The Lilium
Overview & Key Facts
The Lilium is a boutique freehold condominium located at How Sun Road (off Bartley Road) in District 19, comprising just 80 units across two 5-storey blocks. Developed by SingHaiyi Group on the site of the former How Sun Park, the development was completed in 2022 and designed by the acclaimed RSP Architects. The project’s design concept is inspired by the meditative qualities of night-blooming lilies, creating a refuge that balances tranquillity with elegance.
The Lilium has earned multiple industry accolades, including awards for Best Boutique Condo Architectural Design, Best Boutique Condo Development, Best Boutique Interior Design, and Best Boutique Landscape Architectural Design at the 2019 Asia Property Awards. These recognitions reflect a development that punches above its weight in terms of design quality and attention to detail for a small-scale project.
At transacted prices ranging from approximately $2,163 to $2,676 psf, The Lilium is positioned as a premium boutique offering in the Bartley-Serangoon corridor. The freehold tenure is a significant differentiator in an area dominated by 99-year leasehold developments, and the intimate scale of just 80 units ensures a level of privacy and exclusivity that larger projects cannot deliver. The development occupies a site area of approximately 54,942 sqft, with the low-rise format respecting the area’s building height restrictions due to the proximity of Paya Lebar Air Base.
Location & Connectivity
The Lilium is situated in a quiet, predominantly landed residential enclave off How Sun Road, approximately 350 m from Bartley MRT station on the Circle Line — a comfortable 4–5 minute walk. Bartley station is one stop from Serangoon MRT interchange, which connects the Circle Line to the North-East Line, providing access to the wider rail network. From Serangoon, residents can reach Dhoby Ghaut in about 15 minutes and the CBD within 25 minutes. The location also has good expressway access via PIE, CTE, and KPE.
The immediate neighbourhood is quiet and residential, surrounded primarily by landed housing and low-rise apartments. A 5-minute drive brings residents to NEX Shopping Mall — the largest retail destination in the north-east, with over 400,000 sqft of retail space including a supermarket, food court, cinema, and major retail brands. Heartland dining and daily amenities are available along Upper Serangoon Road and at Serangoon Gardens, which offers the famous Chomp Chomp hawker centre and a variety of restaurants.
The school catchment is one of The Lilium’s strongest locational attributes. Both Maris Stella Primary School (for boys) and Paya Lebar Methodist Girls’ Primary School are within the critical 1 km priority-enrolment radius. Bartley Secondary School, Maris Stella High School, and St Gabriel’s Secondary School are also nearby, making the location particularly attractive for families with school-age children.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | secondary | Within 1 km |
| Zhonghua Secondary School | secondary | Within 1 km |
| Red Swastika School | primary | Within 1 km |
| Zhonghua Primary School | primary | ~1.0 km |
| Cedar Girls' Secondary School | secondary | ~1.2 km |
| Cedar Primary School | primary | ~1.3 km |
| Montfort Junior School | primary | ~1.3 km |
| Montfort Secondary School | secondary | ~1.4 km |
Facilities
As a boutique 80-unit development on a compact site, The Lilium’s facility offering is necessarily scaled to match. The development features a swimming pool, a wading pool for children, a gymnasium, BBQ area, and landscaped gardens that draw on the night-lily design concept. The RSP Architects-designed landscaping creates intimate garden spaces with careful lighting design that enhances the nocturnal aesthetic — a thoughtful touch that distinguishes the common areas from more generic developments.
“For 80 units, the facilities are appropriate — you do not need a massive lap pool or multiple function rooms. The pool is a good size for the development, and because there are so few residents, you almost always have it to yourself. The landscaping is genuinely beautiful, especially in the evening with the garden lighting. It feels like a private retreat, which is exactly what attracted us to a boutique development in the first place.”
— Owner-occupier, three-bedroom, since 2022 (PropertyGuru)
The facility set is best described as curated rather than comprehensive. Residents who expect a full suite of resort amenities — tennis courts, function rooms, multiple themed pools — will be disappointed. The trade-off is the intimacy and exclusivity of sharing facilities among just 80 households: the pool is rarely crowded, the BBQ area is easy to book, and the overall environment is quiet and private. Security includes 24-hour surveillance and access-controlled entry. The low-rise, 5-storey format also means no long elevator waits — a small but daily quality-of-life benefit.
Unit Sizes & Layout
The Lilium offers an exclusive collection of 80 homes ranging from two-bedroom to four-bedroom configurations, plus penthouses. The unit mix focuses on family-sized layouts, differentiating it from many boutique developments that skew heavily toward one-bedroom investor units. The two-bedroom units provide efficient starter homes, while the three- and four-bedroom layouts cater to families seeking space in a low-density setting. Penthouses occupy the top floor with additional ceiling height and potential for private roof terraces.
The low-rise format and landed residential surroundings create a living environment that feels more like a boutique estate than a typical condominium. Most units enjoy green, low-rise views over the surrounding landed properties, and the 5-storey height limit means all units receive ample natural light without the shadowing effects of taller neighbours. Finishes are of a good standard, reflecting the award-winning design ethos — quality flooring, branded kitchen appliances, and bathroom fittings that are appropriate for the premium PSF positioning.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 9 | $2,242 | $1,568,800 |
| 2 BR | 28 | $2,219 | $1,602,361 |
| 3 BR | 23 | $1,975 | $2,382,543 |
| 4 BR | 10 | $1,981 | $2,866,206 |
| 5 BR | 3 | $1,704 | $3,326,773 |
Pricing & Market Position
Based on 73 recorded transactions, sale prices range from $1,480,000 to $3,530,000, averaging $2,088,030.
