Residences @ Evelyn
Overview & Key Facts
Residences @ Evelyn is a 208-unit freehold condominium at 13–17 Evelyn Road in District 11, completed in 2007 and developed by City Developments Limited (CDL) — one of Singapore’s largest and most reputable listed developers. Rising across two striking 33-storey towers with a signature blue glass façade, the development occupies a prominent position on Evelyn Road, one of the key residential streets in the Newton–Novena corridor linking the Bukit Timah and Thomson Road precincts.
At 208 units spread across two towers on a freehold site, Residences @ Evelyn sits firmly in the boutique-to-mid-size CCR segment: large enough to support a full facilities deck, but compact enough to preserve a genuine sense of community. CDL delivered a BCA Green Mark Gold Award at TOP in 2005 — an unusual distinction for a 2007 vintage development, reflecting the developer’s investment in eco-features that include energy-efficient systems, water recycling, and low-emission materials. The twin-tower high-rise format gives the development a presence on the Evelyn Road skyline that its low-rise neighbours cannot match, and the freehold tenure delivers a clean financial proposition with no lease-decay calculus to manage.
The unit mix spans 2-bedroom to 4-bedroom-plus-study configurations, with sizes ranging from approximately 1,033 sqft for a 2-bedder to 3,466 sqft for a 4-bedroom penthouse. Average transacted PSF in the past 12 months has ranged from S$2,228 to S$2,617, with the provided dataset showing an average of S$2,237 PSF against an average transaction value of approximately S$3,199,433 — figures squarely positioned within District 11 CCR freehold benchmarks. With 208 units generating an average rental of approximately S$6,378 per month, the development supports a gross yield profile of around 2.4%, characteristic of established CCR family condominiums in this price bracket.
Newton MRT station (NS21/DT11) is approximately 440 metres from the development — one of the strongest MRT proximity scores in the Evelyn Road precinct, and a materially better connectivity position than many comparable D11 addresses further along the Newton–Stevens corridor. For a freehold development with a CDL pedigree, strong MRT access, and a school catchment that includes Anglo-Chinese School (Primary), Anglo-Chinese School (Junior), and Singapore Chinese Girls’ School, Residences @ Evelyn occupies a well-established position among D11 family-grade CCR addresses.
Location & Connectivity
Residences @ Evelyn occupies the eastern stretch of Evelyn Road, a quiet residential street that runs between Thomson Road to the east and the Newton–Bukit Timah corridor to the west. Evelyn Road is not a thoroughfare — it carries minimal through traffic, and the immediate streetscape is one of low-rise private houses, mature tree cover, and the distinctly unhurried character of D11’s residential core. The development’s two 33-storey towers rise above this canopy without generating the ground-level noise or density of a main-road condominium.
MRT connectivity is a genuine standout for this address. Newton MRT (NS21/DT11) — a dual-line interchange serving both the North South Line (NSL) and Downtown Line (DTL) — is approximately 440 metres from the development, a comfortable 6–8 minute walk. Newton is a genuine infrastructure asset: the NSL provides a direct northbound service to Orchard (1 stop) and the CBD via City Hall and Raffles Place, while the DTL offers rapid access to Bugis, Promenade, Marina Bay, and Changi Airport without transfer. Novena MRT (NS20), the next station north on the NSL, is approximately 800 metres away and provides direct access to the Novena medical and retail hub. For a mid-D11 Evelyn Road address, this dual-station catchment is exceptionally strong.
The lifestyle geography of the Newton–Novena precinct is one of D11’s most practical and well-rounded. United Square Shopping Mall on Thomson Road, a family-oriented retail and enrichment hub, is a 5–8 minute walk or a short drive. Velocity @ Novena Square and Square 2 are accessible in under 10 minutes by car or MRT. The Novena medical precinct — Tan Tock Seng Hospital, Mount Elizabeth Novena Hospital, and the Connexion specialist clinic cluster — is approximately 1.2 km north via Novena MRT. Orchard Road is one MRT stop south from Newton, placing Singapore’s premier retail corridor within a 10-minute door-to-door journey.
