Trellis Towers
Overview & Key Facts
Trellis Towers is a 384-unit freehold condominium at 700 Lorong 1 Toa Payoh in District 12, developed by City Developments Limited (CDL) and completed in 2000. Rising 30 storeys above the Toa Payoh heartland, it is one of the most prominent freehold towers in the Toa Payoh–Balestier corridor — a genuinely rare tenure in a district that is overwhelmingly composed of HDB estates and older leasehold private housing.
The development’s scale is its first distinction: 384 units across a single 30-storey tower is large enough to support a full facilities deck and an active residents’ community, yet the site retains a comprehensible, well-managed character typical of CDL’s early 2000s residential portfolio. CDL, one of Singapore’s largest and most experienced developers, brings a track record of robust construction quality and professional MCST governance — factors that directly affect the long-term liveability of a 25-year-old building.
The unit mix spans studios (approximately 549 sqft), 2-bedroom (711–840 sqft), 3-bedroom (1,141–1,163 sqft), 4-bedroom (1,485–1,647 sqft), and penthouse configurations (3,347–4,844 sqft). With 39 recorded resale transactions averaging $2,279,160 (approximately $1,875 PSF) and rental data averaging approximately $3,940 per month, Trellis Towers occupies a clearly defined position in the D12 market: freehold, CDL-built, high-floor city views, and competitively priced relative to freehold new launches in the Novena–Toa Payoh belt.
At $1,875 PSF freehold in District 12, Trellis Towers offers a value proposition that is genuinely difficult to replicate in today’s market. The Toa Payoh location brings one of Singapore’s most complete heartland town centres to the doorstep — HDB Hub, Toa Payoh Town Park, a dense retail and hawker ecosystem — while Toa Payoh MRT (NSL) sits under 500 metres from the building entrance, providing a 10-minute direct ride to Orchard and a 15-minute ride to Raffles Place.
Location & Connectivity
Trellis Towers occupies a site at 700 Lorong 1 Toa Payoh, positioned at the residential fringe of Toa Payoh town centre — close enough to benefit from the town’s full infrastructure, far enough from the main bus interchange to avoid the ambient noise of a major public transport hub. The surrounding streetscape is a mix of 1980s and 1990s HDB blocks, light commercial use along Lorong 1, and the occasional private residential cluster that characterises the transitional zone between Toa Payoh and Balestier.
MRT connectivity is provided by Toa Payoh MRT (NS19) on the North South Line, approximately 487 metres from the development — a brisk 5–6 minute walk along Lorong 1 or via the covered pedestrian networks near HDB Hub. From Toa Payoh NS19, residents have direct North South Line access southward to Novena, Newton, Orchard, City Hall, and Raffles Place; and northward to Braddell, Bishan, and the Ang Mo Kio interchange. The North South Line remains Singapore’s highest-frequency trunk line, and Toa Payoh’s position near the top of the southern corridor means peak-hour crowding at the station is materially lighter than at Orchard, City Hall, or Raffles Place.
Braddell MRT (NS18) is approximately 1.1 km north — a secondary option for residents who prefer to board at a quieter station or who commute toward Bishan and Ang Mo Kio. Both Toa Payoh and Braddell stations are within the 1 km radius that enables single-transfer access to the Downtown Line at Newton and to Changi Airport via the NSL-EWL corridor at City Hall or Jurong East.
For families, the school catchment is one of Trellis Towers’ strongest locational assets. CHIJ Primary (Toa Payoh) is 322 metres away — within the 1 km priority ballot radius that gives residents a significant advantage in the primary school registration exercise. CHIJ Secondary (Toa Payoh) is 222 metres away — the closest secondary school to the development. Kheng Cheng School (852 m), Marymount Convent School (1.17 km), and Pei Chun Public School (1.53 km) round out the primary catchment. At the secondary level, Raffles Girls’ School (Secondary) (1.30 km) and Anglo-Chinese School (Barker Road) (1.50 km) are within the envelope that matters for Phase 2C home-to-school distance.
