Southaven Ii

Overview & Key Facts

Southaven II is a 497-unit condominium at Hindhede Walk in the heart of District 21’s Upper Bukit Timah corridor, completed in 1999 and developed by Ho Bee Land — one of Singapore’s prominent listed developers with a long track record across residential and commercial projects island-wide. Sitting on a 999-year leasehold tenure commencing from 1877, the development carries a colonial-era land grant that, for all practical purposes, functions identically to freehold: with approximately 851 years remaining, financing restrictions, CPF limitations, and lease-decay concerns that apply to 99-year leasehold properties are essentially irrelevant.

Southaven II is the second and larger phase of Ho Bee Land’s two-phase Hindhede Walk development. Southaven I (157 units, completed 1998) sits adjacent to the north, and together the two projects share a campus-like presence along Hindhede Walk that gives the combined precinct a settled, established character well beyond what the individual project ages might suggest. Residents in both phases share a green corridor address with mature trees, low vehicle traffic, and the kind of natural surroundings that D21’s Bukit Timah proximity uniquely provides in Singapore.

At 497 units, Southaven II straddles the boundary between a mid-sized community condo and a mega-development. It is large enough to support a comprehensive facilities package and professional management, but not so oversized that the estate feels anonymous. The development occupies five residential blocks across a generous land area typical of the late-1990s planning era, when developers were still allocating meaningful plot ratios to landscaping and communal space rather than maximising tower density.

With an average transacted PSF of $1,479 overall and $1,547 for 2024–2025 transactions, Southaven II is priced materially below newer D21 launches such as The Reserve Residences ($2,400+ PSF) and Forett at Bukit Timah ($1,800+ PSF). For buyers who want genuine Bukit Timah district exposure — the school catchment, the Hindhede nature access, the proximity to Beauty World’s established amenity cluster — the 999-year tenure and the sub-$1,600 PSF entry point make it one of the most compelling value cases in the district.

Location & Connectivity

Southaven II’s address on Hindhede Walk places it in one of Singapore’s most coveted residential micro-locations. Hindhede Drive runs directly into the Bukit Timah Nature Reserve — the 163-hectare primary rainforest that remains Singapore’s most significant green lung — and the Rail Corridor’s Hillview-to-Beauty World section passes nearby, offering residents a linear park network for cycling, walking, and outdoor recreation that few other residential districts can replicate. The area is low-density by design, characterised by landed housing, older condominiums, and the boutique commercial offerings at Rail Mall (1.6 km) and Beauty World Plaza.

MRT access is served by the Downtown Line. Beauty World MRT (DT5) is the nearest station at approximately 1.2–1.5 km — walkable for active commuters in around 15–18 minutes, or a single bus stop away for those preferring the shorter door-to-door option. King Albert Park MRT (DT6), opened as part of the Downtown Line Phase 3, is also within the broader vicinity at similar distance. The Downtown Line provides direct access to Botanic Gardens (DT9), Little India (DT12), Bugis (DT14), Marina Bay (DT17), and Expo (DT35) — a strong east-west spine for residents commuting to the CBD or Changi employment clusters.

For families, the Bukit Timah education belt is one of Singapore’s most competitive. Pei Hwa Presbyterian Primary School is approximately 1 km from the estate, Methodist Girls’ School (Primary) is 1.88 km, and Bukit Timah Primary School is within the broader 2 km catchment. The entire corridor from Bukit Timah Road to Sixth Avenue is dense with primary school options, and the proximity to Methodist Girls’ and other historically sought-after institutions makes this address significant for families navigating the P1 registration system. Several well-regarded international schools — including Swiss School Singapore and Hollandse Club — are accessible in the broader Buona Vista and Clementi direction.

Day-to-day amenities are concentrated at Beauty World, a 5-10 minute commute away. Beauty World Centre, Beauty World Plaza, and Bukit Timah Shopping Centre together form a longstanding cluster of wet markets, kopitiam dining, medical clinics, retail, and neighbourhood services. The Bukit Timah Food Centre offers hawker fare in a covered market setting that has served the area for decades. For larger-format retail, Bukit Panjang Plaza and Hillion Mall are accessible via the DTL; Cold Storage and FairPrice supermarkets are available at both centres. Rail Mall on Upper Bukit Timah Road, approximately 1.6 km from the estate, offers a boutique strip of cafes, restaurants, and specialty retail in a heritage shophouse-style setting.

Schools & Education

Facilities

For a 497-unit development completed in 1999, Southaven II provides a well-rounded facilities package that reflects both the generosity of the late-1990s planning era and the economies of scale that come with a larger estate. Core amenities include swimming pools, a gymnasium, tennis courts, BBQ pits, a clubhouse, children’s playground, sauna, and 24-hour security with covered car parking. Across five residential blocks on a generous land area, the facilities are spaced so that they do not feel congested even at the estate’s larger unit count.

