The Metz
Overview & Key Facts
The Metz sits on Devonshire Road in the heart of District 9 — and its standout credential is immediate: Somerset MRT (North-South Line) is just 230 metres away, one of the shortest MRT walks of any condo in Singapore. That single fact, combined with a walkability score of 90 out of 100, transforms this 2007 freehold development into something rare: a CCR address where car ownership is genuinely optional.
Developed by MCL Land, a Jardine Matheson-backed developer with a reputation for solid construction and practical layouts, The Metz comprises 169 units across a boutique mid-rise on Devonshire Road. The building completed in 2007 and has since built an impressive rental track record — 369 rental transactions recorded, representing approximately 2.2 rentals per unit and signalling a depth of tenant demand that most CCR developments can only aspire to.
Gross yield of 3.5% for a freehold District 9 condo is exceptional. Typical CCR gross yields hover between 1.5% and 2.5%. The Metz achieves this because rental demand is structural — Somerset MRT at the doorstep, Orchard Road within walking distance, and a proven expat/professional tenant base mean units rarely sit empty for long. Median rent of $4,900/month against a median sale price of $1.68M gives investors a credible income return.
At an average PSF of $2,619, The Metz is also priced below newer 99-year leasehold neighbours: River Green (2024, $3,134 PSF) and River Modern ($3,230 PSF). Compared to The Avenir, the closest freehold peer at $3,190 PSF, The Metz represents a 18% discount for the same freehold tenure in the same district. For buyers who understand the value of perpetual ownership in Singapore's land-scarce market, this gap is meaningful.
"The walk to Somerset is so short I stopped counting — you're at the platform before you've finished your coffee. The whole Orchard-River Valley strip is at your feet."
— Long-term tenant, Devonshire Road unit
ShiokNest scores The Metz at 56/100 — a modest composite that reflects the 2007 building age and the fact that previous sellers have seen limited capital gains (profitability score: 34). Entry prices at launch were already elevated for a post-2006 CCR market, which compressed profit margins for those who bought at TOP. Today's buyers, however, are acquiring a freehold asset at a PSF discount to leasehold alternatives — a structural re-entry opportunity that the score does not fully capture.
Location & Connectivity
Devonshire Road is one of the quieter residential streets threading through the River Valley precinct — sheltered from the Orchard Road buzz but connected to it in minutes on foot. The Metz benefits from this dual character: a calm residential address with immediate access to one of Asia's most complete urban lifestyle corridors.
Transport connectivity is the headline: Somerset MRT (NS23) is 230 metres from the lobby — a genuine two-minute walk, not the optimistic "five-minute" marketing claim common in property listings. Great World MRT (Thomson-East Coast Line) is 550 metres away, adding a second line and direct access to Caldecott, Stevens, and the East Coast. Orchard Boulevard (TEL) and Orchard interchange (NS+TEL) complete a four-station, three-line cluster within 800 metres.
Somerset NS (230m) · Great World TE (550m) · Orchard Boulevard TE (770m) · Orchard NS+TE (790m). Few addresses in Singapore offer this density of rail access. For tenants who commute to the CBD, Marina Bay, or the North-South corridor, The Metz eliminates transport friction entirely.
The neighbourhood rewards those who walk. Orchard Road's full retail corridor — ION, Ngee Ann City, 313@Somerset, Wheelock Place — is accessible on foot. Great World City mall is a shorter stroll in the opposite direction. Robertson Quay and Clarke Quay's dining and nightlife precincts are a comfortable 10–15 minute walk along the Singapore River. Cold Storage, FairPrice Finest, and a full selection of hawker centres and restaurants along Killiney Road and Orchard Road round out day-to-day convenience.
For families, the school catchment is notably strong. Kheng Cheng School (0.56 km) and Fairfield Methodist Primary (0.70 km) both fall within 1 km, placing residents inside priority Phase 2A registration distance. ACS Junior (0.82 km) extends the options for families seeking Anglican primary schooling. International families are served by Chatsworth International (Orchard Campus, 1.45 km) and ISS International School (Paterson, 1.57 km). Singapore Management University is a 1.45 km walk — convenient for faculty and graduate students seeking CCR accommodation.
"My kids walk to Fairfield Methodist Primary in ten minutes. I take the MRT to Raffles Place in twelve. There's no lifestyle compromise living here."
