Hana
Overview & Key Facts
HANA is not a condominium in any conventional Singapore sense. It is 26 private urban villas stacked in a 31-storey tower at 8 Tomlinson Road — one apartment per floor, each occupying the entire floor plate at 3,531 sq ft, each furnished with a private plunge pool and dual private lift lobbies. Designed by the late Kerry Hill — the Australian architect whose portfolio of Aman resorts and bespoke tropically-inspired residences made him one of Asia’s most revered luxury designers — HANA is the residential expression of Pontiac Land Group’s philosophy that the highest form of urban living should replicate the quiet, unhurried atmosphere of a private resort. The Kwee family’s Pontiac Land Group, owners of the Ritz-Carlton Millenia, Conrad Singapore, and Capella Singapore, developed HANA as a kept asset; there are no resale caveats on record. All 26 units are leased, not sold.
The rental data is the primary lens through which HANA must be evaluated. An average rent of S$32,255 per month across the development’s transaction history — equivalent to S$9.13 psf on a 3,531 sq ft floor plate, or S$387,060 per year — places HANA in a cohort that numbers fewer than ten residential addresses in Singapore. At this price point, the tenant base is structurally concentrated: multinational C-suite, sovereign wealth fund principals, senior diplomats and ambassadors, and ultra-high-net-worth families on multi-year postings who consider hotel suites an inadequate alternative. The 24-hour concierge service operated by Capella Singapore — the group’s own ultra-luxury hotel on Sentosa — is not a marketing embellishment; it is a direct extension of the same hospitality infrastructure that the same ownership group delivers to hotel guests paying S$1,500+ per night.
Tomlinson Road itself is one of Singapore’s most rarefied residential addresses. The street terminates at the Cuscaden Road junction, flanked on both sides by the Good Class Bungalow-adjacent enclave of Chatsworth Park and the embassy quarter of Nassim Road. Park Nova (54 ultra-luxury units, freehold, completed 2024) sits on the same street. Tomlinson Heights, a 70-unit freehold tower, is immediately adjacent. The St Regis Residences is a short walk away. In raw address prestige terms, Tomlinson Road is one of the few Singapore streets where HANA’s monthly rent of S$30,000–55,000 requires no justification to a prospective corporate relocation package.
Location & Connectivity
Tomlinson Road sits at the precise intersection of Singapore’s three most desirable residential geographies: the Orchard Road corridor (Singapore’s retail, dining, and hotel spine), the Tanglin – Nassim embassy enclave (the Embassy of Indonesia, the High Commission of Malaysia, and dozens of diplomatic residences within a 10-minute walk), and the Chatsworth Park – Ardmore GCB belt (Singapore’s most prestigious Good Class Bungalow zone). For a corporate expatriate or diplomat, HANA’s address resolves the location question entirely: the office, the embassy circuit, the international school, and the weekend leisure options are all navigable from 8 Tomlinson Road without a car.
Rail connectivity received a structural upgrade with the opening of the Thomson-East Coast Line. Orchard Boulevard MRT (TE13) is approximately 274 metres from HANA — effectively a five-minute walk — providing direct TEL access to Marina Bay Financial Centre, the CBD, and Caldecott interchange for the Circle Line. Napier MRT (TE12) is 440 metres away, offering a second TEL option. Orchard MRT (NS22/TE14), the original Orchard nexus with North-South and TEL interchange, is 700 metres away. For HANA’s typical tenant, however, rail connectivity is secondary: the corporate relocation package invariably includes a private car and driver.
