The Changing Faces of Orchard Road
Should You Buy, Sell or Wait? If you're reading this, you must be trying to figure out the best course...
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TLDR
This article highlights six luxury condominiums in Singapore that offer exceptional privacy by having no direct neighbors on the same floor, appealing to buyers seeking tranquility and exclusivity. Skypark @ Somerset has 56 units with private lifts and large layouts, ideal for multi-generational families. Boulevard Vue features 28 units, each on a private floor, located near Orchard Road with unique curved designs. 32 Gilstead is an ultra-exclusive 14-unit condominium with large four-bedroom units and lush greenery, completing in 2026. Hana has 29 units near Tanglin Mall, offering spacious four-bedroom units with upcoming area redevelopments. One Robin consists of 14 units near Bukit Timah with proximity to top schools and MRT stations, suitable for families. Cliveden at Grange is the largest on the list with 110 circular-layout units near Orchard Boulevard MRT. The article also provides strategic real estate advice for buyers and sellers, emphasizing a data-driven approach to navigating Singapore’s property market.
For some, the ideal living environment involves complete tranquility and privacy, a direct contrast to communal living. Whether stemming from negative experiences with neighbors or simply a need for quietude after a demanding workday, the desire for a secluded home is increasingly common. For those with the financial capacity, several condominiums in Singapore offer the ultimate in privacy: units with no direct next-door neighbors on the same floor.
1. Skypark @ Somerset
Completed in 2010, Skypark @ Somerset is a 56-unit luxury development situated along 22 St. Thomas Walk. It caters to residents seeking an almost landed-style living experience. The project emphasizes spacious units over extensive common facilities, with each unit served by a private lift opening directly into a personal “common” area. This effectively provides a significant private outdoor deck, enhancing the sense of exclusivity.
Each unit is a unique combination of a three- and one-bedroom apartment, creating an expansive 3,385 sq. ft. four-bedroom layout. This design can be ideal for multi-generational families desiring a high degree of privacy. A historical note: when developed in 2010, these were separate titles, but the introduction of ABSD in 2011 means acquiring a full four-bedroom unit today would incur ABSD on the second component.
Location-wise, it’s roughly equidistant from Great World City and Somerset, though its deep location within the St. Thomas private enclave means driving or taking a cab is often necessary. Despite this, it offers quick access to the main Orchard Road shopping belt and Great World City. While its high quantum and surrounding luxury developments might make it less appealing purely as an investment, its unique lack of direct neighbors significantly differentiates it for owner-occupiers.
2. Boulevard Vue
Another boutique luxury condominium in the Orchard area, Boulevard Vue, was completed in 2013 and features just 28 exclusive units. As expected with such a low-density, high-end project, transactions are rare. A notable sale in January 2023 saw a 4,424 sq. ft. unit change hands for an impressive $15.5 million. Every unit occupies its own private floor, ensuring complete privacy from direct neighbors.
Available floor plans suggest a distinctive curved layout, particularly in the master bedroom, which may appeal to those seeking unconventional designs. From a privacy perspective, Boulevard Vue benefits from its location in a cul-de-sac at the end of Cuscaden Walk, further enhancing its secluded feel. Despite its somewhat tucked-away position, it remains within walking distance to the main Orchard shopping belt, specifically behind Wheelock Place and ION Orchard, where Orchard MRT station (NSL, TEL) is located.
3. 32 Gilstead
Named after its address, 32 Gilstead Road, this ultra-exclusive condominium will feature only 14 units upon its completion in 2026. It is poised to become the most private and potentially the priciest condominium in the Novena area. All 14 units are expansive four-bedroom layouts, exceeding 4,200 sq. ft., comparable in size to some landed homes. Recent transactions this year have been in the $14.4 million to $14.6 million range.
The development is nestled within a very private enclave, designed to maximize the surrounding greenery with large picture windows, a rooftop infinity pool, and lush landscaping. This creates a unique oasis within Novena’s typically dense urban environment. While residents will likely need a car for most amenities, it’s just a short drive to United Square Mall and Velocity Mall. Orchard Road is also less than a 10-minute drive, though traffic congestion in the Novena/Newton area can be a factor. This property is ideal for those seeking tranquility and spaciousness in the Novena/Newton stretch without the usual urban hustle, albeit at a premium price comparable to some Orchard options.
4. Hana
Hana is a 29-unit condominium completed in 2014, situated directly opposite the Conrad Hotel, near Tanglin Mall. This relatively discreet project, compacted into a single block, offers units with no direct neighbors. Visible listings indicate large home sizes, with four-bedroom units spanning over 3,500 sq. ft.
Hana benefits from its prime location, being one of the closest residential developments to Tanglin Mall and the nearby Tanglin Shopping Centre. Forum The Shopping Mall is also just a few minutes’ walk away. Upcoming redevelopments in the vicinity, such as the transformation of the former Ming Arcade and ongoing changes to Orchard Towers, are likely to positively impact the area in the long term. Hana is also conveniently located near Orchard Boulevard MRT (TEL), one stop from Orchard MRT station. It’s worth noting that, like The Colonnade nearby, this property appears to be primarily available for rental.
5. One Robin
Completed in 2009, One Robin is a 14-unit condominium located along Bukit Timah Road, a short stroll from Stevens MRT station (DTL, TEL). Some units, particularly penthouses, are dual-storey. This strategic location makes it attractive for both owner-occupation and as a rental asset. Tenants seeking access to Orchard or the CBD without a car benefit from excellent public transport connectivity, while the low unit count maintains a sense of exclusivity. The main drawbacks might be proximity to the main road and a place of worship next door.
For owner-occupiers with families, the close proximity to highly regarded schools like Singapore Chinese Girls’ School and ACS (within one kilometer) is a significant advantage. Transactions are infrequent, but a July 2023 sale recorded a 3,499 sq. ft. unit at $1,572 psf, totaling approximately $5.5 million. Given its prime location and school access, prices are unlikely to drop significantly.
6. Cliveden at Grange
The largest development on this list, Cliveden at Grange, features 110 units and was completed in 2011. It is distinctive for its circular architecture, an uncommon design choice. Units typically exceed 2,100 sq. ft., with some penthouses approaching 4,400 sq. ft. Transactions from December 2023 saw units sell for around $1,777 psf, or approximately $5.05 million for a 2,842 sq. ft. unit.
A point to consider with circular layouts is that while they offer excellent panoramic views, they often necessitate more custom interior work compared to traditional squarish or rectangular designs. Cliveden is within walking distance of Orchard Boulevard, making it appealing to foreign tenants who prefer not to own a car. Otherwise, the main Orchard shopping belt is just a five-minute drive away.
For more insights into unique condominium projects or detailed reviews of new and resale properties, reach out to us.
Should You Buy, Sell or Wait?
If you’re reading this, you must be trying to figure out the best course of action right now: is it the right time to buy or sell?
It’s difficult to give an exact answer since everyone’s situation is unique and what works for one person may not necessarily work for you.
I can bring you a wealth of on-the-ground experience and a data-driven approach to provide clarity and direction. From beginners to experienced investors, our top-down, objective approach will help you on your real estate journey.
I can help you by:
- Offering Strategic Real Estate Advice – I can help create a comprehensive plan to guide you through your property journey.
- Connecting Your Home with the Perfect Buyers – Through stunning visuals, an effective communication strategy, and an in-depth knowledge of the market, we’ll ensure your home is presented in the best possible way to fulfill your goals.
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