The Belmont
Overview & Key Facts
The Belmont is a rare ultra-boutique freehold condominium tucked along the storied Belmont Road in Singapore's most coveted District 10 enclave. Completed in 2008, the development comprises just 10 exclusive units within a single block — a scale of intimacy that is virtually impossible to replicate in today's Singapore land market. With average transaction prices around S$5.94 million and a median of S$6 million, The Belmont firmly occupies the upper tier of Singapore's luxury residential landscape.
The property sits along one of Singapore's most prestigious residential corridors, flanked by Good Class Bungalows and equally exclusive boutique developments. The address confers immediate recognition among discerning buyers and senior expatriate professionals. With just 10 units, The Belmont is not a condominium in the conventional sense — it is a private sanctuary that happens to carry strata title, offering the convenience of managed upkeep with the exclusivity of an estate address.
Transaction data tells a story of exceptional demand concentration: only 2 sales and 3 rental records exist across the development's history, indicating that the overwhelming majority of owners hold their units as primary residences or generational wealth assets. Average monthly rents of S$13,433 place The Belmont among Singapore's most expensive rental addresses — a signal that the few units which do come to market attract only senior executives and high-net-worth occupants.
Location & Connectivity
Belmont Road is arguably the single most prestigious residential street within the Holland Village enclave, and among the finest in all of Singapore. The road is characterised by sprawling Good Class Bungalow plots, century-old rain trees providing a cathedral canopy, and an atmosphere of genteel quietude entirely at odds with its proximity to vibrant Holland Village just minutes away. Driving or walking along Belmont Road feels like entering a private residential estate — the kind of address that carries weight in any conversation about Singapore's elite addresses.
The Belmont's location affords exceptional connectivity without sacrificing the tranquil residential character. Holland Village MRT (Circle Line, CC21) is a mere 0.33 kilometres away — effectively a five-minute walk. The Circle Line connects residents directly to Botanic Gardens, Dhoby Ghaut (three-line interchange), Marina Bay, and HarbourFront with no transfers required. Farrer Road MRT (CC20) is 1.08 km away, and the Buona Vista interchange (East-West and Circle lines) lies 1.16 km distant — providing redundant connectivity to the CBD, one-north, and Jurong Lake District.
Holland Village itself, a two-to-three minute walk or drive, delivers one of Singapore's most beloved dining, lifestyle, and entertainment strips. One Holland Village — the mixed-use development that anchors the new Holland Village precinct — adds a curated retail and food and beverage offering at the doorstep. For residents requiring access to Orchard Road or the CBD, the journey is typically under ten minutes by car. Proximity to the Botanic Gardens UNESCO World Heritage Site adds a layer of recreational prestige matched by few Singapore addresses.
International School Cluster: A Rare Concentration
Within 1.55 km of The Belmont sit five international and bilingual schools: Swiss School Singapore (1.37 km), Lycée Français de Singapour (1.37 km), Hollandse School (1.40 km), Hwa Chong International School (1.55 km), and Anglo-Chinese Junior College. Local elite institutions are equally represented — Raffles Girls' Primary School (1.45 km) and Hwa Chong Institution (1.51 km). This exceptional cluster makes Belmont Road a natural choice for the senior expatriate families of any nationality who form the primary occupant profile for the development.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Commonwealth Secondary School | secondary | ~1.2 km |
| Swiss School Singapore | international | ~1.4 km |
| Lycee Francais de Singapour | international | ~1.4 km |
| Hollandse School | international | ~1.4 km |
| Raffles Girls' Primary School | primary | ~1.5 km |
| Hwa Chong Institution | secondary | ~1.5 km |
| Hwa Chong Institution (JC) | jc | ~1.5 km |
| Hwa Chong International School | international | ~1.6 km |
Facilities
As befits a ten-unit development, The Belmont's communal facilities are purposefully curated rather than sprawling. The development offers a swimming pool, parking, and 24-hour security — the essentials that affluent residents demand, delivered without the noise and foot traffic of a large condominium complex. The pool and surrounding landscaping are maintained exclusively for ten households, meaning residents enjoy a near-private pool experience that even most S$10 million landed properties cannot offer. The absence of a gymnasium or function rooms is not a deficiency — it is a deliberate positioning decision that preserves the estate-like atmosphere and ensures communal spaces never feel crowded or impersonal.
Security at The Belmont is a meaningful differentiator. On a quiet, low-traffic road populated by GCBs and elite residences, the gated and guarded perimeter creates a level of privacy that is incompatible with larger condominium developments. Residents benefit from a neighbourhood where every vehicle passing the gatehouse is noted, and the familiarity between security staff and residents is that of a private estate rather than a managed residential complex.
"At The Belmont, you are not sharing a pool with 500 neighbours. The facilities exist for you and nine other households. That is a fundamentally different residential experience — closer to GCB living with the protection of strata title and managed maintenance." — ShiokNest Editorial Assessment
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $5,880,000 to $6,000,000, averaging $5,940,000.
Rents range from $10,000 to $16,800 per month across 3 rental transactions. Current rental yield sits at approximately 2.7%.
