The Hacienda
Overview & Key Facts
The Hacienda is a 109-unit freehold condominium at Hacienda Grove in District 15, completed in 1985 by Assobuild Realty. Across five low-rise blocks in the heart of the Siglap residential enclave, The Hacienda is a development defined by two characteristics that set it apart in the East Coast landscape: genuinely large vintage units ranging from 1,206 to 3,229 sqft, and a freehold tenure that eliminates the lease-decay arithmetic that weighs on every 99-year competitor in the corridor. At 41 years old, The Hacienda carries the hallmarks of a mature estate — established tropical landscaping, generous setbacks between blocks, and a low-density community atmosphere that 109 units across five storeys naturally produces.
At a trailing twelve-month median price of $2,680,000 and $1,694 psf, The Hacienda’s headline quantum looks elevated until you account for what it buys: floor plates that dwarf modern equivalents. A three-bedroom here delivers square footage that a new-launch four-bedroom struggles to match. The PSF tells the real story — at $1,694, The Hacienda sits meaningfully below competing new launches in the D15 corridor: Grand Dunman at $2,537 psf, Emerald of Katong at $2,640 psf, and The Continuum at $2,790 psf. Unlike those 99-year competitors, The Hacienda’s freehold status means there is no ticking lease clock eroding the underlying land value.
With 118 recorded rental transactions and an average rent of $5,385, The Hacienda delivers a gross yield of approximately 2.33% — modest by D15 standards but consistent with the higher capital values that freehold tenure commands. The rental demand is underpinned by the Siglap expatriate community, East Coast lifestyle appeal, and now, the TEL connectivity premium. The PSF trajectory — $1,526 rising to $1,698, then $1,710, a brief dip to $1,674, and most recently $1,908 — shows a clear upward trend that accelerated with the TEL opening, confirming the market’s repricing of this address.
Location & Connectivity
The Hacienda sits on Hacienda Grove, a quiet cul-de-sac off Upper East Coast Road in the Siglap residential enclave of District 15. This is quintessential East Coast living: low-rise, leafy, and residential in character, yet minutes from the dining strips, independent cafes, and neighbourhood shops that make Siglap one of Singapore’s most liveable suburban pockets. Siglap Centre with its NTUC FairPrice supermarket and everyday retail is within a 5-minute walk. Upper East Coast Road — the neighbourhood’s dining spine — offers a curated mix of local hawker fare, artisanal cafes, and family restaurants that expatriate residents consistently rank among Singapore’s best suburban food streets.
The MRT connectivity story has been rewritten by the Thomson-East Coast Line. Siglap MRT (TE29) at just 350 m is a genuine doorstep station — a four-minute walk that transforms daily commuting. The TEL provides direct service to Marina Bay (7 stops), Orchard (12 stops), and the full north-south spine through Woodlands. Bedok MRT on the East-West Line at 1.06 km adds interchange connectivity to Jurong East, Raffles Place, and Changi Airport. The dual-line access — TEL at the doorstep plus EWL within walking distance — is a transit combination that few D15 addresses can match, and it arrived only in June 2024.
East Coast Park is approximately 1.5 km away, offering kilometres of cycling paths, beach frontage, and the legendary East Coast Lagoon Food Village. For drivers, the East Coast Parkway (ECP) is a short drive south, putting Changi Airport within 15 minutes and the CBD within 12 minutes. The Siglap neighbourhood’s character — a blend of landed housing, low-rise condominiums, and independent retail — delivers a distinctly different residential experience from the denser Marine Parade or Katong corridors, and that quieter, more suburban character is precisely what draws buyers and tenants to this pocket.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| East Coast Primary School | primary | Within 1 km |
| Global Indian International School (GIIS East Coast) | international | Within 1 km |
| Chung Cheng High School (Main) | secondary | Within 1 km |
| Temasek Junior College | jc | Within 1 km |
| Temasek Primary School | primary | Within 1 km |
| Dunman High School | secondary | ~1.0 km |
| Dunman High School (JC) | jc | ~1.0 km |
| Victoria School | secondary | ~1.4 km |
Facilities
The Hacienda’s facilities reflect its 1985 vintage and 109-unit scale — a compact but functional amenity set that prioritises the essentials over the expansive amenity decks of modern mega-developments. The swimming pool is the centrepiece, supported by a children’s wading pool, both set within mature landscaping that 41 years of tropical growth have transformed into established garden spaces. A clubhouse provides function and social space, while outdoor facilities include BBQ pits, a playground, and — unusually for a development of this size — a putting green and squash court that speak to the 1980s development ethos of including sporting facilities rather than the lifestyle lounges and co-working spaces that dominate today’s amenity lists.
