2 Makeway Avenue, Singapore 228599
The Atelier is Bukit Sembawang’s freehold tower in the Moulmein pocket behind Newton Circus, trading at a median $2,822 psf, one of the youngest freehold addresses in District 9. Completed in 2024, the single 22-storey block holds just 120 units across 8 stacks, so the building stays boutique by design.
The MRT is close. Newton station (NS21/DT11) sits within 500m of the door, putting the North South and Downtown Lines in walking range, and Novena station (NS20) is also within 1km.
The school map is unusually deep for a prime-district address. Five primary schools sit within the 1km priority band: Anglo-Chinese School (Junior), Anglo-Chinese School (Primary), Farrer Park Primary School, St. Joseph’s Institution Junior and St. Margaret’s School (Primary). Under MOE’s P1 registration framework, home-school distance decides ballot priority in the later phases, so that concentration is worth real money to a balloting family. Hong Wen and Singapore Chinese Girls’ sit further out, in the 1km to 2km ring. Our P1 registration guide walks through the phases.
The mix runs 30 one-bedders, 45 two-bedders, 37 three-bedders and 8 four-bedders. Nearly two thirds of the tower sits in the 2- to 3-bedroom bands, the format that carries this building’s resale demand.
On tenure: The Atelier is freehold, so there is no lease clock to run down and no expiry math for a buyer’s exit year. That is genuinely rare this close to Newton Circus, where almost every recent launch has come on a 99-year term, and it is the argument the price sections below put to work.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 1 Bedroom | 30 | 549 | 25.00% | A |
| 2 Bedroom | 45 | 872 - 915 | 37.50% | B1 - B3 |
| 3 Bedroom | 37 | 1,173 - 1,281 | 30.83% | C1 - C3 |
| 4 Bedroom | 8 | 1,496 | 6.67% | D1 |
| Overall | 120 | 549 - 1,496 | 100.00% |
Moulmein and Newton price mostly on age and tenure, and The Atelier sits at the newer, freehold end of a crowded field. The 4 sections below put numbers on that position.
Most The Atelier resale transactions fall between $2,570 and $2,980 psf, with a median of $2,822 psf. That covers 4 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices. With only 4 prints, this is a thin record and the band should be read as indicative, not settled.
Against its closest freehold peers, The Atelier’s median runs 2.5% above Viva ($2,754 psf), 3.6% above Sanctuary@Newton ($2,724 psf) and 12.8% above Fyve Derbyshire ($2,501 psf). Against Kopar at Newton, a newer 99-year tower nearby, the gap runs 9.2%, a rough read on what freehold is currently worth on this stretch. Pullman Residences, a freehold 2025 completion close by, has no recorded resale transactions yet to compare against.
Recent prints, as of the latest URA data: a 871.9 sqft unit at $2.2M in February 2026, a 914.9 sqft unit at $2.45M in March 2026, and a 1,280.9 sqft unit at $3.825M in May 2026 on a high floor. The single 2025 print, a 1,173.3 sqft unit at $3.48M, sits at the top of the psf band.
Eyeing a specific stack? We pull the latest transactions for that stack before you offer, honest advice, no pressure. WhatsApp us
The size ladder, priced at the $2,822 psf median:
2-bedders, 872 to 915 sqft, 2 baths: about $2.46M to $2.58M.
3-bedders, 1,173 to 1,184 sqft with a store, 2 baths: about $3.31M to $3.34M. A larger 3-bedder at 1,281 sqft with 3 baths runs about $3.61M.
4-bedders, 1,496 sqft with a store, 3 baths: about $4.22M.
Our records carry no sqft data for the 30 one-bedroom units, so we cannot price that format here. Across the 2- and 3-bedroom bands, the store rooms and 3-bath configurations point to family-oriented layouts rather than compact investor stock, unusual for a 120-unit tower this close to the CBD fringe.
Supply: the Moulmein subzone is dense, with 89 projects totalling about 7,070 units, most of them older freehold walk-ups and boutique towers. New completions keep landing, including Sanctuary@Newton and 35 Gilstead in 2025, so this pocket has not stopped building, and freehold sites keep changing hands for redevelopment.
Demand: this is tenant demand, not upgrader demand, and the record is modest so far: 39 leases signed since January 2025, against 120 units. The Downtown and North South Lines to the CBD, plus Novena’s medical belt one stop away, point toward a professional and healthcare-adjacent tenant base, though the JSON does not break tenants down by profession.
