Icon
What happens when a 646-unit 99-year leasehold tower spends nineteen years sitting one block from Tanjong Pagar MRT, two MRT lines, and the most aggressively rejuvenated stretch of Singapore's CBD? The Icon at 10 Gopeng Street offers an unusually well-documented answer. The lease commenced in 2002 and TOP arrived in 2007 (as of 2026-05), leaving 75 years on the clock — still comfortably inside the band where CPF and bank financing apply without lease-decay penalty, but close enough to the under-60-year threshold for buyers planning a 20-year hold to start paying attention.
The 12-month transaction record tells a precise story. Across 2025 the building logged 20 resales at an average S$1,807 PSF, and the first five months of 2026 added another 11 sales at S$1,725 PSF (as of 2026-05) — a roughly 4-5% softening that mirrors what comparable 99LH stock in District 2 Tanjong Pagar has done over the same window. Yet on the rental side the 102 fresh leases recorded year-to-date at S$4,784 a month confirm one thing clearly: as a place tenants actually want to live in, The Icon is still working hard. The ratio of fresh tenants to fresh resales now sits near 9-to-1, the signature of a building whose investor-landlord cohort is being rewarded for staying put.
This review is written for the buyer weighing The Icon against newer Shenton Way stock (One Shenton, V on Shenton, Wallich Residence) or a higher-PSF fringe-D9 freehold at the same quantum. The honest assessment is at the end. The reasoning sits in the CBD-walking precinct economics — and in the URA's CBD Incentive Scheme 2.0 circular of February 2025, which is now actively rewriting the neighbourhood The Icon sits in.
Overview & Key Facts
ICON is a 646-unit, 99-year leasehold condominium at Gopeng Street in District 2 — a 38-storey CBD tower developed by Far East Organization, Singapore’s largest private property developer, and completed in 2007. The development sits in the Core Central Region (CCR), anchored within the Tanjong Pagar precinct — a neighbourhood that has evolved from a historic Straits Chinese enclave into one of Singapore’s most dynamic live-work-eat districts. With 75 years remaining on its 99-year lease from 2002, ICON is now at a critical inflection point that every buyer must understand before committing.
The headline number that defines ICON’s investment case is not its PSF or its location — it is the 4.34% gross rental yield. In a market where most CCR condominiums struggle to break 3%, ICON delivers one of the highest yields in the Core Central Region, underpinned by an extraordinary 1,683 rental transactions on record. That is not a typo — 1,683 rentals from a 646-unit development. The average unit has been rented approximately 2.6 times, reflecting a tenant base that turns over regularly but is constantly replenished by the deep pool of CBD office workers who value the walk-to-work proposition. At $4,523/month average rent and $1,784 PSF, the rental math is compelling: you are buying a CCR address at 31–43% below competing newer condominiums and generating yield that rivals suburban developments with none of the location premium.
But there is a hard constraint that tempers the enthusiasm. The lease — 75 years remaining — has crossed the threshold where CPF usage restrictions begin to bite. Banks will also apply progressively tighter loan-to-value limits as the lease decays further. For a purely cash buyer seeking income, this is manageable. For a buyer relying on maximum CPF and mortgage leverage, the shrinking financing envelope is a structural headwind that will intensify with every passing year. ICON is, in essence, a high-yield income play with a built-in expiry date — and the entire buy/hold calculation hinges on whether the rental income accumulated over your holding period compensates for the lease decay.
Location & Connectivity
ICON occupies a position that is simultaneously CBD and neighbourhood — a rare combination in Singapore’s financial district. Gopeng Street sits within the Tanjong Pagar precinct, which unlike the sterile glass-tower corridors of Marina Bay or Raffles Place, retains the texture of a lived-in neighbourhood. Within a 5-minute walk, residents have access to Maxwell Food Centre (one of Singapore’s most famous hawker centres, home to Tian Tian Hainanese Chicken Rice), the shophouses of Duxton Hill and Keong Saik Road (craft cocktail bars, independent cafes, specialty restaurants), Tanjong Pagar Plaza Market and Food Centre, and the Chinatown Heritage Centre. This is not a food desert — this is arguably one of the best food neighbourhoods in Singapore.
