Twentyone Angullia Park
Overview & Key Facts
TwentyOne Angullia Park is one of Singapore’s most architecturally distinguished luxury condominiums — a 54-unit, 36-storey freehold tower on the quiet residential enclave of Angullia Park, mere steps from the Orchard Road retail spine. Completed in 2014 by China Sonangol Land (with TCRE Partners and Y Developments as co-developers), the project was designed by the award-winning SCDA Architects under Chan Soo Khian, earning the International Property Award for Best Residential High Rise Architecture, Asia Pacific 2015. The design philosophy centres on “pure, pristine and pragmatic” architecture: full-height glass façades, building voids that function as sky terraces for ventilation and natural light, and a distinctive tower silhouette that transitions from warm champagne gold to cool forest blue at night.
With only 54 residences across 36 floors — a density of fewer than two units per floor on average — TwentyOne Angullia Park is the definition of ultra-exclusive urban living. Unit types run from generous 2-bedroom apartments at 1,163 sq ft through 3-bedrooms (1,894–2,314 sq ft) and 4-bedrooms (2,777–3,348 sq ft) to a three-level penthouse of 7,718 sq ft with its own private rooftop pool. Every apartment enjoys private lift access directly to the unit — an amenity standard typically reserved for the most rarefied projects in the CCR prime core.
The buyer profile is correspondingly narrow: high-net-worth individuals, C-suite professionals, and foreign nationals seeking a pied-à-terre at Orchard that offers genuine residential privacy rather than the anonymity of a hotel. With a current median transaction price near S$10 million and a 12-month average PSF of S$3,379, this is unambiguously a trophy-asset market.
Location & Connectivity
Location is the development’s single most arresting credential. The tower sits at 21 Angullia Park, a short residential cul-de-sac tucked immediately behind Ion Orchard, placing it at the very epicentre of Singapore’s premier luxury lifestyle corridor while retaining the low-traffic, tree-lined seclusion that Angullia Park is known for. Wheelock Place is roughly 120 metres away. Ion Orchard, Shaw House, Wisma Atria, and Ngee Ann City are all within a five-minute flat walk. For a resident whose daily orbit includes luxury retail, fine dining at Michelin-starred addresses (Béni Singapore, Les Amis, Iggy’s), and evening entertainment — this is as close to a “zero-commute lifestyle” as Singapore affords.
Transit connectivity is exceptional by any CCR benchmark. Orchard MRT interchange (NSL + TEL) sits approximately 210–215 metres from the lobby — an easy 3-minute walk even on the hottest August afternoon. Orchard Boulevard MRT (TEL) is an even closer 150 metres, making this property one of the most transit-served addresses in the district. Somerset and Newton MRT stations are also reachable within five minutes on foot, giving residents four lines and two interchanges in walking range.
For drivers, the development is a short hop onto Orchard Road and from there to the CTE towards the CBD (Raffles Place in roughly 10–12 minutes off-peak) or the AYE for the west. The Singapore Botanic Gardens UNESCO World Heritage Site is a 10-minute walk or a two-minute taxi ride away — a notable lifestyle asset for residents who value green space alongside the urban density. The proximity to Mount Elizabeth Hospital on Orchard Road is also a meaningful practical convenience for the development’s older or health-conscious residents.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Orchard) | international | Within 1 km |
| St. Anthony's Primary School | primary | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| Methodist Girls' School | secondary | ~1.1 km |
| Kheng Cheng School | primary | ~1.1 km |
| Tanglin Secondary School | secondary | ~1.1 km |
| Methodist Girls' School (Primary) | primary | ~1.2 km |
Facilities
For a 54-unit boutique tower, TwentyOne Angullia Park punches well above its weight in the facilities department — though the emphasis here is on quality and elevation rather than the resort-catalogue breadth of mega-developments. Two sky terraces anchor the recreational offering: a 10th-floor sky gym and lounge deck with a clubhouse function room, and a 22nd-floor infinity pool that delivers uninterrupted panoramic views across Orchard Road and the city skyline towards Marina Bay. The pool setting, elevated well above street-level heat and noise, is a genuine design highlight — the kind of amenity that photographs beautifully but also delivers meaningfully in daily use.
