Liv On Wilkie
Overview & Key Facts
Liv on Wilkie is a boutique 81-unit freehold condominium developed by RH Rochor Pte Ltd, a subsidiary of Roxy-Pacific Holdings — a homegrown property and hospitality group with a track record dating back to 1967, having developed and launched more than 60 projects comprising over 5,000 residential and commercial units across Singapore, Malaysia, and Australia. Roxy-Pacific’s portfolio includes Mori, RV Altitude, and the Grand Mercure Singapore Roxy, positioning Liv on Wilkie within a lineage of well-executed boutique city-centre projects. The development sits along Wilkie Terrace in District 9’s Core Central Region, completed in 2019 as a 7-storey freehold residence with just 81 units — deliberately small-scale, deliberately intimate.
The headline story at Liv on Wilkie is the collision of freehold tenure and sub-$1.2M entry quantum in the Core Central Region. This combination is exceptionally rare. At an average price of S$1,179,800 (median S$1,212,000) and a PSF of S$2,321, Liv on Wilkie offers a way into freehold CCR ownership at a price point where most competing options are 99-year leasehold. The Avenir commands S$3,190 psf on freehold tenure but at quantum multiples of Liv on Wilkie; Irwell Hill Residences trades at S$2,726 psf on a mere 99-year lease. Liv on Wilkie’s combination of freehold at S$2,321 psf with a median quantum of S$1.2M is a mathematical anomaly in Singapore’s CCR landscape — made possible only by the compact unit sizes that keep total outlay low.
The walkability score of 88/100 is anchored in genuine urban utility: four MRT stations across three rail lines sit within 600 metres. Little India MRT (NEL/DTL) at 400 metres and Rochor MRT (DTL) at 430 metres are the closest, with Bencoolen MRT (DTL) at 510 metres and Dhoby Ghaut MRT (NSL/NEL/CCL) at 580 metres completing an extraordinary transit web. The rental story is equally compelling: 169 rental transactions at an average of S$3,120 per month produce a 3.12% gross yield — strong for the CCR, driven by a deep tenant pool of arts students, young professionals, and expatriates drawn to the Little India and Bugis cultural corridor. With an investment score of 71/100, Liv on Wilkie is a development that works both as an owner-occupier urban base and as a performing rental asset.
Location & Connectivity
Liv on Wilkie sits on Wilkie Terrace, a quiet residential enclave tucked between the bustling corridors of Little India and Dhoby Ghaut — a location that is serene on the doorstep yet extraordinarily connected to Singapore’s rail network. Little India MRT interchange (NEL/DTL) is just 400 metres away, connecting residents to the North-East Line and Downtown Line. Rochor MRT (DTL) follows at 430 metres, Bencoolen MRT (DTL) at 510 metres, and the crown jewel — Dhoby Ghaut MRT, one of only three triple-line interchange stations in Singapore’s entire network (NSL/NEL/CCL) — sits 580 metres from the front door. Four MRT stations, three distinct rail lines, all within a 7-minute walk. Very few residential addresses in Singapore can match this density of rail access.
The immediate neighbourhood is Singapore’s arts and cultural heartland. LASALLE College of the Arts is 530 metres away, its striking contemporary campus a neighbourhood landmark. Nanyang Academy of Fine Arts (NAFA) follows at 640 metres. Singapore Management University (SMU) — its city campus spanning Bras Basah to Fort Canning — is 690 metres away, lending the area an intellectual and youthful energy. Anglo-Chinese School (Junior) at 800 metres gives families access to one of Singapore’s most established primary school networks. This is not a conventional “near good schools” pitch — the surrounding institutions are arts-focused and tertiary, creating a creative-class neighbourhood character unique in Singapore.
