The Beverly
Overview & Key Facts
The Beverly is a 118-unit freehold condominium at 45–47 Toh Tuck Road in District 21, developed by Wah Hoe Development Pte Ltd and completed in 2013. Set across five low-rise storeys, the development occupies a quiet residential address in the Upper Bukit Timah–Clementi Park corridor, within one of Singapore’s most consistently prestigious residential neighbourhoods. With freehold tenure, large unit formats, and a boutique scale of just 118 units, The Beverly targets a distinct market segment: buyers seeking permanence, space, and neighbourhood prestige over urban intensity or transport convenience.
The unit mix at The Beverly is deliberately generous by Singapore standards. Two-bedroom apartments begin at approximately 1,119 sqft; three-bedroom configurations range up to approximately 2,982 sqft; four-bedroom units and penthouses extend to over 4,187 sqft, with private roof gardens available in penthouse tiers. These are not space-efficient investment units — they are spacious residences designed for owner-occupiers who want landed-scale living within a condominium format. This unit sizing is the critical context for understanding the development’s financial profile: the combination of large floor plates and freehold tenure in a prestigious district produces rental income ($5,029 per month average) that is high in absolute terms, but yields a modest gross yield of approximately 2.0% against the $1,236 per sqft average transacted price.
The Beverly’s ShiokNest Score of 49, Walkability Score of 30, and Investment Score of 51 are honest reflections of the development’s character. This is not a transit-oriented urban product — it is a low-density, car-dependent, freehold enclave for buyers who prioritise space, quiet, and the Upper Bukit Timah lifestyle over MRT proximity and investment yield metrics. For its target buyer, the proposition is coherent and compelling. For buyers whose priorities lie elsewhere, the trade-offs are equally clear.
The Bukit Timah school belt is the neighbourhood’s most significant structural demand driver. Bukit Timah Primary School lies approximately 0.1 km from the development — essentially across the road — making The Beverly one of the closest condominium addresses to this sought-after MOE school. Pei Hwa Presbyterian Primary School, Keming Primary School, and Methodist Girls’ School (Primary) are all within 2 km. For families whose school-phase residency planning centres on Phase 2C proximity, The Beverly’s location within Bukit Timah Primary School’s 1 km radius is a genuine functional advantage that few D21 condominiums can match.
Location & Connectivity
The Beverly is located on Toh Tuck Road, a residential artery running through the Upper Bukit Timah corridor in District 21. The address sits between the established Clementi Park estate to the south and the Bukit Timah hill corridor to the north — a quiet, predominantly low-density residential zone characterised by landed housing, mature trees, and proximity to several of Singapore’s most significant nature reserves and green corridors. The immediate streetscape is residential and calm, with none of the urban density or commercial noise that characterises closer-in city-fringe addresses.
The nearest MRT station is Beauty World MRT (DT5), a Downtown Line station located approximately 1 km from the development — a 12 to 15-minute walk that, while technically achievable, is not conducive to daily pedestrian commuting, particularly in Singapore’s climate. King Albert Park MRT (DT6) is similarly distant in the opposing direction. The Walkability Score of 30 accurately reflects this reality: The Beverly is a car-dependent address. Residents who do not own a vehicle will find the daily logistics of this address notably more demanding than at comparable-priced condominiums closer to the DTL corridor. Bus services on Upper Bukit Timah Road provide supplementary connectivity, but the overall public transport journey to the CBD involves a bus leg to Beauty World followed by the Downtown Line — a workable but not seamless commute.
The lifestyle environment of the Upper Bukit Timah address has distinct strengths that counterbalance the transit friction. The Bukit Timah Nature Reserve — Singapore’s highest hill and most biodiverse primary rainforest — is approximately 2 km away, with accessible trailheads that make weekend hiking and nature immersion genuinely part of the residential experience at this address. The Rail Corridor, a 24-km linear park following the former KTM railway alignment, runs nearby and provides cycling and walking connectivity from Upper Bukit Timah southward toward Queenstown. The Dairy Farm Nature Park and Hindhede Nature Park are similarly proximate.
