Huit
Overview & Key Facts
Huit is a boutique 8-unit landed terrace development at Meng Suan Road in District 26, Upper Thomson — its name derived directly from the French word for “eight,” a nod to the eight terrace addresses (nos. 6, 6A, 6B, 8, 8A, 8B, 10, 10A Meng Suan Road) that comprise the project. Developed by Ampang Properties Pte Ltd and held on a 999-year lease commencing 1884, Huit sits with approximately 857 years of tenure remaining as of 2026 — a quasi-freehold status that places it among a rare class of Singapore landed properties where lease decay is, for all practical purposes, irrelevant within any buyer’s lifetime.
With a median transacted price of S$3.25 million and average PSF of approximately S$1,485, Huit occupies a genuinely distinctive value position in a submarket where 99-year leasehold new-launch condominiums — Lentor Modern, Lentor Hills Residences, Lentor Mansion, Lentor Central Residences, Springleaf Residence — are transacting at S$2,100–S$2,300 psf. The 999-year quasi-freehold landed premium at S$1,485 psf represents a meaningful value argument for buyers who understand tenure mathematics, even against the modern amenity packages these 99-year neighbours offer.
The trade-offs are equally clear: the Springleaf/Upper Thomson locality scores a very low walkability of 15/100, making car ownership a practical necessity for daily errands. The 0.79 km walking distance to Springleaf MRT (TE4 on the Thomson-East Coast Line) is at the upper limit of comfortable daily walking. Buyers entering Huit should do so with full awareness of the location’s car-dependent character, the boutique scale of the development, and the thin transaction dataset that makes all pricing metrics indicative rather than statistically robust.
Location & Connectivity
Meng Suan Road sits in the Springleaf precinct of Upper Thomson, District 26 — a pocket of Singapore defined by low-rise landed housing, mature secondary growth forest, and the distinctive quietude of a neighbourhood that has largely resisted the high-density redevelopment sweeping adjacent Lentor and Ang Mo Kio. The Central Catchment Nature Reserve’s fringe is close; Springleaf Forest and the Upper Thomson corridor give the area a green, semi-rural character that appeals strongly to families seeking respite from the density of central Singapore.
Transit Reality — Car Dependency: Huit’s walkability score of 15/100 reflects genuine car dependency. Daily errands — groceries, hawker centres, clinics — require a drive. While Springleaf MRT (TE4) on the Thomson-East Coast Line is theoretically 0.79 km away, this distance is at the upper comfort limit for daily walking, particularly in Singapore’s heat and humidity. Buyers reliant on public transport for daily errands should factor in the practical limitations of this address before committing.
Springleaf MRT (TE4) on the Thomson-East Coast Line is the key transit asset at 0.79 km — a 9–11 minute walk. The TEL is one of Singapore’s most valuable transit corridors: northbound toward Woodlands, southbound through Upper Thomson (TE8), Caldecott (TE9, interchange with Circle Line), Stevens (TE11, interchange with Downtown Line), Newton (TE12, interchange with North-South Line), Orchard (TE14), Great World, Havelock, Maxwell (TE18), Shenton Way (TE19), Gardens by the Bay (TE22), and Bayshore. For car-free commuters who can manage the 0.79 km walk, the TEL unlocks strong CBD and cross-island connectivity. For families with young children or elderly members, a feeder car or cycling habit is more practical.
Day-to-day retail and F&B are accessible via short drive: Thomson Plaza (Upper Thomson Road, ~10 min drive) is the primary neighbourhood mall with supermarket, food hall, and specialty retail. The famous Upper Thomson Road food belt — including Seletar Hills hawker cluster, Korean BBQ, artisanal bakeries, and established zhi char restaurants — is within driving distance and represents one of the most characterful dining precincts in northern Singapore. AMK Hub and Ang Mo Kio town centre are reachable in 10–12 minutes by car for comprehensive retail.
The neighbourhood’s landed character is its primary asset and its primary constraint simultaneously. Meng Suan Road has the quiet, garden-suburb feel of older Singapore — neighbours who have lived here for decades, low vehicular throughput, and the kind of greenery-dense streetscape that is functionally irreplaceable in a city where such fabric is being continuously redeveloped. For the specific buyer who values this environment above urban amenity density, Huit’s address is genuinely hard to replicate.
Facilities
As a boutique terrace development of 8 units, Huit does not offer shared condominium facilities — no pool, gym, clubhouse, or tennis court. Each unit is a standalone terrace house with its own private land area of approximately 294 sqm and built-up of approximately 181 sqm (1,948 sqft). The “facilities” conversation at Huit is therefore entirely about the individual unit quality, private garden, and car porch — attributes that landed-housing buyers typically prioritise over shared amenity packages.