The streetscape around Wilkie Terrace is a distinctive mix of conservation shophouses, low-rise institutional buildings, and the green canopy of Mount Sophia. The National Museum of Singapore and Fort Canning Park are within a 10-minute walk, and the heritage zoning around Fort Canning protects the low-rise character of the immediate area. Liv on Wilkie benefits from what is effectively a dual neighbourhood identity: the cultural vibrancy and food diversity of Little India to the east, and the upscale, arts-precinct calm of Dhoby Ghaut and Mount Sophia to the south. For residents who want hawker food, ethnic groceries, and 24-hour convenience alongside museum walks and artisan coffee, this intersection of neighbourhoods is hard to replicate elsewhere.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| LASALLE College of the Arts | tertiary | Within 1 km |
| Nanyang Academy of Fine Arts | tertiary | Within 1 km |
| Singapore Management University | tertiary | Within 1 km |
| ACS (Junior) | primary | Within 1 km |
| School of the Arts | jc | Within 1 km |
| St. Margaret's Secondary School | secondary | ~1.3 km |
| St. Margaret's Primary School | primary | ~1.3 km |
| St. Andrew's Secondary School | secondary | ~1.4 km |
Facilities
As an 81-unit boutique development on a compact 843 sqm site, Liv on Wilkie delivers a facilities set that is honest about its scale. The centrepiece is the swimming pool at ground level — more accurately described as a jet pool, sized for cooling off and casual laps rather than serious lap swimming. A fitness loft provides essential workout equipment for residents who want a quick session without leaving the building. A BBQ area offers communal entertaining space. Landscaped greenery softens the urban edges of the development, and the guard house provides 24-hour security. Two levels of basement car park serve vehicular needs — adequate for an 81-unit development in a location where car ownership is genuinely optional.
“The condo facilities are basic — pool, gym, BBQ and that’s it. But this is a boutique condo, not a mega development. I barely use the condo amenities because everything is literally outside the door. Tekka Market is my food court, Fort Canning is my park, LASALLE campus is beautiful to walk through, and Little India MRT gets me anywhere. The whole neighbourhood is my facility.”
— Resident feedback via 99.co
The honest assessment: buyers expecting tennis courts, children’s playgrounds, sky terraces, function rooms, or multiple pool configurations will be disappointed. Liv on Wilkie’s facilities score a 5.0/10 because 81 units on a tight urban site simply cannot support resort-scale amenities. This is not a failing — it is a direct consequence of the boutique scale and freehold land cost in the CCR. The counterargument, and it is a strong one, is that the surrounding neighbourhood extends the amenity set far beyond what any on-site provision could match. Fort Canning Park provides jogging trails, outdoor fitness corners, and genuine green space. The YMCA on Orchard Road (one stop away) offers a full gym and pool. Tekka Market serves three meals a day at hawker prices. For residents whose lifestyle is outward-facing and urban rather than inward-looking, the modest on-site facilities are a trade-off most are willing to make — especially given the freehold tenure and accessible quantum that the compact footprint enables.
Unit Sizes & Layout
Liv on Wilkie comprises 81 units across a 7-storey block, distributed in a carefully targeted mix: 13 one-bedroom units, 55 two-bedroom dual-key units, and 13 three-bedroom units. The dominant unit type — the 2-bedroom dual key, comprising 68% of all units — is the development’s signature proposition. Each dual-key unit features two self-contained living spaces connected by a common foyer, allowing owners to occupy one side and rent out the other, or lease both independently. Unit sizes range from approximately 452 sqft (1-bedroom) to 732 sqft (3-bedroom), with the 2-bedroom dual-key units spanning 527–603 sqft. These are compact configurations designed for efficiency rather than spaciousness.
At an average price of S$1,179,800 and median of S$1,212,000, the quantum is remarkably accessible for freehold CCR real estate. The PSF of S$2,321 is competitive but not cheap — it reflects the compact unit sizes that keep total quantum low rather than a PSF discount. The PSF trend shows steady appreciation: S$2,154 → S$2,221 → S$2,101 → S$2,318 → S$2,332, a trajectory that demonstrates price resilience with moderate upward drift. Roxy-Pacific’s finishing standard is reliable for the price point — quality flooring, branded fittings, and efficient space planning that maximises the utility of every square foot. For investors, the dual-key configuration and prime location create a product that is precisely calibrated for the expatriate and young professional rental market that dominates this precinct. The 169 rental transactions are remarkable for a development of just 81 units — an average of more than two rental events per unit, confirming consistent tenant turnover and demand.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 2 | $2,041 | $922,500 |
| 1 BR | 13 | $2,243 | $1,219,385 |
Pricing & Market Position
Based on 15 recorded transactions, sale prices range from $865,000 to $1,400,000, averaging $1,179,800 (~$2,321 psf).
Rents range from $1,400 to $5,000 per month across 171 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 2.5% (from $2,275 to $2,332 psf).
