Lloyd Sixtyfive
Overview & Key Facts
Lloyd Sixtyfive occupies a quiet residential stretch of Lloyd Road in District 9, a short block south of the Somerset MRT station and within easy walking distance of Orchard Road. Completed in 2016 and developed by TG (2010) Pte Ltd, this boutique freehold development comprises just 76 units arranged in a single L-shaped 10-storey block — a scale that sets it apart from the high-density towers that dominate the Core Central Region.
The development was designed by W Architects under the direction of Mok Wei Wei, one of Singapore’s most decorated architects. The building’s form responds intelligently to the street, with a terraced façade that steps back at upper floors to reduce bulk and create generous balcony space. The internal courtyard layout — with units facing either the landscaped garden or the quiet residential street — gives the project a calm, private character that is rare for its central location.
Buyer demographics reflect the development’s premium positioning: approximately 21.9% of buyers are foreign nationals, well above the typical heartland condo profile, alongside 65.6% Singaporean and 3.1% PR buyers — plus a notable 9.4% corporate purchases. The rental market is similarly strong, with 192 recorded rental transactions at a median monthly rent of S$9,100, generating an above-average gross yield of 4.04% for a prime CCR address.
Location & Connectivity
The location argument for Lloyd Sixtyfive is straightforward and compelling. Somerset MRT station is approximately 370 metres away — a genuine four-to-five-minute walk through a pleasant residential streetscape, without the noise and heat of an Orchard Road frontage address. The station sits on the North-South Line, providing direct access to Orchard (one stop), City Hall, Raffles Place, and Marina Bay. For commuters heading north, Newton, Novena, and Bishan are all single-line and fast.
The Thomson-East Coast Line’s Great World station adds a second MRT option at approximately 580 metres — expanding reach east to Shenton Way, Tanjong Pagar, and eventually Changi Airport without changing lines. Dhoby Ghaut interchange, offering the Circle and North-East Lines, is under 800 metres on foot. In practice, Lloyd Sixtyfive residents have the reach of three MRT lines within comfortable walking distance: an unusual advantage even by CCR standards.
Orchard Road itself is reachable on foot in around eight to ten minutes, giving residents walkable access to ION Orchard, Ngee Ann City, 313@Somerset, and the full Orchard retail and dining corridor. For daily groceries, a FairPrice Finest and Don Don Donki are close by, and 111 Somerset is at the mouth of the MRT station. The immediate surroundings are quiet residential streets rather than commercial thoroughfares, giving the development a neighbourhood character that most Orchard-adjacent addresses lack.
For drivers, the CBD is approximately 10 minutes via Orchard Road or the CTE. The PIE and AYE are accessible within 10 minutes, and the airport is 25 minutes in off-peak conditions. Valet parking and ride-hailing drop-off is smooth given the quiet street frontage.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | primary | Within 1 km |
| Kheng Cheng School | primary | Within 1 km |
| ACS (Junior) | primary | Within 1 km |
| Singapore Management University | tertiary | ~1.2 km |
| St. Anthony's Primary School | primary | ~1.4 km |
| Nanyang Academy of Fine Arts | tertiary | ~1.5 km |
| School of the Arts | jc | ~1.5 km |
| Outram Secondary School | secondary | ~1.5 km |
Facilities
Lloyd Sixtyfive is deliberately restrained in its facilities offering — and that is a considered choice, not a shortcoming. With 76 units on a boutique site, the priority is privacy and quality of the built environment rather than a long checklist of amenities. The development offers a BBQ area, a function room, a gym, and an internal landscaped courtyard — curated to serve a small community without the booking conflicts and maintenance overhead of a large clubhouse complex.
The gym is compact but well-equipped for a development of this size. The courtyard garden is the centrepiece: a lushly planted, naturally ventilated space between the two arms of the L-plan that serves as a shared living room for residents. The architectural quality of the shared spaces — the considered materiality, the absence of over-programming — is arguably a facilities asset in its own right.
“The architecture genuinely lifts the quality of daily life in a way that a longer amenities list often cannot. You feel it in the lobby, in the corridors, in the way the courtyard connects to the living spaces.”
