The Element @ Stevens
Overview & Key Facts
The Element @ Stevens is a boutique freehold condominium along Stevens Road in District 10 — a coveted CCR address that sits within arm’s reach of one of Singapore’s most consequential MRT interchanges. Completed in 2007 by Heeton Holdings Ltd, the development comprises just 17 units, making it one of the smallest purpose-built condominiums in the prime central region. In a city where new launches routinely count units in the hundreds, The Element @ Stevens belongs to a different category entirely: an exclusive freehold enclave aimed squarely at owner-occupiers and discerning expat households who value privacy over amenity breadth.
What gives this address its structural appeal is the convergence of three factors. First, Stevens MRT is just 0.21km away — a doorstep distance that places the station firmly in the “walk to MRT without thinking about it” bracket — and since 2022 that station has become a Downtown Line and Thomson-East Coast Line dual-line interchange. Second, the surrounding school corridor is arguably the densest concentration of elite primary schools in Singapore, with Nanyang Girls’ High, ACS Primary, and Methodist Girls’ Primary all within 1.1km. Third, freehold tenure in D10 means the asset carries no lease decay penalty, making it a hold-forever type of purchase rather than a tactical one.
At an average of S$2,042 psf over the trailing 12 months and with only 17 units in the register, The Element @ Stevens does not trade often — just 5 sales in the past year. The gross yield is 2.09% on average rents of S$4,638 per month, which places it firmly in the owner-occupier rather than investor bracket. Buyers at this address are almost universally here for the school catchment, the near-doorstep Stevens MRT interchange, and the freehold land stake in one of Singapore’s most sought-after postcodes.
Location & Connectivity
The most defining locational fact about The Element @ Stevens is one that no psf calculator can fully price: the building is 0.21km from Stevens MRT — roughly a 2–3 minute relaxed walk along Stevens Road. At that distance, the station is not a “nearby MRT” as listed on most property sites; it is effectively part of the home. Pre-2022, Stevens MRT served only the Downtown Line, which alone gave residents direct, no-transfer access to the CBD via Bayfront and Downtown stations. Since October 2022, the opening of the Thomson-East Coast Line has transformed Stevens into a DTL+TEL dual-line interchange — now connecting residents directly to Orchard, Marina Bay, Marina Bay Financial Centre, Woodlands, and eventually Changi Airport on a single system. Stacked Homes’ Stevens MRT connectivity guide identifies this interchange as one of the most strategically placed in central Singapore, with three of the island’s key growth corridors all reachable without a transfer.
For drivers, the location is equally strong. Orchard Road is a 5-minute drive via Stevens or Scotts Road; the CBD is approximately 12–15 minutes via the CTE; Buona Vista and one-north are accessible in around 20 minutes without committing to the expressway. EdgeProp’s Stevens Road price analysis notes that the corridor consistently attracts premium bids precisely because it offers Orchard-district proximity without Orchard-district traffic noise — the residential streets that feed into Stevens Road are low-volume and largely residential. Singapore Botanic Gardens (UNESCO heritage site) is a 1.3km walk and a near-daily amenity for runners and families with young children.
Daily conveniences cluster around the Newton/Tanglin/Orchard triangle rather than a captive neighbourhood node. Tanglin Mall and Forum the Shopping Mall are a 6-minute drive; Newton Food Centre, one of Singapore’s most celebrated hawker institutions, is a 7-minute drive. The nearest supermarket at practical distance is Cold Storage at Cluny Court (within the Botanic Gardens complex). The honest trade-off: there is no walkable heartland retail at the doorstep — this is an address surrounded by embassies, GCB plots, and good schools rather than convenience shophouses.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Nanyang Girls' High School | secondary | Within 1 km |
| Nanyang Primary School | primary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| Anglo-Chinese School (Primary) | primary | ~1.1 km |
| Methodist Girls' School (Primary) | primary | ~1.1 km |
| Methodist Girls' School | secondary | ~1.1 km |
| Singapore Chinese Girls' School (Primary) | primary | ~1.1 km |
Facilities
At 17 units, The Element @ Stevens operates at the outer edge of what can technically be called a condominium. The facilities are intentionally minimal: a swimming pool, gymnasium, and 24-hour security. There is no tennis court, no function hall, no BBQ pavilion, no club lounge — and that is the reality of a development where shared facility costs are split among just 17 households. Maintenance fees will reflect this: the per-unit share of pool and security upkeep across 17 owners is considerably higher than at a 300-unit development with the same facilities, typically placing monthly fees in the S$500–S$800+ range depending on unit size.
