Nottinghill Suites
Overview & Key Facts
Nottinghill Suites is a freehold boutique development along Toh Tuck Road in District 21, completed in 2016 by MEQUITY PTE LTD. With just 124 units, it sits firmly in the compact end of the private residential spectrum — a deliberate positioning that targets investors and singles/couples rather than large families.
The development’s unit mix skews heavily toward studios and one-bedroom layouts, which is reflected in the median transaction price of S$735,000 — an unusually low quantum for a freehold condominium in a Rest of Central Region (RCR) district. At an average PSF of S$1,872, you are paying a meaningful premium per square foot compared to larger-format condos in the area, but the absolute dollar outlay remains accessible to first-time buyers and yield-focused investors.
District 21 straddles the Bukit Timah and Upper Bukit Timah corridor — historically one of Singapore’s most established residential neighbourhoods, prized for its greenery, school density, and proximity to the Bukit Timah Nature Reserve. Nottinghill Suites benefits from this address premium, though its specific location along Toh Tuck Road places it further from the Bukit Timah heartbeat than developments closer to Sixth Avenue or the Botanic Gardens.
Location & Connectivity
Toh Tuck Road is a quiet residential artery that runs between Bukit Batok and upper Bukit Timah. The immediate neighbourhood is dominated by low-rise condos and landed housing — Nottinghill Suites shares the road with High Oak Condominium, among others. Daily conveniences are not directly at your doorstep: the nearest major retail node is Bukit Timah Plaza and the Beauty World Centre cluster, roughly a 10-minute walk or short drive away.
The MRT situation needs honest framing. Beauty World MRT (Downtown Line) is approximately 840 metres away — technically within a 10-minute walk, but firmly beyond the 400-metre comfort threshold that most transit-dependent commuters consider “MRT-convenient.” In Singapore’s heat and humidity, that 840-metre walk matters. For daily commuters without a car, this is a genuine friction point, and it shows up in the development’s walkability score of 45/100.
For drivers, the location is more forgiving. The PIE is accessible via Toh Tuck Road, and the BKE is a short drive north. Holland Village is roughly 8 minutes by car, and Orchard Road about 15 minutes in moderate traffic. The trade-off is familiar to anyone who has lived in the Toh Tuck pocket: you gain quiet and greenery, but you pay for it with a car-dependent lifestyle.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | jc | Within 1 km |
| Ngee Ann Polytechnic | tertiary | ~1.0 km |
| Henry Park Primary School | primary | ~1.3 km |
| Singapore University of Social Sciences | tertiary | ~1.4 km |
| Nan Hua High School | secondary | ~1.9 km |
Facilities
With 124 units, expectations for facilities must be calibrated accordingly. Nottinghill Suites offers the essentials — a swimming pool, a gymnasium, a BBQ pavilion, and landscaped communal areas — but nothing approaching the breadth seen in developments with 300+ units. There is no tennis court, no function room of scale, and no separate children’s pool.
What a boutique development does offer is quiet. The pool is rarely crowded, the gym is accessible without booking wars, and the common areas feel private rather than shared. For residents who have lived in mega-condos and tired of the competition for facilities, this is a genuine advantage — you trade breadth for availability.
The landscaping is competent but unremarkable. The development does not have the lush tropical garden feel of larger Bukit Timah condos, and the compact site means limited buffer between the pool deck and the residential blocks. Maintenance fees, however, benefit from the freehold structure and small unit count — the MCST burden per unit is lower than you might expect.
Unit Sizes & Layout
The unit mix at Nottinghill Suites is compact-heavy, reflecting its investor-oriented positioning. Studios and one-bedroom units make up the majority of the 124-unit count, with two-bedroom units comprising the larger formats. This is not a development designed for families with children — it is designed for singles, couples, and landlords.
At a median price of S$735,000, the absolute quantum is one of the lowest entry points for freehold private property in District 21. The average PSF of S$1,872, however, reveals the trade-off inherent in compact layouts: you pay more per square foot precisely because each unit is small. A buyer spending S$735K is getting roughly 390–420 sqft — functional for one or two occupants, but tight by any family standard.
Layout efficiency is adequate for the era. The 2016 TOP year means units were designed during a period when developers were already optimising for smaller formats, so the floor plans are reasonably practical. Kitchens are galley-style in most units, bathrooms are compact but functional, and living areas benefit from decent ceiling heights.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 25 | $1,725 | $703,671 |
| 1 BR | 13 | $1,606 | $887,914 |
| 2 BR | 4 | $1,196 | $878,750 |
Pricing & Market Position
Based on 42 recorded transactions, sale prices range from $630,000 to $1,000,000, averaging $777,373 (~$1,790 psf).
Rents range from $1,580 to $3,800 per month across 330 rental transactions. Current rental yield sits at approximately 4.2%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 23.3% (from $1,451 to $1,790 psf).