Neighbourhood Comparison
Liv on Wilkie’s competitive positioning is defined by its freehold tenure at an anomalously low quantum. The Avenir at S$3,190 psf is also freehold in the CCR, but its entry quantum exceeds S$2.5M — more than double Liv on Wilkie’s median of S$1.2M. The Avenir is a larger 376-unit development in the River Valley corridor with full-scale facilities and premium finishes, justifying its substantial PSF premium. For buyers who can stretch to The Avenir’s quantum, the space, facilities, and prestige gap is real. For those seeking freehold CCR at an accessible entry point, Liv on Wilkie is in a category of one. River Green at S$3,134 psf offers 99-year leasehold with riverfront positioning — a higher PSF than Liv on Wilkie despite inferior tenure, reflecting the premium for its larger unit sizes, newer completion, and resort-scale amenities.
Among leasehold comparisons, Irwell Hill Residences at S$2,726 psf is a 540-unit CDL development on 99-year lease in the River Valley area — S$405 psf more expensive than Liv on Wilkie per square foot, without the freehold advantage. Irwell Hill offers dramatically more extensive facilities and larger unit configurations, but the tenure mathematics favour Liv on Wilkie for long-term holders. Kopar at Newton at S$2,512 psf is the closest in price among the leasehold cohort — still S$191 psf above Liv on Wilkie, with a 99-year lease and Newton MRT (NSL/DTL) access. Kopar’s 378-unit scale provides better facilities and larger units, but again lacks freehold tenure. The competitive truth is simple: Liv on Wilkie wins every tenure-per-dollar comparison in District 9. It loses on space, facilities, and prestige. Buyers choosing between these developments are making a lifestyle decision as much as a financial one: boutique freehold efficiency versus large-format leasehold comfort.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LIV ON WILKIE | Freehold | 2019 | 81 | $2,321 |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,728 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,138 |
| RIVER MODERN | 99 years leasehold | — | — | $3,239 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,511 |
ShiokNest Scores
Our proprietary scoring system evaluates LIV ON WILKIE across multiple dimensions.
What Residents Say
“I bought the 2-bedroom dual key as an investment and it has been my best-performing asset. Both halves are rented out to LASALLE students and a young professional — never had a vacancy longer than two weeks. The freehold tenure was the deciding factor over Haus on Handy and other leasehold options. At under $1.2M for freehold in D9, I genuinely don’t think this deal can be replicated today.”
— Investor feedback via PropertyGuru
“It is surprisingly quiet and peaceful for a very prime downtown location. Fort Canning Park and Mount Sophia give the area a green, low-rise feel that you wouldn’t expect this close to Little India and Bugis. I walk to Tekka Market for breakfast, SMU campus for coffee, and Dhoby Ghaut MRT to commute — no car needed. The condo is small and the pool is tiny, but the location makes up for everything.”
— Owner-occupier review via 99.co
“The dual-key concept works brilliantly here because of the rental demand. My tenant in the studio side pays enough to cover most of the mortgage, and I live in the 1-bed side. It’s compact, yes — but I’m a single professional and I spend most of my time out and about in Little India, Bugis, or Orchard. The neighbourhood has the best food diversity in Singapore: Indian, Malay, Chinese, Western — all within walking distance. Facilities are minimal but honestly I use Fort Canning Park more than any condo pool.”
— Resident commentary via 99.co
Resident sentiment at Liv on Wilkie converges on a consistent theme: the freehold tenure and sub-$1.2M quantum attracted them, and the location and rental demand kept them satisfied. Investors overwhelmingly highlight the dual-key configuration as the development’s strongest feature, with the LASALLE and NAFA student population providing a steady tenant pipeline that complements the expatriate and young professional demand typical of the D9 corridor. Owner-occupiers praise the walkability and the unexpectedly peaceful character of Wilkie Terrace despite its central location — the Mount Sophia greenery and low-rise conservation area create a residential calm that belies the 400-metre proximity to Little India’s bustle. The most common criticism is unit size: dual-key units at 527–603 sqft are genuinely compact, and residents who need more space acknowledge this as the inescapable trade-off for freehold CCR at an accessible price point. The facilities are rarely mentioned as a significant concern — residents have mentally benchmarked against the neighbourhood amenities rather than the on-site provision.
