The Lanai
Overview & Key Facts
The Lanai occupies a quiet stretch of Hillview Avenue in District 23, designed by Kyoob Architects as a modern interpretation of Hawaiian resort living. Completed in 2015 by Hong Moh Properties, the development comprises 214 units across three 10-storey blocks on a 10,614 sqm site — intimate by Hillview standards, where nearby mega-developments like Sol Acres (1,327 units) dwarf it in scale.
The headline feature is the tenure: a 999-year lease from 1885, making The Lanai essentially freehold. In a corridor dominated by 99-year leasehold projects — Midwood, Dairy Farm Residences, Botany at Dairy Farm, Lumina Grand — this is a genuine differentiator that eliminates lease decay from the investment calculus entirely. At an average PSF of $1,634 over the past 12 months, it sits competitively within its peer group, though Stacked Homes has documented a troubled transaction history, with most early resales recording losses before the 2021–22 market rally improved the picture.
The buyer profile is notably international: 49.1% Singaporean, 15.0% foreign, and a striking 26.4% company purchases — reflecting the development’s appeal to expat families drawn by the cluster of international schools nearby (Dulwich College, German European School, Canadian International School). This cosmopolitan character shapes both the community atmosphere and the rental market, which has logged 381 rental transactions to date.
Location & Connectivity
The Lanai sits in the Hillview – Dairy Farm corridor, a pocket of District 23 wedged between Bukit Timah Nature Reserve and Bukit Batok Nature Park. The green setting is one of its strongest cards — upper-floor units enjoy views over a canopy of mature rainforest that feels genuinely removed from urban Singapore. But this natural buffer comes at a cost: the walkability score of 40/100 reflects a reality where daily errands require either a car or the development’s shuttle bus service.
Hume MRT (DT4) on the Downtown Line is the nearest station at 530 metres, but the route involves a steep uphill climb that makes the walk feel longer than the distance suggests. Hillview MRT (DT3) is 1.01 km away, and Bukit Gombak MRT (NS3) is 1.12 km. A free community shuttle bus serves these three stations, significantly improving practical connectivity for residents who would otherwise find the gradient discouraging.
For drivers, the PIE and BKE are readily accessible, putting Orchard Road within 15–20 minutes and the CBD within 25 minutes in off-peak conditions. The nearest retail amenities are HillV2 mall and The Rail Mall, both a short drive away. West Mall, a larger suburban hub with NTUC FairPrice, library, and cinema, is accessible via Bukit Gombak MRT or a 10-minute drive.
For families with children in the local school system, Bukit View Primary School is 640 metres away and Princess Elizabeth Primary is 1.17 km — both within comfortable range for P1 registration purposes. The nature reserves on both flanks also provide genuine outdoor recreation without needing to drive, a lifestyle benefit that appeals to families with active children and pet owners.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bukit View Primary School | primary | Within 1 km |
| Princess Elizabeth Primary School | primary | ~1.2 km |
| Huamin Primary School | primary | ~1.9 km |
Facilities
With 214 units, The Lanai delivers a focused rather than sprawling facilities set. The centrepiece is the swimming pool, which residents consistently single out for praise — generously proportioned for a development of this size, well-maintained, and framed by tropical landscaping that reinforces the resort aesthetic Kyoob Architects intended.
“The absolute luxury of the immense swimming pool at the bottom of the building, perfectly maintained, permanently accessible and usable all year round.”
— Resident review via 99.co
Beyond the pool, facilities include a tennis court, gymnasium, children’s playground, BBQ pits, and 24-hour security. The private car park offers 244 lots for 214 units — a comfortable ratio of 1.14 lots per unit that means residents rarely struggle for parking, a practical advantage often overlooked in condo comparisons.
What The Lanai lacks is the extensive amenity programming found at larger neighbours. There is no function room, no clubhouse, no indoor sports facility. For a mid-size development this is normal, but buyers coming from mega-condos like Sol Acres or comparing against newer launches like Midwood may find the offering modest. The trade-off is lower maintenance fees and less contention for shared facilities — a tennis court shared among 214 units is genuinely usable, whereas the same court shared among 1,327 units at Sol Acres is a booking lottery.
