The Pearl @ Mount Faber
Overview & Key Facts
The Pearl @ Mount Faber is one of those developments that rewards the curious buyer — the kind who looks past the first page of search results and follows Mount Faber Road uphill into one of Singapore’s more unusual residential pockets. Developed by Sim Lian Group and completed in 2005, this 192-unit condominium sits at the foot of Mount Faber in District 4, a location that trades the flat convenience of city-centre living for elevation, greenery, and a genuine sense of seclusion.
The development comprises six blocks of 9 to 10 storeys each, arranged across a gently sloping site along Mount Faber Road. The unit mix runs from 2-bedroom units through to 3-bedroom penthouses, with a total of 192 homes — intimate by Singapore standards. The 99-year lease commenced in 2002, leaving approximately 75 years on the clock as of 2026 — a figure that places it squarely at the threshold where lease decay begins to enter buyer conversations.
What makes The Pearl distinctive is its setting. PropertyLimBrothers describes it as “a tranquil haven boasting urban connectivity” — a characterisation that captures the tension at the heart of this address. You are surrounded by mature trees, birdsong, and the southern ridgeline, yet HarbourFront MRT interchange and VivoCity — one of Singapore’s largest suburban malls — sit less than a kilometre away. The recently opened Keppel MRT station on the Circle Line extension (CCL6) is even closer at 0.52 km. It is a development where the commute and the retreat occupy surprisingly adjacent geography.
Location & Connectivity
The Pearl’s location is its defining characteristic — for better and for worse. Sitting on Mount Faber Road in the Telok Blangah precinct, the development occupies an elevated position that delivers genuine separation from the urban grid below. The trade-off is a hillside setting where walkability to everyday amenities is limited. The development’s walkability score of 46/100 reflects this reality honestly.
Public transport access has improved materially with the opening of Keppel MRT station (CCL6) in late 2025, now just 0.52 km away. HarbourFront MRT — a major interchange serving the North-East Line, Circle Line, and Sentosa Express — is 0.66 km distant. Between these two stations, residents have excellent rail connectivity to the CBD (3 stops via NEL to Outram Park), Orchard (Circle Line), and the north-east corridor.
For drivers, the location is quietly strategic. The AYE on-ramp is minutes away, and the CBD is reachable in under 10 minutes during off-peak hours. Sentosa is practically next door — an underrated weekend lifestyle advantage for families with young children.
Daily conveniences centre on VivoCity, which houses a FairPrice Finest, cinemas, a food court, and over 300 retail outlets. It is not a five-minute walk — expect 10–12 minutes on foot or a short drive — but the depth of retail and dining options at VivoCity compensates for the absence of a neighbourhood kopitiam at the doorstep.
For families, Blangah Rise Primary School is 1.21 km away and Radin Mas Primary sits at 1.30 km — both outside the coveted 1 km P1 balloting radius, which is a genuine drawback for families with primary-school-age children planning ahead.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Blangah Rise Primary School | primary | ~1.2 km |
| Radin Mas Primary School | primary | ~1.3 km |
| Cantonment Primary School | primary | ~1.3 km |
| Bukit Merah Secondary School | secondary | ~1.7 km |
| Outram Secondary School | secondary | ~1.9 km |
| Henderson Secondary School | secondary | ~2.0 km |
Facilities
For a 192-unit development completed in 2005, The Pearl offers a respectable if unremarkable suite of facilities. The standard condominium amenities are all present: a swimming pool, wading pool, BBQ pits, gymnasium, Jacuzzi, steam bath, lounge, games room, meeting room, multi-purpose hall, and a playground. A basketball court and clubhouse round out the communal offerings.
What distinguishes The Pearl’s recreational experience from the spec sheet is not any single standout facility but rather the setting in which they sit. The pool area is framed by mature tropical landscaping and backed by the greenery of Mount Faber Park — a qualitative upgrade over the concrete-box pool decks of many newer developments. Residents describe it as having a resort-like ambiance, with common areas designed to blend with the surrounding hillside vegetation.
“It is an awesome family condo with a beautiful pool surrounded by greenery, and common areas designed to blend with a tropical resort theme. The community is very family oriented with lots of other families and kids around.”
— Resident review via PropertyGuru
The compound benefits from 24-hour security and a covered car park. At 192 units, booking pressure on shared facilities is considerably lighter than at mega-developments — a practical advantage that matters more in daily life than on marketing brochures. Residents do not contend with the weekend BBQ-pit lottery that plagues 500+ unit condos.
