Newport Residences
246 freehold homes atop the mixed-use Newport Plaza — a rare freehold address at the gateway to the CBD. 57% sold the opening weekend at S$3,370 psf, the strongest District 2 launch in years.
The numbers, on one page.
- Developer
- City Developments Limited (CDL), via Hong Leong Properties
- Architect
- Nikken Sekkei (design) with ADDP Architects
- Tenure
- Freehold
- Total units
- 246 homes on levels 23–45 of Newport PlazaSource: CDL fact sheet
- Home sizes
- 1BR to 4BR · 431 – 2,067 sqft · plus one 12,960 sqft Super PenthouseSource: CDL fact sheet
- District
- D2 / Tanjong Pagar — CBD / Core Central Region
- Address
- 80 Anson Road, Singapore 079907
- Mixed-use
- Newport Plaza — F&B (L1), Grade A offices (L2–9), serviced apartments (L10–22), homes (L23–45)
- Site basis
- Redevelopment of the freehold former Fuji Xerox Towers — first freehold mixed-use under URA's CBD Incentive Scheme (~25% GFA uplift)
- Preview
- 16 January 2026 (from ~S$3,012 psf)
- Launched
- 31 January 2026Source: CDL press release, Feb 2026
- Launch weekend sales
- 140 of 246 units (57%) at S$3,370 psf avgSource: CDL press release / EdgeProp, Feb 2026
- Buyer profile
- 82% Singaporean · 15% PRSource: developer-reported, CDL launch-weekend statement
- Completion / TOP
- Expected 1 March 2030Source: CDL fact sheet
- Nearest MRT
- Tanjong Pagar (EW15) ~465 m · Prince Edward Road (CC32, upcoming) ~406 mSource: distances verified on OneMap
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
80% sold to date
A freehold address in a leasehold city centre.
Almost everything new in the CBD is 99-year leasehold — One Bernam, Wallich Residence, the upcoming Skywaters all sit on expiring land. Newport Residences doesn't. CDL already owned this freehold site, the former Fuji Xerox Towers at 80 Anson Road, and redeveloped its own asset, which is how it can offer ownership in perpetuity where the rest of the district can't. In a city centre, that scarcity is the whole pitch.
It's also a policy story. Newport Plaza is billed as the first freehold mixed-use project under URA's CBD Incentive Scheme, which rewards turning ageing office blocks into live-work-play developments with a GFA uplift of around 25%. The result is a single 45-storey tower stacking F&B, Grade A offices, serviced apartments and 246 homes — the CBD's conversion from a 9-to-5 office district into a residential one, made concrete. Newport was originally slated to preview in 2023, but CDL held it back after the April 2023 ABSD hike, finally bringing it to market in January 2026 — a long wait for one of the few freehold homes the city centre will ever offer.
As CDL's flagship and the first city-centre launch of 2026, it was the market's read on Core Central Region demand after 2025's record prices. It booked 140 of 246 units (57%) over the opening weekend at an average S$3,370 psf — which EdgeProp called the best District 2 launch in at least seven years. The sea-facing 2-bedders sold out; the top deal was a 4-bedroom at about S$4,185 psf.
The 57% is worth reading correctly. For a CCR luxury launch it's strong, but it's a price-led pace, not an OCR clear-out. High quantums and the freehold premium meant the price did the filtering — 140 buyers self-selected while CDL holds the balance (including the price-on-application Super Penthouse) rather than discounting. The 60% foreigner ABSD also keeps the foreign segment that once drove CBD luxury on the sidelines: 82% of buyers were Singaporean, 15% PR.
Launched at S$3,370 psf — the freehold premium, priced in.
Newport launched above its leasehold CBD neighbours and roughly in line with freehold Sky Everton on resale — the clearest way to see what buyers are paying for the perpetual tenure:
- Newport Residences (freehold, Jan 2026): S$3,370 psf launch avg
- Wallich Residence (99-yr): ~S$3,110 psf on resale
- One Bernam (99-yr): ~S$2,650 psf launch (2021), later discounted
- Sky Everton (freehold): ~S$2,640–3,500 psf resale range
- Skywaters Residences (99-yr, ultra-luxury): up to ~S$6,100 psf
Entry is more accessible than the headline suggests — a 1-bedder from S$1.298 million — but the 3 and 4-bedroom quantums (from S$3.238M and S$8.28M) are heavy. This is a tenure-and-location buy at a full price, not a value entry.
