Meralodge
Overview & Key Facts
Meralodge is one of Hillview Avenue’s quietly distinguished freehold condominiums — an 87-unit development at 83 Hillview Avenue in District 23, completed in 1997 by CCL Properties (Hillview) Pte Ltd. Occupying a compact site within the serene Hillview enclave, Meralodge sits at the convergence of two powerful lifestyle advantages that define this corridor: access to Singapore’s most extensive nature network, and improving Downtown Line connectivity that is still being priced into the market. Two blocks of up to ten storeys rise behind a distinctive red-brick facade that is characteristic of its era, giving the development an understated, residential quality that differs markedly from the glass-and-steel towers of more recent OCR launches.
With 87 units spread across 21 floor plan types — ranging from compact two-bedroom configurations around 1,033 sqft to generously proportioned four-bedroom and penthouse units at 2,002 sqft — Meralodge offers the kind of unit sizing that new-launch developments in the $1,400–2,100 psf bracket have largely abandoned. The freehold title, the space premium, and the mature landscaping of the Hillview corridor together create an owner-occupier profile that skews toward families, nature-oriented professionals, and expatriates seeking a peaceful residential retreat within commuting distance of the CBD.
Transaction data over the past five years shows a clear appreciation story: average PSF has climbed from approximately S$1,101 to the current 12-month average of S$1,474 — a 34% uplift driven partly by the Hume MRT station opening in February 2025, which brought the nearest DTL node to just 0.44 km from the development. At S$1,474 psf freehold, Meralodge sits meaningfully below new-launch OCR alternatives and its immediate competitors, presenting a capital appreciation case that rewards buyers comfortable with a 1997 vintage and the renovation calculus that comes with it.
Location & Connectivity
Meralodge’s location story has materially improved since the Hume MRT station (DT16A, Downtown Line) opened on 28 February 2025 as Singapore’s first infill station — inserted between the existing Beauty World and Hillview stations. At approximately 0.44 km, Hume MRT is a comfortable six-minute walk from the development, transforming Meralodge from a “car-recommended” address into a genuinely walkable MRT-served one. The Downtown Line runs seamlessly through the CBD via Newton, Bugis, and Bayfront, connecting Hillview residents to Marina Bay and the financial district in around 30 minutes without a transfer. Hillview MRT (DT17) at 1.15 km is the secondary node, with additional reach northward toward Bukit Panjang.
For drivers, the development sits in close proximity to two major expressways. The Bukit Timah Expressway (BKE) connects northward to Woodlands and Johor Bahru, while the Pan-Island Expressway (PIE) provides east-west access to Tuas, Jurong, and Changi Airport. A five-minute drive covers both interchange points, making Meralodge especially practical for car-owning households navigating the west and central regions of the island.
For daily errands, HillV2 mall — directly accessible via a short walk — contains a Market Place supermarket, dining options ranging from local to Italian, and essential services. The Rail Mall along Upper Bukit Timah Road offers an eclectic strip of F&B outlets and specialty shops just minutes away. Bukit Batok Town Centre and Bukit Panjang Plaza (with a Lot One Shoppers’ Mall) provide comprehensive retail and hawker options within a 10-minute drive. Dairy Farm Road’s wet market serves the weekly grocery run for residents who prefer fresh produce outside the supermarket ecosystem.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bukit View Primary School | primary | Within 1 km |
| Princess Elizabeth Primary School | primary | ~1.2 km |
| Huamin Primary School | primary | ~1.8 km |
Facilities
As a 1997-vintage boutique development with 87 units, Meralodge offers a focused facility set rather than the resort-scale amenity programming of modern large-scale condos. The core offering comprises a swimming pool with wading pool, a gymnasium, a tennis court, BBQ pits, a clubhouse, a steam bath, and 24-hour security with covered car parking. These are exactly the fundamentals that owner-occupier families and owner-occupier professionals actually use — and at 87 units, booking the pool or tennis court is rarely a contest. The low-density character means residents enjoy a quiet, well-maintained environment without the queue dynamics that plague large condo developments at peak hours.
“Facilities are basic but well-maintained and never crowded. I’ve lived here three years and never had to wait for a lane in the pool or a slot on the court. That’s the trade-off you make compared to a 500-unit condo — you lose the mega-facilities but gain actually being able to use the ones you have.”
