Nestled in the prestigious Tanglin enclave of District 10, Sui Generis is an exclusive freehold development with just 40 boutique residences. If you’re seeking a luxurious and private living experience, this rare gem might be the perfect fit.
True to its name—Sui Generis, meaning “one of a kind”—this development offers spacious 3- and 4-bedroom layouts, set amidst a neighbourhood known for its top-tier schools, upscale amenities, and refined living environment. With its freehold status, it’s not just a desirable family home but also a sound investment and a lasting legacy asset.
In this article, we’ll take a deep dive into Sui Generis, featuring a Comparative Market Analysis (CMA) and our proprietary MOAT Analysis. We’ll also break down selected floor plans, illustrating why this boutique development stands out as a top choice for discerning buyers—whether for personal residence or investment in prime D10.
*This article was written in February 2025 and does not reflect data and market conditions beyond.
How Sui Generis Stands Among Its Peers
Sui Generis strikes a balance between exclusivity, space, and affordability within the prestigious District 10 landscape. Its larger 3- and 4-bedroom units, competitive PSF, and freehold tenure make it a compelling option, particularly when compared to leasehold alternatives like Cuscaden Reserve, which has a significantly higher PSF but smaller unit sizes.
For multi-generational families, Leedon Residence’s 5-bedders might be an alternative, but at a higher PSF and overall quantum. Meanwhile, Scotts Highpark, despite its competitive PSF, has a significantly higher quantum price due to its much larger unit sizes.
Ultimately, Sui Generis presents itself as a boutique luxury development with long-term investment potential, particularly for those prioritising freehold status, spacious layouts, and an address in a prestigious enclave.
Get an exclusive look inside a spacious 4-bedroom unit designed for multi-generational living. Watch our home tour below!
Project Details
Location Analysis
The nearest MRT to Sui Generis is Newton MRT interchange, just a 10-minute walk away, providing seamless connectivity via the North-South Line (NSL) and Downtown Line (DTL). From Newton, Orchard’s shopping and entertainment hub is just one stop away on the NSL, while key business districts like City Hall, Raffles Place, and Marina Bay are only 4, 5, and 6 stops away, respectively. Heading in the other direction, Botanic Gardens is two stops away via the DTL, with Bukit Timah’s dining, shopping, and amenities just a few more stops down.
For families, Sui Generis is close to renowned schools. Within 1km, you’ll find Anglo-Chinese School (Primary), Anglo-Chinese School (Barker Road), and Singapore Chinese Girls’ School. Schools like St. Joseph’s Institution, Anglo-Chinese School (Junior), and St. Joseph’s Institution Junior are also within a 1–2km radius.
Set in a prestigious neighbourhood with top schools and a wealth of amenities nearby, Sui Generis offers an ideal home for families seeking both convenience and exclusivity.
Site Plan Analysis
Despite being a boutique development, Sui Generis offers a full suite of condominium facilities, delivering a luxurious and well-rounded lifestyle. Residents can enjoy a lap pool, children’s pool, gym, BBQ pavilion, and a playground, along with two lush gardens and a function room—perfect for social gatherings or quiet relaxation. A standout feature is its L-shaped site layout, which ensures facilities are thoughtfully spread out, creating a spacious and inviting environment without feeling overcrowded.
Comparative Market Analysis (CMA)
Our Comparative Market Analysis (CMA) comprises two key components:
1. A real-time market value comparison of developments within District 10.
2. An in-depth evaluation of these properties using our proprietary MOAT Analysis.
For a balanced assessment of Sui Generis, we have selected three developments with a mix of freehold and leasehold tenure, as well as boutique and small-scale projects:
Scotts Highpark – A freehold boutique development with 73 units, completed in 2009, located within walking distance of Newton MRT Interchange.
Leedon Residence – A small-scale freehold development with 381 units, completed in 2015.
Cuscaden Reserve – A 99-year leasehold development with 192 units, completed in 2022, just a 4-minute walk from Orchard Boulevard MRT on the Thomson-East Coast Line (TEL).
By analysing these developments, we aim to provide a comprehensive perspective on Sui Generis within the competitive District 10 landscape.
