Chelsea Shortlist

Ranked on price against the caveats, and on exit depth

Floor plan

1

Scotts Highpark

45 Scotts Road · D9 · 310 m to Newton MRT, one stop from Stevens · TOP 2009 · Freehold · 73 units

Unit4-bed + helper, 3,466 sqft, one level

AskingS$6,850,000

PsfS$1,976

Same-size caveatsS$7.40M Aug 2025 (#16) · S$7.80M Sep 2024 (#22)

FloorNot stated. Photos read low to mid

Recent rent, 3,400–3,500 sqftS$15,817 avg, 3 leases · 2.8% gross

Why

• Ask is 7% under the last same-size sale (Aug 2025) and 12% under the one before (Sep 2024). The only unit on this page asking less than its own type last fetched.
• Plan prints the dimensions: bedrooms 3 and 4 are 3.16 m wide, bedroom 2 is 3.38 m, all about 4 m deep, all with built-in wardrobes. Master is 4.2 m by 6 m with a walk-in wardrobe. Helper's room with its own bath, yard, private lift lobby, eight-seat balcony.
• Three leases signed Jun–Jul 2026 at S$15,250–16,200 for this size. The clearest rent evidence on the page.
• Four minutes to Newton interchange (Downtown and North–South lines), Newton Food Centre by the gate, ACS Junior and SJI Junior within 1 km.

Exit in 2030

• +12% = S$7.67M (S$2,214 psf). +20% = S$8.22M (S$2,372 psf).
• Both sit between the project's own 3,466 sqft sales (S$2,135–2,250 psf) and its 4,112 sqft sales (S$2,797 psf Apr 2026, S$3,084 May 2023).
• Klimt Cairnhill, 360 m away, resells new at S$2,836–3,803 psf. The Bukit Timah Road GLS site needs S$3,113 psf to break even, 99-year.
• Buyers: 48% Singaporean, 16% PR, 24% foreign, 12% company.

Watch

• The listing says "Starting From". Confirm S$6.85M is the price for this unit, and get the floor. The two caveats were #16 and #22.
• Four units of this type are listed, at S$6.85M (two agents), S$8.0M and S$8.1M. Sellers are competing. Offer under.
• Maintenance is S$2,000 a month. 2009 build, 73 units, so a slow project: five sales of 3,000 sqft-plus in five years.
• Too few big-unit sales for a BuySafe Score. Read the caveats instead.

Cheapest listing: S$6,850,000Alvin FuListing 18387559Floor plan from the listing. Same type also at S$6.85M under 500139305.

Floor plan

2

Beverly Hill

61 Grange Road · D10 Tanglin · 610 m to Orchard Boulevard MRT, two TEL stops from Stevens · 2.3 km from Stevens · TOP 1983 · Freehold · 86 units, 22 storeys, one 4-bed type

Unit4-bed + helper, 3,778 sqft, one level

AskingS$9,890,000, negotiable

PsfS$2,618

Same-size caveats, Apr 2024–May 20267 · S$8.75M–10.08M

FloorNot stated. Photos read mid

Recent rent, 3,700–3,800 sqftS$16,331 avg, 8 leases · 2.0% gross

Why

• The deepest same-size record in the whole search: seven 3,778 sqft sales in two years, S$8.75M–10.08M, the last at S$9.58M (#18, May 2026). Ask is 3% above it.
• The biggest bedrooms on the page. The typical-unit plan prints the areas: master 61 sqm (658 sqft), bedrooms 2, 3 and 4 at 27–30 sqm (294–321 sqft) each, every one en-suite. Hall 32 sqm, living 81 sqm, dining 28 sqm, helper's room 13 sqm with wash area.
• Eight leases in 2026 at S$13,000–19,000. Tenants take this size.
• Every unit in the block is this type, so the valuer and the next buyer both know exactly what it is.

Exit in 2030

• +12% = S$11.08M (S$2,932 psf). +20% = S$11.87M (S$3,141 psf).
• Jan 2025 already printed S$2,668 psf here. Two other 3,778 units ask S$11.5M (S$3,044 psf). Bishopsgate next door resells at S$3,126 psf, Cliveden up to S$3,202.
• The Orchard Boulevard GLS site opens for tender Oct 2026 at plot ratio 2.8. A high bid lifts the whole Grange pocket.
• Buyers: 36% Singaporean, 28% PR, 23% foreign, 13% company.

