Freehold, District 11, under S$2 million — three phrases that rarely share a sentence in 2026. Yet Adam Place, a 24-unit block on Adam Road completed in 1992, recorded exactly that twice in recent months: S$1,730,000 in 2025 and S$1,750,000 at S$1,912.71 psf in 2026 (as of 2026-05). For context, the freehold new build up the road, Watten House, averages S$3,235.94 psf — a 69 per cent premium over Adam Place's latest print for the same tenure on the same side of town.
The gap is not a mispricing; it is a menu of trade-offs. Adam Place is 34 years old, low-rise, and lightly transacted — three sales in the entire digest record. But it carries something none of its newer rivals can: an en-bloc score of 66, the only High verdict in this review batch, built on the combination of age, freehold title, tiny unit count and a Core Central Region address.
What follows is a review of two properties in one — the modest, well-located home you occupy today, and the redevelopment option you quietly hold while doing so.
Adam Place sits on Adam Road in District 11 — Watten Estate, Novena and Thomson, in the Core Central Region. Its recorded average of S$1,826.22 psf lands at the 50.8th percentile for the district — the exact middle — beneath the freehold trio of Watten House (S$3,235.94 psf), Pullman Residences Newton (S$3,074.23 psf) and Peak Residence (S$2,489.40 psf), and shoulder-to-shoulder with older 99-year stock like Soleil @ Sinaran (S$1,975.46 psf) and Amaryllis Ville (S$1,908.89 psf). Read that carefully: the market currently prices this freehold at leasehold levels, which is either the discount of age or the opportunity of it.
Overview & Key Facts
ADAM PLACE is a freehold condominium at ADAM ROAD in District 11 (CCR), developed by , comprising 24 units, completed in 1992.
Location & Connectivity
ADAM PLACE is approximately 390m from Botanic Gardens MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Botanic Gardens | Circle Line | 390m |
| Botanic Gardens | Downtown Line | 390m |
| Tan Kah Kee | Downtown Line | 670m |
| 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 | 470m |
| National Junior College | Secondary | 740m |
| National Junior College | Jc | 740m |
| Raffles Girls' Primary School | Primary | 880m |
| Chatsworth International School (Bukit Timah) | International | 900m |
| Nanyang Girls' High School | Secondary | 1.1 km |
| Hollandse School | International | 1.2 km |
| SJI International School | International | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,902 psf | $1,740,000 |
| 4 BR | 1 | $1,675 psf | $2,380,000 |
Market Position
ADAM PLACE has recorded 3 sales at an average price of $1,953,333.
Ranks in the top 49% of condos in District 11 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,675 psf | — |
| 2025 | 1 | $1,891 psf | ↑ 12.9% |
| 2026 | 1 | $1,913 psf | ↑ 1.2% |
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The latest reading marks the highest point in this series — ADAM PLACE prices have climbed 14.2% since 2021.
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 |
What Could Work Against You
- With just 2 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 24-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
- At 34+ years of age, upkeep costs trend upward and renovation budgets matter; some owners here are effectively holding an en-bloc option.
Best suited for
Who This Actually Suits
This is a strong match for mrt-walkable commuters, cbd walking distance, international school families and long-term hold (10+ yr). Located ~389m from Botanic Gardens MRT, this property is a comfortable daily walk for transit commuters.
en-bloc speculators, foreign / absd-aware buyers and heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
yield-focused investors and resort facilities should probably look elsewhere. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Tenure is the foundation. Freehold title in the CCR is the asset class Singapore stopped making in volume, and Adam Place offers it at a two-bedder average of S$1,740,000 (S$1,901.79 psf) — a quantum that buys only leasehold elsewhere in the district. For generational-hold buyers, the absence of lease decay removes the single largest long-term value drag; the digest's persona analysis rates both the freehold-generational and long-term-hold profiles green.
The en-bloc file is unusually strong. A score of 66 with a High verdict rests on measurable inputs: 34 years of building age (24 of a possible 30 points), a maximum 20 of 20 for the small 24-unit register — fewer signatures to collect — and 15 of 15 for the CCR location. Watten House's sell-out nearby demonstrates developer appetite for freehold land in this exact enclave. Study the surrounding plot context on the Master Plan zoning map before assigning your own probability.
Location quality matches blocks twice the price. The Botanic Gardens CCL/DTL interchange is 389 metres away, a hawker centre 174 metres, a clinic 182 metres; the German European School sits at 470 metres, National Junior College at 740 metres and Raffles Girls' Primary at 880 metres. The walkability score of 65 understates the lived convenience because malls — 2.7km away — drag the average in this deliberately green corridor.