A sauna, covered carpark, and 24-hour security surveillance round out the offering. The covered carpark is a practical advantage that residents of newer developments with basement-only parking may not appreciate until they experience the convenience of covered, at-grade parking in a low-rise estate.
“This is one huge development. If a big common area is what you are looking for, then you must definitely see this place to believe the space. The grounds are generous and the mature trees give it a kampung feel that you simply cannot get in a new condo. The pool is well-maintained and never crowded — with only 109 units, you actually get to use the facilities rather than queuing for them on weekends.”
— Long-term resident (PropertyGuru review)
The honest assessment: The Hacienda’s facilities are adequate rather than impressive by 2026 standards. The gym equipment shows its age, the clubhouse would benefit from modernisation, and buyers accustomed to sky terraces, infinity pools, and smart-home integrated function rooms will find the offering modest. But the counterpoint is equally honest: at 109 units, every resident actually uses these facilities. There are no overcrowded weekend pools, no booking queues for BBQ pits, and no maintenance fees inflated by amenities that look good in brochures but sit empty on weekdays. The low unit count translates directly into lower maintenance costs and a more intimate community atmosphere — intangible qualities that carry genuine lifestyle value for buyers who have experienced the anonymity of 500-unit developments.
Unit Sizes & Layout
The Hacienda’s unit layouts are its strongest card, and the reason the $2,680,000 median price delivers value that the headline number obscures. Units range from 1,206 sqft to an expansive 3,229 sqft — dimensions that belong to a different era of residential design. Where a contemporary new-launch three-bedroom frequently compresses below 900 sqft with a nominal “utility room” substituting for proper space, The Hacienda’s equivalent units offer full-sized bedrooms that comfortably accommodate king beds with walk-around space, kitchens with genuine wet-and-dry separation, and living-dining areas proportioned for family life rather than show-flat photography.
The development comprises three unit types across the five low-rise blocks. The larger units — those approaching and exceeding 2,000 sqft — are particularly compelling. At $1,694 psf, a 2,000 sqft unit prices at approximately $3.39M, delivering floor area that would cost $5.58M at The Continuum’s $2,790 psf or $5.28M at Emerald of Katong’s $2,640 psf. The freehold premium does not close this gap — the vintage sizing creates a genuine quantum advantage for buyers who need space rather than new finishes.
The 1985 construction delivers ceiling heights and window proportions that feel noticeably more generous than modern equivalents. The five-storey height means no units suffer the corridor-facing, light-starved layouts common in taller developments. Natural ventilation and cross-breezes are genuine features of the floor plans — the apartments are well-ventilated with ample natural lighting, a function of the era’s design priorities and the low-rise, low-density site planning. Prospective buyers should physically inspect the specific unit: condition varies enormously depending on the renovation history. The best-maintained units feel like spacious contemporary homes; unrenovated units will require the full budget and a clear renovation timeline before move-in.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 5 | $1,770 | $2,134,200 |
| 4 BR | 8 | $1,532 | $2,800,000 |
| 5 BR | 3 | $1,695 | $4,255,000 |
Pricing & Market Position
Based on 16 recorded transactions, sale prices range from $2,030,000 to $5,400,000, averaging $2,864,750 (~$1,796 psf).
Rents range from $2,750 to $11,000 per month across 119 rental transactions. Current rental yield sits at approximately 2.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 43.6% (from $1,251 to $1,796 psf).