Real-time market value refers to the estimated market price of each unit configuration in a development, derived from the average of past transaction data to reflect current market trends.
While these developments provide a variety of unit configurations, our focus will be on 3-bedroom and 4-bedroom units, as these are the configurations available at Sui Generis. Additionally, as the Overall Quantum Price for Leedon Residence’s 4-bedroom units is unavailable, we will focus on its PSF pricing and unit size comparison with Sui Generis.
3-Bedroom Comparison
Sui Generis (1,572 – 1,755 sqft) is priced at approximately $2,380 PSF, with an overall quantum price of ~$3.94 million.
Leedon Residence (2,088 – 4,047 sqft) commands a higher PSF of ~$2,740, with a significantly larger unit size range.
Scotts Highpark (1,744 – 2,110 sqft) has a slightly higher PSF of ~$2,460, with an overall quantum price of ~$4.34 million.
Cuscaden Reserve (1,152 – 1,163 sqft) has the highest PSF at ~$3,250, though its unit sizes are considerably smaller, making its overall quantum lower at ~$3.77 million.
Key Takeaway:
Sui Generis offers larger-than-average 3-bedroom units compared to Cuscaden Reserve while maintaining a more competitive PSF than Leedon Residence and Scotts Highpark. This positions it as an attractive option for buyers seeking a balance between space and value, especially given its freehold status.
4-Bedroom Comparison
Sui Generis (2,120 – 2,637 sqft) is priced at ~$2,260 PSF, with an overall quantum of ~$4.92 million.
Leedon Residence (2,486 – 5,285 sqft) has a significantly higher PSF of ~$2,810.
Scotts Highpark (3,466 – 6,544 sqft) offers much larger unit sizes and a competitive PSF of ~$2,400, but its overall quantum is a substantial ~$9.04 million.
Cuscaden Reserve (2,099 – 3,757 sqft) has the highest PSF at ~$3,510, with an overall quantum of ~$7.40 million.
Key Takeaway:
Sui Generis presents a strong value proposition with a more affordable quantum than Cuscaden Reserve and Scotts Highpark while retaining a freehold status. Though Leedon Residence’s PSF is higher, its significantly larger unit sizes cater to a different buyer segment.
MOAT Analysis
In the overall MOAT Analysis score, Sui Generis ranked the highest with 60%, followed by Scotts Highpark at 56%, Cuscaden Reserve at 52%, and Leedon Residence at 50%.
District & Region Disparity Metrics
Landsize Density Score
SCH Score (Parent’s Effect) & Rental Appeal
Unit Distribution
The unit mix at Sui Generis is predominantly made up of larger configurations, with 4-bedroom units comprising nearly half (48%) of the total 40-unit development. This suggests a clear emphasis on spacious, family-oriented living, catering to multi-generational households and homebuyers who prioritise long-term comfort.
Meanwhile, 3-bedroom units make up 43% of the development, striking a balance between practicality and exclusivity. These units are well-suited for smaller families, professionals, or buyers seeking a home with ample space without committing to a larger footprint.
Notably, 4-bedroom penthouses account for just 9% of the total unit mix, reinforcing their rarity and exclusivity within the development. These units cater to buyers seeking a luxurious, private living experience, appealing to those who value both space and prestige.
Overall, the unit distribution at Sui Generis reflects a strong focus on livability, with a higher proportion of larger units compared to typical boutique developments. This makes it an attractive option for families and discerning buyers who prioritise space, exclusivity, and a freehold tenure in a prime District 10 location.
Floor Plan Analysis
In this section, we highlight our top picks for selected unit types. If you’d like to explore other floor plans not featured here, feel free to contact our sales team directly or reach out to us via our social media platforms.
3-Bedroom (Type C1)
Every unit in Sui Generis comes with a private lift, enhancing exclusivity and privacy. At 1,572 sqft, this 3-bedroom layout is notably large for a condominium, making it ideal for families seeking generous space.
The bedrooms are tucked away from the main living areas, ensuring privacy when hosting guests. A dedicated WC near the kitchen adds convenience, allowing guest access without intruding into private bathrooms.
