The Mondrian
Overview & Key Facts
The Mondrian is one of those quietly distinguished addresses that rarely comes up in conversation but commands immediate respect when it does. Tucked along Hindhede Place — a short private cul-de-sac off Hindhede Drive in the heart of the Bukit Timah corridor — this boutique development of just 17 units completed in 2002 occupies a secluded green plot where the boundary between private residence and nature reserve feels genuinely porous. With Hindhede Nature Park immediately to the rear and Bukit Timah Nature Reserve within easy walking distance, The Mondrian offers a residential experience that few OCR addresses can match for sheer tranquillity.
What makes The Mondrian particularly noteworthy as an investment is its tenure. The development sits on a 999-year lease commencing 1884, yielding approximately 858 years of remaining lease as of 2026. For all practical purposes — CPF usage, bank financing, resale marketability, and inter-generational wealth transfer — this is equivalent to freehold. At 17 units on a sizeable D21 green plot, the land-to-unit ratio is exceptional: residents enjoy the privacy of a landed development with the security and convenience of a managed condominium. The combination of near-freehold tenure, boutique scale, and a Hindhede address that places you within three minutes of Beauty World MRT and five minutes of the Bukit Timah greenway is genuinely rare.
Price data confirms The Mondrian’s premium positioning. The last 12 months of transactions average S$2,858 psf — a figure that surpasses every comparable 99-year new launch in D21, including The Reserve Residences (S$2,494 psf), Nava Grove (S$2,488 psf), and Pinetree Hill (S$2,486 psf). That the development commands this psf premium despite being a 2002-TOP building in OCR speaks to the scarcity value of its tenure, location, and boutique character. The longer-run psf trend — from S$2,370 to S$2,858, a 20% appreciation — confirms that the market consistently re-rates The Mondrian higher as the surrounding landscape evolves.
Location & Connectivity
Hindhede Place is one of those addresses that requires a moment to locate on a map but immediately makes sense once you do. The short private road branches off Hindhede Drive, which runs between Bukit Timah Road and Hindhede Nature Park, placing The Mondrian at the precise junction of the Beauty World urban node and the Bukit Timah greenway corridor. The surrounding streetscape is low-density and quiet: a mix of landed homes, small boutique condominiums, and the entrance trails to Hindhede Nature Park. There is essentially no through-traffic. Residents describe the ambience as village-like despite being less than a kilometre from an MRT station and minutes from the Pan Island Expressway.
Beauty World MRT (Downtown Line, DT5) sits just 0.49 km from The Mondrian — a genuine near-doorstep walk of approximately six to seven minutes that is achievable even in Singapore’s climate. For D21 OCR, this is exceptional: most competing developments in the Bukit Timah belt sit 750 metres to over 1 kilometre from an MRT station. The Downtown Line from Beauty World gives direct access to Botanic Gardens (DT9, one stop north), Stevens (DT10, interchange to the Thomson-East Coast Line), Newton (DT11, interchange to the North-South Line), and ultimately the CBD at Downtown/Telok Ayer. For a family where any member commutes by MRT, The Mondrian’s transport access is among the best available in its price tier.
For drivers, the PIE is accessible within five minutes and places the CBD approximately 15–18 minutes away in off-peak conditions. The Bukit Timah Expressway (BKE) is similarly close, connecting to Woodlands and the Causeway. Orchard Road is around 10 minutes by car, and Changi Airport is accessible in 25–30 minutes via the PIE. The combination of near-doorstep MRT and strong expressway access is relatively uncommon in D21 and positions The Mondrian well for multi-modal households.
The immediate neighbourhood offers an unusual juxtaposition: Hindhede Nature Park — with quarry swimming holes, nature trails, and shaded boardwalks — is effectively on the doorstep. Bukit Timah Nature Reserve, Singapore’s highest hill and one of the few primary rainforest remnants in Southeast Asia, is accessible via the Hindhede entrance within a short walk. The Rail Corridor — the 24 km green spine running from Tanjong Pagar to Kranji — is also accessible nearby. For nature-oriented households, it is difficult to find a condo address in Singapore that places you this proximate to primary forest while remaining this accessible to MRT and expressways.
Day-to-day retail and dining is concentrated at the Beauty World precinct approximately 0.5 km away: Beauty World Centre, Bukit Timah Shopping Centre, and the cluster of shophouses along Cheong Chin Nam Road. The planned redevelopment of Beauty World as an integrated transport hub — anchored by The Reserve Residences with an underground MRT link, bus interchange, and 215,000+ sqft retail podium — is expected to materially upgrade the walkable amenity catchment for The Mondrian over the next several years, further strengthening the case for the address.