Unit Sizes & Layout
The Lanai offers 14 distinct floor plan types across its 214 units, ranging from 2-bedroom apartments at 947 sqft up to 4-bedroom units at 1,615 sqft. The breakdown: 73 two-bedroom units (947–1,151 sqft), 35 two-bedroom-plus-study units (1,044–1,076 sqft), 76 three-bedroom units (1,109–1,453 sqft), 20 three-bedroom-plus-study units (1,302–1,561 sqft), and 10 four-bedroom units (1,378–1,615 sqft).
These are spacious by current market standards. A 2-bedroom at 947 sqft comfortably exceeds the 650–750 sqft typical of new launches, while the 3-bedroom units at 1,109–1,453 sqft provide room for a proper dining area — something increasingly sacrificed in newer developments. Large balconies are a deliberate design feature, extending the living space outward in line with the resort concept.
However, Stacked Homes’ analysis flagged layout and privacy issues as contributing factors to the development’s poor early resale performance. The three blocks are positioned with limited separation between them, creating direct sightline issues for inner-facing stacks. Most units have direct east–west sun exposure, which is less preferred by Singaporean buyers and increases cooling costs. Outward-facing stacks with nature reserve views command the best premiums and avoid the cross-block privacy concern.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,603 | $1,518,333 |
| 3 BR | 54 | $1,584 | $1,749,323 |
| 4 BR | 1 | $1,486 | $2,400,000 |
Pricing & Market Position
Based on 58 recorded transactions, sale prices range from $1,318,888 to $2,400,000, averaging $1,748,594 (~$1,645 psf).
Rents range from $2,000 to $7,100 per month across 386 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 15% (from $1,446 to $1,663 psf).
Neighbourhood Comparison
The Lanai’s competitive landscape in the Hillview corridor is crowded, with 38 other condos in the area vying for the same buyer pool. The key differentiator remains tenure: The Lanai’s 999-year lease stands alone in a field of 99-year competitors.
Sol Acres ($1,380 PSF, 99-year from 2014, 1,327 units) offers the lowest entry price in the cluster but at mega-development scale with correspondingly higher facility competition and a depreciating lease. Midwood ($1,729 PSF, 99-year from 2018, 564 units) is newer with slightly better finishings but costs 6% more per square foot for a lease that will expire while The Lanai’s still has centuries to run. Dairy Farm Residences ($1,659 PSF, 99-year from 2018, 460 units) sits in a similar price band with a fresher lease but no tenure advantage.
The premium end of the corridor is represented by Botany at Dairy Farm ($2,053 PSF, 99-year from 2022, 386 units) and Lumina Grand ($1,514 PSF, 99-year from 2022, 512 units, EC). Botany commands a 26% PSF premium over The Lanai for a brand-new 99-year lease and contemporary design, which some buyers will justify and others will view as paying more for less tenure. Lumina Grand, as an EC, is only available to eligible buyers but undercuts The Lanai on PSF while offering newer facilities.
The honest assessment: The Lanai’s 999-year lease is a powerful theoretical advantage that has not yet translated into price outperformance. Buyers who believe Singapore’s property market will eventually price tenure more aggressively — as it does in established markets — may view today’s pricing as an opportunity. Those focused on near-term capital gains should look elsewhere.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE LANAI | 999 yrs lease commencing from 1885 | 2015 | 214 | $1,645 |
| SOL ACRES | 99 yrs lease commencing from 2014 | 2018 | 1,327 | $1,383 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 2021 | 564 | $1,731 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 2024 | 512 | $1,515 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 460 | $1,659 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 2023 | 386 | $2,053 |
Lease Decay Analysis
The 99-year lease runs from 2015, meaning approximately 11 years have already been consumed. Roughly 88 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~88 years | Full bank financing available |
| 2045 | ~69 years | CPF usage still unrestricted for most buyers |
| 2054 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2074 | ~39 years | Significant financing restrictions for next buyer |
| 2114 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~78 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE LANAI across multiple dimensions.
