Where Is Newport Residences Located?
Newport Residences Location.
Newport Residences is located at the corner of Anson Road and Bernam Street, and next to the Ayer Rajah Expressway (AYE). Across the AYE is the former Tanjong Pagar container port, which has since been relocated to Tuas Port. Thus, it will enjoy unobstructed views of the southern shoreline.
One Bernam, another mixed-use development launched in May 2021, lies on the opposite side of Bernam Street.
There are two MRT stations near the development – Prince Edward and Tanjong Pagar. They are 3 minutes and 7 minutes walk away, respectively.
The area is mostly surrounded by office buildings, with some having retail and F&B spaces at ground level. Besides serving the needs of office workers and residents, they also inject much-needed vibrancy into the streetscape.
Despite the convenience of the location, one drawback could be the vehicular noise generated from the busy Keppel Road and Keppel viaduct next to the development. To a certain extent, this can be reduced using sound-proofing material.
Excellent Public Transportation Network
Being located at the heart of Downtown Singapore, Newport Residences has convenient access to public transport. Besides being within walking distance of two MRT stations, it is also well-served by public buses.
Together, they offer an excellent transportation network that makes commuting to work, leisure, or just running errands that much easier.
MRT Stations Near Newport Residences
Tanjong Pagar MRT Station.
Prince Edward MRT Station – Slated to be completed in 2025, it will “close the loop” on the Circle Line between the Marina Bay and Harbourfront MRT stations. It is located about 200m or 3 minutes walk from the development.
When completed, it is just one stop to Marina Bay, two stops to Bayfront, three stops to Harbourfront, and eight stops to the National University of Singapore (NUS) and National University Hospital (NUH).
The Marina Bay is an MRT interchange station for the Circle, North-South, and Thomson-East Coast Lines, while the Harbourfront station is an interchange for the Circle and North-East Lines.
Tanjong Pagar MRT Station – Located on the East-West Line, it is about 600m or 7 minutes walk from Newport Residences.
It is one stop to Outram Park, SGH Campus, and Raffles Place, two stops to City Hall, and three stops to Bugis.
The Outram Park is an MRT interchange for the East-West, North-East, and Thomson-East Coast Line, while Raffles Place and City Hall are train interchanges for the East-West and North-South Lines.
Public Buses
Residents of Newport Residences will also enjoy convenient access to public buses, with the bus stops merely two minutes walk away.
There are many buses plying Anson Road, and they include the following: Bus No. 10, 70, 75, 97, 100, 106, 130, 133, 162, 196, 513, 850E, 868E, 951E, and 982E.
These buses offer an alternative and direct route to many parts of the city, as well as housing estates in the suburbs such as Clementi, Ang Mo Kio, Serangoon, Yio Chu Kang and Marine Parade, to name a few.
Major Expressways
There are several major expressways within a short drive from Newport Residences. They are:
- Ayer Rajah Expressway (AYE).
- Marina Coastal Expressway (MCE).
- East Coast Parkway (ECP).
- Central Expressway (CTE).
For those who drive, they will help to cut down travelling time substantially. For example, a drive to the Jurong Lake District and Changi Airport only takes 22 minutes and 27 minutes respectively.
Amenities Near Newport Residences
Newport Residences enjoys convenient access to a plethora of amenities, such as shopping malls, a wet market, hawker centres, food havens, schools, and medical facilities.
With such a family-friendly environment, it is expected to attract a wide range of property buyers and investors.
Shopping Malls
There are several shopping malls within a short walk from Newport Residences. Although not large, they offer a wide range of products and essential services. Some of these include cafes and restaurants, home products, beauty and wellness, supermarkets, and many more. These shopping malls are:
- 100 AM.
- Icon Village.
- Guoco Tower.
- Tanjong Pagar Plaza.
Tanjong Pagar Plaza has about 130 shops and they offer an eclectic mix of goods and services. These range from Chinese medicinal products, clothing, textiles, cosmetics, electronics, traditional handicrafts, and beauty parlours.
There are also several eateries, while a hawker centre and wet market are located next to it.
100AM
Tanjong Pagar Plaza
Icon Village
Tanjong Pagar Market and Food Centre
Raffles City.
Vivocity.
