Lily Tan Mansion
Overview & Key Facts
Lily Tan Mansion is a 2-unit ultra-micro boutique on Bristol Road in District 8 (RCR), positioned in the Farrer Park-Balestier residential-commercial corridor with Farrer Park MRT (North-East Line) at 490 metres — a sub-500m NEL access point that connects toward Little India, Dhoby Ghaut (triple interchange, NSL+NEL+CCL), and the full NEL south toward Chinatown, Clarke Quay, and HarbourFront. At just 2 units, Lily Tan Mansion is one of the smallest residential condominiums in the Singapore URA dataset — essentially a private strata-title residential building rather than a conventional condominium development.
The rental dataset — 5 transactions at S$2,650 median across 2 units (2.5 records per unit) — is a thin absolute figure but a strong relative ratio for an ultra-micro boutique, confirming that both units are actively let at a consistent market rate. St Margaret’s Primary School at 700 metres is the most relevant school ballot credential for the Bristol Road address. The D8 RCR Farrer Park-Balestier character is functional and urban — the immediate neighbourhood is a mixed-use commercial-residential corridor without the prestige or greenery of D10, D11, or D9.
Lily Tan Mansion is suited to a very specific buyer: a private investor or owner-occupier seeking a single strata-title unit in a 2-unit residential building on a quiet Bristol Road address, prioritising the Farrer Park NEL sub-500m access and value-tier D8 RCR pricing over development scale, facility breadth, or prestige address.
Location & Connectivity
Bristol Road is a quiet residential side street in the Farrer Park sub-precinct of District 8, adjacent to the Farrer Park MRT interchange hub and the Upper Serangoon Road-Balestier commercial corridor. The D8 RCR character is urban-functional: a mix of shophouses, boutique condominiums, HDB precincts, and commercial clusters without the residential exclusivity of D9, D10, or D11. The Farrer Park MRT interchange provides the primary transit credential, connecting the NEL network to the Little India-Dhoby Ghaut axis.
Farrer Park MRT (North-East Line) at 490 metres provides NEL access. Southward from Farrer Park: Little India (EWL+DTL interchange, 1 stop — one of Singapore’s most significant interchanges), Dhoby Ghaut (NSL+NEL+CCL triple interchange, 2 stops), Clarke Quay (3 stops), and the NEL south arc toward Chinatown, HarbourFront. Northward: Boon Keng (1 stop), Potong Pasir (2 stops), Serangoon (NEL+CCL interchange, 5 stops).
St Margaret’s Primary School at 700 metres is the closest primary school. City Square Mall at Farrer Park MRT provides integrated retail and F&B. The Mustafa Centre (24-hour retail, Little India) is 1 stop south by NEL. The Farrer Park recreational facilities (swimming complex) are adjacent to the MRT station.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| Farrer Park Primary School | primary | Within 1 km |
| LASALLE College of the Arts | tertiary | Within 1 km |
| ACS (Junior) | primary | ~1.3 km |
| St. Andrew's Secondary School | secondary | ~1.3 km |
| St. Andrew's Junior College | jc | ~1.3 km |
Facilities
At 2 units, Lily Tan Mansion has no meaningful shared development facilities — this is a strata-title residential building with the minimum MCST infrastructure: covered parking spaces, building maintenance, and basic security. Buyers are essentially acquiring a private residential unit in a 2-unit building with an MCST of 2 owners. The management fee structure, sinking fund, and building maintenance decisions require consensus between just 2 owners — a structure that can be either very efficient (aligned owners who cooperate) or challenging (owners with divergent preferences on maintenance expenditure).
The external amenity layer for Bristol Road is adequate: City Square Mall at Farrer Park provides retail and F&B, the Mustafa Centre is 1 NEL stop away, and the Farrer Park recreational complex is adjacent to the station. For residents comfortable with the urban D8 Farrer Park character, the external amenity access is functional.