The swimming pool is the development’s strongest asset. Late-1990s condominiums typically allocated more generous pool dimensions than contemporary high-density developments, and Southaven II’s pool area benefits from a well-landscaped setting with mature trees providing natural shade — a characteristic that takes decades to develop and cannot be manufactured in a new launch. The gym facilities reflect the era: adequate for general fitness maintenance but not equipped for serious athletes. For residents with advanced fitness requirements, Anytime Fitness and Pure Fitness branches in the Beauty World and Clementi areas are within practical reach.

“Good location. Walking distance to restaurants and hawkers nearby. MRT station is only 1 bus stop away. Estate is well maintained and has a very good team of staff.”

— Resident review via PropertyGuru

The development is now approaching 27 years of age, and prospective buyers should calibrate expectations accordingly. Facilities are functional and maintained, but the gym equipment, court surfaces, and common area finishings reflect their vintage. The management corporation at Southaven II has a reputation — consistent across review sources — for responsiveness and professionalism. Residents note that the estate is “well maintained” and that management is attentive, which for a 497-unit development nearing its third decade is the right benchmark. No material structural or safety concerns recur in available resident feedback.

Unit Sizes & Layout

Southaven II’s unit mix reflects the spatial standards of late-1990s Singapore condominium development, when developers built to larger floor plates than the efficiency-optimised units that have become the norm in 2020s launches. Transacted data indicates an average unit size of approximately 1,631 sqft across the recorded resale pool, with the development offering a range spanning from two-bedroom apartments through generous three-bedroom and four-bedroom configurations, including several large-format units in the 2,200–5,000+ sqft range. At 1999 pricing conventions, Ho Bee Land built Southaven II with separate living and dining zones, enclosed kitchens with utility areas, and master bedrooms with en-suite bathrooms and walk-in dressing areas on the larger configurations — a spatial standard that is simply unavailable in equivalent-priced units at contemporary launches.

The typical mid-tier unit at Southaven II (two to three bedrooms) offers rectangular, functional layouts with clear room separation and practical storage. Ceiling heights are standard at approximately 2.7 metres, and most units have direct ventilation from at least two facades. The enclosed kitchen layout — sometimes cited as dated in contemporary listings — is in fact well suited to Singapore’s cooking habits and easier to maintain than the open-plan configurations that newer launches favour for their visual spaciousness at the cost of practical use.

The rental market data provides a useful calibration of unit sizes and demand. Average rents since 2023 show 1BR units achieving $3,382/month, 2BR at $3,787/month, 3BR at $4,856/month, and 4BR at $7,400/month. These are strong absolute figures that reflect the estate’s appeal to both expatriate and local families seeking larger units within the Bukit Timah school catchment — a tenant pool that is relatively insensitive to minor price movements and tends toward longer tenancy periods. For investors, the rent-to-PSF ratio at current pricing implies a gross yield of approximately 3.5% on a 3BR unit — above average for a D21 freehold-equivalent, driven by the large unit sizes relative to acquisition cost.

Pricing & Market Position

Across 36 recorded transactions (all-time), sale prices range from $1,025,000 to $5,380,000, averaging $2,309,496.

Over the last 12 months, transactions averaged $1,557 psf.

Rents range from $1,600 to $10,000 per month across 266 rental transactions. Current rental yield sits at approximately 2.1%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at SOUTHAVEN II typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 37.6% (from $1,263 to $1,737 psf).

Neighbourhood Comparison

The most instructive comparison within D21 is against the newer launches that have reset the district’s price expectations. The Reserve Residences ($2,400+ PSF, 99-year leasehold from 2023, 732 units) at Beauty World MRT represents the new benchmark for the area — a transit-integrated development with full-scale contemporary facilities, direct underground connectivity to Beauty World MRT, and integrated retail. Compared to Southaven II, it offers newness, F&B integration, and zero walking distance to MRT, but at roughly 60% higher PSF on a leasehold title that starts decaying immediately. For a buyer willing to renovate and accept a 15-minute door-to-MRT travel time, Southaven II offers unit sizes that The Reserve Residences’ efficiency-oriented floor plates cannot match, plus the permanent tenure differential.

Forett at Bukit Timah ($1,800+ PSF, freehold, 633 units, 2023) is the more direct comparator on tenure — it is freehold rather than 999-year, but the practical effect is identical. Forett sits approximately 1 km to the west along Upper Bukit Timah Road and launched at prices that are approximately 20% above current Southaven II resale levels. Both are nature-adjacent, both are in the Upper Bukit Timah belt, and both offer permanent tenure. Southaven II’s advantage is the lower acquisition cost and larger unit sizes; Forett’s advantage is newer finishings and contemporary facilities design.

The Blossomvale and Gardenvista are the closest vintage peers within the immediate Hindhede-Clementi Park cluster. Both are 99-year leasehold developments from a similar era, transacting in the $1,200–$1,400 PSF range. Against either, Southaven II commands a modest PSF premium that is entirely justified by its 999-year versus 99-year tenure — a gap that will widen materially as the 99-year estates age further into their lease. The Blossomvale in particular (TOP 2007, 99-year) will begin to face financing headwinds within 10–15 years; Southaven II will not face these constraints in any foreseeable planning horizon.

