The Giverny Residences
Overview & Key Facts
The Giverny Residences is an ultra-boutique freehold development on Robin Drive in District 10 CCR — a prestigious enclave within the Bukit Timah belt that has long been synonymous with landed wealth and low-density luxury living. The name pays direct homage to Giverny, Normandy, the French village where Claude Monet lived, painted, and cultivated the water-lily gardens that inspired his most celebrated series. The positioning is deliberate: a garden-inspired sanctuary, an impression of curated beauty amid greenery — branding that aligns perfectly with the Robin Drive streetscape of mature rain trees and detached houses set back from quiet residential roads. Whether the development delivers on that poetic promise is for buyers to judge on inspection, but the cultural reference alone signals the developer’s intent to position this as collector-quality real estate rather than volume housing.
The transaction dataset is extraordinarily thin: just two resale caveats are on record, with an average of S$7,631,415 and a median of S$9,820,800 — a S$2.2 million gap that implies one transaction at approximately S$5.44 million and one at approximately S$9.82 million. All computed scores (walkability, investment, en-bloc, profitability, ShiokNest composite) return N/A because the dataset is insufficient for the scoring engine to produce reliable output. Zero rental transactions are on record. Buyers considering The Giverny Residences must approach this as a genuinely off-market, bespoke acquisition where independent valuation, legal due diligence on title type, and direct market intelligence from agents active in the Robin Drive micro-market replace the public data transparency available on higher-turnover developments.
Location & Connectivity
Robin Drive occupies a prized position in the Bukit Timah / Holland Road heartland of District 10 CCR. The road connects Robin Road to the broader network of quiet residential lanes — Rochalie Drive, Robin Close, King’s Road — that form one of Singapore’s most consistently prestigious low-density enclaves. The character of the neighbourhood is defined by mature, canopy-heavy streets, a predominance of Good Class Bungalows (GCBs) and landed housing, and a conspicuous absence of through-traffic or commercial footprint. Noise, density, and visual clutter are structurally low here, not merely low by accident.
The nearest MRT stations serve two separate lines. Sixth Avenue MRT (Downtown Line) is the closest at approximately 0.7–0.9 km depending on the exact Robin Drive address — a 9–11 minute walk or a very short taxi/private-hire ride. Stevens MRT (Downtown Line / Thomson-East Coast Line) is accessible at approximately 1.0–1.4 km, providing a high-value interchange between the DTL and the TEL — one-seat rides to Orchard, Marina Bay (TEL), and the CBD (DTL) without a bus transfer. Holland Village MRT (Circle Line) is also accessible within 1.5–2.0 km and adds a third line. The honest assessment is that Robin Drive is not a walk-to-MRT neighbourhood: the addressmarket skews heavily to car-dependent households, and this is priced in. Residents without private transport or heavy reliance on ride-hailing will find the connectivity adequate but not outstanding compared to Districts 9, 10 front-belt, or the Orchard/Newton corridor.
Day-to-day amenity is discreet rather than abundant, which is entirely consistent with the GCB-belt character. Cold Storage at Cluny Court and the dining and retail cluster at Sixth Avenue Centre are the nearest daily conveniences. Holland Village offers a richer F&B and retail strip 15–20 minutes on foot or 5 minutes by car. Bukit Timah Nature Reserve is within 2–3 km for trail access, and the Singapore Botanic Gardens UNESCO World Heritage Site is reachable in under 10 minutes by car — a genuine lifestyle asset for the demographic this address serves. Tanglin Mall, Orchard Road, and Great World City cover premium retail and grocery within a 10–15 minute drive.
Facilities
Given the micro-boutique scale of The Giverny Residences and the ambiguity around whether this is a strata condominium or individually titled bungalow development, facilities information must be treated with appropriate caution. If structured as a boutique strata condo — consistent with the “Residences” branding and the implied PSF — the development likely provisions a small swimming pool, landscaped garden areas, covered parking, and basic shared facilities in keeping with the garden-and-sanctuary positioning the Monet-Giverny concept implies. Individual bungalow titles would, by definition, deliver private garden and private pool within each lot rather than shared facilities.
“Robin Drive is one of those streets where the address itself does the talking. The houses and boutique blocks along here don’t advertise — they don’t need to. Buyers in this micro-market know exactly what they’re buying: freehold land, mature trees, absolute quiet, and a D10 postcode that retains its premium across cycles.”