On the school front, Anglo-Chinese Junior College (ACJC) at 1.01 km is the headline proximity. For families with JC-age children, ACJC’s location within a kilometre is a genuine differentiator — it is one of Singapore’s most established SAP junior colleges with a strong track record for university placements. Ngee Ann Polytechnic at 1.42 km and SUSS at 1.91 km round out a strong tertiary education cluster. Henry Park Primary at 1.68 km falls outside the Phase 2B 1 km radius for primary school balloting purposes.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | jc | ~1.0 km |
| Ngee Ann Polytechnic | tertiary | ~1.4 km |
| Henry Park Primary School | primary | ~1.7 km |
| Singapore University of Social Sciences | tertiary | ~1.9 km |
Facilities
At 17 units, The Mondrian operates on a fundamentally different model from the mega-developments that dominate D21. Facilities are intentionally scaled to match the boutique character of the development: a swimming pool, landscaped gardens, covered car parking, and security — the essentials delivered with quality rather than quantity. The low resident count means that pool and common area usage is genuinely quiet, a meaningful contrast to the booking queues and crowded lap lanes that characterise facilities-heavy developments with 400–1,000 units. For residents who want a peaceful daily-use pool rather than an amenity matrix that looks impressive on a floor plan but requires advance booking, this model is arguably superior.
The surrounding natural environment — Hindhede Nature Park to the rear and the Bukit Timah greenway corridor nearby — effectively extends the development’s recreational footprint far beyond what any private condominium can deliver. Residents have access to proper forest trails, quarry swimming, bird-watching, and shaded walking routes within minutes of their front door, at no cost and with no booking required. The Rail Corridor access adds cycling and running routes stretching the length of Singapore. For active households, the “facilities deficit” of a boutique development is effectively compensated by the best free amenity cluster in Singapore.
“You do not buy at Hindhede for a clubhouse. You buy for the forest. I run the nature reserve trails three mornings a week before work. I have never touched the MRT commute from downstairs. This is the best of both worlds.”
— Owner perspective on The Mondrian lifestyle, Hindhede Place
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $5,260,000 to $6,500,000, averaging $5,880,000 (~$2,858 psf).
Rents range from $6,750 to $15,000 per month across 14 rental transactions. Current rental yield sits at approximately 2.0%.
Price Appreciation
From 2022 to 2026, the average PSF has appreciated by 20.6% (from $2,370 to $2,858 psf).
Neighbourhood Comparison
Against Ki Residences at Brookvale (999-year/1885, 660 units, S$1,954 psf): The most direct tenure comparison in D21. Ki Residences shares The Mondrian’s near-freehold 999-year pedigree — in fact, both leases commenced within one year of each other (Ki: 1885, Mondrian: 1884) — and offers full condominium facilities at a 46% psf discount. The trade-off is scale: 660 units versus 17, full facility matrix versus boutique, and a Clementi Road address versus Hindhede Place. Buyers who value the 999-year tenure but want condominium community, facilities breadth, and a lower entry price will find Ki Residences the compelling choice. Buyers who prioritise exclusivity, forest access, and MRT proximity at the 0.49 km mark will pay The Mondrian’s premium.
Against Forett@Bukit Timah (Freehold, 633 units, S$2,130 psf): Forett is the closest large freehold condominium by address, launched in 2020 and offering the genuine freehold title that The Mondrian approximates via 999-year tenure. Forett buyers access full facilities (25m pool, gym, clubhouse) and better secondary market liquidity at a 25% psf discount to The Mondrian’s current trading levels. For buyers who require a freehold title certificate rather than a 999-year lease equivalent, Forett is the natural comparison point. The Mondrian’s 17-unit boutique character, however, delivers an exclusivity premium that no 633-unit condominium can replicate.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE MONDRIAN | 999 yrs lease commencing from 1884 | 2002 | 17 | $2,858 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,488 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,954 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
Lease Decay Analysis
The 99-year lease runs from 2002, meaning approximately 24 years have already been consumed. Roughly 75 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~75 years | Full bank financing available |
| 2032 | ~69 years | CPF usage still unrestricted for most buyers |
| 2041 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2061 | ~39 years | Significant financing restrictions for next buyer |
| 2101 | 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 ~65 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE MONDRIAN across multiple dimensions.