Day-to-day convenience is supported by the Beauty World commercial cluster at the junction of Upper Bukit Timah Road and Jalan Jurong Kechil: Beauty World Centre, Beauty World Plaza, and the nearby Bukit Timah Market and Food Centre collectively provide wet market produce, hawker food, supermarket essentials, and neighbourhood retail within the 1 km walking radius. The Bukit Timah Plaza further north adds a Cold Storage supermarket and additional F&B options. For a larger mall experience, Clementi Mall and West Mall (Bukit Batok) are a short drive away. The daily convenience matrix is adequate for car-owning households but limited for those reliant on foot and bus access.
The school proximity advantage bears emphasis: Bukit Timah Primary School at approximately 0.1 km from The Beverly is the development’s most compelling neighbourhood asset for family buyers. Phase 2C P1 registration priority within 1 km of a sought-after MOE school is a structural demand driver in Singapore’s residential market, and The Beverly’s proximity to Bukit Timah Primary School — combined with Pei Hwa Presbyterian Primary School within 1 km and Methodist Girls’ School (Primary) at approximately 1.9 km — positions the development very favourably for the school-phase family segment.
The international school community in the Upper Bukit Timah corridor adds a complementary demand layer. The German European School Singapore (GESS), Integrated International School (IIS), and Nexus International School are all within proximity, providing a reason for the expatriate family demographic to consider the Toh Tuck Road address. The Bukit Timah corridor has historically maintained strong expatriate residential demand, and The Beverly’s large unit formats (4-bedroom, penthouse with roof garden) align with the space expectations of international families.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | jc | ~1.1 km |
| Ngee Ann Polytechnic | tertiary | ~1.2 km |
| Henry Park Primary School | primary | ~1.5 km |
| Singapore University of Social Sciences | tertiary | ~1.6 km |
| Nan Hua High School | secondary | ~1.8 km |
| Bukit View Primary School | primary | ~1.9 km |
Facilities
The Beverly provides a standard condominium facilities programme appropriate for its boutique 118-unit scale. The amenity offering includes a swimming pool with waterfall feature, whirlpool and jacuzzi, gymnasium, playground, jogging track, meeting rooms, and basement car parking, with 24-hour security throughout. Given the development’s emphasis on large-format living — units starting from 1,119 sqft and reaching over 4,000 sqft in the penthouse configurations — the facilities deck is adequate rather than exceptional; the implicit proposition is that residents at this address are buying space, nature proximity, and neighbourhood prestige rather than resort-style amenity.
The swimming pool with waterfall element and whirlpool provides the recreational core of the facilities programme. For a 118-unit development, the pool is unlikely to be heavily congested, which is a meaningful quality-of-experience advantage over larger-scale developments where pool access can be constrained during peak hours and weekends. The jogging track allows residents to exercise within the development perimeter, though the nearby Bukit Timah and Rail Corridor routes offer a far more compelling outdoor running environment within minutes of the development.
The penthouse configurations at The Beverly introduce a distinctive amenity tier within the development itself: private roof gardens and pools for the penthouse units. These private facilities — accessible only to the specific penthouse unit owners — represent an upper tier of living quality within the development and partially explain the very large unit formats (up to 4,187 sqft) and the relatively high average rental income for the development. For penthouse residents, the combination of private outdoor terrace, rooftop pool, and panoramic views over the Upper Bukit Timah greenery represents a landed-equivalent lifestyle within a secured condominium format.
Resident feedback from third-party review platforms highlights maintenance and management concerns as a recurring theme at The Beverly. Reports of plumbing issues, water seepage, tile cracking, and common area upkeep deficiencies suggest that the development’s MCST management has faced challenges maintaining the building to the standard expected of a premium freehold product. Prospective buyers are advised to conduct a thorough due diligence visit, review MCST meeting minutes, and assess the building condition in detail before committing to a purchase — particularly for units on higher floors where seepage risks from the roof garden and pool areas are more acute.
