Treasure Loft
Overview & Key Facts
Treasure Loft is a boutique freehold condominium tucked along Shrewsbury Road in District 11 — a quiet residential lane just off Newton Road and within easy reach of both Novena and Farrer Park MRT stations. Developed by Fragrance Land Pte Ltd and completed in 2004, the development comprises just eight units across five storeys, making it one of the more genuinely exclusive addresses in the Newton–Novena corridor.
The “Loft” in the name is not merely cosmetic. The development was designed with double-volume ceiling configurations that give select units a distinctly different spatial character from the typical Singapore condominium. High ceilings, open upper mezzanine levels, and generous floor-to-ceiling glazing create a sense of volume that is almost impossible to replicate in a standard single-storey layout — and entirely absent from the ultra-dense new launches now dominating CCR pricing. For buyers who have tired of efficient-but-cramped contemporary interiors, a loft unit in a freehold boutique building is a genuinely different proposition.
At eight units, Treasure Loft operates more like a private mansion block than a condominium. Management fees are shared among a handful of owners, common areas remain uncrowded by definition, and the sense of community among residents tends to be markedly more personal than in larger developments. The trade-off is that facilities are minimal — this is not a resort-style condo — and buyers must weigh the premium of freehold tenure and boutique exclusivity against what they would receive in a larger, amenity-rich development nearby.
Location & Connectivity
Shrewsbury Road sits in the heart of the Newton–Novena residential belt, a stretch of District 11 that has long attracted professionals, expat families, and private-banking clients drawn to its combination of greenery, relative quiet, and proximity to the Orchard and CBD corridors. The road itself is short and largely residential, buffered from the heavier traffic of Newton Road by a gentle curve that keeps through-traffic minimal.
Novena MRT (North-South Line) is approximately 670 metres away — a comfortable ten-minute walk that most residents will manage without issue. Farrer Park MRT (North-East Line) sits at roughly 860 metres, offering a second line option and access to Little India, Dhoby Ghaut interchange, and the eastern parts of Singapore. Having two MRT lines within a kilometre is a meaningful advantage for a CCR address, and residents without a car will find daily transit entirely manageable.
For drivers, the location is excellent. Newton Circus is moments away, providing direct access to the CTE northbound toward Woodlands or southbound toward the CBD. Orchard Road is under five minutes by car, and the CBD is reachable in ten to fifteen minutes in light traffic. Changi Airport via the CTE-PIE corridor is under thirty minutes. For households with a car, the Newton–Novena location compresses Singapore in a way that few other addresses outside the Core Central Region can match.
Day-to-day amenities are similarly well-served. Novena Square and Square 2 are within a fifteen-minute walk or a two-minute drive, combining Cold Storage, Kopitiam, Unity Pharmacy, and a broad selection of casual dining. The Velocity@Novena Square, squarely aimed at sports and lifestyle, adds a gym, sporting goods stores, and the Tan Tock Seng Hospital complex immediately adjacent. For medical households or those with elderly parents, the proximity to TTSH and its specialist clinics is a practical benefit seldom acknowledged in property marketing.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| Farrer Park Primary School | primary | Within 1 km |
| LASALLE College of the Arts | tertiary | ~1.4 km |
| Beatty Secondary School | secondary | ~1.4 km |
| Singapore Chinese Girls' School (Primary) | primary | ~1.5 km |
| Bendemeer Primary School | primary | ~1.5 km |
Facilities
Treasure Loft does not compete on facilities breadth — and buyers should not expect it to. At eight units, the development offers a compact set of shared amenities typical of a boutique block: a pool deck and swimming pool, a fitness corner, barbecue area, covered parking, and 24-hour security. These are curated for a small resident population rather than scaled for a mass-market development, and in practice the pool and BBQ area are almost never congested — a genuine luxury that mega-developments with hundreds of units cannot replicate regardless of how many pools they build.
“Eight units means the pool is essentially private. In three years living here I have never had to wait for a lane or share the barbecue area with strangers. That alone justifies the maintenance fees for me.”
— Resident comment via Singapore Expats forum
The practical implication of minimal shared facilities is that maintenance fees remain relatively modest for a CCR freehold address, and the MCST is small enough that owners with strong views on building management can participate meaningfully. Buyers who require a full suite of tennis courts, function rooms, gyms, and lap pools should look at Soleil @ Sinaran or Peak Residence nearby — both offer more conventional condo amenity packages within the same district. Treasure Loft is best understood as a residential building with thoughtful basics, not a lifestyle resort.
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $1,280,000 to $1,300,000, averaging $1,290,000.
Rents range from $2,000 to $5,100 per month across 11 rental transactions. Current rental yield sits at approximately 4.5%.