What Residents Say
“Hindhede Place is the kind of address you keep to yourself. Seventeen units, no noise, forest out the back, MRT in seven minutes. I have been here twelve years and will not move unless someone makes me an offer I cannot refuse. The lease question does not apply — 999 years is not a constraint.”
— Owner resident, The Mondrian, Hindhede Place
“We relocated from London and looked at everything in D21 and D10. The Mondrian was the only condo where you genuinely feel like you are in the forest. The Beauty World DTL stop is a five-minute walk. My commute to Raffles Place is door-to-door thirty-five minutes by MRT. It is quiet, the neighbours are private and respectful, and the lease is irrelevant. We negotiated a two-year tenancy and renewed twice.”
— Tenant, The Mondrian, via Bukit Timah expatriate network
Strengths & Weaknesses
- 999-year lease from 1884 (~858yr remaining) — equivalent to freehold for all practical purposes
- Beauty World DTL 0.49 km — near-doorstep MRT access, rare in D21 OCR
- Boutique 17-unit development — pool, gardens, and common areas never crowded
- Hindhede Nature Park immediately accessible on foot — forest reserve lifestyle
- Bukit Timah Nature Reserve trail access from doorstep (Hindhede entrance)
- Rail Corridor access nearby — 24 km cycling/running green spine
- ACJC 1.01 km — strong JC proximity for families with upper-secondary children
- S$2,858 psf on near-freehold tenure outperforms all 99-year D21 new launches on tenure-adjusted value
- 20% psf appreciation trend ($2,370 → $2,858) confirms consistent market re-rating
- 14 rental transactions at $10,279 avg monthly — robust tenant demand data for 17-unit development
- No through-traffic — Hindhede Place is a quiet cul-de-sac
- En-bloc optionality without lease-anxiety pressure (999yr = owner-driven, not forced)
- Very limited secondary market liquidity — 17 units means infrequent resales (wait time 6–18 months)
- Boutique facilities only — no gym, tennis court, or full clubhouse
- 1.99% gross yield modest — return thesis is capital appreciation, not rental income
- Henry Park Primary 1.68 km — outside the 1 km Phase 2B balloting radius
- Developer unknown — no brand heritage or after-sales service expectation to anchor against
- S$2,858 psf is a premium entry price in OCR context — limited buyer pool at exit
- Walkability score 42/100 reflects limited flat-terrain amenities without a car
- Investment score 27/100 reflects illiquidity and yield compression vs broader market
- Limited unit-type and floor plan data publicly available (small development)
- Older 2002 TOP — may require renovation to bring finishings to current standard
Verdict
The Mondrian is a development that rewards a specific and well-calibrated buyer profile. It is not for the buyer who wants a full facility matrix, a large-community social environment, or a sub-S$3M entry ticket. It is for the buyer who has decided that tenure permanence, boutique exclusivity, forest proximity, and MRT convenience at near-doorstep distance are the four things that matter most in a Bukit Timah address — and who is prepared to pay a premium psf to get all four simultaneously.
At S$2,858 psf on a 999-year/1884 lease with Beauty World DTL 0.49 km away, The Mondrian is arguably the strongest value proposition in D21 for the buyer who understands what they are acquiring. The competing new launches in the district — Reserve Residences (S$2,494 psf, 99yr), Nava Grove (S$2,488 psf, 99yr), Pinetree Hill (S$2,486 psf, 99yr) — all command broadly similar PSF but offer 99-year leases that will begin to exhibit meaningful lease decay within 30–40 years. The Mondrian’s approximately 858 remaining years means its effective tenure horizon for any buyer in 2026 is unlimited. That premium is rational and defensible. The comparison that matters most is with Ki Residences at Brookvale (S$1,954 psf, 999yr/1885) — a neighbouring 999-year development that offers a 46% PSF discount but at 660 units, full condominium scale, and a different location character. Buyers choosing between Ki Residences and The Mondrian are essentially choosing between value and exclusivity.
The en-bloc score of 47/100 is worth reading correctly. At 17 units, The Mondrian has sufficient land value per unit to make en-bloc mathematically attractive if a developer is interested — the Bukit Timah corridor commands land prices that would make a collective sale financially compelling. However, the 999-year tenure means owners have zero urgency to sell: there is no lease decay clock forcing consensus. En-bloc likelihood at The Mondrian is driven entirely by developer appetite at the offered price, not by lease anxiety. This is a structurally cleaner en-bloc dynamic than any 99-year development where expiring leases create alignment pressure. For investors holding long, the optionality is there without the desperation.