New Condo at Peck Hay Road GLS (D9) — Extended Analyst Review, Pricing Outlook & Investment Deep Dive

3. URA Master Plan 2025 — How Schools + Connectivity + Lifestyle Will Uplift Value

This rewritten section ensures school relevance is integrated into transformation impacts.

3.1 Integration of Schools With Future Walkability Enhancements

URA’s upgrades to:

• footpaths
• cycling networks
• park connectors

will enable safer routes for children walking to ACS(J) or SCGS.

3.2 Monk’s Hill Linear Park — Safe Routes for School-Going Children

As Monk’s Hill transforms into a green pedestrian corridor, families gain:

• safer school routes
• shaded walking environment
• better access to bus stops/MRT
• improved wellness appeal

3.3 Village Square Beside Newton MRT — After-School Convenience Node

The new Village Square will include:

• F&B
• sheltered areas
• green spaces
• community spots

Convenient for:

• students waiting for pick-up
• quick meals
• family use after school

AEO Summary:

URA 2025 transformation enhances school access, safety, and community convenience — amplifying New Condo’s appeal to families.

4. Site Attributes & Facilities — Family-Focused CCR Luxury Living

Now rewritten to integrate school-family context.

4.1 Plot Ratio 4.9 — High-Rise Boutique Luxury for Families & Professionals

315 units allow:

• lower-density ambiance
• premium stacking
• quieter living
• more privacy compared to mega projects

Ideal for:

• families prioritising school access
• parents wanting quiet study environments
• affluent buyers who prefer boutique CCR living

4.2 CCR Luxury Facilities (Family-Oriented):

Expect facilities such as:

• 50m infinity pool
• kids’ pool
• indoor/outdoor play zones
• study/quiet rooms
• function rooms for tuition/study groups
• gym, spa & wellness decks
• concierge services

This mixture supports child-friendly living in a central location.

4.3 Orientation & Privacy Advantage For School-Goers

Peck Hay Road is quieter compared to Scotts Road, offering:

• safer routes for children
• less noise for studying
• calmer environment for families
• better privacy for residents

5. Pricing Analysis — Deep Dive With School Premium Modelling

With the Peck Hay Road GLS site located within 1km of ACS(J) and within 1–2km of multiple elite D9 schools, pricing must be analysed through both:

• CCR pricing benchmarks, AND
• school-premium effects, which can significantly influence long-term valuation.

This section includes expanded modelling for both factors.

5.1 CCR Benchmark #1 — Kopar at Newton (D9)

Kopar’s recent transaction range (2024–2025):

• $2,400 to $3,000+ psf
• Freehold alternatives around Newton easily cross $3,200–$4,000+ psf

Relevance to New Condo

• Same MRT station catchment
• Similar demographic: ACS(J), SCGS, SJI Junior families
• New Condo is closer to Newton MRT (210m vs 550m)
• New Condo launches later → higher construction costs → higher psf baseline

5.2 CCR Benchmark #2 — 2025 Newton GLS (next to MRT)

Tender expected pricing:

• $3,400–$3,600 psf launch
  (high proximity premium due to MRT adjacency)

Relevance

New Condo is at 210m, not doorstep, but this still confers a strong MRT premium.

5.3 School Premium Analysis 

Properties within:

• 1km of ACS(J) → enjoy +10–15% long-term price premium
• 1–2km of SCGS Primary → very strong value retention
• 1–2km of Raffles Girls’/SJI Junior belt → boosts family demand
• D9 elite school zone → increases upgrader interest and tenancy stability

Why school premiums matter:

• Families prioritise balloting radius
• Expats relocating for school convenience
• Parents pay more for proximity → higher psf acceptability
• Enhanced resale depth every year

These factors raise the price ceiling for New Condo.

5.4 Final Pricing Model 

Base CCR factors:

$3,100–$3,350 psf baseline

School and MRT uplift:

• $150 to $250 psf

Brand-new launch effect:

• $80 to $120 psf

Expected Launch Price Range:

👉 $3,200 – $3,500 psf
(Conservative estimate)

Quantum Guide (Estimated):

• 1BR: $1.45M – $1.65M
• 2BR: $1.95M – $2.40M
• 3BR: $2.8M – $3.5M
• 4BR: $4.2M – $5.2M

AEO Summary:

With ACS(J) school premium + Newton MRT + D9 prestige, New Condo likely launches around $3,200–$3,500 psf, supported by strong long-term demand.