MRT connectivity is exceptional and getting better. Tanjong Pagar MRT station (East-West Line) is just 280 metres away — a 3-minute walk. But the real story is the three additional MRT stations within 500 metres: Shenton Way (Thomson-East Coast Line, opened 2024) at 420 metres, Prince Edward Road (Circle Line) at 440 metres, and Maxwell (Thomson-East Coast Line) at 510 metres. Four MRT stations serving three separate lines, all within a 6-minute walk — a connectivity density that rivals even Marina One Residences. The recently opened Thomson-East Coast Line stations have materially upgraded the area’s transit accessibility, connecting residents directly to Orchard, Woodlands, and the East Coast corridor without line changes. For drivers, the Ayer Rajah Expressway (AYE) and Central Expressway (CTE) entrances are minutes away.
The school situation is the primary lifestyle weakness. Cantonment Primary School is the nearest at 1.22 km — outside the priority 1 km enrollment radius that matters for primary school registration. There are no schools within 1 km. For families with young children, this is a meaningful disadvantage. For the professionals, couples, and investors who form ICON’s core demographic, it is irrelevant. The nearest supermarket options include FairPrice at Tanjong Pagar Plaza and specialty grocers in the Chinatown area — adequate for daily needs though not as convenient as developments with integrated retail.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Cantonment Primary School | primary | ~1.2 km |
| Outram Secondary School | secondary | ~1.4 km |
Facilities
ICON’s facilities must be evaluated in context: this is a 19-year-old tower completed in 2007, and the amenity set reflects the expectations of that era rather than the resort-style extravagance of post-2015 launches. The development provides a swimming pool, wading pool, gymnasium, BBQ area, and function room — the essential amenities that residents need, without the proliferation of lightly-used themed pavilions and sky gardens that inflate maintenance fees in newer developments. For a 646-unit tower, the facilities-to-unit ratio is adequate, and the maintenance burden is correspondingly lighter.
The swimming pool is the primary recreational facility and is well-maintained. The gymnasium is functional though not large by current standards — residents who require a full-service gym will likely maintain an external membership, which is easily done given the proximity to CBD fitness chains. The BBQ area provides social entertaining space. A 24-hour security team manages access and building operations.
What ICON lacks in on-site amenities, it compensates for through location. The Tanjong Pagar precinct effectively functions as an extended amenity deck: Maxwell Food Centre replaces a private dining room, Duxton Hill replaces a wine bar, the nearby parks along the Southern Ridges trail system offer open-air recreation that no rooftop sky terrace can match. For residents who view amenities through the lens of what they actually use daily — rather than what looks good in a brochure — ICON’s compact facility set combined with its rich neighbourhood access is a reasonable trade-off. The lower maintenance fees that result from fewer shared facilities are a tangible financial benefit for yield-focused investors.
Unit Sizes & Layout
ICON’s 646 units are distributed across a single 38-storey tower, offering a mix of studio, 1-bedroom, 2-bedroom, and 3-bedroom configurations. The unit mix skews toward smaller types — consistent with its CBD location and the investor-oriented market that Far East Organization targeted during the mid-2000s launch. Unit sizes reflect the pre-shoebox era: even the compact types are typically more generous than the sub-400-sqft studios and sub-500-sqft 1-bedrooms that dominate current new launches. This size advantage translates directly to rental appeal, as tenants in the CBD market value functional living space.
Layouts are generally efficient for a 2007-vintage tower. The rectangular floor plate and single-tower design mean most units receive reasonable natural light and ventilation, though units on lower floors facing adjacent commercial buildings will experience limited views. Higher floors command meaningful premiums for CBD skyline and potentially partial sea views. The Gopeng Street address places the tower within the Tanjong Pagar cluster of residential towers, so buyers should check the specific stack and facing to understand the view corridor before committing.
Finishes are functional but dated by 2026 standards. Original bathroom and kitchen fittings from 2007 will likely need refreshing, and many tenanted units have already been updated by landlords seeking to maintain rental competitiveness. For investors, budgeting $20,000–$40,000 for a kitchen and bathroom refresh is realistic and can materially improve rental rates. The building’s structural quality — Far East Organization is known for solid construction — means the renovation investment goes into cosmetic updates rather than structural remediation.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 79 | $1,817 | $1,088,376 |
| 2 BR | 50 | $1,775 | $1,554,913 |
| 3 BR | 14 | $1,697 | $1,979,421 |
Pricing & Market Position
Based on 143 recorded transactions, sale prices range from $980,000 to $2,380,000, averaging $1,338,736 (~$1,756 psf).
