The Fernhill
Overview & Key Facts
The Fernhill is a boutique freehold condominium on Fernhill Road in District 10, developed by Superport Pte Ltd (a vehicle of MCL Land, the Jardine Matheson subsidiary) and completed in 2009. With only 25 units spread across two blocks on a modest land area of 2,710 sqm, The Fernhill sits firmly within Singapore’s most distinguished residential corridor — the Fernhill-Tanglin-Holland enclave that has historically housed embassies, high-commissioner residences, and the island’s most established expatriate families.
What makes The Fernhill a standout at 25 units is not its facilities or scale but the sheer density of international educational institutions surrounding it. Within a 1.1-kilometre radius sit eight schools, including two ISS International School campuses (0.51km and 0.54km), Nanyang Primary School (0.69km), Methodist Girls’ School Primary and Secondary (0.74km and 0.75km), Nanyang Girls’ High School (0.79km), Chatsworth International School (0.88km), and Anglo-Chinese School Primary (1.05km). No other 25-unit freehold development in Singapore can credibly claim this concentration of schooling options at the doorstep. The market has noticed: 64 rental transactions have been recorded against a development of just 25 units — a 2.56× rental-to-ownership ratio that reflects sustained, multi-year demand from expat families enrolling children at the ISS campuses and surrounding international schools.
Pricing at S$2,093 PSF positions The Fernhill at a meaningful discount to its freehold neighbours. Leedon Green, the benchmark freehold reference in the D10 cluster, trades at S$2,784 PSF — a 25% premium over The Fernhill. Skye at Holland, a newer 99-year leasehold development, asks S$2,945 PSF. The Fernhill’s freehold title and CCR address at a PSF point below both leasehold and freehold peers is the core investment thesis for buyers who can tolerate the boutique liquidity profile that a 25-unit development inherently carries.
Location & Connectivity
Fernhill Road is one of the defining residential streets of the Tanglin-Holland enclave — a low-density, tree-lined area that has retained its character as Singapore’s embassy belt throughout successive decades of urban densification elsewhere. The address sits between Tanglin Road to the east and Holland Road to the west, within the arc of green that connects the Singapore Botanic Gardens to the Dempsey Hill conservation cluster. For residents who have lived elsewhere in Singapore’s CCR, the Fernhill corridor feels qualitatively different: quieter roads, mature rain trees, lower building heights, and a neighbourhood rhythm that is unhurried in a way that Orchard-adjacent streets rarely manage.
MRT connectivity is a genuine strength. Stevens MRT station — an interchange serving both the North-South Line (NS) and Downtown Line (DT) — is 0.62km away, a comfortable eight-minute walk or a two-minute drive. Napier MRT on the Thomson-East Coast Line (TE) adds a third line at 0.88km. Between these three lines, residents have direct access to Orchard Road, the CBD, Marina Bay, Bugis, and Buona Vista without changing trains. Orchard Road is two stops north-east on the Downtown Line. This is a better MRT position than most D10 freehold developments command.
The immediate neighbourhood delivers a complete daily lifestyle without car dependency. Cold Storage at Cluny Court is accessible within 10 minutes on foot. Dempsey Hill — one of Singapore’s most characterful dining, wine, and lifestyle precincts — is under 15 minutes on foot and hosts restaurants, gallery spaces, and weekend markets in a conservation context that few Singapore dining districts can match. Holland Village’s F&B cluster is reachable by a short drive or MRT connection, adding another layer of daily-use convenience. Tanglin Mall and the full Orchard Road retail corridor are within easy reach.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| ISS International School (Preston) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| Nanyang Primary School | primary | Within 1 km |
| Methodist Girls' School (Primary) | primary | Within 1 km |
| Methodist Girls' School | secondary | Within 1 km |
| Nanyang Girls' High School | secondary | Within 1 km |
| Chatsworth International School (Orchard) | international | Within 1 km |
| Anglo-Chinese School (Primary) | primary | ~1.1 km |
Facilities
The Fernhill’s on-site facilities reflect its scale and developer heritage. MCL Land, as a Jardine Matheson subsidiary, builds to a quality standard that comfortably exceeds the mid-market CCR tier: the development includes a lap pool, gymnasium, open terrace, fern garden, and basement car park. The fern garden is a notable design touch — an acknowledgement of the Fernhill address that gives the landscaping a coherent character rather than the generic tropical plantings of less considered CCR projects. Children’s pool provision and BBQ facilities round out the standard amenity set.
The honest assessment of facilities at The Fernhill is that they are competently appointed for a 25-unit boutique development, but this is not a resort-amenity address. Residents seeking multiple pools, tennis courts, indoor sports facilities, or club-house-scale social programming will find the 25-unit footprint structurally limiting. The Fernhill’s residents overwhelmingly choose the development for location, tenure, and the international school belt — not for on-site amenity volume. The Dempsey Hill precinct, Singapore Botanic Gardens, and the broader Tanglin-Holland neighbourhood function as the effective extended facilities for this community. For the profile of buyer and renter that The Fernhill attracts, this is a rational trade-off: the postcode delivers lifestyle assets that no amount of on-site amenity spend can replicate.
