Residences @ Limau
Overview & Key Facts
Residences @ Limau is a 13-unit boutique condominium on Jalan Limau Bali in District 16 (OCR), with TOP circa 2007 and a 99-year lease with approximately 80 years remaining. The development sits in the Siglap-Bedok South residential corridor, a quieter D16 OCR sub-precinct characterised by landed housing, low-rise condominiums, and proximity to the East Coast Park and Siglap Hill green belt. No nearby MRT station is listed in the context data, making the Residences @ Limau one of the lower-connectivity developments in the Batch D cohort.
The rental dataset — 3 transactions at S$7,000 median across 13 units — indicates large-format unit sizes for a D16 OCR development: at S$7,000/month, units are almost certainly 3BR or larger (possibly 4BR/penthouse), positioning the development as a spacious boutique targeting families, diplomatic tenants, and international school families in the Siglap-Bedok South corridor. The 80-year lease position is one of the strongest in the Batch D cohort, providing full CPF eligibility and 30-year mortgage availability for buyers in 2026.
The primary considerations for Residences @ Limau are the transit gap (no nearby MRT within practical walking distance) and the thin rental dataset (3 records across 13 units). The 80-year lease position and the large-format unit credentials are the two strongest countervailing factors.
Location & Connectivity
Jalan Limau Bali is a quiet cul-de-sac in the Siglap-Bedok South sub-precinct of District 16 — a residential enclave characterised by low-density landed housing, mature trees, and proximity to the East Coast Park coastal green belt. The D16 OCR Siglap character is consistently residential and quiet, with a strong family and expatriate community profile driven by proximity to East Coast Park, the international schools in the broader East corridor (UWC, Overseas Family School), and the Joo Chiat-Katong heritage food precinct.
MRT access is the key gap in the Residences @ Limau locational profile. No MRT station is within comfortable walking distance: the nearest options are Simei or Tanah Merah (EWL) at approximately 2–3 km, or the upcoming TEL Siglap MRT at approximately 1.5–2km. Car ownership or regular bus usage is effectively mandatory for residents without MRT access at this address. Bus routes along Upper East Coast Road and Siglap Road provide the primary transit connections to Bedok interchange (EWL) and the broader East corridor.
East Coast Park is accessible by cycling or short drive, providing one of Singapore’s most popular recreational green belts. The Joo Chiat-Katong heritage precinct is approximately 2–3km west, accessible by bus or car. Bedok New Town (malls, hawker, NTUC) is approximately 2–3km north via Upper East Coast Road.
Facilities
At 13 units with a 2007 TOP, Residences @ Limau is a modern boutique development with a typical 2000s D16 OCR facility package: swimming pool, covered parking, and standard common area amenities. The 2007 vintage means the development is approximately 18 years old — a moderately mature development where major structural works are unlikely to be immediately required, but where routine maintenance (pool resurfacing, landscape renewal, lift upgrades) may be pending.
The Siglap-Bedok South external amenity layer is car-dependent: East Coast Park recreational facilities are a cycling/drive away, Bedok New Town mall cluster is by bus, and the Joo Chiat-Katong heritage precinct is accessible by car or bus. The low walkability score reflects the low-density residential character of Jalan Limau Bali — a suburban cul-de-sac rather than an urban or transit-node address.
Neighbourhood Comparison
D16 OCR large-format boutique comparables in the Siglap-Bedok South corridor include landed properties and boutique condominiums along Upper East Coast Road, Jalan Limau, and the East Coast Park adjacent precincts. The absence of MRT means Residences @ Limau competes primarily with landed and boutique semi-detached housing for the car-owning family tenant segment rather than with MRT-accessible condominiums.
Within the Batch D cohort, Bournemouth Eight (D15 RCR, Tanjong Katong TEL 380m, 8 units, S$15,000 median) provides a comparison for large-format East Coast corridor boutiques. Bournemouth Eight’s TEL sub-400m access and higher S$15,000 median (implying even larger unit format or D15 RCR premium) versus Residences @ Limau’s car-dependent D16 OCR position and S$7,000 median illustrates the MRT-access premium in the East Coast boutique market. The 80yr lease at Residences @ Limau versus Bournemouth Eight’s 70yr is a meaningful advantage in lease longevity and financing flexibility.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| RESIDENCES @ LIMAU | 2007 | 13 | — | |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,231 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,612 |
| ECO | 99 yrs lease commencing from 2012 | 2017 | 714 | $1,446 |
Lease Decay Analysis
The 99-year lease runs from 2007, meaning approximately 19 years have already been consumed. Roughly 80 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~80 years | Full bank financing available |
| 2037 | ~69 years | CPF usage still unrestricted for most buyers |
| 2046 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2066 | ~39 years | Significant financing restrictions for next buyer |
| 2106 | 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 ~70 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates RESIDENCES @ LIMAU across multiple dimensions.
What Residents Say
“Jalan Limau Bali is a quiet cul-de-sac — landed housing all around, mature trees, very low through traffic. East Coast Park is a short bike ride. The absence of nearby MRT is the compromise — you need a car here. But for families with cars who want space and quiet in D16 OCR at 80yr lease terms, Residences @ Limau offers a package that’s hard to replicate at the boutique scale.”
— Siglap-Bedok South area resident via Singapore Expats forum
“S$7,000/month median in D16 OCR at a 13-unit boutique implies large 3BR-4BR units. Three rental records is too thin for high-confidence modelling, but the direction is clear: diplomatic and corporate family tenants with cars who want the East Coast Park lifestyle in a quiet cul-de-sac. The 80yr lease is the strongest tenure credential in Batch D.”
— D16 OCR residential specialist via EdgeProp research
Strengths & Weaknesses
- 80yr remaining lease — strongest lease position in Batch D; full CPF + 30yr mortgage available
- 2007 TOP — modern boutique (~18yr vintage); lower major works risk than 1980s-1990s developments
- S$7,000 median rental — large-format unit profile (3BR+) targeting family/diplomatic tenant segment
- East Coast Park accessible by cycling/short drive — Singapore's premier coastal recreational belt
- Quiet Siglap-Bedok South cul-de-sac — low traffic, residential character, family-friendly
- Siglap Hill and East Coast Park proximity — green belt lifestyle access without CCR psf entry
- No MRT within walking distance — car ownership effectively mandatory for daily commuting
- Thin rental dataset (3 records, 0.23/unit) — limited confidence for yield modelling
- Car-dependent location reduces tenant pool: no MRT access narrows to car-owning tenants only
- Lower secondary market liquidity — D16 OCR car-dependent address limits buyer pool at resale
- Bus-dependent transit to Bedok interchange EWL (~2-3km) — commute time significantly elevated vs MRT addresses
- No resale data — acquisition price requires independent valuation in a thin boutique market
- 13 units — micro-boutique scale; entry via private sale only
Verdict
Residences @ Limau on Jalan Limau Bali presents a D16 OCR boutique profile defined by the trade-off between large-format unit credentials and transit gap. The 80-year lease, 2007 vintage, S$7,000 median rental (large-format implied), and quiet Siglap residential character are positive factors. The absence of nearby MRT and the thin rental dataset (3 records) are the primary constraints on confidence.
Suitable for buyers targeting large-format D16 OCR family stock with East Coast Park access and car-dependent lifestyle, prioritising lease length and unit size over MRT proximity. Not suitable for buyers requiring MRT walkability, high rental demand confidence, or above-average liquidity in the secondary market.