— PropertyLimBrothers review of Lloyd Sixtyfive
Buyers considering Lloyd Sixtyfive and requiring a full resort-style facility suite (50m lap pool, tennis courts, multiple function rooms) are looking at the wrong development. The pitch here is architecture, location, exclusivity, and unit quality — not facility breadth. Residents who want a large pool tend to use the Orchard Road hotel gym circuits or the Somerset area fitness options within walking distance.
Unit Sizes & Layout
The unit mix at Lloyd Sixtyfive is unusually thoughtful for a Singapore condo, with configurations that depart significantly from the standard 1/2/3/4-bedroom matrix. Specific types include 1-bedroom + Study with Double Volume (710–1,055 sqft), 2-bedroom + Study Loft (1,668–1,701 sqft), 2-bedroom Attic (1,604–1,981 sqft), 3-bedroom Loft (2,422 sqft), and 4-bedroom units. Standard 1-bedrooms start from 592 sqft.
The loft and attic configurations are the signature product. Double-volume spaces — with ceiling heights of approximately 5.9 to 6.0 metres in key living areas — are exceedingly rare in Singapore residential development. These high ceilings, paired with full-height glazing and expanded balconies, create an interior volume and light quality that flatly photographs cannot convey. Residents consistently describe the units as feeling significantly larger than their stated floor area.
Finishing quality is consistent with the premium positioning. High-quality imported stone flooring, premium kitchen cabinetry, and branded bathroom fittings are standard. Unlike mid-market developments where the show unit finishings diverge significantly from what buyers actually receive, Lloyd Sixtyfive delivered on its specification promises. Buyers looking to move in with minimal renovation spend will find that feasible here — a meaningful distinction in a market where renovation budgets of S$100,000–200,000 are increasingly standard.
The rental demand profile confirms unit quality holds up over time. 192 rental transactions on record at a median S$9,100/month tells a clear story: the unit quality, ceiling heights, and address attract a consistently strong expatriate and professional tenant pool. Smaller 1-bedroom units target individual professionals and executives; the larger lofts and attics attract families and senior executives who want space in central Singapore without committing to a Good Class Bungalow.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $3,802 | $2,292,000 |
| 2 BR | 1 | $3,801 | $2,700,000 |
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $2,292,000 to $2,700,000, averaging $2,496,000.
Rents range from $3,000 to $28,250 per month across 192 rental transactions. Current rental yield sits at approximately 4.0%.
Price Appreciation
From 2022 to 2025, the average PSF has appreciated by -0% (from $3,802 to $3,801 psf).
Neighbourhood Comparison
The natural comparables for Lloyd Sixtyfive are other boutique freehold developments in the River Valley / Somerset corridor. The Avenir at River Valley Road is freehold, 376 units (larger but still boutique), and commands approximately S$3,190 psf — slightly below Lloyd Sixtyfive’s recent S$3,800 psf, reflecting The Avenir’s superior pool and facilities offering but Lloyd Sixtyfive’s architectural premium. Irwell Hill Residences is 99-year leasehold at S$2,728 psf with 540 units — a meaningful scale and tenure discount, but with better recreational facilities.
River Green (524 units, 99-year, S$3,135 psf) and River Modern (99-year, S$3,238 psf) represent the new-launch leasehold tier. Against these, Lloyd Sixtyfive’s freehold tenure commands a premium that buyers can clearly quantify. For buyers indifferent to tenure, the newer leasehold developments offer fresher specifications and larger facility decks.
PropertyLimBrothers positions Lloyd Sixtyfive as an architectural collectible rather than a standard investment vehicle — the MOAT framework is less directly applicable here than for volume residential products. The en-bloc score of 44/100 reflects the single-block nature of the site and the freehold tenure (lower land-price upside from en-bloc compared to a leasehold development with a short remaining term). The walkability score of 90/100 is the standout metric, confirming what the location promises on paper.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LLOYD SIXTYFIVE | Freehold | 2016 | 76 | — |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,728 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,135 |
| RIVER MODERN | 99 years leasehold | — | — | $3,238 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,512 |
ShiokNest Scores
Our proprietary scoring system evaluates LLOYD SIXTYFIVE across multiple dimensions.
