21 Anderson
Eighteen freehold, large-format homes from ~S$10 million — a Kheng Leong redevelopment of the former Royal Oak Residence, with 4-bedders transacting up to S$5,347 psf and a duplex penthouse at S$52.25 million.
The numbers, on one page.
- Developer
- Kheng Leong Co. Pte Ltd (sole developer)Source: EdgeProp / Stacked Homes / 99.co
- Design
- Ernesto Bedmar (architecture), Studio Liaigre (interiors), Shunmyo Masuno (landscape)Source: EdgeProp launch reporting
- Tenure
- FreeholdSource: Stacked Homes / 99.co
- Total units
- 18 large-format units in a single blockSource: EdgeProp / Stacked Homes / 99.co
- Built form
- A&A redevelopment of the former 21 Anderson Royal Oak ResidenceSource: EdgeProp / Stacked Homes
- Unit mix
- 2× 2BR (3,197 sqft) · 14× 4BR (4,489 sqft) · 2 duplex penthouses (10,452 sqft)Source: EdgeProp launch reporting
- District
- D10 / Tanglin — Ardmore-Draycott prime belt
- Address
- 21 Anderson Road, Singapore 259984
- Acquisition
- En bloc S$213M from Far East Consortium, Sept 2021Source: EdgeProp
- Preview / launch
- Launched Apr 2025 (first caveats Apr–May 2025)Source: URA caveats via EdgeProp / 99.co
- Indicative pricing
- 2BR guide ~S$10M; one 2BR transacted S$9.5M (~S$2,972 psf). 4BR S$20.97M–S$24M (S$4,672–S$5,347 psf)Source: URA caveats via EdgeProp / 99.co
- Project PSF high
- S$5,347 psf — an 8th-floor 4-bedroom at S$24M (Apr–May 2025)Source: URA caveats via EdgeProp
- Completion
- A&A works completed ~2025 (some listing sites still carry a 2027 estimate)Source: EdgeProp / 99.co
- Nearest MRT
- Stevens (DT10 / TE11) ~0.85 km
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
89% sold to date
A private-bank address, rebuilt for eighteen owners.
21 Anderson is not a mass-market launch and was never marketed like one. Kheng Leong — the private property arm of the late UOB chairman emeritus Wee Cho Yaw's family — bought the former 21 Anderson Royal Oak Residence en bloc for S$213 million in September 2021, then spent the next three years turning a 34-unit serviced-apartment block into eighteen large-format freehold homes.
The work was an addition-and-alteration (A&A) rather than a ground-up rebuild: the façade, interiors and landscaping were reworked top to bottom, with mechanical-and-electrical systems and some structural elements newly installed. The developer credits three names it calls its "Three Masters" — Ernesto Bedmar on architecture, the late Christian Liaigre's Studio Liaigre on interiors, and Zen garden designer Shunmyo Masuno on landscape. That roster is the pitch as much as the address.
The format is deliberately rare: two units per floor, each with its own private lift lobby; 4-bedroom apartments of 4,489 sqft on levels two to eight; and two duplex penthouses of 10,452 sqft on top, each with a 9-metre lap pool, a roof terrace and a 500-bottle wine cellar. There is no 1-bedroom investor stock here. This is built for buyers planning around legacy, not yield.
And the market has paid for it. On URA caveats lodged from April 2025, 4-bedroom units transacted between S$20.97 million (S$4,672 psf) and S$24 million (S$5,347 psf) — the latter, an eighth-floor unit, setting the project's per-square-foot high. One of the two duplex penthouses then sold for S$52.25 million (S$4,999 psf), which EdgeProp reported as the highest absolute price for a Singapore penthouse since October 2020.
From ~S$10M, up to S$5,347 psf.
21 Anderson's level-one 2-bedroom units carry a guide of about S$10 million; one 2-bedroom transacted at S$9.5 million (~S$2,972 psf) on a URA caveat. The volume tier is the fourteen 4-bedroom apartments of 4,489 sqft, which transacted between S$20.97 million and S$24 million on URA caveats — a per-square- foot band of S$4,672 to S$5,347. The two duplex penthouses carried a S$58.6 million guide (~S$5,604 psf); one sold for S$52.25 million (S$4,999 psf).
