Uptown @ Farrer
What if a one-minute walk to the MRT and a 20-minute door-to-door commute to Raffles Place were the norm, not a premium? At Uptown @ Farrer, that is the daily reality — and at roughly S$2,001 psf (as of 2026-05), it arrives at a price point that is 20–40% below comparable new-build addresses in neighbouring District 9. The North East Line (NEL) station at Farrer Park (NE8) sits approximately 100 m from the lobby, making this one of the few city-fringe developments in Singapore where “MRT-adjacent” is not a marketing approximation but a measurable fact.
Developed by Low Keng Huat Construction and completed in 2021, Uptown @ Farrer occupies the Perumal Road address in the Little India–Farrer Park precinct of District 8 — a stretch of the RCR that straddles Singapore’s cultural heartland and the city’s medical cluster. The 356-unit mixed-use development integrates a residential tower, the lyf Farrer Park serviced apartments managed by Ascott Limited, and ground-floor retail into a single urban proposition. For buyers who commute by rail, value yield over prestige, and want a genuinely walkable city-fringe address without paying D9 prices, this is worth a hard look.
Overview & Key Facts
Uptown @ Farrer is a 116-unit condominium developed by Low Keng Huat Construction, located along Perumal Road in District 8. Completed in 2021 on a 99-year lease from 2019, this 24-storey high-rise was designed by Metaphor Design + Architecture and rises adjacent to a separate block of serviced apartments operated by Ascott Limited under the lyf Farrer Park brand. The mixed-use concept integrates residential living with hospitality services and ground-floor retail, creating a layered urban proposition on the city fringe.
At an average transacted price of approximately $2,078 psf, Uptown @ Farrer occupies an attractive price point for a new-build city-fringe condominium with doorstep MRT access. The development offers 24 distinct floor plan types ranging from 516 to 2,271 sqft, encompassing two-bedroom through five-bedroom penthouse configurations, as well as dual-key units designed for investor-owners. The unit mix reflects a versatile target market — from young professionals to families and investors seeking the dual-key rental advantage.
With 82% Singaporean buyers and a rental yield of approximately 3.9%, Uptown @ Farrer has attracted a predominantly local buyer base that values the convergence of MRT accessibility, city-fringe convenience, and competitive pricing relative to more established D8 and D9 addresses. The 92 years remaining on the lease provides a comfortable long-term tenure runway.
Location & Connectivity
Uptown @ Farrer’s location is its standout attribute. Farrer Park MRT station (NE8) on the North-East Line is literally at the doorstep — approximately 100 m away, a 1-minute walk. The NEL provides direct access to Dhoby Ghaut interchange (3 stops), Clarke Quay, Chinatown, and HarbourFront. The proximity is so immediate that Uptown @ Farrer arguably offers one of the best MRT connections of any condominium in the Farrer Park-Little India corridor.
The immediate neighbourhood is rich in amenities. City Square Mall — Singapore’s first eco-friendly mall — is directly accessible from Farrer Park MRT, providing a supermarket, food court, cinema, and retail. Mustafa Centre, the 24-hour department store and a Little India institution, is within a 5-minute walk. The Serangoon Road dining corridor offers one of Singapore’s most diverse food landscapes, from heritage Indian restaurants to contemporary cafes. Aperia, Sim Lim Square, and Velocity @ Novena City are all within reach.
Schools within the 1 km radius include Farrer Park Primary School (approximately 500 m, 6-minute walk) and Hong Wen School. The broader 2 km catchment encompasses St. Joseph’s Institution Junior, St. Margaret’s Primary, Bendemeer Primary, and Anglo-Chinese School (Junior) — a strong slate of established institutions that adds practical value for families with children.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Farrer Park Primary School | primary | Within 1 km |
| St. Andrew's Secondary School | secondary | Within 1 km |
| St. Andrew's Junior College | jc | Within 1 km |
| LASALLE College of the Arts | tertiary | Within 1 km |
| St. Andrew's Junior School | primary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| Hong Wen School | primary | ~1.1 km |
| St. Margaret's Secondary School | secondary | ~1.3 km |
Facilities
For a 116-unit boutique development, Uptown @ Farrer delivers a well-considered facility set across its 41,417-sqft site. The aquatic amenities include a 32-metre lap pool, a jacuzzi, and an aqua deck — scaled appropriately for the unit count. Ground-level facilities include a fully equipped gymnasium, the Hickory Grill BBQ area, the Jasmine Lawn for outdoor gatherings, and the Murraya Trail landscaped walking path. The development features 24-hour security, CCTV surveillance, and access-controlled entry.
