The Levelz
Overview & Key Facts
The Levelz is a 126-unit freehold condominium at 38 Farrer Road in the heart of District 10, completed in 2004 and developed by CapitaLand Residential — one of Singapore’s most recognised property groups with a decades-long track record spanning residential, commercial, and integrated developments across Asia. Rising across 11 floors in a single block, The Levelz occupies a coveted Farrer Road address that places residents at the intersection of prime CCR living, CCL rail connectivity, and the UNESCO-listed Singapore Botanic Gardens.
District 10 commands a consistent premium in Singapore’s property market, anchored by the Tanglin–Holland–Bukit Timah belt that has long been home to Singapore’s professional class, expatriate community, and generational family wealth. The Farrer Road micro-market sits at the quieter, more residential end of D10 — less commercially frenetic than Orchard, more characterful than the anonymous condo corridors of Buona Vista. At an average transacted PSF of $1,835 on 32 recorded sales, The Levelz represents a meaningful entry point into freehold CCR without the $2,500–$3,000 PSF premium that newer D10 launches now command.
With 126 units across predominantly 2- and 3-bedroom configurations and a unit mix that includes six luxurious 3-bedroom penthouses, the development retains the boutique intimacy that larger estates in the district sacrifice. The 217 rental transactions on record — a figure that significantly exceeds resale activity — signals a healthy investor-occupier equilibrium: the Farrer Road corridor is a proven expat rental address that feeds off proximity to international schools, Holland Village’s F&B ecosystem, and Botanic Gardens’ lifestyle amenity. For buyers weighing freehold CCR options in the $1.7M–$2.2M range, The Levelz is a development whose 2004 vintage and CapitaLand pedigree deliver a more durable proposition than comparably-priced leasehold alternatives in the district.
The development’s name is an understated one, but the address is not. Farrer Road is one of D10’s most established residential corridors, lined with Good Class Bungalows, mature condominiums, and the greenery that defines the southern fringe of the Bukit Timah nature corridor. The Levelz benefits from this address maturity: a quiet, leafy street environment that newer launches in denser precincts cannot replicate.
Location & Connectivity
The Levelz sits at 38 Farrer Road, one of District 10’s most established residential streets. The address is defined by its dual geographical anchors: Singapore Botanic Gardens to the immediate north-east — a UNESCO World Heritage Site and Singapore’s foremost green lung — and the Holland Village enclave approximately 1 km to the south, providing residents with one of the city’s most beloved dining, retail, and lifestyle precincts within easy reach.
MRT connectivity is strong. Farrer Road MRT (CC20) on the Circle Line is approximately 550 metres from the development — roughly an 8-minute walk. The walk is primarily along Farrer Road itself, which is a mixed experience: bus stops sit immediately outside the development’s entrance, and the route is navigable, though the uphill return leg and limited shelter are minor inconveniences that residents consistently note. The Circle Line provides direct connectivity to Botanic Gardens interchange (2 stops, connecting to the Downtown Line for one-seat rides to Marina Bay or Buona Vista), Bishan interchange (NSL), and the broader CCL loop. Holland Village MRT (CC21) is the adjacent station one stop south, making both stations effectively within reach for residents on foot or by bus.
Day-to-day amenities are well-covered within a 1–1.5 km radius. Holland Village provides the most vibrant lifestyle cluster: Chip Bee Gardens, Lorong Mambong, and Holland Road Shopping Centre deliver an eclectic mix of independent restaurants, cafes, wet market, Cold Storage, and boutique retail that caters to the expat professional demographic that characterises this part of D10. The Empress Market & Food Centre, a short distance along Farrer Road, is a valued hawker resource for residents. UE Square on River Valley provides an additional shopping and dining destination accessible by short bus or car journey.
The school ecosystem around Farrer Road is one of the strongest in Singapore. Nanyang Primary School, Raffles Girls’ Primary School, and St Margaret’s Secondary School are all within the immediate catchment. For international schooling, the International School Singapore (ISS) on Preston Road and the broader concentration of international schools in the Buona Vista–Clementi corridor are accessible by car or bus within 15–20 minutes. This school density is a structural driver of the Farrer Road corridor’s sustained rental demand among expatriate families, underpinning The Levelz’s 217 rental transaction count.