Rents range from $2,200 to $8,505 per month across 1719 rental transactions. Current rental yield sits at approximately 4.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 3.4% (from $1,666 to $1,722 psf).
Neighbourhood Comparison
One Bernam ($2,587 PSF, 351 units, 99-year from 2021) is the most natural comparison — a new-launch CBD condominium on Bernam Street, approximately 600 metres from ICON. At a 45% PSF premium ($2,587 vs $1,784), One Bernam offers a fresh 99-year lease, modern finishes, and the full suite of contemporary facilities including sky terrace and rooftop pool. The lease advantage is decisive for CPF and financing: One Bernam’s 95+ year remaining lease means no CPF restrictions, maximum LTV, and straightforward mortgage terms. However, ICON’s 4.34% yield versus One Bernam’s expected 2.5–3.0% yield at launch pricing means ICON generates significantly more rental income per dollar invested. For a leveraged buyer prioritising asset preservation, One Bernam wins. For a cash buyer prioritising income, ICON’s 45% PSF discount buys meaningfully more yield.
Newport Residences ($3,127 PSF, freehold, 246 units) represents the premium end of the Tanjong Pagar market. The freehold tenure eliminates all lease-decay concerns and supports maximum financing flexibility. At a 75% PSF premium over ICON, Newport targets a fundamentally different buyer: one who prioritises long-term asset value and is willing to accept a lower yield (likely sub-2.5% gross at those PSF levels) in exchange for perpetual tenure. The comparison highlights ICON’s positioning as the value-and-yield play in a market where new launches are priced for capital appreciation, not rental returns. A Newport buyer is buying tenure; an ICON buyer is buying cash flow.
Skysuites@Anson ($2,229 PSF, 360 units, 99-year from 2011, TOP 2014) is the closest age-peer comparison in the immediate area. At a 25% premium, Skysuites offers a materially longer remaining lease (approximately 85 years vs ICON’s 75), which means Skysuites remains comfortably within CPF and LTV parameters for at least another decade. The 10-year lease difference matters more than the raw number suggests: ICON is at the threshold where financing tightens, while Skysuites still has headroom. Skysuites’ facilities are more contemporary (completed 2014 vs 2007), and the building is in better physical condition. For a buyer choosing between them, Skysuites offers the safer lease profile at a moderate premium; ICON offers a meaningfully higher yield if the lease constraint is manageable.
The PSF discount story is ICON’s strongest competitive argument. At $1,784 PSF, ICON trades at a 31% discount to One Bernam, 43% below Newport Residences, and 20% below Skysuites@Anson. In an era where new OCR (suburban) launches regularly exceed $2,000 PSF, buying a CCR address with 4 MRT stations within 500 metres at $1,784 PSF is, on a pure location-adjusted basis, one of the best value propositions in Singapore’s residential market. The catch — always the catch — is the 75-year lease. Every buyer must decide whether the yield premium justifies the lease decay, and there is no universal answer. For a 10-year income-focused hold with a planned exit, the math works. For a 30-year buy-and-hold, the lease erosion becomes increasingly punitive.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ICON | 99 yrs lease commencing from 2002 | 2007 | 646 | $1,756 |
| ONE BERNAM | 99 yrs lease commencing from 2019 | 2021 | 364 | $2,587 |
| NEWPORT RESIDENCES | Freehold | 2026 | 487 | $3,128 |
| SKYSUITES@ANSON | 99 yrs lease commencing from 2008 | — | 360 | $2,230 |
| SKY EVERTON | Freehold | 2021 | 262 | $2,800 |
| SPOTTISWOODE RESIDENCES | Freehold | 2014 | 351 | $2,204 |
Lease Decay Analysis
The 99-year lease runs from 2002, meaning approximately 24 years have already been consumed. Roughly 75 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~75 years | Full bank financing available |
| 2032 | ~69 years | CPF usage still unrestricted for most buyers |
| 2041 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2061 | ~39 years | Significant financing restrictions for next buyer |
| 2101 | 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 ~65 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates ICON across multiple dimensions.
