2,586,463 |
Pricing & Market Position
Based on 97 recorded transactions, sale prices range from $1,000,000 to $3,200,888, averaging $1,935,960 (~$2,485 psf).
Rents range from $1,800 to $13,000 per month across 890 rental transactions. Current rental yield sits at approximately 3.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 24% (from $2,042 to $2,531 psf).
Neighbourhood Comparison
The District 3 city-fringe market offers several strong alternatives. Stirling Residences at $2,271 psf is a newer development (TOP 2022) with a fresh 99-year lease and proximity to Queenstown MRT, but lacks Tiong Bahru’s heritage neighbourhood character. One Pearl Bank at $2,569 psf offers an iconic architectural statement and a fresh 99-year lease, but at a 6% premium and with a more modest immediate neighbourhood.
Highline Residences’ differentiator is the Tiong Bahru address itself — the heritage conservation area, the cafe culture, the market, and the walkable human-scale streetscape. No competitor can replicate this setting. The trade-off is a development that is now 8 years old and has experienced some management inconsistency. For buyers who fall in love with Tiong Bahru (and many do), these are acceptable trade-offs.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HIGHLINE RESIDENCES | 99 yrs lease commencing from 2013 | 2018 | 500 | $2,485 |
| ZYON GRAND | 99 yrs lease commencing from 2024 | 2025 | 1,079 | $3,052 |
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | 2021 | 1,074 | $2,261 |
| STIRLING RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 1,259 | $2,275 |
| PENRITH | 99 yrs lease commencing from 2024 | 2025 | 462 | $2,796 |
| ONE PEARL BANK | 99 yrs lease commencing from 2019 | 2021 | 774 | $2,569 |
Lease Decay Analysis
The 99-year lease runs from 2013, meaning approximately 13 years have already been consumed. Roughly 86 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~86 years | Full bank financing available |
| 2043 | ~69 years | CPF usage still unrestricted for most buyers |
| 2052 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2072 | ~39 years | Significant financing restrictions for next buyer |
| 2112 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~76 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates HIGHLINE RESIDENCES across multiple dimensions.
What Residents Say
“The Tiong Bahru location is the main draw — cafes, bakeries, the heritage market, and the MRT are all within walking distance. The neighbourhood has a character that nowhere else in Singapore can match.”
— Resident review via PropertyGuru
“Great for professionals working in the CBD — three stops to Raffles Place. The function rooms on the 36th floor are impressive for hosting dinner parties and events.”
— Resident review via 99.co
“Management co is awful — lift is constantly broken, gates do not work, pests present. The building itself is good quality but the maintenance has let it down.”
— Resident review via Singapore Expats
Strengths & Weaknesses
- Tiong Bahru heritage neighbourhood — unique cultural character
- Strong 3.7% gross yield — among best in RCR segment
- Tiong Bahru MRT 370m + upcoming Havelock MRT (dual rail access)
- CBD just 3 MRT stops away from Tiong Bahru station
- Keppel Land developer quality and concierge service
- Dual-key units enabling owner-occupy + rental income
- Tiong Bahru Plaza 3 minutes walk — comprehensive amenities
- Heritage conservation area — protected neighbourhood character
- Mixed block heights — choice of high-rise or low-rise living
- 36th-floor function rooms with city views
- Inconsistent management feedback — lift and gate reliability issues
- 99-year lease with 86 years remaining — 13 years consumed
- Pest management concerns raised by residents
- Gym located on 12th floor — not ground-level convenience
- 500 units — competitive resale environment
- Kim Tian Road frontage can be noisy for lower-floor units
- Some units compact by 2018 standards (1-BR at 506 sqft)
- Higher maintenance fees reflecting concierge and facility upkeep
Verdict
Highline Residences delivers a proposition that is difficult to replicate: a Keppel Land development in one of Singapore’s most characterful neighbourhoods, with strong MRT access and a 3.7% gross yield that is among the best in the RCR segment. The $2,433 psf positions it between Stirling Residences ($2,271 psf, newer but slightly further from Tiong Bahru’s cultural heart) and One Pearl Bank ($2,569 psf, the iconic tower redevelopment with a fresh lease).
The investment score of 72/100 reflects balanced fundamentals: strong yield and location, tempered by the lease position (86 years remaining) and some management concerns. For a buyer who plans to hold for 8 to 15 years, the combination of rental income, neighbourhood appreciation, and dual-MRT connectivity (once Havelock opens) creates a credible return thesis.
The honest reservation is the inconsistent management feedback. Building management quality directly impacts maintenance fees, common area condition, and ultimately resale value. Buyers should conduct due diligence on the MCST’s track record and recent maintenance expenditure before committing. The Tiong Bahru location and Keppel Land build quality provide a strong foundation, but management execution must match.