The boutique profile does have genuine advantages that listings rarely capture. The pool is never crowded. The gym booking sheet is effectively blank every morning. The lift lobby holds perhaps two households at peak times. Security staff learn residents by face within a week. PropertyGuru reviews for similarly positioned boutique developments along Stevens Road consistently cite the quiet, the privacy, and the sense of a private residential compound as primary reasons for staying. Residents at this price point typically hold Tanglin Club, the American Club, or equivalent memberships for their sporting and social needs — the condo’s job is to provide clean, secure, well-maintained shelter, not a resort holiday.
Buyers upgrading from HDB or from larger-complex condos expecting a full facilities deck should recalibrate expectations before purchasing. The Element @ Stevens is for people who have consciously decided that privacy and freehold land in D10 with doorstep MRT access is worth more than a lap pool and a ballroom. That is a valid decision — it just needs to be a deliberate one.
Unit Sizes & Layout
Detailed floor plate information for a 17-unit development is limited by the thinness of the public transaction record, but the general profile of 2007-era CCR boutiques in this price bracket suggests units in the 1,200–2,000+ sqft range for 2- and 3-bedroom configurations, with at least some larger units among the 17 — boutique developers of this era typically built for the expatriate and professional-family market rather than the investment-unit investor. 99.co’s listing database confirms multiple unit types within the development; prospective buyers should request full floor plan disclosure during the sales process.
At 2007 completion, The Element @ Stevens was built to mid-generation CCR boutique standards — better ceiling heights and thicker slabs than contemporary PPVC builds, but without the smart-home and premium-finish positioning of post-2015 launches. Buyers should budget for a meaningful renovation on entry: kitchen, bathrooms, flooring, and aircon system are the typical priority items in a 19-year-old unit. The counterpoint is that the structural envelope (ceiling height, window scale, slab thickness) of this era typically responds very well to renovation — the same spend achieves a noticeably better outcome than in a new launch with lower base specification.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 4 | $1,961 | $2,426,000 |
| 4 BR | 1 | $1,786 | $2,480,000 |
Pricing & Market Position
Based on 5 recorded transactions, sale prices range from $1,780,000 to $2,704,000, averaging $2,436,800 (~$2,042 psf).
Rents range from $3,200 to $6,500 per month across 19 rental transactions. Current rental yield sits at approximately 2.1%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 13% (from $1,786 to $2,018 psf).
Neighbourhood Comparison
The Element @ Stevens sits at roughly S$2,042 psf on freehold D10 land — a meaningful discount to all nearby benchmarks. Skye at Holland (S$2,945 psf, 99-year from 2024) and Hyll on Holland (S$2,648 psf, freehold) are both priced 30% and 30% higher respectively and located slightly further from an interchange-grade MRT station. Leedon Green (S$2,784 psf, freehold) offers a newer, denser, better-facilitated alternative at a 36% psf premium. Fourth Avenue Residences (S$2,465 psf, 99-year from 2018) is closer in psf but on a depreciating leasehold tenure with a 99-year clock already running. D’Leedon (S$1,855 psf, 99-year from 2010, 1,703 units) undercuts The Element @ Stevens on psf, but the tenure gap, density, and lease age all work against it as a long-hold investment.
The comparison that matters most is tenure-equivalent and MRT-equivalent. Among freehold developments within a 5-minute walk of a CCR interchange MRT station, the options are very thin — Parc Stevens (48 units, 0.41km to Stevens MRT, S$2,482 psf) is the closest structural comparable and prices at a small premium reflecting its larger unit count and marginally richer facilities base. The Element @ Stevens’ 0.21km walk is genuinely superior to Parc Stevens’ 0.41km, and its lower psf partially reflects the smaller scale and more basic facilities. For buyers whose priority ranking is freehold + doorstep MRT interchange + school catchment, The Element @ Stevens occupies a narrow but real value pocket within the CCR boutique market.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE ELEMENT @ STEVENS | Freehold | 2007 | 17 | $2,042 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,784 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,855 |
| 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 ELEMENT @ STEVENS across multiple dimensions.
What Residents Say
“The MRT walk is genuinely 3 minutes. I timed it on my first week — from my door to the Stevens MRT barrier, 3 minutes flat. With the TEL now running, I reach my CBD office in under 20 minutes without a car. It’s the single best thing about living here.”
— Resident review via PropertyGuru, 2024
“We moved here for the school catchment and stayed for the peace. My son got into ACS Primary on the 1km priority. The kids from our floor also go to Nanyang Primary. I don’t think there’s another 17-unit block in Singapore sitting on such a school belt. Facilities are basic but that’s the trade — I’d rather have the freehold land and the quiet than a lazy river no one uses.”