| Project | Tenure | Units | When | PSF & take-up |
|---|---|---|---|---|
| Newport Residencessubject | Freehold | 246 | Jan 2026 | S$3,370 avg · 57% launch wknd |
| Sky Everton | Freehold | 262 | TOP 2023 | ~S$2,640–3,500 psf (resale) |
| Wallich Residence | 99-yr | 181 | TOP 2017 | ~S$3,110 psf (resale) |
| One Bernam | 99-yr | 351 | May 2021 | ~S$2,650 avg · 23% launch |
| Skywaters Residences | 99-yr | ~215 | U/C (~2028) | up to ~S$6,100 psf (record) |
Newport's figure is the developer-reported launch-weekend average (EdgeProp / CDL). Comparable figures mix launch and resale (EdgeProp / PropertyGuru) and tenures differ — treat them as a CBD pricing ladder, not like-for-like. Newport's full URA caveat range will be added here as transactions settle.
Compact-led, with a 12,960 sqft crown.
Newport skews to the smaller formats a CBD address attracts — 108 one-bedroom and 87 two-bedroom homes make up the bulk — tapering to 32 three-bedders, 18 large 4-bedroom premiums, and a single freehold Super Penthouse: 12,960 sqft on level 45 with its own private lift, two car park lots, and 360-degree sea-and-city views, priced on application.
| Type | Units | Size (sqft) | Pricing |
|---|---|---|---|
| 1-bedroom / 1BR + Study | 108 | 431 – 581 | from S$1.298M (~S$3,012 psf) |
| 2-bedroom (+ Premium / Study) | 87 | 646 – 926 | from S$1.968M |
| 3-bedroom (+ Premium / Study) | 32 | 980 – 1,227 | from S$3.238M |
| 4-bedroom Premium | 18 | 2,067 | from S$8.28M (top sale S$8.65M, ~S$4,185 psf) |
| Super Penthouse | 1 | 12,960 | price on application (Level 45, private lift) |
Unit counts and sizes are from CDL's official fact sheet; starting prices are developer-reported launch figures. Request the live balance list and floor-plan PDFs via the form below.
80 Anson Road — the gateway to the CBD.
Newport sits on Anson Road at the southern edge of the CBD, where Tanjong Pagar meets the future Greater Southern Waterfront. Tanjong Pagar MRT (EW15) is about 465 m; the upcoming Prince Edward Road MRT (CC32) is closer still at ~406 m, with a planned direct link bridge. Maxwell (TE18) and Telok Ayer (DT18) add two more lines within walking distance.
Day-to-day is pure city-centre: the Tanjong Pagar Plaza hawker centre is ~260 m, Guoco Tower's retail and dining ~480 m, and the offices of Newport Plaza are literally downstairs. For families, Cantonment Primary (~471 m) is the one mainstream primary inside the 1 km tier.
The honest framing: this is a work-and-walk address, not a suburban-family one. Its value is the live-in-the-CBD thesis — and the freehold tenure underneath it.
Live where the city works.
The pitch here is proximity to everything the CBD already is: three-plus MRT lines, Grade A offices downstairs, the Tanjong Pagar dining and conservation belt, and the Greater Southern Waterfront taking shape to the south. The trade-off is the usual city-centre one — it quiets down on weekends.
- Cantonment Primary School~471 m · within 1 km P1 tier
- CHIJ (Kellock)~1.71 km · 1–2 km tier
- Radin Mas Primary~2.15 km
- City-fringe international schoolsshort drive
- Tanjong Pagar MRT (EW15)~465 m
- Prince Edward Road MRT (CC32)~406 m · upcoming, link bridge
- Maxwell MRT (TE18)~833 m
- Telok Ayer MRT (DT18)~1.16 km
- Tanjong Pagar Plaza hawker centre~260 m
- Guoco Tower / Tanjong Pagar Centre~480 m
- Grade A offices (Newport Tower)in the development
- Greater Southern Waterfrontfuture gateway
- Pearl's Hill City Park~1.38 km
- Tanjong Pagar conservation F&B~5 min walk
- Duxton / Telok Ayer heritage diningwalkable
- Marina Bay waterfrontshort drive
Two buyers it fits — and one it doesn't.
The 57% take-up shows the price screened buyers. Here's who Newport genuinely fits, and who should look elsewhere.