What Residents Say
“The location is unbeatable. I walk to work in 10 minutes, Maxwell Food Centre is at my doorstep, and on weekends I’m spoiled for choice with Keong Saik and Duxton Hill bars. Four MRT stations within walking distance — I barely use my car anymore.”
— Resident review, CBD professional
“For the rent I’m paying, the facilities are basic compared to newer condos. The gym is small and the pool area could use a refresh. But honestly, I moved here for the location, not the condo amenities — and the location delivers every single day.”
— Tenant review via PropertyGuru
“I’ve owned a unit here for 8 years as an investment. Never had a vacancy longer than 2 weeks. The CBD rental demand is real — every time a tenant leaves, I have three new applicants within days. The yield makes up for the fact that the PSF isn’t going to the moon.”
— Owner-investor via 99.co
“The building is showing its age. Lift waiting times have gotten longer, and the common areas could use a refresh. Management is responsive to individual issues but the sinking fund discussion at the last AGM was concerning — major works are coming.”
— Resident review via PropertyGuru
“Best food neighbourhood in Singapore, hands down. Tian Tian chicken rice at Maxwell, craft cocktails on Duxton Hill, ramen on Tanjong Pagar Road, and the new coffee shops on Tras Street. I eat out every day and never repeat a restaurant in a month.”
— Resident, food enthusiast
The resident sentiment at ICON clusters around a single, consistent theme: location over amenities. Residents and tenants overwhelmingly praise the Tanjong Pagar precinct’s walkability, food scene, and MRT connectivity. The most enthusiastic reviews come from CBD professionals who have reduced or eliminated their commute. No resident describes ICON as a luxury living experience — but almost every resident describes it as a supremely convenient one.
The criticisms are equally consistent: dated facilities, ageing building systems, and a gym that does not meet the expectations set by newer developments. Long-term owners note that the building is entering the capital-expenditure phase where lifts, pumps, and common-area finishes need upgrading. The management is described as competent but not proactive. For investors, the tenant feedback is the most actionable data point: tenants consistently cite location as the reason they chose ICON, and the near-zero vacancy experience reported by multiple landlords validates the 1,683-rental-transaction data. Tenants come for the location, tolerate the facilities, and stay because the alternative is a longer commute.
A 180-metre walk to Tanjong Pagar MRT — and a second TEL station now operational. The Icon's defining locational advantage has only strengthened since launch. Tanjong Pagar (EWL) sits roughly 180 m from the residential lobby — under three minutes door-to-platform for most stacks. Maxwell MRT on the Thomson-East Coast Line opened roughly 500 m away in late 2022, giving the address two operational lines and dual-network redundancy that newer Shenton Way launches still cannot match without crossing a major junction (as of 2026-05). Buyers who have stress-tested a 30-year mortgage against TDSR often underweight this; tenants do not. Two lines means a rental that holds firm during EWL track works in a way single-line-walkup CBD condos cannot replicate.
Genuine CBD-walking economics for a sub-S$1.4M quantum. The 2026 YTD average sale price of approximately S$1.21M (as of 2026-05) for the typical 1-bedroom and small 2-bedder mix that dominates the building's resale flow is genuinely rare in D2 within 200 m of an MRT. Comparable Shenton Way leasehold 1-bedders are clearing S$1.5-1.8M; comparable Wallich Residence units are clearing S$2M+. For the CBD-walking professional segment the Icon is one of the last credibly affordable entry points without crossing the river.
Rental velocity at scale that smaller D2 stock cannot match. The 102 fresh leases recorded year-to-date 2026 (as of 2026-05), and the 288 1-bedroom plus 118 2-bedroom leases recorded since the start of 2025, mean The Icon is one of the most liquid rental pools in D2 Anson-Tanjong Pagar. Average 1BR rent of S$4,215 against an entry price near S$1.1-1.2M produces a headline gross yield in the 4.0-4.2% band — directly verifiable against the best-yield D2 condo benchmarks. That is not exceptional CCR yield, but it is firmly above the typical 3.0-3.5% that comparable lease-fresh stock in the same precinct currently produces.