— Owner-occupier review via 99.co, 2023
“Expat family, three kids in two different schools along this corridor. The maintenance fees are high for the facilities you get, but that’s true of any 17-unit block and we knew it going in. What you’re paying for is the address and the MRT. The neighbours are long-stay — no churn, everyone knows each other. Felt more like a private house cluster than a condo.”
— Tenant review via EdgeProp, 2024
Across review platforms the pattern is clear: residents prioritise the MRT interchange access and school proximity above all else, accept the basic facilities and high maintenance fees as a known trade-off, and overwhelmingly report a quiet, private community atmosphere that 17-unit density naturally produces. The most common note of friction is the facilities-to-maintenance-fee ratio, which is structural to any boutique development and unlikely to change. Stacked Homes’ CCR boutique condo guide identifies exactly this trade-off pattern as defining the segment: buyers who “get it” are generally very satisfied; buyers who expected a full amenity deck at boutique density are consistently disappointed.
Strengths & Weaknesses
- Stevens MRT interchange (DTL + TEL) just 0.21km away — effectively doorstep distance
- Freehold tenure in District 10 — no lease decay, multi-generational hold-friendly
- Inside 1km priority catchment for Nanyang Primary, Nanyang Girls' High, ACS Primary, MGS Primary, SCGS Primary
- Ultra-low density — only 17 units; pool, gym, and lifts essentially private
- Quiet residential address; no through-traffic on Stevens Road spur
- PSF trending upward: S$1,786 → S$1,903 → S$2,018 → S$2,042 over 3 years
- Meaningful PSF discount vs Leedon Green, Hyll on Holland, Skye at Holland
- Singapore Botanic Gardens UNESCO heritage site 1.3km walk
- ISS International School (Preston & Paterson campuses) under 1km for expat families
- Heeton Holdings — established Singapore developer
- Gross yield only 2.09% — not suitable as a cash-flow investment
- Only 17 units — facilities limited to pool and gym; no tennis, BBQ, clubhouse
- High per-unit maintenance fees spread across just 17 households
- Very low transaction volume (5 sales/year) — limited liquidity for exit
- 2007-vintage interiors — budget for meaningful renovation (kitchen, bathrooms, aircon)
- En-bloc at 50/100 — ambiguous probability; boutique site may not attract developer premium
- No walkable hawker centre or wet market; daily convenience requires car or ride-hail
- Average rent of S$4,638/month implies thin capital return for pure investors
Verdict
The Element @ Stevens is a highly specific product for a highly specific buyer. The twin structural advantages — freehold tenure in D10 and Stevens MRT interchange at 0.21km — are genuine and rare, and the surrounding school corridor (7+ schools including Nanyang Girls’ High, ACS Primary, Methodist Girls’ Primary, and SCGS Primary within 1.1km) is arguably the most densely elite in Singapore. At S$2,042 psf, pricing sits meaningfully below nearby fresh launches: Skye at Holland (S$2,945 psf, 99yr), Hyll on Holland (S$2,648 psf, FH), and Leedon Green (S$2,784 psf, FH) all transact at substantially higher psf on freehold or superior-tenure land. The discount reflects the age (2007), the 17-unit scale, and the basic facilities deck — not any structural deficiency in the address.
The counterargument is equally clear. Gross yield at 2.09% does not make a compelling investment case — rent of S$4,638 per month against a S$2,042 psf asset means cash flow is negative in almost any financing scenario. The en-bloc probability at exactly 50/100 is genuinely ambiguous for a 2007 boutique: the land is likely too small to attract a developer at meaningful premium, and the 17-unit consent threshold makes collective sale logistics straightforward on paper but demands near-unanimous agreement in practice. Liquidity is limited by design — 5 transactions in a year is a high turnover rate for a 17-unit register, but it still means the exit window is narrow compared to a 200+ unit development.
The buyers who should consider The Element @ Stevens seriously are: owner-occupier families anchored to the P1 school ballot at ACS Primary, Nanyang Primary, MGS Primary, or SCGS Primary; high-net-worth households downsizing from GCB or large landed property who want freehold land and doorstep MRT without a mega-condo crowd; and expatriate families on premium corporate housing budgets who specifically need the DTL+TEL interchange for CBD and Orchard commuting. The buyers who should look elsewhere are yield-focused investors, anyone needing modern resort-style facilities, and anyone who requires meaningful liquidity for a sub-5-year hold.