Drivers have access to the Pan Island Expressway (PIE) and Ayer Rajah Expressway (AYE) via Farrer Road, providing arterial connectivity to the CBD (15–20 minutes off-peak) and the western precincts. Peak-hour congestion on Farrer Road and along the PIE approach is a known friction point: the Farrer–Queensway bottleneck during morning and evening peaks is one of the corridor’s few structural limitations.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Raffles Girls' Primary School | primary | Within 1 km |
| Swiss School Singapore | international | Within 1 km |
| German European School Singapore | international | ~1.1 km |
| Hollandse School | international | ~1.3 km |
| Lycee Francais de Singapour | international | ~1.4 km |
| Commonwealth Secondary School | secondary | ~1.5 km |
| National Junior College | secondary | ~1.5 km |
| National Junior College | jc | ~1.5 km |
Facilities
For a 126-unit condominium completed in 2004, The Levelz delivers a remarkably comprehensive facilities suite that belies its boutique scale. CapitaLand Residential’s development brief for the project prioritised full amenity provision across a low unit count, resulting in a facilities-to-resident ratio that most larger estates would envy. The headline amenities include a swimming pool, a spa pool set within a secluded garden with viewing deck, a tennis court, a fully equipped gymnasium, a function room, an outdoor fitness station, and BBQ pits.
The spa pool configuration deserves specific mention. Rather than the perfunctory hot tub appended to many condominium pools, The Levelz’s spa pool occupies a semi-private garden setting with a dedicated viewing deck — a considered design choice that creates an adult retreat distinct from the main pool. The tennis court is a full-sized facility: at 126 units, booking contention is minimal and residents enjoy near-exclusive access in a way that denser estates with similar facilities cannot offer. The gymnasium is air-conditioned with standard cardiovascular and resistance equipment.
“Despite being built in 2004, The Levelz looks modern and well-maintained, with its facilities and common areas in good condition for its age.”
— Stacked Homes review, stackedhomes.com
The development’s most cited practical advantage is the low-competition environment for all facilities. At 126 units, the pool, gym, and tennis court remain largely uncrowded even at peak times — a day-to-day quality-of-life benefit that is systematically undervalued in property listing descriptions but deeply felt by residents who have previously lived in 300–500-unit estates where pool access requires timing and gym equipment requires queuing. The 24-hour security and guarded car park are standard CapitaLand management features.
A children’s playground and a putting green round out the outdoor amenity offering, adding family-oriented depth to what is otherwise a primarily adult facilities programme. The function room provides a venue for resident events, private gatherings, and MCST meetings that is appreciated in a boutique development where community cohesion is stronger than in large-scale estates. Visitor parking is adequate for the development’s scale, and the overall estate management is described by residents as professional and responsive.
Unit Sizes & Layout
The Levelz comprises 126 units across 11 floors in a single block, with a unit mix oriented toward 2- and 3-bedroom configurations that targets both the owner-occupier family segment and the executive rental market. The development includes standard 2-bedroom and 3-bedroom layouts, a 3-bedroom with study variant, 1-bedroom with study units, and six luxurious 3-bedroom penthouses that occupy the building’s upper levels with premium specifications and views across the Farrer Road greenery corridor.
Based on recorded transaction data, unit sizes range from approximately 1,001 sqft at the smaller 2-bedroom end through to 2,443 sqft for the penthouse configurations. Deriving from the average price of $1,781,094 at $1,835 PSF, a typical mid-range unit sits at approximately 970 sqft — a size that delivers practical 2-bedroom or compact 3-bedroom proportions. By the standards of 2004-era CapitaLand Residential projects, these are generously laid-out apartments that provide proper bedroom separation, a functional kitchen, and living areas that remain comfortable without the compromise toward micro-unit efficiency that post-2015 new launches routinely impose.
CapitaLand’s 2004-era unit design for The Levelz reflects the construction era’s norms: full-height windows oriented toward the landscaped estate grounds and the Farrer Road greenery, direct-vent kitchens, and a preference for liveable proportions over architectural spectacle. The layouts are practical and well-tested — kitchens and bathrooms are in their original finishes on most units and will benefit from renovation on purchase, but the structural geometry is sound and renovation-friendly.
The six penthouse units are the development’s prestige offering: at 2,000–2,443 sqft on the upper floors, they occupy larger floor plates with elevated views across the D10 greenery belt and Botanic Gardens corridor. These units have historically transacted at the upper end of the development’s price range and attract the long-hold owner-occupier segment rather than the rental investor cohort. The combination of freehold tenure, penthouse scale, and a Farrer Road address in this size category is rare in today’s market, where equivalent specifications in new launches command meaningfully higher PSF levels.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 14 | $1,760 | $1,414,071 |
| 3 BR | 18 | $1,941 | $1,990,444 |
| 5 BR | 1 | $1,481 | $3,650,000 |
Pricing & Market Position
Based on 33 recorded transactions, sale prices range from $1,275,000 to $3,650,000, averaging $1,796,212 (~$1,916 psf).
