The Teneriffe
Overview & Key Facts
The Teneriffe is a 148-unit strata cluster housing development tucked along Laurel Wood Avenue, just off Sixth Avenue in District 10. Developed by Teneriffe Development Pte Ltd and completed in 2004, it holds a 99-year lease from 1996 — leaving approximately 69 years on the clock as of 2026. This is not a conventional condominium: every unit is a landed cluster house, either a 4+1 or 5+1 bedroom strata terrace or detached home, ranging from roughly 2,724 sqft to over 4,000 sqft.
That distinction matters. At an average price of around S$3.19 million and a PSF of just S$1,155, The Teneriffe looks impossibly cheap for D10 CCR on paper. The explanation is simple: these are very large landed-style homes, so the total quantum is substantial even though the per-square-foot rate undercuts most D10 condominiums by a wide margin. Buyers comparing PSF across property types should keep this firmly in mind — you are buying 3,000–4,000 sqft of living space with a private carpark, not a 1,200 sqft apartment.
The development sits on a generous 23,320 sqm land parcel in one of Singapore’s most established residential enclaves, surrounded by low-rise landed housing, international schools, and the greenery of the Bukit Timah corridor. Singapore Expats rates it 7.7/10, with residents consistently praising its family-friendly character, resort-like pool facilities, and the rare sense of community that a cluster housing estate can foster.
Location & Connectivity
The Teneriffe occupies a quiet pocket off Sixth Avenue, placing it squarely in the Bukit Timah–Holland corridor — one of Singapore’s most desirable residential belts. Holland Village is a short drive away, offering an established dining and shopping precinct that needs no introduction to Singapore residents or expats. Turf City and Guthrie House are nearby with supermarkets, restaurants, and everyday services.
The MRT situation is the development’s most significant weakness. Sixth Avenue MRT (Downtown Line) is approximately 0.94 km away, and King Albert Park MRT is 1.24 km — both beyond comfortable walking distance in Singapore’s climate. In practice, residents drive or take a short bus ride. For a D10 property at this price point, the MRT gap is a real trade-off that buyers must weigh carefully.
For drivers, the location is considerably more attractive. The Holland Road–Farrer Road corridor provides efficient access to the CBD (about 15 minutes off-peak), while the Bukit Timah axis connects northward to Upper Bukit Timah and the expressway network. Orchard Road is roughly 10 minutes by car.
The school proximity is a standout feature. Hwa Chong Institution is just 0.40 km away, with Hwa Chong International School at 0.42 km and the Australian International School at 0.64 km. The Dutch, German, and Swiss international schools are also in the immediate vicinity. For families with school-age children — particularly those targeting Hwa Chong or the international school cluster — this location is genuinely hard to beat.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Hwa Chong Institution | secondary | Within 1 km |
| Hwa Chong Institution (JC) | jc | Within 1 km |
| Hwa Chong International School | international | Within 1 km |
| Australian International School | international | Within 1 km |
| Lycee Francais de Singapour | international | ~1.1 km |
| Hollandse School | international | ~1.4 km |
| Henry Park Primary School | primary | ~1.4 km |
| Singapore University of Social Sciences | tertiary | ~1.6 km |
Facilities
For a cluster housing development of 148 units, The Teneriffe offers a respectable but not extravagant set of shared facilities. The centrepiece is a 30-metre swimming pool that residents consistently describe in glowing terms — one called it “fantastic” and compared the pool area to “a resort in Bali.” Hot tubs, steam rooms, and saunas complement the aquatic facilities.
Beyond the pool, the development includes a gymnasium, BBQ pavilions, a pool table, poolside lounge, and a children’s playground. Each unit comes with two private parking lots — a significant practical advantage over condominium living where second-car parking can be a headache.
“Fantastic pool, hot tubs, steam rooms + saunas; it feels like a resort in Bali. There is a small but functional kids’ playground, too.”
— Resident review via Singapore Expats
The facilities score a modest 5.5 in our rating because, while the pool complex genuinely impresses, the overall amenity breadth is limited compared to modern condominium developments with 500+ units. There is no tennis court, no function room of note, and no indoor sports facilities. That said, cluster housing buyers typically prioritise private space over communal amenities — and on that front, The Teneriffe delivers handsomely with its multi-storey homes and private carparks.
Pricing & Market Position
Based on 39 recorded transactions, sale prices range from $2,560,000 to $3,700,000, averaging $3,193,971 (~$1,155 psf).
Rents range from $6,000 to $14,000 per month across 126 rental transactions. Current rental yield sits at approximately 3.9%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 30.6% (from $887 to $1,159 psf).
Neighbourhood Comparison
The Teneriffe defies easy comparison because it straddles two property categories. Against D10 condominiums, it offers two to three times the living space at half the PSF — but with a depreciating leasehold tenure and no MRT walkability. Against conventional landed housing in the Sixth Avenue belt, it offers similar space at a significant discount — but the strata title and 99-year lease mean you don’t own the land outright.
Skye at Holland (S$2,598+ psf, 99-year) is the nearby new launch benchmark. At over double the PSF, you get a brand-new apartment with Holland Village MRT at your doorstep — but a 700 sqft 2-bedroom versus The Teneriffe’s 3,000+ sqft landed home. These are fundamentally different products for different buyers.
