{"id":89626,"date":"2025-09-09T15:33:41","date_gmt":"2025-09-09T07:33:41","guid":{"rendered":"https:\/\/www.99.co\/singapore\/insider\/?p=89626"},"modified":"2025-10-20T18:50:45","modified_gmt":"2025-10-20T10:50:45","slug":"the-arcadia-penthouse-s10-5m-sale","status":"publish","type":"post","link":"https:\/\/www.99.co\/singapore\/insider\/the-arcadia-penthouse-s10-5m-sale\/","title":{"rendered":"The Arcadia penthouse sells for S$10.5M, breaking psf and quantum records despite just 53 years left on lease"},"content":{"rendered":"<div id=\"bsf_rt_marker\"><\/div>\r\n<p><span style=\"font-weight: 400;\">If you ever needed proof that a rare, character-filled home can outshine the limits of a short lease, this sale makes the case.\u00a0<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">At <\/span><a href=\"https:\/\/www.99.co\/singapore\/condos-apartments\/the-arcadia\" target=\"_blank\" rel=\"noreferrer noopener\"><span style=\"font-weight: 400;\">The Arcadia<\/span><\/a><span style=\"font-weight: 400;\">, a duplex penthouse recently changed hands for S$10,523,000 despite having just 53 years left on its 99-year lease. What makes it even more noteworthy is that the transaction didn\u2019t just break one record, but two: it set both the <\/span><b>highest psf<\/b><span style=\"font-weight: 400;\"> and the <\/span><b>highest quantum<\/b><span style=\"font-weight: 400;\"> ever achieved in the development.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">But the story isn\u2019t just about numbers. It\u2019s about why a buyer would pay top dollar for a decades-old property in District 11, just outside the \u201ctraditional\u201d luxury districts of 9 and 10. As you\u2019ll see, the answer lies in the lifestyle, scarcity, and a micro-location that you simply can\u2019t replicate.<\/span><\/p>\r\n\r\n\r\n\r\n<div class=\"wp-block-yoast-seo-table-of-contents yoast-table-of-contents\">\r\n<h3>Table of contents<\/h3>\r\n<ul>\r\n<li><a href=\"#h-the-s-10-523-000-sale-at-a-glance\" data-level=\"2\">The S$10,523,000 sale at a glance<\/a><\/li>\r\n<li><a href=\"#h-how-big-is-the-jump-compared-to-the-previous-arcadia-record\" data-level=\"2\">How big is the jump compared to the previous Arcadia record?<\/a><\/li>\r\n<li><a href=\"#h-the-appeal-space-tall-ceilings-and-a-landed-home-experience-within-condo\" data-level=\"2\">The appeal: space, tall ceilings, and a landed home experience within condo<\/a>\r\n<ul>\r\n<li><a href=\"#h-garden-living-at-its-core\" data-level=\"3\">Garden-living at its core<\/a><\/li>\r\n<li><a href=\"#h-the-allure-of-exclusivity-in-a-low-density-oasis\" data-level=\"3\">The allure of exclusivity in a low-density oasis<\/a><\/li>\r\n<li><a href=\"#h-micro-location-over-postcode-why-district-11-didn-t-hold-it-back\" data-level=\"3\">Micro-location over postcode: why District 11 didn\u2019t hold it back<\/a><\/li>\r\n<li><a href=\"#h-the-buyer-profile-and-mindset-that-makes-sense-of-the-price\" data-level=\"3\">The buyer profile (and mindset) that makes sense of the price<\/a><\/li>\r\n<\/ul>\r\n<\/li>\r\n<li><a href=\"#h-the-brothers-behind-the-deal-that-redefined-arcadia-s-value\" data-level=\"2\">The brothers behind the deal that redefined Arcadia\u2019s value<\/a><\/li>\r\n<\/ul>\r\n<\/div>\r\n\r\n\r\n\r\n<h2 id=\"h-the-s-10-523-000-sale-at-a-glance\" class=\"wp-block-heading\"><b>The S$10,523,000 sale at a glance<\/b><\/h2>\r\n\r\n\r\n<p><iframe loading=\"lazy\" class=\"cb-youtube-player\" type=\"text\/html\"  title=\"The Arcadia Penthouse Tour - Penthouse Collections Singapore\" width=\"768\" height=\"432\" src=\"https:\/\/www.youtube.com\/embed\/LDRSOkOuRuY?feature=oembed&#038;enablejsapi=1&#038;origin=https:\/\/www.99.co\" frameborder=\"0\" allow=\"accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share\" referrerpolicy=\"strict-origin-when-cross-origin\" allowfullscreen><\/iframe><\/p>\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">The transacted home sits in Block 239, and spans a massive 6,566 sqft. Sold by brothers <\/span><a href=\"https:\/\/www.99.co\/singapore\/agents\/R020248J-jason-jason\" target=\"_blank\" rel=\"noreferrer noopener\"><span style=\"font-weight: 400;\">Jason Chen <\/span><\/a><span style=\"font-weight: 400;\">and <\/span><a href=\"https:\/\/www.99.co\/singapore\/agents\/R058768D-jayden-chen\" target=\"_blank\" rel=\"noreferrer noopener\"><span style=\"font-weight: 400;\">Jayden Chen<\/span><\/a><span style=\"font-weight: 400;\"> from Propnex, the deal was sealed at S$10,523,000, which works out to S$1,602 psf. The development is a 99-year leasehold, with roughly 52 years and 11 months remaining at the time of sale. Beyond setting a new benchmark for The Arcadia, the transaction also garnered the seller a whopping S$7 million profit from the deal.