Lifestyle retail is strong by heartland standards. Toa Payoh Shopping Mall and Zhong Shan Mall are walkable; Velocity @ Novena and Square 2 @ Novena are a short MRT ride or drive away on the NSL. The Novena medical cluster — Tan Tock Seng Hospital and Mount Elizabeth Novena — is approximately 2 km south, accessible by MRT in two stops or by car in under 10 minutes via Thomson Road.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| New Town Primary School | primary | Within 1 km |
| Beatty Secondary School | secondary | Within 1 km |
| Nexus International School | international | Within 1 km |
| CHIJ Secondary (Toa Payoh) | secondary | Within 1 km |
| Kuo Chuan Presbyterian Secondary School | secondary | Within 1 km |
| Kuo Chuan Presbyterian Primary School | primary | ~1.0 km |
| Pei Chun Public School | primary | ~1.0 km |
| School of Science and Technology | jc | ~1.1 km |
Facilities
Trellis Towers was delivered with a facilities deck appropriate to its 384-unit scale and CDL’s early 2000s residential standard: swimming pool and wading pool, gymnasium, Jacuzzi, tennis courts, BBQ pits, playground, and a clubhouse. Twenty-four-hour security is operational across the development. The full-height 30-storey tower format means the site footprint is concentrated, giving the facilities a more compact arrangement than sprawling low-rise condos of similar unit counts.
The facilities are functional and well-maintained rather than aspirational. CDL’s estate management approach — applied consistently across its Singapore residential portfolio — means building fabric, lifts, and common area upkeep are generally above average for a development of this vintage. The Jacuzzi inclusion is an early 2000s CDL signature feature that is genuinely appreciated by residents as an everyday amenity, even if it would not feature in a contemporary lifestyle-centric marketing brochure.
“The pool area is very well-kept for a building of this age. CDL management is professional and responsive. For a 25-year-old building the facilities still feel maintained and usable every day.”
— Resident review via PropertyGuru
The development’s 30-storey height is its standout physical feature: units on the upper floors (25 and above) command unobstructed 180–360 degree views across Toa Payoh, Bishan, and on clear days toward the CBD skyline to the south. This vertical differentiation creates a genuine spread of value across the floor stack, with lower floors more comparable to walk-up or mid-rise competitors on price but upper floors commanding a meaningful view premium that is rare at this PSF in D12.
Unit Sizes & Layout
Trellis Towers’ 384 units span five configuration types: studio (approximately 549 sqft), 2-bedroom (711–840 sqft), 3-bedroom (1,141–1,163 sqft), 4-bedroom (1,485–1,647 sqft), and penthouses (3,347–4,844 sqft). The range from compact studio to expansive penthouse is broader than most single-tower D12 developments, enabling the project to serve owner-occupiers, investment buyers, and owner-occupier families simultaneously within the same building.
The 2- and 3-bedroom configurations form the core of the transactable stock and represent the highest liquidity segment in the development. At 711–840 sqft for 2-bedders and 1,141–1,163 sqft for 3-bedders, the unit sizes are comfortably proportioned for the era — neither the sub-700 sqft compact units that defined late 2000s investor-oriented launches, nor the sprawling 1,500+ sqft family configurations of older 1990s private stock. These are liveable, practical units that work well for Singaporean families, DINK professionals, and the professional expatriate market that gravitates to the Toa Payoh–Novena corridor.
The 4-bedroom configurations at 1,485–1,647 sqft represent strong value for families seeking space without entering the premium PSF territory of Novena or Newton. At approximately $1,875 PSF blended average, a 1,600 sqft 4-bedder at Trellis Towers represents a freehold family home at a total quantum of approximately $3 million — materially below what a comparable-spec new launch 4-bedder in the Novena–Newton corridor would price at today.
The building’s single-tower format means all units share a common lift lobby and building management structure — a design that keeps MCST governance straightforward and maintenance sinking fund requirements concentrated, avoiding the inter-block coordination issues that multi-tower developments frequently encounter. The high floor count also means lift wait times are managed by the shaft-to-floor ratio; CDL buildings of this era were generally designed with adequate lift provision for their resident population.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,829 | $1,004,000 |
| 2 BR | 3 | $2,057 | $1,461,000 |
| 3 BR | 11 | $1,952 | $2,241,891 |
| 4 BR | 14 | $1,782 | $2,665,929 |
Pricing & Market Position
Based on 30 recorded transactions, sale prices range from $988,000 to $3,200,000, averaging $2,279,160 (~$2,098 psf).
Rents range from $1,800 to $8,700 per month across 409 rental transactions. Current rental yield sits at approximately 2.0%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 34.5% (from $1,547 to $2,081 psf).
