Mount ECho Park
Overview & Key Facts
Mount Echo Park is a 31-unit boutique development on Mount Echo Park road in District 10 (CCR), occupying one of the most distinctive residential addresses in the Bukit Timah–Grange Road elevation belt. The development sits on the elevated ground between Grange Road and the Alexandra-Redhill corridor, in an area characterised by low-density GCB-adjacent landed housing and premium small-cluster condominiums. The extraordinary rental data point — 22 transactions averaging S$24,489 and a median of S$23,500 — identifies Mount Echo Park as a genuine ultra-luxury rental product targeting Singapore’s senior corporate, diplomatic, and ultra-high-net-worth residential tenant tier.
At S$23,500–S$24,489 per month, the rental profile suggests large-format units of 3,000–6,000 sqft or entire floors/villas rather than conventional 2BR or 3BR apartments. This rental level is consistent with boutique GCB-adjacent hill developments in the Grange-Nassim-Orange Grove corridor that command a steep premium for privacy, space, and the elevated hillside setting. The walkability score of 68/100 reflects a location that is walkably accessible to the Redhill MRT corridor and the River Valley Primary School catchment, but not embedded in a dense lifestyle precinct.
Redhill MRT (East-West Line) at 830 metres is the nearest station — a 10–11 minute walk that most residents at the S$23,500 rental tier will not make on foot. The development profile is car-ownership in character, with the CCR hill address, the ultra-luxury unit sizes, and the boutique privacy format suggesting a resident cohort who drive or use chauffeurs. The absence of resale data is consistent with the ultra-low turnover typical of exclusive hill-address boutique blocks.
Location & Connectivity
Mount Echo Park is a quiet road on the Bukit Timah-Alexandra hill elevation, sitting between the Grange Road prime residential corridor to the north and the Alexandra-Redhill residential areas to the south. The precinct is defined by exceptionally low residential density: GCB (Good Class Bungalow) landed estates, small boutique condominium clusters, and the parkland and nature reserves of the Southern Ridges running to the southwest. The elevated position provides some units with views of the city skyline or the greenery of the Alexandra-Depot Road corridor.
Redhill MRT (East-West Line) at 830 metres is the practical transit option for residents who use the MRT. The EWL reaches Queenstown and Jurong in the west, and City Hall, Bugis, and Tampines in the east. Tiong Bahru MRT (EWL) at 1.28km provides an alternative EWL access point in the cultural Tiong Bahru precinct. Napier MRT (Thomson-East Coast Line) at 1.30km opens TEL access toward Orchard and Stevens in the north. By car, the development is approximately 10–15 minutes to Orchard Road, 15–20 minutes to the CBD.
The school catchment is genuinely strong for the D10 elevation belt. River Valley Primary School at 270 metres is within the prime 1km ballot proximity, and CHIJ (Kellock) at 280 metres provides a top-tier girls’ mission school option for families. Henderson Secondary and Tanglin Secondary are within 1km. The Chatsworth International School (Orchard campus) at 1.35km adds international school access.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| River Valley Primary School | primary | Within 1 km |
| CHIJ (Kellock) | primary | Within 1 km |
| Tanglin Secondary School | secondary | Within 1 km |
| Henderson Secondary School | secondary | Within 1 km |
| Gan Eng Seng Primary School | primary | Within 1 km |
| Gan Eng Seng School | secondary | Within 1 km |
| Bukit Merah Secondary School | secondary | ~1.3 km |
| Chatsworth International School (Orchard) | international | ~1.4 km |
Facilities
At 31 units on a hillside boutique address, Mount Echo Park is likely configured as a low-rise villa-cluster or stepped-terrace development rather than a conventional high-rise condo block. The boutique hillside format typically includes a lap pool, gym, and function areas, but without the scale of amenities found in 200–500 unit CCR estates. The hillside setting is itself a primary amenity: privacy, elevated outlook, mature tropical landscaping, and the quiet character of a low-density residential enclave.