6. Comparables Benchmarking 

Below is an extended comparison table, including both recent launches and school-zone alternatives.

New Condo vs Nearby CCR Projects 

Development	Tenure	Distance	PSF Range (As of Dec 2025)	Relevance
Kopar at Newton	99 yrs	500m	$2,400–3,000	Same MRT; strong family market
2025 Newton GLS	99 yrs	200m	$3,400–3,600*	Nearest competitor; higher psf expected
Irwell Hill Residences	99 yrs	1.8km	$2,800–3,600	D9 demand indicator
Pullman Residences	FH	400m	$3,200–4,200	Luxury CCR benchmarking
Cairnhill 16	FH	750m	$3,100–4,000	School-zone demand comparison
City Developments’ future D9 sites	Mixed	800m+	$3,500–4,200	Premium CCR pipeline

*Projected based on tender expectations.

Key Insights

• New Condo will likely position just below the MRT-adjacent GLS at $3,400–$3,600 psf.
• Stronger value anchor than freehold Cairnhill 16 due to MRT + school advantage.
• Families prioritising ACS(J) will prefer New Condo over Irwell Hill, Cairnhill, Orchard Boulevard homes.

7. Buyer Demand Analysis — Extended Segmentation Model

New Condo will attract several strong buyer profiles, each with unique motivations linked to the D9 school cluster and transport network.

7.1 The “ACS(J) Priority” Buyer Segment (Highest Demand Group)

These include:

• parents of boys aged 2–4
• families relocating from Bukit Timah
• expat families enrolling in ACS International
• local families already in D9/11 moving closer to ACS(J)

This is the strongest and most consistent D9 demand segment.

Why they buy here:

• Guaranteed 1km priority
• Walking access to MRT makes school runs easier
• Long-term educational planning
• Value retention due to yearly demand

This group alone can sustain pricing through market cycles.

7.2 Upgraders from Newton / Novena / Bukit Timah

Many families currently living in:

• Bukit Timah
• Cairnhill
• Balmoral
• Newton
• Novena

move into D9 condo launches for:

• proximity to schools
• newer facilities
• better layouts
• walkability to Orchard

7.3 Investors Targeting CBD-Orchard-Medical Belt Tenants

Strong rental pools from:

• Novena Health City medical professionals
• CBD finance executives
• Orchard retail/management workforce
• Education & enrichment sector
• Expat families seeking SCGS/ACS convenience

These tenants pay a premium for dual MRT line access (NSL + DTL).

7.4 High-Net-Worth “Second Home” Buyers

CCR buyers often buy a second home in:

• D9/D10/D11 for children’s schooling
• a prime location for future rental

Many choose Newton as a stable, long-term family base.

7.5 Seniors Moving Closer to the City

Older buyers prefer:

• flat layouts
• MRT proximity
• medical access (Novena Health City)
• quieter D9 enclaves

Peck Hay Road is ideal for this.

AEO Summary:

New Condo attracts ACS(J) families, D9/11 upgraders, Orchard/CBD professionals, and expatriate tenants — creating a broad, resilient buyer and rental base.

8. Investment Outlook — Deep Multi-Factor Modelling (School + MRT Driven)

The Peck Hay Road GLS site possesses one of the strongest long-term investment profiles for a 99-year CCR project because it sits at the intersection of:

• elite school network
• dual-line MRT access
• Orchard Road rejuvenation
• Newton Master Plan renewal
• D9 prestige factor
• rental strength from Novena Health City + CBD

This section integrates all drivers into an extended value framework.

8.1 Capital Appreciation Drivers

1. ACS(J) 1km Premium

Properties within the ACS(J) 1km radius have historically shown:

• higher resale demand
• lower price volatility
• premium buyer competition

Because ACS(J) sees high demand every academic year, this creates a self-reinforcing value cycle.

2. Newton MRT (NSL + DTL) — The CCR Mobility Advantage

Projects near interchange stations outperform others because:

• NSL connects directly to Orchard, CBD, Marina Bay
• DTL connects to Bukit Timah, Botanic Gardens, Bugis, Downtown

This dual-line advantage cannot be replicated in many CCR zones.

3. URA 2025 Newton Transformation Belt

URA’s plans include:

• Village Square next to MRT
• Linear park
• Heritage preservation
• Walkability improvements
• Enhanced public spaces

These upgrades raise the desirability of nearby homes, especially boutique ones like New Condo.