Unit Sizes & Layout
The Beverly’s defining characteristic as a product is its unit generosity. In a Singapore residential market where the typical new condominium two-bedroom unit has compressed toward the 600–800 sqft range, The Beverly’s two-bedroom configurations beginning at 1,119 sqft — and extending up to 2,131 sqft in the larger two-bedroom variants — represent a fundamentally different category of living space. The three-bedroom configurations (1,389 to 2,982 sqft) and four-bedroom units (1,765 to 4,187 sqft) are sized comparably to many landed properties in the surrounding Upper Bukit Timah corridor, providing genuinely spacious living for families who want condominium security and facilities without compromising on interior floor area.
Sixty-two distinct floor plan variants are offered across the 118 units, reflecting the development’s willingness to customise and differentiate unit configurations even within its small overall scale. This variety spans standard two- and three-bedroom layouts through to the penthouse configurations with private roof garden and pool — a range from functional family living to premium residential product at the upper end. The average unit size implied by the $1,236 PSF average and $5,029 average monthly rental is approximately 1,700–2,000 sqft, consistent with the mid-range three-bedroom and larger two-bedroom configurations forming the bulk of the development’s transacted mix.
The five-storey low-rise format creates a building scale that feels more akin to a boutique residential block than a standard multi-storey condominium tower. Units on the upper storeys benefit from treetop-level views over the mature vegetation of the Upper Bukit Timah corridor; lower-floor units may face into the pool deck or garden landscaping. The relatively shallow floor count (five storeys) means that elevator wait times and corridor congestion are minimal — a quality-of-life advantage for daily living that is understated in listing materials but meaningful in practice, particularly for families with young children or elderly residents.
The interior specifications at The Beverly are consistent with the development’s vintage (2013) and positioning. Buyers should expect competent but not exceptional finish quality compared to newer luxury launches in the corridor; kitchens and bathrooms are functional but may benefit from upgrading in some resale units depending on maintenance history. Given the maintenance concerns flagged in resident reviews, buyers of resale units should budget for potential rectification works and assess the condition of wet areas, fixtures, and waterproofing during any inspection visit. The large unit sizes do provide meaningful scope for interior renovation that can meaningfully elevate the living quality of the space.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $1,528 | $1,727,000 |
| 4 BR | 7 | $1,677 | $2,842,698 |
| 5 BR | 16 | $1,006 | $2,727,500 |
Pricing & Market Position
Based on 25 recorded transactions, sale prices range from $1,666,000 to $3,800,000, averaging $2,679,716 (~$1,775 psf).
Rents range from $2,800 to $7,700 per month across 84 rental transactions. Current rental yield sits at approximately 2.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 42.2% (from $1,112 to $1,582 psf).
Neighbourhood Comparison
The most relevant direct comparables for The Beverly within the D21 corridor are other freehold condominiums of similar vintage and positioning on or near Toh Tuck Road and the Bukit Timah hill corridor. Forett at Bukit Timah (freehold, 633 units, 2024 TOP, also on Toh Tuck Road) represents the nearest-comparable newer development: a larger-scale nature-themed condominium averaging approximately $2,046–$2,746 PSF in current transactions, a material PSF premium over The Beverly’s $1,236–$1,789 PSF range. The PSF gap between Forett and The Beverly reflects both the new-versus-resale vintage differential and Forett’s more extensive facilities programming, larger pool deck, and more polished landscaping. However, Forett’s unit configurations are more compact (maximised for yield and scale), while The Beverly’s unit sizes remain genuinely spacious — a differentiation that retains relevance for the owner-occupier family segment.
Mayfair Gardens and Mayfair Modern (99-year leasehold, 2023 TOP, near King Albert Park MRT) transact in the $1,900–$2,300 PSF range — a higher PSF than The Beverly, but on a leasehold basis, representing a premium for MRT proximity (King Albert Park DT6 is walkable) and newer development quality. For a freehold-versus-leasehold comparison at similar PSF levels, The Beverly at $1,236–$1,789 PSF freehold represents structurally better value than the Mayfair development at similar absolute pricing — the leasehold tenure is a meaningful long-term consideration for buyers in the 25-year-plus ownership horizon.