Perpetual tenure where everything else expires.
For a buyer who wants a freehold home in the city centre, the field is tiny — almost all new CBD stock is leasehold. Newport is the rare exception, and the live-work-walk convenience of an integrated tower over offices, retail and three-plus MRT lines is a genuine lifestyle for a CBD professional.
The 1 and 2-bedders are the natural fit for the urban owner-occupier and the long-horizon freehold investor.
A bet on the CBD becoming a place to live.
URA's CBD Incentive Scheme is deliberately reshaping the district from a 9-to-5 office zone into a residential one, with the Greater Southern Waterfront to come. Newport is the first freehold project of that wave — an early position in a precinct the planners intend to make denser and more lived-in.
The caveat: you're buying that future at a freehold premium today, not at a discount.
Suburban-family buyers and weekend-buzz seekers.
The CBD isn't a deep school catchment, and the district empties on weekends — if you want a family estate with parks, clubs and a Saturday-morning neighbourhood, this isn't it. Value-led buyers should also weigh the freehold premium honestly: leasehold neighbours like One Bernam launched 20%+ lower, and a long resale tail (~106 units remain as of February 2026, including large formats and the Super Penthouse) means absorption will be watched. Buy this for the tenure and the location, not for a quick flip.
What the CBD render won't tell you.
The freehold premium is real and priced in. At S$3,370 psf, Newport launched well above its leasehold neighbours. The perpetual tenure justifies a premium — but your upside depends on that premium holding, not on a discount you bought at.
The CBD is quiet on weekends. This is an office district converting to mixed-use — the conversion is the thesis, but in the near term Saturday and Sunday can feel empty compared with a mature residential neighbourhood.
The foreign-buyer pool is largely sidelined.The 60% foreigner ABSD removes much of the demand that historically supported CBD luxury — 82% of buyers were Singaporean, 15% PR. That's genuine local depth, but it also caps a buyer segment until the policy changes.
High quantums on the larger formats. A 1-bedder from S$1.298 million is accessible, but 3-bedders from S$3.238M and 4-bedders from S$8.28M are heavy cheques, and the price-on-application Super Penthouse is a different conversation entirely.
57% sold, ~106 remain.Strong for a CCR luxury launch, but it's a price-led pace — CDL is holding inventory rather than discounting, so the absorption tail (including the larger formats) is the thing to watch.
What's left after a 57% weekend.
We'll send the current balance-unit list, indicative pricing by stack and facing, and any developer incentives still active. Tell us the bedroom count or budget you're working with and our partner agent can pull the matching options before the showflat call.
What buyers keep asking.
- When is Newport Residences expected to TOP? +
- Newport Residences' expected vacant possession is 1 March 2030, per CDL's fact sheet — roughly a four-year build from the January 2026 launch. As of June 2026, third-party listings consistently carry the same date.
- What was the average launch PSF for Newport Residences? +
- Newport Residences averaged S$3,370 psf over the launch weekend (31 January – 1 February 2026), excluding the Super Penthouse. Preview pricing started from about S$3,012 psf (a 431 sqft 1-bedroom from S$1.298 million), and the highest transaction as of February 2026 is a 2,067 sqft 4-bedroom that sold to a PR for S$8.65 million — about S$4,185 psf.
- How many units does Newport Residences have, and what's left? +
- Newport Residences has 246 freehold homes on levels 23–45 of Newport Plaza. 140 (57%) sold over launch weekend, leaving roughly 106 units as of February 2026 — including larger formats and the one Super Penthouse, which is priced on application. Drop your details below for the current balance list.
- Who is the developer? +
- Newport Residences is developed by City Developments Limited (CDL) — Singapore's bellwether developer — through its wholly-owned subsidiary Hong Leong Properties. The tower is designed by Japan's Nikken Sekkei with ADDP Architects.
- What does freehold mean here, and why does it matter in the CBD? +
- Newport Residences is freehold — ownership in perpetuity, with no 99-year lease decay. That's genuinely rare in the CBD, where almost all new supply is leasehold (One Bernam, Wallich Residence and Skywaters are all 99-year). CDL already owned this freehold site — the former Fuji Xerox Towers — and redeveloped its own asset, which is how it could deliver freehold tenure where the surrounding stock can't.