What Residents Say
“The design and quality of this development is truly exceptional. Very well designed, good layout, high quality finishes, and excellent location. The architect Mok Wei Wei is one of Singapore’s best and it shows in every aspect of this development.”
— Resident review via EdgeProp
“Great location, very quiet despite being so central. Somerset MRT is literally a 4-minute walk. The high ceilings make the units feel incredibly spacious, and the courtyard is peaceful. Only downside is you don’t get a pool.”
— Resident review via PropertyGuru
“Premium address without being on Orchard Road itself — that’s a genuine advantage. The street is actually quiet at night. Rental demand is strong, tenants love the apartment style and the ceiling heights.”
— Investor review via 99.co
The consistent themes across review platforms are the architectural quality, the ceiling heights, the quiet street environment despite the central address, and the MRT walkability. The facilities shortcoming is the most commonly cited negative — specifically the absence of a swimming pool, which most Singapore buyers expect at any price point. Buyers for whom a pool is non-negotiable are directed toward The Avenir or Irwell Hill Residences nearby.
Strengths & Weaknesses
- Freehold tenure in a prime District 9 CCR address — no lease decay
- Somerset MRT at 370 metres — genuinely walkable, 4-5 minutes on foot
- Two additional MRT lines within 800 m (Great World TEL, Dhoby Ghaut Circle/NEL)
- Award-winning W Architects design — Mok Wei Wei signature building
- Double-volume ceiling heights (5.9–6.0 m) in loft and attic units — rare in Singapore
- Quiet, low-density street environment despite Orchard-adjacency
- Strong rental demand: 192 transactions, median S$9,100/month, 4.04% gross yield
- Premium finishings delivered as specified — low renovation spend to move in
- Boutique scale (76 units) — exclusive, no facility booking conflicts
- North-south orientation minimises west sun exposure
- Walkability score 90/100 — Orchard, groceries, schools all in range
- No swimming pool — significant omission at this price point
- Minimal facilities: BBQ, gym, function room only
- High entry quantum: S$2.15M+ for 1-bedroom, S$6M+ for loft/attic units
- Thin re-sale liquidity — small pool of buyers at this price tier
- ABSD 60% for foreign buyers (raised since original launch) reduces international demand
- En-bloc potential limited (44/100) — single block freehold, less developer upside
- Maintenance fees comparable to larger developments but fewer facilities delivered
- Only 76 units — management council small, less leverage with vendors
Verdict
Lloyd Sixtyfive is not for everyone, and it is not trying to be. It occupies a specific and well-defined niche: architecture-led, boutique freehold in an inner-city CCR address, designed for buyers who value design quality, privacy, and walkable urban convenience over facility breadth or development scale. In that niche, it remains a benchmark.
The freehold tenure in a District 9 CCR address is the core investment thesis. Prime freehold CCR land does not depreciate in the way that 99-year leasehold does, and with Somerset MRT at 370 metres and the Orchard ecosystem on the doorstep, the location has structural demand floors from both owner-occupiers and the expatriate rental market. The 4.04% gross yield is exceptionally strong for a CCR freehold — most comparable addresses generate 2.5–3.5%.
The main limitation is price quantum. Units currently transact around S$3,800 psf, which translates to entry prices above S$2.15 million even for 1-bedroom layouts and S$6–9 million or more for the larger lofts and attics. At that quantum, the buyer pool for re-sale is narrowed by definition. The 21.9% foreign buyer proportion in the original launch base is notable: ABSD rates for foreigners have since been elevated to 60%, which reduces foreign demand liquidity compared to the original purchase cohort.
For the right buyer — permanent resident, Singaporean, or long-term expatriate planning a decade-plus hold — Lloyd Sixtyfive offers a rare combination of architectural distinction, freehold tenure, walkable MRT access, and a sustained rental yield that outperforms most CCR peers. The trade-off is modest facilities and a relatively illiquid re-sale market. It is, in the language of the developers, closer to a collectible than a commodity.