Newport Residences

Overview & Key Facts

Newport Residences is a 246-unit freehold condominium occupying levels 23 to 45 of Newport Plaza, a 45-storey mixed-use development at 80 Anson Road in District 2. Developed by City Developments Limited (CDL) — one of Singapore’s most established developers with a track record stretching back to 1963 — the project transforms the former Fuji Xerox Towers site into an integrated live-work-play address combining residences, Grade A offices (levels 2–9), branded serviced apartments (levels 10–22), and ground-floor F&B retail. Designed by Nikken Sekkei, the award-winning Japanese architectural firm behind Tokyo Skytree, with ADDP Architects as principal architect and FDAT Designs handling concept interiors, the development carries considerable design pedigree.

The positioning is ambitious: Newport Residences sits at the gateway between Singapore’s established Central Business District and the planned Greater Southern Waterfront (GSW) — a 2,000-hectare transformation zone stretching from Pasir Panjang to Marina East that the government envisions as a new waterfront city district. At $3,127 average PSF, Newport Residences commands a significant premium over its 99-year leasehold neighbours: One Bernam at $2,587 psf and SkySuites@Anson at $2,229 psf. That premium buys you freehold tenure, a CBD address with panoramic sea views from elevated floors, and a mixed-use ecosystem — but buyers should understand clearly what it does not buy: proven rental demand, immediate neighbourhood vibrancy on weekends, or certainty about the GSW timeline.

Newport Residences launched in February 2026 as the first new launch of the year, selling 140 of 246 units (57%) on opening weekend at an average of S$3,370 psf. That is a strong debut by any measure — particularly for a CBD freehold project priced above $3,000 psf — and CDL Group CEO Sherman Kwek described the response as affirming “the exceptional value and appeal of owning a rare freehold asset in a prime district.” The buyer profile skewed heavily domestic: 82% Singaporean, 15% Permanent Residents. The development also became Singapore’s first private residence and mixed development to achieve the BCA Green Mark Platinum Super Low Energy Award — a genuine sustainability credential, not mere marketing.

Location & Connectivity

Newport Residences occupies a strategic position at the southern edge of the CBD, within walking distance of two MRT stations. Prince Edward Road MRT on the Circle Line is approximately 200 metres away — a three-minute walk from the lobby. Tanjong Pagar MRT on the East-West Line is roughly 420 metres, or a six-minute walk. This dual-line access is a genuine advantage: the Circle Line connects efficiently to one-north, Buona Vista, and Holland Village, while the East-West Line provides direct access to Raffles Place, City Hall, and Changi Airport. The upcoming Thomson-East Coast Line stations at Maxwell and Shenton Way will further enhance connectivity once operational.

For drivers, the location is well served by the Ayer Rajah Expressway (AYE) and Marina Coastal Expressway (MCE), putting Orchard Road within 10 minutes and Changi Airport within 25 minutes in normal traffic. The development provides only 131 carpark lots for 246 units — roughly 53% coverage — which reflects both the CBD norm and the assumption that many residents will rely on public transport. Buyers who own two cars should factor this constraint into their decision.

Daily amenities are plentiful but follow the CBD pattern: excellent for weekday lunches and after-work dining, quieter on weekends. Tanjong Pagar Plaza and 100AM are within a five-minute walk for food courts, cafes, and basic grocery needs. Guoco Tower and its Tanjong Pagar Centre mall are roughly 500 metres away, offering a cinema, gym, and retail options. For serious grocery shopping, most residents will drive or order online — there is no full-size supermarket within comfortable walking distance, though the ground-floor F&B component of Newport Plaza itself will add dining options directly at the doorstep.

One concern that deserves honest mention: Newport Residences is situated adjacent to the AYE expressway. CDL has addressed this architecturally by placing offices and serviced apartments on the lower floors (levels 2–22), with residences starting only at level 23 — effectively using commercial floors as a buffer. Sea-facing units on the higher floors will enjoy unobstructed views toward Sentosa and the Southern Islands, but those same units face the expressway below. Prospective buyers should visit the showflat and assess noise levels for themselves, particularly for south-facing stacks.

Schools & Education

Facilities

Newport Residences organises its facilities across four lifestyle gardens and two dedicated facility levels — a vertically distributed approach that takes advantage of the tower’s height to deliver sky-level amenities with panoramic views. For a 246-unit development, the amenity load is generous, though the overall count is more curated than resort-scale.

The crown jewel is Newport Sky on the roof garden level — a triple-volume sky pool positioned approximately 200 metres above ground, with unobstructed panoramic views stretching from Sentosa to the Greater Southern Waterfront. A spa pool, indoor lap pool, sky lounge, and gourmet BBQ terrace round out the rooftop offering. The visual impact is undeniable: swimming laps 45 storeys above the CBD with the sea spread before you is the kind of experiential luxury that brochures rarely overstate.