— Owner-occupier family, The Metz
Devonshire Road itself sits between the gentle slopes of the Cairnhill area and the Somerset corridor. It is primarily residential — no arterial road noise, no heavy commercial traffic — yet proximity to Orchard Road means the full urban grid is reachable without a car. The street shares its character with neighbouring Killiney Road, long established as a quiet enclave of good coffee shops and local eateries that expat tenants find immediately appealing.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | primary | Within 1 km |
| Fairfield Methodist School (Primary) | primary | Within 1 km |
| ACS (Junior) | primary | Within 1 km |
| St. Anthony's Primary School | primary | ~1.1 km |
| Chatsworth International School (Orchard) | international | ~1.5 km |
| Singapore Management University | tertiary | ~1.5 km |
| ISS International School (Paterson) | international | ~1.6 km |
| ISS International School (Preston) | international | ~1.6 km |
Facilities
As a 169-unit boutique development, The Metz offers facilities scaled appropriately for its resident population. MCL Land designed the project with a curated rather than comprehensive facilities philosophy: a swimming pool, gymnasium, and function facilities sized for the number of units rather than to impress on a showflat visit.
The pool and gym are the workhorses. In a building where the majority of residents have Orchard Road within walking distance — and where Great World City's more elaborate amenity offerings are 550 metres away — the facilities serve as daily-use conveniences rather than lifestyle anchors. Residents consistently report that the gym is well-maintained and the pool is uncrowded, a function of the small community size.
169 units sharing facilities is a meaningful quality-of-life benefit. The pool is rarely congested, the gym does not require time-slot booking, and management costs are distributed across a tight community with strong landlord representation. Maintenance standards at MCL Land developments from this era have generally held up well, with The Metz's MCST maintaining the building to a presentable standard.
MCL Land's 2007-era construction standards were solid by Singapore residential benchmarks. The developer, backed by Jardine Matheson's balance sheet, was not cutting corners in the mid-2000s CCR market. Building structure, waterproofing, and M&E systems have aged reasonably — though buyers conducting due diligence should commission a thorough inspection of individual units, particularly plumbing and electrical fitments in older kitchens and bathrooms where owners have not renovated.
The facilities rating of 7.5 reflects a development that delivers exactly what a boutique CCR condo should: functional, well-maintained amenities in a low-competition environment. It does not pretend to compete with Grand Hyatt-adjacent resorts, and it does not need to — the neighbourhood does the heavy lifting.
Unit Sizes & Layout
The Metz launched in 2007, predating the post-GFC compression toward smaller unit typologies that characterised Singapore's 2010–2018 new launch market. Units here lean toward genuine liveable sizes — bedroom configurations that international tenants and owner-occupier families find comfortable without the compromises common in more recent CCR launches.
The development offers a mix of one- to four-bedroom configurations, with the layout distribution reflecting the mid-2000s buyer profile: expatriate professionals, small families, and investors seeking rental yield from larger, easily tenanted units. The spread between average price ($2,024,429) and median price ($1,680,000) suggests a mix of entry-level one-bedroom and mid-sized two-bedroom units forming the bulk of the stack, with a smaller number of larger three- or four-bedroom units pulling the average upward.
Singapore's "shoebox" unit trend gained momentum after 2010. The Metz, designed and built before this era, offers unit layouts with proper entry foyers, separate dry and wet kitchens, and bedrooms that accommodate queen and king beds without furniture gymnastics. For tenants arriving from larger homes or international markets, this proportionality matters significantly in leasing decisions.
Renovation considerations are real for units that have not been updated since TOP. Kitchen and bathroom finishes from 2007 are now nearly two decades old — buyers should budget for partial or full wet works depending on individual unit condition. The structural shell and ceiling heights are sound; cosmetic and fixture upgrades will bring units to a competitive rental and resale standard. Most serious investors factor $60,000–$100,000 in renovation costs into their acquisition calculus.
"We renovated the kitchen and both bathrooms and the unit looks completely fresh. The actual room sizes are better than most 2020s launches I viewed — proper proportions throughout."
— Owner after 2023 renovation, The Metz
The average PSF of $2,619 and average rent of $5,524/month (median $4,900) indicate that tenants are primarily professional couples and small families rather than single-occupancy, consistent with the unit size profile. The rental depth — 369 transactions across 169 units — confirms these unit types are perennially in demand from the expatriate and professional community that treats Orchard Road and the CBD as their operating zone.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 12 | $2,627 | $1,517,750 |
| 3 BR | 9 | $2,605 | $2,700,000 |
Pricing & Market Position
Based on 21 recorded transactions, sale prices range from $1,400,000 to $2,800,000, averaging $2,024,429 (~$2,619 psf).
Rents range from $2,900 to $11,200 per month across 371 rental transactions. Current rental yield sits at approximately 3.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 0.2% (from $2,587 to $2,592 psf).