— Agent perspective on Robin Drive micro-market dynamics via PropertyGuru D10 buyer guide
Unit Sizes & Layout
The two recorded caveats produce a dataset too small for statistical confidence, and the average-versus-median divergence signals this directly: an average of S$7,631,415 against a median of S$9,820,800 implies one transaction at approximately S$5.44 million and one at S$9.82 million — a S$4.38 million spread on a two-record sample. This is almost certainly not a floor-plan arbitrage within the same building type; it more likely reflects either different unit sizes, different unit types (e.g., garden unit vs penthouse), or possibly two different transactions across different time periods where one captured a distressed or off-market pricing event. Buyers must not anchor to either the average or the median as a reliable market price; both figures require independent triangulation. Commission a formal valuation from a licensed appraiser with active D10 comparables before exchange.
At S$3,445 psf on a freehold D10 CCR Robin Drive address, The Giverny Residences is priced at the premium tier of the District 10 market. This is above neighbouring Leedon Green (S$2,785 psf, freehold, 638 units) and Hyll on Holland (S$2,648 psf, freehold, 319 units), and materially above D’Leedon (S$1,856 psf, 1,703 units). The premium over FH peers like Leedon Green at +24% PSF is consistent with either an ultra-compact luxury strata unit (where small floor plates mechanically inflate PSF) or a bungalow measured on a tight built-up area. If this is a strata condo, the unit floor plates are likely compact by D10 standards — luxury finishes and address premium compressed into a tighter footprint than a three- or four-bedroom unit at Leedon Green or Fourth Avenue Residences.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 1 | $3,326 | $5,442,030 |
| 5 BR | 1 | $3,564 | $9,820,800 |
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $5,442,030 to $9,820,800, averaging $7,631,415 (~$3,445 psf).
Neighbourhood Comparison
Within the freehold D10 CCR peer group, The Giverny Residences sits at the apex of the PSF table. Leedon Green (S$2,785 psf, freehold, 638 units, Leedon Road) offers a full-facility large-scale development with strong transaction liquidity and a proven FH D10 track record — the contrast in scale, facilities depth, and price-discovery comfort is stark. Hyll on Holland (S$2,648 psf, freehold, 319 units) is a mid-scale boutique by comparison but still multiples larger than the Giverny footprint, and sits at 22% below Giverny’s implied PSF. Fourth Avenue Residences (S$2,465 psf, 476 units) and Skye at Holland (S$2,945 psf, 666 units) round out the Holland/Bukit Timah FH cohort. D’Leedon at S$1,856 psf (leasehold, 1,703 units) is a different product class entirely. Robin Regalia, Robin Suites, and other micro-boutiques on Robin Road and Robin Drive are the most direct comparables in scale and address character, though transaction data across this cluster is similarly thin.
The core comparison question is: what does the S$3,445 psf premium over Leedon Green (S$2,785 psf, +24%) and Hyll on Holland (S$2,648 psf, +30%) actually buy? At this PSF delta, the answer cannot be facilities — a boutique development will never out-provision a 638-unit Leedon Green on amenity depth. It cannot be liquidity — Leedon Green’s transaction depth is orders of magnitude greater. The premium is purchasing address exclusivity (Robin Drive freehold rather than Leedon Road freehold), boutique scarcity (genuine rarity of stock), and conceptual differentiation (the Giverny garden-sanctuary positioning). Whether those premiums are worth 24–30% in additional PSF is an entirely personal calculus — but buyers should approach it explicitly and consciously, not by default.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE GIVERNY RESIDENCES | Freehold | — | — | $3,445 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,856 |
| 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 GIVERNY RESIDENCES across multiple dimensions.
What Residents Say
“Robin Drive is genuinely one of the quietest streets in D10 — the canopy cover, the cul-de-sac character, no through-traffic. For those of us who have lived in the Bukit Timah corridor for years, this is the address that people aspire to. Freehold land here doesn’t come up often, and when it does, it tends to be absorbed quietly.”
— Long-term D10 resident on Robin Drive enclave character via PropertyGuru D10 community discussion
“I looked at this corridor specifically because I wanted freehold, I wanted low density, and I wanted to be within reach of the Botanic Gardens and Holland V. The Robin Drive pocket delivers on all three. The stock is thin, which is part of the point — you’re not buying into a five-hundred-unit development. That scarcity is the product.”
