Lloyd Court
Overview & Key Facts
Lloyd Court is a 25-unit boutique freehold condominium on Lloyd Road in District 9 (CCR), positioned at one of Singapore’s best-served residential addresses for multi-line MRT access. Somerset MRT (North-South Line) at just 350 metres is the defining transit credential — a 4-minute walk to one of the NSL’s busiest stations, providing direct access to Orchard (1 stop), Dhoby Ghaut (2 stops, NSL/NEL/CC interchange), City Hall, and Raffles Place. Beyond Somerset, Great World MRT (TEL) at 660 metres and Dhoby Ghaut MRT (NSL/NEL/CC 3-line interchange) at 680 metres extend the multi-line access to TEL, NEL, and CCL from the same Lloyd Road address.
The walkability score of 90/100 is exceptional — the Lloyd Road-River Valley-Orchard corridor is one of Singapore’s most pedestrian-dense precincts, with Orchard Road retail, River Valley F&B, and Great World City all within walking distance. The rental dataset — 16 transactions averaging S$4,425 and a median of S$4,600 — confirms consistent D9 CCR professional rental demand at the mid-tier of the Somerset-Orchard Belt. Fairfield Methodist Primary at 460 metres provides the primary school ballot credential.
With freehold tenure, Lloyd Court offers the D9 CCR address and the Somerset NSL sub-400m access without the lease decay risk of the 1990s-vintage 99-year leasehold equivalents in the corridor (such as Leonie Condotel at Great World MRT with 70 years remaining). This is a clean, lease-risk-free proposition in one of Singapore’s most transit-rich and commercially vibrant CCR sub-precincts.
Location & Connectivity
Lloyd Road is a short residential street running off Kim Seng Road in the River Valley-Somerset CCR belt, positioned between Somerset MRT to the northeast and Great World City to the southwest. The immediate vicinity is defined by the intersection of the Orchard Road lifestyle belt (Orchard MRT 1 stop away), the Singapore River promenade (Robertson Quay 10 minutes on foot), and the River Valley Road private residential cluster. Lloyd Road itself is quiet for a D9 CCR central address — a residential lane that maintains lower traffic density than the surrounding main arterials.
Somerset MRT (North-South Line) at 350 metres is the primary transit connection. The NSL reaches Orchard (1 stop north), Dhoby Ghaut (NSL/NEL/CC 3-line interchange, 2 stops north), Newton, and the full NSL corridor. Great World MRT (Thomson-East Coast Line) at 660 metres provides TEL access toward Orchard, Stevens, and Marina Bay. Dhoby Ghaut MRT (NSL / North-East Line / Circle Line) at 680 metres is the three-line mega-interchange for the NEL and CCL directions.
Fairfield Methodist Primary at 460 metres and Kheng Cheng School at 650 metres are within the 1km primary school ballot zone. Great World City at 660 metres provides FairPrice supermarket, cinema, F&B, and service retail. The Orchard Road retail belt (ION Orchard, Ngee Ann City) is 1 NSL stop north. Robertson Quay restaurant and wine bar precinct is approximately a 10-minute walk along the Singapore River.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | primary | Within 1 km |
| Kheng Cheng School | primary | Within 1 km |
| ACS (Junior) | primary | Within 1 km |
| Singapore Management University | tertiary | ~1.1 km |
| St. Anthony's Primary School | primary | ~1.4 km |
| Nanyang Academy of Fine Arts | tertiary | ~1.4 km |
| School of the Arts | jc | ~1.5 km |
| Outram Secondary School | secondary | ~1.6 km |
Facilities
At 25 units on Lloyd Road with an unconfirmed TOP year, Lloyd Court’s facility profile should be verified via MCST inspection and SLA title search. A 25-unit boutique CCR development in the Somerset-River Valley corridor would typically include swimming pool, gymnasium, covered parking, and basic common area infrastructure. The specific facility standard depends on the building vintage, which buyers should confirm.
The Lloyd Road micro-location means in-development facilities are supplemented by one of Singapore’s richest external amenity layers: Great World City at 660 metres, Orchard Road at 1 stop NSL north, Robertson Quay dining at a 10-minute walk, the Singapore River promenade, and the full commercial and leisure infrastructure of the River Valley-Orchard CCR belt. The walkability score of 90/100 reflects the genuine pedestrian accessibility of this location for the full range of daily urban lifestyle needs.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $2,568,000 to $2,568,000, averaging $2,568,000.