Neighbourhood Comparison
The Metz competes in the freehold CCR segment but its PSF positions it against both freehold and leasehold peers. Understanding these comparisons is essential for buyers contextualising whether $2,619 PSF for a 2007 freehold D9 condo represents fair value.
The Avenir (Freehold, D9, $3,190 PSF, 376 units) — The Avenir is the most direct freehold peer: same district, same tenure, newer vintage (2022). At $3,190 PSF, buyers pay an 18% premium over The Metz for a newer building with more contemporary amenities. The Avenir's yield profile is less established — fewer rental transactions, tenant base still forming. Buyers who prioritise newer fitments and modern communal facilities over rental track record and value will prefer The Avenir; yield-focused investors will scrutinise whether the premium is justified by income returns.
River Green (99yr, D9, $3,134 PSF, 524 units, 2024) and River Modern (99yr, D9, $3,230 PSF) — Both are newer leasehold launches priced above The Metz despite carrying 99-year tenure. The structural argument for The Metz is clear: freehold beats leasehold, and The Metz is priced lower. Buyers in newer launches are paying a new-launch premium for contemporary finishes and developer marketing. Long-term holders who understand leasehold decay will assign value to The Metz's perpetual title.
The Metz at $2,619 PSF (freehold) is priced below River Green ($3,134, 99yr) and River Modern ($3,230, 99yr). In Singapore's market, freehold typically commands a premium over leasehold of similar vintage. This PSF inversion — driven by The Metz's 2007 building age — creates a structural mispricing opportunity for buyers who are agnostic about building age and focused on tenure and yield.
Irwell Hill (99yr, D9, $2,726 PSF, 540 units, 2020) — Irwell Hill is the closest PSF comparison: also D9, larger development, newer (TOP 2020), but leasehold. At $2,726 PSF, Irwell Hill offers more contemporary facilities and a larger community — but no perpetual title. For yield investors, Irwell Hill has a shorter track record. For buyers valuing tenure, The Metz's freehold at $107 PSF less is a straightforward argument.
Kopar at Newton (99yr, D1/D9 border, $2,512 PSF, 378 units, 2019) — Kopar at Newton is cheaper per square foot, reflecting its Newton Road location (further from Orchard Road) and leasehold status. The trade-off is a slightly longer walk to Newton MRT versus The Metz's Somerset 230m advantage. For buyers who value the Somerset lifestyle specifically, the D9 core address justifies the PSF differential.
In summary: The Metz is the freehold, yield-optimised, walkability-maximised option in the D9 secondary market. Buyers paying $2,619 PSF are acquiring established rental infrastructure, perpetual tenure, and Orchard-adjacent connectivity at a discount to every leasehold peer and most freehold alternatives in the district.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE METZ | Freehold | 2007 | 169 | $2,619 |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,728 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,138 |
| RIVER MODERN | 99 years leasehold | — | — | $3,239 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,511 |
ShiokNest Scores
Our proprietary scoring system evaluates THE METZ across multiple dimensions.
What Residents Say
The Metz attracts a consistent resident profile shaped by its location and unit typology. The dominant demographic is expatriate professionals and professional couples — typically from financial services, banking, consulting, and technology sectors — who prioritise commute efficiency and lifestyle access over ground-floor space or car-dependent suburban living.
The Somerset MRT proximity is the primary draw for this segment. For a professional commuting to Raffles Place, Marina Bay, or the CBD, a 230-metre walk to the MRT translates to a door-to-desk time of under 25 minutes without owning a car. For couples with two income earners both working in different parts of the city, the multi-line access at Somerset and Great World provides schedule flexibility that a car-dependent address cannot match.
"We chose The Metz over a larger apartment in Buona Vista specifically because of the MRT. The lifestyle is completely different — we walk everywhere. Restaurants, groceries, gym, work. The car sits in the carpark most of the week."
— Finance sector tenant, two-bedroom unit
Families with school-age children form a secondary cohort, attracted by the proximity to Fairfield Methodist Primary, Kheng Cheng School, and ACS Junior within the 1-km radius. The Chatsworth and ISS international schools within 1.6 km serve the international family market that routinely prioritises River Valley and Orchard fringe for its school catchment and lifestyle balance.
Investors account for a meaningful share of ownership — the 369 rental transaction record across 169 units confirms that a significant portion of the building operates as investment stock with professional landlord management. This creates a well-run tenant community rather than the absentee-landlord quality issues that can affect older CCR buildings with fragmented ownership and low MCST engagement.
