Altez
Overview & Key Facts
ALTEZ is a 62-storey, 250-metre residential tower at 16 Enggor Street in the heart of Singapore’s Downtown Core — one of the tallest residential developments in the city-state and a genuine architectural landmark in the Tanjong Pagar skyline. Completed in 2014 and developed by Bishan Properties Pte Ltd, a subsidiary of Far East Organization, ALTEZ brought 280 units of sky-high living to District 2 at a moment when the Tanjong Pagar area was beginning its transformation from a traditional CBD fringe into one of Singapore’s most dynamic mixed-use precincts.
The name says it all: altez is derived from the Spanish and Portuguese word for “height,” and height is unambiguously the defining characteristic of this development. From floors above the 40th storey, residents command panoramic views across Marina Bay, the Southern Islands, and the Tanjong Pagar container port — views that no future development in the immediate vicinity can plausibly obstruct. For a city where unobstructed views are a premium and genuinely scarce commodity, this is a structural and enduring asset.
Far East Organization’s involvement provides developer pedigree. As one of Singapore’s largest and most prolific private developers, Far East has delivered projects across every market segment and has a long track record of professional estate management. ALTEZ sits at the more boutique end of their portfolio in terms of unit count — 280 units across 62 floors means an average of fewer than 5 units per floor — creating a level of exclusivity and privacy unusual for a development of this height and location.
With an average resale PSF of approximately $2,019 and recent transactions (2024) tracking at around $1,924 PSF, ALTEZ occupies the premium-but-not-luxury tier of the D2 condominium market. The development’s tenant profile skews heavily towards CBD professionals: average monthly rents for one-bedrooms have run above $5,100 in 2023–2025, reflecting the intense demand from the Tanjong Pagar corporate cluster, the growing tech and financial services tenancy in the area, and the sheer convenience of a two-minute walk to an MRT station serving the Central Business District.
Location & Connectivity
ALTEZ sits on Enggor Street, a short road connecting Anson Road and Peck Seah Street in the Tanjong Pagar precinct of District 2. The location is as central as Singapore residential real estate gets: the financial district’s office towers are within direct sightlines, and the broader CBD employment corridor stretching from Marina Bay through Raffles Place to Shenton Way is accessible in minutes. For professionals working in the CBD — the development’s natural tenant constituency — the commute is effectively a walk.
The headline connectivity story is Tanjong Pagar MRT station (EW15) on the East-West Line, approximately a two-minute walk from ALTEZ’s lobby. This single stop provides direct access to Raffles Place (1 stop, 2 minutes), City Hall (2 stops, 4 minutes), Jurong East (9 stops), and Changi Airport (15 stops). The East-West Line is one of Singapore’s most heavily trafficked corridors, making this walk-to-station proximity a genuine daily quality-of-life advantage.
The second MRT catalyst for ALTEZ is Maxwell MRT (TE18) on the Thomson-East Coast Line, located approximately 680 metres away — around a 10-minute walk. The TEL brings a second line within walking range and extends ALTEZ’s rail reach to Orchard (5 stops via TEL), Gardens by the Bay, and the future East Coast corridor. Outram Park MRT, an interchange for the East-West, North-East, and Thomson-East Coast Lines, is a 15-minute walk or a short cab ride and provides the most comprehensive line-switching options in the precinct.
The immediate neighbourhood has undergone the most visible transformation of any Singapore district in the past decade. Tanjong Pagar has evolved from a traditional shophouse belt and CBD fringe into a genuine live-work-play precinct. Icon Village — ALTEZ’s immediate neighbour — provides direct retail, dining, and daily conveniences without leaving the block. Tanjong Pagar Plaza, a short walk away, houses one of Singapore’s best-loved hawker centres and a wet market. Tras Street and Tanjong Pagar Road offer a dense concentration of restaurants, wine bars, and cafes spanning from casual to fine dining, and the area has established itself as one of the CBD’s most vibrant after-work and weekend dining precincts.
The broader neighbourhood context includes Singapore General Hospital (SGH) approximately 800 metres away, making ALTEZ attractive for medical professionals; the Keong Saik Road heritage enclave and its boutique hotel-bar ecosystem a short walk south; and the rapidly developing Greater Southern Waterfront corridor, which Tanjong Pagar sits squarely within. URA’s long-term planning for this zone — incorporating the former Tanjong Pagar container port land into a new mixed-use waterfront district — makes this one of Singapore’s highest-potential planning areas over the next two to three decades.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Cantonment Primary School | primary | ~1.2 km |
| Outram Secondary School | secondary | ~1.4 km |
Facilities
ALTEZ’s facilities proposition is built on verticality. Rather than a ground-level facilities podium in the manner of most Singapore condominiums, Far East Organization distributed the amenities across the building’s height via a series of sky gardens on the 14th, 28th, 40th, and 52nd floors. Each sky garden level features its own landscaped environment with a swimming pool or jacuzzi, BBQ pits, lounge seating, and garden areas, creating five distinct residents’ zones rather than a single shared base.
