Lloyd SixtyFive
A 76-unit freehold boutique four minutes' walk from Somerset MRT — where most of the building never sold. Ten years on, 47 units are still available from the developer.
A completed building, still selling.
- Developer
- TG (2010) Pte LtdSource: URA project filing via EdgeProp
- Architect
- W Architects Pte LtdSource: project filing
- Tenure
- FreeholdSource: URA via EdgeProp
- Completion
- 2016Source: URA completion record via EdgeProp, corroborated by the project filing — some listing sites state 2017
- Total units
- 76 · one 10-storey blockSource: URA via EdgeProp; project filing
- Available from developer
- 47 units, as of August 2026Source: developer-side inventory listing, Aug 2026 — consistent with URA recording only 33 sales transactions across the project's history
- Land area
- 35,921 sqft (3,337 sqm) · master-plan GFA 10,276 sqm · plot ratio 2.80Source: URA via EdgeProp
- District
- D9 · River Valley · Core Central Region
- Address
- 65 Lloyd Road, Singapore 239114
- Last recorded price
- S$3,801 psf — 14 March 2025, a 710 sqft one-bedroom at S$2.70M; no sale recorded in the 12 months to Aug 2026Source: URA caveat data via EdgeProp
- Historical high / low
- S$3,802 psf (Jan 2022, 603 sqft) / S$1,571 psf (Jan 2013, 6,620 sqft)Source: URA caveat data via EdgeProp
- Implied rental yield
- 2.1% · rents S$4.30 – S$10.00 psf pmSource: URA rental data via EdgeProp, last 12 months
- Buyer profile
- Singaporean 65.6% · PR 3.1% · Foreigner 21.9% · Company 9.4%Source: URA buyer records via EdgeProp
- Nearest MRT
- Somerset (NS23) ~313 m · Great World (TE15) ~688 m · Fort Canning (DT20) ~786 mSource: straight-line to each station's nearest exit, measured on OneMap; to the station centroids it is ~333 m, ~688 m and ~802 m
- Legal completion
- 31 December 2020Source: project filing — distinct from the 2016 TOP
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 10 Sep 2026.
Thirty-three transactions in a decade.
Lloyd SixtyFive is not a launch and has not been one for ten years. It is a single ten-storey block of 76 freehold apartments at 65 Lloyd Road, completed in 2016, four minutes' walk from Somerset MRT. On paper that is close to an ideal District 9 boutique: freehold tenure, three MRT lines within a kilometre, River Valley Primary inside the 1 km priority radius, Orchard Road at the end of the street.
What makes it genuinely unusual is the transaction record. URA has logged 33 sales across the entire life of the project — and that count includes resales, so fewer than 33 of the 76 homes have ever changed hands. In the twelve months to August 2026 there was exactly one recorded sale, at S$3,801 psf. The project's all-time high is S$3,802 psf, set in January 2022. The recorded price level has, in other words, gone essentially nowhere in four years, on almost no volume.
The other side of that is what is still for sale. As of August 2026, 47 of the 76 units remain available directly from the developer, TG (2010) Pte Ltd — the deepest pocket of them being twenty 2-bedroom loft-plus-study homes between 1,808 and 1,841 sqft. Buying here is therefore closer to buying from a developer's unsold inventory than to buying a resale flat from an owner, with the pricing discretion and the release control that implies.
Treat the thin transaction history as the central fact rather than a footnote. It cuts both ways: there is little comparable evidence to value against, which is a real risk, and there is a freehold D9 building with a decade-old completion date whose price level has not been bid up, which is the argument on the other side. Anyone buying should want to know how much of the building is actually occupied today, and should ask that question directly.
The whole caveat history, in four numbers.
Everything below comes from URA caveat and rental data as surfaced by EdgeProp. On a project with this little volume, each figure rests on a small number of transactions — we have said so rather than dressing it up as a trend.
Source: URA sales and rental data via EdgeProp, plus the project's full caveat history. No sale has been recorded in the 12 months to August 2026; the S$3,801 psf figure is the latest transaction, from 14 March 2025. The rental figures are genuine last-12-month data. The historical low of S$1,571 psf dates from January 2013 and relates to the 6,620 sqft home, so it is not comparable to the smaller-format pricing above. That home is unsold and still with the developer, but is not currently released for sale — any offer on it is subject to developer approval.
47 units, as of August 2026.