Additional facilities include a jacuzzi, hydro spa, BBQ pavilion, fitness alcove, garden trail, and landscaped water features at ground level. The penthouse unit holds its own private rooftop pool, a rarity in Singapore’s vertical residential stock. Parking is plentiful by CCR norms: 96 lots plus two handicap spaces for 54 units, equating to approximately 1.8 lots per unit. Critically, every apartment has its own private lift lobby — a luxury detail that fundamentally changes the quality of daily arrival and departure, and one that residents consistently cite as the stand-out feature in day-to-day life.
“The private lift is not a gimmick — it genuinely feels like you’re arriving at your own house. Nobody steps onto your floor without being a guest. At this price level, that level of privacy is what you’re really buying.”
— Resident commentary via EdgeProp, 2024
Unit Sizes & Layout
Unit sizes at TwentyOne Angullia Park are generous by CCR new-launch standards and enormous by the benchmark of what a contemporary CCR developer would bring to market today. The 2-bedroom at 1,163 sq ft is larger than many 3-bedroom units in newer prime developments; the 3-bedroom configurations at 1,894–2,314 sq ft would classify as “jumbo” in the current CCR supply pipeline. The 4-bedrooms at 2,777–3,348 sq ft feel more like a landed terrace floor-plate in vertical form. Floor-to-ceiling full-height glass throughout every configuration ensures that the units live significantly larger than their floor area implies — a function of both the 2.9–3.1m ceiling heights and the double-volume void elements on select layouts.
Stack orientation is worth studying carefully. Units facing Orchard Road and Angullia Park itself capture the most iconic city views, particularly from the 22nd floor upward where sight lines clear the surrounding hotel rooftop canopy. Mid-floor north-facing units gain views toward the Botanic Gardens and Bukit Timah hill. Noise from Orchard Road is largely mitigated by double-glazed curtain wall construction — a design decision that SCDA made deliberately, and one residents confirm is effective. The building’s sculptural voids also mean that some units benefit from cross-ventilation and natural light angles that purely rectangular towers cannot replicate.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 1 | $3,299 | $6,250,000 |
| 5 BR | 9 | $3,841 | $9,765,714 |
Pricing & Market Position
Based on 10 recorded transactions, sale prices range from $6,250,000 to $11,600,000, averaging $9,414,142 (~$3,379 psf).
Rents range from $7,000 to $41,000 per month across 46 rental transactions. Current rental yield sits at approximately 2.0%.
Price Appreciation
From 2021 to 2026, the average PSF has declined by 10.9% (from $3,883 to $3,460 psf).
Neighbourhood Comparison
The relevant comparison set for TwentyOne Angullia Park sits at the intersection of Orchard freehold addresses and CCR ultra-luxury boutique towers. The Avenir (376 units, freehold, ~S$3,190 psf at River Valley Close) is the closest peer in tenure and grade, but its 2021 completion and larger unit count make it a materially more liquid asset — better for investors who require a faster exit, slightly less exclusive for those prioritising rarity. Irwell Hill Residences (540 units, 99-year, S$2,726 psf) offers a compelling price discount and fresher lease, but the leasehold tenure and significantly larger unit count place it in a different market segment entirely.
For buyers comparing directly within the ultra-boutique freehold Orchard segment — developments with fewer than 100 units, freehold, CCR District 9/10 — TwentyOne Angullia Park’s combination of SCDA pedigree, Angullia Park address, private-lift access, and sky-pool positioning commands a deserved premium. Stacked’s Orchard overview notes that the boutique freehold supply in D9 is being steadily absorbed with no equivalent replacement pipeline — meaning the structural scarcity argument strengthens over time rather than weakening.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TWENTYONE ANGULLIA PARK | Freehold | — | 54 | $3,379 |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,726 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,134 |
| RIVER MODERN | 99 years leasehold | — | — | $3,234 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,512 |
ShiokNest Scores
Our proprietary scoring system evaluates TWENTYONE ANGULLIA PARK across multiple dimensions.
