Newport Residences

The Government does not release freehold land, and the handful of freehold titles inside the Downtown Core came from private holdings assembled decades ago. Supply of this kind cannot be replenished at any price. The market read that quickly, and 202 of 246 homes were spoken for within seven months of booking day, at CBD pricing rather than a discount. Below: what it costs, what you get, what competes and who it suits.

Newport Residences Prices: What the Freehold Title Costs

Start with the neighbours, because tenure is the whole comparison. One Bernam is 70 metres away with 351 leasehold homes completed in 2025, and the premium against it is the single number a buyer here should interrogate. Sky Everton is the freehold peer at 262 homes from 2023, 660 metres away, and it is the fairer like-for-like on title. TMW Maxwell contributes 324 leasehold units this year and V on Shenton 510 homes from 2017, while W Residences Marina View rounds it out with 683 homes for 2028. Against every one of those except Sky Everton, Newport Residences will always look expensive on a straight psf line, and that is the point rather than a flaw in the analysis.

Now the record. As of July 2026, the last sixty caveats at Newport Residences cleared between $2,757 and $3,686 psf at a median around $3,099 psf. Across the full 202-caveat record the range widens to $2,746 to $4,185 psf at a $3,076 psf median, and launch day itself averaged $3,370 psf against an opening range from $2,922 psf upward. Remaining developer stock starts at $1,447,000 for the one-bedroom at $3,357 psf and $1,774,000 for the one-bed-plus-study at $3,053 psf, with the three-bedroom at $3,548,000, the three-bedroom premium at $3,737,000 and the four-bedroom premium at $8,280,000. The entire two-bedroom row is sold out.

The recent prints fill in the rest. A 581 sqft one-bedder cleared at $1,837,000 in July 2026, a 753 sqft two-bedder at $2,302,000 in June, and a 980 sqft three-bedder at $3,637 psf for $3,564,000 in May. Set those against the asking prices and the gap is narrow, which is what a fast-selling project looks like from the inside.

The cost base is part of the story. Newport Plaza is a redevelopment of the former Fuji Xerox Towers site, land CDL already held, so there was no en bloc price and no record Land Bid setting a floor under the launch. That is the same landbank economics that shaped Sky Everton’s positioning, and it is why the pricing reads as a long-hold posture rather than a rush to clear a leveraged site. One technical note before you compare: this project predates harmonised gross floor area rules, so its strata areas still include aircon ledges the newer rulebook excludes.

Trying to work out whether the freehold premium is worth it on your format? That is exactly the sum we run for buyers. Speak to us before you commit, honest advice, no pressure. WhatsApp us.

Newport Residences Floor Plans: Every Home Starts at Level 23

Start with where the homes sit. Every residence at Newport Residences begins at level 23, above the office and serviced-apartment floors of Newport Plaza, so even the cheapest unit in the building gets genuine height. Sightlines run south towards the sea and the Greater Southern Waterfront lands, and north across the city skyline. The sky pool, sky spa pool, sky club and co-work lounge serve the residential stack rather than the whole tower, which is the practical difference between a mixed-use address and a mixed-use building.

The ladder is weighted to the formats the CBD rents fastest. 86 one-bedroom homes run 431 to 495 sqft at $640 monthly, and 22 one-bed-plus-study at 581 sqft sit just above at $740. The two-bedroom tier splits three ways at the same $740: 24 standard units from 646 to 753 sqft, 30 premium at 689 to 710 sqft and 33 with a study at 818 to 926 sqft. Above that line the project thins on purpose: seven three-bedders at 980 sqft, 15 premium at 1,206 sqft, ten with a study at 1,227 sqft, then 18 four-bedroom premium at 2,067 sqft and the single super penthouse.

