Floor plans, pricing & investment analysis — an independent Huttons specialist review.
Quick Facts
Sales Progress
| Type | Sold | Available | Total | From | From PSF |
|---|---|---|---|---|---|
| 1 Bedroom | 89(82%) | 19 | 108 | $1,447,000 | $3,053 |
| 2 Bedroom | 87(100%) | Sold out | 87 | – | – |
| 3 Bedroom | 26(81%) | 6 | 32 | $3,548,000 | $3,099 |
| 4 Bedroom | 1(6%) | 17 | 18 | $8,280,000 | $4,006 |
| Penthouse | – | 1 | 1 | $103,680,000 | $8,000 |
Source: developer sales matrix, updated 3 Oct 2026.
Newport Residences Pricing
Investment Score
Project Gallery
Address & Transport
Nearby Amenities
- • Cantonment Primary School
- • CHIJ (Kellock)
- • Radin Mas Primary School
- • Zhangde Primary School
- • River Valley Primary School
- • Outram Secondary School
- • Gan Eng Seng School
- • CHIJ St. Theresa's Convent
- • Catholic Junior College
- • St. Andrew's Junior College
- • Chatsworth International School
- • ISS International School
- • 100 AM
- • Tanjong Pagar Centre (Guoco Tower)
- • Chinatown Point
- • Clarke Quay Central
- • Suntec City
- • VivoCity
- • FairPrice Finest (Finest Amara)
- • Cold Storage (Altez)
- • DON DON DONKI (100 AM)
- • FairPrice (Tanjong Pagar Plaza)
- • Tanjong Pagar Plaza Market and Food Centre
- • Maxwell Food Centre
- • Amoy Street Food Centre
- • Chinatown Complex Market
- • Tanjong Pagar Park
- • Telok Ayer Park
- • Pearl's Hill City Park
- • Gardens by the Bay
- • Singapore General Hospital (SGH)
- • Outram Community Hospital
- • National Heart Centre Singapore
Newport Residences Site Plan & Floor Plans
Newport Residences site plan
Newport Residences Project Video
In-depth Analysis
Newport Residences Review 2026: Freehold CBD Scarcity in District 2
Newport Residences is City Developments Limited's (CDL) landmark redevelopment of the former Fuji Xerox Towers at 80 Anson Road, District 2 (Core Central Region) — a 45-storey integrated development delivering 246 freehold luxury apartments above Grade-A offices, serviced apartments and a retail podium. For buyers searching specifically for a freehold CBD condo rather than another 99-year city plot, this remains one of the very few credible options in Tanjong Pagar.
1. The core investment thesis: freehold scarcity in the financial core
Nearly every competing address in Tanjong Pagar and Marina Bay is leasehold. That single distinction drives the entire Newport Residences price story.
| Development | Tenure | Location | Positioning |
|---|---|---|---|
| Newport Residences | Freehold | 80 Anson Road, D02 | Integrated CBD trophy asset |
| Wallich Residence | 99-year leasehold | Tanjong Pagar Centre, D02 | Super-penthouse landmark |
| Marina One Residences | 99-year leasehold | Marina Way, D01 | Business-district integrated |
| V on Shenton | 99-year leasehold | Shenton Way, D01 | Investor-led CBD tower |
Over a multi-generational horizon, leasehold CBD stock faces lease decay and financing friction as the balance term shortens. Freehold tenure in a supply-starved district gives family offices and high-net-worth buyers a capital-defensive store of value — the same scarcity logic that underpins pricing in prime enclaves such as Amberwood at Holland and Sophia Meadow.
2. The Greater Southern Waterfront growth engine
Tanjong Pagar already delivers unmatched CBD connectivity. The longer-term capital appreciation case, however, is anchored to the Greater Southern Waterfront (GSW). As the Tanjong Pagar, Keppel and Brani terminals relocate to the Tuas Megaport, the URA unlocks roughly 2,000 hectares of prime waterfront land for housing, offices and public space — several times the size of Marina Bay.
Newport Residences sits at the northern gateway of that transformation, giving early buyers a first-mover position before the precinct matures. Buyers weighing waterfront-transformation plays should also read our reviews of Aurea in the Beach Road corridor and Promenade Peak on the central riverfront.
3. Architecture and vertical zoning: the Level 23 advantage
Designed by Japanese firm Nikken Sekkei, the tower zones uses vertically so homes are fully insulated from commercial traffic:
| Levels | Use |
|---|---|
| 23 – 45 | Newport Residences — 246 freehold homes |
| 6 – 21 | Newport Tower — Grade-A offices |
| 4 – 5 | Serviced apartments |
| 1 – 3 | Newport Plaza — F&B and retail |
Because every home starts from the 23rd floor (~100m above sea level), all units bypass street-level noise and secure unblocked skyline or Southern Coastline views — a genuine differentiator against low-rise city stock. Lifestyle facilities are distributed across four sky decks: Club Vista (L25), Playscape (L29), Wellness Sanctuary (L37) and the private Sky Club (L41).
4. Unit mix, rental fit and pricing context
| Configuration | Buyer profile | Design notes |
|---|---|---|
| 1 & 2 Bedroom | CBD executives, leasing investors | Efficient dumbbell layouts, minimal corridor wastage |
| 3 Bedroom | Owner-occupiers, dual-income professionals | Private lift foyer, wide living frontage |
| 4 Bedroom & above | Downsizers, legacy buyers | Premium V-Zug, De Dietrich and Dornbracht fittings |
Entry pricing from $1.447M places Newport Residences in the prime-CCR band. Tenant demand is drawn straight from the Grade-A office towers of Tanjong Pagar, Shenton Way and Raffles Place, supporting resilient occupancy across market cycles. Investors benchmarking city yields against city-fringe and suburban alternatives should compare Meyer Blue in District 15 and Thomson Reserve in District 20.
