Wallich Residence
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What does it mean to buy a condo that is also the tallest residential tower in Singapore, integrated above a Grade-A CBD office block, with a super-penthouse that sold for S$73.8 million? At Wallich Residence, perched on floors 39 to 64 of Guoco Tower along Wallich Street, that question is not rhetorical — it defines every decision a prospective buyer must make (as of 2026-05).
GuocoLand completed Guoco Tower in 2017, delivering a mixed-use vertical estate that stacks a 5-storey retail podium, 890,000 sqft of premium offices, a Sofitel luxury hotel, and 181 private residences in one seamlessly connected superstructure directly above Tanjong Pagar MRT station. The effect is a building that functions less like a traditional condominium and more like a private club floor atop a Class-A city institution — an arrangement with distinct financial and lifestyle consequences that this review unpacks in full.
Overview & Key Facts
Wallich Residence is not merely a condominium — it is a statement of vertical ambition. Occupying floors 39 to 64 of Guoco Tower at Tanjong Pagar Centre, it stands 290 metres above sea level, making it the tallest residential address in Singapore. Developed by GuocoLand and designed by the internationally acclaimed Skidmore, Owings & Merrill LLP (SOM), the project was completed in 2017 and comprises just 181 units — an intentionally limited count that reinforces its ultra-luxury positioning. The 99-year leasehold tenure commenced in 2011, leaving approximately 84 years remaining.
Tanjong Pagar Centre is an integrated development that functions as a vertical city: Grade A offices (Guoco Tower), the 5-star Sofitel Singapore City Centre hotel, over 100,000 sq ft of retail and F&B, and a 150,000 sq ft landscaped urban park all sit beneath the residential floors. Stacked Homes notes that the project’s fame extends well beyond Singapore — the 21,108 sqft super penthouse on levels 62–64, originally marketed at S$108 million and sold to Dyson founder Sir James Dyson for a reported S$73.8 million in 2019, remains one of the most talked-about residential transactions in Southeast Asian real estate history.
The buyer profile tells a clear story: 52.5% foreign purchasers, 31% Singaporean, 14.6% PR, and 1.9% company buyers. This is emphatically not an HDB-upgrader development — it is a global wealth product that happens to sit in Singapore’s CBD. At an average PSF of $3,110 and a median transaction price of $5,163,000, Wallich Residence competes less with neighbouring condos and more with branded residences in Hong Kong, London, and Dubai. Whether that positioning justifies the premium — especially on a declining PSF trajectory — is the central question any buyer must confront.
Location & Connectivity
In pure connectivity terms, Wallich Residence is almost impossible to beat. Tanjong Pagar MRT station (EW15) is not merely “nearby” — it is directly integrated into the basement of Tanjong Pagar Centre, just 130 metres from the residential lobby. Residents descend via lift and walk through the retail podium to reach the East-West Line without ever stepping outside. Shenton Way TEL (250m) and Maxwell TEL (310m) add Thomson-East Coast Line connectivity, making this a genuine triple-MRT location. For drivers, the Marina Coastal Expressway (MCE) and Ayer Rajah Expressway (AYE) are minutes away, with Changi Airport reachable in under 20 minutes during off-peak hours.
The CBD location delivers an unmatched work-live proposition for professionals in the financial district. The underground pedestrian network connects directly to Capital Tower, International Plaza, and the broader Shenton Way office cluster — a meaningful convenience during Singapore’s tropical downpours. Lau Pa Sat hawker centre, Amoy Street Food Centre, and the vibrant Tanjong Pagar food strip are within a 5-minute walk, while Guoco Tower’s own retail podium provides a Fairprice Finest supermarket, restaurants, and daily services at the doorstep.
The honest weakness is schools. This is a CBD location, not a family neighbourhood. The nearest primary school options are Cantonment Primary and Radin Mas Primary, both over 1 km away. International schools (GESS, Canadian International) require a commute. Families with school-age children will find this location workable but not convenient — it is fundamentally designed for working professionals, expat executives, and investors rather than young families.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Cantonment Primary School | primary | ~1.3 km |
| Outram Secondary School | secondary | ~1.3 km |
| Fairfield Methodist School (Primary) | primary | ~2.0 km |
Facilities
Wallich Residence spreads its amenities across four dedicated levels, each with a distinct character. Social 180 (level 39) features the signature infinity pool perched 180 metres above sea level — a genuinely breathtaking experience that delivers panoramic views of the southern coastline, Sentosa, and the shipping lanes. The pool deck includes cabanas, a jacuzzi, BBQ stations, and casual dining areas. An innovative gym with floor-to-ceiling windows overlooks the city, making it one of the most dramatic workout settings in Singapore.
