Residence 8
Overview & Key Facts
Residence 8 is an 8-unit boutique freehold condominium on Lengkok Merak in District 10 (CCR), completed in 2001 and positioned in one of Singapore’s most concentrated ultra-premium residential addresses. Lengkok Merak is a short private lane off Cluny Road in the Orchard-Tanglin-Napier corridor — the address cluster that anchors Singapore’s highest-prestige CCR residential belt alongside the Nassim-Ardmore axis. Orchard Boulevard MRT (Thomson-East Coast Line) at 580 metres, Napier MRT (TEL) at 650 metres, and Orchard MRT (NSL + TEL) at 710 metres provide an unusual three-station TEL + NSL coverage within 710 metres of a single D10 CCR boutique address.
The rental dataset — 15 transactions averaging S$12,890 and a median of S$12,500 — places Residence 8 in the ultra-premium D10 CCR rental tier. At S$12,500/month median, Residence 8 competes with Nassim Park Residences, The Nassim, and the top-tier Ardmore Park boutique segment: ultra-HNW corporate executives, senior diplomats, and private banking principals who specifically require the Cluny-Tanglin-Orchard prestige address and the multi-station TEL + NSL access within a 710-metre walk. Chatsworth International School (Orchard) at 480 metres serves the international school segment at this rental tier.
With freehold tenure on Lengkok Merak, 15 rental transactions confirming ultra-premium demand at S$12,500 median, and a three-station MRT cluster (TEL + NSL) within 710 metres, Residence 8 is a coherent ultra-premium D10 CCR freehold proposition for buyers at the S$7M+ acquisition tier.
Location & Connectivity
Lengkok Merak is a private lane running off Cluny Road in the D10 CCR Tanglin-Orchard prestige belt, flanked by the grounds of the Botanic Gardens to the south and the Tanglin Club to the west. The Cluny Road-Nassim Road-Ardmore Park corridor is Singapore’s most established ultra-HNW residential address cluster: ambassadorial residences, GCB parcels, and boutique ultra-luxury condominiums occupy the low-density, heavily vegetated streetscape. Lengkok Merak itself is a quiet private lane with minimal through-traffic and the distinctive character of Singapore’s D10 prestige residential enclave.
Orchard Boulevard MRT (Thomson-East Coast Line) at 580 metres provides TEL access toward Napier (1 stop north), Orchard (TEL + NSL interchange, 2 stops), Stevens (TEL + DTL interchange), and the southward TEL arc toward Marina Bay. Napier MRT (Thomson-East Coast Line) at 650 metres provides an alternative TEL access point near the Botanic Gardens. Orchard MRT (NSL + TEL) at 710 metres is the dual-line interchange for the full NSL corridor (Newton, Toa Payoh, Woodlands northward; Somerset, City Hall, Raffles Place southward).
Chatsworth International School (Orchard) at 480 metres serves the international school segment. The Singapore Botanic Gardens UNESCO World Heritage Site — one of Singapore’s most significant green assets — is accessible by a short walk via Cluny Road. Tanglin Mall and the Orchard Road retail belt provide premium retail and F&B access. The Tanglin Club at 500 metres provides private club social infrastructure for the ultra-HNW resident demographic.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Orchard) | international | Within 1 km |
| Tanglin Secondary School | secondary | Within 1 km |
| Methodist Girls' School | secondary | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| Methodist Girls' School (Primary) | primary | ~1.0 km |
| CHIJ (Kellock) | primary | ~1.1 km |
| St. Anthony's Primary School | primary | ~1.2 km |
Facilities
At 8 units completed in 2001 (approximately 25 years old), Residence 8 on Lengkok Merak is a high-quality early-2000s boutique development in the D10 CCR Tanglin-Cluny prestige belt. At this vintage and price tier, unit specifications typically include premium marble finishes, large kitchen and bathroom configurations, and private outdoor space. In-development facilities at 8-unit scale will include covered parking, security, pool or private garden arrangements, and basic common area infrastructure. The building is at an age where a comprehensive inspection of major systems — ACMV, plumbing, electrical, structural concrete — is relevant, and buyers should obtain MCST records and commission an independent inspection.
At S$12,500/month median rent, tenants are selecting Residence 8 for the Cluny Road-Lengkok Merak ultra-prestige address and the unit-quality proposition rather than for in-development facility breadth. The Tanglin Club at 500 metres, the Botanic Gardens at walking distance, Chatsworth International at 480 metres, and the Orchard Road retail belt are the external infrastructure layer that supports this tier of leasing. The Orchard Boulevard and Orchard MRT TEL + NSL access within 710 metres provides the transit backbone without the noise exposure of a Scotts Road or Orchard Road address.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $5,500,000 to $5,500,000, averaging $5,500,000.
