The Shaughnessy

Overview & Key Facts

The Shaughnessy is not a condominium. It is a 254-unit cluster housing estate of three-storey strata-landed terrace homes spread across 238 blocks at Miltonia Close in District 27, tucked between Yishun Avenue 1 and the Orchid Country Club golf course. Developed by Yishun Residency Pte Ltd (a subsidiary of Allgreen Properties) and designed by 3P Architects, the project obtained its Temporary Occupation Permit in 2007 on a 99-year lease commencing in 2001. That lease now stands at approximately 74 years — a number that has just crossed below the 75-year threshold at which CPF usage restrictions begin to bite.

What makes The Shaughnessy unusual in Singapore’s property landscape is its format: full-sized landed terrace homes — typically five bedrooms, five bathrooms, a basement, roof terrace, and approximately 3,200–3,300 square feet of interior space — wrapped inside a gated estate with condominium-style shared facilities including pools, a gym, tennis court, and 24-hour security. Each unit comes with two dedicated car park lots. The result is a hybrid that offers landed living space at a fraction of true landed pricing, with the security and recreational amenities of a condo compound.

At a median price of $2,210,000 and an average PSF of just $731, The Shaughnessy sits at the extreme value end of the private residential spectrum. That PSF figure — which would be remarkably low even for a shoebox apartment — reflects the sheer size of these homes rather than any deficiency in quality. With 53 sale transactions and 41 rental transactions on record, liquidity is reasonable for a cluster housing estate. The average rent of $6,834 per month produces a gross yield of 3.8%, which is competitive given the asset type.

Location & Connectivity

There is no way to soften this: The Shaughnessy is one of Singapore’s most car-dependent private residential addresses. No MRT station appears within practical walking distance. Khatib MRT (NS14) on the North-South Line is roughly 1.8–2 km away — a 22-to-25-minute walk through exposed paths that are hostile in tropical heat. Yishun MRT (NS13) is marginally further. The development’s walkability score of 35 out of 100 reflects this reality accurately, and the MRT access rating of 1.5 out of 10 is among the lowest in our database. Prospective buyers who do not own a car should look elsewhere.

For drivers, the picture is meaningfully better. The Seletar Expressway (SLE), Central Expressway (CTE), and Tampines Expressway (TPE) are all accessible via Yishun Avenue 1 and Lentor Avenue, placing the CBD approximately 25–30 minutes away during off-peak hours. The upcoming North-South Corridor will further improve private transport connectivity to the city centre. The estate’s location adjacent to the Seletar Aerospace Park also provides convenient access for professionals working in that employment hub.

Daily amenities require a short drive. Wisteria Mall is the nearest retail option, while Junction Nine and Northpoint City — Yishun’s main integrated transport and shopping hub — are accessible by bus or car. GEMS World Academy (international school) sits adjacent to the development, which has historically been a draw for expatriate families. Other nearby schools include Yishun Secondary (1.30 km), Wellington Primary (1.64 km), and Yishun Primary (1.65 km). The Orchid Country Club is next door, and Lower Seletar Reservoir offers running and cycling routes along the Park Connector Network.

Schools & Education

Facilities

For a 254-unit cluster housing estate, The Shaughnessy provides a comprehensive facilities package that justifies the strata-landed premium over pure landed homes. The centrepiece is a pair of swimming pools — one on each side of the estate — ensuring that pools are rarely overcrowded even on weekends, a thoughtful design decision for a family-oriented development. Supporting aquatic facilities include a wading pool, Jacuzzi, and a spa pool with aqua massage beds.

Beyond the pools, residents have access to a gymnasium, tennis court, basketball court, BBQ pits, a steam bath, games room, lounge, meeting room, multi-purpose hall, playground, and function rooms. The basement car parks provide covered parking — each unit comes with two dedicated lots, a meaningful advantage given that cluster homes typically house car-owning families. 24-hour security with gated access rounds out the condo-style amenity layer.

“The whole development gives a rustic and resort feel. Two swimming pools on each side so the pool is hardly overcrowded. Superb interior space compared to a condominium — value for money resort-style living.”

— Resident review via SingaporeExpats

The critical nuance is that these facilities, while solid, are not comparable to the elaborate offerings of modern large-scale condominiums with sky gardens, infinity pools, and co-working lounges. The Shaughnessy was built in 2007 and its facilities reflect that era. What it offers instead is space: the estate’s low-density layout means children can cycle safely within the compound, the wide internal roads function as informal play areas, and the resort-village atmosphere is a genuine lifestyle benefit that high-rise condos cannot replicate at any price.

Pricing & Market Position

Based on 54 recorded transactions, sale prices range from $1,728,000 to $2,725,000, averaging $2,188,056 (~$726 psf).

Rents range from $4,300 to $9,000 per month across 41 rental transactions. Current rental yield sits at approximately 3.8%.

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 31.8% (from $554 to $731 psf).

Neighbourhood Comparison

Comparing The Shaughnessy to conventional condominiums is somewhat misleading — the product type is fundamentally different. At $731 PSF for ~3,200 sqft landed-format homes, it occupies a category that few developments in the D27 catchment directly compete with. Nevertheless, the capital competes for the same buyer dollars: a household with $2.0–2.5 million can choose between a cluster terrace here or a new-launch high-rise unit nearby.