Rents range from $2,600 to $8,500 per month across 218 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 37.9% (from $1,688 to $2,328 psf).
Neighbourhood Comparison
Viz at Holland is the most natural Farrer Road micro-market peer: a boutique freehold D10 development on Queensway within walking distance of Holland Village MRT (CC21). Viz at Holland benefits from slightly superior MRT proximity compared to The Levelz’s 550m walk to Farrer Road CC20, and direct Holland Village frontage. Recent PSF levels at Viz at Holland are broadly comparable, making the choice between the two developments principally a lifestyle call: Viz at Holland offers Holland Village immediacy; The Levelz offers the Botanic Gardens adjacency and the quieter, more residential Farrer Road character.
Pollen & Bleu on Farrer Drive represents the newer-vintage, 99-year leasehold alternative in the immediate catchment. Completed in 2017, Pollen & Bleu offers contemporary finishes and modern unit layouts at a PSF level that is modestly below The Levelz on some unit types — the leasehold discount narrowing as the development ages. For buyers who prioritise current-generation kitchen and bathroom specifications over freehold permanence, Pollen & Bleu is a credible alternative. The long-term structural disadvantage of 99-year leasehold in a premium D10 location — increasing CPF and financing restrictions as lease falls below 60 years — argues for the freehold premium that The Levelz commands.
In the broader D10 freehold landscape, new launches along Tanglin Road, Draycott Drive, and the Orchard–River Valley corridor have come to market in the $2,500–$3,200 PSF range, reflecting CapitaLand’s own newer projects (Cairnhill Nine, d'Leedon) and competitors’ premium launches. Against these, The Levelz offers a 30–50% PSF discount for freehold CCR tenure on a Farrer Road address that benefits from identical locational anchors — the Botanic Gardens UNESCO site, Holland Village, CCL rail connectivity — that newer launches at higher PSF are trying to monetise. The vintage trade-off (renovation required, older specifications) is the cost of this discount.
For pure rental yield investors, leasehold condominiums in the Clementi–Buona Vista corridor at $1,400–$1,700 PSF deliver implied yields of 4–5% on similar-sized units, outperforming The Levelz’s ~2.5–2.9% gross yield. The Levelz’s rental case is not yield-maximisation but rather rental-demand consistency: a Farrer Road freehold CCR address commands quality tenant profiles and stable occupancy rates that lower-grade locations cannot match, even if the nominal yield is compressed.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE LEVELZ | Freehold | 2004 | 126 | $1,916 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| 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 LEVELZ across multiple dimensions.
What Residents Say
“Farrer Road MRT is very close and there are bus stops right outside. The facilities are well-maintained and the pool area is lovely and peaceful. Friendly security staff too.”
— Resident review via 99.co
“Despite being built in 2004, The Levelz looks modern and well-maintained, with its facilities and common areas in good condition for its age. Full facilities including a tennis court for only 126 units is rare.”
— Property review via Stacked Homes
“I chose this specifically because of the Botanic Gardens proximity and the Holland Village lifestyle. The unit sizes are practical and the building is very quiet inside. CapitaLand management is professional.”
— Owner review via PropertyGuru
“Very good development for expat families. Near Raffles Girls’ Primary and a short drive to ISS. Lots of green space and the Botanic Gardens is walking distance. The Farrer Road traffic during peak hours is the main drawback.”
— Tenant review via EdgeProp
The resident feedback pattern for The Levelz is consistent and positive on three recurring themes: the quality of the Farrer Road lifestyle environment (Botanic Gardens, Holland Village, green surroundings), the standard of facilities maintenance relative to the development’s age, and the practical advantages of a boutique scale where facilities are reliably uncrowded. The main friction point cited is Farrer Road peak-hour traffic congestion, a structural constraint of the corridor that is not specific to The Levelz but affects all residents who commute by car during morning and evening peak periods. The MRT walk’s uphill return leg and shelter gaps are also noted, though residents generally regard bus availability on Farrer Road as a practical mitigation.
