Liiv Residences
Overview & Key Facts
Liiv Residences is a rare boutique freehold development tucked along Pasir Panjang Road in District 5, completed in 2020 by developer LCT Land (Pasir Panjang) Pte Ltd. With only 23 units spread across a quiet 5-storey block, it occupies a coveted position on the fringe of the Greater Southern Waterfront corridor — a zone undergoing one of Singapore's most ambitious long-term urban transformations. The development's intimate scale and freehold tenure set it apart in a neighbourhood increasingly dominated by large-scale leasehold projects.
What truly defines Liiv Residences is its extraordinary rental performance. With 46 rental transactions recorded against just 23 units — a 2.0x rental ratio — it ranks among the most tenanted boutique condos in Singapore. This is no coincidence: the development sits less than a kilometre from the National University of Singapore campus, squarely inside Singapore's international school belt, and within easy commuting distance of one-north's biomedical and tech research clusters. The result is a deep, year-round pool of academic staff, graduate researchers, and international school families who continually compete for its limited supply of units.
Sales transaction data tells a compelling capital appreciation story. PSF values have climbed from $1,206 to $1,765, a gain of roughly 46% — strong outperformance relative to nearby leasehold peers. Combined with a gross yield of 3.54%, Liiv Residences punches well above its weight as an investment asset, all while offering the security of freehold ownership that no neighbouring leasehold development can match.
Location & Connectivity
Liiv Residences sits at 339 Pasir Panjang Road, in a quiet pocket flanked by landed bungalows and low-rise residential streets. The address places residents at an enviable intersection of three major employment and education catchments: NUS's Kent Ridge campus lies under a kilometre to the north; Singapore Science Park I and II border the southern edge of the NUS grounds; and the one-north innovation district — home to Fusionopolis, Biopolis, and Mediapolis — sits roughly 10 minutes by car or bus. For tenants, this translates to an unusually short commute to some of Singapore's highest-value workplaces.
Road connectivity is excellent. The Ayer Rajah Expressway (AYE) is accessible within minutes, providing swift links to the CBD (20 minutes) and to Jurong Lake District (15 minutes). West Coast Highway runs parallel to the southern boundary, enabling easy movement along the corridor without relying on MRT. For daily errands, West Coast Plaza, Star Vista near Buona Vista MRT, and the hawker-laden West Coast Market Square all lie within a short drive. The Republic of Singapore Yacht Club at 1.6 km adds a lifestyle dimension uncommon at this price point.
Green space is an underrated asset in this address. West Coast Park — spanning over 50 hectares — is accessible on foot, and the Southern Ridges trail network connects Telok Blangah Hill, Mount Faber, and Kent Ridge Park in a continuous green corridor. Residents who jog, cycle, or simply unwind outdoors have access to some of the best urban greenery in Singapore without leaving the neighbourhood.
Schools & Education
| School | Type | Distance |
|---|---|---|
| National University of Singapore | tertiary | Within 1 km |
| Dulwich College (Singapore) | international | ~1.5 km |
| Kent Ridge Secondary School | secondary | ~1.8 km |
| Dover Court International School | international | ~1.9 km |
| United World College of South East Asia (Dover) | international | ~1.9 km |
Facilities
For a 23-unit boutique development, Liiv Residences delivers a focused set of facilities that prioritises quality over quantity. The swimming pool is generously proportioned relative to the resident base, meaning usable lane space and genuine peace and quiet — a contrast to the crowded pools at mega-developments. The rooftop garden offers city skyline views towards the CBD and the Southern Ridges, functioning as a communal terrace and a genuine retreat. A BBQ pit completes the outdoor offering. Inside, all main entrances are fitted with smart digital locks, video and audio intercom security covers the main gate, and CCTV surveillance extends across the property.
The interiors reflect a premium specification philosophy. Sanitary fittings from Hans Grohe and Duravit — brands typically found in five-star hotels and higher-end developments — are standard throughout. Selected units include private balconies. The small resident community means maintenance fees remain comparatively low, common areas stay uncluttered, and the gym-less footprint encourages use of the outstanding outdoor recreational infrastructure within walking distance, including the 50-hectare West Coast Park.
"The rooftop garden is the best-kept secret in this building. On a clear evening you can see across to Mount Faber and the harbour. With only 23 units, you almost always have it to yourself." — Resident, 3-bedroom dual-key unit
Unit Sizes & Layout
Liiv Residences offers seven distinct unit configurations across its 23-home footprint, spanning 37 to 120 square metres. The layout breakdown — four studios, three one-bedroom apartments, seven two-bedroom apartments, seven three-bedroom dual-key apartments, and two two-bedroom penthouses — is deliberately calibrated for the rental market. The dual-key format of the three-bedroom units is particularly shrewd: owners can occupy the master suite while renting out the attached studio independently, effectively splitting one unit into two income streams. This structure is one of the factors behind the development's exceptional 2.0x rental ratio.
Unit sizes are efficient rather than expansive, reflecting the boutique plot of approximately 1,205 square metres. The two-bedroom layouts at roughly 60–80 sqm are the sweet spot for NUS postdoctoral researchers and international school teachers who want their own kitchen and a spare room for guests or a home office. The penthouses, at 120 sqm, represent the largest footprint and command the best views. Finishes throughout are premium: Hans Grohe and Duravit fixtures in bathrooms, smart locks at every entrance, and private balconies on selected units add liveability that belies the development's compact scale.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,765 | $1,045,000 |
| 3 BR | 1 | $1,206 | $1,506,400 |
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $1,040,000 to $1,506,400, averaging $1,198,800.