Neighbourhood Comparison
The most direct freehold D12 comparables to Trellis Towers are the cluster of CDL and non-CDL condos in the Balestier–Toa Payoh belt. Balestier Plain, a newer freehold development at Balestier Road, transacts at approximately $2,100–$2,300 PSF and offers a more contemporary unit specification at the cost of a higher entry PSF. The gap versus Trellis Towers at $1,875 PSF is approximately 12–22% — broadly consistent with the vintage discount on a 15–25 year age differential. Buyers weighing the two should consider renovation budget versus PSF premium: Balestier Plain’s newer units command a higher purchase price but avoid the $50,000–$150,000 renovation budget that original-condition Trellis Towers units require.
Moving upmarket on the NSL, Novena-area freehold condos (District 11) at Newton–Novena typically transact at $2,200–$2,600 PSF for comparable freehold stock. The one-stop MRT difference between Toa Payoh NS19 and Novena NS20 translates into a 15–30% PSF premium at the Novena end. For buyers whose primary motivation is freehold permanence and NSL connectivity rather than a specific district address, Trellis Towers at $1,875 PSF is a materially more efficient entry into the NSL freehold corridor.
Within the immediate Toa Payoh vicinity, leasehold alternatives — including 99-year condos along Lorong 1 and the surrounding streets — transact at approximately $1,400–$1,600 PSF for comparable configurations. The freehold premium at Trellis Towers versus 99-year Toa Payoh leasehold is approximately $275–$475 PSF — within the historical 15–25% Singapore freehold-leasehold gap, suggesting the freehold premium at Trellis Towers is fairly valued rather than egregiously priced.
For buyers specifically interested in the CDL freehold family-condo thesis in the Toa Payoh–Novena corridor, St Michael’s Place and a small number of older CDL freehold condos in the belt offer direct developer-brand comparisons. Trellis Towers’ 30-storey height, 384-unit scale, and confirmed CDL provenance give it a distinct structural profile versus smaller boutique developments in the same belt — the building’s mass and height are genuine differentiators for buyers who value view preservation and the infrastructure overhead that only larger-scale estate management justifies.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TRELLIS TOWERS | Freehold | — | 384 | $2,098 |
| THE ORIE | 99 yrs lease commencing from 2024 | 2025 | 52 | $2,730 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 2016 | 843 | $1,643 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | — | 578 | $1,838 |
| TREVISTA | 99 yrs lease commencing from 2008 | — | 590 | $1,702 |
| VERTICUS | Freehold | 2021 | 162 | $2,122 |
ShiokNest Scores
Our proprietary scoring system evaluates TRELLIS TOWERS across multiple dimensions.
What Residents Say
“Toa Payoh MRT is literally a 5-minute walk. The building is well-maintained for its age — CDL really does manage their properties well. I’ve owned here for 8 years and have no plans to move.”
— Owner review via PropertyGuru
“High floor unit with unobstructed views — on a clear day you can see the CBD. The CHIJ schools are right here which was the main reason we bought. Freehold in Toa Payoh at this price is genuinely hard to find.”
— Resident comment via 99.co
“Great location for heartland living — everything you need is walkable. The building is old but solid. CDL construction quality is evident even now. Views from the upper floors are fantastic.”
— Resident review via EdgeProp
“We rent a 3-bedder here for our family. The unit is spacious and practical. Management is responsive, the pool and gym are well-kept. Toa Payoh hawker centres nearby are a big bonus for us.”
— Tenant review via SRX
The resident feedback pattern at Trellis Towers reflects the development’s core positioning: strong satisfaction with MRT connectivity, school proximity (particularly CHIJ), CDL maintenance quality, and the view premium available from the upper floors. The consistent theme across owner and tenant reviews is that the development overdelivers on liveability relative to what its 25-year vintage might suggest — a function of CDL’s systematic MCST approach and the enduring structural advantage of a North South Line MRT station within walking distance.
The tenant profile splits broadly between Singaporean families drawn by the CHIJ and Raffles Girls’ School catchments, medical professionals working at Tan Tock Seng Hospital (accessible from Toa Payoh NS19 in one stop to Novena NS20), and expatriate professionals in the Novena–Toa Payoh lifestyle corridor. This diversity of demand creates a resilient rental market that is less susceptible to the cyclical softness that affects more narrowly positioned developments.