The ground-level and lower-podium facilities include a main swimming pool, a basketball half-court, a tennis court, gymnasium, and covered car parking. The developer’s decision to spread facilities vertically across the tower means that residents on higher floors do not need to descend 50-plus storeys to access a pool: the nearest sky garden level is typically within 10–15 floors of any unit in the building. This is a genuinely thoughtful approach to facilities design for a tower at this height, and it partly compensates for the relatively compact ground footprint of a 280-unit tower on a tight CBD-fringe site.
“In spite of having close to 300 units, every time you visit it still feels very exclusive. Five lifts serving each floor means you rarely bump into neighbours in the lift lobby. Facilities are well maintained.”
— Resident review via PropertyGuru
The five-lift-per-floor arrangement is an operational feature that sets ALTEZ apart from typical high-rise condominiums. With 280 units across 62 floors, a conventional two- or three-lift core would create intolerable peak-hour waits. The five-lift arrangement at ALTEZ means residents virtually never queue for a lift, and the building functions with an efficiency that residents consistently remark on. For daily practicality — groceries, coming and going — this is a more significant quality-of-life consideration than it might first appear.
The development is now approximately ten years old, and the honest assessment of the facilities is that they have aged better than ground-level condo podiums from the same era, primarily because the sky gardens benefit from natural ventilation and elevated air quality. Management quality appears consistently strong across review sources — the estate is professionally run, on-site staff are cited as attentive and helpful, and there are no widespread complaints about deferred maintenance. The caveat that applies to any 2014-vintage condo is that gym equipment and pool finishings will reflect the era; buyers and tenants expecting 2024-standard gym hardware should verify the current fit-out level.
Unit Sizes & Layout
ALTEZ offers a unit mix of one-bedroom, one-bedroom duplex, two-bedroom, three-bedroom, and penthouse configurations, ranging from 527 sqft for the smallest one-bedder to a vast 8,850 sqft for the signature penthouses. The unit count of 280 across 62 floors results in fewer than five units per floor on average, meaning the building delivers a level of per-floor privacy unusual for its height class. The majority of units are oriented to maximise the building’s primary view corridors: Marina Bay, the Southern Islands, and the greater Tanjong Pagar container port area (now being redeveloped as part of the Greater Southern Waterfront).
The one-bedroom units at around 527–635 sqft represent the dominant offering and the investment core of the development. At average rent levels of approximately $5,100 per month (2023–2025 data), one-bedroom units generate some of the strongest gross yields in D2 on an absolute rent basis. The one-bedroom duplex typology — a Far East Organization signature from this development era — adds a loft-style upper level that increases both the spatial experience and the appeal to certain professional-tenant categories. Two-bedrooms average rent at approximately $7,530 per month, with three-bedrooms achieving around $10,700 monthly.
Unit finishings reflect the 2014 construction vintage. The original specification featured marble and premium tile in bathrooms, engineered timber flooring in living and bedroom areas, and fully fitted kitchens with branded appliances. Units purchased on the resale market will typically be in original-plus or renovated condition; buyers should inspect carefully, as the age range of renovations across the building now spans from 2014 originals to recent updates. Budget approximately $50,000–$90,000 for a comprehensive kitchen and bathroom refresh on a one-bedroom unit if purchasing an original-spec resale.
- ~2047 (21 years): Remaining lease falls below 60 years — maximum loan tenure drops to 30 years for new buyers.
- ~2067 (41 years): Remaining lease falls below 40 years — CPF usage for purchase ceases.
The view premium is the unit-level factor that most differentiates ALTEZ from the broader D2 condo market. At 62 storeys, units above the 40th floor are genuinely elevated above any surrounding structure in the precinct; the views across Marina Bay to the north and the shipping lanes to the south are panoramic and permanent. Units in the 15th–30th floor range offer city views with some surrounding building context; lower floors primarily look out to the precinct streetscape. The view differential between low and high floors is reflected in transaction pricing and should be a primary factor in unit selection.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 11 | $2,078 | $1,147,808 |
| 2 BR | 16 | $1,940 | $1,587,618 |
| 3 BR | 7 | $1,952 | $2,196,429 |
| 4 BR | 1 | $2,223 | $3,470,000 |
| 5 BR | 1 | $3,351 | $14,825,850 |
Pricing & Market Position
Based on 36 recorded transactions, sale prices range from $1,080,000 to $14,825,850, averaging $1,991,629 (~$2,078 psf).
Rents range from $2,900 to $18,500 per month across 825 rental transactions. Current rental yield sits at approximately 4.3%.
Price Appreciation
From 2021 to 2026, the average PSF has declined by 4.5% (from $2,175 to $2,078 psf).
