Adam Green is the building nobody sells. Sixty-four rental contracts sit on the record for this 16-unit block on Adam Road — an average of four tenancies per unit — against precisely zero recorded sales (as of 2026-07). Completed in 2013 by Ming Teik Co. Pte Ltd, it appears to function less like a strata condominium and more like a privately held rental house split sixteen ways, its owners content to collect S$2,200 to S$4,000 a month and never test the resale market.
That behaviour is itself information. Owners who never sell either cannot find buyers or do not need them, and everything else in the digest points to the latter: a Botanic Gardens interchange 370 metres away, a hawker centre at 150 metres, the German European School Singapore at 490 metres, and Raffles Girls' Primary School within the balloting kilometre. Assets like that rent themselves — which is exactly what the 64-contract ledger shows.
For a would-be buyer, though, the silence of the sales record is a puzzle to price. This review lays out what the location undeniably delivers, and what owning a unit with no valuation benchmark and 86 years of lease actually entails.
Adam Green stands on Adam Road in District 11 — Watten Estate, Novena and Thomson, within the Core Central Region. Its competitive set spans the freehold premium tier — Watten House (S$3,235.94 psf), Pullman Residences Newton (S$3,074.23 psf), Peak Residence (S$2,489.40 psf) — and the older 99-year cohort of Soleil @ Sinaran (S$1,975.46 psf) and Amaryllis Ville (S$1,908.89 psf). Adam Green itself has no recorded psf position: a 2013-completed, 16-unit leasehold boutique with roughly 86 years remaining, it trades — when it trades at all — outside the public record's recent view. Its identity is rental infrastructure for the Bukit Timah school belt rather than a price-discovery participant.
Overview & Key Facts
ADAM GREEN is a condominium at ADAM ROAD in District 11 (CCR), developed by MING TEIK CO. PTE LTD, comprising 16 units, completed in 2013.
Location & Connectivity
ADAM GREEN is approximately 370m from Botanic Gardens MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Botanic Gardens | Circle Line | 370m |
| Botanic Gardens | Downtown Line | 370m |
| Tan Kah Kee | Downtown Line | 700m |
| Farrer Road | Circle Line | 1.1 km |
Schools & Education
11 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| German European School Singapore | International | 490m |
| National Junior College | Secondary | 770m |
| National Junior College | Jc | 770m |
| Raffles Girls' Primary School | Primary | 890m |
| Chatsworth International School (Bukit Timah) | International | 930m |
| Nanyang Girls' High School | Secondary | 1.1 km |
| SJI International School | International | 1.2 km |
| Hollandse School | International | 1.2 km |
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | $3,236 psf | 180 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | $1,975 psf | 95 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
Lease Analysis
With 86 years remaining on its 99-year lease, ADAM GREEN still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The 16-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
This is a strong match for mrt-walkable commuters, p1 school balloting families, international school families and quiet sanctuary seekers. Located ~370m from Botanic Gardens MRT, this property is a comfortable daily walk for transit commuters.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
long-term hold (10+ yr), freehold / generational hold and resort facilities should probably look elsewhere. Tenure and location resilience suit long-horizon ownership.
The commute position is elite for a boutique. Botanic Gardens station — an interchange serving both the Circle Line and the Downtown Line — is 370 metres from the block, with Tan Kah Kee a second Downtown Line option at 700 metres and Farrer Road at 1.09km. Two lines within a five-minute walk from a 16-unit building is a combination that usually costs Watten House money; check the corridor's standing on the city-wide commute-time map.
The education geography is the deeper moat. The German European School Singapore sits 490 metres away, Chatsworth International 930 metres, SJI International 1.18km and the Hollandse School 1.21km — four international campuses inside a 1.3km radius — while National Junior College (770m), Raffles Girls' Primary (890m) and Nanyang Girls' High (1.1km) anchor the local-system elite. This is why the rental ledger runs to 64 contracts: the tenant pipeline of educators and school-proximate families is structural, not cyclical.
Daily convenience is quietly excellent. A hawker centre at 150 metres and a clinic at 178 metres carry the walkability score to 65 despite the absence of malls in this green corridor — and the digest's persona analysis flags the low ambient noise that comes with facing the Botanic Gardens side of District 11 rather than the Novena core.
For a landlord, the arithmetic writes itself: consistent S$2,200-to-S$4,000 rents, four recorded tenancies per unit over the building's life, and a tenant catchment that renews every academic year. Anyone underwriting a purchase should still stress the numbers through the investment cash-flow calculator rather than extrapolating the averages.
