Suites @ Surrey
Overview & Key Facts
Suites @ Surrey is a freehold boutique condominium tucked along Surrey Road in District 11, one of Singapore’s most coveted residential addresses. Completed in 2008 by Springlife Land Pte Ltd, the development comprises just 20 units across a single block — a scale that gives it the character of a private residence rather than a conventional condominium. This exclusivity is its defining feature, and the reason it attracts buyers who prioritise privacy, prestige, and the freehold security that Surrey Road has long represented.
District 11 sits at the heart of the Core Central Region, flanked by Newton to the south and Novena to the north. The address places residents in immediate proximity to Singapore’s top primary schools — St. Margaret’s, Singapore Chinese Girls’ School, and Anglo-Chinese School (Primary) — making it a perennial draw for education-conscious families seeking the coveted 1 km balloting advantage. The surrounding streets are characterised by a mix of landed homes, boutique condominiums, and mature trees that lend the neighbourhood an unhurried, residential quality rarely found at this proximity to Orchard Road.
With an average transacted price of approximately S$1,709,000 and recent PSF readings in the S$1,869–1,889 range, Suites @ Surrey occupies an interesting position in the D11 landscape: meaningfully cheaper than the newer CCR launches in the precinct, yet benefiting from the same freehold address and school proximity. For the right buyer — one who values tenure permanence, school access, and a quiet compound over resort-style amenities — it represents an enduring proposition.
Location & Connectivity
Surrey Road occupies a privileged slice of the Newton–Novena corridor. The street itself is short and predominantly residential, lined with a mix of landed homes and low-rise boutique developments that have resisted the higher-density redevelopment seen elsewhere in D11. This character is unlikely to change dramatically given the landed housing conservation ethos in the area, providing a degree of environmental permanence that buyers in denser parts of the CCR cannot assume.
Newton MRT (North-South Line and Downtown Line interchange) is approximately 490 m away on foot — a brisk eight-minute walk. Novena MRT (North-South Line) is similarly close at around 510 m. The dual MRT proximity is a genuine strength: residents have access to two lines at two separate stations, offering routing flexibility that single-station developments lack. Orchard Road is two stops south on the NSL; the CBD is reachable via the Downtown Line without a transfer. By car, Orchard Road is under ten minutes, the CBD under fifteen in off-peak conditions, and Changi Airport is approximately 30 minutes via the PIE.
For everyday errands, Novena Square and United Square are within comfortable walking distance, with Cold Storage, food courts, clinics, and specialty retail. The nascent Health City Novena precinct — anchored by Tan Tock Seng Hospital and the growing medical cluster — adds long-term demographic tailwinds to the neighbourhood. Newton Food Centre, one of Singapore’s most famous hawker centres, is a short walk away and represents the kind of lifestyle asset that residents use daily.
For families with school-age children, the location is close to exceptional. St. Margaret’s Primary School is just 420 m away, Singapore Chinese Girls’ School 600 m, and Anglo-Chinese School (Primary) 700 m — three highly sought-after primary schools within 1 km of a single address. This concentration is uncommon even by D11 standards and is a core reason the precinct commands a sustained family premium.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Primary School | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| St. Joseph's Institution | secondary | ~1.0 km |
| St. Anthony's Primary School | primary | ~1.2 km |
| ACS (Junior) | primary | ~1.3 km |
Facilities
Suites @ Surrey offers the facilities you would expect of a boutique CCR development: a swimming pool, BBQ pit, roof garden, and car park. The facility list is deliberately lean — a trade-off that is entirely by design at this scale. With 20 units sharing a compound, there is no critical mass to justify a gymnasium, clubhouse, or multi-court sports complex, and most buyers at this price point are not purchasing for amenity access. The roof garden is a valued asset in a low-rise context, offering open sky views in a neighbourhood where high-rise towers are not the norm.
“The appeal of a small boutique freehold condo in D11 is precisely the lack of crowd. You get a pool to yourself, a rooftop to yourself, and neighbours you actually know by name. It is a fundamentally different lifestyle from a mega-development.”
— Resident perspective via PropertyGuru community
The practical trade-off is clear: buyers looking for a gymnasium, function rooms, tennis courts, or a 50-metre lap pool should look elsewhere in D11 — Pullman Residences Newton, at 340 units, offers that scale. What Suites @ Surrey provides instead is a quiet, low-maintenance compound where shared spaces never feel congested, management overheads are contained, and maintenance fees reflect a modest rather than resort-scale operation. For owner-occupiers who already hold gym memberships or work near SAFRA Newton, the absence of on-site fitness facilities is rarely a dealbreaker.
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $1,688,000 to $1,730,000, averaging $1,709,000.
Rents range from $2,700 to $5,150 per month across 24 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2022 to 2025, the average PSF has appreciated by 1.1% (from $1,869 to $1,889 psf).