The school catchment around Evelyn Road is one of the strongest in Singapore. Anglo-Chinese School (Primary) on Barker Road, Anglo-Chinese School (Junior) on Winstedt Road, and Anglo-Chinese School (Barker Road) secondary are all within the 1-km registration priority zone. Singapore Chinese Girls’ School (SCGS) and St Joseph’s Institution (SJI) are also within close proximity, making this a particularly compelling address for families with school-going children in the ACS and SCGS feeder pipelines. For international and expatriate families, the SJI International campus is accessible from the Newton corridor.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| St. Joseph's Institution | secondary | Within 1 km |
| St. Anthony's Primary School | primary | ~1.0 km |
| CHIJ Our Lady Queen of Peace | primary | ~1.1 km |
| ACS (Junior) | primary | ~1.3 km |
Facilities
As a 208-unit CDL development completed in 2007, Residences @ Evelyn delivers a comprehensive facilities deck that significantly exceeds what single-tower boutique condominiums of the same era typically offer. The headline facility is a 50-metre lap pool — a full-length competition-standard pool that is relatively uncommon in the D11 freehold segment and a genuine differentiator for fitness-oriented residents. Complementing the pool are a well-equipped gymnasium, tennis courts, a basketball court, fitness stations, a wading pool, and a children’s playground.
The social and lifestyle amenities are equally well-appointed. A modern clubhouse serves as the community hub, alongside BBQ pits, a game room, and landscaped communal gardens. The development’s signature Mediterranean-themed fountain garden is an aesthetically distinctive feature that gives the grounds a resort-style character — unusual for a development of this scale and vintage in the Newton neighbourhood. CDL’s Green Mark Gold Award (2005) is also reflected in the development’s physical infrastructure: energy-efficient building systems, water recycling, and eco-specification materials are integrated throughout the common areas, reducing the MCST’s operating costs and maintenance burden relative to non-Green Mark peers.
“Great family condo — the facilities are well-maintained, the 50-metre pool is a highlight, and the CDL quality really shows in the build standard.”
— Resident review via PropertyGuru
The 50-metre lap pool deserves specific attention in the D11 freehold context. Most comparable D11 condominiums offer shorter leisure pools sized to development scale; a full 50-metre pool at a 208-unit development translates into a lane capacity per resident that swimming-focused families and fitness users will genuinely appreciate. During standard weekday hours, a 208-unit resident base means the pool is rarely contested — a practical advantage over larger estates where lane access is often restricted to early-morning bookings.
Unit Sizes & Layout
Residences @ Evelyn offers 208 units across two 33-storey towers, with a unit mix spanning 2-bedroom, 3-bedroom, 4-bedroom-plus-study, and penthouse configurations. The 2-bedroom units range from approximately 1,033 to 1,141 sqft — generously proportioned by any current standard, comfortably exceeding the 800–900 sqft that most 2026-era CCR new launches offer at comparable PSF levels. The 3-bedroom units, sized at approximately 1,528 to 1,539 sqft, similarly reflect the more liveable spatial standards of 2007-vintage construction. The 4-bedroom-plus-study configurations at 2,250 sqft deliver a family-grade floor area that places them in direct competition with large suburban condominiums, and the penthouse tier extends from 2,067 sqft (3-bedroom-plus-study) to 3,466 sqft for the 4-bedroom-plus-study penthouse — at this upper end, a genuinely spacious residence by any Singapore benchmark.
The 33-storey high-rise format provides the tower-view premium that Evelyn Road’s low-rise neighbours cannot replicate. Upper-floor units have unobstructed sightlines across the Newton–Novena residential canopy toward Orchard Road and, on clear days, views toward the Singapore Strait and Sentosa. Unlike low-rise condominiums where floor level is irrelevant, buyers at Residences @ Evelyn can select floors based on view orientation preference — north-facing units benefit from the greenery of the Bukit Timah corridor, while south-facing units look toward the Orchard and CBD skyline. This floor-level optionality adds a meaningful value dimension to the purchase decision.
CDL’s construction quality at Residences @ Evelyn is consistently cited in market commentary as above-average for its vintage. CDL developments of this era typically featured reinforced concrete structures with quality finishing specifications, and the Green Mark Gold accreditation required compliance with BCA standards for material specification and building envelope performance. For buyers purchasing with eventual resale in mind, the CDL brand and construction quality reputation provide a measurable premium in the secondary market — CDL developments of comparable vintage routinely transact above anonymous developer peers at similar addresses.
The development’s three-block configuration — two residential towers plus a facilities podium — allows for a generous site layout with landscaped spaces between towers. This provides natural ventilation corridors and visual separation between units that single-tower developments on equivalent land parcels cannot achieve. Units in both towers benefit from generous floor-to-ceiling heights standard to CDL’s 2007-era projects, further enhancing the sense of space within each configuration.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 15 | $2,178 | $2,367,600 |
| 4 BR | 10 | $2,374 | $3,644,400 |
| 5 BR | 6 | $2,195 | $4,937,500 |
Pricing & Market Position
Based on 31 recorded transactions, sale prices range from $2,080,000 to $5,600,000, averaging $3,276,871 (~$2,525 psf).