- 2-bedroom (3,197 sqft): guide ~S$10M; one sold S$9.5M (~S$2,972 psf)
- 4-bedroom (4,489 sqft): S$20.97M – S$24M, S$4,672 – S$5,347 psf
- Duplex penthouse (10,452 sqft): guide ~S$58.6M; one sold S$52.25M (S$4,999 psf)
For context, here is where 21 Anderson sits against the District 10 ultra-prime freehold set. Each comp's PSF is pulled from its own caveat history, not from 21 Anderson's.
| Project | District | Units | Tenure | Completion | PSF (URA caveats) |
|---|---|---|---|---|---|
| 21 Andersonsubject | D10 · Tanglin | 18 | Freehold | ~2025 | 4BR S$4,672 – 5,347 · PH S$4,999 (caveats) |
| Park Nova | D10 · Orchard Blvd | 54 | Freehold | 2024 | S$4,462 – 5,161 · avg ~S$4,908 (last 12m) |
| Ardmore Park | D10 · Ardmore | 330 | Freehold | 2001 | resale avg ~S$4,229 – 4,273 |
| Sculptura Ardmore | D10 · Ardmore | 34 | Freehold | 2014 | a 2025 resale hit S$6,013 psf |
PSF figures are URA caveat data via EdgeProp (Park Nova last-12-month range and average; Ardmore Park resale average; Sculptura Ardmore's 2025 high). 21 Anderson's own range is from caveats lodged April–May 2025 plus the mid-2025 penthouse sale. Ultra-prime transactions are thin — read each as a small sample, not a deep market.
Large-format only, two per floor.
Per EdgeProp's launch reporting, 21 Anderson's eighteen units are stacked two to a floor: two 2-bedroom homes of 3,197 sqft on level one, fourteen 4-bedroom homes of 4,489 sqft across levels two to eight, and two duplex penthouses of 10,452 sqft on the ninth and tenth floors. Every unit has a private lift lobby. There are no compact layouts in the mix.
| Type | Total units | Size (sqft) | Pricing |
|---|---|---|---|
| 2-bedroom (level 1) | 2 | 3,197 | guide ~S$10M; one sold S$9.5M (~S$2,972 psf) |
| 4-bedroom (levels 2–8) | 14 | 4,489 | S$20.97M – S$24M (S$4,672 – S$5,347 psf) |
| Duplex penthouse (levels 9–10) | 2 | 10,452 | guide S$58.6M (~S$5,604 psf); one sold S$52.25M (S$4,999 psf) |
Unit breakdown and sizes from EdgeProp launch reporting; pricing from URA caveats (Apr–May 2025) and the developer's penthouse guide. Drop your contact below for floor-plan PDFs and the current balance list.
Anderson Road — the Ardmore-Tanglin enclave.
21 Anderson sits in the quiet pocket between Ardmore Park, Draycott Park and Tanglin — the most consistently expensive non-landed belt in Singapore. Ardmore Park, the freehold resale benchmark, is about 400 metres away. The setting is residential and leafy rather than commercial; the address does the talking.
Stevens MRT (Downtown Line DT10, Thomson-East Coast Line TE11) is about 0.85 km — roughly a 10–12 minute walk straight-line, though for this buyer profile the car is the primary mode. Orchard MRT (NS22) is about 1.07 km. The site connects quickly onto Orchard Road, toward the Botanic Gardens, and out to the expressway network.
What is genuinely close on foot: Singapore Chinese Girls' School (~0.91 km, inside the 1 km Primary 1 priority tier), the Singapore Botanic Gardens (a UNESCO World Heritage site, ~1.4 km), and the full length of the Orchard luxury-retail belt a short drive south.
Address first, everything else close.
The defining feature of Anderson Road is the enclave itself — low-rise, freehold, diplomatic-and-luxury neighbours, with the Botanic Gardens on one side and Orchard on the other. Day-to-day retail is a short drive rather than on the doorstep; that quiet is the point of the address.