Neighbourhood Comparison
ALTEZ’s most natural peer comparison is with SkySuites @ Anson on Enggor Street — its literal neighbour and the only Singapore residential tower that matches ALTEZ’s approximate height. Both are 99-year leasehold Far East Organization products from the same development era; both serve the same CBD-professional tenant market; both offer sky-level views. The distinction is primarily in unit mix and exact floor plan configurations. Buyers who shortlist one will almost certainly view the other, and the micro-positioning within the Enggor Street precinct means views diverge at higher floors based on compass orientation. ALTEZ holds a slight edge on Sky Garden distribution and facilities verticality; SkySuites holds an edge in certain south-facing view orientations.
The Clift on Cecil Street is the closest competing D1 product — a 99-year leasehold tower (also Far East Organization) with similarly strong CBD adjacency and compact unit typologies. The Clift averages a slightly lower PSF than ALTEZ reflecting its District 1 positioning and older leasehold vintage; ALTEZ’s sky garden differentiation and greater height class typically command a premium over The Clift for high-floor buyers. For yield-focused investors, both products generate similar gross yields and serve a comparable tenant cohort; the choice often comes down to floor preference and specific unit availability.
Icon on Gopeng Street represents the third major CBD-fringe high-rise comparison. Completed in 2007 — seven years before ALTEZ — Icon is more vintage, trades at a lower PSF, and benefits from a mixed-use podium with retail and hotel components that add amenity variety but also some commercial foot-traffic. Icon’s lease position (commenced 2003) is approximately five years more advanced than ALTEZ’s, making ALTEZ the cleaner hold on a lease-adjusted basis. For investors comparing yield-per-dollar, ALTEZ typically requires a higher acquisition PSF but offers newer construction, more distinctive facilities, and the height-class premium.
Among new-launch alternatives, the D2 and broader CBD-fringe market has seen limited new supply since ALTEZ’s completion. The transformation of the Tanjong Pagar precinct has been driven more by commercial and mixed-use development than new residential launches at this address. Buyers who want new construction in this micro-location face a genuinely limited alternative set, which is a structural supply-side support for ALTEZ’s resale value.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ALTEZ | 99 yrs lease commencing from 2008 | 2014 | 280 | $2,078 |
| ONE BERNAM | 99 yrs lease commencing from 2019 | 2021 | 364 | $2,587 |
| NEWPORT RESIDENCES | Freehold | 2026 | 487 | $3,128 |
| ICON | 99 yrs lease commencing from 2002 | 2007 | 646 | $1,791 |
| SKYSUITES@ANSON | 99 yrs lease commencing from 2008 | — | 360 | $2,230 |
| SKY EVERTON | Freehold | 2021 | 262 | $2,800 |
Lease Decay Analysis
The 99-year lease runs from 2008, meaning approximately 18 years have already been consumed. Roughly 81 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~81 years | Full bank financing available |
| 2038 | ~69 years | CPF usage still unrestricted for most buyers |
| 2047 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2067 | ~39 years | Significant financing restrictions for next buyer |
| 2107 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~71 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates ALTEZ across multiple dimensions.
What Residents Say
“In spite of having close to 300 units, every time I visit it still feels very exclusive. Five lifts per floor means you almost never wait. Facilities are impeccably maintained. The management office staff — Desmond and Maureen — are professional and always helpful.”
— Resident review via PropertyGuru
“The views from the upper floors are absolutely spectacular — Marina Bay at night is something else entirely. Walking to Tanjong Pagar MRT in two minutes is incredibly convenient; I barely use my car for the work week. The sky gardens are a genuine talking point when guests visit.”
— Owner review via 99.co
“Excellent CBD location. The Tanjong Pagar hawker centre is a short walk and there are dozens of restaurants on Tras Street and Tanjong Pagar Road. The building is well managed and quiet despite the central location.”
— Tenant review via EdgeProp
“Good rental yield for the D2 area. Tenants find it almost immediately — the proximity to the financial district offices makes it very popular with expat professionals. The building is iconic and easy to describe to prospective tenants.”
— Investor review via SRX
The pattern across review sources is consistent: residents and investors are highly positive about location, building management, the exclusivity-despite-280-units atmosphere, and the sky-high views. The primary concern that surfaces across a minority of reviews relates to maintenance quality at the lower floors and the noise profile of a CBD-fringe address on weekday mornings — Enggor Street and the surrounding road network carries commercial traffic during business hours. No structural or safety concerns recur across the review base. The building’s management team is specifically and repeatedly cited by name in positive reviews, which speaks to an unusually attentive on-site management culture.