— Resident review via 99.co
Buyers comparing Meralodge to newer launches like Dairy Farm Residences or Midwood should understand this trade-off clearly: those developments offer newer facilities infrastructure, higher-capacity pools, and more extensive amenity programming — at a PSF premium of S$200–300 per sqft over Meralodge’s 12-month average. For owner-occupiers who value the unit size dividend (Meralodge’s floor plans run 1,033–2,002 sqft versus many new-launch 3-bedders compressed to 850–1,000 sqft), the facility trade-off is often well worth accepting.
Unit Sizes & Layout
Meralodge’s 21 floor plan types — across two-bedroom, three-bedroom, four-bedroom, and penthouse configurations — offer a size range that newer OCR launches in the same district simply do not. The smallest units (two-bedroom) start around 1,033 sqft, which already exceeds the typical new-launch three-bedroom at comparable price points; the largest units approach 2,002 sqft, with penthouses offering added volume. Three-bedroom units typically land in the 1,200–1,400 sqft range, with high ceilings and squarish room proportions reflecting the more generous planning norms of the 1990s. Four-bedroom units at 1,600–1,800 sqft give family buyers genuine bedroom separation and storage without the awkward utility-room-as-bedroom conversions that compact new launches require.
The trade-off is specification vintage: original 1997 interiors carry lower fitting quality, dated kitchen configurations, and smaller window glazing than buyers accustomed to new-launch show flat standards will expect. Un-renovated units are priced accordingly and represent genuine value for owner-occupiers comfortable with a full renovation budget — estimate S$80,000–150,000 for a mid-range three-bedroom refresh, more for a full premium overhaul. Since Meralodge is freehold, there is no lease-decay consideration when planning a long-term renovation investment, which changes the calculus meaningfully versus renovating a 25-year-old 99-year leasehold where the effective remaining tenure is already under 75 years.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 3 | $1,245 | $1,381,667 |
| 4 BR | 5 | $1,362 | $2,317,600 |
| 5 BR | 1 | $1,592 | $3,050,000 |
Pricing & Market Position
Based on 9 recorded transactions, sale prices range from $1,280,000 to $3,050,000, averaging $2,087,000 (~$1,474 psf).
Rents range from $2,250 to $5,700 per month across 59 rental transactions. Current rental yield sits at approximately 2.0%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 33.9% (from $1,101 to $1,474 psf).
Neighbourhood Comparison
Within the Hillview/Dairy Farm OCR corridor, Meralodge competes most directly against Dairy Farm Residences (S$1,659 psf, 99-year lease from 2019, 460 units) and Midwood (S$1,729 psf, 99-year lease from 2023, 564 units). The PSF differential of S$185–255 in Meralodge’s favour is meaningful, but the comparison is not purely one-dimensional: both newer competitors offer modern facilities infrastructure, fresh interior specifications, and stronger rental liquidity due to larger unit counts attracting a broader tenant pool. The structural advantage that Meralodge holds, however, is decisive for long-horizon buyers: freehold versus 99-year leasehold is a different asset class, and at 25-plus years into their leases, Dairy Farm Residences and Midwood buyers will be holding depreciating titles while Meralodge’s land tenure remains perpetual.
Against the EC alternatives — Sol Acres (S$1,381 psf) and Lumina Grand (S$1,515 psf) — the comparison shifts to buyer eligibility: ECs carry income ceilings and Singaporean/PR eligibility requirements that Meralodge, as a private freehold condo, does not impose. Expatriates and foreigners (who cannot purchase ECs) will find Meralodge one of the few accessible freehold options in this corridor. Stacked Homes’ Hillview corridor guide notes that freehold boutique condos in this subzone command a persistent scarcity premium due to the absence of new freehold supply — CCL Properties’ Hillview Avenue site was not replicated, and no freehold land banking has occurred in the immediate vicinity since.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MERALODGE | Freehold | 1997 | 87 | $1,474 |
| SOL ACRES | 99 yrs lease commencing from 2014 | 2018 | 1,327 | $1,381 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 2021 | 564 | $1,729 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 2024 | 512 | $1,515 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 460 | $1,659 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 2023 | 386 | $2,053 |
ShiokNest Scores
Our proprietary scoring system evaluates MERALODGE across multiple dimensions.
What Residents Say
“We chose Meralodge over Midwood and Dairy Farm Residences because the unit sizes are simply not comparable — we got a 1,350 sqft three-bedder for what we’d have paid for a 950 sqft unit in a newer launch. With two kids, the extra space is not a luxury, it’s a necessity. And the Rail Corridor is five minutes on foot from our door.”