Within the broader D21 corridor, the 99-year leasehold Clement Canopy (near Clementi MRT) provides a price-bracket reference point: leasehold D21 condos near MRT stations trade at $1,600–$1,900 PSF, broadly comparable to or above The Beverly’s freehold PSF range. This pricing structure reflects the Singapore market’s persistent prioritisation of MRT proximity as a capitalised value driver — at current market prices, The Beverly’s freehold premium over leasehold D21 MRT-adjacent developments is thin or absent on a PSF basis, which creates a relative value argument for freehold-seeking buyers who are comfortable with the car-dependent lifestyle.
The most apposite long-term comparison is the surrounding landed housing market in the Upper Bukit Timah corridor. Landed properties on Toh Tuck Road and the adjacent streets trade at $1,200–$1,600 PSF on land, representing a broad PSF parity with The Beverly’s current condominium pricing. For buyers who want landed-scale interior space without the full maintenance responsibility of a landed title, The Beverly at a PSF consistent with the surrounding landed market offers a coherent value proposition — particularly for freehold buyers who want the permanence of land tenure without the hands-on ownership burden that landed property entails. The comparison also illustrates the ceiling on capital appreciation for The Beverly: at landed PSF parity, there is limited upside from further PSF compression toward landed prices, and the trajectory is determined by the broader Upper Bukit Timah land market rather than any development-specific factors.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE BEVERLY | Freehold | 2013 | 118 | $1,775 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,489 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,955 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
ShiokNest Scores
Our proprietary scoring system evaluates THE BEVERLY across multiple dimensions.
What Residents Say
“We’ve been here since 2015 and the size of the unit is why we stay. Our three-bedroom is nearly 2,000 sqft — it feels like a landed house. The quiet and greenery of Upper Bukit Timah are worth the trade-off on MRT distance.”
— Owner review via Singapore Expats Condo Directory
“The school proximity was the deciding factor for us. Bukit Timah Primary is literally at the end of the road. For Phase 2C P1 registration we needed to be within 1 km, and The Beverly delivers that at a price point significantly below the landed housing in the same catchment.”
— Family buyer comment via PropertyGuru
“The management has been a persistent frustration. Maintenance response times are slow, and we have had recurring issues with water seepage that took far too long to resolve. The location and unit size are excellent but the management execution needs improvement.”
— Resident review via Singapore Expats Condo Directory
“We are expatriate tenants in the penthouse configuration and find the space extraordinary by Singapore standards — 3,750 sqft with a private rooftop pool. The children can cycle to Bukit Timah trails on weekends. For an expat family, this is a genuinely different quality of life.”
— Tenant comment via SRX Property
The resident feedback profile at The Beverly divides clearly along two axes: the lifestyle and space proposition, which residents consistently praise, and the building management and maintenance execution, which draws recurring criticism. The development attracts long-stay owner-occupiers and family tenants who value the Upper Bukit Timah school belt, the generous unit sizes, and the green lifestyle environment over transit convenience and urban amenity. Management friction has been a persistent theme across multiple review platforms, suggesting systemic rather than isolated MCST issues. Buyers should conduct thorough pre-purchase due diligence on the building’s maintenance history and current MCST financial reserves before committing.