Shenton Way precinct rejuvenation now actually happening, not just promised. The URA's CBD Incentive Scheme 2.0 (issued via circular DC25-02-CBDI, dated February 2025) extended and sharpened the original 2019 scheme: qualifying commercial buildings within the Anson, Cecil, Robinson, Shenton Way and Tanjong Pagar core can now claim 25-30% additional Gross Floor Area when converting to mixed-use or residential-led redevelopment (as of 2025-Q4). The Skywaters (former AXA Tower), 78 Shenton Way, Newport Plaza, and Realty Centre are all live CBDI-approved schemes (as of 2026-Q1). For owners of an existing residential address sitting inside the redevelopment cone, this is a quiet capital-appreciation tailwind — more residents around an existing residential tower historically improves both the F&B mix and resale liquidity.
Layout efficiency that has aged better than the launch-era critics predicted. The Icon's smallest 1-bedders run roughly 500-600 sqft and its 2-bedders 700-900 sqft — efficient by 2007 standards and now genuinely competitive against the shoebox-sized 1-bedders being launched in 2024-2026 at higher PSF. A 7th-floor 50-metre lap pool, tennis courts, and a 31st-floor sea-facing gym remain unusual amenity provisions for a building of this vintage. Build quality and unit layouts hold up — the central maintenance question is now the year-20 curtain-wall and waterproofing cycle that arrives between 2027 and 2030, which prospective buyers should price into their MCST forward forecast (as of 2026-05).
The lease clock is real, even if not yet pressing. At 75 years remaining (as of 2026-05) The Icon sits in the band where CPF use is unconstrained and bank financing is straightforward, but the under-60-year CPF-usage cliff arrives in 2061. For an owner-occupier holding 15-20 years that is comfortably distant; for an investor planning a 2050s exit it is starting to matter. The lease-decay value mechanics for 99-year condos are well-documented and predictable, but they are not zero — expect resale-value compression of roughly 5-8% per decade against comparable freehold benchmarks from year 25 onward. Buyers should model this against a full lease-decay scenario before committing.
Net yield is a meaningfully softer number than the gross figure suggests. The headline 4.0-4.2% gross yield (as of 2026-05) shrinks once MCST contributions, property tax, agent commissions on tenant placement, and a realistic vacancy-cycle allowance are subtracted. For a 1-bedroom unit at S$4,215 monthly rent against an entry near S$1.15M, net yield typically lands in the 2.7-3.1% band — competitive for D2 CBD-fringe but not a yield-hunter's first choice. Anyone running buy-to-let arithmetic here must do so on a strict net-of-everything basis, not the gross headline.
Resale liquidity is thinner than the rental volume implies. Twenty resale transactions across 2025 against 646 units is an annualised turnover of roughly 3.1% — healthy for a CBD leasehold address, but markedly thinner than fringe-D15/D19 mass-market stock that often turns 5-7%. A seller in a soft quarter could realistically face a four-to-seven-month listing cycle to clear at fair value. The pattern is normal for the CBD-leasehold cohort; it is, however, often missed by first-time investors expecting the address's central location to translate into transaction velocity (as of 2026-Q1).
Construction-noise externality from the CBDI 2.0 build-out is a 5-7 year overhang. The same precinct rejuvenation that benefits the address structurally also means active construction sites on multiple adjacent plots through at least 2030 (as of 2026-05). High floors and Wallich-facing stacks largely escape, but lower-floor Anson Road and Peck Seah Street-facing units will likely live with intermittent construction noise and air quality variability for the duration. A prospective buyer of any lower-floor unit should arrange a weekday-morning viewing — preferably between 8am and 10am — before signing the OTP.
School-catchment is genuinely weak by Singapore standards. No top-tier primary school sits within the 1km Phase-2C registration radius. CHIJ Saint Nicholas, Cantonment Primary, and Radin Mas all sit beyond the priority threshold. Families pursuing Primary-1 priority placement should look at District 10 or 11 instead — The Icon is, structurally, a singles-couples-and-empty-nesters building first, and a family building only by exception (as of 2026-05).