Watch

• 1983 block. Part of the price is a collective-sale bet. If you buy it, buy it as a home and let the en bloc be a bonus.
• Uses the whole budget: S$9.89M plus S$533,000 stamp duty means about S$3.0M up front. Open at S$9.4M.
• Tanglin, not Stevens. Two TEL stops, or a 7-minute drive. Included because nothing nearer has rooms this size.
• This listing has no plan; the plan shown is the typical-unit plan from the sister listing 25450175. The ad says six baths; the plan shows four plus a WC. Confirm.

Cheapest listing: S$9,890,000Goh, Cheng & Lew InvestmentsListing 25593157Listed 25 Sep 2026. Floor plan: typical unit, from listing 25450175 (same type, S$11.5M).

Floor plan

3

The Vermont on Cairnhill

12 Cairnhill Rise · D9 · 800 m to Newton MRT, one stop from Stevens · TOP 2014 · Freehold · 158 units, 18 storeys

Unit5-bed + study + helper penthouse, 4,435 sqft, one level

AskingS$7,880,000, negotiable

PsfS$1,777

Nearest caveatsPH 6,060 sqft Dec 2025 S$9.05M (S$1,493 psf) · 4-bed 1,884 sqft Mar 2026 S$5.12M (S$2,718 psf)

FloorTop floor penthouse

Recent rent, 2,700–2,800 sqftS$13,800, 1 lease · 2.1% gross

Why

• The biggest apartment on the page and the only true five-bed. Plan checked: master, bedrooms 2, 3, 4 and 5, a separate study, helper's room, powder room, wet and dry kitchens, and a terrace open to the sky. Three bedrooms en-suite.
• Ask psf is 35% below what the project's ordinary 4-beds fetch (S$2,718 psf, Mar 2026). Penthouses trade at a discount per foot here; the 6,060 sqft one went at S$1,493 psf in Dec 2025.
• Vacant possession. Bukit Sembawang build, 2014, single level, no stairs.
• Newton Food Centre and the MRT through the side gate, under 10 minutes.

Exit in 2030

• +12% = S$8.83M (S$1,990 psf). +20% = S$9.46M (S$2,132 psf).
• Both exits sit below every non-penthouse sale in the project since 2022 (S$2,447–2,718 psf). Klimt Cairnhill, 130 m away, resells at S$2,836–3,803 psf.
• Buyers: 54% Singaporean, 15% PR, 28% foreign.

Watch

• The plan prints no dimensions. Bring a tape: bedrooms 2 and 3 look 3.3–3.6 m wide, bedroom 4 sits beside the terrace stair.
• The only penthouse comp sold at S$1,493 psf. A bank may value under the ask. Get an indicative valuation before you offer.
• Five-bed buyers are fewer at resale. The exit here is a family that needs the rooms, not an investor.
• The plan is labelled 4,542 sqft; the listing says 4,435. Confirm the strata area on the title.

Cheapest listing: S$7,880,000Sam CheeListing 19930782Floor plan from the listing. The "6-bed" 2,648 sqft unit at S$7.7M (24997899) is a different, smaller unit.

Floor plan

4

The Edge on Cairnhill

130 Cairnhill Road · D9 · 830 m to Newton MRT, one stop from Stevens · TOP 2003 · Freehold · 46 units, 20 storeys

Unit4-bed duplex, all en-suite, 3,175 sqft

AskingS$7,388,000, negotiable

PsfS$2,327

Nearest caveats, Nov 20252,131 sqft 4-beds · S$5.10M ×2 (S$2,393 psf)

FloorNot stated. Photos read mid

Recent rent, 3,100–3,200 sqftS$17,000 Jun 2026 · 2.8% gross

Why

• Ask psf is 3% below what the project's smaller 4-beds fetched in Nov 2025. Size premium: none.
• Two plans on the listing, checked: bedroom 4 with its own bath, family area, cloak room and powder room downstairs under a double-height living room; master, bedroom 2 and bedroom 3, each en-suite, upstairs. Four bedrooms, six baths.
• Best rent per foot here: S$17,000 signed for this size in Jun 2026 and again in Dec 2024.
• 46 units, so quiet. Eleven of them are this size or bigger.

Exit in 2030

• +12% = S$8.28M (S$2,606 psf). +20% = S$8.87M (S$2,792 psf).
• Cairnhill Residences resells at S$2,625 psf, Hilltops at S$3,363. The Peck Hay Road GLS site, sold Jun 2026, needs S$3,174 psf to break even.
• Buyers: 42% Singaporean, 15% PR, 38% foreign. The most international of the six.

Watch

• No 3,175 sqft caveat in the record. Every recent sale is the 2,131 type. Thin, so a valuation may lean on the smaller type's psf, which still supports the ask.
• 2003 build with 46 units: expect a slow resale. Two or three sales a year in the whole block.
• Round tower. The curved rooms take a tape measure, not a furniture catalogue.
• Two agents list the same unit (500190487 and 500175992). The other 3,175 listings on EdgeProp are the same unit too.