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">While it was the price tag that grabbed headlines, the home\u2019s liveability is what truly stands out. Inside, you\u2019ll find five bedrooms, including three ensuites, along with a dramatic double-volume living area that instantly defines the space. The 6.2-metre ceiling height is the centrepiece \u2013 an architectural feature that delivers a sense of scale and openness impossible to recreate in a standard apartment.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">The way the transaction unfolded also attests the home\u2019s rarity. <\/span><span style=\"font-weight: 400;\">With two serious buyers competing for the unit, the listing agents arranged a 24-hour sealed-bid process to keep the contest fair and decisive. The winning offer not only secured the penthouse but also surpassed the seller\u2019s initial target of S$9.9 million, highlighting just how much demand there was for a property with these unique attributes.<\/span><\/p>\r\n\r\n\r\n\r\n<h2 id=\"h-how-big-is-the-jump-compared-to-the-previous-arcadia-record\" class=\"wp-block-heading\"><b>How big is the jump compared to the previous Arcadia record?<\/b><\/h2>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">The new sale at S$1,602 psf marks a striking leap compared to the previous benchmark in the development. On 14 July 2022, a penthouse at Block 237, measuring 7,505 sqft, sold for S$7.7 million, which worked out to S$1,025.98 psf. That transaction had set the project\u2019s record at the time.\u00a0<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Fast forward just a little over two years, and this most recent sale pushes the numbers dramatically higher.<\/span><span style=\"font-weight: 400;\"> For context, most typical units in The Arcadia today trade within the region of S$1,150 to S$1,250 psf.\u00a0 <\/span><span style=\"font-weight: 400;\">At 56% above the 2022 record psf, it represents not just incremental growth but a dramatic jump in value within the same estate.<\/span><\/p>\r\n\r\n\r\n\r\n<h2 id=\"h-the-appeal-space-tall-ceilings-and-a-landed-home-experience-within-condo\" class=\"wp-block-heading\"><b>The appeal: space, tall ceilings, and a landed home experience within condo<\/b><\/h2>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">The first thing you notice about this penthouse is its sheer scale.\u00a0<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">At 6,566 square feet, the home offers a kind of spaciousness that\u2019s almost unheard of in Singapore\u2019s condo market. This is a size you\u2019d usually expect in a landed property, yet here it\u2019s elevated into a rare duplex that occupies the top two floors of the development. You get the sweeping living areas of a house, but without the day-to-day upkeep that comes with owning landed real estate.<\/span><\/p>\r\n\r\n\r\n\r\n<figure class=\"wp-block-image alignnone wp-image-89634 size-full\"><img decoding=\"async\" width=\"1200\" height=\"900\" class=\"wp-image-89634\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/09\/the-arcadia-penthouse-s10-5m-sale-1.jpg\" alt=\"the interiors of the arcadia penthouse that sold for S$10.5 million, breaking psf and quantum records for he whole project despite only 53 years left on its lease\" \/>\r\n<figcaption class=\"wp-element-caption\">These double volume ceilings bring scale and openness to the home. Image credit: Jason Chen.<\/figcaption>\r\n<\/figure>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">One of the standout features, and a major reason this unit captured the buyer\u2019s attention, is the living room with a soaring 6.2-metre ceiling. This double-volume height offers a sense of grandeur and openness that transforms how you experience the entire home.