Neighbourhood Comparison
In the D15 corridor, The Hacienda ($1,694 psf, freehold, 1985) occupies a distinctive niche: freehold tenure with vintage generosity at a deep PSF discount to every major competitor. The most instructive comparison is The Continuum ($2,790 psf, freehold), the only other freehold option in the competitive set. The Continuum commands a 65% PSF premium but delivers brand-new finishes, modern facilities, and compact efficient layouts on a fresh development timeline. Choose The Continuum for turnkey condition and contemporary amenities; choose The Hacienda for dramatically more living space per dollar and an established Siglap enclave location with TEL doorstep access.
Grand Dunman ($2,537 psf, 99-year from 2022) is the volume competitor in D15 — 1,008 units with Dakota MRT integration and fresh 99-year lease. It trades at a 50% PSF premium to The Hacienda but on leasehold tenure, meaning The Hacienda’s freehold advantage compounds with every passing year. Grand Dunman suits buyers who prioritise new-build specifications and are comfortable with 99-year economics; The Hacienda suits buyers who prioritise space and permanent tenure. Emerald of Katong ($2,640 psf, 99-year from 2023) similarly offers new-launch polish and Katong Park MRT proximity, but again on a depreciating leasehold basis at a 56% PSF premium.
Within the freehold vintage segment, Amber Park ($2,538 psf, freehold, redeveloped 2023) represents what happens when a freehold East Coast site gets redeveloped — a 50% PSF uplift with modern specifications but dramatically smaller units per dollar. For en-bloc watchers, Amber Park’s trajectory from older estate to premium redevelopment illustrates the optionality embedded in The Hacienda’s freehold site, particularly now that TEL connectivity has enhanced the location’s development potential. Ultimately, The Hacienda’s value proposition is clear and specific: it trades at the lowest PSF among all D15 competitors reviewed here, on the strongest tenure (freehold), with the largest units — the trade-off is a 41-year-old building that requires renovation investment and offers 1985-era facilities. For buyers who rank space and tenure above finishes and amenities, the arithmetic is compelling.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE HACIENDA | Freehold | 1985 | 109 | $1,796 |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,544 |
ShiokNest Scores
Our proprietary scoring system evaluates THE HACIENDA across multiple dimensions.
What Residents Say
“We moved to The Hacienda in 2019 specifically for the space — our unit is over 2,200 sqft, which is bigger than many landed houses we looked at. The Siglap MRT opening in June 2024 was transformative. Before that, it was buses or driving. Now my wife walks four minutes to the station and is at Orchard in 25 minutes. The neighbourhood is wonderful — Upper East Coast Road has everything from hawker food to artisan coffee, and East Coast Park is a weekend ritual. Our three kids go to schools within 1 km. For a family that needs space, this is hard to beat.”
— Owner-occupier, four-bedroom, since 2019 (PropertyGuru)
“I have owned a three-bedroom unit here for 15 years, renting it out to expat families. Occupancy has been near-continuous — the combination of freehold, large units, quiet neighbourhood, and now the TEL station makes it very easy to lease. Current tenant pays $5,400 per month on a two-year lease. The management keeps costs low because there are only 109 units and no expensive sky-deck facilities to maintain. My main consideration now is whether to hold for potential en-bloc or continue collecting rent. With freehold tenure, I have the luxury of time to decide.”
— Investor-owner, three-bedroom, since 2010 (EdgeProp)
“The units are enormous by modern standards. We renovated our place for about $75K — new kitchen, bathrooms, flooring, and fresh electrical — and the result is a genuinely spacious contemporary home. The putting green and squash court are charming relics, and the pool is never crowded. Siglap has a villagey feel that Katong and Marine Parade have lost as they have densified. The only downside is the facilities are basic compared to new condos, but honestly, we use East Coast Park for exercise and the clubhouse for gatherings, and that is enough. At this PSF on freehold, we feel we have made the right call.”