Cheapest listing: S$7,388,000Jack PangListing 500190487Floor plans from the listing: lower level, upper level.

Floor plan

5

Park Infinia at Wee Nam

2A Lincoln Road · D11 · 600 m to Newton MRT, one stop from Stevens · TOP 2008 · Freehold · 486 units, 31 storeys

Unit4-bed penthouse, 3,283 sqft (Type P1), two levels + roof terrace

AskingS$6,680,000

PsfS$2,035

Same-type caveat, Apr 20253,283 sqft · S$6.50M (S$1,980 psf)

FloorTop floors, penthouse

Recent rentNone for size. 2,000–2,100 sqft S$10,175 avg

Why

• Ask is 2.8% above the same type's sale in Apr 2025. Priced at the market.
• Plan checked: master, bedrooms 2, 3 and 4 and a family room on one level; living, dining, kitchen and utility on the level above; private roof terrace on top. Private lift lobby.
• 486 units and twenty-plus sales a year. Valuers and buyers know the block; the exit is never a mystery.
• Seven minutes to Newton, ten to Novena's malls and hospitals. Buyers: 66% Singaporean, 13% PR, 18% foreign.

Exit in 2030

• +12% = S$7.48M (S$2,279 psf). +20% = S$8.02M (S$2,442 psf).
• The project's 2-beds already sell at S$2,510–2,691 psf and its 3-beds at S$2,371–2,510. Both exits sit under them.
• The Bukit Timah Road GLS site 400 m away needs S$3,113 psf to break even, 99-year.

Watch

• Three bathrooms for four bedrooms. Bedrooms 2, 3 and 4 look compact on the plan and the plan prints no dimensions. Measure before you fall for the terrace.
• Tenanted until Nov 2026. You cannot move in before then.
• Three levels including the roof. The lift serves the bedroom and living levels only.
• Lincoln Road, not Stevens. D11, one stop.

Cheapest listing: S$6,680,000Ian YeanListing 25632672Floor plan: developer Type P1, from the listing.

Three just under 3,000 sqft, still worth a viewing

These were on the last version of this page. They are 2,928–2,949 sqft, about 9% bigger than your home, and each passed the four-bedroom check on its plan. The units that were smaller than your home have been dropped; they are listed at the bottom.

Floor plan

6

Palm Spring

16 Ewe Boon Road · D10 · 960 m to Stevens MRT · TOP 1998 · Freehold · 167 units, 10 storeys

Unit4-bed + family hall + maid, 2,928 sqft (Type P1)

AskingS$6,800,000

PsfS$2,322

Nearest caveat, Oct 20253,014 sqft · S$6.25M (S$2,074 psf)

FloorHigh, per agent. Confirm

Recent rentNone for size. 2,100–2,200 sqft S$8,650

Why

• The closest single-level big home to Stevens on this page. High floor, private lift, three balconies, renovated.
• Plan prints the room areas: master 318 sqft, bedroom 3 180 sqft, bedroom 2 141 sqft, bedroom 4 129 sqft, plus a family hall and a maid's room with bath. Marketed as 5+1; the fifth "bedroom" is the family hall.
• Ask psf equals what the project's 1,8xx sqft units fetch today (S$2,246–2,341 psf, Mar–Aug 2026). No size premium.
• ACS Primary and SCGS within 1 km. Stevens and Newton both under 1 km.

Exit in 2030

• +12% = S$7.62M (S$2,601 psf). +20% = S$8.16M (S$2,787 psf).
• Cyan and Belmond Green, 120–150 m away, already trade at S$2,615–2,848 psf for smaller units.
• Buyers: 70% Singaporean, 13% PR, 10% foreign. A school-district market.

Watch

• Bedrooms 2 and 4 are 141 and 129 sqft. Fine for a child or a study, tight for a couple. That is why it sits below the five.
• Only one big-unit caveat in two years, and the ask is 9% above it. Open at S$6.4M.
• 1998 build. 36-month growth +0.7% a year. A space buy, not a growth buy.
• The 3,014 sqft penthouse at S$7.0M (24181188) is three bedrooms plus a playroom by the agent's own description. Not a 4-bed.

Cheapest listing: S$6,800,000Lynn PanListing 60118632Floor plan: Type P1, from the listing.