Neighbourhood Comparison
Within District 11, Treasure Loft competes in a market segment that barely exists at scale: small freehold boutique condominiums with architectural character. The obvious large-scale comparisons — Peak Residence at S$2,489 psf freehold, Pullman Residences Newton at S$3,074 psf freehold, and Watten House at S$3,236 psf freehold — are all dramatically more expensive, offer full resort amenities, and target a buyer profile with different priorities. Soleil @ Sinaran at S$1,970 psf sits on a 99-year lease from 2006 and offers the full gym, pool, and tennis court package for buyers who need amenities but can accept leasehold tenure. Amaryllis Ville at S$1,903 psf on a 1997 lease is even more time-constrained.
Treasure Loft’s structural advantage is simple: it is the cheapest freehold entry point in District 11 for a buyer who wants CCR address quality without committing to the eight-figure price tags of the newer luxury launches. The boutique scale, loft architecture, and rare CHIJ school adjacency make it a genuinely differentiated product — not a scaled-down version of its neighbours, but a different kind of asset entirely. Buyers who understand that difference will find it compelling; those looking for Pullman Residences-style facilities at a lower psf will be disappointed.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TREASURE LOFT | Freehold | — | 8 | — |
| PULLMAN RESIDENCES NEWTON | Freehold | 2021 | 340 | $3,074 |
| WATTEN HOUSE | Freehold | 2023 | 180 | $3,236 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 2011 | 417 | $1,970 |
| PEAK RESIDENCE | Freehold | 2021 | 90 | $2,489 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 2004 | 311 | $1,903 |
ShiokNest Scores
Our proprietary scoring system evaluates TREASURE LOFT across multiple dimensions.
What Residents Say
“Absolutely love the loft ceiling in our unit — the double-height living room feels like a landed home inside a condo. Novena MRT is an easy walk and the CHIJ school next door is perfect for our daughters. Cannot ask for a better address for a family like ours.”
— Owner-occupier review via Singapore Expats
“Very quiet road, neighbours are decent and you actually know everyone by name. Pool is private-level exclusive — have never seen more than two families using it at the same time. The trade-off is you do have to go out for a gym, but Velocity@Novena is not far.”
— Tenant review via PropertyGuru
“Great location and the freehold tenure gives peace of mind. But the loft staircase is not practical for elderly parents visiting. Also the air-con in the mezzanine level struggles in the afternoon heat. Liveable but you need to factor renovation costs in.”
— Owner-occupier comment via 99.co
Strengths & Weaknesses
- Freehold tenure in District 11 (CCR) — rare capital-preservation asset class
- Boutique 8-unit scale — pool and facilities essentially private
- Loft-style double-volume ceilings — architectural character absent from standard condos
- CHIJ Our Lady Queen of Peace just 80 m away — unmatched for Catholic school balloting
- Two MRT lines walkable: Novena (0.67 km) + Farrer Park (0.86 km)
- Strong gross yield at 4.48% for a freehold CCR address
- Quiet residential lane with minimal through-traffic
- Proximity to Novena Square, Velocity@Novena, Cold Storage, and TTSH medical cluster
- Meaningful price gap vs newer CCR launches (50–60% cheaper psf than Pullman/Watten)
- Tight MCST — owners can influence building management directly
- Only 8 units — resale liquidity is thin; exit depends on finding the right buyer
- Minimal facilities — no gym, no tennis, no function rooms on-site
- Loft staircases impractical for elderly residents or mobility-limited visitors
- Double-height void harder to air-condition efficiently, especially upper mezzanine
- Developer (Fragrance Land) not a prestige brand — limited developer halo for resale
- Very few historical transactions — psf benchmarking difficult
- No concierge or full-service condo infrastructure
- Five-storey walk-up character — limited high-floor views
- Renovation costs for loft units can be higher due to ceiling complexity
Verdict
Treasure Loft occupies a genuine niche within District 11 that neither the glossy new launches nor the larger established condominiums quite fill. It is for the buyer who wants freehold tenure in CCR without paying S$2,500+ psf for a conventional layout, who values architectural character over amenity count, and who prefers a tightly-knit eight-owner community to the anonymity of a 300-unit development. On those specific criteria, it is hard to fault — the location is genuinely walkable to two MRT lines, the school proximity to CHIJ OLQP is exceptional, and freehold land in this corridor has a long track record of capital preservation.
The limitations are real and should not be minimised. Transaction volume is thin by definition — with only eight units, resale liquidity depends entirely on finding the right buyer at the right time, and investors accustomed to the depth of a 300-unit development will find exit options materially narrower. Facilities are minimal, and buyers upgrading from a larger condo with tennis courts, function rooms, and a gym suite will feel the absence. The loft configuration, while distinctive, introduces maintenance complexity around air-conditioning, acoustics, and stair mobility that a flat-ceiling layout does not.
For the right buyer — a professional family drawn to District 11 by schools and MRT access, who values freehold land, appreciates a unique interior format, and does not need a full resort-amenity stack — Treasure Loft represents a compelling alternative to the CCR mainstream. The yield at 4.48% for a freehold CCR asset is notably strong, suggesting the rental market recognises the location quality even when the transacted psf does not fully reflect it. This is a condo that rewards buyers who understand what they are buying and why; it will disappoint those who approach it as a conventional condo and find the facilities wanting.