One Tree Hill Residence
Overview & Key Facts
One Tree Hill Residence is a boutique freehold development tucked into one of District 10’s quietest residential pockets, a short walk off Grange Road. Completed in 2008 by SB (Grange) Development Pte Ltd, the project is deliberately small: just 48 apartments across a single low-rise block, set within a cul-de-sac surrounded by Good Class Bungalows and consular residences. For a freehold property in the Orchard belt, that combination of scale, tenure, and address is genuinely rare.
The road itself — One Tree Hill — is a discreet loop off Grange Road that very few Singaporeans could place on a map without help. That relative anonymity is part of the appeal for owners who prize privacy over prominence. You are three minutes’ drive from ION Orchard yet surrounded by mature trees and low-rise neighbours that will not be redeveloped into 30-storey towers any time soon.
Transaction volumes are, predictably, thin. The 48-unit count and long-hold profile of CCR owners mean only a handful of units change hands each year — our dataset records 14 total resale transactions and 74 rental contracts, with an average resale PSF of roughly S$2,218 over the last 12 months and median rents of S$6,300 per month. This is not a mass-market play; it is a small, patient, address-driven asset.
Location & Connectivity
The development sits within Singapore’s prime shopping district, roughly 800 metres from Orchard MRT (North-South Line) and 740 metres from the newer Napier and Orchard Boulevard MRT stations on the Thomson-East Coast Line. None of these is a doorstep walk in Singapore’s climate, but all are genuinely reachable on foot in 10–12 minutes — and the TEL opening has materially improved connectivity to Marina Bay, Woodlands, and the upper Bukit Timah corridor.
For drivers — who will be the majority of owners at this price point — the location is excellent. The CTE and Orchard Road itself are moments away, and the CBD is a 10-minute drive outside peak hours. Valley Point, Great World City, and Dempsey Hill are all within a short drive for dining and groceries, while the full Orchard retail corridor (ION, Paragon, Ngee Ann City, Takashimaya) is effectively the development’s extended backyard.
For everyday essentials, residents rely on the Cold Storage at Tanglin Mall and the Jasons at Orchard, both under 10 minutes’ walk. The Tanglin Club, American Club, and Tanglin Mall cluster sit just across Tanglin Road — a quiet but well-serviced pocket that many CCR residents prefer over the busier Paterson stretch.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Tanglin Secondary School | secondary | Within 1 km |
| Chatsworth International School (Orchard) | international | Within 1 km |
| CHIJ (Kellock) | primary | Within 1 km |
| Methodist Girls' School | secondary | Within 1 km |
| River Valley Primary School | primary | Within 1 km |
| ISS International School (Paterson) | international | ~1.1 km |
| Methodist Girls' School (Primary) | primary | ~1.1 km |
| ISS International School (Preston) | international | ~1.1 km |
Facilities
This is a boutique project, and the facility set is humble by new-launch standards — a point prospective buyers should acknowledge upfront. Expect a lap pool, a basic gym, a BBQ pit, a small function area, and 24-hour security. There is no clubhouse, no tennis court, no indoor badminton dome, no concierge, and no fifty separate themed zones. With only 48 units, there is also no room for them.
The trade-off, of course, is density: facilities are almost never crowded, and residents are not paying maintenance fees for amenities they rarely use. Monthly maintenance is correspondingly modest for a freehold CCR asset, which partly offsets the absence of a full-resort facility deck. Landscaping is simple but well-maintained, and the low-rise, low-count format means the lift wait is effectively zero.
“If you want a full resort experience inside your compound, this isn’t the place. What you get instead is an extremely quiet address, a very small neighbour count, and facilities that are always free when you want them.”
— Paraphrased resident sentiment via EdgeProp
For residents who want richer amenities, the nearby Tanglin Club and American Club cover the gap for many households — though membership is a separate (and not small) cost. Realistically, buyers here are paying for tenure, address, and privacy rather than for facilities, and should be honest with themselves about that equation before committing.
Unit Sizes & Layout
The 48 units are arranged over a single low-rise block, producing a format closer to a large apartment house than a modern condominium. Unit mix skews toward larger apartments — typical of the CCR boutique segment circa 2008 — with 3-bedroom layouts as the mainstay and a handful of penthouse-style units at the top. Ceiling heights and internal proportions feel generous by current standards; this is not the 600 sqft shoebox era.
Layouts are conventional rather than adventurous: square-ish living and dining zones, enclosed kitchens, bedrooms served by a central corridor. Finishes reflect the late-2000s luxury segment — stone counters, full-height bathroom tiles, branded sanitaryware — and most units have now been refreshed at least once by current owners. Buyers should inspect individual units carefully, since condition varies meaningfully across a stock this small.
