Martina Mansions
Overview & Key Facts
Martina Mansions is a 31-unit freehold condominium at 315 Bukit Timah Road in District 10 — a mid-sized boutique completed in 2000 that sits in one of Singapore’s most coveted school-catchment corridors. Developed by GUI (Grand Megacity Development Pte Ltd), the development rises to 17 storeys in a single block and retains a resident-scale profile that is rare at this address: within 500 metres of Newton MRT, Anglo-Chinese School (Primary), and three other established institutions.
The transaction record is characteristic of a thinly traded freehold boutique at this price tier. A single resale caveat on record at S$2,350 psf (April 2025, 1,259 sqft 3-bedroom, S$2.96 million) positions Martina Mansions firmly in the upper-CCR range — well above the S$1,707–2,052 psf range seen at comparable-vintage freehold boutiques like Rich Mansions and Ferrell Residences nearby, and modestly below the S$2,407 psf achieved by the newer Madison Residences. Rental data is more robust: 18 rental transactions since 2021, predominantly 3-bedroom units at 1,200–1,300 sqft averaging S$4,528 per month, with larger 2,450 sqft units reaching S$9,000–10,000 per month. The resulting gross yield of approximately 1.8% reflects the weight of S$2,350 psf entry prices against absolute rental levels — this is a CCR owner-occupier and school-catchment play, not a yield instrument.
What Martina Mansions offers that few 31-unit developments in Singapore can match simultaneously is a genuine facilities set — swimming pool, gymnasium, tennis court, 24-hour security — combined with freehold tenure, sub-700m access to two MRT lines, and a school-catchment address that places Anglo-Chinese School (Primary), Singapore Chinese Girls’ School, and Anglo-Chinese School (Junior) within an easily walkable radius. That convergence on a single address is structurally unusual in District 10.
Location & Connectivity
Bukit Timah Road at the District 10 segment is one of Singapore’s most enduring premium residential corridors — a tree-lined arterial connecting the Orchard/Newton belt northward toward Beauty World, threading through the established bungalow and condominium belt of Tanglin, Stevens, and Newton. At 315 Bukit Timah Road, Martina Mansions occupies a site with a dual advantage: pedestrian access to Newton and Stevens MRT, and immediate proximity to the Anglo-Chinese School cluster that has anchored residential demand in this pocket for over a century.
Rail connectivity is strong by boutique D10 standards. Newton MRT (North-South Line NS21 / Downtown Line DT11) is approximately 673 metres from Martina Mansions — a 8–9 minute walk — providing both the NS Line (direct to Orchard in two stops, City Hall in five) and the Downtown Line (direct to Bugis, Promenade, Expo). Stevens MRT (Downtown Line DT10 / Thomson-East Coast Line TE11) sits approximately 860 metres away, adding TEL access for direct journeys to the CBD via Gardens by the Bay and Marina Bay. Together, Newton and Stevens give Martina Mansions residents four MRT lines within a 1km walk — NS, DT, and TE plus easy interchange to EW at City Hall — which is an exceptional multi-line position for a 31-unit boutique at this price tier.
Day-to-day convenience is well served. Cold Storage at Chancery Court and United Square are both under 1.2 km; United Square Shopping Mall at 1.15 km offers children’s retail, enrichment centres, and a supermarket. Novena Square at 1.21 km adds hospital-adjacent services and Velocity for sports retail. The Orchard Road belt is accessible by MRT in under 10 minutes or by car in five. The Newton Food Centre, one of Singapore’s landmark hawker centres, is under 900 metres away — a genuine neighbourhood asset for a CCR address.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| St. Joseph's Institution | secondary | Within 1 km |
| St. Anthony's Primary School | primary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| ISS International School (Paterson) | international | ~1.1 km |
| St. Margaret's Primary School | primary | ~1.3 km |
| St. Margaret's Secondary School | secondary | ~1.3 km |
Facilities
For a 31-unit boutique, Martina Mansions punches above its category on facilities provision. The development includes a swimming pool, gymnasium, tennis court, 24-hour security, and car park bays in the compound — a set that most sub-40-unit Singapore condominiums cannot sustain economically. The economics only work at Martina Mansions because the development, while boutique in unit count, rises across 17 storeys, which concentrates maintenance-fund contributions and enables a full facilities suite without the per-unit cost spiralling beyond what the market will bear.
“District 10 boutiques with a tennis court, pool, and gym at under 35 units are genuinely rare. Most small-unit-count developments in the CCR give up one or more of those facilities to keep S&C fees manageable. Martina Mansions’ 17-storey format makes the economics work in a way that a four-storey block simply cannot.”