Run the arithmetic at the July 2026 median of about $3,099 psf and the Newport Residences ladder prices out cleanly: the 431 sqft one-bedder lands around $1.35m, the 495 sqft format near $1.55m, the 581 sqft study close to $1.8m, the 646 sqft two-bedder around $2m and the 753 sqft version near $2.35m. The premium two-bedroom formats work out between $2.15m and $2.2m, the study formats between $2.55m and $2.85m, the 980 sqft three-bedder around $3.05m and the 1,206 and 1,227 sqft formats between $3.75m and $3.8m. Treat those as arithmetic on the caveat record rather than quotes.

The four-bedroom is the exception worth flagging. Its most recent caveat cleared at 2,067 sqft and $4,185 psf for $8,650,000 in January 2026, well above the median band, so median arithmetic understates it badly. The largest formats here are the most expensive square feet in the building, the reverse of the suburban pattern and a direct consequence of the view and floor level attached to them.

Is Newport Residences Worth Buying? The Supply Picture

The Anson pocket around Newport Residences is small and finite. Three private developments sit inside the subzone holding about 799 homes between them: 76 Shenton at 202 units from 2014, One Bernam at 351 from 2025 and this tower at 246. Newport Residences is the only one of the three still under construction, and once it completes the subzone is finished. There is no fourth site queued behind it.

Step out to the planning area and the picture stays tight. Only 16 of the Downtown Core’s 33 private developments date from 2016 or later, 5,868 homes out of about 10,820. What follows after 2026 is four names, and leasehold dominates them: Skywaters Residences at 190 units for 2027, W Residences Marina View at 683 for 2028, AUREA at 188 for 2028 and this project at 246. On title rather than count, Newport Residences is the only freehold entry in the whole downtown pipeline.

Nobody upgrades into this address from a flat down the road, because there is no HDB town behind it. Demand is a workforce story. Walking-distance employment across the financial district underwrites the small formats, and 108 one-bedroom homes in a 246-unit tower is a deliberate bet on that market; our rental yields guide sets out what CBD compact stock has been sustaining. The longer arc is the Greater Southern Waterfront, the URA Master Plan programme that redevelops the Keppel and Pasir Panjang port lands as port operations move to Tuas. Be honest about the timeline: that runs in decades, not launch cycles. What is settled is the direction of travel, and there is no version of the plan where Anson Road ends up further from the action than it is now.

Two checks belong in any offer. Tenure is the one working in your favour, and our 99-year versus freehold guide sets out where that premium earns its keep, which for a generational CBD hold is the textbook case. Liquidity is the other, and here it is a strength: 202 caveats against 246 units between January and July 2026 is a fast absorption curve. On exit, a seller competes inside a district of only 21 condominiums and about 4,522 private homes, eight of them under ten years old and only a fraction freehold. Our Q2 2026 property market review puts the current cycle in national context.

Who Newport Residences Suits

Newport Residences suits legacy buyers who want irreplaceable freehold real estate inside the CBD, city professionals who will actually use the walk to work, and investors with a decade-plus horizon on the Greater Southern Waterfront. The everyday texture is the part buyers underrate: Maxwell, Amoy Street and Tanjong Pagar food centres all sit inside 2km, so the cheap eats are as close as the expensive ones, and that keeps the precinct populated after office hours rather than emptying at seven.

Your return is decided by the buyer after you. From late 2027 this is a new freehold tower with sky-level facilities and a short walk to four rail lines, in a rental pool otherwise dominated by leasehold stock from the 2010s. The compact formats are sized precisely for the financial district tenant, and landlords holding them get to price that gap for as long as the CBD keeps producing jobs faster than homes.

Fit matters in the other direction too. Buyers who need immediate family amenities should look outside the Downtown Core, because there is no family mall downstairs and no reservoir at the back gate. Anyone comparing purely on psf will find One Bernam the cheaper square foot, and that discount is the price of the lease rather than a bargain. Parking at 131 lots against 246 homes is the constraint to settle first, and foreign buyers should model the 60 percent Additional Buyer’s Stamp Duty before the shortlist rather than after it.

Thinking about Newport Residences? The freehold premium against One Bernam and the Greater Southern Waterfront timeline are the two variables that decide this purchase. Before you commit, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.