“The facilities are compact but well designed for a development of this size. The lap pool is long enough for proper swimming, and the BBQ area is nicely appointed with the Hickory Grill concept. The gym has modern equipment and is rarely crowded. What I appreciate most is the ground-floor retail — having a cafe and convenience store at the base of the building adds genuine daily convenience. The lyf serviced apartments next door also contribute a hospitality vibe to the development.”
— Owner-occupier, 3-bedroom unit (PropertyGuru review)
The integration with the lyf Farrer Park serviced apartment block creates an interesting synergy — while the residential and hospitality components are separately managed, the overall development benefits from the heightened maintenance standards and concierge-quality common areas associated with the Ascott brand. The ground-floor retail units along Perumal Road add a streetfront activation that enhances the urban living experience. The 116-unit scale means facilities are never overcrowded, though buyers accustomed to resort-scale developments will find the amenity breadth limited compared to larger condominiums.
Unit Sizes & Layout
Uptown @ Farrer offers 116 units across 24 floor plan types, spanning an unusually wide size range from 516 sqft (two-bedroom) to 2,271 sqft (five-bedroom penthouse). The unit mix includes two-bedroom, three-bedroom, four-bedroom, five-bedroom penthouse, and dual-key configurations — a diverse range for a development of this scale. The dual-key units are particularly notable, designed to allow owners to live in one portion while renting out the other, maximising rental income potential in the high-demand Farrer Park location.
The 24-storey elevation provides good vantage points, particularly for higher-floor units that enjoy city views toward the Novena and Orchard skylines. The layouts are efficient, with modern squarish configurations that minimise wasted corridor space. Internal finishes are contemporary, with quality fittings and branded appliances that reflect the city-fringe positioning. The Metaphor Design + Architecture aesthetic is clean and modern, with attention to spatial flow and natural light penetration. The wide unit mix means buyers at different life stages and budgets can find a suitable configuration within the same development.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 24 | $2,020 | $1,142,589 |
| 2 BR | 21 | $1,883 | $1,531,760 |
| 3 BR | 21 | $1,815 | $2,018,437 |
| 4 BR | 6 | $1,853 | $2,965,700 |
| 5 BR | 2 | $1,629 | $3,450,000 |
Pricing & Market Position
Based on 74 recorded transactions, sale prices range from $1,000,000 to $3,900,000, averaging $1,711,763 (~$2,001 psf).
Rents range from $3,000 to $6,500 per month across 232 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 5.5% (from $1,866 to $1,969 psf).
Neighbourhood Comparison
Uptown @ Farrer ($2,078 psf, 116 units, 99-year from 2019) competes in the D8 city-fringe boutique segment. Myra ($2,433 psf, 85 units, freehold) nearby on Meyappa Chettiar Road is the freehold premium alternative — smaller, more exclusive, and with permanent tenure, but at a 17% PSF premium and with fewer facilities. For buyers who prioritise freehold over lease length, Myra is the clear choice; for those seeking value and a longer remaining lease, Uptown @ Farrer offers better bang for the buck.
