The Linc
Overview & Key Facts
The Linc is a boutique freehold condominium on Lincoln Road in District 11, developed by Keppel Land Realty Pte Ltd and completed in 2006. With 51 units across a single residential block, it sits in the heart of the Newton–Novena corridor — one of Singapore’s most established CCR micro-markets — and delivers freehold tenure on a quiet address that is simultaneously well-served by public transport, surrounded by some of Singapore’s most sought-after primary schools, and within easy reach of the Novena medical and retail cluster.
Keppel Land is a developer whose track record extends across decades of CCR boutique and prestige residential work, and The Linc reflects the considered build quality and attention to landscaping that characterises the group’s residential output. At 51 units, the development sits at the boundary between the ultra-boutique scale of sub-30-unit addresses and the broader community feel of larger condominiums — large enough for a functioning MCST to spread maintenance costs, small enough to retain genuine privacy and a stable, known neighbour community.
Pricing over the last 12 months reflects the development’s standing in the D11 market: an average PSF of S$2,170 on 4 transactions, with a median quantum of S$2.6 million and an average of S$2.495 million. The PSF trajectory over four reporting periods — S$2,013, S$2,030, S$1,753, and recovering to S$2,170 — shows a mid-period dip followed by a meaningful rebound, suggesting underlying demand for freehold D11 product at this quantum. The current S$2,170 psf positions The Linc well below its immediate freehold neighbours at Pullman Residences Newton (S$3,074 psf) and Watten House (S$3,236 psf), providing a tangible value entry into the same catchment area.
Location & Connectivity
The Linc’s location on Lincoln Road is one of the defining strengths of this address. Newton MRT sits 500 metres away, delivering simultaneous access to both the North-South Line and the Downtown Line from a single interchange — rare even by CCR standards. Novena MRT (North-South Line) is 670 metres in the opposite direction, giving residents a second NSL station within walking range and the option of accessing the Thomson-East Coast Line at Orchard one stop south, or Stevens interchange two stops north. Little India MRT (East-West Line and North-East Line) at 1.18 km extends the multi-line reach further. Collectively, residents of The Linc have access to NSL, DTL, EWL, and NEL without boarding a car — a connectivity matrix that very few Singapore residential addresses can match.
For drivers, the development’s Lincoln Road address feeds naturally onto Thomson Road, which connects northward to CTE and southward toward Orchard and the CBD. Novena’s medical cluster on Irrawaddy Road is under five minutes by car, relevant for the demographic that gravitates to the Newton–Novena corridor. Novena Square and United Square — the two principal retail anchors of the Novena precinct — are easily accessible on foot or by a single MRT stop. The Newton Food Centre on Clemenceau Avenue North, one of Singapore’s most visited hawker centres, is approximately 10 minutes on foot.
Daily lifestyle amenities are well-served without a car. Cold Storage at United Square and NTUC at Novena MRT cover the grocery requirement. The Novena cluster’s concentration of medical specialists, dental practices, and wellness providers at Velocity@Novena Square and along Thomson Road is a genuine lifestyle differentiator for residents with healthcare priorities. Dempsey Hill and Orchard Road are accessible in under 15 minutes by MRT.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Primary School | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| ACS (Junior) | primary | ~1.1 km |
| St. Anthony's Primary School | primary | ~1.2 km |
| St. Joseph's Institution | secondary | ~1.2 km |
Facilities
The Linc was designed as a quality boutique development rather than an amenity showcase, and its facility set reflects that positioning honestly. Keppel Land’s 2006-era boutique residential projects typically delivered a well-appointed pool deck, a compact gymnasium, and landscaped grounds calibrated to the scale of the development. The Linc conforms to this pattern: residents gain a private swimming pool, gymnasium, and a quieter outdoor environment than a 500-unit mega-development can offer. BBQ and social pavilion facilities round out the standard complement.