Rental demand has historically been solid for this segment: expatriate families on Orchard-area postings, senior executives at nearby consulates, and longer-term corporate tenants tend to appreciate the privacy and address. Our dataset shows 74 rental contracts against 14 resales — a strongly tenanted profile, with median rents around S$6,300 per month supporting a gross yield near 2.65%.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 13 | $2,392 | $2,743,462 |
| 5 BR | 3 | $1,983 | $5,610,000 |
Pricing & Market Position
Based on 16 recorded transactions, sale prices range from $2,300,000 to $6,000,000, averaging $3,280,938 (~$2,289 psf).
Rents range from $3,600 to $15,000 per month across 75 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 9.1% (from $2,228 to $2,430 psf).
Neighbourhood Comparison
Same-district comparables tell a clear story. Leedon Green (freehold, 638 units, ~S$2,784 psf) offers far richer facilities and a newer-build premium but at a meaningful PSF step-up. Skye at Holland (99-year from 2024, 666 units, ~S$2,945 psf) pays the new-launch and fresh-lease premium but with a depreciating tenure. D’Leedon (99-year, 1,703 units, ~S$1,855 psf) offers scale and value but at a suburban feel that is materially different from One Tree Hill’s GCB-enclave setting.
On a pure PSF basis, One Tree Hill Residence at ~S$2,218 sits mid-pack among freehold CCR boutique stock — cheaper than Leedon Green and Hyll on Holland, comparable to older freehold Jervois and Grange-area blocks, and meaningfully above large leasehold plays like D’Leedon. The decision between One Tree Hill Residence and these alternatives is ultimately a question of format: a quiet, discreet, low-count freehold versus scale, facilities, or a fresher lease. Neither is universally right; the correct answer depends on how the buyer values privacy, tenure, and day-to-day amenity use.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ONE TREE HILL RESIDENCE | Freehold | 2008 | 48 | $2,289 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| 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 ONE TREE HILL RESIDENCE across multiple dimensions.
What Residents Say
“What you’re buying here is the road, not the condo. One Tree Hill itself is one of the quietest addresses this close to Orchard, and that’s very hard to replicate.”
— Paraphrased owner sentiment via PropertyGuru
“Facilities are minimal but we don’t come here for the pool. The unit sizes are generous, the neighbours are discreet, and the lift is always empty.”
— Paraphrased resident sentiment via EdgeProp
Public resident commentary on One Tree Hill Residence is sparse — a consequence of the 48-unit count and the typically private profile of CCR owners. What does surface consistently is appreciation of the quiet, the address, and the freehold tenure; the balancing complaints, where they appear, focus on the limited facility set and the occasional maintenance issues typical of an older boutique block. Expectations, in other words, are calibrated: buyers here know what they are signing up for.
Strengths & Weaknesses
- Freehold tenure in the heart of District 10 (CCR)
- Extremely quiet cul-de-sac surrounded by GCB plots
- Walking distance (~800 m) to Orchard MRT and Orchard retail belt
- 740 m to Napier and Orchard Boulevard MRT on the Thomson-East Coast Line
- Boutique 48-unit count means uncrowded facilities and minimal lift waits
- Generous unit sizes typical of late-2000s CCR luxury stock
- Low-rise GCB-facing stacks enjoy effectively protected views
- Strong rental demand from expatriate and corporate tenants
- Discreet, privacy-focused address favoured by long-hold owners
- Basic facility set — no clubhouse, tennis court, or indoor sports amenities
- Thin transaction liquidity with only ~14 resales recorded in the dataset
- Gross yield of ~2.65% is modest vs suburban leasehold alternatives
- Entry PSF of ~S$2,218 reflects tenure and address premium
- No MRT at the doorstep — all three nearby stations are 10–12 min walks
- Older building (TOP 2008) means some units will need renovation refresh
- Facility gaps effectively require Tanglin Club or American Club membership
- Limited public review coverage — harder to crowd-source due diligence
Verdict
One Tree Hill Residence is not trying to be a lifestyle development. It is a freehold address in the heart of District 10, on a quiet landed-lined cul-de-sac, in a boutique 48-unit format. For buyers whose priorities genuinely align with that brief — tenure security, CCR postcode, low neighbour count, and walking-distance Orchard retail — the project delivers on its core promise.
The caveats are equally honest. Facilities are basic. Transaction liquidity is thin, which cuts both ways: price support on the downside, but also slower exits when you need them. Yields at 2.65% are typical of freehold CCR but will disappoint any buyer comparing with suburban leasehold numbers. And at roughly S$2,218 psf, pricing reflects the tenure and address premium you are paying for.
The honest comparison set is other freehold CCR boutique developments — Hyll on Holland, Leedon Green’s smaller stacks, or older freehold gems along Nathan Road and Jervois. Against that field, One Tree Hill Residence holds its own on address and privacy while trading off on facilities and recency. For own-stay CCR buyers with a long horizon and a bias toward anonymity over spectacle, this is a quietly credible choice.