Availability spans every format in the building, from 592 sqft one-bedroom units to a single 6,620 sqft four-bedroom home — though that largest home, while unsold, is not currently released for sale and any offer on it is subject to developer approval. We publish an asking price only where a complete range has actually been released; the rest are genuinely on application rather than estimated from partial data. Availability and pricing are set by the developer and can change without notice.
| Type | Available | Size | Asking |
|---|---|---|---|
| 1-Bedroom | 4 | 592 – 861 sqft | On application |
| 1-Bedroom (Double Volume) | 2 | 872 – 904 sqft | S$3.17M – S$3.28M · S$3,628 – S$3,640 psf |
| 1-Bedroom + 1 | 4 | 710 – 990 sqft | On application |
| 2-Bedroom (Attic) | 1 | 1,981 sqft | S$7.58M · S$3,828 psf |
| 2-Bedroom (Attic) + Study | 2 | 2,045 sqft | On application |
| 2-Bedroom (Loft) | 6 | 1,604 – 1,765 sqft | On application |
| 2-Bedroom (Loft) + Study | 20 | 1,808 – 1,841 sqft | On application |
| 3-Bedroom | 1 | 1,733 sqft | On application |
| 3-Bedroom (Attic) + Study | 1 | 3,638 sqft | On application |
| 3-Bedroom (Loft) | 5 | 2,422 sqft | On application |
| 4-Bedroom | 1 | 6,620 sqft | Not currently released · subject to developer approval |
Developer-side inventory listing, August 2026; counts sum to 47 of the project's 76 units. For context, the two published asking ranges (S$3,628 – S$3,640 psf and S$3,828 psf) sit close to the S$3,801 psf of the most recent URA caveat.
Lloyd Road — off Killiney, four minutes to Somerset.
65 Lloyd Road sits in the quiet residential pocket between Killiney Road and River Valley Road, a block back from the Orchard retail belt. Somerset MRT (NS23) is about 313 m away in a straight line — roughly a four to five minute walk, and one of the genuinely short MRT walks among District 9 boutique developments. Great World (TE15) is about 688 m and Fort Canning (DT20) about 786 m, putting three lines within a kilometre.
River Valley Primary School is about 485 m away, inside the 1 km Primary 1 priority radius that MOE measures in a straight line. St. Margaret's School (Primary) is about 1,073 m and Anglo-Chinese School (Junior) about 1,361 m, both in the 1–2 km tier, with School of the Arts about 1,108 m.
Retail is immediate: 313@Somerset about 393 m, Orchard Central about 400 m, and Great World City about 880 m. Every distance on this page was measured on OneMap from the building's own address record rather than taken from marketing copy.
What's actually within reach.
This is the part of the case that needs no qualification. The location is straightforwardly good, and the measured distances match what the listings claim — which is not something we can say about every project. Distances below are straight-line via OneMap.
- River Valley Primary School~485 m · within 1 km
- St. Margaret's School (Primary)~1.07 km · 1–2 km tier
- School of the Arts (SOTA)~1.11 km
- Anglo-Chinese School (Junior)~1.36 km · 1–2 km tier
- Somerset MRT (NS23)~313 m · 4–5 min walk
- Great World MRT (TE15)~688 m
- Fort Canning MRT (DT20)~786 m
- Central Expresswayshort drive
- 313@Somerset~393 m
- Orchard Central~400 m
- Orchard Gateway~400 m
- Great World City~880 m
- Robertson Quay / Singapore River~1 km
- Fort Canning Parknear Fort Canning MRT
- Kim Seng Parkoff River Valley Rd
- On-site pool, jacuzzi & gymin development
A good address with a difficult record.
The location arguments are strong and check out when measured. The market record is the problem, and no amount of location quality makes 33 transactions in a decade read well. Both are true at once.
- Freehold tenure in District 9 — structurally scarce and not lease-decaying
- ~313 m to Somerset MRT, with three lines inside a kilometre; the walk claims measure true
- River Valley Primary at ~485 m, inside the 1 km P1 priority radius
- Only 76 units in a single block — genuinely boutique, low shared density
- Unusual loft, attic and double-volume formats that newer stock rarely offers
- Recorded price level flat since Jan 2022 rather than run up
- 33 sales transactions in the project's whole history; none at all in the last 12 months
- 47 of 76 units still unsold a decade after completion, as of August 2026
- Thin caveat evidence makes independent valuation and financing harder
- 2.1% implied rental yield — the income case is weak
- Price level flat for ~4 years, so recent holders have seen little capital growth
- Occupancy is an open question worth asking directly before committing
If you are buying for yield, 2.1% does not make the case here. If you need confident resale liquidity, a building with roughly three transactions a year is the wrong place to find it — you may wait a long time for a buyer, and valuers have little to work from. This suits an owner-occupier who wants freehold District 9 at a short walk to Somerset, values the loft and double-volume formats, and is genuinely indifferent to short-horizon resale. Ask what proportion of the building is occupied, and get the answer before you commit.
Ask what's actually left.
47 units were listed as available from the developer as of August 2026, across every format from 592 sqft to 6,620 sqft. Leave your contact and we'll send the current availability list and pricing, and arrange a viewing.
What buyers keep asking.
- Is Lloyd SixtyFive a new launch? +
- No. Lloyd SixtyFive is a completed development, not a new launch. URA records its completion in 2016, and its earliest recorded sale dates back to June 2008. What makes it unusual is that a large block of units was never sold, so units are still available directly from the developer roughly a decade after the building was finished — which is why it can still appear in new-project listings.