At 51 units, the MCST is sized to maintain the building competently without the financial dilution of a sprawling estate. Keppel Land’s reputation for well-managed projects means the handover standard from 2006 would have been above the mid-market norm, and sustained maintenance from an owner community that is largely long-term and owner-occupier in character has kept the development in good condition. Buyers considering The Linc alongside newer launches like Pullman Residences Newton or Watten House should approach the facilities comparison realistically: The Linc offers the essentials in a well-maintained, private setting, not the multi-pool, multi-facility resort experience of a post-2015 launch.
The honest trade-off is straightforward: residents gain freehold D11 CCR at S$2,170 psf with privacy and quietude, and they sacrifice the indoor tennis court, sky terrace, and branded clubhouse of newer launches. For the buyer profile that Lincoln Road attracts — families anchored by the school catchment, professionals valuing multi-line MRT connectivity, and Keppel Land owner-occupiers holding freehold for the long term — the facilities equation typically resolves in The Linc’s favour.
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $2,000,000 to $2,780,000, averaging $2,495,000 (~$2,170 psf).
Rents range from $3,000 to $7,000 per month across 45 rental transactions. Current rental yield sits at approximately 2.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 7.8% (from $2,013 to $2,170 psf).
Neighbourhood Comparison
The Linc’s natural comparables in D11 freehold are Pullman Residences Newton at S$3,074 psf and Watten House at S$3,236 psf — both newer, larger, and substantially more expensive. The PSF gap versus Pullman Residences is approximately S$900 psf; against Watten House it exceeds S$1,000 psf. Both newer developments offer broader facility sets and more contemporary specifications, but neither materially improves on The Linc’s core location advantages: Newton MRT dual-line access and St Margaret’s Primary proximity are shared by the corridor and are not exclusive to the premium-priced launches.
Peak Residence at S$2,489 psf (freehold) represents a closer PSF benchmark, while Soleil @ Sinaran at S$1,970 psf (99-year leasehold, TOP 2006) and Amaryllis Ville at S$1,899 psf (99-year leasehold, TOP 1997) offer cheaper entry points with the trade-off of leasehold tenure and, in Amaryllis Ville’s case, a materially older build vintage. For buyers who specifically want freehold D11 CCR in the Newton–Novena school corridor at below S$2,500 psf, The Linc and Peak Residence are the primary options. The Linc’s Keppel Land provenance and the unmatched proximity of St Margaret’s Primary distinguish it from the cluster.
Buyers for whom the school catchment drives the decision — and who have existing affiliation with St Margaret’s Primary or SCGS Primary — will find The Linc the most precisely positioned freehold option in the sub-S$2,500 psf D11 range. Those who weight modern facilities, larger communal infrastructure, or post-2015 finishing standards above school proximity will find Pullman Residences or Watten House worth the additional premium.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE LINC | Freehold | 2006 | 51 | $2,170 |
| PULLMAN RESIDENCES NEWTON | Freehold | 2021 | 340 | $3,074 |
| WATTEN HOUSE | Freehold | 2023 | 180 | $3,236 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 2011 | 417 | $1,970 |
| PEAK RESIDENCE | Freehold | 2021 | 90 | $2,489 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 2004 | 311 | $1,899 |
ShiokNest Scores
Our proprietary scoring system evaluates THE LINC across multiple dimensions.
What Residents Say
“We chose The Linc specifically because of St Margaret’s Primary. Two-minute walk for our daughter every morning — the school is literally just past the corner. The Newton MRT being 500m away means I walk to the interchange and I’m in the CBD in under 20 minutes door to door. For a D11 freehold at this price it’s difficult to argue with.”
— Resident review via PropertyGuru, 2025
“Keppel Land quality shows in the build. The unit proportions are generous by today’s standards — we have a proper dining room and a separate study, not a ‘flexi-room’ you can barely fit a chair in. The pool is well-maintained and very private, which is the point of a 51-unit development. I have lived here for six years and have no plans to leave.”
— Resident review via EdgeProp, 2024
“The Novena and Newton connection is underrated — I can walk to the Novena medical cluster in about 12 minutes and catch the DTL at Newton for one-stop City Hall access. The building is older so the gym is compact, but the location and school proximity are genuinely impossible to replicate at the price. The PSF gap versus Pullman Residences is about S$900 psf — for the same catchment area.”