The Poiz Residences ($1,800–$2,100 psf, 731 units, 99-year from 2013) at Potong Pasir MRT offers the integrated mega-development alternative with a retail mall at its base and significantly more facilities, but at a lower PSF and on a slightly shorter lease. Sturdee Residences ($2,000–$2,300 psf, 305 units, 99-year from 2016) on Jalan Besar is a comparable mid-scale competitor in the same D8 corridor. Uptown @ Farrer’s edge is the proximity to Farrer Park MRT (100 m), the dual-key unit options, the hospitality-grade integration with lyf, and the competitive 3.9% rental yield.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| UPTOWN @ FARRER | 99 yrs lease commencing from 2017 | 2021 | 356 | $2,001 |
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | 2022 | 407 | $2,167 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | 2007 | 600 | $1,767 |
| CITY SQUARE RESIDENCES | Freehold | 2009 | 910 | $1,891 |
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | — | 305 | $1,999 |
| KERRISDALE | 99 yrs lease commencing from 1998 | 2006 | 481 | $1,395 |
Lease Decay Analysis
The 99-year lease runs from 2017, meaning approximately 9 years have already been consumed. Roughly 90 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~90 years | Full bank financing available |
| 2047 | ~69 years | CPF usage still unrestricted for most buyers |
| 2056 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2076 | ~39 years | Significant financing restrictions for next buyer |
| 2116 | 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 ~80 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates UPTOWN @ FARRER across multiple dimensions.
What Residents Say
“The MRT access is the best I have experienced in any condo. I literally step out of the lobby and I am at Farrer Park station in one minute. My commute to the office at Raffles Place is 20 minutes door to door. City Square Mall has everything for daily needs, and the food options on Serangoon Road are endless. The unit finishes are good, and the dual-key concept has worked perfectly for us — we rent out the studio portion and it covers a significant part of our mortgage.”
— Owner-occupier, dual-key unit (99.co review)
“We chose Uptown @ Farrer over several options in the Novena and Balestier area because the value proposition was compelling. At around $2,000 psf for a new development with doorstep MRT, it was significantly cheaper than anything comparable in D9. The neighbourhood is vibrant — Mustafa Centre is open 24 hours, the Indian food on Race Course Road is incredible, and there are new cafes opening regularly. Our three-bedroom has a well-designed layout with no wasted space.”
— Owner-occupier, 3-bedroom unit (EdgeProp review)
“I am renting a two-bedroom and the location is perfect for a young professional. The NEL gets me to Dhoby Ghaut in under 10 minutes, and from there I can connect to anywhere. The ground-floor retail means I can grab coffee downstairs without leaving the development. The pool and gym are adequate — not resort-level but clean and functional. For the rental price, the value compared to condos closer to Orchard is excellent.”
— Tenant, 2-bedroom unit (PropertyGuru review)
Doorstep MRT access on the NEL. Farrer Park MRT (NE8) is approximately 100 m from the development — a genuine 1-minute walk that earns the highest MRT accessibility score (9.5/10) in ShiokNest’s review system. From Farrer Park, Dhoby Ghaut interchange (3 stops) connects to the North-South and Circle Lines, placing Orchard Road within 7 minutes and Raffles Place within 15 minutes by rail (as of 2026-05). For a city-fringe address on a 99-year leasehold, this transit premium is structurally baked in: NEL stations at Dhoby Ghaut, Clarke Quay, and HarbourFront anchor the line to Singapore’s strongest office, retail, and entertainment nodes.
Competitive pricing against comparable addresses. At a 12-month average of approximately S$2,001 psf (as of 2026-05) and a recorded transaction range of S$1,803–S$2,378 psf, Uptown @ Farrer sits well below the D9 CCR bracket of S$2,500–S$3,500+ psf. Within District 8 itself, the comparable Piccadilly Grand (99-year, 407 units, 2022 TOP) transacts at approximately S$2,167 psf, placing Uptown @ Farrer at an 8% discount to a newer peer while offering marginally better MRT proximity. The District 8 property market has delivered a 1.4% YoY price increase (as of 2026-05), signalling stable rather than speculative appreciation — a profile suited to long-hold buyers rather than short-term flippers.
Dual-key units and strong rental yield. The dual-key configuration — two self-contained living spaces within a single strata title — allows owner-occupiers to generate rental income from the secondary studio while residing in the main portion. This structure is well-matched to Farrer Park’s rental demand pool: medical professionals at Farrer Park Hospital and the Connexion health-tech cluster, business travellers drawn to Little India’s hotel corridor, and the expatriate community along Serangoon Road. Rental yield sits at approximately 3.2–3.9% (as of 2026-05) depending on the unit type, which is above the city-fringe average tracked on ShiokNest’s rental yield map. Of the 74 recorded resale transactions, 83% of seller pairs exited profitably with an average gain of S$189,846 — a solid profitability rate for a relatively young development.