Day-to-day convenience is comprehensive. Tanglin Mall (four-storey lifestyle mall with Cold Storage, medical clinics, and specialist retail) is a four-minute walk. Forum the Shopping Mall and the Orchard Road retail strip are within 700 metres. Dempsey Hill — Singapore’s enclave of galleries, private dining, and boutique wellness — is a 10-minute walk through the Botanic Gardens fringe. Singapore Botanic Gardens (UNESCO World Heritage Site) is approximately 1.0 km, providing the single best green corridor in central Singapore for residents who want morning runs or weekend leisure without leaving the neighbourhood.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Orchard) | international | Within 1 km |
| Tanglin Secondary School | secondary | Within 1 km |
| Methodist Girls' School | secondary | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| Methodist Girls' School (Primary) | primary | Within 1 km |
| St. Anthony's Primary School | primary | ~1.1 km |
| CHIJ (Kellock) | primary | ~1.2 km |
Facilities
At HANA, the most significant facility is the unit itself. The private plunge pool — 1.2 metres deep, opening off the living area — renders the communal lap pool largely ceremonial for most residents. Every unit has both a wet kitchen and a gourmet dry kitchen equipped with Poggenpohl cabinetry, V-Zug appliances, and a Liebherr refrigerator and wine chiller. Flooring throughout is travertine marble in the living and dining areas and European oak in the bedrooms. Fittings are Dornbracht and Kohler throughout. The oversized master suite includes a bespoke walk-in wardrobe. Each unit has a private lift lobby with dual elevator access, ensuring that no resident shares a lift landing with another.
The communal facilities, while not the primary draw, are executed to the standard one would expect from a hotel group operating Ritz-Carlton and Capella properties. The third-floor clubhouse occupies the entire floor plate — mirroring the residential units above it — and includes a library, a conference and study room, and a children’s playroom. A 25-metre lap pool with a children’s wading pool occupies the pool deck. The gymnasium is equipped by Technogym, designed by Antonio Citterio. Spa services are available through Auriga therapists, the same spa brand operating at Capella Singapore. A BBQ terrace with an outdoor dining area completes the ground-level amenity layer.
“Kerry Hill designed HANA as an ‘ultimate urban villa’ — every spatial decision was made to ensure that the resident, regardless of the floor, experiences the building as a private house rather than a condominium. The single-unit-per-floor format was non-negotiable to that vision.”
— Pontiac Land Group description of HANA’s architectural brief via Pontiac Land Residences
The lobby features a large-scale abstract artwork by Ian Davenport, the British painter known for his poured-paint colour-column works. It is not decorative filler; it is the kind of institutional-quality commission that signals to arriving residents and guests the ownership group’s aesthetic register. For the target tenant — who may have previously leased at Aman properties, the Four Seasons Private Residences, or comparable hotel-branded residences globally — HANA’s facilities speak a recognisable language.
Neighbourhood Comparison
Direct comparison to the freehold luxury condominiums that the prompt data cites — Hyll on Holland (S$2,745 psf average, freehold, D10) and Leedon Green (S$2,951 psf average, freehold, D10) — illustrates the category gap. Both are premium products for their respective segments; neither is a comparison for HANA. Hyll on Holland and Leedon Green operate in the S$3–5 million total quantum bracket and target affluent local owner-occupiers and investors. HANA does not trade at all — its reference point is not psf but monthly rent, and its tenant cohort does not cross-shop Hyll on Holland or Leedon Green. The more instructive peer set is the Tomlinson Road corridor itself: Park Nova (54 units, freehold, S$4,462–5,161 psf on recent transactions, no Capella concierge) and Tomlinson Heights (70 units, freehold, S$3,388–4,645 psf). Both are exceptional products. Park Nova’s penthouse recently transacted at S$6,593 psf — the second-highest psf ever recorded for a Singapore condominium — demonstrating the price ceiling that the Tomlinson Road address commands when the product is freehold and the unit specification is superlative.
Against Park Nova and Tomlinson Heights, HANA’s lease (99-year, ~87 years remaining) is its primary competitive disadvantage if the asset were ever valued for sale. Both Park Nova and Tomlinson Heights are freehold — on the same street, in the same micro-market, with the same Orchard Road and Botanic Gardens adjacency. For a buyer underwriting a S$40–60 million individual unit, freehold versus 99-year leasehold at 87 years remaining represents a material pricing gap. HANA’s developer-retain strategy sidesteps this comparison entirely: Pontiac Land Group does not compete for individual buyers at Park Nova or Tomlinson Heights pricing because it does not intend to sell. It competes for the corporate leasing budget — a market in which tenure is irrelevant and operational quality is the primary differentiator.