Floor plan

7

Cyan

6 Keng Chin Road · D10 · 930 m to Stevens MRT · TOP 2014 · Freehold · 278 units, 24 storeys

Unit4-bed duplex penthouse, 2,949 sqft

AskingS$7,999,999

PsfS$2,713

Nearest caveats, 2025–263-beds S$2,793–2,848 psf

FloorTop floor, roof garden

Recent rent, 2,900–3,000 sqftS$13,600 · 2.0% gross

Why

• Ask psf is below what the project's 3-beds fetch today. A penthouse at a discount to the flats under it.
• Plan checked: master, junior master, bedrooms 3 and 4 on one level, helper's room, private lift. Pool and garden upstairs.
• Newest building on the page. 278 units keep it liquid: 20 sales since mid-2024.
• Renovated by the owner's architect. Unblocked over Bukit Timah from the top floor.

Exit in 2030

• +12% = S$8.96M (S$3,038 psf). +20% = S$9.60M (S$3,255 psf).
• Needs 7–15% above today's 3-bed psf. Cyan 4-beds grew +5.3% a year over three years.
• Buyers: 59% Singaporean, 27% foreign.

Watch

• No same-size caveat. Six penthouses in the project; the last one sold at S$9.2M.
• Two other penthouses ask S$9.41M–9.43M. This seller is the motivated one. Negotiable.
• The same agent runs this unit under four different listing titles. Ignore the noise.
• Roof pool and garden cost upkeep and sell to a narrower buyer.

Cheapest listing: S$7,999,999Zack ChongListing 25591653Floor plan from the listing.

Floor plan

8

Robin Residences

1 Robin Drive · D10 · 300 m to Stevens MRT, sheltered walk · TOP 2015 · Freehold · 134 units, 5 storeys

Unit4-bed + study duplex penthouse, 2,939 sqft (Type PH10)

AskingS$8,899,000

PsfS$3,028

Nearest caveat, Oct 20241,830 sqft · S$4.70M (S$2,568 psf)

FloorTop floor, #05-01, private pool

Recent rentNone for size. Project S$6.27 psf pm

Why

• The closest big home to Stevens on the market. Three minutes under cover to the interchange.
• Plan checked: master, bedrooms 2 and 3 and an office downstairs; junior master, 10 m pool and roof terrace upstairs. Four bedrooms, not the six advertised.
• 2015 build, freehold, north-facing. SCGS and ACS Barker within 1 km.
• Only two units this size in the project. Nothing else like it comes up.

Exit in 2030

• +12% = S$9.97M (S$3,391 psf). +20% = S$10.68M (S$3,634 psf).
• The Giverny Residences next door sells new at S$3,326–3,650 psf. That is the ceiling this exit leans on.
• Buyers: 77% Singaporean, 13% PR, 10% foreign.

Watch

• No comparable sale. The last 5-bed in the project went at S$2,568 psf in Oct 2024; this asks 18% more per foot.
• The developer sold this type at S$1,941 psf in 2014. The seller is asking for a 56% gain.
• The pool photo looks rendered. See the real terrace.
• Two agents, same unit. Open at S$8.0M.

Cheapest listing: S$8,899,000Roger KheraListing 500149835Floor plan: Type PH10, from the listing. Also listed by Clara Lian (500206711).

The numbers

Same-size caveats are URA sales of the unit's own type, via EdgeProp and BuySafe, with the year shown. "Bedrooms on plan" is what the listing's floor plan shows; "sized" means the plan prints room dimensions or areas. BuySafe cannot score most of these: units of 3,000 sqft and up sell two to seven times in three years per project, below the sample the score needs (Scotts Highpark scores 12.0 on three sales, which means nothing). Read the caveat and rent columns first. Exit psf divides the +12% and +20% sale prices by the unit's area. Rent is the average of the latest URA rental contracts for the unit's size band via EdgeProp (leases Dec 2025 to Jul 2026): Scotts Highpark 3 contracts, Beverly Hill 8, The Edge 1, Vermont 1, Cyan 1. Gross yield is that rent over the asking price. The best rent here, The Edge at S$17,000, covers about 70% of its instalment at 2.5%. These are homes to live in and sell, not yield plays.

Buy now, sell after year four

Sell inside year four and seller's stamp duty is 4% of the price. That lifts the growth needed to about 3.9% and 5.8%. The clock starts on the day the option is exercised. Scale the funds tile to the unit: Scotts Highpark at S$6.85M needs about S$2.06M up front, Beverly Hill at S$9.89M about S$3.0M.

The buyer at S$6.5M–12M

Needs about S$2.0M–3.6M up front and S$42,000–80,000 a month of household income. Four groups buy big units at this level in D9–D11, and the caveats say who they have been.