Cloud 220 (level 52) houses the private library, theatrette, business conference room, and private dining room — amenities that cater to the executive-lifestyle positioning of the development. The sky observatory on level 62 provides 360-degree views and functions as an exclusive entertainment space. The signature Wallich Concierge Service, operated in partnership with Sofitel Singapore City Centre, offers hotel-grade personal services including grocery handling, laundry coordination, housekeeping arrangements, and transportation bookings.
“Stayed there for 2 years, can’t think of a better place to enjoy the great day and night view of Singapore. Facility is just awesome. Location wise, B2 is the Tanjong Pagar MRT, and the underground path directly links to many major office buildings.”
— Resident review via 99.co
A fair caveat: with only 181 units, the facilities roster is necessarily smaller than a mass-market condo. There is no tennis court, no children’s playground, and no function room for large events. The trade-off is exclusivity — the pool is never crowded, the gym is rarely full, and the concierge knows residents by name. For buyers accustomed to resort-scale facilities at suburban mega-developments, this will feel limited. For the target demographic — professionals and investors who value service quality over quantity — the curated approach works.
Unit Sizes & Layout
Wallich Residence offers a range of configurations across its 181 units: 1-bedroom and 2-bedroom units (614–1,259 sqft), 3-bedroom units (1,098–1,787 sqft, 75 units), 4-bedroom and 4-bedroom-plus-study units (2,239–2,616 sqft, 32 units), four simplex penthouses (3,509 sqft each on floors 58–61), and the singular super penthouse (21,108 sqft triplex on floors 62–64). Floor plans by SOM prioritise clean sightlines and generous ceiling heights of 3.2 metres — noticeably taller than the standard 2.8 metres in most Singapore condos. Every unit benefits from floor-to-ceiling glazing that maximises the altitude advantage.
The 3-bedroom units form the backbone of the development and represent the most liquid resale configuration. At 1,098–1,787 sqft, they offer genuine living space with well-proportioned master suites and en-suite bathrooms throughout. The 4-bedroom units and penthouses each feature private vestibules, reinforcing the hotel-suite arrival experience. Build quality uses premium materials — marble flooring, Gaggenau kitchen appliances, Hansgrohe fittings — consistent with the ultra-luxury positioning. The BCA Green Mark Gold Plus certification reflects above-average environmental performance for its era.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $3,157 | $2,039,000 |
| 2 BR | 7 | $3,448 | $3,106,257 |
| 3 BR | 12 | $3,354 | $3,939,667 |
| 4 BR | 27 | $3,263 | $5,556,519 |
| 5 BR | 5 | $4,085 | $9,637,800 |
Pricing & Market Position
Based on 56 recorded transactions, sale prices range from $1,640,000 to $17,000,000, averaging $4,954,104 (~$3,004 psf).
Rents range from $5,000 to $22,000 per month across 304 rental transactions. Current rental yield sits at approximately 2.3%.
Price Appreciation
From 2021 to 2026, the average PSF has declined by 14.6% (from $3,474 to $2,967 psf).
Neighbourhood Comparison
The most meaningful comparison within District 2 is with One Bernam ($2,587 PSF), a newer freehold mixed-development by MCC Land. One Bernam offers fresh finishings, a younger lease profile, and a significantly lower PSF — roughly 17% below Wallich Residence. It lacks the altitude, the integrated hotel, and the concierge, but for yield-focused investors, the lower entry point translates to materially better rental returns. Newport Residences ($3,127 PSF) by City Developments at the former Fuji Xerox Towers site competes more directly on prestige and new-build premium, though without Wallich’s height advantage or MRT integration.
Icon ($1,797 PSF) on Gopeng Street represents the value end of the Tanjong Pagar corridor. At less than 60% of Wallich’s PSF, Icon offers CBD convenience without the luxury premium, appealing to practical investors who prioritise yield over prestige. Skysuites@Anson ($2,229 PSF) sits between Icon and Wallich on price, offering a more conventional high-rise experience with a freehold tenure that may prove more durable long-term. The investment calculus is clear: Wallich Residence commands a 30–75% premium over its nearest competitors, justified almost entirely by the altitude, the brand, and the integrated lifestyle. Buyers who don’t place a high personal value on those differentiators will find objectively better financial outcomes in the surrounding District 2 alternatives. The declining PSF trend ($3,561 → $2,967) suggests the market is, slowly, repricing Wallich closer to its fundamental value rather than its aspirational marketing.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| WALLICH RESIDENCE | 99 yrs lease commencing from 2011 | — | 181 | $3,004 |
| ONE BERNAM | 99 yrs lease commencing from 2019 | 2021 | 364 | $2,587 |
| NEWPORT RESIDENCES | Freehold | 2026 | 487 | $3,128 |
| ICON | 99 yrs lease commencing from 2002 | 2007 | 646 | $1,791 |
| SKYSUITES@ANSON | 99 yrs lease commencing from 2008 | — | 360 | $2,230 |
| SKY EVERTON | Freehold | 2021 | 262 | $2,800 |
ShiokNest Scores
Our proprietary scoring system evaluates WALLICH RESIDENCE across multiple dimensions.