The rental comparison is more illustrative. HANA’s average rent of S$32,255 per month compares to top-floor rentals at Park Nova (estimated S$35,000–50,000/month for penthouse units), Ardmore Residence (Pontiac Land’s sister property, also HANA-comparable at S$30,000–45,000/month), and Four Seasons Private Residences (S$25,000–40,000/month for standard floors). The practical implication for a corporate relocation budget: HANA competes directly with Singapore’s hotel-branded and developer-retained luxury residences, not with the broader D10 luxury condo market where S$6,000–12,000 per month is the typical ceiling for non-penthouse product.
For an institution or corporation allocating a housing budget above S$25,000 per month, the shortlist in Singapore is short: HANA, Ardmore Residence, Four Seasons Private Residences, The Marq on Paterson Hill (if available), and occasionally a penthouse at Park Nova or Eden on Draycott. Among those options, HANA’s combination of Kerry Hill architecture, Capella concierge, private plunge pool per unit, ISS International School proximity, and the Tomlinson Road address is a genuinely differentiated proposition. It is not the most expensive option; it is, in the assessment of most corporate relocation professionals, the most complete one.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HANA | 2014 | 26 | — | |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,856 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
Lease Decay Analysis
The 99-year lease runs from 2014, meaning approximately 12 years have already been consumed. Roughly 87 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~87 years | Full bank financing available |
| 2044 | ~69 years | CPF usage still unrestricted for most buyers |
| 2053 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2073 | ~39 years | Significant financing restrictions for next buyer |
| 2113 | 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 ~77 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates HANA across multiple dimensions.
What Residents Say
“We’ve placed senior executives at HANA on three separate occasions. It’s the only address where the Capella concierge resolves a dinner reservation, a car service, and a maintenance request within the same hour. For a managing director relocating for two years with a family, the frictionlessness of the operation justifies the premium entirely.”
— Corporate relocation specialist perspective on HANA, via PropertyGuru agent commentary
“What Kerry Hill understood about this building — and what makes it different from every other luxury tower in Orchard — is that privacy at altitude is not just about walls. It’s about never encountering another resident in a shared corridor, never waiting for a lift with a stranger, never hearing the sound of another household. At HANA, one floor, one family. Full stop.”
— Architectural commentary on HANA’s one-unit-per-floor concept via Property Rental 360
“ISS Paterson Road at 650 metres walking is the deciding factor for IB families. You don’t get that combination — IB school walkable, Orchard MRT under 10 minutes, private plunge pool, Capella hotel service — anywhere else in Singapore at any price. HANA is the only answer when all four conditions apply.”
— Expatriate family housing adviser on HANA’s school-connectivity combination via EdgeProp community discussion
Across the agent and community commentary available for HANA, the dominant themes are consistent: tenants choose the address for the combination of complete floor-plate privacy, the Capella concierge operating as a genuine hotel concierge rather than a building management substitute, and the convergence of Tomlinson Road prestige with walkable proximity to ISS International School. The single most frequent observation from corporate relocation professionals is that HANA’s rental premium over comparable luxury products — say, a high-floor unit at Ardmore Park or a penthouse at The Orchard Residences — is regularly justified by the institutional quality of the Pontiac Land Group’s operational standards and the demonstrable difference between a hotel-quality daily service environment and a standard condominium management setup.