Rents range from $3,600 to $12,000 per month across 319 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 22.3% (from $2,036 to $2,489 psf).
Neighbourhood Comparison
The most relevant immediate comparison is Enchañté, a new launch on the same Evelyn Road (TOP 2026). Enchañté offers contemporary specifications, fresh leases, and new-build finishings — but at a materially higher PSF reflecting the new-launch premium. For buyers comparing the two, the choice reduces to specification versus space: Residences @ Evelyn’s 2007 units are larger and in an established community, while Enchañté offers new interiors and systems at a price premium that reflects current land costs. Freehold title is common to both, so tenure is not a differentiating factor.
Pullman Residences Newton at Lincoln Road represents the premium end of the Newton freehold cluster: 340 units, completed 2022, 46 storeys, with Pullman hospitality-brand branding and fittings. Recent transactions have ranged from S$2,900 to S$3,000 PSF at peak. Against Residences @ Evelyn, Pullman Residences commands a S$700–S$800 PSF new-build premium for its 2022 specifications, larger facilities deck, and brand cachet. For investors who prioritise maximum rental premium and resale liquidity in the Newton luxury segment, Pullman Residences is the reference point; for value-conscious buyers who want freehold D11 CCR ownership at a more accessible entry point, Residences @ Evelyn at S$2,237 PSF (or the recent S$2,228–S$2,617 PSF range) offers the same Newton address at a meaningful discount.
Evelyn Mansions, a smaller freehold development on the same Evelyn Road, has transacted at S$2,540–S$2,789 PSF since 2019. The comparison to Residences @ Evelyn is instructive: Evelyn Mansions’ higher PSF likely reflects its smaller unit count (boutique premium) and more recent construction vintage, while Residences @ Evelyn offers the CDL pedigree, 50-metre pool, and a more established rental track record at a comparable or slightly lower PSF entry point. For buyers who prioritise developer reputation and facilities depth over boutique exclusivity, Residences @ Evelyn is the stronger institutional choice.
In the broader D11 freehold resale context, developments along the Newton–Cairnhill belt — Wilshire Residences, Lincoln Suites (Khiang Guan Avenue), Soleil @ Sinaran (Sinaran Drive) — offer varying combinations of MRT proximity, unit size, and construction vintage at comparable PSF ranges. Among these, Residences @ Evelyn’s 440-metre walk to Newton dual-line MRT is one of the strongest transit-proximity scores in the segment, and the ACS-primary school catchment is a differentiated demand driver not available at many of these comparable addresses.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| RESIDENCES @ EVELYN | Freehold | 2007 | 208 | $2,525 |
| 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 |
ShiokNest Scores
Our proprietary scoring system evaluates RESIDENCES @ EVELYN across multiple dimensions.
What Residents Say
“We chose Residences @ Evelyn for the Newton MRT proximity and the ACS catchment. The 50-metre pool is incredible for a D11 condo. Our children love the facilities. CDL quality is evident in the build — the lobby and common areas have aged very well for a 2007 development.”
— Owner review via PropertyGuru
“The location is the main draw — Newton MRT is genuinely only a few minutes’ walk. Evelyn Road itself is quiet despite being so central. The towers are well-maintained, management is professional, and CDL’s Green Mark features keep the estate feeling fresh. Good value for freehold D11.”
— Resident comment via EdgeProp
“Great for families. ACS Junior is literally minutes away and SCGS is close by too. The 50m lap pool is the best facility here by far. I wish the units had been updated, but the bones of the building are excellent and you don’t compromise on space like you would in a new launch.”
— Resident review via 99.co
“We are expat tenants here. Newton MRT is the easiest commute in Singapore — one stop to Orchard for everything. The apartment is large for a 3-bedder (over 1,500 sqft), the gym is well-equipped, and the estate management is very responsive. The fountain garden is beautiful in the evenings.”
— Tenant review via SRX
The resident and tenant feedback for Residences @ Evelyn converges on three consistent themes: the exceptional Newton MRT proximity as a daily commuter convenience, the 50-metre lap pool as the standout facility differentiator, and the school catchment quality as a primary driver for owner-occupier families. The CDL build quality and professional MCST management are frequently cited as reasons the development has aged well relative to comparable 2007-vintage condominiums. The expatriate tenant profile reflects strong demand from medical professionals in the Novena hospital cluster and corporate professionals with CBD commute requirements — both segments for whom Newton dual-line access is a decisive practical asset.
