Pepys Hill Condominium
Overview & Key Facts
Pepys Hill Condominium is one of District 5's most quietly distinguished addresses — a 32-unit freehold development completed in 1988 by Oasis Development Pte Ltd, set on the wooded slopes of Pepys Road in the Labrador Nature Reserve corridor. With just 32 residences spread across a generous hillside site, this is as close to a private estate as Singapore's condominium market offers: low-density, mature-landscaped, and emphatically unhurried in character.
The development occupies an elevated position on Pepys Road, a quiet residential lane that winds through the green belt between Kent Ridge Park and the Southern Ridges trail network. Units here are notably large by any era's standard — the mix spans 3-bedroom apartments from approximately 1,711 sq ft to sprawling 4-bedroom residences of up to 6,340 sq ft — reflecting the generous spatial philosophy of late-1980s luxury condominium design, when land-use intensity was secondary to liveability.
At a median transacted price of $4.25 million and a PSF of around $1,043, Pepys Hill represents compelling freehold value relative to newer D5 developments. That low PSF is partly a function of the large unit sizes and the vintage — but for buyers seeking genuine space and permanence of tenure on the city fringe, the arithmetic is hard to fault. The ShiokNest score of 56/100 reflects the trade-offs honestly: walkability is limited, liquidity is thin, but lifestyle quality for the right buyer profile is genuinely high.
Location & Connectivity
Pepys Road is one of Singapore's more atmospheric residential addresses. A narrow, tree-canopied lane that climbs the southern flank of Kent Ridge, it feels worlds removed from the HDB heartlands just minutes away by car. The street runs between the Pasir Panjang commercial strip and the lush interior of Labrador Nature Reserve, giving residents immediate access to the Southern Ridges trail system — one of Singapore's finest continuous green corridors, linking Kent Ridge Park, Telok Blangah Hill Park, Mount Faber, and Labrador Villa on foot.
For daily errands, the picture is more demanding. Walkability scores 43/100 — there are no supermarkets, hawker centres, or convenience stores within comfortable walking distance of Pepys Road itself. Residents are car-dependent for groceries and dining, with the nearest clusters of amenities at Pasir Panjang Road (a 5-minute drive) or VivoCity at HarbourFront (about 8 minutes). The Pasir Panjang wet market and the Teleplex/Alexandra retail belt provide practical options, while NUS University Town and One-North are a short drive for cafes and coworking environments.
The Pasir Panjang MRT station (CC26, Circle Line) sits just 0.37 km away — a genuine walking-distance connection for a D5 address of this nature. From Pasir Panjang, one interchange at Harbourfront connects to the North East Line, or riders continue along the Circle Line to Dhoby Ghaut. The AYE expressway is accessible within minutes, placing the CBD at roughly a 10–15 minute drive and Jurong at 15–20 minutes.
Southern Ridges — On the Doorstep
Residents of Pepys Hill are within a short walk of the Southern Ridges trail entrance at Kent Ridge Park. The 10-km continuous trail network passes through Labrador Nature Reserve, Telok Blangah Hill, and Mount Faber — offering hill runs, birding, and sea views without leaving the neighbourhood. For nature-oriented residents, this is a rare amenity that no new launch can replicate.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Alexandra Primary School | primary | ~1.6 km |
| Dulwich College (Singapore) | international | ~1.7 km |
| Crescent Girls' School | secondary | ~1.9 km |
| Queenstown Primary School | primary | ~1.9 km |
Facilities
For a 32-unit freehold development from 1988, Pepys Hill's facilities are well-considered if compact. The grounds include a full-size swimming pool with a wading pool for children, a tennis court, a squash court, a clubhouse, barbecue pits, a children's playground, covered car parking, and 24-hour security. The low resident-to-facility ratio means the pool and tennis court are rarely crowded — a meaningful quality-of-life advantage over larger contemporary developments where queuing for a lane is routine.
Facilities have not been comprehensively upgraded since the original build, and residents seeking a gym, function rooms, or the multi-tiered facility decks common in post-2010 condominiums will find the offering modest. The trade-off is authenticity: the mature tropical landscaping and the uncrowded grounds have a resort-like calm that newer developments, however lavishly appointed, rarely achieve. The development is well maintained and secure, with the small community fostering a strong sense of neighbourliness among long-term owner-occupiers.
"A development built along the slope of a hill. Very nice development with units facing the south — the greenery views are exceptional and the pool area is always quiet. Not glamorous, but genuinely peaceful in a way that money can't easily buy in Singapore today."
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $4,220,000 to $4,500,000, averaging $4,323,333 (~$1,043 psf).
Rents range from $4,500 to $13,500 per month across 19 rental transactions. Current rental yield sits at approximately 2.3%.