Neighbourhood Comparison
Within District 11, Suites @ Surrey’s closest peers in the freehold boutique tier are Peak Residence (90 units, S$2,489 psf) and the landed-adjacent developments along the Newton–Novena corridor. Peak Residence offers superior amenities and a larger unit count but asks a 30%+ PSF premium. Pullman Residences Newton (340 units, S$3,074 psf) and Watten House (180 units, S$3,236 psf) are in a different tier entirely — buyers choosing those developments are paying for luxury positioning and marquee branding that Suites @ Surrey does not attempt. On the leasehold side, Soleil @ Sinaran (417 units, S$1,970 psf, 99-year from 2006) and Amaryllis Ville (311 units, S$1,903 psf, 99-year from 1997) are priced higher despite carrying lease tenure risk that Suites @ Surrey’s freehold title entirely avoids.
The comparison that matters most for family buyers is against other freehold properties within the same school-catchment radius. On that measure, Suites @ Surrey at S$1,869–1,889 psf offers freehold D11 access at a discount to nearly every comparable address — the trade-off being boutique scale, limited amenities, and thin secondary-market liquidity. For buyers who can absorb those trade-offs, the value gap against peers is the development’s most compelling argument.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SUITES @ SURREY | Freehold | 2008 | 20 | — |
| 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 SUITES @ SURREY across multiple dimensions.
What Residents Say
“Quiet and private — exactly what you want in a boutique D11 condo. The pool is never crowded, the neighbours are respectful, and the building is well-maintained. Newton MRT is a comfortable walk. For families focused on schools, you really cannot beat this address.”
— Owner-occupier review via PropertyGuru
“The location is fantastic — Newton hawker centre, Novena Square, and two MRT stations all within ten minutes on foot. The unit itself is spacious and well-proportioned. The only downside is the limited facilities if you like having a gym downstairs, but for me it was not a priority.”
— Resident review via EdgeProp
“Only 20 units so you really get to know everyone. It feels more like living in a house than a condo — which I love. But if you need a gym or tennis court, look elsewhere. Also the pool is on the small side. Very peaceful neighbourhood though.”
— Resident review via SRX
Strengths & Weaknesses
- Freehold tenure — no lease decay, permanent land title in D11
- Three top primary schools within 1 km (St. Margaret's, SCGS, ACS Primary)
- Dual MRT access — Newton interchange (~490 m) and Novena MRT (~510 m)
- Boutique scale (20 units) — private, uncrowded, community atmosphere
- Quiet, low-density Surrey Road address with landed character
- Priced at a material discount to newer D11 freehold peers
- Newton Hawker Centre and Novena Square within walking distance
- Health City Novena precinct adds long-term neighbourhood value
- Low maintenance fees relative to larger amenity-rich developments
- Strong historical capital preservation in CCR freehold segment
- Minimal facilities — pool and BBQ only; no gym, function room, or sports courts
- Very thin secondary-market liquidity (20 units, infrequent resales)
- Modest gross yield (~2.64%) — not a rental-income play
- Newton MRT walk (~490 m) is comfortable but not doorstep proximity
- Older development (TOP 2008) — may need renovation budget for fittings
- Small pool not suited to lap swimming or large family gatherings
- Limited price discovery due to low transaction volume
- No on-site gymnasium — gym membership or nearby facility required
- High CCR quantum relative to OCR alternatives at similar psf
Verdict
Suites @ Surrey is not a development that competes on amenities or yield — it competes on address, tenure, and the quietly powerful school-proximity advantage that Surrey Road delivers. For a family buying for own-stay with a 10–15 year horizon, the freehold title, the three top primary schools within 1 km, the dual MRT access at Newton and Novena, and the unhurried residential character of the street combine to form a proposition that holds up well against far more expensive D11 alternatives.
The investment case is more nuanced. At S$1,869–1,889 psf, the development trades at a meaningful discount to newer CCR launches in the precinct, which reflects both its age (TOP 2008) and the facility premium embedded in larger developments. But the freehold title means there is no lease-decay headwind to manage, and the D11 address has historically underpinned capital values through multiple market cycles. The thin liquidity — 20 units, infrequent trading — is a genuine risk for investors who may need to exit on a timeline, but it is also an asset for long-term owner-occupiers who benefit from a stable, like-minded neighbour base.
For buyers choosing between Suites @ Surrey and more amenity-rich D11 peers: if you are MRT-dependent, need a gymnasium on-site, or require more than a pool and BBQ for your lifestyle, the boutique format will feel limiting. If you value a quiet compound, freehold permanence, maximum school optionality, and the prestige of a Surrey Road address at a meaningful discount to peak CCR pricing, Suites @ Surrey is a genuinely compelling case study in what a boutique CCR freehold address can deliver.