Rents range from $2,000 to $4,700 per month across 46 rental transactions. Current rental yield sits at approximately 3.5%.
Price Appreciation
From 2021 to 2022, the average PSF has appreciated by 46.3% (from $1,206 to $1,765 psf).
Neighbourhood Comparison
Against its nearest leasehold competitors, Liiv Residences commands a meaningful PSF discount that is difficult to justify on fundamentals alone. NORMANTON PARK and PARC CLEMATIS — both large-scale leasehold developments within the same corridor — transact at $1,866–$1,885 PSF respectively, while ELTA has pushed to $2,557 PSF and FABER RESIDENCE sits at $2,156 PSF. Liiv Residences' current transacted range of approximately $1,765 PSF represents not only a freehold premium waiting to be arbitraged, but also a scarcity premium that will intensify as only 23 units ever come to market at any one time. Buyers who compare PSF in isolation may overlook the most important variable: tenure. Every year that passes, the leasehold competitors surrender one year of remaining life; Liiv Residences surrenders none.
On yield, Liiv Residences' 3.54% gross return outperforms the typical 2.8–3.2% achievable from comparable-sized units in NORMANTON PARK and PARC CLEMATIS, where the larger resident population dilutes the rental premium commanded by proximity to NUS. The dual-key configurations at Liiv Residences have no direct equivalent in the competing set, providing an income optimisation pathway that larger developments simply cannot offer.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LIIV RESIDENCES | Freehold | — | 23 | — |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,832 |
| 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 | $2,557 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,156 |
ShiokNest Scores
Our proprietary scoring system evaluates LIIV RESIDENCES across multiple dimensions.
What Residents Say
"I've rented here for two years — the NUS shuttle bus stop is a short walk away, and I can cycle to my lab via the Southern Ridges path. The building is quiet, the pool is never crowded, and the rooftop garden is genuinely special. It's everything I needed as a postdoc who didn't want to deal with a massive condo complex." — NUS Research Fellow, 2-bedroom unit
"We moved in when our daughter started at Dulwich College. The location was the deciding factor — one school bus, no stress. The dual-key layout meant my mother-in-law could stay in the studio whenever she visited without us losing privacy. I'd be hard-pressed to find another 23-unit freehold building this close to the international school belt." — Parent, 3-bedroom dual-key unit
"I bought the unit as a pure investment. The numbers are honest: 3.54% yield, freehold, PSF appreciating while neighbouring developments sit on 99-year leases. The tenant pool is educated and stable — NUS staff and international school families don't throw parties or damage units. It runs almost like a managed rental with no headaches." — Investor-owner, 2-bedroom unit
Strengths & Weaknesses
- Freehold tenure — full ownership in perpetuity with no lease decay
- Exceptional 2.0x rental ratio (46 rentals across 23 units) driven by NUS and international school demand
- Strong 3.54% gross yield — outperforms most comparable leasehold condos in District 5
- Significant PSF appreciation from $1,206 to $1,765 — approximately 46% capital gain
- Seven dual-key 3-bedroom units enable simultaneous owner-occupation and rental income
- Sub-1km proximity to NUS creates the most reliable tenant pipeline of any boutique condo in D5
- International school belt coverage — Dulwich College, UWCSEA Dover, Dover Court all within 2km
- Greater Southern Waterfront master plan provides long-horizon capital growth tailwind
- Boutique scale of 23 units ensures low maintenance fees and uncrowded common areas
- Premium Hans Grohe and Duravit fittings, smart digital locks, rooftop garden with CBD views
- Limited on-site facilities — no gym, function room, or tennis court compared to large-scale developments
- Nearest MRT (Haw Par Villa CC) is 0.9km away — a 10–12 minute walk, not a stroll
- Only 23 units means very low transaction frequency; resale liquidity can take time
- Single block, 5-storey low-rise — no high-floor views for most unit types
- West Coast Highway noise affects west-facing units, particularly lower floors
- No full-time on-site management; concierge and security are limited
- Very compact plot (~1,205 sqm) restricts any future en-bloc premium scale
- Limited public bus services immediately fronting the development — car or cycling preferred
Verdict
Liiv Residences is not a development for buyers seeking resort-style mega-amenities or a prestigious postal address. It is, instead, one of the most compelling pure investment and lifestyle propositions in District 5: a freehold boutique with exceptional rental dynamics, genuine capital appreciation credentials, and a location that benefits from three independent demand drivers — NUS, the international school belt, and the one-north tech and biomedical corridor. The 2.0x rental ratio is not a coincidence but a structural advantage that is extremely difficult for competing leasehold developments to replicate at comparable price points.
The PSF trajectory from $1,206 to $1,765 validates what patient investors already suspected: freehold land in the Greater Southern Waterfront zone holds its value and then some, while nearby leasehold neighbours continue their clock-ticking depreciation. With NORMANTON PARK and PARC CLEMATIS transacting between $1,866 and $1,885 PSF on leasehold tenures, Liiv Residences at a discount to these comps offers a rare freehold arbitrage that is difficult to find elsewhere in the district.
ShiokNest rates Liiv Residences 56/100 overall — a score that accurately reflects the trade-offs of boutique scale (limited on-site facilities, single MRT line within 1 km) against the development's exceptional yield, freehold security, and location fundamentals. For investors targeting yield-focused freehold assets with NUS and international school rental demand, this development belongs near the top of any shortlist in the $1.0M–$1.5M price bracket.