Rents range from $2,150 to $6,050 per month across 16 rental transactions. Current rental yield sits at approximately 2.2%.
Neighbourhood Comparison
Within D9, large-scale launches set the psf benchmarks: Irwell Hill Residences (99yr, 540 units, $2,728 psf), River Green (99yr, 524 units, $3,135 psf), and The Avenir (FH, 376 units, $3,190 psf). These offer modern facilities and active resale markets.
Lloyd Court at 25 freehold units on Lloyd Road is a distinct boutique proposition: the Somerset NSL sub-400m MRT proximity exceeds any of the large-scale D9 launches in transit access (Irwell Hill is at Irwell Bank Road, further from Somerset; River Green at Kim Seng Terrace, further from multiple lines). The S$1,780 psf data point (from one resale) versus The Avenir’s S$3,190 psf freehold reflects the vintage gap and boutique scale, but the transit credential of Lloyd Court — Somerset NSL at 350m + three additional MRT stations within 680m — is genuinely superior to most D9 developments at any price tier.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LLOYD COURT | Freehold | — | 25 | — |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,728 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,135 |
| RIVER MODERN | 99 years leasehold | — | — | $3,238 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,512 |
ShiokNest Scores
Our proprietary scoring system evaluates LLOYD COURT across multiple dimensions.
What Residents Say
“Lloyd Road at 350 metres from Somerset MRT is about as central as freehold D9 gets at the mid-tier. You walk to Somerset, one stop to Orchard, and the Robertson Quay dining precinct is a 10-minute stroll along the river. The walkability here is genuinely 90/100 — I use the MRT and my feet for everything.”
— Lloyd Court tenant via Singapore Expats forum
“Four MRT stations on three lines within 680 metres: Somerset NSL, Great World TEL, Dhoby Ghaut three-line interchange. Lloyd Road might be the most transit-rich D9 freehold boutique address that most buyers haven’t heard of.”
— D9 CCR freehold boutique buyer via EdgeProp community
Strengths & Weaknesses
- Somerset MRT (NSL) at 350m — 4-minute walk; one of Singapore's best sub-400m NSL positions in D9
- Great World MRT (TEL) at 660m and Dhoby Ghaut (NSL+NEL+CC) at 680m — 4 stations, 3 lines within 680m
- Walkability score 90/100 — Orchard, River Valley, Robertson Quay all on foot
- Freehold — no lease decay; permanent D9 CCR Somerset address
- 16 rental transactions at median S$4,600 — consistent D9 professional rental base
- Fairfield Methodist Primary at 460m — 1km school ballot zone
- Great World City at 660m — FairPrice, cinema, F&B at short walk
- Implied yield ~2.15% at S$2.57M — thin income yield; capital value thesis dominates
- TOP year unconfirmed — SLA title verification and building condition assessment required
- Single resale at S$2.57M — limited data; active listing research and valuation required
- 25 units — boutique scale means limited unit turnover; patience required for entry
- River Valley Road traffic noise may affect lower-floor units facing the main road
- No modern condo amenity deck confirmed — facility standard requires MCST verification
Verdict
Lloyd Court on Lloyd Road delivers the D9 CCR freehold proposition at one of Singapore’s strongest transit and lifestyle addresses: Somerset MRT (NSL) at 350 metres, walkability score of 90/100, 16-transaction rental market at S$4,600 median, Fairfield Methodist Primary at 460 metres, and Great World City at 660 metres. The freehold tenure eliminates the lease decay risk that constrains comparable 99-year leasehold addresses in the corridor (Leonie Condotel, Sarkies Gardens), and the Somerset NSL sub-400m position is one of the top transit credentials in D9 CCR boutique residential.
The 2.15% implied yield means this is a capital-value proposition rather than a high-income yield play: the freehold Somerset NSL address commands a price premium that compresses yield. For buyers seeking D9 CCR freehold exposure with proven rental demand, multi-line MRT access (NSL + TEL + NEL/CC within 680m), and the Orchard-River Valley lifestyle at walking distance, Lloyd Court is a coherent long-term hold.