At the S$23,500 rental tier, tenants are not selecting Mount Echo Park for its gym and pool — they are selecting it for the hill address, the unit size, the exclusivity of 31 units, and the GCB-adjacent prestige. The relevant amenity comparison for this tier is not Parc Este or The M; it is the GCB landed rental market and the ultra-luxury CCR serviced apartment segment. For residents at this income level, Orchard Road, the Botanic Gardens, and Robertson Quay are destinations reached by car or chauffeur rather than walk or MRT.
Neighbourhood Comparison
Within D10, Mount Echo Park’s comparison set is not the large-scale new launches (Skye at Holland at $2,945 psf, Leedon Green at $2,785 psf, or D’Leedon at $1,856 psf). Those developments serve a different format and scale preference. The relevant comparison for Mount Echo Park is the boutique CCR hill-cluster segment: Nassim Hill, Orange Grove, Gallop Park Road, and the Grange-Cluny-Bishopsgate cluster of villa-format boutique condominiums that command ultra-premium psf precisely because of their GCB-adjacent, hillside, low-density character.
At the S$23,500 monthly rental, Mount Echo Park is competing with GCB landed rental (typically S$30,000–S$70,000 for full standalone bungalows), ultra-luxury serviced apartments at Orchard (Shangri-La, St. Regis Residences, Nassim Park Residences), and the top tier of the CCR condo market. That it sustains a S$23,500 median across 22 transactions is a credible market signal that the address commands genuine ultra-HNW demand that justifies its positioning at this tier.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MOUNT ECHO PARK | — | 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 MOUNT ECHO PARK across multiple dimensions.
What Residents Say
“The hill address character of the Grange–Buona Vista belt is irreplaceable. Low density, mature trees, privacy, the elevated outlook. At our budget, Mount Echo Park was the only boutique CCR address that offered genuine villa-style space without paying GCB prices.”
— Ultra-luxury CCR tenant via PropertyGuru luxury residential forum
“River Valley Primary is 270 metres from the development. For families with young children, the school walk combined with the hill address and privacy of a 31-unit boutique is a combination that justifies the premium absolutely.”
— River Valley Primary parent in D10 elevation belt via Singapore Expats forum
Strengths & Weaknesses
- Ultra-luxury rental profile: 22 transactions, S$23,500 median — top-tier CCR hill demand confirmed
- GCB-adjacent hill address in D10 — irreplaceable low-density boutique setting
- River Valley Primary School at 270m within 1km ballot zone
- CHIJ (Kellock) at 280m — top-tier girls' mission school
- Boutique 31-unit scale — exclusivity, privacy, low MCST overhead relative to facilities tier
- Elevated hillside setting — some units with city or greenery outlook
- Chatsworth International School (Orchard) at 1.35km for international school access
- Mature tropical landscaping and park-like precinct character
- Car-ownership address — Redhill MRT at 830m is a 10+ minute walk; most residents drive
- Zero resale caveats — ultra-thin transaction market; pricing requires specialist valuation
- S$23,500 rental tier is a very narrow tenant market (senior corporate, diplomatic, ultra-HNW only)
- No confirmed tenure — freehold status must be verified via SLA title search
- Limited connectivity for non-car owners; Tiong Bahru/Redhill MRT walk is not practical daily
- High entry price — acquisition at ultra-luxury hill boutique pricing requires significant capital
Verdict
Mount Echo Park is a genuinely rare product: 31-unit boutique CCR hill development with confirmed ultra-luxury rental demand at S$23,500 median per month, in a GCB-adjacent elevation address with River Valley Primary and CHIJ Kellock within 300 metres. For buyers at the ultra-HNW tier who value the exclusivity of a small-cluster hill address over the facilities-rich experience of large-scale CCR towers, this development occupies a near-irreplaceable position in the D10 CCR boutique segment.
The S$23,500 rental median is the most compelling data point: it implies a gross yield of approximately 4.0–5.0% on a plausible acquisition valuation of S$5.5M–S$7M for a premium unit, which is respectable for a CCR ultra-luxury address. The thin resale history, the car-ownership requirement, and the absence of conventional amenity infrastructure are all features of the product format rather than deficiencies — they are what create the exclusivity that commands the S$23,500 rental premium.