Minyun Zhou | Dreamstime.com
The expression “freehold in the CBD” was thought to be an old-fashioned relic from the past but Newport Residences Singapore has brought it back to life. The building is situated on the old Fuji Xerox Towers site at 80 Anson Road, this 51-storey mixed-use tower is among the last chances of owning a part of the Tanjong Pagar Tower and being a part of the skyline for the rest of time. With just 246 units of residential space over retail and offices as well as serviced apartments, scarcity is present from the start. For investors who gauge wealth over decades not launch weekends the math here is brutally captivating.
Redeveloped as part of the CBD Incentive Scheme with a 25 percent gross floor area bonus This project will transform an abandoned plot in the 1980s into an vertical neighbourhood that feeds directly into the Greater Southern Waterfront vision. Prince Edward Road MRT opens in 2026 literally on the doorstep, and Tanjong Pagar MRT is already one stop away from Raffles Place. If you get to the point where the waterfront promenade links up and the old port land is transformed into playgrounds for lifestyle, the early buyers of Newport Residences will be sitting in one of the main rows in Singapore’s upcoming expansion phase.
Core Drivers That Move the Needle
Freehold Rarity in a Leasehold City
In the approximately 1,500 private residences that were launched every year in recent years, less than 50 are freehold throughout the Core Central Region. Newport Residences delivers 246 of them in a single move. The past is abysmal in this regard: freehold CCR condominiums have outperformed counterparts in 99 years with an average rate of 2.1 percent per year in any continuous 20-year period from 1995. The gap is a source of an investment that could change the course of your life.
Built-in Tenant Magnet
Senior executives and expatriates who have to stay within 5 minutes’ drive to Shenton Way will pay whatever it takes to get there. The initial yield projections are 4.2-5.1 percent gross after the office below is leased as well as those serviced apartments start operating. A 1,076 square foot two-bedder is expected to fetch $7,500-$9,500 per month starting in 2029, figures that are not found in the majority of suburban launches.
Waterfront Transformation Catalyst
The Greater Southern Waterfront masterplan is not a fad; it’s URA policy that has funding attached. If Keppel Club relocates and 1,000 acres of prime land opens to the public, Tanjong Pagar becomes the natural entry point. The past examples of precincts right in front of major revitalization waves (Marina Bay, 1998-2008; one-north from 2005 to 2015) yielded annualized 69% returns over the first 10 years. The Tanjong Pagar Tower is located in the centre for that wave to come.
Design and Positioning Edge
Mixed-Use Efficiency at Its Peak
The units for residential use start at level 23 in the Tanjong Pagar Tower, which gives every owner with panoramic views of the sea and city views that cannot be hindered. Retail, F&B, and Grade-A offices means that dry cleaning, grocery shopping and client lunches are available on the same lift. This convenience results in near-zero empty spaces, even during transitions of tenants.
Quantum Sweet Spot for Foreign Buyers
One-bedroom units starting from 557 sq ft and two-bedders of around 1,000 sq ft maintain their total quantum of between $1.9 millions to $3.8 million. Foreign buyers who are not allowed to purchase land-based properties and HDB flats can find this price range ideal for personal use and investing in pure investments without having to pay more ABSD for certain buildings.
Prestige That Appreciates Silently
An Tanjong Pagar freehold address carries significance in boardrooms throughout Asia. The owners here aren’t shouting about their purchases on social media. They are secluded in a postal address that will never go out of style, and watch the markets chase upwards every year.
How It Stacks Up Against Lentor Gardens Residences
The Place Newport Residences beside Lentor Gardens Residences and the two investment options barely share. Lentor Gardens Residences offers spacious suburban living as well as family-friendly greenery with a price that is half of the average which is ideal for owners who value proximity to schools and views of the reservoir. However, its 99-year lease and northern location limit the growth against CCR freehold. Rent returns for Lentor Gardens Residences hover in the high-end 3 percent range after stabilisation in the long run, but maintenance and the distance to the Financial District makes tenants’ pools smaller and more unstable. Both projects will make money, however one is designed to provide a lifestyle that has constant growth, while the other is designed for a fast growth of wealth within the city’s center.
Conclusion: The Last Pure CBD Freehold Play
Opportunities to purchase freehold residential properties right above MRT interchanges located in the CBD will not come back after they are gone. Newport Residences (within Tanjong Pagar Tower) represents the final significant release in the current CBD Incentive Scheme before rules become more stringent. Investors who know that the land within Tanjong Pagar never becomes cheaper and more scarce, are taking action. As it comes to the time that the waterfront promenade lights up and the old port vanishes for good, the cost for entry is compared against the price that buyers of the past have paid today. The difference will be weighed in terms of millions, not percentages. If you have a horizon measured in years this tower isn’t an initiation point. It’s the closing bell of an era.
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