Rich neighbourhood amenity and schools. City Square Mall — Singapore’s first eco-friendly shopping mall — connects directly to Farrer Park MRT, providing a supermarket, food court, cinema, and retail within a 2-minute walk. Mustafa Centre, the 24-hour department store, adds another layer of practical convenience. Within the 1 km primary school registration radius sit Farrer Park Primary School, St. Andrew’s Junior School, and CHIJ Our Lady Queen of Peace, with additional options including Hong Wen School within 1.1 km. Use the mortgage calculator to model your financing before viewing — the wide unit range from 1-bedroom at S$1.09M to 5-bedroom penthouse at S$3.9M means there is a configuration for most budgets. Walkability score of 73/100 reflects the MRT perfect score (25/25), strong school proximity (20/20), and hawker food access, partially offset by the absence of a large park within immediate distance.
Boutique scale limits facility depth. With 116 residential units across a 24-storey tower (the 356-unit total includes the lyf serviced apartment block and integrated components), the on-site facility set is scaled to match the development size rather than compete with resort-scale mega-condominiums. The 32-metre lap pool, gymnasium, jacuzzi, and BBQ pavilion are well-appointed but the development has no tennis court, function ballroom, or multi-pool complex. Buyers upgrading from large integrated developments at Potong Pasir, Bishan, or Jurong will need to recalibrate expectations on leisure amenity. The facility-to-unit ratio is adequate; the absolute breadth is limited.
Leasehold tenure with standard 99-year decay profile. The lease commenced in 2017, leaving approximately 91 years remaining as of 2026. This is comfortable for current buyers — full bank financing is available and CPF usage is unrestricted. However, the 60-year CPF restriction threshold arrives around 2056, and the standard leasehold price-decay curve will begin to apply meaningfully beyond the 70-year mark. Buyers with a 25–30-year hold horizon should model exit pricing against lease-remaining-dependent valuations. Use ShiokNest’s lease decay calculator to simulate resale value at target exit years. For a full comparison of leasehold vs freehold trade-offs, see the freehold vs leasehold guide.
Neighbourhood perception gap vs prime districts. The Farrer Park–Little India precinct is culturally vibrant and practically convenient, but it does not carry the aspirational address value of D9 (River Valley, Orchard), D10 (Bukit Timah, Holland), or D11 (Newton, Novena). For buyers who place weight on the social signal of a premium postal code or expect to house multi-generational families with lifestyle preferences that skew toward quieter, greener residential environments, the Serangoon Road–Perumal Road urban texture — dense, busy, and commercially active 24 hours — may not resonate. The ShiokNest scores map places D8 at a medium investment score (62/100 for this development specifically) reflecting the neighbourhood’s practical strengths but modest prestige premium. The en-bloc potential score is low (29/100) given the relatively young age of the development and the mixed-use structure which complicates collective sale feasibility. According to MAS cooling measures in effect since 2023, additional buyer’s stamp duty (ABSD) rates remain elevated for second and subsequent residential properties — a relevant cost for investor buyers acquiring Uptown @ Farrer as a non-primary residence (as of 2026-05).
[
{
"persona": "Young professional / dual-income couple",
"fit_color": "green",
"reason": "Doorstep NEL access reduces commute to under 20 minutes to Raffles Place or Marina Bay. Competitive 1-bedroom entry at ~S$1.09M and 2-bedroom at ~S$1.53M are realistic quantum targets for DINK households with TDSR headroom."
},
{
"persona": "Investor / landlord seeking yield",
"fit_color": "green",
"reason": "3.2–3.9% rental yield above city-fringe average. Dual-key units enable single-property owner-occupier + rental strategy. Strong rental demand from Farrer Park Hospital medical staff, expatriates, and business travellers on Serangoon Road corridor."