Rental: by bedroom, 1-bedders let at a median $3,900 a month (20 leases), 2-bedders at $5,785 (14 leases), 3-bedders at $7,900 (3 leases) and the single recorded 4-bedder at $9,600. Against the $2.46M to $4.22M price ladder above, that puts gross yields in the roughly 2.7% to 3.1% range depending on format, a normal CCR band.
The honest take: 4 transactions in 2 years is a thin sales record for a 120-unit building, so the $2,570 to $2,980 psf band could move with the next few prints. There is no data in our records on the site area or facilities scale, so judge the grounds in person rather than on paper. Our rental yield guide covers how we read the letting numbers, and the URA Master Plan shows what else is coming to the Newton corridor.
School-first families chasing the rare 5-school radius on freehold land, long-horizon owner-occupiers who want no lease clock to manage, and investors underwriting Novena’s tenant pool rather than chasing peak CCR yield. The 2- and 3-bedroom stock suits couples and small families more than singles or downsizers.
Buyers who need a 1-bedroom format should look elsewhere, since none is priced here yet, and buyers chasing a bigger freehold floor plate on the same stretch can compare Kopar at Newton on 99-year terms, or the wider Moulmein field of smaller boutique freehold blocks named above. For families set on the 1km radius and freehold title together, The Atelier is one of very few 2024-and-newer options that offers both.
Thinking about The Atelier?
Before you offer, speak to us. We will run the stack you are eyeing against the latest transactions and give you an honest read, no pressure either way. WhatsApp us
The Atelier has 1 block of 22 storeys.
The Atelier rises 22 storeys.
The Atelier has 120 residential units.
The Atelier offers 1 Bedroom (549 sqft), 2 Bedroom (872 to 915 sqft), 3 Bedroom (1,173 to 1,281 sqft), 4 Bedroom (1,496 sqft).
The floor plans we hold for The Atelier 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.
The Atelier sits on a site of about 3,863 sqm (roughly 41,600 sqft).
The Atelier is a freehold development.
Yes, The Atelier is freehold.
The Atelier is developed by Bukit Sembawang Estates.
The Atelier is at 2 Makeway Avenue, Singapore 228599 – about 400m from Newton MRT (DT11/NS21).
The Atelier is in District 09 (Orchard, Cairnhill, River Valley), in the Core Central Region (CCR).
The nearest MRT is Newton (DT11/NS21), about 400m away. Novena (NS20) is also within 1km.
Schools within 1km of The Atelier: 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 The Atelier: Anglo-Chinese School (Junior), Anglo-Chinese School (Primary), Farrer Park Primary School, St. Joseph’s Institution Junior, St. Margaret’s School (Primary), Hong Wen School and Singapore Chinese Girls’ Primary School. Of these, Anglo-Chinese School (Junior), Anglo-Chinese School (Primary), Farrer Park Primary School, St. Joseph’s Institution Junior and St. Margaret’s School (Primary) fall inside the 1km P1 registration radius.
Shopping malls within about 2km of The Atelier include United Square, Balmoral Plaza, Velocity @ Novena Square, Royal Square at Novena, Square 2 and Paragon.
Yes – parks within about 2km of The Atelier include Hooper Road Playground, Cambridge Park, The Lawn, Domain of the Istana and Pek Kio Park.
Based on transactions in the last 12 months, PSF ranges from about $2,523 to $2,986.
Based on recent transactions, 2 Bedroom units start from about $2.2M, 3 Bedrooms from about $3.48M.
The Atelier has seen average rental yields of about 3.1% based on recent transactions, and the nearest MRT, Newton (DT11/NS21), is about 400m away. As with any CCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
The Atelier is a good fit for school-focused families – Anglo-Chinese School (Junior), Anglo-Chinese School (Primary) and Farrer Park Primary School are within 1km. 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.
The Atelier is a freehold condominium in District 09 developed by Bukit Sembawang Estates, comprising 120 units across 1 block. It obtained TOP in 2024.
The Atelier obtained TOP in 2024.
The Atelier launched in 2021 and is fully completed – TOP was obtained in 2024. Units are now available on the resale market.
Yes. Foreigners can buy The Atelier because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
The Atelier 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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