The honest assessment: if you are coming from a newer development with a sky terrace, infinity pool, and co-working lounge, The Pearl’s facilities will feel dated and modest. But if you value a well-maintained, low-density environment where the hillside greenery does the heavy lifting, the trade-off is perfectly rational.
Unit Sizes & Layout
The Pearl offers a focused unit mix across its 192 homes: 2-Bedroom, 2-Bedroom + Study, 3-Bedroom, 3-Bedroom + Study, and 3-Bedroom + Study Penthouse configurations. PLB notes three distinct facings: front-facing units with views toward the Bukit Purmei HDB area (higher floors command unobstructed sightlines), internal-facing units overlooking the pool and facilities, and back-facing units that open onto the expansive greenery of Mount Faber’s hillside.
The back-facing stacks are the clear premium orientation. These units look out onto a protected nature corridor — Mount Faber Park is a gazetted green space unlikely to see high-rise development — giving owners a degree of view permanence that is increasingly rare in land-scarce Singapore. Buyers willing to pay the premium for these stacks are essentially locking in an unblockable green vista.
The layouts are generally squarish and efficient, with large balconies that take advantage of the hillside setting. The C1 layout features a ground-floor patio — a rarity that appeals to families with young children or pet owners who want direct outdoor access. The C2 layout (1,604 sqft, stacks 12 and 14) is the standard elevated configuration.
Interior finishings reflect the mid-2000s Sim Lian specification — functional but not premium. Buyers should expect to budget for renovation, particularly in bathrooms and kitchens, if they want finishes that match the development’s natural surroundings. This is standard for developments of this vintage and should not be treated as a defect but as a known cost input.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 17 | $1,434 | $1,670,686 |
| 4 BR | 23 | $1,396 | $2,011,033 |
| 5 BR | 4 | $1,103 | $2,559,575 |
Pricing & Market Position
Based on 44 recorded transactions, sale prices range from $1,380,000 to $2,918,300, averaging $1,929,403 (~$1,548 psf).
Rents range from $3,000 to $9,800 per month across 131 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 25.4% (from $1,238 to $1,552 psf).
Neighbourhood Comparison
The Pearl @ Mount Faber occupies a distinctive niche in the D4 Keppel–HarbourFront corridor, and the competitive set reflects that. Reflections at Keppel Bay (S$1,737 psf) offers iconic Daniel Libeskind architecture and direct waterfront living, but at a premium and with higher maintenance costs befitting a 1,129-unit mega-development. Caribbean at Keppel Bay (S$1,758 psf) provides a similar waterfront address with slightly older finishes (TOP 2004).
The Interlace (S$1,465 psf), Ole Scheeren’s award-winning stacked-block design, is the nearest comparator in terms of a nature-embedded setting, though it sits further from the MRT and trades hillside seclusion for architectural spectacle. At a lower PSF, The Interlace offers a freehold-equivalent experience (999-year lease) that makes The Pearl’s 75-year remaining lease look less competitive on pure investment math.
The outlier is The Reef at King’s Dock (S$2,467 psf) — a new launch with a fresh 99-year lease and direct waterfront positioning at the Greater Southern Waterfront. The 59% PSF premium over The Pearl reflects both the new-build premium and the GSW masterplan upside that buyers are pricing in. For buyers who believe in the long-term GSW transformation, The Reef is the forward bet; for those who want to live in the corridor today at a sensible price, The Pearl is the pragmatic alternative.
PLB’s MOAT analysis scores The Pearl at 58% — strong on district disparity (one of the most affordable entries into D4) but weaker on rental demand and exit audience, reflecting the hillside location’s narrower appeal and the absence of a large HDB feeder estate in the immediate vicinity.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE PEARL @ MOUNT FABER | 99 yrs lease commencing from 2002 | 2005 | 192 | $1,548 |
| REFLECTIONS AT KEPPEL BAY | 99 yrs lease commencing from 2006 | 2011 | 1,129 | $1,736 |
| THE INTERLACE | 99 yrs lease commencing from 2009 | 2013 | 1,040 | $1,468 |
| CARIBBEAN AT KEPPEL BAY | 99 yrs lease commencing from 1999 | 2004 | 969 | $1,762 |
| THE REEF AT KING'S DOCK | 99 yrs lease commencing from 2021 | 2021 | 429 | $2,468 |
| CAPE ROYALE | 99 yrs lease commencing from 2008 | 2013 | 302 | $2,220 |
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 PEARL @ MOUNT FABER across multiple dimensions.