Duxton Hill
Maxwell Food Centre
Lau Pa Sat
Amoy Street Food Centre
Chinatown
Raffles Hotel
The Rail Corridor - 8 Minutes from Newport Residences
Tanjong Pagar Railway Station
Newport Residences is just 8 minutes walk from the former Tanjong Pagar Railway Station, the southern tip of the Rail Corridor.
The Rail Corridor is a 24-kilometre stretch of land that runs from Tanjong Pagar in the south to Woodlands in the north. It was previously used as a railway line connecting Singapore to Malaysia but has been decommissioned.
Stretches of the Rail Corridor will be converted into green spaces for the public, while the surrounding land will be rejuvenated with new commercial, cultural, and leisure developments.
As for the former Tanjong Pagar Railway station, it will be conserved and turned into a multi-functional community space that will include an auditorium and art gallery. This will include a new public park named Station Green, which will be integrated with the upcoming Cantonment MRT station along the Circle Line.
The Sentosa-Brani Master Plan
Sentosa-Brani Master Plan
Sentosa is Singapore’s premier destination for resorts and theme parks located just 3 MRT stations from Newport Residences when the full Circle Line is completed. First developed in 1970, it is undergoing a revamp to transform it into a “game-changing leisure and tourism destination”.
Under the Sentosa-Brani master plan announced in 2019 as part of the transformation of the Greater Southern Waterfront, it aims to create a more vibrant and modern destination for tourists and locals alike.
Such an exciting development will have a positive impact on property values near it, such as Newport Residences.
Three projects are expected to be completed in Sentosa this year:
Raffles Sentosa Resort & Spa – It will feature villas with private swimming pools.
SensoryScape – A multi-sensory walkway that will stimulate the five senses – such as textured surfaces and plants that respond to touch, a water feature with the sound of cascading water, and visually striking giant flower stalks.
Palawan Sands – An entertainment precinct offering facilities such as an electric go-kart circuit, a mini-golf course and two beach clubs.
Meanwhile, Pulau Brani, a container port located next to Sentosa will be renamed Downtown South. It will offer new attractions similar to Universal Studios.
Exciting Transformation of the Greater Southern Waterfront
The Greater Southern Waterfront
The Greater Southern Waterfront (GSW) comprises 30km of coastline stretching from the Gardens by the Bay East to Pasir Panjang and West Coast Park. With 2,000ha of land, it is six times the size of Marina Bay and twice the size of the Punggol housing estate.
The transformation of GSW is expected to have a positive impact on property values in the area. Envisaged as a major gateway, new housing projects and offices will be developed. They will be complemented by various leisure attractions and nature parks, creating a vibrant live-work-play environment that offers numerous investment opportunities.
This will benefit residents of Newport Residences as it is located at the doorstep of GSW.
URA Downtown Master Plan
URA's Downtown Master Plan
Under the URA master plan for Downtown Singapore, it seeks to create a vibrant and sustainable urban centre. It will focus on four main areas:
Enhancing connectivity and accessibility - Besides expanding the existing MRT network, better pedestrian and bicycle infrastructure will also be built.
Diverse housing options with supporting developments – These will include public, private, and mixed-use options, supported by new retail, dining, and entertainment developments.
Promoting a green and liveable environment - More green spaces will be set aside while improving the quality of existing parks and open spaces.
Building a strong sense of identity and community – This is done by promoting the unique history and culture of the downtown area, as well as supporting the growth of local arts and culture. Additionally, new public spaces and plazas will provide more opportunities for social interaction and community engagement.
Review Conclusion - An Investment Perspective
To recap, Newport Residences can offer an excellent investment opportunity for the following reasons:
- A rare freehold development in the Central Business District (CBD)
- Highly favourable location
- Rejuvenation of the precinct under the URA Downtown master plan and CBD Incentive Scheme
- At the doorstep of the transformation of the Greater Southern Waterfront
- Excellent transportation network
- Proximity to schools, amenities, and attractions
- Good catchment of existing tenants for those looking for investment
How have Properties Performed in District 2?
In terms of location, convenience, and the many exciting developments taking place within and around District 2, the investment potential for Newport Residences is undoubtedly promising, especially for a rare freehold development.