Neighbourhood Comparison
Within the District 21 competitive set, Nottinghill Suites carves out a distinctive position on price. At S$1,872 psf, it sits well below the new-launch tier: Reserve Residences (S$2,494 psf), Nava Grove (S$2,487 psf), and Pinetree Hill (S$2,485 psf) all command 30–33% premiums. These developments offer integrated amenities, better MRT connectivity, and brand-new leases — but at absolute quantums that push well above S$1.5M even for compact units.
The more relevant comparisons are KI Residences (S$1,953 psf) and Forett at Bukit Timah (S$2,129 psf). Both are 99-year leasehold, which means Nottinghill Suites’ freehold tenure represents a genuine structural advantage for long-term holders. KI Residences offers better facilities breadth (575 units) and a slightly closer MRT position, while Forett benefits from its Bukit Timah Road frontage and proximity to the nature reserve.
The yield comparison is where Nottinghill Suites stands out. At 4.24% gross yield, it outperforms most District 21 competitors, driven by the combination of low quantum (S$735K median) and healthy rental demand (S$2,500 average rent from 325 transactions). For investors benchmarking against CPF OA rates and fixed deposits, this yield premium is the core investment thesis. The freehold tenure adds a second layer: no lease decay means the yield remains structurally sound over decades, unlike 99-year compacts where per-unit lease erosion compounds with time.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| NOTTINGHILL SUITES | Freehold | 2016 | 124 | $1,790 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,489 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,955 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
ShiokNest Scores
Our proprietary scoring system evaluates NOTTINGHILL SUITES across multiple dimensions.
What Residents Say
“Quiet development, no crowd at pool or gym even on weekends. Good for people who value privacy. But you really need a car here — walking to MRT is not fun in the heat.”
— Resident review via PropertyGuru
“Bought as an investment. Tenant found within two weeks. Yield is decent for a freehold in D21. Unit is small but well-maintained. MCST responsive.”
— Owner-investor review via EdgeProp
“Location is the main downside. Toh Tuck Road feels isolated compared to the rest of Bukit Timah. If you don’t drive, think twice.”
— Former tenant review via 99.co
The resident feedback pattern is consistent: owners appreciate the quiet environment, low congestion at facilities, and manageable maintenance fees. Investor-owners report healthy rental demand and responsive MCST management. The recurring criticism centres on MRT distance and the car-dependent nature of the Toh Tuck Road location. Tenants, particularly those without vehicles, tend to cycle out faster than at MRT-proximate developments — something landlords should factor into vacancy assumptions.
Strengths & Weaknesses
- Freehold tenure — no lease decay, structural yield protection
- Strong 4.24% gross yield — above District 21 average
- Low quantum entry (S$735K median) — accessible for first-time investors
- District 21 address — established Bukit Timah corridor
- Healthy rental demand — 325 transactions on record
- Quiet boutique environment — 124 units, no facility crowding
- PSF recovery trend — S$1,601 dip recovered to S$1,894
- Responsive MCST management — consistent resident feedback
- Manageable maintenance fees for freehold MCST
- 30–33% PSF discount vs nearby new launches
- MRT not comfortably walkable — Beauty World 840m, uphill and unsheltered
- Walkability score 45/100 — car-dependent lifestyle
- Compact units only — studios and 1-beds dominate, not family-friendly
- Limited facilities — no tennis, no function room, no children's pool
- High PSF for unit size — S$1,872 psf reflects compact premium
- Toh Tuck Road location feels isolated from Bukit Timah core
- Small unit sizes face regulatory headwind from minimum-size policies
- Exit liquidity dependent on next buyer also being yield-focused
- No integrated retail or on-site conveniences
Verdict
Nottinghill Suites occupies a specific niche: freehold tenure, sub-S$800K quantum, and a 4.24% gross yield in a respectable District 21 address. For investors who prioritise cash-flow and freehold security over capital appreciation, the numbers work. The 325 rental transactions on record suggest healthy tenant demand, and the freehold status removes the lease-decay anxiety that shadows 99-year compact units in similar price ranges.
The PSF trend tells an encouraging story: from S$1,646 to S$1,894 over recent periods, with a dip to S$1,601 followed by a strong recovery. This V-shaped pattern suggests the market is re-pricing Nottinghill Suites upward, likely driven by yield-hunting investors in a high-interest-rate environment where 4%+ yields stand out.
The honest caveats are important. The walkability score of 45/100 and MRT distance of 840 metres mean this is not a lifestyle condo — it is an investment vehicle that happens to sit in a good district. The competition is real: Reserve Residences at S$2,494 psf, Nava Grove at S$2,487 psf, and Pinetree Hill at S$2,485 psf represent the new-launch tier — dramatically higher PSF but with integrated retail, better MRT access, and fresh leases. KI Residences at S$1,953 psf and Forett at Bukit Timah at S$2,129 psf sit in the middle ground.
The question for buyers is whether the freehold premium and yield justify the location trade-offs. For own-stay, only if you drive and value quiet over convenience. For investment, the yield arithmetic is compelling — but monitor the rental market closely as more compact units enter the District 21 pipeline.