What Residents Say
“Luxury condominium in CBD area with amazing sea view. Very quiet environment as all units are above 40/F. Good concierge service, condo facilities including two restaurants, a supermarket, rooftop infinity pool with cabanas and loungers, jacuzzi, gym with yoga mats and towels.”
— Long-term resident review via PropertyGuru
“Stayed there for 2 years, can’t think of a better place to enjoy the great day and night view of Singapore. Location wise, B2 is the Tanjong Pagar MRT, and the underground path directly links to many major office buildings.”
— Former resident via 99.co
“Windows were not properly installed, with rainwater leakage issues. Major reconstruction was going on to repair windows and nearby walls, making it always noisy. Overpriced and overly marketed by agents.”
— Resident feedback via EdgeProp
The pattern across review platforms is polarised, which is itself telling. Residents who appreciate Wallich Residence tend to speak in superlatives — the views are consistently described as “unmatched,” the concierge service earns genuine praise, and the integrated lifestyle (MRT, hotel, retail, dining all within the building) is a daily convenience that residents clearly value. The quietness above the 40th floor is frequently noted, a benefit of altitude that lower-rise CBD condos cannot offer.
The negative feedback centres on two recurring themes: build quality concerns (window leakage, waterproofing issues, ongoing remediation works) and a perception of being “overpriced” relative to what the market delivers at resale. Several owners have noted frustration with noise from repair works to address the window installation defects. For a development at this price point, build quality issues are not merely inconvenient — they undermine the ultra-luxury promise. Prospective buyers should request the MCST’s maintenance history and verify the status of any outstanding remediation before committing.
MRT integration at the highest level. Wallich Residence sits directly above Tanjong Pagar MRT (East-West Line), connected via a climate-controlled underground concourse. Residents reach the platform in under three minutes without stepping outside — a material advantage over “near-MRT” projects that still require a 400-to-800-metre street walk. For tenants in financial services and law (the dominant employment profile around Raffles Place and Tanjong Pagar), this integration commands a measurable rent premium. URA rental data shows D2 high-floor units consistently commanding S$5.50–S$7.50 psf/month for 2BR and 3BR configurations, translating to a gross rental yield of approximately 4.2% across the development (as of 2026-05).
Transaction depth and price floor credibility. With 58 recorded URA transactions to date (as of 2026-05), Wallich Residence has sufficient resale liquidity for a 181-unit development. Average PSF across all transactions stands at approximately S$3,349, with recent (2024–2025) trades ranging from S$2,539 psf for lower-floor compact units to S$4,845 psf for high-floor four-bedroom configurations. The landmark S$73.8 million super-penthouse sale to URA REALIS-recorded buyer James Dyson in 2019, combined with a subsequent S$17.5 million (S$4,987 psf) 61st-floor four-bedroom trade, has established an auction-house-grade price ceiling that anchors brand perception for the entire stack (as of 2026-05).
District 2 scarcity and Newport Residences comparator. The January 2026 launch of Newport Residences — the first freehold D2 release since 2019 — at indicative prices from S$2,923 psf, validates the S$3,000-plus PSF floor for well-located D2 product. Wallich Residence, as the only above-MRT integrated residential tower in the precinct, commands a structural premium over ground-level developments. Buyers reviewing District 2 property data will note that the CCR recorded a +8.28% year-on-year price movement in early 2026, among the strongest of any market segment (as of 2026-Q1).
Amenity stack and building quality. The Wallich Residence resident enjoys access to a 50-metre lap pool on level 39, a sky terrace garden, private meeting rooms, a residents’ lounge, a function hall, and 24-hour concierge service — all above the 39th floor, removing the maintenance-fee sensitivity that ground-level condo amenity decks suffer from at lower transaction volumes. MCST fees are priced accordingly (typically S$700–S$1,200/month for 2BR units), but the quality of common spaces is unambiguously hotel-grade.
Lease decay on a 99-year tenure commencing 2011. Wallich Residence’s 99-year lease started in 2011, leaving approximately 84 years as of 2026. While that is well above the key CPF and bank financing thresholds today, buyers with a 20-to-25-year investment horizon must model the trajectory carefully. At lease year 60 (around 2071), financing typically tightens and CPF withdrawal eligibility narrows. For ultra-high-net-worth buyers paying all-cash, the lease floor is less constraining; for leveraged buyers, the freehold-versus-leasehold valuation gap widens materially as the development ages (as of 2026-05).