Rents range from $3,500 to $8,200 per month across 36 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2023, the average PSF has declined by 3.4% (from $2,039 to $1,970 psf).
Neighbourhood Comparison
The Lilium ($2,163–2,676 psf, 80 units, freehold) competes in the Bartley-Serangoon corridor against several established developments. Bartley Residences ($1,700–1,900 psf, 702 units, 99-year from 2013) is the area’s largest development, directly adjacent to Bartley MRT with integrated commercial space. Bartley Residences offers scale, better facilities, and a lower PSF, but on a 99-year lease with approximately 86 years remaining. For buyers who prioritise value and facilities, Bartley Residences wins on quantum; for those who want freehold tenure and boutique living, The Lilium is the clear choice.
Botanique at Bartley ($1,900–2,200 psf, 797 units, 99-year from 2015) by UOL is a larger-scale competitor with superior facilities, a UOL-quality build, and Bartley MRT access. It commands a slightly lower PSF than The Lilium despite being newer, reflecting the leasehold-versus-freehold differential and the scale advantage. For families who want a proven developer brand, more facilities, and a larger community, Botanique is compelling. The Lilium counters with freehold tenure, the intimacy of 80 units, the RSP Architects design pedigree, and the long-term en-bloc upside from the air base relocation. Between the two, the choice ultimately comes down to whether freehold tenure and boutique exclusivity justify the PSF premium over a newer, larger, better-facilitated leasehold development.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE LILIUM | Freehold | 2021 | 80 | — |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,746 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,589 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,699 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,735 |
ShiokNest Scores
Our proprietary scoring system evaluates THE LILIUM across multiple dimensions.
What Residents Say
“We chose The Lilium specifically for the school proximity — both Maris Stella Primary and PLMGS are within 1 km, which was our top priority. The freehold tenure sealed the deal. Living here feels like being in a private estate rather than a condo — it is incredibly quiet, the neighbours are mostly families like us, and with only 80 units you actually get to know people. The design quality is evident in the details — the landscaping, the materials, the proportions.”
— Owner-occupier, four-bedroom, since 2022 (Stacked Homes)
“The development is modern and quality, but the land size is rather small for a condo. The facilities are adequate but basic — just the pool, gym, and BBQ really. It is great for people who prefer fewer units and less noise. The area is very quiet, surrounded by landed houses, and the Bartley MRT is a comfortable walk. I think for the right buyer who values peace and privacy, it is perfect.”
— Visitor, considering purchase (PropertyGuru)
“What excites me about The Lilium is the en-bloc potential once the Paya Lebar Air Base moves. Right now we are limited to 5 storeys, but once that restriction lifts, a freehold site like this in the Bartley corridor could be redeveloped much higher. That is a unique optionality that 99-year leasehold condos simply do not have. In the meantime, it is a lovely place to live — the design won awards for good reason.”
— Property analyst, reviewing The Lilium (99.co)
Strengths & Weaknesses
- Freehold tenure — increasingly rare in the Bartley-Serangoon corridor
- Award-winning design by RSP Architects — recognised for architecture, interiors, and landscaping
- Ultra-boutique 80-unit scale delivers exceptional privacy and exclusivity
- Within 1 km of Maris Stella Primary and Paya Lebar Methodist Girls' Primary — coveted school access
- Bartley MRT (Circle Line) approximately 350 m away — comfortable 4-5 minute walk
- Paya Lebar Air Base relocation (post-2030s) creates significant long-term en-bloc and redevelopment potential
- Quiet landed-estate surroundings with low-rise views and ample natural light
- Low-rise 5-storey format — no elevator waits, wind effects, or high-rise isolation
- Family-oriented unit mix with 2-4 bedroom configurations and penthouses
- Modest facility offering — pool, gym, BBQ only; no tennis court, function room, or resort amenities
- Higher PSF than nearby leasehold competitors — freehold premium is significant
- Only 80 units means higher per-unit maintenance fees
- Compact site limits communal space and landscaping scope
- Circle Line is one transfer away from CBD — not as direct as NEL or DTL
- Low-rise 5-storey format means no high-floor panoramic views
- Small development may have lower resale liquidity compared to larger condos
- Limited immediate retail — NEX mall requires a drive or MRT ride
Verdict
The Lilium is a niche proposition that will deeply appeal to a specific buyer profile: families who want freehold tenure, boutique exclusivity, good school proximity, and a quiet landed-estate setting with MRT access. At $2,163–2,676 psf, it commands a premium over nearby leasehold developments, but the freehold tenure, award-winning design, and intimate 80-unit scale justify the positioning for buyers who value these attributes.
The Paya Lebar Air Base relocation (post-2030s) is a significant long-term catalyst. Once height restrictions are lifted, freehold sites in the Bartley-Paya Lebar corridor will become prime candidates for redevelopment at much higher densities — potentially transforming The Lilium from a 5-storey boutique into a high-value en-bloc opportunity. While this is a 10–15 year horizon, freehold tenure ensures owners retain full optionality to wait for the right moment.
The limitations are inherent to the boutique format: facilities are modest, the 80-unit scale means higher per-unit maintenance costs, and the compact site means less communal space than larger developments. The Circle Line provides good connectivity but is not as direct to the CBD as the North-East or Downtown Lines. And the premium PSF means total quantum for a three- or four-bedroom unit can reach levels where buyers might consider larger units in more established districts.
For families who have identified Maris Stella or Paya Lebar Methodist as their target primary school and want to lock in freehold ownership near Bartley MRT in a quiet, award-winning development, The Lilium is difficult to match. For investors seeking yield or buyers who prioritise facilities and scale, larger developments in the Serangoon corridor offer more for the money.