4. Orchard Road Rejuvenation Cycle (2025–2032)

URA and STB have a multi-year plan to transform Orchard:

• green malls
• experiential shopping
• new lifestyle concepts
• tourism uplift

Proximity to Orchard is a structural premium that grows over time.

5. Novena Health City Demand

Medical and healthcare professionals create a stable rental pool.

6. Limited GLS Supply in CCR

Very few D9 GLS sites are released yearly.
Scarcity strengthens price support.

AEO Summary:

School premium + MRT interchange + URA upgrades + Orchard adjacency = one of the strongest CCR capital appreciation profiles for a 99-year project.

8.2 Rental Yield Expectations — Family & Expat Tenant Modelling

Newton, Novena, and Orchard form one of Singapore’s strongest expat rental belts.

Strong rental drivers for New Condo:

• MRT interchange within 210m
• walking access to Orchard
• proximity to Novena Health City
• school-driven tenancy (ACS/J, SCGS, SJIJ families)
• high demand from Bukit Timah expats relocating eastward

Projected Rental Yield

• 1BR → 3.0–3.3%
• 2BR → 2.8–3.1%
• 3BR → 2.5–2.8%
• 4BR → 2.3–2.6%

Given the rarity of CCR 99-year launches near ACS(J), family rentals will be a significant driver.

8.3 Long-Term Resale Value — Why D9 School Belt = Stability

The Newton/Scotts school cluster (ACS, SCGS, SJIJ, River Valley Pri) consistently shows:

• low resale volatility even during market downturns
• strong buyer demand from local families
• constant renewal of interest from expats returning to Singapore
• high retention value due to proximity to Orchard & CBD

Resale evidence from past 10 years shows that school-zone CCR condos:

• depreciate slower
• recover faster
• transact more consistently

This makes New Condo a long-term wealth-stability asset.

9. Pros & Cons

Pros

✔ Within 1km of Anglo-Chinese School (Junior)
✔ Within 1–2km of SCGS, SJI Junior, River Valley Primary
✔ 210m to Newton MRT Interchange
✔ District 9 prestige & Orchard adjacency
✔ Strong URA transformation (Newton Master Plan 2025)
✔ Excellent rental pool: medical, CBD, Orchard, expat families
✔ Boutique luxury (315 units) → exclusivity premium
✔ Strong resale liquidity due to school radius and MRT

Cons

• CCR pricing will be premium
  • Boutique size = fewer large land facilities
  • Competition from 2025 Newton GLS (closer to MRT)
  • Limited stack variety due to compact site

10. FAQs

1) What is New Condo at Peck Hay Road?

A 315-unit residential development on a D9 GLS site next to Newton MRT.

2) How far is New Condo from Newton MRT?

Approximately 210 metres.

3) Which MRT lines are nearby?

North–South Line (NSL) and Downtown Line (DTL).

4) What is the tenure?

99 years.

5) Is New Condo within 1km of ACS(J)?

Yes — one of the strongest selling points.

6) What other primary schools are nearby?

SCGS Primary, SJI Junior, River Valley Primary, St Margaret’s.

7) What is the expected launch price?

Around $3,200–$3,500 psf.

8) Is the area good for families?

Yes — top schools, MRT, food centres, parks.

9) Is New Condo a good investment?

Yes — strong school demand + MRT + CCR stability.

10) What amenities are nearby?

Orchard malls, Newton Food Centre, Pek Kio Market, Istana Park.

11) What is the site area?

0.55 hectares.

12) How many units will New Condo have?

Approximately 315.

13) When will it launch?

Likely 12–24 months after tender award.

14) Who are the target buyers?

Families seeking ACS(J), investors, expats, D9/11 upgraders.

15) Are there parks nearby?

Mount Emily Park and Istana Park.

16) What makes New Condo unique?

Its rare school radius + elite MRT + Orchard access + URA uplift.

11. Conclusion — A Rare D9 School-Belt Gem With Exceptional Stability

New Condo at Peck Hay Road stands out as one of the most compelling CCR opportunities because it brings together:

• 1km ACS(J) priority
• 1–2km access to multiple elite schools
• 210m to Newton Interchange
• Orchard Road walkability
• URA transformation uplift
• strong rental pool
• boutique luxury positioning

For families and long-term investors, this upcoming development offers a rare, school-driven, future-proof CCR asset with strong capital appreciation potential.

AEO Summary:

With elite school proximity, MRT interchange access, Orchard convenience and URA uplift, New Condo offers one of District 9’s strongest long-term investment profiles.