20 Newton Road, Singapore 307953; 22 Newton Road, Singapore 307990
Amaryllis Ville is the 99 year leasehold outlier in a freehold heavy pocket: this Wing Tai tower on Newton Road trades at a median $2,108 psf, and it carries 4 primary schools inside the 1km radius, more than any other project in this review. Completed in 2004, the estate holds 311 units across 2 towers of 30 storeys.
The MRT is close. Newton (NS21/DT11) sits within 500m of the estate, linking the Downtown and North South Lines, with Novena (NS20) also inside 1km and its hospital cluster nearby.
4 primary schools sit within the priority band: Anglo-Chinese School (Junior), Anglo-Chinese School (Primary), Farrer Park Primary and St. Joseph’s Institution Junior. Under MOE’s P1 registration framework, home school distance decides ballot priority in the later phases, and our P1 registration guide walks through the phases.
The mix runs 28 one bedders, 138 two bedders and 142 three bedders, with no 4 or 5 bedroom stock. That is a near even split between 2 and 3 bedroom homes, not the heavily 3 bedroom skew sometimes claimed for this estate.
On tenure: the 99 year lease runs from October 1997, which leaves roughly 70 years as of 2026. That clock sits behind most of the freehold stock in the same pocket, and it is exactly why the tenant case below carries the argument.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 1 Bedroom | 28 | 657 - 980 | 9.00% | |
| 2 Bedroom | 5 | 958 - 1,378 | 1.61% | |
| 3 Bedroom | 278 | 958 - 2,637 | 89.39% | |
| Overall | 311 | 657 - 2,637 | 100.00% |
Moulmein is a dense micro market, 89 projects and about 7,070 units packed around Newton and Novena. Inside that crowd, Amaryllis Ville is one of the few sizeable 99 year leasehold towers among mostly small freehold blocks, and its price sits toward the lower half of the subzone’s resale ladder. The 4 sections below put numbers on that position.
Most Amaryllis Ville resale transactions fall between $1,969 and $2,184 psf, with a median of $2,108 psf. That covers 16 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices.
The structural gap is the story. Kopar at Newton, also 99 year leasehold and completed 2023, traded at a median $2,584 psf over the same window, a newer lease clock commanding a real premium. Park Infinia at Wee Nam, freehold and completed 2008, sits higher still at $2,425 psf. Amaryllis Ville is the value entry among the district’s larger towers.
Recent prints, as of August 2026: a 958 sqft 2 bedder at $2.07M on the 6th to 10th floor, a 1,259 sqft 3 bedder at $2.85M, a 980 sqft 2 bedder at $2.1M, and a 1,238 sqft 3 bedder at $2.73M on a high floor. The spread across floors is modest, which suggests the estate prices mostly on unit type rather than height.
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The size ladder, priced at the $2,108 psf median:
2 bedders, 947 to 1,033 sqft, most with a store: about $2.00M to $2.18M. A 1,292 sqft PES variant runs about $2.72M.
3 bedders, 1,238 to 1,259 sqft with 3 baths plus store: about $2.61M to $2.65M. Larger 3 bedders with 4 baths run 1,690 to 1,991 sqft, about $3.56M to $4.20M, and a PES version at 1,604 sqft runs about $3.38M.
Penthouses, 2,594 to 2,637 sqft, 3 bedrooms with 3 to 4 baths, about $5.47M to $5.56M.
The estate builds no 4 or 5 bedroom units, so the top of the ladder is a 3 bedroom penthouse rather than a larger format. For families who need a 2 or 3 bedroom home with real floor area, the mix is genuinely balanced rather than skewed to one type.
Supply: the Moulmein subzone holds 89 projects totalling about 7,070 units, and new stock keeps arriving close by. Pullman Residences (340 units) completed in 2025, Sanctuary@Newton (38 units) and 35 Gilstead (70 units) both completed 2025, and Ikigai (16 units) completes 2026, with 32 Gilstead (50 units) still under construction. Amaryllis Ville is not the newest thing on the block, and it will not become so.
Demand: with no HDB town feeding this address, the case is tenant demand, and it runs deep. 108 leases were signed since January 2025, against 311 units, split 54 two bedders, 36 three bedders, 14 one bedders and 4 four bedders. The Novena hospital belt and Newton’s 2 line interchange keep a professional tenant pool close by.
