21 Anderson Singapore 2026 — Luxury Freehold Condo Price, Showflat & Review

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21 Anderson is a freehold luxury condominium located at 21 Anderson Road, in the prestigious District 10 (Bukit Timah / Tanglin) enclave of Singapore. Developed by Sustained Land Pte Ltd, this boutique residential development sits in one of Singapore’s most coveted prime Core Central Region (CCR) addresses, surrounded by Good Class Bungalows and landed estates. For buyers and investors seeking rare freehold tenure in a blue-chip location, 21 Anderson represents a significant opportunity in Singapore’s ultra-prime property segment.

What Is 21 Anderson?

21 Anderson is a boutique freehold condominium development situated along Anderson Road in District 10 — one of Singapore’s most exclusive residential districts. The development comprises a limited number of luxury units designed for discerning buyers who prioritise privacy, prestige, and long-term capital preservation.

Key project details:

• Address: 21 Anderson Road, Singapore (District 10)
• Tenure: Freehold — the most coveted land title in Singapore
• Developer: Sustained Land Pte Ltd
• District: D10 — Tanglin / Bukit Timah / Holland Road CCR
• Nearby Landmarks: Tanglin Mall, Singapore Botanic Gardens (UNESCO Heritage Site), Orchard Road (1km)
• Nearest MRT: Napier MRT (Thomson-East Coast Line), Stevens MRT (Downtown Line interchange)
• Schools Nearby: Anglo-Chinese School (Independent), Raffles Girls’ Primary, Singapore Chinese Girls’ School, Nanyang Primary

Anderson Road sits within a quiet, tree-lined residential belt flanked by Good Class Bungalow (GCB) estates — the pinnacle of Singapore landed property. This neighbourhood context confers a significant prestige premium on any condominium development here.

Why Does 21 Anderson Matter for Singapore Property?

The CCR ultra-prime segment — particularly freehold projects in District 10 — has historically delivered the most resilient capital values in Singapore’s property market. Here’s why 21 Anderson is drawing attention from both local and foreign buyers:

1. Freehold Land Scarcity in CCR

Singapore has very limited freehold residential land remaining in Districts 9, 10, and 11. New freehold launches in these districts are increasingly rare, as most Government Land Sale (GLS) parcels carry 99-year leasehold tenure. Freehold developments in CCR consistently command significant premiums — indicatively 15–30% above leasehold equivalents — and are especially valued by generational wealth preservation buyers.

2. Proximity to Orchard and Tanglin

21 Anderson is approximately 1 km from Orchard Road and within walking distance of Tanglin Mall and Gleneagles Hospital. This places residents at the intersection of Singapore’s premier lifestyle, retail, and medical corridors — a rare combination at boutique scale.

3. Top School Proximity

District 10 is synonymous with Singapore’s top primary schools. Anderson Road falls within the coveted 1–2 km radius of Anglo-Chinese School (Independent), Raffles Girls’ Primary, and Nanyang Primary — a key driver for families purchasing in this district.

4. CCR Foreign Demand Recovery

Following the July 2023 ABSD increase (60% for foreigners), CCR transaction volumes dipped. However, ultra-premium freehold properties — particularly those under $5–10 million — have seen sustained demand from Singapore Permanent Residents, Hong Kong, and Indonesian buyers. The CCR segment as a whole showed price resilience in 2024–2025 and is expected to remain stable to mildly positive in 2026.

Key Takeaways for Buyers and Investors

• Freehold tenure advantage: No lease decay — holds value over generations; ideal for wealth preservation and estate planning
• District 10 scarcity premium: Limited supply of new launches in this district means competition among buyers tends to keep prices firm
• Strong rental catchment: Close proximity to international schools, Orchard Road expatriate community, and Gleneagles Medical Cluster supports rental demand from MNC executives and medical professionals (indicative rental yield subject to market conditions)
• Boutique scale = exclusivity: Smaller projects in CCR often appreciate faster due to limited supply and high owner-occupier ratio
• ABSD planning required: Singapore Citizens purchasing a second property pay 20% ABSD; Singapore PRs pay 30% on second purchase. Factor ABSD into total acquisition cost calculations
• LTV and TDSR: If you have an existing mortgage, maximum LTV for second property is 45% (55% cash + CPF down payment required). TDSR cap of 55% of gross monthly income applies to all mortgage borrowers

What Districts / Areas Are Affected?

21 Anderson is specifically located in District 10 (D10), which covers the Tanglin, Bukit Timah, Holland Road, and Nassim Road area — the heart of Singapore’s Core Central Region (CCR).

District 10 context for buyers:

• CCR classification: D10 is classified entirely within the Core Central Region — Singapore’s highest-value residential zone used by the URA for property market analysis
• Surrounding micro-market: Anderson Road is flanked by the GCB Area of Nassim and the landed estates of Tanglin Hill — the presence of GCBs tends to anchor property values in adjoining areas
• Nearby comparable projects: Projects such as 19 Nassim, Boulevard 88, and 3 Orchard By-The-Park (D9) give context to the luxury CCR pricing band, typically ranging from $3,500–$6,000+ psf for ultra-prime freehold product
• New Napier MRT Station (TEL): The Thomson-East Coast Line now provides enhanced connectivity from this area directly to Marina Bay, Orchard, and Woodlands — a value uplift for residents who previously relied on driving

Should You Buy, Wait or Watch?

Our indicative view: Consider buying or registering interest early if CCR freehold is your target segment.

The rationale:

1. Freehold in D10 rarely discounts. Unlike mass-market OCR launches that may offer incentives during soft markets, CCR boutique freehold projects tend to hold firm or adjust only marginally. Waiting rarely results in significantly lower entry prices for quality CCR product.
2. Supply constraint in 2026. The Singapore government has continued to limit GLS parcels in CCR in recent cycles, keeping new supply tight. This supply constraint supports capital value resilience.
3. Interest rate trajectory favourable. With Singapore interbank rates (SORA) having peaked in 2023 and showing moderation into 2025–2026, the financing environment for property purchases has become incrementally more attractive.
4. ABSD planning is critical. Buyers with existing property must factor ABSD costs carefully. For Singapore Citizens buying a 2nd property, the 20% ABSD on a $3 million purchase = $600,000 — which materially changes ROI calculations. Consult a licensed property consultant for your specific situation.

Who should buy: Owner-occupiers upgrading to a freehold CCR address; investors seeking long-term capital preservation; families prioritising D10 school proximity.

Who should wait: Those without the ABSD budget for second property; buyers seeking OCR or RCR yield plays rather than CCR capital appreciation.