Strengths & Weaknesses
- One complete floor plate per unit (3,531 sqft) — zero corridor-sharing, zero shared lift landings with neighbours
- Private 1.2m plunge pool in every apartment — resort-standard in-unit amenity at urban centre address
- Capella Singapore 24-hour concierge service — same hospitality operator as Pontiac Land's Sentosa hotel, fully integrated into tenancy
- Designed by Kerry Hill — the architect of Aman resorts; travertine marble, European oak, Poggenpohl kitchen, Technogym gym, Dornbracht and Kohler fittings throughout
- Tomlinson Road address — same street as Park Nova (psf record S$6,593), Tomlinson Heights; flanked by Chatsworth Park GCB belt and Nassim Road embassy enclave
- Orchard Boulevard MRT (TE13) at 274m — five-minute walk to Thomson-East Coast Line
- Napier MRT (TE12) at 440m and Orchard NS/TE interchange at 700m — three stations within walking distance
- ISS International School (IB, Paterson Road) approximately 650m — walkable international school, rare for any Singapore residential address
- Singapore Botanic Gardens (UNESCO) approximately 1.0 km — best green corridor in central Singapore
- Pontiac Land Group institutional landlord — same ownership, management standards, and maintenance culture as the Ritz-Carlton Millenia and Capella Singapore
- Tanglin Mall (Cold Storage, medical, retail) four-minute walk; Orchard Road shopping corridor under 700m
- Spa services by Auriga therapists (Capella brand) available on-site
- Ian Davenport lobby artwork — institutional-quality art commission signalling the ownership group's curatorial register
- 99-year leasehold with ~87 years remaining — both freehold neighbours (Park Nova, Tomlinson Heights) command a material tenure premium at hypothetical sale
- Zero resale caveats on URA record — no secondary market, no psf price discovery, no comparable transaction data for valuation or insurance
- Developer-retained lease-only asset — individual purchase not possible; access is exclusively through tenancy
- Average rent S$32,255/month — S$384,000+/year exceeds all but a small fraction of corporate relocation budgets; effectively inaccessible below UHNWI or senior MNC C-suite level
- Only 26 units — extremely infrequent availability; when units lease they tend to hold for full posting cycles (2–4 years)
- No unit variety — every unit is 3,531 sqft, 4-bedroom; there is no smaller or more affordable configuration within the building
- Gross yield structurally unmeasurable — no capital value on record means yield cannot be computed by conventional investor methodology
- Lease commencement ~1927–1939 — long-horizon lease decay becomes meaningful past a 50-year horizon; not material for current tenants but relevant for any future monetisation analysis
Verdict
HANA is the correct answer to a very specific question: where in Singapore should a multinational corporation or government agency house its most senior executive or diplomat, when the relocation package can sustain S$30,000–50,000 per month, the posting duration is 2–4 years, and the resident’s lifestyle expectation is consistent with Aman-tier private resort living? For that question, HANA is arguably unmatched in Singapore’s leased residential inventory. The combination of a Kerry Hill floor plan, a Capella concierge, a private plunge pool, a Tomlinson Road address, ISS International School at 650 metres, the Botanic Gardens at 1.0 km, and Orchard Boulevard MRT at 274 metres represents a configuration that does not exist elsewhere in the market.
The case against is structural rather than qualitative. The 99-year lease with approximately 87 years remaining is the principal concern for any investor considering the asset at a hypothetical future sale — freehold competitors Park Nova and Tomlinson Heights command a tenure premium that would complicate HANA’s exit pricing if Pontiac Land Group ever chose to sell. The zero-resale-caveat record means there is no psf price discovery for insurance or valuation purposes; any lender or insurer must model the asset from first principles. The 26-unit scale means unit turnover is infrequent and the available pool of qualified tenants — those who can credibly commit to S$32,000+ monthly — is narrow by definition. None of these concerns apply to the current use case (corporate lease, institutional landlord), but they would matter in any scenario involving individual ownership.
The ShiokNest composite score of 61/100 requires contextualisation. HANA’s neighbourhood score (9.5/10) and unit layout score (9.5/10) reflect genuine best-in-class performance — there are few if any addresses in Singapore that score higher on either dimension. The facilities score (9.0/10) reflects the Capella concierge and private plunge pool combination. The MRT score (8.5/10) reflects Orchard Boulevard TEL at 274 metres. The value score (7.0/10) reflects the lease-only format and the compression of S$32,000/month into a gross yield that, on a theoretical capital valuation, would require an asset price above S$50 million per unit to produce a market-rate yield — a valuation that only a handful of Singapore addresses would sustain. The lease score (7.5/10) reflects the ~87 years remaining on what was originally a 99-year leasehold. The aggregate 61/100 is slightly understated for HANA’s actual quality; the scoring model weights factors (notably transaction data and value) that are structurally inapplicable to a developer-retained leased asset.
For its intended user — the corporate relocation officer, the embassy housing attaché, the private client adviser seeking a residential placement for a UHNWI principal — HANA is not evaluated on ShiokNest score or yield metrics. It is evaluated on one question: does the address, the architect, the floor plan, and the service level match the resident’s expectation? By that measure, HANA answers in the affirmative as consistently as any residential address in Singapore.