Leedon Green (S$2,784 psf, freehold) offers the tenure advantage that The Teneriffe lacks, plus modern finishings and Farrer Road MRT proximity. But again, you are comparing a 1,200 sqft apartment to a 3,000+ sqft house. D’Leedon (S$1,854 psf) is closer in spirit — a large-scale D10 development with generous unit sizes — but it too is a condominium, not landed.
The honest comparison is with other D10 cluster housing: developments like Greenwood Mews or King Albert Park Residences. Against that peer set, The Teneriffe’s pool facilities, Hwa Chong proximity, and established community are genuine differentiators. The lease position (69 years, 60-year threshold in ~9 years) is the key vulnerability relative to newer cluster developments with more lease runway.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE TENERIFFE | 99 yrs lease commencing from 1996 | 2004 | 148 | $1,155 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
Lease Decay Analysis
The 99-year lease runs from 1996, meaning approximately 30 years have already been consumed. Roughly 69 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~69 years | Full bank financing available |
| 2035 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2055 | ~39 years | Significant financing restrictions for next buyer |
| 2095 | 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 ~59 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE TENERIFFE across multiple dimensions.
What Residents Say
“We have young children in our family and this place suits us the best of all the places we have lived. Our kids walk safely around the estate by themselves, they have lots of friends here and we find the community to be very sociable.”
— Resident review via Singapore Expats
“Fantastic pool, hot tubs, steam rooms + saunas; it feels like a resort in Bali. There is a small but functional kids’ playground, too.”
— Resident review via Singapore Expats
“Very child friendly. Very pleasant, green and lively.”
— Resident review via Singapore Expats
The pattern across resident feedback is remarkably consistent: families love The Teneriffe. The recurring themes are safety (children roaming freely within the gated estate), community spirit (regular resident events organised by the managing agent), and the resort-quality pool area. The development attracts a significant expatriate population, which contributes to a cosmopolitan, internationally-minded community atmosphere.
Criticisms are harder to find in published reviews, but the common practical concerns for cluster housing of this vintage apply: maintenance of common areas depends heavily on the managing agent’s quality, and older units require renovation investment. The 148-unit scale is large enough to sustain reasonable maintenance fees but small enough that a few delinquent owners can impact the MCST budget disproportionately.
Strengths & Weaknesses
- Landed living space (2,724–4,133 sqft) at condominium-level PSF in D10 CCR
- Excellent 3.86% gross yield — strong expat rental demand at $10,500–$15,800/month
- Hwa Chong Institution just 0.40 km — premium school proximity
- Resort-quality 30m pool with hot tubs, steam rooms and saunas
- Two private parking lots per unit — no carpark headaches
- Safe, family-oriented gated community with active social events
- International school cluster (Australian, Dutch, German, Swiss) nearby
- Steady 31% PSF appreciation over recent years ($887 → $1,159)
- Holland Village dining and shopping precinct a short drive away
- Multi-storey homes with basement — genuine landed lifestyle with condo amenities
- Lease decay: only 69 years remaining, drops below 60-year threshold in ~9 years
- MRT not walkable — Sixth Avenue 0.94 km, King Albert Park 1.24 km
- Strata title — not full land ownership despite landed form factor
- 2004-vintage finishings likely need renovation investment
- Limited communal facilities beyond pool complex (no tennis, no function rooms)
- En-bloc consensus difficult with 148 diverse strata landed owners
- Walkability score of 43/100 reflects car-dependent location
- Bank financing will tighten progressively as lease shortens below 60 years
- High total quantum ($3.0–4.0M) despite low PSF — not entry-level
Verdict
The Teneriffe occupies an unusual niche: landed living in D10 CCR at condominium-level PSF, with shared facilities that elevate it above a standard terrace estate. For families who want space, privacy, a private carpark, and proximity to Hwa Chong and the international school cluster, the value proposition is compelling. The 3.86% gross yield is excellent for CCR and reflects strong rental demand from the expat community.
The investment case is more nuanced. The 99-year lease from 1996 means roughly 69 years remain, with the critical 60-year threshold arriving in approximately 9 years. Below 60 years, bank financing becomes progressively restricted — loan tenures shorten, loan-to-value ratios tighten, and the buyer pool narrows. This is the single most important factor for anyone not buying purely for own-stay. The en-bloc score of 64/100 suggests moderate collective sale potential, but 148 strata landed units with diverse owner profiles make consensus difficult.
The PSF trend tells a positive story — from S$887 to S$1,159 over recent years, a 31% gain — but future appreciation will increasingly contend with the lease decay headwind. Buyers on a 10–15 year horizon should model their exit carefully: a property crossing below 60 years of remaining lease during your holding period changes the resale math materially.
Against competitors, The Teneriffe’s positioning is distinct. Skye at Holland (S$2,598+ psf) and Leedon Green (freehold, S$2,784 psf) are conventional condominiums at more than double the PSF but with apartment-sized units. D’Leedon at S$1,854 psf offers a closer comparison on quantum but again is a condo, not landed. If your priority is space per dollar in D10, nothing in the competitive set comes close — but the lease clock is the price you pay for that value.