Strengths & Weaknesses
- Freehold tenure in the CCR at sub-$1.2M quantum — an exceptionally rare combination in District 9
- Four MRT stations within 600m across three rail lines (NEL, DTL, NSL/CCL) — among Singapore's best-connected addresses
- Walkability 88/100 — Tekka Market, Plaza Singapura, Fort Canning Park, LASALLE, and Little India all on foot
- Strong rental yield at 3.12% gross — supported by 169 rental transactions and deep LASALLE/NAFA/expatriate tenant pool
- Dual-key 2-bedroom units (55 of 81 units) — rent both sides or occupy one, maximising rental flexibility
- Investment score 71/100 — freehold tenure eliminates lease decay risk, boutique scale keeps costs proportionate
- Arts and education precinct: LASALLE 530m, NAFA 640m, SMU 690m, School of the Arts nearby — unique cultural neighbourhood
- PSF discount to every freehold CCR peer: $2,321 vs The Avenir $3,190 — freehold for $870 less per sqft
- Peaceful Wilkie Terrace enclave within Mount Sophia conservation area — serene despite 400m from Little India MRT
- Roxy-Pacific developer pedigree — 50+ years, 60+ projects, reliable boutique development execution
- Compact unit sizes: 452–732 sqft — dual-key 2-bedrooms at 527–603 sqft are genuinely tight for owner-occupiers
- Facilities score 5.0/10 — jet pool, fitness loft, BBQ only; no tennis court, playground, function room, or sky terrace
- Profitability score 42/100 — moderate capital appreciation; PSF trend shows resilience not dramatic growth
- En-bloc score 44/100 — small 81-unit site on 843 sqm has limited redevelopment scale for collective sale
- Only 81 units — extremely limited resale liquidity; finding a buyer at the right time may require patience
- No large-unit options — 3-bedroom at 732 sqft is still compact by family standards
- Urban noise potential from Selegie Road and Little India corridor — city-centre living comes with ambient sound
- 7-storey height limits views — no high-floor panoramic outlooks; orientation-dependent for greenery views
- Dual-key layouts sacrifice living space for rental flexibility — each side is studio-scale, not conventional bedroom size
Verdict
Liv on Wilkie is a development defined by a single, powerful proposition: freehold CCR ownership at sub-$1.2M quantum. In a district where freehold competitors like The Avenir command S$3,190 psf and entry quantums north of S$2.5M, and where 99-year leasehold options like Irwell Hill Residences still cost S$2,726 psf, Liv on Wilkie’s combination of freehold tenure at S$2,321 psf and a median quantum of S$1.2M is genuinely exceptional. This is not a compromise — it is a mathematical outcome of compact, efficiently designed units on a boutique freehold site. Buyers who understand that the low quantum comes from small unit sizes, not underpriced PSF, will find this proposition highly compelling.
The location is the second pillar. Four MRT stations within 600 metres across three rail lines (NEL, DTL, NSL/CCL at Dhoby Ghaut) deliver a level of transit connectivity that most Singapore addresses cannot approach. The walkability score of 88/100 translates to genuine daily convenience: Tekka Market for hawker meals, Plaza Singapura for groceries, Fort Canning Park for green space, and Little India’s 24-hour retail ecosystem all on foot. The arts and education precinct — LASALLE, NAFA, SMU, the School of the Arts — gives the neighbourhood a creative-class character that is distinctive and enduring. The 3.12% gross yield supported by 169 rental transactions confirms deep, consistent demand from a tenant pool of arts students, young professionals, and expatriates who value exactly what this location offers: connectivity, culture, and convenience.
The investment score of 71/100 reflects genuine strength — freehold tenure eliminates lease decay risk, the boutique 81-unit scale keeps management costs proportionate, and the dual-key configuration maximises rental flexibility. However, the profitability score of 42/100 and en-bloc score of 44/100 signal constraints: capital appreciation has been moderate (the PSF trend shows resilience, not dramatic growth), and the small site limits redevelopment upside. The facilities score of 5.0 is the most obvious trade-off — an 81-unit development on 843 sqm cannot deliver resort-scale amenities. Buyers must accept pool, gym, and BBQ as the full extent of on-site provision. Liv on Wilkie is at its best for investors seeking freehold CCR yield via dual-key rental, young professionals wanting an urban base near the arts corridor, and buyers who value perpetual tenure at an accessible entry point. It is less suited for families needing space, buyers expecting extensive facilities, or those prioritising capital gains over rental income and tenure security.