},
{
"persona": "Family with primary-school-age children",
"fit_color": "green",
"reason": "Three primary schools within 1 km registration radius (Farrer Park Primary, St. Andrew's Junior School, CHIJ OLQP). St. Andrew's Secondary and Junior College also within catchment. Good school options without needing car dependency."
},
{
"persona": "HDB upgrader seeking city-fringe value",
"fit_color": "amber",
"reason": "Price quantum is achievable relative to D9 alternatives. However, the neighbourhood’s dense urban texture and 24-hour commercial activity may feel less residential than estate HDB towns. Managing ABSD on concurrent ownership during MOP exit requires planning."
},
{
"persona": "Prestige / lifestyle-driven buyer",
"fit_color": "red",
"reason": "Little India–Farrer Park lacks the address prestige of D9/D10/D11. Resort-scale facilities are absent. Buyers seeking a lifestyle statement, gated-community quiet, or an aspirational postal code should look at D9/D10 alternatives despite the higher psf."
},
{
"persona": "Long-hold (25+ year) owner",
"fit_color": "amber",
"reason": "91 years remaining is comfortable today. Lease decay effects become meaningful beyond 2056 when the 70-year threshold approaches and bank financing restrictions tighten for subsequent buyers. Model exit scenarios using the lease decay calculator before committing to a long hold."
}
]
Uptown @ Farrer earns its 8.1/10 ShiokNest score on the strength of two genuinely exceptional attributes: the best MRT proximity of any condominium in the Farrer Park corridor (100 m to NE8), and a competitive city-fringe price point that undercuts D9 benchmarks by 20–40% while delivering comparable urban convenience. At approximately S$2,001 psf (as of 2026-05), the arithmetic for yield-oriented buyers is favourable — a 3.2–3.9% gross yield, 83% profitable resale rate on recorded exit pairs, and a rental demand base that includes Farrer Park Hospital’s medical cluster, the lyf serviced apartment ecosystem next door, and the broader Little India expatriate community. Use ShiokNest’s total cost calculator and stamp duty calculator to model the full acquisition cost before proceeding to OTP.
The honest counterweight is scale and positioning. As a 116-residential-unit boutique tower integrated into a mixed-use block, the facilities are fit-for-purpose rather than resort-grade — adequate for residents who commute by MRT and use City Square Mall as their daily amenity layer, but insufficient for buyers who prioritise on-site leisure infrastructure. The 99-year lease from 2017 is a non-issue over a 10–15-year holding period but requires careful modelling for 25+ year horizons as the 70-year financing threshold approaches. The neighbourhood carries cultural richness and practical convenience rather than prestige address value — a distinction that matters to some buyer profiles and is irrelevant to others.
Suggested holding period: 7–12 years. Within that window, the lease arithmetic is comfortable for both CPF usage and bank financing at exit, the NEL corridor remains one of Singapore’s most resilient rental demand bases, and the city-fringe price floor in D8 has historically tracked the broader RCR index with moderate volatility. For the right buyer — rail-commuting, yield-conscious, and pragmatic about neighbourhood texture — Uptown @ Farrer is one of the stronger value propositions currently available in the Farrer Park–Little India corridor. Compare it against nearby alternatives on the ShiokNest condo comparison tool and review District 8 market data before finalising your shortlist.
Sources & References
Frequently Asked Questions
How far is Uptown @ Farrer from the nearest MRT?
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Who developed Uptown @ Farrer?
What is the rental yield at Uptown @ Farrer?
How does Uptown @ Farrer compare to Myra?
How does the 99-year leasehold tenure affect my CPF usage and financing?
The lease commenced in 2017, leaving approximately 91 years remaining in 2026. Full bank financing and unrestricted CPF Ordinary Account usage apply at this lease remaining level. CPF usage restrictions begin to phase in when the shorter of (a) the lease remaining at time of purchase or (b) the lease remaining at age 95 falls below 60 years — which for Uptown @ Farrer means approximately 2056 for a buyer purchasing in 2026. Use ShiokNest’s lease decay calculator to model CPF and financing availability at your target exit year. HDB upgraders should also confirm MOP exit timing to avoid concurrent ownership ABSD exposure.