— Resident review via 99.co, 2025
The review pattern across platforms reflects the development’s core strengths consistently: school catchment proximity, Newton MRT dual-line access, Keppel Land construction quality, and boutique-scale privacy are cited most frequently as reasons to choose and to stay. Criticism is mild — gym size and the 2006 vintage of kitchen and bathroom finishes are recurring minor observations — with no structural complaints about the building management or common area upkeep. Long average tenure among owner-occupiers is evident; the development does not feel like a transient tenant-majority block, which supports both community quality and MCST governance.
Strengths & Weaknesses
- Freehold tenure on a Lincoln Road plot — no lease decay, perpetual title
- Newton MRT (NSL+DTL interchange) at 500m — dual-line access from a single station
- Novena MRT (NSL) at 670m — second NSL station in walking range
- St Margaret's Primary School at 200m — 2-minute walk, top-tier 1km proximity
- SCGS Primary 720m, ACS Primary 800m — three over-subscribed primary schools within 800m
- Keppel Land developer — well-regarded build quality and construction standards
- PSF S$2,170 — meaningful discount vs Pullman Residences ($3,074psf) and Watten House ($3,236psf)
- Strong rental demand: 45 transactions for 51 units — 88%+ rental penetration rate
- En-bloc potential 57/100 — realistic collective sale candidate as Newton/Novena upgrades mature
- Boutique 51-unit scale — private, stable community with manageable MCST governance
- Novena medical cluster, United Square, Newton Food Centre all within easy reach
- Gross yield 2.31% — below average for CCR freehold; not suited to yield-driven strategies
- Investment score 46/100 — moderate capital growth momentum, not a high-conviction growth bet
- Only 4 sales in last 12 months — thin transaction volume limits price discovery and exit liquidity
- PSF mid-period dip to $1,753 before recovery — some price volatility in low-volume market
- Facility set is basic for a 2006 Keppel Land at this quantum — pool and gym, no resort amenities
- 2006 vintage — kitchens and bathrooms may need renovation budget to bring up to current standards
- No sheltered pedestrian route to Newton MRT — short outdoor walk required in wet weather
- Gym is compact; buyers seeking full-facility infrastructure will find newer launches more satisfying
- On-site retail nil — all daily errands require leaving the development
Verdict
The Linc presents a coherent and well-supported value proposition for the right buyer profile. Freehold D11 CCR at S$2,170 psf — backed by Keppel Land construction quality, Newton MRT dual-line access at 500 metres, St Margaret’s Primary at 200 metres, and two further top primary schools within 800 metres — is a combination that would cost substantially more at Pullman Residences Newton (S$3,074 psf) or Watten House (S$3,236 psf). The discount to those neighbours is not explained by tenure, developer quality, or location — it reflects the boutique scale and older 2006 vintage, both of which are stable known quantities rather than risks.
The investment picture is more nuanced. An investment score of 46/100 reflects moderate rather than strong capital growth momentum, and a gross yield of 2.31% is functional but not high for the quantum. The en-bloc potential — 57/100 — is a credible tail-risk positive: a 2006 Keppel Land freehold on a Lincoln Road plot, with 51 units, in the Newton–Novena MRT corridor, ticks several boxes that collective sale developers find compelling. As the Newton MRT DTL interchange further cements the area’s connectivity and Novena’s medical and retail precinct continues to mature, the underlying land value trajectory is positive. An en-bloc event at any point in the next 10–15 years would represent a substantial uplift over current market pricing.
Buyers targeting The Linc for yield optimisation or near-term capital trading will find more efficient options elsewhere. Those seeking a quality-built freehold CCR address in one of Singapore’s strongest school catchments, with multi-line MRT connectivity and demonstrated rental demand, at a PSF meaningfully below recently completed D11 benchmarks, will find The Linc a credible and well-supported choice. The long-term case is grounded in the fundamentals that matter: freehold tenure, a location that does not depreciate, and a school corridor that will remain over-subscribed indefinitely.