What Residents Say
“Living here, you feel the difference between being near Orchard and being in Orchard. Wheelock Place is literally a two-minute walk. I don’t think about transport — I just walk, whether it’s to the MRT, the gym, or a restaurant.”
— Resident review via PropertyGuru, 2025
“The 22nd-floor pool is the best in Singapore for city views, in my opinion. I’ve lived in five CCR developments and the privacy here is on a different level — the private lift stops at your floor only. There are no corridors, no neighbours visible from your unit. It’s genuinely quiet despite being next to Orchard.”
— Resident review via EdgeProp, 2024
“The apartment is large by Orchard standards but the management fees are proportionally high. Buyers should also factor in that the building is now over 10 years old — some of the common area finishings are starting to show their age even though the management team maintains the building well.”
— Resale buyer commentary via 99.co, 2025
Strengths & Weaknesses
- Freehold tenure — zero lease anxiety, no CPF/financing restrictions
- Orchard MRT interchange 210m away (3-min walk); Orchard Boulevard MRT 150m
- SCDA Architects — International Property Award winner 2015
- Private lift to every unit — hotel-grade privacy in daily use
- 54 units only — one of Singapore's most exclusive addresses
- 22nd-floor infinity pool with panoramic Orchard-to-CBD skyline views
- Unit sizes 1,163–7,718 sq ft — significantly larger than new-launch CCR peers
- 120m from Wheelock Place; Ion Orchard, Ngee Ann City all within 5-min walk
- Immediate access to Michelin-starred dining (Les Amis, Iggy's, Béni Singapore)
- 96 carpark lots for 54 units — ~1.8 lots per unit, rare CCR ratio
- Gross yield ~2.01% — below Singapore prime average; thin tenant pool at $17k+ rent
- Illiquid market — only 10 recorded sales; exit timing is market-cycle dependent
- Completed 2014 — original finishings now 12 years old; high renovation budget needed
- No school within 1km that meets mainstream primary admission criteria
- Management/maintenance fees high proportionate to unit size
- PSF at $3,379–$4,692 — entry price S$9M–$14.8M; purely ultra-HNW buyer segment
- Facilities breadth modest vs CCR mega-developments (no tennis court, limited F&B)
- Small development means MCST decisions can be contentious with fewer owners
Verdict
TwentyOne Angullia Park occupies a category of its own in Singapore’s luxury residential market: a freehold address in the literal heart of Orchard, architected to international award-winning standards, with unit sizes and private-lift hospitality that newer ultra-luxury launches struggle to replicate at any price. The case for ownership rests on three pillars that reinforce each other — irreplaceable land position, freehold tenure with zero lease anxiety, and genuine architectural pedigree that holds its distinction across market cycles. With only 54 units ever having been sold and a deeply illiquid resale market (10 sales over the recorded period), price discovery is thin and capital appreciation is inherently lumpy, but the direction of travel on a per-psf basis has been consistently upward since the S$3,883 psf average of four years ago.
The weaknesses are real and should be named. A 2.01% gross yield at S$3,379 psf is modest — below the Singapore prime average — reflecting the fact that rental demand for S$17,000+/month apartments is genuinely thin, and that tenants capable of affording such rents often prefer landed property or service residences at that price point. The development’s boutique scale means liquidity is structurally limited: when you need to sell, your buyer pool is a narrow slice of global HNW demand, and exit timing is more correlated to overall luxury market sentiment than to Singapore fundamental demand.
The verdict is clear: TwentyOne Angullia Park is not a yield play or a volume trade — it is a store-of-value, lifestyle-first acquisition for buyers whose primary motivation is occupancy quality and capital preservation in a prime freehold address. Compared to The Avenir (freehold, S$3,190 psf, 376 units at River Valley Close) or Irwell Hill Residences (99-year, S$2,726 psf, 540 units), TwentyOne Angullia Park trades at a justified premium for its Orchard address, its exclusivity, and its SCDA architectural cachet.