What Residents Say
“It is an awesome family condo with a beautiful pool surrounded by greenery, and common areas designed to blend with a tropical resort theme. The community is very family oriented with lots of other families and kids around, and a 10-minute drive away from the CBD for working professionals.”
— Resident review via PropertyGuru
“Peaceful and quiet neighbourhood on a hill top. Great for family living if you have kids. Near to VivoCity and HarbourFront MRT. The greenery around the condo is a bonus — you feel like you are on a retreat.”
— Resident review via EdgeProp
“Not the most convenient location for daily errands on foot. You need a car or rely on buses. The hill can be a challenge for elderly residents. But the trade-off is the tranquillity and greenery — it really does feel different from most condos.”
— Resident review via Singapore Expats
The consistent thread across resident feedback is a community that has self-selected for lifestyle over convenience. Families with children form the core demographic, drawn by the safe, low-traffic environment and the resort-like grounds. Working professionals value the short drive to the CBD. The development’s 192-unit size fosters a neighbourly atmosphere that larger developments struggle to replicate — residents know their neighbours, children play together in the common areas, and the community chat groups are active without being overwhelming.
The recurring complaints centre on hillside logistics: the gradient of Mount Faber Road makes walking to the bus stop or MRT less pleasant than the distance alone suggests, particularly in Singapore’s heat. Grocery runs require a car or delivery service. Residents who anticipated a walkable lifestyle have been disappointed; those who embraced the car-plus-nature equation report high satisfaction.
Strengths & Weaknesses
- Unique hilltop setting with mature greenery and Mount Faber Park backdrop
- Keppel MRT (CCL6) just 0.52 km away — new infrastructure catalyst
- HarbourFront interchange 0.66 km (NEL/CCL/Sentosa Express)
- VivoCity and Sentosa lifestyle amenities within easy reach
- Generous pre-shoebox-era unit sizes (3BR+S at ~1,604 sqft)
- Low-density 192-unit community with resort-like ambiance
- Back-facing units enjoy protected green views unlikely to be obstructed
- Solid 3.32% gross yield with proven rental track record
- CBD reachable in under 10 minutes by car via AYE
- One of the most affordable entry points into District 4
- Low walkability (46/100) — hillside gradient limits pedestrian convenience
- 75-year lease with 60-year threshold arriving in 15 years
- No primary school within 1 km P1 balloting radius
- Facilities dated and modest compared to newer developments
- Interior finishings reflect mid-2000s Sim Lian mid-market spec
- Hillside access challenging for elderly residents
- Limited exit audience — no HDB feeder estate nearby (PLB MOAT weakness)
- PSF trend plateauing after absorbing Keppel MRT premium
- Grocery and daily errands require a car or delivery service
Verdict
The Pearl @ Mount Faber is a development that makes more sense in person than on paper. The data tells one story — moderate walkability, a lease past its first quarter, mid-tier facilities — while the experience of standing in a back-facing unit watching hornbills glide across Mount Faber Park tells another. The question, as always, is which story you are buying into and for how long.
At a median price of ~S$1,890,000 and an average PSF of S$1,551, The Pearl sits below the district average and meaningfully below newer competitors like The Reef at King’s Dock (S$2,467 psf). The PSF trend has shown a steady upclimb — from S$1,289 to S$1,570 over recent years — but the trajectory is now plateauing, suggesting the Keppel MRT premium has largely been priced in.
The gross yield of 3.32% is solid for the RCR, supported by median rents of S$5,225 and a consistent rental pool drawn to the HarbourFront corridor. With 130 rental transactions on record, the development has a proven tenant base — not blockbuster demand, but reliable occupancy.
The lease is the elephant in the room. At 75 years remaining, The Pearl has not yet crossed any hard financing thresholds — banks still lend freely — but the 60-year mark arrives in just 15 years. For own-stay buyers with a 10–15 year horizon, the lease is manageable. For investors modelling a 20+ year hold, the mathematics of lease decay will increasingly weigh on exit pricing. The en-bloc score of 53/100 suggests moderate but not compelling collective sale potential — 192 units is a manageable consensus size, but the hillside site may complicate redevelopment economics.
The right buyer for The Pearl is someone who values nature, quiet, and space over nightlife proximity and brand-new finishes — and who has the self-awareness to know that VivoCity and two MRT stations within 700 metres satisfy their connectivity minimum. It is not for everyone, and it is better for it.