Buyers accustomed to evaluating condominium developments on a facilities-per-dollar metric should reframe their assessment here: the trade-off is private land ownership and 857 years of quasi-freehold tenure versus shared resort amenities. Maintenance responsibilities for the land and building fall entirely on the individual owner rather than an MCST, which represents both greater autonomy and greater cost variability. Buyers should budget for periodic structural and roof inspections given the development’s age profile, and obtain a full building survey before completion.
“The Springleaf/Upper Thomson landed belt attracts a very specific buyer — someone who genuinely wants a house rather than a high-rise, values the greenery and quiet over amenity density, and is prepared to drive for daily errands. The 999-year tenure properties along Meng Suan Road are sought after by families who understand Singapore’s land-ownership mathematics and want to keep the asset in the family across generations. You won’t find poolside clubs, but you will find space, privacy, and tenure security that no 99-year condo can match.”
— Upper Thomson area buyer perspective via Stacked Homes 999-year leasehold guide
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $2,968,000 to $4,700,000, averaging $3,497,000 (~$1,485 psf).
Rents range from $6,100 to $8,000 per month across 4 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2025, the average PSF has declined by 6.2% (from $1,583 to $1,485 psf).
Neighbourhood Comparison
The D26 new launch condo landscape provides the sharpest contrast to Huit’s value proposition. Within the same district, the dominant product type is 99-year leasehold high-rise: Springleaf Residence (941 units, 99yr, S$2,178 psf), Lentor Modern (605 units, 99yr, S$2,136 psf), Lentor Hills Residences (598 units, 99yr, S$2,116 psf), Lentor Mansion (533 units, 99yr, S$2,266 psf), and Lentor Central Residences (477 units, 99yr, S$2,222 psf). These developments offer modern full-facility amenity packages, strong brand recognition, and immediate MRT proximity at Lentor (TE5) or Springleaf (TE4) — at PSF figures running 43–53% above Huit’s S$1,485 psf.
The structural difference is product type and tenure. Huit buyers are purchasing freehold-equivalent landed terrace houses with ~857 years of lease remaining, private land ownership of ~294 sqm, and a boutique 8-unit community. The new launch condo buyers are purchasing 99-year leasehold strata titles in high-density towers with shared resort amenities. Neither is categorically superior — they are different products serving different buyer profiles. Where the comparison becomes instructive is for buyers genuinely weighing landed versus high-rise in D26: Huit’s S$3.25 million median price acquires a quasi-freehold terrace; the same S$3.25 million in one of the Lentor new launches typically buys a 3-bedroom or large 2-bedroom condo unit on a 99-year depreciating lease at S$2,100+ psf. The landed buyer receives private land, 857 years of tenure security, and the Meng Suan Road neighbourhood character. The condo buyer receives full facilities, brand-new fittings, and MRT proximity typically measured in metres rather than 0.79 km. For multi-generational family buyers with a hold horizon of 20+ years, Huit’s tenure mathematics are difficult to argue against; for investors seeking liquidity, rental yield optimisation, or capital appreciation benchmarked to the D26 new launch cycle, the 99-year new launch cohort has advantages in transaction volume and exit flexibility.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HUIT | 999 yrs lease commencing from 1884 | — | — | $1,485 |
| SPRINGLEAF RESIDENCE | 99 yrs lease commencing from 2024 | 2025 | 941 | $2,178 |
| LENTOR MODERN | 99 yrs lease commencing from 2021 | 2022 | 605 | $2,136 |
| LENTOR HILLS RESIDENCES | 99 yrs lease commencing from 2022 | 2023 | 598 | $2,116 |
| LENTOR MANSION | 99 yrs lease commencing from 2023 | 2024 | 533 | $2,266 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | 2025 | 477 | $2,222 |
ShiokNest Scores
Our proprietary scoring system evaluates HUIT across multiple dimensions.
What Residents Say
“We bought at Meng Suan Road specifically because of the 999-year lease and the nature setting. Upper Thomson has a character you simply cannot find in the Lentor new launches — it feels like a different Singapore. Yes, we drive everywhere, but that’s a conscious trade-off we made for the landed space, the garden, and the certainty of knowing the property stays in our family regardless of lease.”
— Owner-occupier family on tenure and lifestyle rationale via Stacked Homes 999-year leasehold discussion
“The Springleaf MRT opening changed the calculus for Upper Thomson landed significantly. Before TEL, this area was purely car-reliant with no MRT within walking range. Now you have a TEL station that gets you to Orchard in under 20 minutes and Gardens by the Bay in under 30. The 0.79 km walk to Springleaf is real — it’s doable on a cool morning but you’ll want a car or bicycle for daily use — but the connectivity step change from pre-TEL is significant.”