Availability, floor plans and developer pricing move weekly. See live new launch promotions, browse our market insights, or view every project in our full review index.
Location & Connectivity
Location & Connectivity: Triple-Line MRT Access in Tanjong Pagar
Newport Residences sits in the heart of Singapore's financial district, with three MRT lines within an easy walk — one of the strongest transport profiles of any freehold new launch in the CCR.
| MRT Station | Line | Walk | Direct access to |
|---|---|---|---|
| Prince Edward Road | Circle Line | ~3 min | Marina Bay, HarbourFront, one-north |
| Tanjong Pagar | East–West Line | ~5 min | Raffles Place, City Hall, Changi Airport |
| Maxwell | Thomson–East Coast Line | ~8 min | Orchard Road, East Coast corridor |
Expressways and drive times
| Route | Connection | Approx. drive |
|---|---|---|
| AYE | West Coast, Jurong, Tuas | 2 min entry |
| MCE / ECP | Marina Bay, East Coast, Changi | 5 min entry |
| KPE / CTE | Northeast and central corridors | 8 – 10 min |
| Orchard Road | Prime shopping belt | ~10 min |
Lifestyle, dining and workplaces nearby
- Work: Guoco Tower, Frasers Tower, Capital Tower and Marina One — all within a 5–10 minute walk, driving consistent corporate tenant demand.
- Dining and nightlife: Duxton Hill, Keong Saik Road, Tanjong Pagar Road and Amoy Street Food Centre.
- Retail and groceries: Newport Plaza podium, 100AM, Tanjong Pagar Centre and Icon Village.
- Green and waterfront: Telok Ayer Green, Marina Barrage and the future Greater Southern Waterfront promenade.
- Education: Cantonment Primary School, CHIJ St Theresa's Convent, and SMU / NUS Bukit Timah within a short commute.
Buyers comparing this CBD-core profile against coastal or suburban connectivity can review Meyer Blue in East Coast District 15, Verde Joo Chiat in the RCR, or family-oriented Thomson Reserve along the Thomson–East Coast Line.
Comparing options nearby? See every new launch condo in Tanjong Pagar.
Investment Verdict
Investment Verdict: A Rare Freehold Trophy Asset in the CBD
✅ Recommended for
- Wealth-preservation investors — a scarce freehold CBD asset insulated from leasehold depreciation, with a supply pipeline that is structurally constrained in District 2.
- High-income CBD professionals — walking-distance access to Grade-A offices plus the Duxton Hill and Keong Saik dining enclaves.
- Expatriate landlords — immediate corporate tenant demand from the surrounding financial towers, supporting stable rental take-up.
- Legacy and family-office buyers — freehold tenure and Nikken Sekkei design make this a credible intergenerational holding, comparable to Amberwood at Holland.
🚫 Less suitable for
- Families prioritising primary schools — the financial district lacks top primary schools within 1km; family-centric options like Thomson Reserve or Lentor Gardens Residences fit better.
- Yield-driven budget buyers — prime-CCR entry PSF compresses gross yield relative to suburban launches such as Vela Bay.
- Buyers needing immediate keys — with estimated TOP in 2027, cash-flow-focused investors may prefer completed stock.
💡 Specialist summary
Newport Residences is one of the last freehold integrated developments in Singapore's financial core. Guaranteed high-floor elevation from Level 23, four sky-garden decks and direct exposure to the Greater Southern Waterfront transformation combine into a capital-defensive, long-hold proposition rather than a short-term flip. With only 246 units and Limited Units remaining, availability is the binding constraint — not demand.
For current floor plans, unit availability and developer pricing, view our latest new launch promotions, compare alternatives at Aurea and Promenade Peak, or contact our Huttons specialist team for a VIP preview.
Pros
- Rare Freehold Tenure in the CBD Core: District 2 is dominated by 99-year leasehold plots. A freehold integrated development in Tanjong Pagar is an exceptionally rare find, offering long-term capital defensiveness and a legacy asset for wealth preservation.
- Elevated Living & Views by Default: Because the residential units only begin from the 23rd floor upwards (atop the office and retail podiums), buyers completely bypass street-level noise and are guaranteed premium city skyline or sea views, even on the "lowest" residential floors.
- Unbeatable Transit Density: The development offers seamless connectivity to three major MRT lines (Tanjong Pagar EWL, Prince Edward Road CCL, and Maxwell TEL), making it a hyper-connected hub for CBD professionals.
- The "Integrated" Premium: Being part of a mixed-use redevelopment (the former Fuji Xerox Towers) means residents have direct downstairs access to Grade-A office spaces, retail, F&B, and serviced apartments.
Cons
- High Entry Quantum: With pricing hovering above $3,000 PSF (starting at ~$1.4M for a 1-bedder and ~$2.1M for a 2-bedder), the entry barrier is steep. This effectively prices out the typical HDB upgrader market, targeting a very specific demographic of high-net-worth investors and empty-nesters.
- Compressed Rental Yields: Because buyers are paying a premium upfront for the "Freehold" status, the actual rental yield percentage may be slightly compressed compared to more affordable 99-year leasehold neighbors in the same district.
- Not Built for Young Families: This is fundamentally a city-living product. There is a distinct lack of primary schools within a 1km radius and family-centric suburban amenities, making it less suitable for buyers with young children.
- Longer Wait Time: With an expected TOP around 2030, buyers need to have patient capital and be comfortable with a roughly four-year construction runway.
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