<\/span><\/p>\r\n\r\n\r\n\r\n<figure class=\"wp-block-image alignnone wp-image-89637 size-full\"><img decoding=\"async\" width=\"1200\" height=\"900\" class=\"wp-image-89637\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/09\/the-arcadia-penthouse-s10-5m-sale-balcony-view.jpg\" alt=\"the arcadia sheltered balcony \" \/>\r\n<figcaption class=\"wp-element-caption\">Unblocked views over Watten Estate from the penthouse balcony. Image credit: Jason Chen.<\/figcaption>\r\n<\/figure>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">This particular penthouse is also a rare duplex that avoids the common pitfall of having a large, unsheltered roof terrace. Instead, its second level is fully enclosed and integrated into the home\u2019s interior, making every square foot practical and usable. For our tropical climate, this layout is especially prized.\u00a0<\/span><\/p>\r\n\r\n\r\n\r\n<figure class=\"wp-block-image alignnone wp-image-89638 size-full\"><img decoding=\"async\" width=\"1200\" height=\"900\" class=\"wp-image-89638\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/09\/the-arcadia-penthouse-s10-5m-sale-spiral-staircase.jpg\" alt=\"the arcadia S$10.5M penthouse sale with spiral staircase\" \/>\r\n<figcaption class=\"wp-element-caption\">The penthouse\u2019s spiral staircase, blending function with artistry. Image credit: Jason Chen.<\/figcaption>\r\n<\/figure>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Moving through the home, you\u2019ll come across striking architectural touches like a spiral staircase and an internal bridge connecting two of the upstairs bedrooms. These aren\u2019t just functional elements; they\u2019re focal points that lend the home character and a sense of artistry that few modern apartments can match.<\/span><\/p>\r\n\r\n\r\n\r\n<h3 id=\"h-garden-living-at-its-core\" class=\"wp-block-heading\"><b>Garden-living at its core<\/b><\/h3>\r\n\r\n\r\n\r\n<figure class=\"wp-block-image alignnone wp-image-89636 size-full\"><img decoding=\"async\" width=\"1200\" height=\"900\" class=\"wp-image-89636\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/09\/the-arcadia-penthouse-design-philosophy-s10-5m-sale-.jpg\" alt=\"The arcadia design philosophy which involves a garden-living concept\" \/>\r\n<figcaption class=\"wp-element-caption\">The Arcadia\u2019s iconic stepped design. Image credit: Jason Chen.<\/figcaption>\r\n<\/figure>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">The home\u2019s uniqueness is also inseparable from The Arcadia\u2019s design philosophy. Conceptualised by renowned Hawaiian architect George J. Wimberly of WWAT&amp;G, the development was inspired by the idea of \u201cenvironmental design.\u201d\u00a0<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Wimberly was known for shaping tropical resorts that blurred the line between indoor and outdoor living, and The Arcadia reflects this vision through its garden-living concept. The three pyramidal towers, with their stepped-back terraces and planter boxes, create \u201changing gardens\u201d that keep every unit closely tied to nature. At the same time, the cruciform design of the blocks encourages cross-ventilation, ensuring that homes remain bright, breezy, and comfortable.<\/span><\/p>\r\n\r\n\r\n\r\n<h3 id=\"h-the-allure-of-exclusivity-in-a-low-density-oasis\" class=\"wp-block-heading\"><b>The allure of exclusivity in a low-density oasis<\/b><\/h3>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">One of the biggest reasons behind this record-breaking sale is the sheer exclusivity of The Arcadia. <\/span><span style=\"font-weight: 400;\">Completed in 1983, the development sits on a sprawling land size of approximately 39,000 square metres<\/span><span style=\"font-weight: 400;\">. Yet, on this expansive plot, there are only 164 homes. That translates to a level of privacy and breathing room you\u2019d be hard-pressed to find in modern condos today.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">To put this into perspective, just look at some comparable projects built on similar land sizes. <\/span><span style=\"font-weight: 400;\">The former Chuan Park, sitting on approximately 37,216 sqm, is planned to house 916 units. Over at Jadescape, its approximately 37,991 sqm plot has been maximised to fit 1,206 units.