Meanwhile the building earns its keep: 28 recorded rental contracts averaging S$3,632 a month (S$2,300 to S$5,400) show dependable tenant demand from the school belt. The recorded gross yield of 2.23 per cent is modest, but for an en-bloc-optionality hold the rent is cost-defrayal, not the thesis — test your own numbers on the property ROI calculator.
The rental ledger repays a closer look. Twenty-eight contracts from a twenty-four-unit building means the block has essentially let itself more than once over, and the band — S$2,300 at the bottom, S$5,400 at the top — maps neatly onto the two-bedroom and four-bedroom formats visible in the sales record. That tells a landlord the tenant market already understands and prices this building's product, so there is no education gap to fund with vacant months. It also tells an en-bloc-minded owner something subtler: a building that rents this reliably is easy to hold through a long collective-sale campaign without the carrying costs forcing a distressed exit, which is historically where small-block en-bloc attempts die. Patience here is funded, not merely hoped for, and that difference is worth more than the yield figure suggests.
Age is a daily-life cost, not just a scorecard input. A 1992 building means 34-year-old services, plumbing and common areas; with only 24 units sharing maintenance, any major repair bill lands heavily per owner. Buyers should budget renovation on top of purchase price and inspect the sinking fund position carefully — the digest cannot see either, and neither can you until due diligence.
Liquidity is real but thin. Two transactions in the trailing twelve months (as of 2026-05) is respectable for 24 units, yet three sales in the whole record means price discovery remains shallow — note the 2021 four-bedder fetched S$2,380,000 at just S$1,675.08 psf, so psf and quantum move in opposite directions here depending on unit size. Anchor negotiations on the recent S$1,890-to-S$1,913 psf band, not the headline prices. One further data caution: a persona pill claims Marina Bay is within walking distance, which no reading of an Adam Road address supports — treat that tag as noise.
The en-bloc option can also fail to mature. A High score is a profile, not a promise: collective sales need owner consensus, a willing developer and the right cycle, and a 2.23 per cent gross yield is thin compensation for a wait that may run a decade. Foreign and PR buyers must further reckon with full CCR ABSD on top — compute the complete duty position on the stamp duty calculator and confirm current rates with the Inland Revenue Authority of Singapore.
Finally, the market's middling verdict deserves respect rather than dismissal. A district percentile of 50.8 says buyers currently see this as an average District 11 asset, not an underpriced gem — and markets that have watched a building for three decades are not usually careless. The bull case therefore rests on believing you know something the percentile does not: that freehold-at-leasehold-pricing is a mispricing rather than a fair discount for age, thin liquidity and absent facilities. Sometimes that belief is right, and the en-bloc scorecard offers reasons to hold it. But a buyer should articulate the thesis explicitly before offering, decide in advance what evidence would falsify it, and size the purchase so that being wrong for ten years is an inconvenience rather than a crisis. Optionality is only cheap when you never need to sell it back in a hurry.
- ✅ MRT-walkable commuters
- ✅ Freehold / generational hold
- ✅ International school families
- ✅ Boutique low-density (<100 units)
- ⚠️ En-bloc speculators
- ⚠️ Foreign / ABSD-aware buyers
Adam Place is the most conventionally attractive risk-reward in this review set. You buy freehold CCR land exposure at S$1,912.71 psf (as of 2026-05) — a price the district otherwise reserves for 99-year tenure — in a location whose interchange, hawker centre and school cluster are objectively excellent. The costs of admission are a 34-year-old building, shallow liquidity and a yield that will not excite anyone.
Shortlist it if you are a generational-hold family or a patient owner-investor who wants the en-bloc option as a free lottery ticket attached to a perfectly liveable home. The two-bedder entry near S$1.74 million is the sweet spot; the four-bedder format trades at a lower psf and suits occupiers over optimisers. Compare it directly against Peak Residence and Soleil @ Sinaran on the development comparison tool — the freehold-versus-vintage trade becomes obvious side by side.
Hold horizon: think ten years minimum. If the collective sale comes, the age problem becomes the payday; if it never comes, freehold title means time is merely unprofitable here, never fatal — a luxury none of the district's leasehold boutiques can claim.
FAQ
What is the average PSF for ADAM PLACE?
Is ADAM PLACE freehold?
What is the rental yield for ADAM PLACE?
Which MRT is nearest to ADAM PLACE?
Sources & Next Steps
- ADAM PLACE 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: 3 transactions
- Rental data: 28 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 3 records analysed · Source: URA private-sale caveats
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 PLACE against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (300m away), an upgrader gap of about $1,100,000