— Perspective on CCR boutique facilities economics via Stacked Homes D10 analysis
The facilities are 2000-vintage, which means residents should expect pool and gym infrastructure that is functional and well-maintained but not the contemporary resort-style finishes found in post-2015 launches. Buyers who need glass-sided lap pools, co-working pavilions, and sky gardens should look at Madison Residences or newer large-format launches along Orchard Boulevard. Buyers who need a reliable pool, a working gym, a tennis court for the kids, and 24-hour security at a boutique address with freehold title in the Newton–Bukit Timah corridor will find Martina Mansions hard to match at its price point.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $2,960,000 to $2,960,000, averaging $2,960,000.
Rents range from $2,700 to $10,000 per month across 18 rental transactions. Current rental yield sits at approximately 1.7%.
Neighbourhood Comparison
The most instructive comparables for Martina Mansions are the other sub-60-unit freehold boutiques on or near Bukit Timah Road in the Newton–Stevens pocket. Ferrell Residences (34 units, Freehold, TOP 2013) recorded an average S$2,052 psf across 11 transactions since 2020 — approximately 13% below Martina Mansions’ most recent caveat. Its newer finishes and post-2010 build quality are advantages, but it trades at a lower psf, which may reflect unit-mix differences, floor-level distribution, or simply the market’s modest school-catchment premium for the Bukit Timah Road address specifically.
Madison Residences (56 units, Freehold, TOP 2012) is the closest peer in terms of unit count and freehold status at a comparable address tier, averaging S$2,407 psf across 7 transactions since 2020 — modestly above Martina Mansions. Madison Residences’ post-2010 facilities and finishes justify the premium for buyers who prioritise contemporary common areas over the tight-knit boutique character of a 31-unit block. Rich Mansions (37 units, Freehold, 1994) at S$1,707 psf average represents the older-vintage end of the comp set — buyers weighing its deeper discount should factor in a substantially higher renovation cost and greater age-related maintenance risk.
Against the broader D10 new-launch landscape: recent CCR launches in the Orchard–Newton belt have transacted in the S$3,000–4,000+ psf range, making Martina Mansions’ S$2,350 psf appear as a genuine freehold discount relative to new product — but buyers must apply the full renovation cost to reach an equivalent living standard. The effective all-in cost at S$2,350 psf plus a S$100 psf renovation allowance (S$125,000 on 1,259 sqft) brings the effective acquisition cost to approximately S$2,449 psf — still materially below new-launch CCR pricing, and on a freehold title.
On MRT access, Martina Mansions’ 673m to Newton MRT is superior to most Bukit Timah Road boutiques further from the Newton interchange. The combination of Newton (NS+DT) and Stevens (DT+TE) within 1km provides four-line access that few sub-50-unit developments in Singapore can claim. Buyers considering Ferrell Residences or Madison Residences for their school-catchment position should verify exact Phase 2A and 2B school registration boundaries — the 307m from Martina Mansions to ACS Primary may place this address inside a registration priority radius that neighbouring streets do not share.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MARTINA MANSIONS | Freehold | 2000 | 31 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,856 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates MARTINA MANSIONS across multiple dimensions.
What Residents Say
“ACS Primary at 307 metres is the headline, but what you don’t fully appreciate until you’ve lived it is the secondary cluster — ACS Barker, SCGS, SJI, all walkable. We spent two years looking at D10 condos. Nothing else put the full ACS-SCGS corridor within walking distance at freehold. Martina Mansions was the only answer that fit every criterion.”
— Owner-occupier perspective on ACS Primary catchment via Condo Singapore community forums
“We rented a 1,250 sqft unit on the upper floors for two years. The views over the Newton corridor are genuinely good. Newton MRT is nine minutes on foot — we walked it every day even in the heat. The pool is not resort-standard but it’s clean, functional, and never overcrowded. For 31 units, the community is quiet and professional.”
— Tenant reflection on Martina Mansions liveability via PropertyGuru rental listing discussion
“Bukit Timah Road freehold at this price point is always going to be thin on transaction data — owners don’t sell unless they have to. That’s the signal, not the noise. When a single caveat comes through at S$2,350 psf in 2025 it confirms the price-discovery reset post-pandemic. The hold-through-cycles dynamic is exactly what you want in a CCR land-bank.”
— Property investor view on D10 freehold boutique holding patterns via EdgeProp community insights
Community discussion across property forums consistently characterises Martina Mansions residents as long-holding owner-occupiers and families in the ACS orbit — a cohort that generates low turnover, stable maintenance culture, and a quiet residential atmosphere. The development’s single-block, 31-unit profile reinforces this: MCST operations are manageable, and individual owners retain meaningful influence over maintenance standards and common-area upkeep in a way that is impossible at 200+ unit developments. The 2024–2025 rental transactions — including a 3-bedroom at S$4,900 in June 2025 — suggest continued strong expatriate and local demand from families in the ACS and SCGS school-run catchment.