Price Appreciation
From 2024 to 2025, the average PSF has declined by 25.8% (from $1,405 to $1,043 psf).
Neighbourhood Comparison
At $1,043 PSF, Pepys Hill sits dramatically below its nearest D5 competitors: Normanton Park (99-year leasehold) transacts at $1,866 PSF, Parc Clematis (99-year) at $1,885 PSF, Faber Residence at $2,156 PSF, and new launch Elta at $2,557 PSF. On a pure PSF basis the discount to leasehold new launches exceeds 40–55% — an unusual reversal of the typical freehold premium, explained entirely by the large unit sizes (which deflate PSF) and the vintage discount. Buyers who compare on total quantum rather than PSF will find the $4–5M price point buys roughly 3–4 times the absolute area of a comparable-priced 99-year new launch unit nearby.
The relevant comparison set is not the mass-market new launches but rather other low-density freehold estates along the D4/D5 ridge: Reflections at Keppel Bay (higher PSF, newer, better connected), The Interlace (99-year, larger development with superior facilities), and pockets of landed along Pasir Panjang Road. Buyers choosing between Pepys Hill and a landed terrace will find the absolute prices comparable, but Pepys Hill offers condominium security and maintenance without the landed upkeep burden — a genuine argument for certain life stages.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PEPYS HILL CONDOMINIUM | Freehold | 1988 | 32 | $1,043 |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,832 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,885 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,557 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,156 |
ShiokNest Scores
Our proprietary scoring system evaluates PEPYS HILL CONDOMINIUM across multiple dimensions.
What Residents Say
"We've been here eight years and have no plans to leave. The commute to the CBD takes 15 minutes by car, the Southern Ridges trail is literally five minutes on foot, and we've never once fought for a parking space or a pool lane. For our family it's the perfect trade-off."
"The units are enormous — we downsized from a landed and found the space here comparable. The 1988 finishes are dated in places but the bones are solid. You can renovate a kitchen; you can't manufacture an extra 2,000 sq ft in a newer development."
"Pepys Road itself is incredibly quiet. Occasionally you get trail runners passing the gate, but that's about as busy as it gets. For an expat family with children at Dulwich College or Tanglin Trust, the location is genuinely convenient — and the green surroundings make it feel like a completely different country from the HDB estates nearby."
Strengths & Weaknesses
- Freehold tenure — permanent ownership with no lease decay
- Unusually large units (1,711–6,340 sq ft) at a low PSF of ~$1,043
- Pasir Panjang CC MRT at 0.37 km — walkable by D5 standards
- Direct access to Southern Ridges and Kent Ridge Park trail network
- Low-density 32-unit development — uncrowded facilities and strong community
- Elevated hillside position with southerly sea/greenery views
- Stable long-term tenant base; average rent $7,724–$8,000/month
- En-bloc potential (61/100) given small unit count and well-located site
- 10–15 minute drive to CBD via AYE expressway
- Very low walkability (43/100) — car-dependent for all daily errands
- Dated 1988 facilities; no gym, function rooms, or modern amenity decks
- Thin transaction volume (3 sales in 12 months) — slow liquidity and pricing discovery
- Only Circle Line MRT access; one-line connectivity limits transit options
- Low gross yield (2.26%) relative to newer freehold stock
- No supermarket, hawker centre, or convenience store within walking distance
- Renovation typically required for older units to meet modern finish standards
- Single-road access (Pepys Road) can feel isolated for some lifestyles
Verdict
Pepys Hill Condominium suits a narrow but deeply satisfied buyer profile: those who value space, permanence, privacy, and proximity to nature above walkability, facility extravagance, or social proximity to shops and hawker centres. It is not a development for the convenience-first buyer, and the thin transaction liquidity (3 sales recorded in the past 12 months) means exit options are limited and pricing discovery is slow. For buyers who intend to hold and live — not flip — these constraints are acceptable.
The freehold tenure and the en-bloc score of 61/100 give the investment angle quiet appeal. At 32 units on a well-located D5 hillside site, the land economics for a future collective sale are plausible, though the small number of units required to reach a supermajority also means any single holdout can stall proceedings. Investors targeting gross yield will find 2.26% uncompelling against newer freehold stock, but the absolute rental level — $7,724 to $8,000 per month for a large apartment — attracts a stable, long-tenured expat and professional tenant base that values space and quiet above all.
In summary: Pepys Hill is a mature, character-rich freehold estate for buyers who know exactly what they want. For the right household — a family with two cars, a preference for outdoor living, and no interest in being within walking distance of a shopping mall — it offers a quality of residential life that D5's newer launches, for all their fresh facilities, have not yet matched.