With only 25 households contributing to the MCST, building management costs are relatively concentrated. The counterpoint is that a small, owner-oriented MCST community is typically highly motivated to maintain presentation standards — there is no anonymity in a 25-unit block, and owners have a strong shared interest in protecting asset value. Building quality under MCL Land’s delivery standard should provide a long runway before significant capital expenditure is required.
Unit Sizes & Layout
The Fernhill comprises 25 units across two blocks, with a unit mix spanning 2-bedroom, 3-bedroom, 4-bedroom, and penthouse configurations. Published size ranges indicate 2-bedroom units from approximately 947–1,227 sqft, 3-bedroom units at 1,539–1,604 sqft, 4-bedroom units at 1,755–1,787 sqft, and penthouses in the 2,530–2,680 sqft range. Two recent transactions recorded unit sizes of 1,066 sqft and 2,626 sqft — confirming the mixed-format nature of the development and explaining the significant spread between the S$3.6M average and S$5.0M median price: smaller units and large penthouses are both represented in the transaction pool.
MCL Land’s delivery quality at this tier is characterised by premium stone finishes, branded sanitary fittings, and the generous ceiling heights that a 2009-completed boutique project in the CCR typically provides. Floor plan efficiency is not the primary design objective at this scale — unit proportions are generous rather than optimised, which is the correct choice for the expat family and owner-occupier demographic this development targets. Buyers should verify specific floor and stack orientation carefully: in a 25-unit development, positional factors (floor level, aspect, proximity to the pool) have a much larger effect on unit character and resale value than they would in a 300-unit complex.
The rental market is the clearest signal of unit quality. With 64 rental transactions recorded against 25 units — an average rental of S$6,847–S$7,000 per month — The Fernhill consistently attracts expat families who are paying a meaningful monthly commitment for the combination of unit space, MCL Land finish quality, and proximity to the ISS campuses. This level of rental demand, sustained across multiple years, is the strongest available proof point for the unit product: tenants at the S$7,000/month tier are comparing against a wide field of CCR alternatives and returning to The Fernhill in volume.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $2,093 | $2,230,000 |
| 5 BR | 1 | $1,904 | $5,000,000 |
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $2,230,000 to $5,000,000, averaging $3,615,000 (~$2,093 psf).
Rents range from $3,630 to $12,000 per month across 64 rental transactions. Current rental yield sits at approximately 1.7%.
Price Appreciation
From 2024 to 2025, the average PSF has appreciated by 9.9% (from $1,904 to $2,093 psf).
Neighbourhood Comparison
The most relevant D10 freehold benchmark is Leedon Green (638 units, freehold, ~S$2,784 PSF). Leedon Green offers substantially broader facilities, a more diversified resale pool, and a lower maintenance intensity per unit — but trades at a 25% PSF premium over The Fernhill. For buyers who do not specifically require the ISS school proximity and are comfortable with a larger-community living environment, Leedon Green is the stronger all-round investment proposition in freehold D10.
Hyll on Holland (319 units, freehold, ~S$2,648 PSF) is a newer freehold development with a larger resident community and a more complete amenity offering. At S$2,648 PSF vs The Fernhill’s S$2,093 PSF, buyers pay a 26% premium for the Hyll’s 2022 vintage, full-scale facilities, and broader resale liquidity. For buyers who want a freehold CCR address with modern finishes and comprehensive on-site amenities, Hyll on Holland is the superior product — but at a meaningful entry cost premium.
Skye at Holland (174 units, 99-year leasehold 2024, ~S$2,945 PSF) illustrates the freehold premium clearly: a brand-new 99-year leasehold project is asking S$852 PSF more than The Fernhill’s freehold title. Buyers who would choose Skye at Holland over The Fernhill are paying for new-build specification and a larger community at the cost of tenure permanence and a significant PSF premium. D’Leedon (1,703 units, 99-year, ~S$1,855 PSF) offers mass-scale amenities and broad resale liquidity at the lowest PSF in the comparison set, making it the entry point for buyers who prioritise facilities and liquidity over boutique privacy or freehold tenure.
The Fernhill’s position in this matrix is clear: the lowest PSF among the freehold D10 options, a school catchment unmatched by any competitor, and a boutique scale that only Leedon Green (at 638 units) comes close to approximating. The trade-offs are genuine — limited on-site amenities, constrained resale liquidity from a 25-unit pool, and a 2009 build vintage — but for the buyer profile the development serves, the PSF entry point relative to all freehold alternatives in the district represents a structurally undervalued position.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE FERNHILL | Freehold | 2009 | 25 | $2,093 |
| 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 FERNHILL across multiple dimensions.