Neighbourhood Comparison
The Belmont's natural competitive set in D10 freehold strata includes Leedon Green (S$2,784/psf, 638 units), Hyll on Holland (S$2,648/psf, 319 units), and Skye at Holland (S$2,945/psf, 99-year leasehold, 666 units). Against these benchmarks, The Belmont's indicative PSF of approximately S$1,916 represents a substantial discount — 31% below Leedon Green and 38% below Hyll on Holland on a per-square-foot basis. However, the comparison requires significant qualification: The Belmont's ultra-low transaction volume means the PSF is based on a very small sample, and the absolute price quantum (S$5.94M average) exceeds most Leedon Green and Hyll on Holland units. The per-square-foot discount likely reflects the illiquidity premium on a 10-unit development, and the premium absolute quantum reflects the generous unit sizing that characterises boutique ultra-luxury residences on Belmont Road. D'Leedon (S$1,855/psf, 99-year, 1,703 units) is a leasehold mega-development with no meaningful comparability to The Belmont despite a similar PSF range.
The most relevant peer on the same street is YGK Garden at 37 Belmont Road — another ultra-boutique freehold development with equally exclusive credentials. Together, these two properties define the upper echelon of Holland Village strata living. Buyers evaluating The Belmont should also consider whether adjacent Good Class Bungalow land could satisfy their spatial and privacy requirements; those who have considered GCBs but prefer the convenience of strata management and lower absolute quantum will find The Belmont a compelling alternative.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE BELMONT | Freehold | — | 10 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates THE BELMONT across multiple dimensions.
What Residents Say
"Belmont Road is the kind of address that doesn't need to advertise itself. You either know what it means, or you don't. When I tell people where I live, the ones who matter understand immediately." — Long-term owner-occupier (paraphrased from community feedback)
"The walk to Holland Village MRT takes five minutes at most. From there, the Circle Line takes me to my office at Marina Bay in under twenty-five minutes without a single transfer. For a property that feels this secluded, the connectivity is remarkable — it's the best of both worlds." — Resident executive, financial services sector
"My children attend the Lycée Français, which is literally a ten-minute walk. The Swiss School and the Hollandse School are at the same distance. We chose this address specifically for the school access, but we stayed because Belmont Road itself is extraordinary — there is simply nowhere else in Singapore that feels like this." — Expatriate resident, European family
Strengths & Weaknesses
- Freehold tenure on one of Singapore's most prestigious residential streets
- Exceptional MRT access — Holland Village CC21 at 0.33 km (5-minute walk)
- Ultra-boutique scale (10 units) delivers near-private pool and estate-like quietude
- PSF of ~S$1,916 is significantly below FH D10 peers Leedon Green and Hyll on Holland
- International school cluster within 1.55 km: Swiss School, Lycée Français, Hollandse School, Hwa Chong International
- Elite local schools nearby: Raffles Girls' Primary (1.45 km) and Hwa Chong Institution (1.51 km)
- Generously sized units (~3,000–3,500 sq ft) bridge the gap between strata and landed living
- Holland Village lifestyle amenities, One Holland Village retail, and Botanic Gardens within easy reach
- High average rental of S$13,433/month signals deep demand from senior corporate expat tenants
- Belmont Road GCB enclave context confers address prestige unmatched by most strata developments
- Extremely low liquidity — only 2 sale transactions on record; resale exit timeline is unpredictable
- Low gross yield of 2.7% (based on 3 rental transactions) makes this unsuitable as an income-generating investment
- Minimal facilities (pool, parking, security only) — no gym, function rooms, or recreational amenities
- Very limited market data makes accurate independent valuation challenging
- High absolute price quantum (S$5.94M average) narrows the buyer pool significantly
- 10-unit development means MCST management is concentrated among a handful of owners — decision-making depends heavily on owner cooperation
- No new unit launches available — acquisition is entirely secondary market dependent
Verdict
The Belmont is not a property for everyone — and that is precisely its appeal. Ten units on one of Singapore's most exclusive streets, freehold tenure, and average consideration of S$6 million per unit places this firmly in the realm of capital preservation and lifestyle investment rather than yield-driven speculation. With gross yield of just 2.7% — derived from only 3 rental transactions — the numbers confirm what the address already signals: owners are not here for income; they are here because Belmont Road is where they want to live, and where they want their wealth parked.
The PSF of approximately S$1,916 for a freehold CCR D10 property is strikingly competitive when set against neighbours such as Leedon Green (S$2,784/psf) and Hyll on Holland (S$2,648/psf), both of which are also freehold D10 developments but trade at 38–45% premiums. The discount may reflect The Belmont's small quantum of sales data (3 transactions total) and the illiquidity premium inherent in a 10-unit development. For buyers with long holding horizons — particularly those seeking a primary residence rather than a liquid investment vehicle — this pricing dynamic is a structural advantage rather than a concern.
In the final analysis, The Belmont is a prestige address that happens to carry strata title. It delivers GCB-adjacent quietude, near-doorstep MRT connectivity (a combination that is genuinely rare), freehold tenure, and a school catchment that serves elite local and international curricula simultaneously. For the right buyer — a senior executive, a high-net-worth family seeking an owner-occupied primary residence, or a wealth-preservation allocator — The Belmont represents one of the most credentialed boutique addresses in Singapore's residential landscape.