Strengths & Weaknesses
- Freehold tenure in District 21 (Upper Bukit Timah) — one of Singapore’s most prestigious and supply-constrained residential corridors, with permanent land ownership
- Exceptionally generous unit sizes: 2-bedroom from 1,119 sqft, 3-bedroom to 2,982 sqft, 4-bedroom and penthouse to over 4,187 sqft with private roof garden — landed-scale living in a condominium format
- Bukit Timah Primary School approximately 0.1 km away — within the 1 km Phase 2C P1 registration radius, one of the closest condominium addresses to this sought-after MOE school
- Boutique scale of 118 units: low pool congestion, minimal corridor noise, community feel, and a residential density that reflects the low-density character of the Upper Bukit Timah neighbourhood
- Proximity to Bukit Timah Nature Reserve, Rail Corridor linear park, and Dairy Farm Nature Park — a green lifestyle environment that few Singapore condominium addresses can match
- Pei Hwa Presbyterian Primary School within 1 km and Methodist Girls’ School (Primary) at approximately 1.9 km — the Upper Bukit Timah school belt supports consistent family rental demand
- International school cluster nearby: German European School Singapore, Integrated International School, and Nexus International School — supporting sustained expatriate family tenancy demand
- PSF competitive with surrounding landed market ($1,200–$1,600 PSF): freehold condominium at landed-comparable PSF with none of the hands-on maintenance responsibility of landed ownership
- Low-rise five-storey format: minimal elevator wait times, no high-rise wind issues, treetop-level views on upper floors, and a building scale appropriate to the residential character of the neighbourhood
- Walkability Score 30 — car-dependent address; Beauty World MRT (DT5) is approximately 1 km away (12–15 minute walk), making daily pedestrian commuting to public transport genuinely inconvenient
- Gross yield approximately 2.0% — thin carry for leveraged investors; does not support most geared acquisition structures and requires an equity-hold or long-horizon capital appreciation thesis
- Documented maintenance and management concerns: resident reviews report recurring plumbing issues, water seepage, tile cracking, and MCST management responsiveness gaps — pre-purchase due diligence is essential
- Building now over a decade old (2013 TOP): buyers should expect some age-related rectification costs and budget for potential upgrading of kitchens, bathrooms, and waterproofing in resale units
- ShiokNest Score 49 and Investment Score 51 — mid-range scores reflecting the car-dependent location, thin yield, and management execution issues against the freehold tenure and school belt advantages
- Limited convenience within walking distance: Beauty World commercial cluster is 1 km away; larger malls and major supermarkets require a drive, making the address challenging without a car
- Relatively modest facilities for the price tier: pool, gym, and jogging track are adequate but not resort-style — buyers seeking extensive lifestyle facilities should evaluate newer launches in the corridor
Verdict
The Beverly is a coherent product for a well-defined buyer: the freehold-seeking family who values space, school belt proximity, and Upper Bukit Timah green lifestyle over MRT walkability, investment yield, and urban conveniences. At $1,236 PSF average, it represents a modest entry point into freehold D21 relative to newer launches in the corridor. Its large unit formats (from 1,119 to over 4,000 sqft), proximity to Bukit Timah Primary School (approximately 0.1 km), and access to the Upper Bukit Timah nature corridor create a residential proposition that is genuinely differentiated within the Singapore condominium market.
The financial thesis is modest but real. A 2.0% gross yield on freehold land in D21 — one of Singapore’s most consistently prestigious and supply-constrained residential districts — provides a thin but positive carry for investors who hold over the long term and expect capital appreciation from the Bukit Timah corridor’s structural demand drivers: limited new freehold supply, sustained school belt demand, and long-term URA master plan support for the western residential corridor. The gross yield will not service a highly leveraged acquisition; this is a low-leverage or equity-hold investment proposition, not a geared yield play.
The Beverly is the right answer for freehold-seeking owner-occupiers who want landed-scale living within a condominium format, Bukit Timah Primary School P1 registration proximity, and the green lifestyle of Upper Bukit Timah — and who own a car and prioritise space over MRT convenience.
The management and maintenance concerns documented in resident reviews are the most significant near-term risk for prospective buyers. A development with reported plumbing, seepage, and building condition issues — particularly on a property now over a decade old — requires rigorous pre-purchase due diligence. Buyers should request MCST meeting minutes for the past three years, review the sinking fund balance and any outstanding rectification works, and commission an independent building inspection of any specific unit under consideration. The maintenance risk is manageable with thorough investigation; it is not a reason to dismiss the development, but it demands careful underwriting.
For the Bukit Timah Primary School catchment buyer, the proposition is particularly strong: very few freehold condominium addresses in Singapore place the buyer within 0.1 km of a sought-after MOE primary school, in a prestigious district, at a PSF that is competitive with surrounding landed pricing. That combination — school proximity, freehold tenure, neighbourhood prestige, large units — is the core of The Beverly’s value case, and for families in the P1 registration phase, it is a genuinely compelling one.