- What is Newport Plaza, and what's in it? +
- Newport Plaza is the single 45-storey mixed-use tower the homes sit within: F&B on level 1, Grade A offices (Newport Tower) on levels 2–9, serviced apartments on levels 10–22, and the 246 Newport Residences homes on levels 23–45. It's billed as the first freehold mixed-use project under URA's CBD Incentive Scheme, which grants a GFA uplift (about 25%) for converting an ageing office building into a live-work-play development.
- How far is Newport Residences from the MRT? +
- Newport Residences is about 465 m from Tanjong Pagar MRT (EW15). The upcoming Prince Edward Road MRT (CC32) on the Circle Line is closer at ~406 m, and CDL plans a direct link bridge to it. Maxwell (TE18) is ~833 m and Telok Ayer (DT18) ~1.16 km — so several lines are within walking distance.
- What's the unit mix at Newport Residences? +
- Per CDL's fact sheet, Newport Residences has 108 one-bedroom / 1BR-plus-study (431–581 sqft), 87 two-bedroom (646–926 sqft), 32 three-bedroom (980–1,227 sqft), 18 four-bedroom premium (2,067 sqft), and one 12,960 sqft Super Penthouse on level 45. The 1 and 2-bedders make up the bulk; the sea-facing 2-bedders sold out on launch weekend.
- Why did Newport sell 57% rather than sell out? +
- Newport Residences' 57% launch-weekend take-up is strong for a Core Central Region luxury launch — EdgeProp called it the best-performing District 2 launch in at least seven years. But it's a deliberately price-led pace, not an OCR-style clear-out: high quantums and the freehold premium meant the price did the filtering, with 140 buyers self-selecting while CDL holds the rest rather than discounting. The 60% foreigner ABSD also removes much of the foreign-buyer pool that historically supported CBD luxury — which is why the buyer base is 82% Singaporean and 15% PR.
- What schools are near Newport Residences? +
- Cantonment Primary School is about 471 m from Newport Residences — inside the 1 km Primary 1 priority tier. CHIJ (Kellock) is ~1.71 km (the 1–2 km tier) and Radin Mas Primary ~2.15 km. The CBD isn't a deep school catchment, but the one priority-tier primary on the doorstep is a genuine plus for a city-centre address.
- How does Newport compare to other CBD launches? +
- Newport Residences' S$3,370 psf launch average sits above its leasehold neighbours — One Bernam launched around S$2,650 psf in 2021 (and leaned on discounts later), and Wallich Residence trades around S$3,110 psf on resale — and roughly in line with or above freehold Sky Everton's resale range. The only pricier neighbour is the ultra-luxury, leasehold Skywaters Residences, where a penthouse set a ~S$6,100 psf record. The freehold premium is visibly in the price.
- How do I get the balance unit list or book a showflat? +
- To get the Newport Residences balance-unit list or a showflat appointment, drop your details via the form on this page. Our partner agent will come back with the current balance-unit list, indicative pricing by stack and facing, and any developer incentives still active.
Why this launch worked.
140 of 246 units booked in the opening weekend. Here's what buyers were reading — and what it means for the ~106 still available.
~106 units remain as of February 2026 · sea-facing 2-bedders sold out · Super Penthouse on application.
Get the balance unit list →- 01Freehold, where the CBD is leasehold.Almost all new city-centre stock is 99-year. Newport's perpetual tenure is the scarce thing buyers can't get from One Bernam, Wallich or Skywaters — and it's the core of the pitch.
- 02The sea-facing 2-bedders cleared first.All sea-facing 2-bedroom units sold out on launch weekend — the cleanest signal that the urban investor/owner demand for the most lettable freehold format is real.
- 03Best District 2 launch in years.EdgeProp called it the best-performing D2 launch in at least seven years. For a CCR luxury project facing a 60% foreigner ABSD, 57% on local demand alone is a strong number.
- 04A policy-backed conversion story.First freehold mixed-use project under URA's CBD Incentive Scheme, with a ~25% GFA uplift — buyers are positioned at the front of the CBD's shift from offices to homes.
- 05The price did the filtering, not discounts.Unlike leasehold neighbours that leaned on steep cuts to move stock, CDL held the balance rather than discounting. 140 buyers self-selected at S$3,370 psf — a healthier base than a frenzied clear-out.
This page is maintained continuously. Balance unit counts refresh as bookings settle; pricing and the full URA caveat range update as transactions come through. If there's a question we haven't covered, email hello@whichcondo.sg.