\u00a0<\/span><\/p>\r\n\r\n\r\n\r\n<figure class=\"wp-block-table\">\r\n<table class=\"has-fixed-layout\">\r\n<tbody>\r\n<tr>\r\n<td><b>Project<\/b><\/td>\r\n<td><b>Land size (sqm)<\/b><\/td>\r\n<td><b>Units<\/b><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><span style=\"font-weight: 400;\">The Arcadia<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">39,000<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">164<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><span style=\"font-weight: 400;\">Chuan Park<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">37,216<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">916<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><span style=\"font-weight: 400;\">Jadescape<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">37,991<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">1,206<\/span><\/td>\r\n<\/tr>\r\n<\/tbody>\r\n<\/table>\r\n<\/figure>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">This comparison makes the appeal clear. Living at The Arcadia means enjoying grounds that feel generous, with space to breathe and a quieter environment that\u2019s increasingly rare in today\u2019s property landscape.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">The scarcity of the penthouse itself only heightened its draw. There are just four such duplex penthouses across the entire estate, and this particular one sits in Block C \u2013 the most desirable of the three blocks. With only 12 units in total, Block C is the least dense and most private, offering a living environment that feels almost like a sanctuary. Adding to the sense of rarity, the last time a penthouse of this type changed hands was back in 2013. That\u2019s more than a decade ago, signalling significant pent-up demand whenever one of these rare homes surfaces.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Normally, when you think about a property with a depreciating lease, you\u2019d expect values to soften over time. But this is where scarcity changes the equation entirely. For buyers seeking immense size, low-density living, and a unique architectural design, there are virtually no alternatives. The lease becomes secondary. What matters most is the fact that this home is irreplaceable \u2013 and that\u2019s exactly what the buyer here was willing to pay for.<\/span><\/p>\r\n\r\n\r\n\r\n<h3 id=\"h-micro-location-over-postcode-why-district-11-didn-t-hold-it-back\" class=\"wp-block-heading\"><b>Micro-location over postcode: why District 11 didn\u2019t hold it back<\/b><\/h3>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Districts 9 and 10 are typically seen as the heart of Singapore\u2019s ultra-luxury market, while District 11, where The Arcadia officially sits, doesn\u2019t always carry the same prestige. Even the agents behind this sale initially wondered if the postcode might hold back demand from the most affluent buyers. But the outcome showed the micro-location mattered far more than the macro label.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Here, the penthouse sits in premium Block C, facing away from the PIE and towards the low-rise landed roofs of Watten Estate in D10. The view offers complete privacy today and the assurance it won\u2019t be blocked by future high-rise projects. For buyers at this level, that kind of unobstructed, landed-facing outlook is worth more than a postcode on paper.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Even the journey home adds to the property\u2019s charm. The Arcadia is tucked along Arcadia Road, one of only five designated Heritage Roads in Singapore. Lined with conservation trees more than four decades old, this 900-metre stretch feels almost rainforest-like. This 900-metre stretch is lined with conservation trees more than four decades old, creating a rainforest-like canopy overhead. \u201cIt feels like you\u2019re not even in Singapore!\u201d Jason Chen noted.\u00a0<\/span><\/p>\r\n\r\n\r\n\r\n<h3 id=\"h-the-buyer-profile-and-mindset-that-makes-sense-of-the-price\" class=\"wp-block-heading\"><b>The buyer profile (and mindset) that makes sense of the price<\/b><\/h3>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">This wasn\u2019t an investment fund or a flipper.\u00a0<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">For foreigners, restrictions on landed property in Singapore often make spacious penthouses the next best option. With its expansive layout, landed-style proportions, and strong connection to greenery, this Arcadia penthouse provided everything they might have sought in a house \u2013 with the added comforts of condominium living, such as a pool, gym, and 24-hour security.