The Devonshire Road address draws residents who value quiet over buzz — people who want immediate access to Orchard Road but not the noise and footfall of living directly on it. The Robertson Quay and Clarke Quay dining precincts, walkable in 15 minutes, cater to the social habits of the typical Metz resident: quality restaurants, craft cocktail bars, and waterfront evening walks over nightclub queues.
Strengths & Weaknesses
- Somerset MRT (NS23) just 230 metres away — a genuine two-minute walk, one of the shortest MRT distances of any condo in Singapore
- Walkability score 90/100 — Orchard Road, Great World City, Robertson Quay, and full daily amenities all within comfortable walking distance
- Outstanding rental depth: 369 rental transactions across 169 units (2.2 rentals per unit) confirms structural tenant demand
- Gross yield of 3.5% is exceptional for a freehold CCR District 9 condo — nearly double the typical CCR average of 1.5–2.5%
- Freehold tenure at $2,619 PSF — priced below newer 99-year leasehold peers River Green ($3,134) and River Modern ($3,230) in the same district
- MCL Land (Jardine Matheson-backed) developer with proven construction quality; building has aged well after nearly two decades
- Multi-line MRT access within 800m: Somerset NS, Great World TE, Orchard Boulevard TE, Orchard NS+TE interchange — four stations, three lines
- Strong school catchment: Fairfield Methodist Primary and Kheng Cheng School within 1 km, ACS Junior at 0.82 km
- Boutique 169-unit scale means uncrowded facilities, low pool competition, and a tighter, better-managed residential community
- River Valley / Orchard fringe lifestyle: Robertson Quay dining, Clarke Quay nightlife, and Great World City retail all walkable
- Profitability score of 34 — previous buyers saw limited capital gains; entry prices at 2007 launch were already elevated, compressing resale profit margins
- Building age (2007) means units may require significant renovation — kitchens, bathrooms, and electrical fitments can be nearly 20 years old in un-renovated units
- Average PSF of $2,619 still reflects a significant price quantum in absolute terms ($1.68M median) — not accessible to buyers without substantial equity or CPF
- ShiokNest score of 56 reflects modest composite performance; score does not fully capture the yield and walkability story, but may affect buyer perception
- En-bloc probability limited (score 46) — freehold owners structurally less motivated for collective sale; en-bloc upside is not a realistic return driver here
- Limited unit count (169) means fewer resale listings at any given time — buyers may need patience to find the right unit configuration at target price
- Older building systems (plumbing, electrical, air-conditioning ducts) in common areas and individual units may require MCST capital expenditure
Verdict
The Metz is one of those District 9 addresses that rewards careful analysis over surface-level score reading. The ShiokNest composite of 56/100 captures a real tension: this is a 2007 building with modest profitability history, but it is also a freehold asset at a CCR PSF discount that structurally makes sense for yield investors and lifestyle buyers.
The investment case is straightforward. 3.5% gross yield, freehold tenure, District 9, Somerset MRT 230 metres away — stacked together, these are characteristics that developers of newer launches would charge a 30–40% premium to replicate. River Green, River Modern, and The Avenir all price above $3,100 PSF. The Metz, at $2,619 PSF, offers the same D9 postal code, the same freehold title, and a demonstrably deeper rental market (369 transactions vs. the track records of projects launched in 2019–2024 that are still accumulating rental history).
For investors who have been frustrated by CCR condos with 1.8–2.2% yields and 99-year leases, The Metz offers a genuine alternative. Freehold, proven rental depth, walkable to Somerset, and priced below leasehold peers. Buyers who renovate units and hold for income will find the numbers more compelling than most D9 alternatives at current market levels.
The caveats are honest ones. The profitability score of 34 signals that sellers historically have not extracted strong capital gains — entry prices at the 2007 launch were already pricing in the location premium, and the secondary market has not re-rated the building as aggressively as some newer CCR launches. Buyers targeting capital appreciation should have realistic expectations: The Metz is an income play first, a capital play second.
The en-bloc score of 46 suggests limited collective sale probability in the near term — 169 units with freehold status requires 80% owner consent, and freehold owners tend to be structurally less motivated sellers than leasehold owners approaching lease expiry. This is not a negative for owner-occupiers or long-term investors, but it eliminates the en-bloc lottery upside that some CCR buyers factor into their return modelling.
For the right buyer — yield-seeking investors, professionals relocating to Singapore, and expatriate tenants who want the Orchard lifestyle without the Orchard price tag — The Metz is quietly one of District 9's best-kept secrets. The walkability alone justifies serious consideration. The yield makes it compelling. The freehold title at a sub-$2,700 PSF entry point makes the case hard to dismiss.