Strengths & Weaknesses
- Anglo-Chinese School (Primary) at ~307m — within Phase 2A/2B priority distance for ACS alumni families
- ACS Barker Road (secondary) ~360m, SCGS ~670m, ACS Junior nearby — full ACS-SCGS corridor walkable from door
- Freehold tenure — structurally scarce in District 10 CCR at sub-S$2,500 psf
- Four MRT lines within 1km: Newton MRT (NS+DT, ~673m) and Stevens MRT (DT+TE, ~860m)
- Full facilities for a 31-unit boutique: swimming pool, gymnasium, tennis court, 24-hour security
- Single block, 17 storeys — upper floors command genuine elevated views over the Newton corridor
- Quiet, low-turnover residential community — owner-occupier dominated with stable MCST culture
- Newton Food Centre under 900m — landmark hawker option in a neighbourhood dominated by restaurant and mall dining
- United Square, Novena Square, and Cold Storage Chancery Court all within 1.2km
- Meaningful psf discount vs CCR new launches at S$3,000–4,000+ psf for equivalent freehold position
- District 10 CCR address on Bukit Timah Road — one of Singapore's most enduring premium residential corridors
- Gross yield ~1.8% — among the lowest recorded for freehold CCR boutiques; purely an own-stay and capital-preservation play
- Only 1 resale caveat on record (S$2,350 psf, Apr 2025) — extremely thin price-discovery data for a 31-unit development
- Renovation required: S$120,000–200,000+ to bring 2000-vintage 3-bedroom to contemporary standard
- Bukit Timah Road frontage — lower floors may face persistent road noise; independent acoustic assessment recommended
- Nearest MRT (Newton) at 673m requires 8–9 minute walk in Singapore's tropical climate daily
- Facilities are 2000-vintage — request MCST sinking fund balance and check for deferred refurbishment levy risk
- High absolute entry cost: S$2.96m+ for a 1,259 sqft 3-bedroom; all-in with renovation S$3.1–3.2m
- Investment score 43/100 — suppressed by low liquidity (1 txn/yr) and insufficient price momentum data
- No large-format unit variety visible in rental data beyond 3-bedroom — limited unit-mix optionality
Verdict
Martina Mansions is a focused CCR proposition with a clear, non-speculative thesis: freehold title in District 10 at a Bukit Timah Road address, within 673 metres of Newton MRT and 307 metres of Anglo-Chinese School (Primary), with a genuine facilities set in a boutique 31-unit format. That combination — school proximity, multi-line rail access, full facilities, freehold tenure, small community — is not replicable at lower price points in this sub-market.
The case against is equally concrete. At S$2,350 psf and S$2.96 million for a 1,259 sqft 3-bedroom, entry cost is substantial — comparable to some new-launch 3-bedrooms in the RCR. The gross yield of 1.8% is among the lower outputs of any CCR freehold property reviewed on this platform, a reflection of the compressing relationship between purchase price and rental levels in the Newton corridor. Renovation adds S$120,000–200,000 to a total acquisition cost that already requires S$592,000–888,000 in cash upfront (25% buyer’s deposit depending on loan eligibility). This is not a starter home; it is a deliberate lifestyle and legacy purchase for buyers who have identified this specific school-catchment corridor as their requirement.
The ShiokNest composite score of 55/100 reflects the genuine tension in the profile: top-tier neighbourhood (9.5/10) and freehold lease (9.5/10) anchor the rating, while a constrained gross yield profile (6.5/10), thin transaction history (one resale caveat), and a moderate investment score (43/100) — primarily suppressed by insufficient price momentum data and low liquidity — prevent it from reaching the upper range. The MRT score (7.5/10) is appropriate: Newton at 673m is highly functional for daily commutes but requires a 9-minute walk in Singapore’s tropical climate.
The ideal buyer profile is narrow but well-defined: a family with primary-school-age children balloting for ACS Primary, SCGS, or the ACS secondary stream; with ownership capital to absorb a S$3.1–3.2 million total acquisition cost (including renovation); and who plans an owner-stay horizon of at least 7–10 years to amortise transaction costs and extract the school-catchment premium. For purely investment-motivated buyers, the 1.8% gross yield is difficult to justify against T-bills, REITs, or CCR developments with higher rental liquidity. For the school-catchment own-stay buyer, there are very few alternatives in Singapore that replicate this specific convergence of ACS proximity and freehold tenure on a single Bukit Timah Road address.