The expat tenant community is a recurring and positive feature of resident descriptions: the international school proximity and Holland Village lifestyle draw a cosmopolitan mix of tenants that gives the development a lively community character without the transience that pure investor blocks sometimes experience. Owner-occupiers describe a settled, well-managed estate with a strong MCST governance and management responsiveness that reflects CapitaLand’s professional approach.
Strengths & Weaknesses
- Freehold tenure — permanent title, no lease decay, no CPF usage restrictions over time
- Farrer Road MRT (CC20) just 550 metres away — 8-minute walk to direct CCL connectivity
- Singapore Botanic Gardens (UNESCO World Heritage Site) within easy walking distance
- Holland Village lifestyle precinct approximately 1 km south — F&B, retail, wet market
- CapitaLand Residential developer pedigree — professional management, maintained build quality over 22 years
- Full facilities for 126 units: pool, spa pool with viewing deck, tennis court, gym, function room, BBQ
- Boutique scale means facilities are reliably uncrowded — practical daily-use advantage
- Strong school catchment: Nanyang Primary, Raffles Girls’ Primary, St Margaret’s Secondary nearby
- Consistent expat rental demand — 217 rental transactions anchored by international school proximity
- Significant PSF discount (30–50%) versus new-launch D10 freehold equivalents
- Farrer Road MRT walk involves uphill return leg with limited shelter — less comfortable in rain
- Peak-hour traffic congestion on Farrer Road and PIE approach is a known daily friction
- 2004 vintage: kitchens and bathrooms will require renovation budget on most resale units
- Gross yield ~2.5–2.9% is characteristic of freehold CCR — not a cash-flow-positive investment
- No nearby mega-mall — Holland Village is lifestyle-rich but not a full-service retail destination
- Limited unit count (126) means secondary market liquidity is thin — fewer transactions to establish fair value
- Some units face Farrer Road traffic and ambient road noise, particularly on lower floors
- 11-storey building height limits upper-floor view premium compared to taller D10 towers
Verdict
The Levelz’s investment and ownership case rests on a coherent set of structural advantages that compound over time. Freehold tenure eliminates the lease-decay risk that progressively constrains leasehold condominiums’ financing, CPF usage eligibility, and resale liquidity — particularly relevant in a D10 context where many comparable developments are 99-year leasehold. The CapitaLand Residential developer pedigree provides build-quality assurance and professional management standards that the 22-year-old estate has demonstrably maintained. The 550-metre walk to Farrer Road CCL MRT provides genuine rail connectivity to the Circle Line without the bus-dependency that characterises less well-served D10 streets. And the UNESCO Botanic Gardens adjacency is a lifestyle and capital-value anchor that is structurally unique to this micro-market.
At $1,835 average PSF, The Levelz is priced at a significant discount to newly launched D10 freehold condominiums, which routinely come to market at $2,500–$3,200 PSF. The trade-off is the 2004 vintage, which means renovation budgets must be factored in and certain specifications — smart-home integration, contemporary kitchen and bathroom finishes, EV-ready car park infrastructure — are absent unless installed by individual owners. For buyers who are comfortable with this trade-off, the PSF differential represents a 30–50% entry discount to new-launch D10 freehold, which is difficult to justify ignoring if the holding horizon is 10 years or more.
The rental yield picture is modest, as is characteristic of freehold CCR condominiums. Based on 217 rental transactions averaging $4,125 per month against a median capital value in the $1.7M–$2.0M range, implied gross yields are approximately 2.5–2.9% — not a yield-maximising investment, but one where the rental demand consistency (evidenced by the high rental transaction count) provides income stability while capital appreciation is the primary long-run return driver. The Farrer Road corridor’s proximity to international schools and Holland Village makes it a structurally supported expat rental location that is unlikely to experience sustained demand softness.
The Levelz is the right answer for buyers who want a proven freehold CCR address in D10, CapitaLand quality, and Farrer Road CCL proximity at a PSF that the new-launch market has long since left behind — with a UNESCO-listed green lung at the doorstep and Holland Village one stop away.
Against direct comparables, Viz at Holland (D10 Queensway, freehold) trades at similar or modestly higher PSF levels with Holland Village MRT direct frontage, offering greater MRT convenience at the cost of a busier street environment. Pollen & Bleu on Farrer Drive is a newer 99-year leasehold development offering contemporary finishes at a slightly lower PSF entry but without the freehold permanence. The Levelz holds a distinctive position in this micro-market: older but freehold, boutique but fully facilitated, priced at a meaningful discount to new launches while enjoying an address quality — the Botanic Gardens–Holland Village corridor — that newer developments cannot replicate.