Peppermint Grove
Overview & Key Facts
Peppermint Grove is a 15-unit boutique condominium on Newton Road in District 11 (CCR), with TOP circa 1997 and a 99-year lease with approximately 70 years remaining. The development benefits from two MRT options: Novena MRT (North-South Line) at 360 metres and Newton MRT (North-South Line + Downtown Line) at 620 metres. The Novena NSL sub-400m position is a strong credential for the D11 CCR Newton Road corridor, and the Newton NSL+DTL interchange at 620 metres extends the network to the full DTL and NSL corridors simultaneously.
The rental dataset — 21 transactions at S$3,350 median across 15 units (1.4 records per unit) — is a solid rental base for a D11 CCR boutique, confirming consistent professional tenant demand at the Newton-Novena tier. Two high-quality school options serve the Newton Road address: Singapore Chinese Girls’ School at 610 metres and St Margaret’s Primary School at 610 metres — both within the Phase 2C 1km ballot range with meaningful distance advantage.
The 70-year lease position requires forward planning: the 60-year threshold will be crossed in approximately 10 years (2036), when standard 30-year mortgage financing begins to tighten. Buyers should model exit conditions carefully if planning to hold beyond the 60-year threshold crossing.
Location & Connectivity
Newton Road runs through the heart of the D11 CCR Newton-Novena residential belt, one of Singapore’s most consistently established mid-CCR precincts. The corridor is characterised by mature condominiums, landed housing estates (Goldhill Park, Chancery Hill), private hospitals (Novena Medical Centre, Mount Elizabeth Novena, Tan Tock Seng), and international school access (Singapore Chinese Girls’, St Margaret’s). The Newton-Novena precinct is quieter than D9 River Valley or D10 Bukit Timah while retaining full CCR credentials, NSL access, and the prestige of the Newton MRT interchange hub.
Novena MRT (North-South Line) at 360 metres provides NSL sub-400m access. Newton (NSL+DTL interchange) is 1 stop south. Orchard (NSL+TEL) is 2 stops south from Newton. Newton MRT (North-South Line + Downtown Line) at 620 metres provides the dual-line interchange option for DTL access toward Botanic Gardens (CCL interchange), Stevens, and the full DTL corridor.
Singapore Chinese Girls’ School at 610 metres is one of Singapore’s most sought-after single-sex schools, with a primary school and secondary school on the same campus. St Margaret’s Primary School at 610 metres provides the primary school ballot alternative. Newton Food Centre hawker, one of Singapore’s most famous, is adjacent to Newton MRT at 620 metres.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| St. Joseph's Institution | secondary | Within 1 km |
| New Town Primary School | primary | ~1.3 km |
| St. Anthony's Primary School | primary | ~1.4 km |
Facilities
At 15 units with a 1997 TOP, Peppermint Grove is a mature boutique with a 1990s CCR facility package: swimming pool, covered parking, and standard common area landscaping. The 28-year-old building will require a structural inspection and MCST sinking fund review — major works (lift upgrades, pipe replacement, facade maintenance) may be pending or recently completed for a development of this vintage. The Newton-Novena external amenity layer is excellent, partially offsetting the in-development facility limitations.
The Newton-Novena neighbourhood provides outstanding external amenities: Newton Food Centre (hawker, adjacent to Newton MRT, 620m), Novena Square and United Square malls (at Novena MRT, 360m), Mount Elizabeth Novena Hospital and Novena Medical Centre (private healthcare, ~600–800m), and Singapore Botanic Gardens (CCL via Newton DTL, 2 stops + 1 CCL stop).
Neighbourhood Comparison
D11 CCR Newton Road comparables at similar vintage and lease position include developments along Chancery Hill Road, Whitley Road, and Dunearn Road — all 99yr leasehold boutiques from the 1990s now in the 65–72yr remaining lease band. The D11 CCR leasehold-boutique cohort at this lease stage is increasingly subject to lease-discount pricing as the 60yr threshold approaches within the next decade.