Below the rooftop, four themed gardens punctuate the tower. The Play Garden on Level 25 caters to families with children’s play areas. The Wellness Garden on Level 37 provides quiet spaces for relaxation and meditation. The Fitness Garden on Level 41 houses the main gym and exercise areas. Club Vista on Level 34 functions as the social hub — a clubhouse-style facility level with function rooms and lounging areas. This vertical distribution means residents are never far from an amenity floor, though it also means the pools and gym are reached by lift rather than by walking out of your front door.

Interior finishes across all units position Newport Residences firmly in the luxury tier. Kitchen appliances come from V-Zug (Swiss-made ovens and cooktops) and Liebherr (refrigerators), while bathrooms feature Dornbracht fittings and Duravit sanitaryware. These are premium European brands that sit comfortably above the Grohe/Roca tier commonly found in mass-market new launches. Engineered timber flooring, marble living spaces, and smart home integration are standard across all unit types.

The development also includes Premier Residential Concierge Services — a dedicated concierge for residents that covers daily errands, housekeeping coordination, and lifestyle assistance. For a CBD development targeting professionals and executives, this is a practical value-add rather than a mere luxury flourish. The mixed-use nature of the building means the lobby and common areas benefit from commercial-grade maintenance standards, and the ground-floor restaurants provide built-in dining convenience without leaving the building.

Unit Sizes & Layout

Newport Residences offers 246 units across 38 distinct floor plan types, ranging from 431 sqft one-bedroom apartments to a 12,960 sqft super penthouse at the tower’s crown. The unit mix spans 1-Bedroom (from 431 sqft), 1-Bedroom + Study (581 sqft), 2-Bedroom (646–753 sqft), 2-Bedroom Premium (689–710 sqft), 2-Bedroom Premium with Ensuite/Study (818–926 sqft), 3-Bedroom (980 sqft), 3-Bedroom Premium (1,206 sqft), and 4-Bedroom Premium (2,067 sqft). The 38 layout types across 246 units means considerable variety — but it also means some configurations will be available in very limited quantities, making stack selection consequential.

The architectural challenge with a tower of this geometry — a curved facade following the Anson Road frontage — is that some units inevitably inherit odd angles. Reviewers have noted that while most bedrooms and living areas are regularly shaped, the building’s curve manifests primarily in bathrooms and utility spaces. CDL and the architects have managed this thoughtfully: curved edges are softened rather than left as awkward acute corners, and the larger units particularly benefit from the architectural expression. The 4-Bedroom Premium at 2,067 sqft features a walk-in wardrobe and five bathrooms — genuine penthouse-tier living proportions that justify the $4,006 psf entry price.

For the more popular 1- and 2-Bedroom configurations that dominated launch-day sales, the layouts are efficient but compact. A 431 sqft one-bedroom is tight by any standard — functional for a single professional or investor unit, but not a space where anyone would want to host dinner parties. The 646 sqft two-bedroom provides more breathing room and was particularly sought after in sea-facing stacks, with sea-facing two-bedders fully sold on launch day. The 980 sqft 3-Bedroom offers a more family-appropriate layout and represents the sweet spot between liveability and value.

All units benefit from the elevated positioning (starting at level 23), which means even the lowest residential floor sits above the surrounding low-rise commercial buildings. North-facing stacks look toward the CBD skyline and Marina Bay; south-facing stacks capture sea views toward Sentosa and the Southern Islands — though these also face the AYE expressway below. Deep balconies are provided across most unit types, and the higher floors enjoy genuinely unobstructed panoramas that few CBD developments can match.

Pricing & Market Position

Across 198 recorded transactions (all-time), sale prices range from $1,298,000 to $8,650,000, averaging $2,229,147.

Over the last 12 months, transactions averaged $3,130 psf.

Neighbourhood Comparison

Newport Residences competes in a well-defined CBD corridor along Anson Road and Tanjong Pagar, where freehold and leasehold developments coexist at markedly different price points. Understanding the competitive landscape requires distinguishing between the freehold premium play and the leasehold value alternatives.

One Bernam ($2,587 psf, 99-year leasehold) is the most direct new-launch competitor, located nearby on Bernam Street with 351 units. One Bernam offers a lower entry price — roughly $540 psf less than Newport Residences — and reasonable MRT access via Tanjong Pagar station. The trade-off is leasehold tenure and a less elevated position without the panoramic sea views that Newport’s upper floors command. For buyers who prioritise value over tenure, One Bernam is the pragmatic alternative in the same district.

SkySuites@Anson ($2,229 psf, 99-year leasehold) offers a completed, walk-in option on the same Anson Road stretch. Completed in 2014, it provides an established rental track record and proven connectivity — at roughly $900 psf less than Newport Residences. The trade-offs are a 12-year-old lease (now ~87 years remaining), older finishes, and no mixed-use ecosystem. For investors wanting immediate rental income rather than a GSW transformation bet, SkySuites is the proven choice.

Among freehold comparisons, Sky Everton ($2,802 psf, freehold) is the closest peer — a 262-unit boutique freehold at Everton Road, about 700 metres from Newport Residences. Sky Everton trades at a lower PSF ($325 less) but is a pure residential development without the mixed-use amenities, concierge services, or sky-level facilities. Spottiswoode Residences ($2,205 psf, freehold) offers the lowest freehold entry in the area at a significant discount, but it is a smaller, older development (completed 2015) with more modest facilities.