Close, and why not

• Goodwood Grand strata bungalow, 5,404 sqft on four levels with a private pool at S$6.5M (24 Balmoral Road, 2017, S$1,203 psf, the neighbouring bungalow sold S$5.95M in Nov 2024). The most space for the money in the whole search, but it is a house inside a condo, not an apartment. Parked until you tell me you would consider one.
• Dropped on size, smaller than your home: The Draycott 2,637 sqft at S$5.94M (sixteen same-size sales this year, S$5.40M–7.18M, the best-traded type near Stevens, but 63 sqft less than you have now), Grange Residences 2,669 sqft at S$9.2M (best score, +5.6% a year, but smaller than home and 1.9 km out), Sky @ Eleven 2,713 sqft at S$6.39M (same size as home, Thomson). All three are good units if size stops mattering.
• Regency Park, 3,649 sqft at S$8.88M (Nathan Road, 2.5 km). The listing says 4-bed. URA codes the type 3-bed and the project plan shows master, bedrooms 2 and 3 and a small study off the dining room. Fails the four-bedroom rule. Otherwise a deep market: 3,649 sqft sold at S$8.30M–8.45M in 2025, fourteen leases a year for the 3,1xx type.
• Cliveden at Grange, 2,842 sqft 4-bed at S$7.754M (#02-05, showroom photos, 500200080) and S$8.0M (vacant, pool-facing, 25369634). Thirteen sales of the type since 2021 at S$7.2M–9.8M and fourteen leases at S$16,568 average, so the exit is proven. Out because it is only 5% bigger than your home, neither listing carries a plan, and the cheaper one is on the second floor. First reserve if 2,842 sqft is enough.
• Cluny Park Residence, 2,842 sqft family penthouse at S$8.6M, 320 m from Botanic Gardens MRT. The listing already shows an offer in hand. Bedroom 4 is the small one on the plan. Same type sold S$8.24M in Feb 2025.
• Lincoln Suites penthouses, 4,855–4,898 sqft at S$8.0M–8.5M (Novena). The plan puts the pool and roof terraces at roughly half the area; bedrooms 3 and 4 are compact. The last penthouse sold at S$1,562 psf (3,746 sqft, Feb 2026); these ask S$1,633–1,751.
• Lucida, 4,381 sqft triplex penthouse at S$5.78M "S$1M off" (Suffolk Road, Novena). Developer stock unsold since the 2011 TOP, eight agents at the same price, a whole level is pool deck. The Lincoln Residences 3,229 sqft at S$6.3M is advertised as 6-bed; the project plan shows four bedrooms and large open terraces.
• Palm Spring 3,014 sqft penthouse at S$7.0M (24181188): the agent's own description lists a master suite, a junior suite and one other bedroom plus a playroom. Three bedrooms. The Equatorial 3,348 sqft penthouse at S$5.9M is 3 plus study.
• Ground floor, out on the rule: Goodwood Residence 3,854 sqft at S$10.0M (the 2,928 sqft type sold three times this year at S$7.98M–8.79M but none is listed; set a watch alert), Beaufort on Nassim 3,100 sqft duplex at S$8.0M (two agents, same ground-floor unit).
• Too far: Yong An Park 3,606 sqft at S$8.5M (River Valley, three stops; 3,434 sqft sold S$9.10M Sep 2025, 3,229 sqft S$7.0M Feb 2026), Leedon Residence, Duchess Residences 3,025 sqft at S$6.0M (999-year, Tan Kah Kee).
• Under 3,000 sqft at S$3,200 psf and up: Alba 2,303 sqft at S$8.49M, Orchard View 2,530 sqft at S$8.1M, 8 Napier 2,777 sqft at S$9.78M–9.88M. Over budget or no comp: Gallop Green (nothing under S$10.5M), Wing On Life Garden 3,305 sqft S$9.0M (1982), Juniper at Ardmore S$10.88M.
• The Balmoral (1986), five units 2,660–3,132 sqft at S$6.0M–6.8M against a Dec 2025 caveat of S$5.30M. The Orange Grove 2,960 sqft at S$8.48M with no caveat since Jul 2024 and a phone-screenshot plan. Pinetree Condo 2,874 sqft at S$7.0M with no plan.
• 99-year, out on tenure: Draycott Eight 2,896 sqft S$6.32M, Parvis 4-beds S$7.53M–7.6M, Duchess Crest 4,295 sqft S$6.28M, Orchard Bel Air, Upperhouse. The Giverny Residences 2,734–2,756 sqft at S$9.57M–9.98M is the new-launch ceiling for the pocket, not a pick.