- When was Lloyd SixtyFive completed? +
- Lloyd SixtyFive was completed in 2016. URA's completion record via EdgeProp states 2016, and the project's own filing gives the same year. Some listing sites state 2017; as of August 2026 the URA-sourced year is 2016. Note that legal completion, a separate contractual milestone, was 31 December 2020 — that date is sometimes misreported as the building's completion.
- How many units at Lloyd SixtyFive are still available? +
- 47 of the 76 units were listed as available directly from the developer as of August 2026. That figure is corroborated by URA transaction records, which show only 33 sales transactions across the entire history of the project — a count that includes resales, so fewer than 33 distinct units have ever changed hands.
- What is Lloyd SixtyFive's current price psf? +
- The most recent URA caveat for Lloyd SixtyFive was S$3,801 psf, from a 710 sqft one-bedroom that sold on 14 March 2025 for S$2.70 million. No sale has been recorded in the 12 months to August 2026 at all — EdgeProp shows S$3,801 psf because it falls back to the latest transaction when a project has no trades in the last year. The project's historical high is S$3,802 psf, set in January 2022 for a 603 sqft unit — meaning the recorded price level is essentially flat over the three years between them. The historical low is S$1,571 psf, from a January 2013 sale of the 6,620 sqft top unit.
- Is Lloyd SixtyFive freehold? +
- Yes. Lloyd SixtyFive is a freehold development, confirmed in URA records via EdgeProp. It sits on a 35,921 sqft (3,337 sqm) site at 65 Lloyd Road in District 9, with a master-plan gross floor area of 10,276 sqm at a plot ratio of 2.80. Freehold tenure in District 9 is the project's clearest structural advantage.
- How far is Lloyd SixtyFive from an MRT station? +
- Lloyd SixtyFive is about 313 metres from Somerset MRT (NS23) in a straight line, verified on OneMap — a genuinely short walk of roughly four to five minutes. Great World (TE15) is about 688 m and Fort Canning (DT20) about 786 m, giving the site three lines within a kilometre. Unlike many marketed distances, the walking claims for this project hold up when measured.
- Which schools are near Lloyd SixtyFive? +
- River Valley Primary School is about 485 metres away, comfortably inside the 1 km Primary 1 priority radius that MOE measures in a straight line. St. Margaret's School (Primary) is about 1,073 m and Anglo-Chinese School (Junior) about 1,361 m, both in the 1–2 km tier. School of the Arts is about 1,108 m away.
- What is the rental yield at Lloyd SixtyFive? +
- The implied rental yield is 2.1%, based on URA rental data for the last 12 months via EdgeProp, with rents spanning S$4.30 to S$10.00 psf per month at an average of S$6.50. That is a thin yield, which is characteristic of freehold District 9 stock where the capital value carries most of the investment case rather than the income.
- Why have so few units at Lloyd SixtyFive transacted? +
- URA has recorded 33 sales transactions across the project's history, on a 76-unit development completed in 2016 — an unusually low count. Public records show what happened, not why: the developer has continued to hold a large block of unsold stock rather than clearing it. For a buyer the practical consequences are what matter — limited comparable evidence for valuation, and a building where a substantial share of homes may be unoccupied.
- What unit types are left at Lloyd SixtyFive? +
- The remaining developer stock spans the full range, from 592 sqft one-bedroom units to a single 6,620 sqft four-bedroom home — although that largest home, while unsold, is not currently released for sale, and any offer on it is subject to developer approval. The deepest availability is in the 2-bedroom (Loft) + Study format at 1,808 to 1,841 sqft, with 20 units listed. There are also loft and attic configurations across two- and three-bedroom types, reflecting the double-volume design the project was built around.
- Who developed and designed Lloyd SixtyFive? +
- Lloyd SixtyFive was developed by TG (2010) Pte Ltd and designed by W Architects Pte Ltd. It is a single 10-storey block of 76 apartments with basement carparking, on a freehold site at 65 Lloyd Road. Facilities include a lap pool, swimming pool, jacuzzi, pool deck, gymnasium, function room and barbecue area.
- How do I view Lloyd SixtyFive or get the price list? +
- Leave your contact below and we will send the current availability list and pricing for Lloyd SixtyFive, and arrange a viewing. Because most units are held by the developer rather than individual owners, pricing and unit release are set centrally and can change without notice — we will confirm what is actually available at the time you enquire.
Lloyd SixtyFive is a completed 2016 development, not a new launch, and this page is written as a reference for the units still available from the developer rather than as a launch preview. Transaction, rental and buyer-profile figures come from URA records via EdgeProp; distances are straight-line measurements taken from OneMap rather than quoted from marketing material. Availability changes without notice — we confirm it at the time you enquire. If there's a question we haven't covered, email hello@whichcondo.sg.