What Residents Say
“Quiet condo. Management/security is nice. Friendly neighbours too.”
— Resident review via 99.co
“Close to Bukit Batok area and Nature reserve. Good view of rainforest.”
— Resident review via EdgeProp
“A big society, flats are big with all amenities, 500 metres from Hillview MRT.”
— Resident review via PropertyGuru
“Overall good condominium with nice amenities but neighbours can be nasty.”
— Resident review via PropertyGuru
The resident feedback pattern is consistent: praise for the quiet environment, security quality, pool maintenance, and nature views, tempered by occasional friction around neighbour interactions in what is a diverse, internationally mixed community. The Singapore Expats community notes the presence of European, American, Australian, Indian, and Singaporean residents — a genuinely multinational mix driven by the international school cluster. With a 4.7/5 rating from 23 reviews on 99.co, the overall sentiment leans positive, though prospective buyers should visit at different times to gauge the specific block and floor dynamics.
Strengths & Weaknesses
- 999-year lease (from 1885) — essentially freehold, zero lease decay risk
- Competitive PSF ($1,634) vs newer 99-year neighbours like Midwood ($1,729) and Botany ($2,053)
- Spacious units — 2-BR starts at 947 sqft, well above new-launch norms of 650–750 sqft
- Nature reserve views from upper floors — mature rainforest canopy unlikely to be developed
- Free shuttle bus to Hume, Hillview, and Bukit Gombak MRT stations
- International school cluster nearby (Dulwich, GESS, CIS, American School)
- Strong rental demand — 381 rental transactions for a 214-unit development
- Quiet, low-density environment with good security and pool maintenance
- Comfortable parking ratio of 1.14 lots per unit
- Bukit View Primary School within 640m for P1 registration
- Low walkability (40/100) — car or shuttle bus needed for most errands
- Hume MRT involves a steep uphill climb despite being only 530m away
- Historically unprofitable transactions — most pre-2021 resales recorded losses
- Low profitability score (43/100) and ShiokNest score (37/100)
- Inner-facing stacks have privacy issues from limited block separation
- Most units face direct east–west sun, increasing cooling costs
- Gross yield of only 2.84% — below the 3%+ threshold many investors target
- Limited facilities compared to larger neighbours (no clubhouse or function room)
- En-bloc probability near zero (24/100) — no redevelopment exit option
Verdict
The Lanai is a development defined by one extraordinary attribute — a 999-year lease — and several ordinary ones. The essentially freehold tenure eliminates the single biggest long-term risk in Singapore private property, and at $1,634 PSF it is priced below newer 99-year neighbours like Midwood ($1,729 PSF) and Botany at Dairy Farm ($2,053 PSF). For buyers thinking in generational terms, or those philosophically opposed to paying full price for a depreciating leasehold asset, the value proposition is real.
But the numbers tell a more complicated story. The profitability score of 43/100 and the ShiokNest score of 37/100 reflect genuine headwinds: slow capital appreciation ($1,487 → $1,649 PSF over the trend period), a gross yield of just 2.84%, and an en-bloc probability score of 24/100 that rules out the redevelopment exit. Early buyers who purchased at launch prices around $1,361 PSF in 2010 waited over a decade before seeing meaningful positive returns, and only the 2021–22 market rally turned the transaction ledger from predominantly red to cautiously black.
The ideal buyer for The Lanai is someone who values tenure certainty, nature proximity, and spacious layouts over MRT convenience and capital growth velocity. Expat families on 2–3 year rotations will appreciate the rental-friendly unit sizes and international school cluster. Owner-occupiers who drive, work from home, or have flexible commutes will find the lush setting genuinely attractive. But MRT-dependent households, short-horizon investors, or anyone benchmarking against the capital appreciation of central-region condos will find the mismatch uncomfortable.