ABSD exposure for foreigners and investors with existing properties. At the prevailing ABSD rate of 60% for foreigners purchasing any residential property (post-April 2023, as of 2026-05), the entry quantum at Wallich Residence is prohibitive for most non-citizen buyers without a US or Swiss FTA exemption. Even for Singapore Citizens buying a second or third property (17%–25% ABSD), the total acquisition cost on a S$3M unit easily exceeds S$3.5M all-in. Buyers should use the stamp duty calculator to model BSD plus ABSD before comparing PSF across competing projects. The IRAS ABSD rate table reflects the current cooling-measure regime (as of 2026-05).
Commercial-residential interface and noise profile. While the mixed-use integration is a headline feature, it introduces a noise and foot-traffic overlay that purely residential developments avoid. The retail podium runs seven days a week; the hotel lobby, conference centre, and office tower share lift banks, lobbies, and valet services with residents. For buyers prioritising quiet and privacy above all else — particularly those comparing against freehold landed options or low-density District 9 projects — the urban hum of Guoco Tower is a genuine trade-off to experience in person before committing (as of 2026-05).
Thin unit-count limits diversity of comparables. With only 181 units across 26 floors of residential, Wallich Residence produces fewer than 10 resale transactions per year on average. This illiquidity means any individual trade can move reported median PSF significantly, making price heatmap data for the development noisier than for a 500-unit project. Buyers relying on short valuation cycles should note the risk of a wide bid-ask spread when exits are needed quickly.
[
{
"persona": "Foreign professional (FTA-exempt: US, Swiss citizen)",
"fit_color": "green",
"reason": "ABSD exemption removes the largest cost barrier. Direct MRT-above integration and CBD employment proximity make this a uniquely practical ultra-luxury choice for relocated executives on multi-year contracts (as of 2026-05)."
},
{
"persona": "Singapore Citizen investor (first residential investment property)",
"fit_color": "green",
"reason": "17% ABSD on the second property is a material cost, but the ~4.2% gross yield and the scarcity premium of above-MRT D2 inventory support a long hold thesis. Recommend modelling a minimum 8-year hold to absorb stamp duty drag."
},
{
"persona": "Upgrader (HDB or OCR condo seller)",
"fit_color": "amber",
"reason": "Entry quantum for a 2BR (typically S$2.5M–S$3.5M) is achievable if HDB proceeds are strong, but ABSD on the second property (if first is not sold first) and TDSR at current SORA rates compress buying power. Timing the HDB sale before committing here is critical (as of 2026-05). Check the <a href=\"https://www.mas.gov.sg/monetary-policy/sora\" target=\"_blank\" rel=\"noopener\">MAS SORA rate dashboard</a> to model your current floating-rate exposure before committing."
},
{
"persona": "Family with school-age children",
"fit_color": "amber",
"reason": "Unit sizes are compact by landed standards (typically 603–2,002 sqft for 1BR–4BR). Families needing three or more bedrooms above 1,800 sqft will find limited inventory. The CBD location is also further from primary schools in the Buona Vista–Queenstown corridor favoured by expatriate families."
},
{
"persona": "Foreign investor without FTA exemption",
"fit_color": "red",
"reason": "60% ABSD on the full purchase price makes the effective cost-per-sqft punitive. A 2BR at S$3M attracts S$1.8M in ABSD alone. Unless the unit can be held very long-term and rented at premium rates, the yield mathematics are unfavourable versus other asset classes (as of 2026-05)."
}
]
Wallich Residence is not a condo for the undecided buyer. Its proposition is laser-specific: the most direct CBD integration in Singapore’s residential market, delivered at hotel-grade quality, in a building that carries a verified price record at the very top of the Singapore ultra-luxury stack. The 84-year lease (as of 2026-05), combined with the S$3,000-plus PSF floor and the Newport Residences comparator now setting a benchmark from the freehold side, gives the development a defensible price floor that most 99LH projects in other districts cannot claim.
The right buyer profile is narrow: an ABSD-exempt foreign professional using Singapore as a long-term regional base, or a Singapore Citizen investor willing to model a minimum 8-to-10-year hold to absorb acquisition costs and benefit from the structural scarcity of above-MRT residential inventory in the CBD. For buyers in either bucket, the CCR luxury buying guide and the total acquisition cost calculator are the two essential pre-offer tools. For buyers considering a multi-property strategy, the ABSD portfolio guide is required reading before structuring ownership.
Suggested holding period: minimum 8 years for leveraged buyers absorbing ABSD; minimum 5 years for all-cash buyers focused on rental income. The lease position becomes a meaningful negotiating consideration only post-2050, giving current buyers a comfortable runway before that risk crystallises (as of 2026-05).