North Gaia ($1,312 PSF, 99-year from 2021, 616 units) is the most relevant new-launch comparison. At nearly double the PSF, a buyer gets a fresh lease, modern finishings, and EC-grade pricing — but a conventional 3-bedroom apartment of roughly 900–1,100 sqft. The space differential is staggering: 3,200 sqft at The Shaughnessy versus 1,000 sqft at North Gaia for a similar absolute quantum. Watergardens at Canberra ($1,487 PSF, 99-year, 448 units) commands a premium for Canberra MRT proximity — the single amenity that The Shaughnessy cannot match. Provence Residence ($1,182 PSF, 99-year, 413 units) is the most affordable conventional condo in the area but still runs 62% higher PSF for dramatically less space.

Canberra Crescent Residences ($1,988 PSF) targets a different buyer segment entirely at nearly triple The Shaughnessy’s PSF. The Visionaire ($1,363 PSF, 632 units) in Canberra offers a mixed-use format with better MRT access. The closest peer in spirit — though not in direct competition — is the neighbouring Skies Miltonia at $1,268 PSF, which shares the same Miltonia Close address and car-dependent profile but delivers conventional low-rise condo units rather than strata landed homes. The investment case for The Shaughnessy is less about PSF appreciation (the lease will progressively drag on this) and more about rental income — at 3.8% yield with $6,834 monthly rent, the cash flow is healthy for the quantum. The profitability score of 76 indicates that most sellers have realised gains, though the rate of appreciation is modest. Buyers should hold with eyes open about the lease-decay trajectory beyond 2040.

Lease Decay Analysis

The 99-year lease runs from 2001, meaning approximately 25 years have already been consumed. Roughly 74 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~64 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE SHAUGHNESSY across multiple dimensions.

What Residents Say

“A nice estate for families with children — resort-style living with kids being able to cycle and play freely and safely within the compound.”

— Resident review via SingaporeExpats

“Superb interior space compared to condominium. Value for money resort-style living with great facilities like the spa pool and aqua massage bed. Large roof terrace for BBQ and parties.”

— Owner review via SingaporeExpats

“The whole development gives a rustic and resort feel. Two swimming pools on each side so the pool is hardly overcrowded. 5 rooms, 5 toilets, 5 floors — perfect for a big family.”

— Resident review via PropertyGuru

The consistent thread across resident reviews is space and family-friendliness. Owners overwhelmingly cite the generous interior layout (five bedrooms, five bathrooms, roof terrace) as the primary draw, followed by the safe, low-traffic compound where children can play outdoors freely. The resort-style atmosphere and dual swimming pools receive frequent praise. The recurring negatives centre on location: distance to MRT, limited dining and retail options within walking distance, and the general remoteness of the Miltonia Close address. Several residents note that the 2007-era finishings are showing age and that maintenance fees, while reasonable for the facilities provided, add to the monthly carrying cost. The almost exclusively Singaporean buyer profile (97.2% local, 2.8% PR) reflects a development whose appeal is deeply practical and space-driven rather than prestige-oriented.

Strengths & Weaknesses

Verdict

The Shaughnessy is a development that makes sense only if you understand exactly what it is and what it is not. It is not a conventional condominium. It is a gated estate of full-sized landed terrace homes with shared facilities, priced at the extreme value end of Singapore’s private property market. At $731 PSF — a figure that would be considered affordable for a 500-sqft studio — buyers are getting 3,200+ square feet of genuine living space across three storeys plus a basement and roof terrace. No condominium in Singapore offers that kind of space-per-dollar ratio.

The weaknesses are significant and structural. The 99-year lease from 2001 has already crossed the 75-year mark, which means CPF usage is now subject to pro-rated limits based on the buyer’s age. In approximately 14 years, the lease will fall below 60 years, triggering more restrictive financing conditions that will narrow the buyer pool further. This is the single most important risk factor for long-term holders. The complete absence of walkable MRT access (walkability score 35/100) makes this a car-dependent address, full stop. The en-bloc probability score of 35 is low, and realistically, a 254-unit cluster housing estate on leasehold land is an unlikely en-bloc candidate.

Where The Shaughnessy delivers genuine value is in its lifestyle proposition. For families who own cars, want landed-scale space, need five bedrooms for a multi-generational household, and are willing to trade urban convenience for a quiet, resort-like compound next to a golf course and reservoir, there is simply no comparable alternative at this price point. The 3.8% gross yield and profitability score of 76 indicate that the rental market validates the proposition — tenants are willing to pay $6,834/month for what is effectively a landed house with condo security. Compared to the competitive set, North Gaia ($1,312 PSF) and Watergardens at Canberra ($1,487 PSF) cost nearly double the PSF but deliver conventional high-rise apartments with a fraction of the space. The comparison is almost category-level rather than project-level.

The ShiokNest score of 42 reflects the development’s polarised profile: exceptional on space and value, weak on accessibility and lease remaining. This is not a property for passive investors or MRT-dependent households. It is a property for car-owning families who have done the lease-decay maths, understand the financing implications, and want the most space for their money in a safe, managed estate. For that specific buyer, The Shaughnessy remains one of Singapore’s most compelling value propositions.