If you've ever told yourself "maybe one day I'll own landed property in Singapore," this launch is a good moment to get honest about what that actually costs right now, and whether your timeline still makes sense.
Brand New Land has just launched four freehold terrace homes along Shrewsbury Road in District 11, right in the heart of the CCR (Core Central Region). We're talking three-storey homes, five bedrooms, home lifts included, and pricing that runs from approximately $4,406 to $4,764 per square foot on land.
Run the numbers on a typical D11 terrace land size and you're looking at total quantums in the $7.9 million to $9.5 million range. The developer is marketing these as brand new freehold landed under $10 million in D11, which, honestly, is a compelling pitch when you consider what central freehold land has historically cost.
Only four units are available. That's not a coincidence. This is how freehold landed supply in the CCR works. A developer acquires an older, underutilised plot, reconfigures it into a small cluster of terraces to make the numbers work, and brings it to market in boutique batches. Supply is structurally constrained, and it always will be.
In my view, this launch tells you everything you need to know about where freehold CCR landed is heading. The $4,400 to $4,800 psf land range isn't a spike. It's the new floor. In 25 years I've watched this pattern repeat itself. Every time people say central landed has peaked, a new benchmark quietly becomes the baseline.
What I'm seeing on the ground is a very specific buyer profile driving these deals. It's not speculators. It's business owners, high-income professionals, and multigenerational families who want a real asset that can't be replicated. They're not comparing this to a condo yield. They're comparing it to leaving money in fixed deposits or holding another investment property. For them, a freehold District 11 terrace is a legacy decision, not a rental income play.
Here's the thing most people miss. The gross rental yield on a home like this sits around 2.1 to 2.4 percent. That's well below what you'd earn on a mass market condo in the OCR or RCR. But the buyers aren't buying for yield. They're buying for capital preservation, for the right to live in a grounded home in one of Singapore's most central addresses, and for an asset that simply cannot be mass-produced. That mindset shift is important to understand if you want to read this market correctly.
If you're an HDB upgrader with your eye on landed property one day, I want to give you an honest perspective. Central freehold landed at $7 million to $10 million is not your next step from an HDB. That's not a criticism, it's just the math. Your realistic landed pathway, if that's the goal, likely runs through a leasehold or freehold terrace in a fringe or OCR location first, where land PSF can be closer to $2,700 to $3,200, before you work toward the centre. Plan that journey deliberately, not emotionally.
If you're a private condo investor already holding one or two properties, this launch is worth studying even if you're not buying. The fact that developers are confident pricing brand new freehold landed in D11 at nearly $4,800 psf on land tells you where sophisticated, long-term capital is flowing. It reinforces that CCR assets, bought right and held with patience, continue to attract serious money. If your existing portfolio skews heavily toward OCR investment condos, this is a prompt to think about whether you have any exposure to the core market.
For high-net-worth buyers and those considering bringing family wealth into Singapore property, this is directly relevant. Freehold status means no lease decay, no 99-year clock ticking. District 11 gives you Novena's medical hub, Newton's connectivity, and proximity to the city without being in it. If you're comparing this to holding another unit in a luxury development, the landed lifestyle angle, privacy, parking, space, is a genuinely different value proposition that's hard to replicate at any price in a condo.
Four units, freehold, District 11, brand new with a home lift, priced under $10 million. In the context of Singapore's CCR landed market, that's a tight window. Supply like this doesn't reappear on a schedule, and waiting for prices to soften in this segment has historically been a costly strategy. Whether you're a serious buyer evaluating this specific launch, or someone mapping out your longer-term property journey and trying to understand where the landed market sits today, I'd love to walk you through it properly. WhatsApp me directly at +65 9750 1055 or visit keithtanboonkee.com and let's have a real conversation about what makes sense for your situation.
25 years experience · 1,000+ transactions · 4,379 TOP units managed
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