— Area resident on TEL impact at Springleaf/Upper Thomson via 99.co Meng Suan Road listings community
“Eight units on a 999-year lease from 1884 — that’s what Huit is. A very boutique, very permanent piece of Singapore real estate. You’re not buying into a condo lifestyle; you’re buying into a landed neighbourhood that has stayed low-density for decades and is likely to remain so. The Upper Thomson food belt, the nature reserve fringe, the landed streetscape — these are not features you can replicate in a high-rise. The right buyer for Huit understands that completely.”
— D26 property market observer via PropertyGuru Meng Suan Road listings
Strengths & Weaknesses
- 999-year lease from 1884 (~857 years remaining) — quasi-freehold, irreplaceable tenure in D26 landed market
- Landed terrace format — private land ownership (~294 sqm), private garden, car porch; no MCST dependency
- Boutique 8-unit development — intimate community, no high-density neighbour dynamics
- Springleaf TEL (TE4) at 0.79km — Thomson-East Coast Line connects directly to Orchard, Stevens, Newton interchanges, CBD, Gardens by the Bay
- Compelling PSF value — S$1,485 psf (999yr landed) vs S$2,100–S$2,300 psf (99yr new launch condos) in same district
- Above-average gross yield at 2.77% — above typical landed yield range of 1.5–2.5%; expatriate rental demand at this price point
- Upper Thomson nature corridor — Central Catchment Nature Reserve fringe, Springleaf Forest, low-density greenery-dense streetscape
- Upper Thomson food belt — characterful dining precinct with zhi char, Korean BBQ, artisanal cafes within short drive
- Low-density landed neighbourhood — no high-rise redevelopment pressure; settled, quiet suburban character
- "Huit" naming — boutique identity, French design sensibility, clear provenance for a very small development
- Very low walkability (15/100) — car ownership is a practical necessity for daily errands and grocery runs
- Springleaf TEL at 0.79km — walkable but at upper comfort limit in Singapore heat; cycling or feeder car recommended for daily transit use
- Extremely thin transaction data (4 sales, 4 rentals) — all pricing and yield metrics are indicative, not statistically robust
- No shared condominium facilities — no pool, gym, clubhouse, or tennis court; buyers seeking resort amenities should look elsewhere
- Boutique scale limits resale liquidity — 8 units means very infrequent transactions; exit timeline may be extended vs high-volume condo developments
- Individual maintenance responsibility — no MCST; structural, roof, and systems maintenance falls entirely on each owner
- Surrounding new launches at higher absolute prices — comparables require careful adjustment for product type (landed vs strata)
- TOP year not publicly documented — buyers should verify construction quality and completion history via URA or building survey before purchase
- Remote from MRT by Singapore landed market standards — Lentor MRT-adjacent new launches offer significantly better transit proximity
Verdict
Huit is a highly specific landed opportunity suited to a narrow but well-defined buyer profile: families or investors seeking quasi-freehold (999-year/1884 lease) landed terrace ownership in a quiet, green, landed-adjacent neighbourhood, who are comfortable with car-dependent living and can work with the 0.79 km walking distance to Springleaf TEL. For that buyer, the combination of 857 remaining years of tenure, the Upper Thomson nature corridor, the TEL’s direct connection to Orchard and CBD, and a market price of S$1,485 psf versus S$2,100–S$2,300 psf for 99-year leasehold new launches in D26 represents a genuinely compelling value proposition.
The gross yield of 2.77% (based on average rent of S$7,100/month against an average price of S$3.497 million) is above average for a quasi-freehold landed asset in this price range. Singapore landed properties typically yield 1.5–2.5% gross; Huit’s 2.77% — though based on only 4 rental transactions — suggests that rental demand at this price point exists, most likely from expatriate families seeking landed living in the Upper Thomson/Springleaf area. The investment case combines above-average yield for landed, 999-year tenure capital preservation, and the structural value advantage versus neighbouring 99-year leasehold stock.
The D26 new launch landscape underlines Huit’s value argument in sharp relief. Springleaf Residence (941 units, 99yr, S$2,178 psf), Lentor Modern (605 units, 99yr, S$2,136 psf), Lentor Hills Residences (598 units, 99yr, S$2,116 psf), Lentor Mansion (533 units, 99yr, S$2,266 psf), and Lentor Central Residences (477 units, 99yr, S$2,222 psf) all offer modern amenity packages and strong transit connectivity — but on 99-year depreciating leases at 43–53% premium PSF. Huit’s 999-year terrace at S$1,485 psf is not directly comparable in product type, but for the buyer who wants Singapore land ownership across generations rather than a depreciating condo lease, the comparison is instructive. The ShiokNest score of 18/100 reflects the narrow applicability and thin data rather than any fundamental flaw in the property; the individual dimension scores — lease 9.5, value 7.5, unit layout 7.5 — tell a more complete story of a boutique, quasi-freehold landed asset where the primary virtue is tenure permanence.