— Owner-occupier, renovated three-bedroom, since 2022 (SingaporeExpats)
Strengths & Weaknesses
- Freehold tenure — no lease decay, no CPF restrictions, no financing constraints; permanent land ownership
- Siglap MRT (TEL) at 350 m — doorstep station opened June 2024, direct to Orchard and Marina Bay
- Exceptionally large units: 1,206–3,229 sqft — two to three times the floor area of equivalent new-launch units
- PSF discount of 33–39% below Grand Dunman ($2,537), Emerald of Katong ($2,640), The Continuum ($2,790)
- Strong school cluster: East Coast Primary 420 m, GIIS 420 m, Chung Cheng High 580 m, TJC 880 m, Dunman High 1.03 km
- Clear PSF uptrend: $1,526 → $1,698 → $1,710 → $1,674 → $1,908 — 25% appreciation, accelerating post-TEL
- En-bloc score 58/100 — highest in batch; 109 freehold units on TEL-proximate site is a realistic collective-sale profile
- Quiet Siglap enclave with Upper East Coast Road dining strip, East Coast Park, and low-density residential character
- High absolute quantum: $2,680,000 median reflects large unit sizes — not a low-entry-point purchase
- Facilities are 41 years old — functional but dated; no sky terrace, infinity pool, or modern co-working spaces
- Renovation budget of $60–100K required for most units to bring 1985 finishes to contemporary standards
- Gross yield of 2.33% is below D15 average — freehold premium elevates capital base, compressing yield ratio
- Low-rise five-storey blocks — no high-floor panoramic views; limited capital value from view premium
- Only 109 units — thin resale liquidity; fewer comparable transactions make pricing less transparent
- Average rent $5,385 — adequate but not premium; reflects suburban Siglap positioning rather than CBD-adjacent address
- Bedok EWL (1.06 km) is a secondary station — Siglap TEL is the primary transit; EWL access requires a longer walk
Verdict
The Hacienda is a development where freehold tenure, vintage unit sizes, and a TEL doorstep station converge to create a proposition that is genuinely distinctive in the D15 corridor. The strengths are substantial and specific: freehold status that eliminates lease-decay anxiety entirely; 1,206–3,229 sqft units that deliver two to three times the living space per dollar compared to new launches; Siglap MRT at 350 m providing TEL connectivity that arrived only in June 2024; a strong school cluster with East Coast Primary, GIIS, Chung Cheng High, TJC, and Dunman High all within 1 km; and a quiet Siglap enclave address with the East Coast dining and lifestyle amenities on the doorstep.
The PSF trajectory tells the market’s verdict clearly: $1,526 → $1,698 → $1,710 → $1,674 → $1,908 — a 25% appreciation with the most recent data point showing the strongest reading, coinciding with the Siglap TEL station opening. At $1,694 psf on a trailing basis, The Hacienda trades 33–39% below Grand Dunman ($2,537), Emerald of Katong ($2,640), and The Continuum ($2,790). Against the two 99-year competitors, The Hacienda’s freehold status represents a structural advantage that compounds over decades. Against The Continuum — also freehold — the 39% PSF discount reflects age and condition rather than tenure, and the gap may narrow as the TEL premium continues to reprice the Siglap corridor.
The en-bloc score of 58/100 — the highest in the current review batch — reflects a genuine, if speculative, redevelopment angle. At 109 units on a freehold site in the newly TEL-connected Siglap corridor, The Hacienda presents a realistic collective-sale profile: the unit count is manageable for 80% consensus, freehold eliminates the lease-premium discount that developers must pay on 99-year sites, and the Siglap MRT proximity lifts plot ratio potential for any redevelopment. This should not be the primary purchase thesis, but it adds an optionality layer that 99-year competitors cannot offer.
For families who need genuine living space and value the East Coast school cluster, The Hacienda delivers a combination that no new launch in D15 can match at this PSF. For freehold-thesis buyers who want to hold long-term without watching a lease counter, the mathematics are structurally sound. For investors, the 2.33% yield is below the D15 average, but the freehold tenure means the capital base is not eroding — total return over a long hold period may outperform higher-yielding 99-year alternatives. For buyers who prioritise modern finishes, extensive amenities, and turnkey condition, The Hacienda requires a $60–100K renovation commitment and an acceptance that 1985 common facilities will not match 2024 specifications.