Icon ($1,797 psf, 99-year leasehold) represents the deep-value play in the district — a completed development with the lowest PSF among Newport’s named competitors. The $1,330 psf gap versus Newport Residences is enormous; buyers who cannot justify the freehold premium should seriously evaluate Icon’s established track record and substantially lower entry cost. The trade-off is a 2007-vintage building with a remaining lease of approximately 80 years and dated common areas.

The fundamental question for Newport Residences buyers is whether freehold tenure, Nikken Sekkei design, sky-level facilities, and GSW proximity justify a 20–40% premium over leasehold neighbours. For a 30+ year hold, the answer tilts toward yes. For a sub-10-year hold, the numbers favour the leasehold alternatives.

ShiokNest Scores

Our proprietary scoring system evaluates NEWPORT RESIDENCES across multiple dimensions.

What Residents Say

Newport Residences has not yet reached TOP (expected March 2030), so there are no verified resident living-experience reviews available. All current assessments are based on showflat visits, developer materials, property analyst reviews, and buyer feedback from the February 2026 launch. This section will be updated with actual resident feedback after key collection.

“Buyers know that this is probably a once-in-a-lifetime opportunity to own a freehold iconic mixed-use development in the Central Business District.”

— Mark Yip, CEO of Huttons Asia, via The Edge Singapore

“The layout designs like the four-bedroom can appear jarring on paper, but the developer has been very mindful in positioning rooms with curved edges. Most bedrooms and living areas are regularly shaped, with the odd angles most evident in bathrooms.”

— Showflat walkthrough observation via Stacked Homes

“The smaller one- and two-bedroom units appeal to investors and professionals seeking to acquire a good investment asset in a prime CBD location, where rental demand remains consistently strong.”

— Marcus Chu, CEO of ERA Singapore, via The Edge Singapore

The consistent theme across launch coverage is enthusiasm for the freehold-CBD combination and the sky-level amenities, tempered by acknowledgement of the high PSF and expressway proximity. Buyers who visited the showflat noted the quality of interior finishes (V-Zug, Dornbracht) as a cut above typical new launches, while the curved building geometry drew mixed reactions — architecturally distinctive but requiring careful stack selection to avoid awkward bathroom layouts. The 57% launch-weekend sellout suggests that a majority of early buyers were motivated by the scarcity of freehold CBD product rather than by rental yield calculations.

Strengths & Weaknesses

Verdict

Newport Residences is a development that forces you to confront a fundamental question in Singapore real estate: what is freehold tenure worth in the CBD? At $3,127 average PSF, it trades at a 21% premium to One Bernam ($2,587 psf, 99-year) and a 40% premium to SkySuites@Anson ($2,229 psf, 99-year). The freehold premium is real but steep, and its justification rests on a very long time horizon — decades rather than years. For buyers who plan to hold for 20+ years, the absence of lease decay is a genuine structural advantage. For investors with a 5–10 year flip horizon, the premium may never be recouped.

The investment metrics demand candour. The investment score of 38/100 is among the lowest in our database, and it reflects hard realities: zero rental track record (TOP 2030), no gross yield data, and a price point that will require monthly rents above S$5,000 for a one-bedroom to generate even a modest yield. CBD rental demand for luxury units exists but is sensitive to economic cycles — during downturns, expatriate tenants are the first to be repatriated or downgraded. The en-bloc potential score of 30/100 is similarly sober: this is a brand-new freehold development with 246 units and a mixed-use structure, making collective sale mathematically and legally complex.

Where Newport Residences genuinely shines is as a prestige own-stay purchase for buyers who want a CBD freehold address with resort-grade sky amenities and sea views. The 57% launch-weekend sellout — with 82% Singaporean buyers — confirms that the market recognises the rarity of this offering. Freehold CBD condos are scarce; freehold CBD condos with unobstructed sea views and Nikken Sekkei design are virtually nonexistent. The nearby freehold comparisons, Sky Everton at $2,802 psf and Spottiswoode Residences at $2,205 psf, are completed and smaller-scale but lack the mixed-use ecosystem and elevated sky amenities.

The Greater Southern Waterfront thesis adds speculative upside, but buyers should be clear-eyed: the GSW is a multi-decade transformation with no guaranteed timeline. The immediate neighbourhood is a weekday-centric CBD zone that quiets substantially on weekends — Tanjong Pagar’s restaurants and bars provide some weekend life, but this is not Holland Village or Tiong Bahru. Families with young children may find the neighbourhood lacking in parks, playgrounds, and the organic streetlife that makes a location feel like home rather than an office district.

For high-income professionals or couples who work in the CBD, value freehold tenure, appreciate architectural quality, and can absorb the premium PSF without stretching financially — Newport Residences is a compelling proposition. For yield-focused investors or budget-conscious buyers, the honest recommendation is to look at the 99-year leasehold alternatives in the same district, which offer substantially lower entry prices and, in the case of established projects like Icon ($1,797 psf), proven rental track records.