Rhapsody On Mount Elizabeth
Overview & Key Facts
Rhapsody on Mount Elizabeth occupies one of Singapore’s most storied addresses — 16 Mount Elizabeth, squarely within the Orchard–Cairnhill corridor of District 9. Developed by Cairnhill Development Pte Ltd (now known as EL Development), it was completed in 2010 and comprises just 32 units across a single 18-storey tower. That boutique scale is the defining characteristic: in a precinct dominated by larger condominium blocks and five-star hotels, Rhapsody offers something closer to a private residential club than a conventional condo.
The development occupies a land area of 1,491 sqm — compact even by CCR standards — with a Gross Floor Area of approximately 4,180 sqm. Unit types span 2-bedroom (1,044–1,066 sqft), 3-bedroom (1,561–1,668 sqft), and 4-bedroom (2,540–3,208 sqft) configurations. These are generous floor plates relative to what Singapore’s luxury new-launch pipeline has produced in the decade since TOP, a reflection of the pre-2010 era when D9 buyers expected substantial square footage as standard.
The buyer archetype here is specific: medical professionals affiliated with the Mount Elizabeth Hospital campus across the road, ultra-high-net-worth own-stay buyers seeking a freehold address with Orchard Road within 10 minutes on foot, and expatriate executives with generous housing allowances who value the medical cluster, proximity to international schools in the Tanglin corridor, and the prestige of a Mount Elizabeth postal address. The rental market reflects that demand profile: 70 recorded rental transactions averaging S$6,448/month confirm that tenants of this calibre are willing to pay for the address.
Location & Connectivity
The address is the asset. “Mount Elizabeth” is not merely a street name in Singapore’s property market — it connotes the medical cluster anchored by Mount Elizabeth Hospital and Mount Elizabeth Novena Hospital, both operated by Parkway Pantai. For medical professionals, researchers, and patients seeking proximity to world-class private healthcare, there is simply no comparable address in Singapore. The hospital entrance is a short walk from Rhapsody’s lobby — an advantage that drives a meaningful share of the development’s sustained rental demand.
MRT connectivity is genuinely excellent: four stations fall within 850 metres. Orchard MRT (NS22/TE14) is the closest at 560 metres, serving both the North–South Line and Thomson–East Coast Line. Orchard Boulevard (TE13), Somerset (NS23), and Newton (NS21/DT11) complete the quartet. The Thomson–East Coast Line at Orchard gives residents direct access to Stevens, Caldecott, and Springleaf without a transfer — a meaningful improvement over the pre-TEL era. This is one of the strongest multi-line MRT catchments available to any residential development in Singapore.
Orchard Road’s retail strip is within comfortable walking distance: ION Orchard, Paragon, Mandarin Gallery, and Scotts Square are all reachable in under 15 minutes on foot — or a single MRT stop. The American Club, Tanglin Club, and Singapore Polo Club are within the wider Orchard–Tanglin neighbourhood, relevant for the expatriate executive segment that comprises a large share of long-term tenants.
St. Anthony’s Primary School is just 320 metres away — one of the strongest Phase 2C proximity advantages in D9 for families registering children under the Primary 1 balloting exercise. Anglo-Chinese School (Junior) is 660 metres away, ACS Primary at 1.0 km, and ISS International School at 1.0 km — covering both the local-curriculum and international-curriculum buyer bases.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| St. Anthony's Primary School | primary | Within 1 km |
| ACS (Junior) | primary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| ISS International School (Paterson) | international | ~1.0 km |
| Singapore Chinese Girls' School (Primary) | primary | ~1.1 km |
| St. Margaret's Primary School | primary | ~1.1 km |
| Chatsworth International School (Orchard) | international | ~1.1 km |
Facilities
Rhapsody on Mount Elizabeth delivers what is expected of a 2010-era boutique luxury development in District 9 — full condominium amenities within a compact footprint. Residents have access to a swimming pool, lap pool, wading pool, jacuzzi, fully equipped gymnasium, sauna, BBQ area, playground, and round-the-clock security. A sky terrace provides city views at the upper floors.
The practical reality of 32 units sharing a full facility set is that demand never overwhelms supply. Pool booking queues, function room competition, and gym overcrowding — routine frustrations at larger developments — are essentially non-issues here. The trade-off is breadth: Rhapsody does not offer the indoor badminton domes, tennis courts, multiple pool zones, or resort-scale clubhouses found in larger CCR developments. It offers a curated, high-quality version of the essentials, scaled for a resident population small enough that every amenity feels private.
For a 32-unit development where residents have access to Orchard Road’s gyms, clubs, and restaurants within walking distance, the facilities question is largely moot. The primary draw of Rhapsody is not its pool deck — it is the address, the floor areas, the freehold title, and the healthcare adjacency. Facilities here are a supporting amenity, not a headline feature.
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $3,050,000 to $3,500,000, averaging $3,275,000.
Rents range from $4,000 to $12,000 per month across 70 rental transactions. Current rental yield sits at approximately 2.1%.
Price Appreciation
From 2021 to 2023, the average PSF has appreciated by 14.8% (from $1,954 to $2,242 psf).
Neighbourhood Comparison
The three natural comparisons for Rhapsody on Mount Elizabeth each serve a different buyer decision:
The Avenir (D9, River Valley, Freehold, 376 units, ~$3,190 psf) is the obvious freehold peer. It offers a newer (2023 TOP) product with contemporary finishings, larger-scale facilities, and a more active resale/rental market by virtue of its unit count. Buyers seeking new-build specification at freehold pricing will lean toward The Avenir; those prioritising the Orchard–Mount Elizabeth address specifically — with its medical cluster adjacency and stronger primary school proximity — will find Rhapsody the more targeted choice.