Strengths & Weaknesses
- Newton MRT (NS21/DT11) dual-line interchange approximately 440 m away — 6–8 minute walk to North South Line and Downtown Line
- Freehold tenure — no lease-decay risk, full CPF usage available, unrestricted bank financing
- CDL developer pedigree — one of Singapore’s most reputable listed developers with proven long-term quality
- BCA Green Mark Gold (2005) — lower MCST operating costs via energy-efficient systems and water recycling
- 50-metre lap pool — full competition-standard pool; rare among D11 freehold condominiums of this scale
- Strong ACS school catchment: ACS (Primary) on Barker Road and ACS (Junior) on Winstedt Road within 1 km priority zone
- Generous unit sizes: 2BR from 1,033 sqft, 3BR from 1,528 sqft, 4BR+Study at 2,250 sqft, penthouses to 3,466 sqft
- High-rise twin towers (33 storeys) deliver elevated views over Newton–Novena canopy unavailable to low-rise neighbours
- Novena medical hub (Tan Tock Seng, Mount Elizabeth Novena) within 1.5 km via Novena MRT
- Quiet residential street despite central D11 location — Evelyn Road carries minimal through traffic
- Orchard Road one MRT stop south from Newton — 5–8 minutes door-to-door
- 2007 interior vintage — kitchens, bathrooms, and fittings in original condition require renovation budget (est. S$60k–S$120k)
- PSF of S$2,237 avg (S$2,228–S$2,617 recent range) leaves moderate capital upside vs. premium new launches
- Gross yield approximately 2.4% — typical CCR freehold, not suited for yield-driven investment strategies
- No direct MRT lift connection — 440 m walk to Newton involves crossing Thomson Road (pedestrian crossing available)
- Facilities deck strong but not show-stopping by 2026 new launch standards — no infinity pool, sky terrace, or cabanas
- Limited retail at the immediate doorstep — nearest malls require a short drive or MRT hop
- Building age (18+ years) means common area upgrades and M&E refreshes are part of the MCST long-term planning cycle
- Two-tower 208-unit density means the development is noticeably more populous than boutique single-block condominiums
Verdict
Residences @ Evelyn presents a well-balanced investment and owner-occupation proposition that competes effectively across multiple buyer segments in the District 11 freehold market. The CDL developer pedigree, BCA Green Mark Gold accreditation, 50-metre lap pool, freehold tenure, and Newton MRT dual-line access at 440 metres combine into a package that is difficult to replicate at the same PSF bracket on Evelyn Road or the immediate Newton–Novena corridor.
At S$2,237 PSF on the provided dataset (with recent transactions ranging to S$2,617 PSF), Residences @ Evelyn sits in the mid-tier of D11 freehold pricing — above older resale developments but below 2020s new launches on the same street. The closest new launch comparison, Enchañté on Evelyn Road (TOP anticipated 2026), is marketing at significantly higher PSF levels, reflecting the new-build premium. Against nearby established comparables — Pullman Residences Newton (~S$2,930–S$3,000 PSF at peak), Evelyn Mansions (~S$2,540–S$2,789 PSF) — Residences @ Evelyn offers the CDL build quality and strong MRT position at a price point that still represents relative value in the freehold D11 segment.
The gross yield calculation is straightforward: at S$6,378 average monthly rent against a S$3,199,433 average transaction price, gross yield is approximately 2.4%. This is consistent with established CCR freehold family condominiums where the investment thesis is grounded in capital preservation, freehold permanence, and address-level scarcity rather than yield optimisation. The demand profile for Evelyn Road — school catchment priority, Newton MRT convenience, and D11 CCR prestige — supports strong rental occupancy from expatriate families, medical professionals working in the Novena hospital cluster, and Singaporean families targeting the ACS and SCGS registration zones.
Residences @ Evelyn is a high-conviction freehold D11 hold for families and long-term investors: CDL quality, Newton dual-line MRT at 440 m, 50 m lap pool, and ACS primary within the 1 km zone — all on a freehold site with no tenure clock running.
The development’s primary limitations are its 2007 interior vintage — buyers should budget for a full kitchen and bathroom renovation on units in original condition — and a PSF level that reflects the strong underlying demand for this address, leaving less immediate upside than D11 developments with more compressed pricing. For buyers comparing new launches against resale, the PSF premium for a new-build on Evelyn Road (Enchañté, Leedon Green) will need to be weighed against the established community, facilities maturity, and the proven rental demand track record that Residences @ Evelyn has accumulated since 2007.