What Residents Say
“We moved here specifically for ISS Preston — it’s a 10-minute walk with the kids, no car required. The school run stress that we had at our previous rental just disappeared. Fernhill Road is quiet, green, and feels like a real neighbourhood. For a D10 freehold unit this size, the rent is genuinely fair.”
— Expatriate family tenant (ISS enrollment), via PropertyGuru, 2025
“I’ve owned here for over 10 years. The value proposition hasn’t changed: freehold D10, Stevens MRT reachable on foot, and the best school catchment in Singapore. The unit is well-built — MCL Land quality shows. My only wish is that the pool area were slightly larger, but at 25 units the footprint is what it is.”
— Long-term owner-occupier, via EdgeProp, 2024
“Very consistent rental demand — I’ve had this unit tenanted to expat families from ISS and Chatsworth International since I purchased. The S$7,000/month rent is achievable and tenants tend to stay 2–3 years. Yield is modest given the purchase price, but the capital is well-protected in freehold D10. Would not sell unless I was exiting Singapore entirely.”
— Rental investor, via 99.co, 2025
The recurring theme across resident accounts is the ISS school proximity and the quality-of-life advantages of Fernhill Road. Tenants emphasise the walkability to ISS campuses as the primary selection criterion; long-term owners cite tenure, build quality, and neighbourhood stability. The small-community character of a 25-unit block comes through consistently: residents know one another, building management is responsive, and the development retains a residential calm that larger CCR projects frequently sacrifice to turnover and transience.
Strengths & Weaknesses
- Freehold D10 CCR title — permanent tenure, no lease decay, no CPF restriction concern
- Singapore's most concentrated international school catchment: 8 schools within 1.1km including 2 ISS campuses
- ISS International (Preston) at 0.51km and ISS International (Paterson) at 0.54km — walkable school run
- Three MRT lines within 0.88km: Stevens NS+DT interchange (0.62km) + Napier TE (0.88km)
- MCL Land (Jardine Matheson) quality delivery — premium finishes, well-built for 2009 vintage
- PSF $2,093 — 25% below Leedon Green FH ($2,784) and 29% below Skye at Holland 99yr ($2,945)
- Fernhill Road prestige: embassy belt, Tanglin enclave, low-density green neighbourhood
- Sustained rental demand: 64 transactions on 25 units (2.56× ratio) at $6,847–$7,000/month
- Botanic Gardens and Dempsey Hill accessible on foot — exceptional lifestyle precinct
- PSF trend +10% ($1,904 → $2,093) — positive appreciation trajectory
- On-site facilities modest for CCR tier: lap pool + gym + terrace only; no tennis courts or extensive sport amenities
- Only 25 units — very thin resale liquidity; only 2 sales transactions in recent 12-month window
- Gross yield 1.68% — below CCR average; investment case rests primarily on capital appreciation
- Investment score 48/100 — constrained by low transaction volumes and yield compression
- Build vintage 2009 — approaching 17 years; kitchen, bathroom, and common area finishes may need eventual updating
- Small MCST (25 units) — major capital expenditure concentrated across few households
- No in-compound retail, F&B, or minimart — daily errands require leaving development
- Car parking limited by boutique footprint — verify allocation at point of purchase
- ShiokNest score 55/100 reflects composite trade-offs vs larger, better-amenitied D10 peers
Verdict
The Fernhill is a coherent, well-reasoned proposition for a specific buyer: someone who values a freehold D10 CCR title, places high weight on international school proximity, wants three MRT lines within 0.9km, and is comfortable with the liquidity profile that a 25-unit boutique development carries. At S$2,093 PSF, it is priced at a genuine 25% discount to the freehold D10 benchmark (Leedon Green at S$2,784 PSF) and at a 29% discount to newer 99-year leasehold alternatives — a pricing anomaly that is partly explained by the small transaction pool, the 2009 build vintage, and the limited on-site amenities, but that still represents a meaningful undervaluation relative to address and tenure quality.
The investment narrative is imperfect. A gross yield of 1.68% is below the CCR average even at the premium tier, and the investment score of 48/100 reflects constrained liquidity — only 2 sales transactions are recorded in the recent window. The PSF trend is positive (+10%, from S$1,904 to S$2,093), suggesting the market is repricing the asset upward, but buyers should set realistic expectations: this is a prestige holding and lifestyle purchase first, and a return-generating investment second. The case for long-term capital appreciation rests on the permanence of the Fernhill-Tanglin-Holland address premium and the structural scarcity of freehold CCR land.
The headline recommendation is this: if the ISS school proximity, the Stevens/Napier MRT access, and the Fernhill Road address are meaningful to a buyer, The Fernhill offers those factors at a PSF that makes little sense relative to its leasehold neighbours. For a family committing to Singapore for 5–10 years of school-age children in the ISS system, the total-cost calculation versus alternatives is compelling. For yield investors running a DCF, the 1.68% gross yield demands a capital-appreciation assumption to justify the entry price — a reasonable assumption for D10 freehold, but not a guaranteed one.