A standout feature is the full-length balcony, spanning the entire living and dining areas, serving as an extended living space—perfect for a cosy lounge, mini garden,alfresco dining setup, or even an outdoor workout space.
The unit also includes a gourmet and enclosed Asian kitchen, catering to different cooking needs, and a household shelter for extra storage. With Sui Generis’ high rental score, this layout also serves as an ideal rental investment property, appealing to families drawn to this prime location. For homeowners, its functional design and spacious layout make it a standout choice.
3-Bedroom (Type C2)
Every unit in Sui Generis comes with a private lift, ensuring exclusivity. At 1,755 sqft, Type C2 offers more space than Type C1 (1,572 sqft), with a wider layout and larger bedrooms, making it a better fit for families needing extra room.
Both layouts feature expansive living and dining areas that open onto a full-length balcony, ideal for outdoor lounging, alfresco dining, or even a workout space. Like Type C1, Type C2 includes a dual-kitchen setup, with a gourmet kitchen for entertaining and an enclosed Asian kitchen for heavy cooking, plus a household shelter for storage.
A key difference is the bedroom configuration—Type C2 offers more spacious rooms, especially in the master suite, which includes a luxurious en-suite with a double vanity and bathtub. The additional bedrooms remain tucked away from the main living areas, ensuring privacy.
With more space, enhanced privacy, and a functional layout, Type C2 is an excellent option for families who value extra room, while still maintaining the exclusivity and rental appeal that Sui Generis offers.
4-Bedroom (Type D2a & D2b)
Both Type D2a and D2b span an impressive 2,121 sqft, offering a generous and well-structured layout perfect for large or multi-generational families. The primary difference between the two is the orientation of the private lobby entrance, but both layouts share a seamless flow designed for comfort and functionality.
Upon entry, residents are welcomed into the expansive living and dining areas, designed to accommodate large family gatherings and social events. The full-length balcony extends this communal space, serving as a versatile outdoor area that can be transformed into a cosy lounge, alfresco dining area, or even an outdoor workout space.
A standout feature of these layouts is the dual-kitchen setup, comprising a gourmet kitchen and a separate Asian kitchen, catering to different culinary needs. The Asian kitchen is enclosed, making it ideal for heavy cooking, while the open gourmet kitchen enhances the sense of space and serves as a social hub for casual meals and entertaining guests.
Adding to the functionality, the layouts include a powder room and a dedicated WC. The powder room near the entrance is ideal for guests, allowing them to freshen up without intruding into private spaces. The WC adjacent to the kitchen provides an additional convenience, particularly for household help or elderly family members.
The four bedrooms are thoughtfully tucked away from the main living areas, ensuring privacy and a quiet retreat for residents. The master bedroom boasts an en-suite bathroom with a double vanity and bathtub, reinforcing the luxurious feel of the home. The additional bedrooms offer ample space, making them suitable for children, elderly parents, or even a home office setup.
With its sprawling layout, private lift access, dual kitchens, and well-planned separation of spaces, both Type D2a and D2b present an ideal choice for families looking for a functional yet elegant home in District 10.
The Verdict
Sui Generis stands out as a rare boutique freehold development in District 10, offering spacious layouts, exclusivity, and strong investment potential. With only 40 units, the development prioritises privacy and livability, catering to families, multi-generational households, and discerning buyers who value space and long-term ownership stability.
Compared to other developments in the area, Sui Generis holds its own with a competitive PSF, larger-than-average unit sizes, and a strong rental appeal, particularly due to its proximity to prestigious schools and upscale amenities. The MOAT Analysis reinforces its strengths, highlighting its low-density environment, functional layouts, and appeal to both homeowners and investors.
With its prime location, thoughtful design, and strong positioning within the luxury market, Sui Generis presents itself as a compelling choice for those looking to secure a well-rounded home or a lasting legacy asset in one of Singapore’s most sought-after districts.
If you’re interested in exploring Sui Generis, our sales team directly. We will gladly provide a personalised consultation and help you select the perfect unit tailored to your needs.
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