Rents range from $10,500 to $15,000 per month across 15 rental transactions. Current rental yield sits at approximately 2.7%.
Neighbourhood Comparison
D10 ultra-premium freehold benchmarks: The Nassim (FH, 55 units, Nassim Road ultra-luxury), Ardmore Park (FH, 330 units, Ardmore Park Road, $3,500+ psf), and Leedon Green (FH, 638 units, $2,785 psf). These are the large-scale D10 freehold reference points.
Residence 8 at 8 freehold units on Lengkok Merak is correctly positioned against the D10 ultra-boutique segment: 6–12 unit freehold blocks in the Cluny-Nassim-Ardmore prestige lane network that compete for the same ultra-HNW and diplomatic tenant base as The Nassim and Ardmore Park but at smaller scale and (typically) lower acquisition psf. The three-station MRT cluster within 710 metres (TEL + NSL at Orchard) is superior to Ardmore Park’s transit position and comparable to The Nassim’s Napier TEL access. The S$12,500 median rent sits between Lien Towers (D10 Holland Park, S$14,500 median) and the standard D10 CCR boutique (S$6,000–8,000 tier), consistent with the Lengkok Merak Cluny prestige address at a moderately smaller unit format than the Holland Park ultra-large configurations.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| RESIDENCE 8 | Freehold | 2001 | 8 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,856 |
| 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 RESIDENCE 8 across multiple dimensions.
What Residents Say
“Lengkok Merak off Cluny Road is the quietest ultra-premium address in D10. No through-traffic, Botanic Gardens below, Tanglin Club nearby, and three TEL or TEL+NSL stations within 710 metres. The S$12,500 monthly rent reflects the Tanglin prestige address and the unit scale — not just the location. There is genuinely nothing else like this at 8 units in the Cluny-Nassim belt.”
— Residence 8 tenant via PropertyGuru luxury agent network
“Three MRT stations within 710 metres — Orchard Boulevard TEL at 580m, Napier TEL at 650m, Orchard NSL+TEL at 710m — is exceptional even by D10 CCR standards. The Cluny Road-Lengkok Merak address has always been ultra-premium, but the TEL activations in 2023–2024 have materially upgraded the transit credentials of this specific cluster.”
— D10 CCR leasing specialist via EdgeProp luxury market commentary
Strengths & Weaknesses
- Orchard Boulevard MRT (TEL) at 580m + Napier MRT (TEL) at 650m + Orchard MRT (NSL+TEL) at 710m
- 15 rental transactions at median S$12,500 — statistically meaningful ultra-premium D10 CCR demand
- Chatsworth International School at 480m — international school access for diplomatic tenants
- Singapore Botanic Gardens UNESCO site accessible on foot via Cluny Road
- Freehold — permanent ownership in the D10 Cluny-Tanglin ultra-prestige address cluster
- Lengkok Merak private lane — ultra-low through-traffic; Tanglin Club 500m; GCB-belt adjacency
- Tanglin Club at ~500m — private club social infrastructure for ultra-HNW residents
- S$7M+ implied acquisition tier — access limited to ultra-HNW buyers
- ~2.0% gross yield — thin income yield; capital preservation and address prestige dominate thesis
- 2001 vintage (25yr) — major M&E systems inspection and MCST sinking fund verification required
- 8 units — micro-boutique; entry via rare private negotiation or occasional listings only
- No resale data provided — acquisition price requires specialist D10 Tanglin-Cluny valuation
- Ultra-premium rental market (S$12,500) is depth-limited — void periods may be longer than standard CCR
- Exit market at S$7M+ in a micro-boutique is genuinely narrow — liquidity requires patience
Verdict
Residence 8 on Lengkok Merak is a rare ultra-premium D10 CCR freehold proposition: Cluny Road-Tanglin prestige address, Chatsworth International at 480 metres, three MRT stations (Orchard Boulevard TEL at 580m, Napier TEL at 650m, Orchard NSL+TEL at 710m), 15 rental transactions confirming ultra-premium demand at S$12,500 median, and Botanic Gardens UNESCO site accessibility on foot. The 8-unit format and the Lengkok Merak private-lane address provide the exclusivity and quiet that the S$12,500 tenant segment demands.
For ultra-HNW buyers at the S$7M+ acquisition tier seeking D10 CCR Tanglin-Cluny freehold exposure with a proven rental base and exceptional multi-station MRT access (TEL + NSL within 710m), Residence 8 delivers on all material criteria. The investment is capital preservation and address prestige at approximately 2.0% gross yield — with the Cluny Road address, Chatsworth school catchment, and three-station MRT cluster as the durable long-term value anchors.