Neighbourhood Comparison
D8 RCR boutique comparables in the Farrer Park-Balestier corridor include developments along Tyrwhitt Road, Ah Hood Road, and the Upper Serangoon-Balestier axis. The Farrer Park NEL sub-500m position is the primary credential — shared by several D8 boutiques including larger developments at slightly greater MRT distances.
The closest peer in the Batch D cohort is Lily Tan Mansion’s sister structure: the ultra-micro format (2 units). An Chuan Building (D7 RCR, 2 units, Esplanade CCL 280m) provides a peer comparison for ultra-micro strata buildings with strong MRT credentials but at a higher price tier and more central address. Lily Tan Mansion trades D7 centrality for D8 Farrer Park value-tier pricing. Within D8 RCR, the S$2,650 rental median and Farrer Park NEL sub-500m position provide a defensible value-yield proposition at the correct entry psf.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LILY TAN MANSION | — | 2 | — | |
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | 2022 | 407 | $2,166 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | 2007 | 600 | $1,763 |
| CITY SQUARE RESIDENCES | Freehold | 2009 | 910 | $1,892 |
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | — | 305 | $1,999 |
| KERRISDALE | 99 yrs lease commencing from 1998 | 2006 | 481 | $1,395 |
ShiokNest Scores
Our proprietary scoring system evaluates LILY TAN MANSION across multiple dimensions.
What Residents Say
“Bristol Road is a quiet side street off Upper Serangoon Road — very little through traffic, mainly residential. Farrer Park NEL at 490 metres gives you Little India interchange (EWL+DTL) in 1 stop and Dhoby Ghaut triple interchange in 2. For D8 RCR pricing and a sub-500m NEL position, the value proposition is clear if you can source one of the two units.”
— Farrer Park area resident via Singapore Expats forum
“Two units means this is a 50/50 MCST — every maintenance decision is a bilateral negotiation. As long as both owners are aligned and professional, it functions well. S$2,650/month median at D8 RCR psf can work for yield if you buy right. Just confirm the tenure and inspect the building — a 2-unit building lives or dies on the condition of the shared infrastructure.”
— D8 RCR leasing specialist via EdgeProp research
Strengths & Weaknesses
- Farrer Park MRT (NEL) at 490m — sub-500m North-East Line access
- Little India interchange (EWL + DTL) 1 NEL stop away — three-line access from 1 stop
- Dhoby Ghaut triple interchange (NSL + NEL + CCL) 2 NEL stops away
- 5 rental records at S$2,650 median (2.5/unit) — consistent active letting market confirmed
- St Margaret's Primary at 700m — primary school ballot option for D8 RCR families
- Value-tier D8 RCR pricing — NEL sub-500m access at below D9/D11 psf entry
- 2 units — ultra-micro; MCST is bilateral 50/50 between two owners; entry extremely rare
- Tenure unknown — SLA title search essential
- No development facilities — strata-title residential building only
- D8 RCR Farrer Park character — urban-functional, not prestigious
- Thin absolute rental dataset (5 records) — proportionally strong but small sample
- Farrer Park NEL at 490m — not sub-400m; 7-minute walk
- No resale data — acquisition price requires bilateral negotiation and independent valuation
Verdict
Lily Tan Mansion is a niche proposition: a 2-unit strata-title residential building on Bristol Road with Farrer Park NEL sub-500m access, S$2,650 median rental, and St Margaret’s Primary at 700 metres. The ultra-micro scale means in-development facilities are absent, MCST dynamics are unusual, and market availability is extremely rare — entry requires a private negotiation with the current owner(s) of one of two units.
Suitable for cash buyers or investors seeking a D8 RCR single-unit strata holding with NEL sub-500m access at value-tier D8 pricing. Not suitable for buyers seeking a conventional condominium experience, development-scale facilities, or resale liquidity via a competitive public listing. Tenure confirmation via SLA title search is essential before commitment.