The most relevant Batch D comparison is Villa Chancerita (D11 CCR, 65yr remaining, Chancery Hill Road, Mount Pleasant TEL 370m + Novena NSL 840m, 5 rentals S$5,200 median). Peppermint Grove has 5 additional lease years (70yr vs 65yr) — a meaningful difference given the 60yr threshold proximity for Villa Chancerita (5 years vs 10 years). Peppermint Grove’s Novena NSL sub-400m position is superior to Villa Chancerita’s Novena 840m, though Villa Chancerita’s Mount Pleasant TEL 370m provides a different transit profile. For D11 CCR buyers choosing between the two, the 5-year lease advantage at Peppermint Grove and the Novena NSL sub-400m position are the key differentiators.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PEPPERMINT GROVE | 1997 | 15 | — | |
| PULLMAN RESIDENCES NEWTON | Freehold | 2021 | 340 | $3,074 |
| WATTEN HOUSE | Freehold | 2023 | 180 | $3,236 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 2011 | 417 | $1,970 |
| PEAK RESIDENCE | Freehold | 2021 | 90 | $2,489 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 2004 | 311 | $1,903 |
Lease Decay Analysis
The 99-year lease runs from 1997, meaning approximately 29 years have already been consumed. Roughly 70 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~70 years | Full bank financing available |
| 2027 | ~69 years | CPF usage still unrestricted for most buyers |
| 2036 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2056 | ~39 years | Significant financing restrictions for next buyer |
| 2096 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~60 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates PEPPERMINT GROVE across multiple dimensions.
What Residents Say
“Novena NSL at 360 metres puts you in Newton interchange (NSL+DTL) in 1 stop and Orchard in 3 stops. Singapore Chinese Girls’ School at 610 metres is one of the best primary-secondary school combinations in Singapore accessible from a D11 CCR boutique address. The Newton Food Centre at Newton MRT is Singapore’s most famous hawker — you walk there for supper. The 70-year lease is the one number buyers need to track.”
— Newton Road area resident via Singapore Expats forum
“At 70yr remaining in 2026, Peppermint Grove still qualifies for full CPF and standard 30yr mortgage terms. The S$3,350 rental at D11 CCR Novena sub-400m is consistent and defensible. The exit timing is the planning question — sell before 2035 (lease ~61yr) to maximise the buyer pool and financing options at exit.”
— D11 CCR leasehold specialist via EdgeProp market commentary
Strengths & Weaknesses
- Novena MRT (NSL) at 360m — sub-400m North-South Line access; Newton NSL+DTL interchange 1 stop south
- Newton MRT (NSL + DTL) at 620m — second station providing DTL access toward Stevens and Botanic Gardens
- Singapore Chinese Girls' School at 610m — primary and secondary school on same campus, D11 ballot advantage
- St Margaret's Primary at 610m — second primary school ballot option from the same address
- 21 rental records at S$3,350 median (1.4/unit) — consistent D11 CCR Newton Road demand confirmed
- Newton Food Centre hawker at ~620m — Singapore's most famous hawker centre at the Newton MRT hub
- D11 CCR Newton-Novena established precinct: private hospitals, United Square mall, mature landscaping
- LEASE: 70yr remaining — crosses 60yr threshold in ~10yr (2036); plan exit before financing constraints emerge
- Exit pool narrows: at 62yr remaining (in ~8yr), buyer financing begins to tighten for the eventual purchaser
- 1997 TOP: ~28yr old building — structural inspection and MCST sinking fund review required
- No sub-300m MRT — Novena NSL at 360m is the closest but not sub-300m proximity
- Thin rental dataset (21 records, 1.4/unit) — moderate statistical confidence for long-term modelling
- S$3,350 median below D9/D10 CCR boutique peers at similar MRT distance — reflects leasehold discount
- No resale data — acquisition price requires independent valuation and lease-adjusted psf analysis
Verdict
Peppermint Grove on Newton Road delivers a D11 CCR boutique proposition with strong credentials in two dimensions: Novena NSL sub-400m access (one of the strongest MRT positions in the D11 Newton Road corridor) and dual school ballot options (Singapore Chinese Girls’ School + St Margaret’s Primary at 610 metres each). The 21-record rental dataset at S$3,350 median confirms consistent demand at the Newton-Novena professional tier.
The 70-year lease requires buyers to model the 60-year threshold crossing in ~10 years and to plan exit timing accordingly. For buyers targeting a 5–8 year hold or buyers purchasing for medium-term owner-occupancy, Peppermint Grove’s MRT and school credentials provide a coherent D11 CCR value proposition at leasehold boutique pricing. Not recommended for buyers planning a 15+ year hold where the sub-60yr threshold will constrain the exit buyer pool significantly.