\u00a0<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">While the agents did not disclose the family\u2019s nationality, they shared that the buyers belong to one of the five nationalities exempted from Additional Buyer\u2019s Stamp Duty (ABSD)<\/span><span style=\"font-weight: 400;\">. This exemption made the purchase more feasible, as most foreign buyers would otherwise face heavier transactional costs.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Ultimately, this sale illustrates how certain homes operate in a category of their own. When a property offers scale, privacy, and an outlook that cannot be replicated, it challenges the usual expectation that older leasehold homes should depreciate. Instead, it appeals to buyers who value rarity and lifestyle above all else \u2013 a combination they\u2019re willing to pay a premium for.<\/span><\/p>\r\n\r\n\r\n\r\n<h2 id=\"h-the-brothers-behind-the-deal-that-redefined-arcadia-s-value\" class=\"wp-block-heading\"><b>The brothers behind the deal that redefined Arcadia\u2019s value<\/b><\/h2>\r\n\r\n\r\n\r\n<figure class=\"wp-block-image alignnone wp-image-89635 size-full\"><img decoding=\"async\" width=\"1200\" height=\"900\" class=\"wp-image-89635\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/09\/the-arcadia-penthouse-s10-5m-sale-jason-chen-jayden-chen.jpg\" alt=\"the agents behind the sale, Jason and Jayden Chen\" \/>\r\n<figcaption class=\"wp-element-caption\">Jason and Jayden Chen, the duo behind this record-breaking penthouse deal. Image credit: Jason Chen.<\/figcaption>\r\n<\/figure>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Jason and Jayden Chen are real estate specialists who have built a reputation for navigating Singapore\u2019s high-end property market. Their focus is on serving high-income individuals and families who are seeking homes that offer rarity, scale, and lifestyle value beyond the ordinary.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Alongside their penthouse expertise, they also manage Luxury Collections and Patio Collections, which broaden their portfolio to include an exclusive selection of distinguished homes. This curated approach allows them to pair discerning buyers with homes that truly fit their needs and lifestyle, consistently delivering successful outcomes.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">For buyers or sellers considering similar homes, Jason and Jayden offer tailored advice and hands-on guidance every step of the way. If you\u2019re exploring opportunities in the high-end property market, you can connect with them at +65 92703385<\/span><span style=\"font-weight: 400;\">.<\/span><\/p>\r\n","protected":false},"excerpt":{"rendered":"<p>If you ever needed proof that a rare, character-filled home can outshine the limits of a short lease, this sale makes the case.\u00a0 At The Arcadia, a duplex penthouse recently changed hands for S$10,523,000 despite having just 53 years left on its 99-year lease. What makes it even more noteworthy is that the transaction didn\u2019t&hellip;<\/p>\n","protected":false},"author":141,"featured_media":89634,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_relevanssi_hide_post":"","_relevanssi_hide_content":"","_relevanssi_pin_for_all":"","_relevanssi_pin_keywords":"","_relevanssi_unpin_keywords":"","_relevanssi_related_keywords":"","_relevanssi_related_include_ids":"","_relevanssi_related_exclude_ids":"","_relevanssi_related_no_append":"","_relevanssi_related_not_related":"","_relevanssi_related_posts":"","_relevanssi_noindex_reason":"","_lmt_disableupdate":"no","_lmt_disable":"no","_genesis_hide_title":false,"_genesis_hide_breadcrumbs":false,"_genesis_hide_singular_image":false,"_genesis_hide_footer_widgets":false,"_genesis_custom_body_class":"","_genesis_custom_post_class":"","_genesis_layout":"","footnotes":""},"categories":[53982,53601,53602,57131,53984],"tags":[59576,59575],"persona":[57127,57128],"class_list":{"2":"type-post","16":"entry","17":"has-post-thumbnail"},"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v25.7.1 (Yoast SEO v25.7) - 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