Notice, too, how narrow the recorded rent band is. Sixty-four contracts compressed between S$2,200 and S$4,000 describes a building with remarkably consistent product — no outlier penthouses, no problem units dragging the floor — and consistency is precisely what a small landlord wants, because it makes every future letting predictable rather than a negotiation from scratch. Set that against the freehold competition and the value case sharpens: Peak Residence transacts at S$2,489.40 psf and Pullman Residences Newton at S$3,074.23 psf for the privilege of newer walls in the same school belt, while Adam Green's tenants access the identical catchment for a fraction of the implied capital cost. The digest's persona analysis rates this address green across six different buyer profiles — commuters, balloting families, international-school households, quiet-seekers, yield hunters and boutique lovers alike — a breadth of endorsement that very few sixteen-unit buildings anywhere in the Core Central Region can claim.
Zero recorded sales is a two-sided coin, and the sharp side faces the buyer. There is no psf benchmark, no appreciation record and no evidence of what exit liquidity looks like — a bank valuing your purchase will lean on dissimilar comparables like Soleil @ Sinaran or the freehold Peak Residence, and the margin for mispricing in either direction is wide. If you overpay, the market may take years to tell you.
The lease is the second structural consideration. Roughly 86 years remain of the 99-year term — untroubling today, but this is a building whose owners visibly hold for decades, and a buyer replicating that strategy will watch the lease cross psychologically important thresholds during their ownership. The digest itself rates the long-term-hold persona red here; model a 20-to-30-year scenario on the lease decay projection calculator before assuming Adam Road's prestige overrides tenure mathematics.
Third, the modest rent ceiling deserves honesty. The recorded maximum is S$4,000 a month — solid for the quantum this block likely trades at, but far below what Watten Estate's larger homes command, indicating compact units. A 16-unit block also offers no facilities to defend premium rents as newer competition arrives. Foreign buyers should add the full ABSD stack at current rates — verify with IRAS's published stamp duty schedules — since CCR eligibility rules bite hardest precisely on speculative small-block purchases like this one.
One more honest correction to the postcard image: despite the Botanic Gardens name on the nearest station, the digest's own walkability measurements place the nearest park at roughly 2.8km and the nearest mall at 2.7km, with the nearest supermarket further still. The score of 65 is carried almost entirely by the hawker centre, the clinic and the station — daily essentials, handled superbly — while bigger shopping and recreation runs become car or train trips. Tenants have plainly accepted that bargain sixty-four times over, but an owner-occupier picturing weekend strolls from the front door should visit and walk the actual routes before signing anything. It is a small point, yet it is exactly the kind of gap between a location's reputation and its measured reality that this data exists to expose.
- ✅ MRT-walkable commuters
- ✅ P1 school balloting families
- ✅ International school families
- ✅ Boutique low-density (<100 units)
- ⚠️ Foreign / ABSD-aware buyers
- ❌ Long-term hold (10+ yr)
Adam Green is best understood as an income annuity attached to the Bukit Timah school belt. Its 64-contract rental history, dual-line interchange at 370 metres and international-school cluster give it one of the most defensible tenant catchments of any boutique in District 11 — and the total absence of resale activity suggests its owners have reached the same conclusion and simply stopped selling (as of 2026-07).
Shortlist it if a unit ever surfaces and you are a landlord with a decade-plus horizon who values occupancy certainty over capital-growth evidence, or an owner-occupier family orbiting the German European School or National Junior College. Approach with caution if you need valuation confidence: with no recorded sales, your entry price is a negotiation without a referee, and your protection is buying well below the freehold comparables — benchmark the alternatives on the side-by-side comparison tool first.
On holding period, the honest frame is ten to twenty years with rental income as the return engine; stretch to thirty and the 86-year lease begins converting from a footnote into a discount your buyer will demand.
FAQ
What is the average PSF for ADAM GREEN?
Is ADAM GREEN freehold?
What is the rental yield for ADAM GREEN?
Which MRT is nearest to ADAM GREEN?
Sources & Next Steps
- ADAM GREEN Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 11 (Watten Estate, Novena, Thomson) — District 11 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 0 transactions
- Rental data: 64 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Price Index Check
The ShiokNest Price Index for District 11 reads 121.2 as of June 2026 — up 1.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing ADAM GREEN against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (320m away)