But how have properties in District 2 performed? Let's look at several 99-year leasehold developments in Chart 1 below.
Property Price Trends Comparison.
Rather surprisingly, the results were mixed as far as capital appreciation is concerned. As can be seen from the chart, Icon and The Sail @ Marina Bay have performed well since their launch in May 2003 and October 2004 respectively, chalking up the following average price gains:
- Icon: +159.28%
- The Sails @ Marina Bay: +95.72%
These two developments were built after former Minister of National Development Lim Hng Kiang’s speech in 1997 on the development of a new Downtown in Marina Bay. This created quite a buzz amongst property investors then.
However, subsequent housing developments such as Lumiere, Altez, Wallich Residence, and Marina One Residences, launched in December 2006, February 2010, December 2013, and October 2014 respectively, have performed rather lacklustrely.
- Lumiere: +8.01%
- Altez: +1.67%
- Wallich Residence: +27.92%
- Marina One Residences: 1.60%
This can be attributed to competition from a slew of new developments following the launch of Icon and Sail @ Marina Bay, among other factors, which have negatively affected their capital appreciation potential.
Similarly, One Bernam located across Newport Residences, which was launched in May 2021, has only moved 48.7% of its total units thus far. But with prices starting from $2,692 psf, it offers quite an attractive option compared to recent new launches in OCR such as Amo Residence, Lentor Modern, and Sky Eden which are already selling above $2,100 psf on average.
As far as Newport Residences is concerned, competition from existing and upcoming developments (more on this below) could also affect its investment potential. However, the rejuvenation of the precinct and transformation of the Greater Southern Waterfront should improve the outlook for District 2, which will help to prop up property values in the time to come.
Moreover, its freehold status may appeal to property investors as most of the developments around it are 99-year leaseholds.
Nevertheless, the latest property cooling measures which saw the doubling of ABSD for foreigners from 30% to 60% are expected to lend a note of caution to the property market. But at the same time, this will offer local investors a chance to invest in a prime property as the developer is likely to price their units more attractively.
Rental Yields
Next, let’s examine rental returns. As can be seen in Chart 2, District 2 outperformed the other prime districts. A comparison between Districts 1, 2, 9, 10, & 11 has shown the following:
Rental Yields Comparison.
- District 1 (Raffles Place, Marina Bay) - $6.69 psf
- District 2 (Tanjong Pagar, Shenton Way) - $6.87 psf
- District 9 (Orchard, Grange Road) - $5.79 psf
- District 10 (Bukit Timah, Holland) - $5.06 psf
- District 11 (Novena, Thomson) - $4.92 psf
Also, over the last 20-year period, District 1 appreciated the most - +215.35%. This is followed by District 2 (+187.42%), District 11 (+154.48%), District 9 (+127.35%), and District 10 (+89.85%).
Meanwhile, the following table shows the rental yields of the above-mentioned developments. They compared very favourably to those in District 9 for example, where most are hovering in the 2.0-2.5% region.
| Icon | Sail @ Marina Bay | Lumiere | Altez | Wallich Residence | Marina One Residences | |
| Rental Yield | 4.6% | 4.3% | 4.4% | 4.5% | 3.5% | 3.6% |
Upcoming Mixed-Use Developments Near Newport Residences
Besides Newport Residences, the following are upcoming mixed-use developments coming up nearby in Districts 1 & 2:
- TMW Maxwell (former Maxwell House) ~ 324 units
- Former Realty Centre (located at Enggor Street and next to One Bernam) ~ 100 units
- Skywaters Residences ~ 215 units
- Marina View Residences ~ 905 units
- Marina Gardens Lane ~ 790 units
- Marina Gardens Crescent ~ 775 units
TMW Maxwell, Realty Centre, and 8 Shenton Way are redevelopment sites, while the others are sold under the government land sale (GLS) programme.
The Marina View site, located beside the Singapore Conference Hall, was awarded to Boulevard View, an entity linked to IOI Properties Group, in September 2021.
Meanwhile, the Marina Gardens Lane site has been launched for tender in December 2022. This will be followed by the Marina Gardens Crescent site in June this year.
Both sites are located near Gardens By the Bay, which will spearhead the transformation of the Marina South precinct that is currently undeveloped.