- Singapore Chinese Girls' School (Pri)~0.91 km · within 1 km P1 tier
- Anglo-Chinese School (Barker Road)~1.16 km
- Chinese International School / ISSshort drive · Orchard belt
- Stevens MRT (DT10 / TE11)~0.85 km · 10–12 min walk
- Orchard MRT (NS22)~1.07 km
- Orchard Boulevard MRT (TE13)~1.23 km
- Orchard Road / CTEshort drive
- Ardmore Park (resale benchmark)~0.4 km
- Tanglin / Nassim Hill enclaveadjacent
- Orchard luxury-retail beltshort drive
- Tanglin Mall / Tudor Court~1.5 km
- Singapore Botanic Gardens (UNESCO)~1.4 km
- Goodwood Hill greenadjacent
- American Club / Tanglin Clubshort drive
- Dempsey Hill F&B~5 min drive
A legacy asset — and who should look elsewhere.
21 Anderson is a narrow proposition by design. Here is where it genuinely fits, and where it doesn't.
Freehold scarcity in the prime belt.
For a buyer planning around capital preservation and inheritance, the case is straightforward: freehold land in the Ardmore-Tanglin enclave, an 18-unit block, large floor plates, and a design pedigree (Bedmar, Liaigre, Masuno) that is difficult to replicate. The early caveats — four 4-bedders and a penthouse — show real buyers at S$4,672–S$5,347 psf.
The duplex penthouse at S$52.25 million (S$4,999 psf) was, per EdgeProp, the priciest Singapore penthouse since 2020 — a marker of the rarefied air this project competes in.
A primary home for a multi-generational household.
The 4,489 sqft 4-bedders and the 10,452 sqft penthouses are sized for households that want a landed-equivalent footprint with condo security and a private lift lobby — without leaving the Orchard fringe. Singapore Chinese Girls' School inside the 1 km tier is a genuine plus for families registering there.
The honest version: at S$20 million-plus, this competes with Good Class Bungalow money. Buyers weighing a GCB against a large apartment should price the tradeoff — land and privacy versus lock-up-and-go and a managed building — explicitly.
Yield-seekers and quick-flip buyers.
If you are buying for rental yield or a short hold, 21 Anderson is the wrong tool. Eighteen units priced from S$10 million is a thin, illiquid resale pool — gross yields on ultra-prime large-format stock are typically low, and exit depends on finding one of a small set of buyers. The economics here are about preserving capital in freehold prime land over a long hold, not cash flow. For yield, look to smaller formats in rental-deep precincts instead.
What the brochure won't tell you.
It is an A&A, not a ground-up new build. The façade, interiors and landscaping were rebuilt and some structural elements newly installed, but the bones come from the former Royal Oak Residence. That is normal for prime-belt redevelopments, but it is not the same as a brand-new structure — worth understanding before you compare it to ground-up launches.
The resale market is thin. Eighteen units means a handful of potential comparables and a narrow buyer set on exit. Scarcity supports price on the way in; it also means liquidity is limited if you ever need to sell quickly.
Yield is not the story.At S$10–24 million entry, gross rental yields on this kind of large-format prime stock are structurally low. If your model needs cash flow, this isn't it.
The MRT is a walk, not a doorstep. Stevens is about 0.85 km — fine, but this address is built around the car, and the quiet residential setting means limited retail within easy walking distance.
Completion framing varies by source.The A&A finished around 2025 and units were handed over through that year, but some listing portals still show a 2027 estimate. Confirm the handover status of any specific unit directly.
It competes with landed money. Above S$20 million, the real alternative for many buyers is a Good Class Bungalow. That is a different asset with different liquidity, maintenance and privacy profiles — make the comparison deliberately, not by default.
What's still available at 21 Anderson.
We'll send the current balance-unit list, indicative pricing by stack and floor, and floor-plan PDFs. Tell us whether you're looking at a 4-bedroom or a penthouse and we'll pull the matching options before any showflat visit.