[
{
"persona": "CBD-walking owner-occupier (Singaporean professional)",
"fit_color": "green",
"reason": "A mid-thirties professional working at one of the towers on Robinson Road, Cecil Street, or Marina One is precisely the buyer this address was built for. Three-minute walk to Tanjong Pagar MRT, five-minute walk to a Robinson Road desk, and a 2026 quantum of S$1.1-1.4M for a 1-bedder (as of 2026-05) that aligns with a TDSR-pre-cleared loan. Lease horizon of 75 years comfortably accommodates a 15-20 year owner-occupier hold."
},
{
"persona": "Expatriate short-term tenant or owner (1-3 year posting)",
"fit_color": "green",
"reason": "For a relocating regional executive paying through a corporate housing budget of S$4,500-6,500 a month, The Icon offers genuine two-line CBD walkability at a rent that meaningfully undercuts Wallich Residence or Marina One Residences. The 288 1BR and 118 2BR leases recorded since 2025 are exactly the depth-of-market that minimises tenant-placement gaps. See the <a href=\"/blog/expat-property-playbook-singapore-2026\">expat property playbook for 2026</a> for the structural framework."
},
{
"persona": "Rental-yield investor (5-7 year buy-to-let horizon)",
"fit_color": "amber",
"reason": "Gross yield of approximately 4.0-4.2% on 2026 entry pricing (as of 2026-05) looks attractive against a fixed-rate mortgage stress test, but net-of-MCST-and-tax yield narrows to roughly 2.7-3.1%. That is acceptable for D2 CBD-fringe but is not a top-decile yield outcome. Run the math on a <a href=\"/calculator/cash-flow\">full cash-flow projection</a> across a realistic vacancy cycle before committing — and benchmark against <a href=\"/insights/rental-yield\">the broader D2 yield map</a>."
},
{
"persona": "Liquidity-sensitive buyer (may need to exit in 2-4 years)",
"fit_color": "amber",
"reason": "Annualised resale turnover of ~3.1% means a soft-market exit could take 4-7 months on listing. If the holding period is genuinely uncertain, a fringe-D9 or D11 freehold with double the transaction velocity is the safer mismatch-risk play, even at a 15-20% higher entry quantum and lower headline yield."
},
{
"persona": "Family with school-age children",
"fit_color": "red",
"reason": "No top-tier primary school inside the 1km Phase-2C registration radius. CHIJ Saint Nicholas, Cantonment Primary, and Radin Mas all sit beyond the priority threshold. Families with Primary-1 registration anxiety should look at District 10/11 instead — the <a href=\"/blog/best-districts-expat-tenants-singapore\">expat-tenant district map</a> covers the trade-off in detail."
},
{
"persona": "Long-hold pension-style investor (20+ year horizon)",
"fit_color": "red",
"reason": "By 2046 the lease will have fallen below 60 years, triggering the CPF-usage cliff and a marked acceleration in lease-decay discounting against comparable freehold benchmarks. Lock-and-leave investors with a 20-30 year horizon should anchor in freehold stock at comparable PSF instead — the all-in IRR over a 20-year horizon favours freehold D2 or D9 by roughly 70-100 bps despite the higher entry quantum."
}
]
The Icon in 2026 is a rational, well-priced buy for a narrow but real persona: the CBD-walking owner-occupier prioritising commute over school catchment, and the rental-velocity investor with a 5-10 year horizon who understands the difference between a gross and a net yield. At an average S$1,725 PSF (as of 2026-05) the building is priced honestly against its 75-year lease, its two-MRT-line redundancy is rare among addresses in the same quantum band, and the URA Master Plan through CBDI 2.0 is actively turning the surrounding Shenton Way precinct into a denser mixed-use neighbourhood rather than a 6pm-empty office canyon. The downside risks — softer net yield, year-20 maintenance cycle, school-catchment weakness, and lease-decay arithmetic from 2035 — are all visible, pricing-able, and inside the buyer's control if they enter with eyes open.
Suggested holding period: 7-12 years. Anything shorter risks the resale-illiquidity penalty; anything past 2046 crosses into the under-60-year-lease territory where the next buyer cohort begins shrinking visibly. Owner-occupiers should sit a weekday-morning viewing on the Anson Road side before reading the OTP. Investors should match this against a broader portfolio thesis and run the full all-in total-cost projection through to year 10 before committing. The price is right (as of 2026-05); the precinct rejuvenation is no longer hypothetical; and the address has earned its place in any honest 2026 D2 buyer's shortlist.