Strengths & Weaknesses
- Freehold tenure — permanent title in a D12 district that is predominantly HDB leasehold, protecting long-term resale value
- City Developments Limited (CDL) developer pedigree — consistent construction quality and professional MCST governance over 25 years
- Toa Payoh MRT (NS19) approximately 487 m away — direct NSL access to Orchard (10 min), City Hall (15 min), Raffles Place (18 min)
- CHIJ Primary (Toa Payoh) 322 m and CHIJ Secondary 222 m away — top-tier within-1km primary school ballot advantage
- Raffles Girls’ School (Secondary) 1.3 km away — prestigious secondary school catchment for families
- 30-storey tower height: upper floors deliver unobstructed panoramic views of Toa Payoh, Bishan, and CBD skyline
- $1,875 PSF freehold CDL D12 — 15–25% below freehold new-launch replacement cost in the Balestier–Toa Payoh belt
- Complete heartland town centre at doorstep — HDB Hub, Toa Payoh Town Park, hawker centres, sports complex, all walkable
- Full facilities: pool, wading pool, Jacuzzi, tennis courts, gym, BBQ pits, playground, 24-hour security
- Broad unit mix from 549 sqft studio to 4,844 sqft penthouse — serves investors, DINK buyers, and families in one building
- 2000-vintage building — unit interiors in original condition will require $50,000–$150,000 renovation budget depending on configuration
- Gross yield approximately 2.1% ($3,940/month rent vs $2,279,160 avg sale price) — below D12 average, unsuitable as yield-first rental play
- Single-tower high-rise format: 384 units share one building core, meaning higher MCST sinking fund concentration risk
- Toa Payoh heartland character — surrounding streetscape is HDB-dominant; buyers expecting a CCR-style enclave address will be disappointed
- No direct Thomson-East Coast Line access — must transfer at Newton (NS21/DT20) for TEL destinations
- Limited ground-floor retail activation at the building entrance — Toa Payoh Hub is walkable but not immediate
- 30-storey high-rise: lower-floor units (1–10) face reduced views and higher ambient noise from Lorong 1 traffic
- Parking allocation may be constrained relative to the 384-unit count for multi-car households
Verdict
Trellis Towers’ investment case rests on three structural pillars: freehold tenure in a predominantly leasehold district, CDL developer pedigree in a building with 25 years of managed maintenance, and a Toa Payoh town centre location with a sub-500 m walk to an NSL MRT station. Each of these is a durable value driver that is unlikely to erode with time; together they form a coherent thesis for both owner-occupiers and long-hold investors.
The $1,875 PSF average is competitive for freehold D12 in 2025–2026. District 12 freehold new launches in the Balestier–Toa Payoh belt have historically transacted at $2,200–$2,600 PSF, meaning Trellis Towers at $1,875 PSF offers a vintage discount of approximately 15–25% against new-build replacement cost — a discount that reflects building age rather than any structural tenure or financing constraint. Buyers willing to budget for renovation and fitting upgrades can access freehold CDL quality and an NSL-linked Toa Payoh address at a PSF that is genuinely attractive relative to the new-launch market.
The implied gross yield at approximately $3,940 monthly rent against a $2,279,160 average sale price is approximately 2.1% — below the national D12 average but consistent with freehold CDL condos where the investment thesis is capital appreciation and address permanence rather than rental yield maximisation. Demand from the Toa Payoh corridor tenant market is structural: proximity to Tan Tock Seng Hospital and the Novena medical precinct means there is a reliable pool of medical professional and expatriate family tenants, and the CHIJ and Raffles Girls’ School catchments support Singaporean family owner-occupier demand.
Trellis Towers is the right answer for buyers who want freehold permanence, CDL build quality, and Toa Payoh MRT connectivity at a PSF that the new-launch market cannot replicate — and who are comfortable with a 2000-vintage building that benefits from a renovation budget.
The primary risk factors are building age and yield compression. At 25 years old, unit interiors in original condition will require a $50,000–$150,000 renovation budget depending on configuration, which buyers must factor into their total acquisition cost. The gross yield of 2.1% is below the D12 average and reflects the freehold premium priced in at the capital value level — buyers seeking a yield-first rental play should model carefully against their financing cost. For genuine owner-occupiers and long-hold freehold buyers, however, these are manageable considerations against a clear structural value case.