What buyers keep asking.
- Is 21 Anderson a new project or a relaunch of the old Royal Oak Residence? +
- 21 Anderson is a freehold redevelopment of the same Anderson Road site that previously held the 21 Anderson Royal Oak Residence — a 34-unit serviced-apartment block. Kheng Leong bought that building en bloc for S$213 million from Far East Consortium in September 2021, then carried out extensive addition-and-alteration (A&A) works: façade, interiors and landscaping rebuilt, with the unit count reconfigured down to 18 large-format homes. It is sold as a new launch, not a resale of leftover Royal Oak units. As of June 2026, the A&A is complete.
- Who is the developer of 21 Anderson? +
- 21 Anderson is developed solely by Kheng Leong Co. Pte Ltd, the private real-estate arm of the family of the late banker and UOB chairman emeritus Wee Cho Yaw. There is no joint-venture consortium. The project's design was led by three names the developer calls its 'Three Masters': Ernesto Bedmar (architecture), Studio Liaigre (interiors) and Shunmyo Masuno (landscape).
- How much does a unit at 21 Anderson cost? +
- 21 Anderson's 2-bedroom units carry a guide of about S$10 million; one 2-bedroom transacted at S$9.5 million (roughly S$2,972 psf) on a URA caveat. The fourteen 4-bedroom units of 4,489 sqft transacted between S$20.97 million (S$4,672 psf) and S$24 million (S$5,347 psf) on URA caveats lodged in April–May 2025. The two duplex penthouses carried a guide of S$58.6 million (~S$5,604 psf); one sold for S$52.25 million in mid-2025. As of June 2026, exact balance pricing funnels through the brochure request on this page.
- What is the S$5,347 psf figure at 21 Anderson? +
- At 21 Anderson, S$5,347 psf is the project's per-square-foot high — and it was set by a 4-bedroom unit on the eighth floor that sold for S$24 million, not by a penthouse. Some coverage conflates this with the penthouse. The penthouse's own milestone is different: a 10,452 sqft duplex sold for S$52.25 million (S$4,999 psf), the highest absolute price at the development and, per EdgeProp, the highest for any Singapore penthouse since October 2020.
- How many units does 21 Anderson have, and what's the mix? +
- 21 Anderson has 18 units in a single block, two per floor with a private lift lobby each. The mix, per EdgeProp's launch reporting, is two 2-bedroom units (3,197 sqft) on the first level, fourteen 4-bedroom units (4,489 sqft) on levels two to eight, and two duplex penthouses (10,452 sqft each) spanning the ninth and tenth floors. This is a large-format, legacy-buyer project rather than a yield play.
- How many units at 21 Anderson have sold? +
- As of the most recent URA caveats reported (mid-2025), seven of 21 Anderson's 18 units had been sold or were under negotiation — five buyers were Permanent Residents and two were Singapore citizens. Single-source reporting put that mix at roughly four 4-bedroom units and one duplex penthouse, though the exact unit-type split is not independently confirmed. For an 18-unit ultra-luxury project priced from S$10 million, take-up is measured in individual deals over months, not launch-weekend percentages. The live availability count, when tracked, appears in the snapshot above.
- When did 21 Anderson TOP? +
- 21 Anderson's addition-and-alteration works completed around 2025, and units were changing hands and being handed over through that year — the duplex-penthouse caveat, for instance, was lodged in mid-2025. Some third-party listing sites still display a 2027 completion estimate carried over from the construction phase; as of June 2026 the building is finished. If completion timing matters to your purchase, confirm the handover status directly via the brochure request.
- How does 21 Anderson compare to Park Nova and Ardmore Park? +
- 21 Anderson sits in the same District 10 ultra-prime belt as Park Nova (Orchard Boulevard) and Ardmore Park. Park Nova, a 54-unit freehold completed in 2024, averaged about S$4,908 psf over the last 12 months of caveats (range ~S$4,462–S$5,161). Ardmore Park, the 330-unit freehold benchmark, resells around S$4,229–S$4,273 psf. 21 Anderson's 4-bedders transacted at S$4,672–S$5,347 psf — a premium to Ardmore Park resale and broadly in line with to above newer ultra-luxury freehold stock, which the scarcity of 18 large-format homes is meant to justify.
