In this episode of Condo Cash or Crash, we spotlight a transaction that topped the condo resale market in November 2024. A sprawling 3,779 sqft condo in District 10 (Tanglin/Holland/Bukit Timah) sold for a head-tilting S$9.25 million. As interesting as it seems for home hunters, this figure marks a significant decline from last October, where the highest resale in the district was a S$12.7 million deal for a 2,884 sqft unit. What does it mean for the broader private housing market? Let’s unpack the details of this November’s top resale transaction and explore its implications for buyers, investors, and the evolving real estate landscape.
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S$9.25M resale unit in District 10
As of the publication of this article, the S$9.25 million sale of a 4-bedroom unit at Beverly Hill condominium stands as the highest resale transaction recorded in November 2024. This particular unit sold is located on the 15th floor of the 22-storey condo. Translating to S$2,448 per square foot (psf), the 3,779 sqft unit is quite expansive – a rare feature in Singapore’s property landscape, only to be found often in older developments.
When looking at the 5 highest condo resale transactions in November, they all seem to have occurred in the Core Central Region (CCR). The prime location, of course, is one of the reasons that lead these developments to have significant price tags.
| Project Name | Price (S$) | Area (sqft) | PSF (S$) | District |
| Beverly Hill | 9,250,000 | 3,779 | 2,448 | 10 |
| Tomlinson Heights | 8,250,000 | 2,745 | 3,006 | 10 |
| Goodwood Residence | 7,100,000 | 2,454 | 2,893 | 10 |
| Hilltops | 6,547,000 | 1,819 | 3,599 | 9 |
| Hilltops | 6,455,000 | 1,711 | 3,772 | 9 |
All top 5 resale transactions this month were also recorded from freehold developments. It highlights the continued allure of freehold properties in Singapore. This allure applies even to condominiums that are relatively outdated, reaching almost half a century old like Beverly Hill.
Beverly Hill condo: Timeless over trendy
Beverly Hill, located along Grange Road, has earned its reputation as a sought-after luxury freehold development in District 10. Built in 1983, the housing project reached the age of 41 in 2024 – the grey hair would have started to show if it was an actual person. Beverly Hill is a small development consisting of 86 residential units, situated in one of District 10’s most prestigious addresses.
The neighbourhood offers a blend of tranquillity and connectivity, with Orchard Road’s retail and dining options just minutes away. Residents who drive will find it convenient to have major roads and expressways surrounding Beverly Hill. The Central Expressway (CTE), for instance, grants residents easy access to the northern parts of the island. On the other hand, commuters can reach Orchard Boulevard MRT station within a few minutes walking from the development.
Prefer a property within walking distance of the MRT station of your choice? Check out 99.co’s MRT map here.
Other than its prime location in Singapore’s Core Central Region, Beverly Hill stands out for its spacious apartments, a rarity in Singapore’s densely populated urban landscape. With units exceeding 3,000 sqft, the development caters to families and individuals who prioritise space and privacy.
While newer condos may boast sleek designs and modern amenities, Beverly Hill offers a timeless charm. Its architecture reflects the elegance of the 1980s, combining functionality with luxury. Residents enjoy access to facilities such as a swimming pool, gym, and tennis court, though these may feel modest compared to the elaborate amenities in newer developments.
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Price trend analysis for Beverly Hill
The S$9.25 million sale at Beverly Hill does mark the highest transaction in the resale market sector. However, when including new sale transactions, the recently launched 99-year leasehold Union Square Residences claimed the top spot in November. A 2,476 sqft, 5-bedroom Sky Suite unit fetched S$9.288 million on launch day, translating to S$3,752 psf.
This ongoing rivalry between new launches and resale condos has been a defining trend in recent months. While the steady influx of new developments continues to capture buyers’ attention, demand for resale properties remains strong, particularly in central locations. Resale units, like the ones at Beverly Hill, often offer greater value for money, appealing to discerning buyers seeking both convenience and investment potential.
Resale transaction trend for Beverly Hill and D10
We used 99.co Researcher to examine the price trend for Beverly Hill in the last 5 years. In 2024, there have been 3 resale transactions, including this November’s sale, recorded with an average psf of S$2,435. It reflects an increase of 19.47% compared to the digits in 2019, where the recorded average psf was still at S$2,038.
Looking at the overall resale condo transaction in District 10, the increase in value is softer than Beverly Hill’s performance. Within the last 5 years, the average psf for condo resale in District 10 rose by 15.05%, translating to S$2,351 psf in 2024.
This dynamic indicates that, while Beverly Hill’s current average psf exceeds the District 10 average, the condo has demonstrated consistent positive price growth over the past 5 years, also outpacing the district’s average rate of growth.
Unsure of your affordability? Check now with 99.co’s affordability calculator!
Beverly Hill vs. other freehold condos in D10
We conducted a price trend analysis using two other condominiums with notable sales this month: Tomlinson Heights and Goodwood Residence, to better understand Beverly Hill’s value compared to similar properties in District 10. Bear in mind that both are newer developments; Tomlinson Heights is an 8-year-old condo, while Goodwood Residence is slightly older at 11 years.
The statistics for these three developments reveal compelling trends. Despite being the oldest of the three, Beverly Hill has demonstrated the strongest growth over the past 5 years, recording an impressive 19.47% increase. It stands out as the only development to surpass District 10’s average growth rate of 15.05%. This solidifies its position as a high-performing asset in the area.
Goodwood Residence performed slightly lower, achieving a 14.32% increase with an average price of S$2,725 psf this year, up from S$2,384 in 2020. The development counted the most resale activities throughout 2024, recording 6 transactions in total. Tomlinson Heights, on the other hand, experienced a bit of a downfall since 2020. The project recorded one resale transaction in 2024 that translates to S$3,005 psf.
While these developments may command higher psf prices due to their modern appeal, Beverly Hill’s consistent performance and relative affordability (S$2,435 psf) make it a competitive choice for buyers seeking long-term value.
Condo resale price trend in the Core Central Region
To better contextualise Beverly Hill’s performance within the broader private property landscape, we analysed the resale price trends in the Core Central Region (CCR). The findings reveal that the CCR’s average resale price in 2024 stands at S$2,198 psf, with a modest growth rate of 7.57% over the past 5 years. In stark contrast, Beverly Hill has nearly tripled this growth rate, underscoring its exceptional value appreciation.
Beverly Hill: Condo Cash or Crash?
November’s highest resale transaction that occurred at Beverly Hill highlights a key shift in Singapore’s private property market. While the figure represents a noticeable drop from October’s S$12.7 million resale in District 10, the broader trends suggest resilience rather than alarm.
Freehold developments in prime locations like District 10 continue to hold their appeal. Beverly Hill’s strong performance, with a 19.47% price growth over 5 years, demonstrates the enduring value of spacious, well-located units. This stands out against the district’s and CCR’s overall growth. The preference for larger floor plans at lower psf values signals a shift in buyer priorities toward practicality and long-term investment potential.
To wrap it up, Cash!
Beverly Hills may not have the flash of newer developments, but it offers qualities that never go out of style – freehold ownership, spacious units, prime location, and steady price appreciation. While new launch condos may dazzle with their modern features, Beverly Hill proves that timeless appeal often holds the greatest value.
Would you prefer older spacious layouts or compact modern features? Share your thoughts in the comment section below or on our Facebook page.
About Ananda Bayu
Ananda has been wrangling Singapore's complex real estate trends into readable bites since 2020. She writes like she's explaining it to a friend over kopi — because who has time for jargon? When off the clock, she’s probably doom-scrolling through cat memes on X, convincing herself it's the highest tier of "creative inspiration".
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