Rental: median rents run $3,700 for 1 bedders, $5,200 for 2 bedders, $6,500 for 3 bedders and $8,200 for 4 bedders. Against the median psf, that works out to gross yields of roughly 3.0 to 3.1% on the 2 and 3 bedroom formats that make up most of the estate.
The honest take: the estate is 22 years old, so renovation budgets apply on original condition units, and 70 years of lease deserves a horizon check against your exit year. Newton Road itself carries steady traffic, and only 28 one bedders exist for buyers chasing a small quantum. Our rental yield guide covers how we read the letting numbers, and the URA Master Plan shows what is still coming to the corridor.
Tenant focused investors who want depth of demand near a hospital cluster and an interchange station, families balloting for the 4 school Newton cluster without paying freehold prices, and long hold owners comfortable pricing a 70 year lease into their exit plan.
Buyers who need freehold title or the newest stock in the pocket are better served by Kopar at Newton, or elsewhere in the district by Watten House and Dunearn House. Park Infinia at Wee Nam, the larger freehold estate nearby, is worth comparing directly for space per dollar.
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Amaryllis Ville has 2 blocks of 30 storeys.
Amaryllis Ville rises 30 storeys across 2 blocks.
Amaryllis Ville has 311 residential units.
Amaryllis Ville offers 1 Bedroom (657 to 980 sqft), 2 Bedroom (958 to 1,378 sqft), 3 Bedroom (958 to 2,637 sqft).
The floor plans we hold for Amaryllis Ville are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Amaryllis Ville sits on a site of about 12,331 sqm (roughly 132,700 sqft).
Amaryllis Ville is 99-year leasehold (lease from Oct 1997).
No, Amaryllis Ville is a 99-year leasehold development (lease from Oct 1997).
Amaryllis Ville is developed by Wing Tai Holdings.
Amaryllis Ville is at 20 Newton Road, Singapore 307953 – about 450m from Newton MRT (DT11/NS21).
Amaryllis Ville is in District 11 (Watten Estate, Novena, Thomson), in the Core Central Region (CCR).
The nearest MRT is Newton (DT11/NS21), about 450m away. Novena (NS20) is also within 1km.
Schools within 1km of Amaryllis Ville: Anglo-Chinese School (Junior), Anglo-Chinese School (Primary), Farrer Park Primary School. Note that Anglo-Chinese School (Primary) is due to relocate from Barker Road to Tengah in 2030, so its 1km advantage here is time-limited.
Primary schools within 2km of Amaryllis Ville: Anglo-Chinese School (Junior), Anglo-Chinese School (Primary), Farrer Park Primary School, St. Joseph’s Institution Junior, CHIJ Primary (Toa Payoh), Hong Wen School, St. Margaret’s School (Primary) and Singapore Chinese Girls’ Primary School. Of these, Anglo-Chinese School (Junior), Anglo-Chinese School (Primary), Farrer Park Primary School and St. Joseph’s Institution Junior fall inside the 1km P1 registration radius. Secondary options nearby include CHIJ (Toa Payoh) Secondary School.
Shopping malls within about 2km of Amaryllis Ville include United Square, Velocity @ Novena Square, Royal Square at Novena, Square 2, Balmoral Plaza and Tekka Centre.
Yes – parks within about 2km of Amaryllis Ville include Hooper Road Playground, Cambridge Park, Novena Park, Pek Kio Park and The Lawn.
Based on transactions in the last 12 months, PSF ranges from about $1,962 to $2,263.
Based on recent transactions, 1 Bedroom units start from about $1.88M, 2 Bedrooms from about $2.03M.
Amaryllis Ville has seen average rental yields of about 3.1% based on recent transactions, and the nearest MRT, Newton (DT11/NS21), is about 450m away. As with any CCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Amaryllis Ville is a good fit for school-focused families – Anglo-Chinese School (Junior), Anglo-Chinese School (Primary), Farrer Park Primary School, St. Joseph’s Institution Junior are within 1km.
Amaryllis Ville is a 99-year leasehold condominium in District 11 developed by Wing Tai Holdings, comprising 311 units across 2 blocks. It obtained TOP in 2004.
Amaryllis Ville obtained TOP in 2004.
Amaryllis Ville is fully completed – TOP was obtained in 2004. Units are now available on the resale market.
Yes. Foreigners can buy Amaryllis Ville because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Amaryllis Ville is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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