- How far is 21 Anderson from the MRT? +
- 21 Anderson is about 0.85 km from Stevens MRT (Downtown Line DT10 and Thomson-East Coast Line TE11) — roughly a 10–12 minute walk, straight-line. Orchard MRT (NS22) is about 1.07 km and Orchard Boulevard MRT (TE13) about 1.23 km. For this buyer profile, car access matters more than rail: the site connects quickly to Orchard Road, the Botanic Gardens and the expressway network.
- What's nearby for schools? +
- 21 Anderson is about 0.91 km from Singapore Chinese Girls' School (Primary), which places it inside the 1 km Primary 1 priority registration tier for that school. Anglo-Chinese School (Barker Road) is about 1.16 km. The Ardmore-Tanglin enclave is more an address than a schooling catchment, but the SCGS proximity is genuine for families registering there.
- Is 21 Anderson a good investment? +
- 21 Anderson is a freehold scarcity and legacy-planning asset rather than a rental-yield play. Eighteen large-format units from S$10 million is a thin, illiquid resale pool — that scarcity supports value but also means few comparables and a narrow buyer set on exit. The clean read is to model it as capital preservation in prime freehold land, not as a cash-flow rental. Pull URA rental and resale data for Park Nova and Ardmore Park to anchor expectations rather than relying on projections.
- What freehold premium does 21 Anderson carry? +
- 21 Anderson is freehold, which in core-central District 10 is genuinely scarce — most of the prime belt's newer stock is freehold, but supply of any kind is tightly held. Freehold tenure removes the lease-decay clock that weighs on 99-year stock over a long hold, which matters for a legacy asset meant to pass between generations. That tenure, plus the 18-unit exclusivity, is the core of the pricing case here.
- How do I get the 21 Anderson balance units and pricing? +
- To get the current 21 Anderson balance-unit list and indicative pricing by stack, drop your details via the form on this page. Our partner agent will follow up with what's still available, floor-plan PDFs and any developer-side terms. Given the project's size, availability moves one unit at a time.
Why this launch worked.
Seven of eighteen units sold or under negotiation by mid-2025, including the record penthouse. Here's what those buyers were reading — and what it means for the balance.
7 of 18 units sold or under negotiation as of mid-2025 (URA caveats) · for the current balance, see the snapshot above or request the live list below.
Get the balance unit list →- 01A record penthouse, on caveat, not in a brochure.The 10,452 sqft duplex sold for S$52.25 million (S$4,999 psf) in mid-2025 — per EdgeProp the priciest Singapore penthouse since October 2020. That's a verified URA transaction, not a marketing guide price.
- 02A S$5,347 psf 4-bedroom set the project high.An eighth-floor 4-bedder at S$24 million topped the per-square-foot table — above Ardmore Park resale and at the upper end of newer ultra-luxury freehold stock. Buyers paid up for the format and the address.
- 03Freehold land in the Ardmore-Tanglin belt is genuinely scarce.This is among the most consistently expensive non-landed enclaves in Singapore, roughly 400 metres from the Ardmore Park benchmark. Eighteen large-format freehold homes is not a supply that repeats.
- 04A design roster that doubles as the pitch.Ernesto Bedmar on architecture, Studio Liaigre on interiors and Shunmyo Masuno on landscape — the developer's 'Three Masters'. For legacy buyers, provenance is part of the asset.
- 05Buyers were PRs and citizens, not a single foreign cohort.Of the seven units sold or under negotiation by mid-2025, five buyers were Permanent Residents and two were Singapore citizens — a domestically anchored demand base for an asset pitched at legacy planning.
This page is maintained continuously. Balance unit counts refresh nightly where tracked; pricing and transaction figures update as new URA caveats are lodged. If there's a question we haven't covered, email hello@whichcondo.sg.