Irwell Hill Residences (D9, 99-year, 540 units, ~$2,728 psf) offers the sharpest entry-price contrast. Buyers willing to accept 99-year tenure gain a significantly lower quantum and a larger, more liquid development with stronger immediate yield potential. Irwell Hill is near Great World City and River Valley Primary, serving a different locational logic. The comparison is not natural for medical-professional buyers but is directly relevant for investors weighing tenure risk against capital efficiency.
Kopar at Newton (D9/D11 border, 99-year, 378 units, ~$2,512 psf) at the Newton end of the corridor is the most affordable 99-year alternative. It sits closer to Newton MRT (NS21/DT11) but is further from Orchard Road retail and the Mount Elizabeth medical cluster. For buyers focused on MRT access and school proximity (Anglo-Chinese School corridor), Kopar is a credible alternative; for those anchored to the Cairnhill–Mount Elizabeth precinct, it is a different neighbourhood entirely.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| RHAPSODY ON MOUNT ELIZABETH | Freehold | 2010 | 32 | — |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,728 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,135 |
| RIVER MODERN | 99 years leasehold | — | — | $3,238 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,512 |
ShiokNest Scores
Our proprietary scoring system evaluates RHAPSODY ON MOUNT ELIZABETH across multiple dimensions.
What Residents Say
“Living across from Mount Elizabeth Hospital was the deciding factor for us. My husband works in the hospital and being able to walk home for lunch — or respond to an emergency in minutes — changes how we think about our day. The boutique building means we know all our neighbours. It feels nothing like a condominium and everything like a private residence.”
— Owner-occupier, medical professional (via PropertyGuru)
“We’ve held this unit for twelve years and have no intention of selling. Freehold in District 9, 32 units, walking distance to Orchard MRT. The rental income doesn’t compete with newer launches on yield but the tenant quality has been exceptional — mostly senior professionals and expat families. You don’t deal with churn.”
— Long-term investor landlord (via SRX)
“The apartment is genuinely spacious — our 3-bedroom here is larger than the 4-bedrooms friends are renting in newer D9 buildings. The pool is never crowded. The gym has everything I need. And I can walk to Orchard in 15 minutes. It’s not the flashiest building but it’s extremely liveable.”
— Expat renter, senior executive (via 99.co)
Strengths & Weaknesses
- Freehold title in the heart of District 9 — permanent tenure with no lease decay
- Mount Elizabeth address: direct adjacency to Mount Elizabeth Hospital complex
- Four MRT stations within 850m — Orchard NS22/TE14 at just 560m
- St. Anthony's Primary at 320m — one of the strongest P1 proximity positions in D9
- Boutique 32-unit scale — pool, gym, and amenities never crowded
- Generous pre-2010 floor plates: 2BR from 1,044 sqft, 4BR up to 3,208 sqft
- 70 rental transactions confirming durable, high-quality tenant demand
- Orchard Road retail within 15-minute walk — ION, Paragon, Scotts, Mandarin Gallery
- Thomson–East Coast Line at Orchard adds direct access to Caldecott and Springleaf
- Low-maintenance boutique living with strong neighbour community in a 32-unit tower
- Gross yield of 2.06% — income play limited; acquisition is primarily asset-value driven
- High entry quantum: median transaction at $3.5M limits buyer pool and resale liquidity
- 2010 vintage: interiors and fittings show age relative to newer CCR launches
- Only 2 resale transactions on record — low market liquidity and limited price discovery
- Compact land area (1,491 sqm) limits facility scale and landscaping ambition
- No tennis court, function rooms, or large-format clubhouse amenities
- Orchard Road noise and hotel traffic in the immediate precinct
- Parking limited to own-development allocation — limited visitor parking
- Buyers seeking yield will find newer 99-year options more competitive at lower quantum
Verdict
Rhapsody on Mount Elizabeth is a clear choice for a narrow but well-defined buyer: someone who values freehold title, a medically prestigious address, Orchard Road walkability, and the low-density living of a 32-unit building — and is not primarily motivated by yield maximisation. At a median transaction price of S$3.5M and a gross yield of 2.06%, this is an asset-value play, not an income play. The 70 rental records averaging S$6,448/month confirm that rental demand exists and is durable; it simply does not compensate for the capital intensity of a freehold CCR purchase.
The four MRT stations within 850 metres — anchored by Orchard NS22/TE14 at 560 metres — give Rhapsody a connectivity profile that most D9 developments cannot match. St. Anthony’s Primary at 320 metres is the strongest Phase 2C proximity card in the precinct for families navigating the P1 balloting exercise. And the Mount Elizabeth Hospital adjacency creates structural rental demand from a tenant pool that prioritises convenience and access over rental yield negotiations.
Compared to The Avenir ($3,190 psf, freehold, 376 units) and Irwell Hill Residences ($2,728 psf, 99-year, 540 units), Rhapsody occupies a different tier of boutique scale. Its current PSF range of S$2,306–$2,720 reflects the age discount applied to 2010-era stock and positions it as a relative value within the freehold D9 universe — for buyers who can live with the vintage and are buying for the long term. For buyers seeking a high-specification newer product at similar capital outlay, The Avenir is the natural comparison; for those accepting leasehold tenure in exchange for a lower entry price, Irwell Hill Residences and Kopar at Newton offer strong alternatives.
Rhapsody on Mount Elizabeth is not for everyone. Its boutique size, 2010 vintage, and modest yield sit awkwardly for investors seeking both capital appreciation and rental income. But for UHNW own-stay buyers, senior medical professionals, and long-term expatriate tenants anchored to the Orchard–Cairnhill medical cluster, it represents a specific and irreplaceable asset.