For buyers comparing Southaven II to its own sister project, Southaven I (157 units, 1998) trades at similar PSF and offers the same 999-year tenure on an adjacent plot. The principal difference is scale: Southaven I’s smaller community provides a more intimate estate experience, while Southaven II’s 497 units delivers a broader facilities package and more diverse community. Both share the same road address, developer pedigree, and D21 location attributes. The choice between phases ultimately comes down to unit availability and personal preference for community scale.

ShiokNest Scores

Our proprietary scoring system evaluates SOUTHAVEN II across multiple dimensions.

What Residents Say

“Good location. Walking distance to restaurants and hawkers nearby. MRT station is only 1 bus stop away. Estate is well maintained and has a very good team of staff.”

— Owner review via PropertyGuru

“Quiet and green neighbourhood. Very close to the nature reserve and Hindhede Quarry. Great for families who enjoy outdoor activities. Management is responsive and the common areas are tidy.”

— Resident review via 99.co

“Been here over 10 years. The 999-year tenure was a big draw for us — we did not want the lease-decay stress of a 99-year property. The units are spacious compared to anything new you can buy in D21 today.”

— Long-term owner via EdgeProp

“The humidity can be an issue if the unit is not well ventilated — worth noting for older units. Otherwise a well-run estate with a nice community feel. Kids love the pool area.”

— Tenant review via PropertyGuru

“Very peaceful area. The surrounding greenery and proximity to the Bukit Timah hill make it special. Beauty World food options are good — plenty of affordable hawker and coffee shop choices nearby.”

— Resident via SRX

The picture across review sources is consistent and positive in tone. Residents most frequently cite the green surroundings, the management quality, the proximity to nature, and the spaciousness of the units as primary advantages. Transportation is the most common practical concern — the bus hop required to reach Beauty World MRT is a minor friction that registers for car-lite residents. Humidity and ventilation in certain units is a recurring note; buyers should prioritise cross-ventilated units and budget for good dehumidification and ventilation solutions, which is standard practice for any well-maintained Singapore condo built before 2005.

Strengths & Weaknesses

Verdict

Southaven II’s investment case rests on three compounding advantages: 999-year tenure treated as freehold, a genuinely undervalued position in the D21 PSF hierarchy, and an established address within the Bukit Timah education and nature corridor that new launches cannot replicate at this price point. At $1,479–$1,547 PSF, it trades at roughly half the PSF of The Reserve Residences and substantially below Forett at Bukit Timah, despite offering permanent tenure and larger unit sizes.

The 999-year lease is the defining structural differentiator. With approximately 851 years remaining on a grant dated 1877, Southaven II carries no financing restriction risk, no CPF usage limitations, and no lease-decay narrative in any practical investment horizon. This effectively prices it in the same category as freehold developments for all holding periods a buyer might realistically plan — 5, 10, 20, or even 30+ years. For a buyer choosing between Southaven II at $1,547 PSF and a 99-year leasehold equivalent at a similar or higher price, the tenure differential alone justifies a meaningful premium for Southaven II.

Capital appreciation has been steady and disciplined. PSF has risen from approximately $1,263 in 2021 to $1,547 in 2025 — a 22% increase over four years. Transaction volume is modest at 34 recorded resales, which reflects both the small total pool of resale-eligible units at any given time and the tendency of long-tenure holders to hold rather than sell when the tenure is effectively permanent. This low-liquidity characteristic is a double-edged sword: it limits exit flexibility in a soft market, but it also means the pricing is driven by genuine buyers with long-term conviction rather than speculative short-cycle trading.

Southaven II is best understood as a permanent-tenure Bukit Timah estate at a price point that the market has not yet fully rerated. For buyers who want genuine D21 quality — school catchment, nature access, established community — with a tenure that removes the lease-decay anxiety entirely, it is a strong candidate at the current PSF.

The risks are bounded. The walkability score of 37/100 reflects an honest assessment that this is a car-and-bus neighbourhood — MRT requires a bus hop or a brisk 15-minute walk, and most errands are not foot-accessible. The enbloc score of 33/100 is low, reflecting that 999-year tenure estates rarely attract the collective sale momentum that drives short-lease developments, and 497 units requires substantial collective agreement. Investors should not plan around en-bloc as a realistic exit. The development is also 27 years old; buyers must factor in renovation costs and the ongoing maintenance of a mature estate.

On balance, Southaven II suits buyers with at least a medium-term horizon who value tenure security, space, and established neighbourhood character over newness and amenity density. It is particularly well-positioned for families entering the Bukit Timah school catchment at a lower acquisition quantum than new launches permit, and for investors seeking a freehold-equivalent with rental appeal to the school-district expatriate tenant pool.