Strengths & Weaknesses
- 2-minute walk to Tanjong Pagar MRT (EWL) — one of the most direct CBD-to-station walks in Singapore
- Maxwell MRT (TEL) ~680m away — dual-line access within walking range for comprehensive island coverage
- 62 storeys, 250 metres — upper-floor views across Marina Bay and Southern Islands are permanent and unobstructable
- Sky gardens on floors 14, 28, 40, and 52 — pools and terraces distributed vertically, reducing crowding and journey time
- Far East Organization developer pedigree — well-managed, professional on-site estate team consistently praised by residents
- Five lifts per floor — virtually zero peak-hour waiting; exceptional operational efficiency for a high-rise
- Strong rental demand from CBD professional tenants — 1BR avg rent $5,100+, 2BR $7,500+, structurally deep tenant pool
- 81 years remaining on lease — no near-term financing or CPF restrictions for buyers
- Greater Southern Waterfront masterplan positioning — ALTEZ sits within the long-term URA transformation zone
- Icon Village directly connected — daily conveniences, dining, and retail without leaving the block
- Exclusive feel despite 280 units — fewer than 5 units per floor creates genuine residential privacy
- Investment score 54/100 — average; en-bloc potential is low (34/100) given lease start year and site configuration
- Walkability score 65/100 — CBD fringe means some daily errands require bus or cab; limited large-format retail nearby
- 99-year lease (commenced 2008) — leasehold tenure limits long-hold generational value versus freehold alternatives
- CBD-fringe noise profile — Enggor Street and surrounding roads carry commercial traffic on weekday mornings
- Construction vintage 2014 — original kitchens and bathrooms will need updating; budget $50k–$90k for 1BR refresh
- ShioKnest score 45/100 — below-average composite score; yield story is strong but capital appreciation more moderate
- Compact CBD site — limited greenery and ground-level outdoor space compared to suburban or estate condos
- Limited large supermarket options within walking distance — Cold Storage and FairPrice require a short bus or cab ride
- High-rise living logistics — groceries and heavy items require planning; long lift journeys even with 5-lift arrangement
Verdict
ALTEZ’s investment case is fundamentally a CBD-proximity, rental-yield play, layered over a long-term urban transformation optionality story. The core mechanics are straightforward: at an average PSF of approximately $2,019, with one-bedroom rents running above $5,100 per month, gross yields on the smallest units are tracking in the 3.5–4.5% range — among the strongest in District 2 and well above the Singapore residential average. The tenant pool is deep, structurally supported, and likely to deepen further: Tanjong Pagar has become a genuine CBE (Central Business Enclave) in its own right, with tech, finance, legal, and professional-services employers clustering in Anson Road, Peck Seah Street, and the broader Tanjong Pagar precinct. Two-minute walk-to-MRT is a tangible letting advantage that ALTEZ will retain regardless of where the broader market moves.
The long-term capital appreciation story is underwritten by the Greater Southern Waterfront (GSW) transformation. The URA masterplan for the former Tanjong Pagar and Pasir Panjang container port lands — approximately 2,000 hectares of prime waterfront territory — is the largest single land-use transformation in Singapore’s planning history. ALTEZ sits at the northern edge of this development zone. As the GSW is progressively built out over the next two to three decades, the precinct immediately surrounding ALTEZ should see a sustained structural uplift in both commercial activity and residential land values. Comparable transformations at Marina Bay (from the 1990s) and the Jurong Lake District (currently underway) provide precedents for the capital appreciation trajectory that can accompany major URA precinct-scale development.
The investment score of 54/100 and ShioKnest score of 45/100 reflect a nuanced picture. The en-bloc score of 34/100 is the weakest dimension: at 280 units on a tight CBD-fringe site, the en-bloc economics are challenging — the replacement development would need to deliver compelling numbers given the land cost, and the 99-year lease (commenced 2008) means the collective sale premium is not being driven by lease decay urgency. For investors banking on en-bloc as a return driver, ALTEZ is not the right vehicle. The investment case rests on yield and held appreciation, not en-bloc optionality.
Against its direct D2 comparables, ALTEZ occupies a distinctive position. The Clift at Cecil Street and Icon on Gopeng Street (both D1–D2 CBD-fringe towers) offer similar location profiles, but ALTEZ’s sky-garden facilities, unique verticality, and the iconic height create a product that commands a premium among high-floor buyers and that does not compete in the same way as a lower-rise alternative. SkySuites @ Anson — the development most directly comparable in height and typology — shares the second-tallest-residential-tower status and provides the closest like-for-like comparison. For buyers prioritising the height-and-view story, the shortlist is genuinely narrow.
ALTEZ is the clearest expression of the “vertical living with CBD walkability” thesis available in the Singapore market. Its investment case is yield-driven, its tenant demand is structurally deep, and its Greater Southern Waterfront positioning provides long-horizon capital upside. The trade-off is a 99-year lease and limited en-bloc optionality. For investors with a 5–15 year horizon who want proven rental returns and genuine urban transformation exposure, ALTEZ earns a strong consideration.