— Resident review via PropertyGuru
“The Hume MRT opening has genuinely changed daily life here. Before, you were looking at a 15-minute bus or a taxi every time. Now I walk six minutes to the station and I’m in Buona Vista in 15 minutes, CBD in 30. It has made this address feel much more connected than it did even two years ago.”
— Resident review via 99.co
“Be honest about the yield if you’re buying for rental. Tenants like the quietness and the nature access, especially expat families from one-north, but rents here don’t move as fast as in Jurong or the east. Buy here if you want to live here or hold long-term freehold — not if you need 3% yield.”
— Owner investor commentary via EdgeProp
The consistent theme across resident feedback is the space-per-dollar advantage, the nature corridor access, and the low-density community character — with the caveat that the development’s appeal is definitionally lifestyle-oriented. Those who value a buzzing pool deck and resort-scale amenities will find Meralodge underwhelming. Those seeking a quiet, freehold, generously-sized home in one of Singapore’s most nature-rich residential corridors will find little else at this price point.
Strengths & Weaknesses
- Freehold tenure — perpetual land title with no lease decay, unlike all major condo competitors in the corridor
- Hume MRT (DT16A) at 0.44km opened Feb 2025 — meaningful walkability upgrade to Downtown Line
- Strong 5-year PSF appreciation: ~$1,101 → $1,474 psf (+34%) driven by Hume MRT re-rating
- Generously-sized units: 1,033–2,002 sqft across 21 floor plan types — far above new-launch benchmarks
- Nature corridor access: Rail Corridor, Bukit Timah Nature Reserve, and Dairy Farm Nature Park within walking/cycling reach
- Low-density boutique character — 87 units across 2 blocks means facilities rarely crowded
- Significant PSF discount to competitors: ~$185–255 psf below Dairy Farm Residences and Midwood
- HillV2 mall adjacent — Market Place supermarket, dining, and services within a short walk
- No EC eligibility restrictions — accessible to foreigners and PRs unlike Sol Acres / Lumina Grand
- Bukit View Primary School at 0.57km — within priority admission radius
- Gross yield of 1.95% is weak — not a viable income investment without significant long-term appreciation
- 1997 vintage interiors in un-renovated units require S$80k–150k+ full refresh budget
- Hillview MRT (DT17) at 1.15km is beyond comfortable walking distance for daily commuters — Hume MRT walk still needed
- Small facility set: no function rooms, no multi-purpose hall, no water features beyond pool/wading pool
- Low rental liquidity — 87 units means fewer comparable transactions; tenant pool smaller than larger complexes
- En-bloc score 47/100 — modest collective sale potential; small site limits developer attractiveness at current land values
- No nearby hawker centres within easy walking distance — Bukit Batok Town Centre hawkers require a drive
- Car-helpful for bulk shopping and school runs despite Hume MRT walkability
- Investment score 62/100 — decent but not top-tier conviction versus newer DTL-adjacent freehold options
Verdict
Meralodge occupies a distinctive and genuinely niche position within the OCR condo market. At S$1,474 psf on a freehold tenure, it sits below comparables like Midwood (S$1,729 psf), Dairy Farm Residences (S$1,659 psf), and the new-launch Botany at Dairy Farm (S$2,053 psf) — offering a meaningful PSF discount to both recent completions and current launches. The five-year appreciation trend from S$1,101 to S$1,474 psf — a 34% uplift — demonstrates that the market has progressively re-rated Hillview as a lifestyle destination rather than a car-dependent fringe, and the Hume MRT opening in February 2025 has accelerated that re-rating further.
The gross yield of 1.95% is the honest weak spot and should not be glossed over. Rental demand in Hillview is real — expatriates attached to one-north and the western tech corridor, as well as professionals who prioritise nature access over CBD proximity, do actively rent here. But at an average rent of S$3,714 per month against median prices in the S$2.0–2.5 million range, the income return does not justify a pure investor play. Meralodge is fundamentally a capital appreciation and owner-occupier quality-of-life proposition, not a yield vehicle. Buyers who understand that distinction and are comfortable holding through a long horizon — ideally ten years or more — will find the freehold land, the size premium, and the improving connectivity fundamentals compelling.
The en-bloc score of 47/100 is moderate — the site is freehold and small (87 units), which typically simplifies consent mechanics, but the low unit count also means each owner’s share of a collective sale proceeds pile is relatively thin unless land values in the corridor move substantially. En-bloc potential is worth monitoring rather than banking on as a primary return driver. The investment score of 62/100 is appropriate: above average for an OCR freehold of this vintage, but not a top-tier conviction call in a market where newer DTL-adjacent options compete for the same buyer profile.