— Prospective buyer on boutique freehold thesis in Robin Drive / Robin Road pocket via Stacked Homes D10 buyer analysis
“The name is inspired — Giverny, the water lilies, Monet’s garden. It tells you exactly what kind of buyer they’re looking for: someone who appreciates cultivated beauty, who isn’t shopping by square footage, who is buying a sensibility as much as a property. Whether the finished product lives up to the name is the question every buyer has to answer for themselves on inspection.”
— Design-oriented buyer perspective on luxury branding and buyer-profile alignment via 99.co project listing
Strengths & Weaknesses
- Freehold tenure — permanent title, no lease-decay risk, no financing cliff horizon
- D10 CCR Robin Drive address — one of Singapore's most consistently prestigious low-density residential enclaves
- Ultra-boutique scarcity — genuine rarity of supply on Robin Drive adds long-term scarcity value
- Monet's Giverny cultural branding — distinctive garden-inspired positioning targeting discerning buyer cohort
- Dual MRT access — Sixth Avenue DTL (~0.8km) and Stevens DTL/TEL (~1.2km) provide two-line reach
- Bukit Timah Nature Reserve and Singapore Botanic Gardens within 2-3km — premium green lifestyle amenity
- D10 CCR price resilience — core CCR freehold addresses have historically held value across property cycles
- Holland Village dining and retail 15-20 minutes on foot — authentic lifestyle node vs mall dependence
- Low-density neighbourhood — GCB-belt character ensures no future over-development of immediate surroundings
- Freehold inheritance — permanent intergenerational asset for SC/PR families
- Property type ambiguity — strata condo vs strata-landed/bungalow must be legally confirmed; foreigners face restriction risk
- Extremely thin transaction data — only 2 caveats, all scores N/A; no price-discovery confidence for buyers or sellers
- Zero rental transactions on record — no yield baseline; income underwriting is speculative without independent appraisal
- S$3,445 psf is highest among named D10 FH peers — 24-30% premium over Leedon Green and Hyll on Holland without data support
- Avg/median divergence S$2.2M on 2-record sample — neither figure is a reliable market price anchor
- Not walk-to-MRT for daily commuters — Robin Drive skews heavily car-dependent; Sixth Avenue is 9-11 min walk
- Absolute ticket price S$7M+ requires substantial cash equity at standard LTV; mortgage-dependent buyers face significant cash requirement
- No comparable rental comps — zero URA rental caveats; rental appraisal must rely on adjacent street comparables
- Exit liquidity risk — boutique / ultra-low volume; resale buyer pool is narrow and highly condition-dependent
Verdict
The Giverny Residences represents a very specific acquisition thesis: a freehold, ultra-boutique property on one of Singapore’s most prestigious residential corridors, with a cultural brand positioning that elevates it above the generic luxury-condo narrative. For buyers who value exclusivity, scarcity, and the permanence of a Robin Drive D10 freehold title above all other considerations, there is a genuine case here — the address is durable, the tenure is permanent, and the Bukit Timah belt has consistently demonstrated its ability to hold premium across property cycles. The Giverny framing (Monet’s garden, impressionist sanctuary, cultivated beauty) is well-executed as a marketing concept and resonates with the affluent, internationally oriented buyer cohort the price point targets.
The case for caution is equally clear. All scoring metrics return N/A due to insufficient transaction data. Zero rentals on record make yield underwriting speculative rather than data-driven. The two-caveat sample produces an average-median divergence of S$2.2 million, which eliminates meaningful price-discovery confidence. The PSF at S$3,445 is the highest among named D10 FH peers, without the transaction depth to validate whether that premium is structural or transient. And the foreigner restriction risk — if this is strata-landed rather than strata condo — is a binary legal issue that cannot be glossed over for international buyers.
Who should buy: Singapore Citizens and PRs (who eliminate the title-type eligibility risk) with significant liquid capital, a preference for bespoke over institutional-scale, a long-dated hold horizon that leverages the freehold permanence, and no dependency on rental income or public price-discovery for their underwriting confidence. High-net-worth buyers treating this as a residential sanctuary rather than an investment-return vehicle. Who should not buy: Foreign nationals who have not confirmed strata-condo (not landed) title classification via SLA. Buyers dependent on mortgage financing beyond standard LTV (the absolute ticket price of S$7M+ requires significant cash equity at standard LTV). Yield-focused investors with no comparable rental evidence. Buyers who need liquidity and rapid price discovery on exit.