21 Anderson is an ultra-boutique freehold new launch on Anderson Road in the heart of District 10’s Tanglin belt, roughly 500 metres from Stevens MRT and a five-minute drive to Orchard Road. Developed by the Kheng Leong Group through its Anderson International Properties and Raffles Legend Properties vehicles, the project delivers only 19 large-format residences in a single 10-storey block — one of the rarest unit counts in the current Core Central Region (CCR) pipeline. The design brief brings together three internationally recognised masters: Ernesto Bedmar as design architect, Shunmyo Masuno for landscape, and Studio Liaigre (Frauke Meyer) for interiors.
Quick Answer — what is 21 Anderson?
- District 10 freehold condominium redevelopment at 21 Anderson Road (Tanglin Planning Area).
- 19 residences only — 2 x 2BR with private enclosed space, 14 x 4BR, 2 x 5BR penthouses plus 1 additional unit type across the 10-storey block.
- Ultra-large formats: 4-bed apartments are 417 sqm / 4,489 sqft; 5-bed penthouses span 971 sqm / 10,452 sqft.
- Estimated TOP: 4Q 2025. Estimated legal completion: 30 June 2030.
- Three masters: Ernesto Bedmar (architecture), Shunmyo Masuno (landscape), Studio Liaigre / Frauke Meyer (interior).
- 51 carpark lots (including 2 EV fast-charging bays) plus 4 strata lots and 2 accessible lots — comfortable carpark ratio of roughly 2.7 bays per unit.
Project snapshot
| Attribute | Detail |
|---|---|
| Address | 21 Anderson Road, Singapore (Tanglin Planning Area, District 10) |
| Tenure | Freehold estate |
| Site area | 4,660.6 sqm / 50,166 sqft |
| Blocks & storeys | 1 block, 10 storeys plus roof |
| Total units | 19 residences (two-, four- and five-bedroom formats) |
| Car park | 51 bays (incl. 2 EV fast-charging) + 4 strata lots + 2 accessible lots |
| Estimated TOP | 4Q 2025 (Expected Date of Vacant Possession 30 June 2027; Expected Legal Completion 30 June 2030) |
| Developer licence | C1492 — Anderson International Properties Pte Ltd & Raffles Legend Properties Pte Ltd (Kheng Leong Group) |
| Project architect | P&T Consultants Pte Ltd (structure & architecture) |
Unit mix and sizes
The 19-unit count deliberately skews large. Level 1 is given over to two 2-bedroom apartments with private enclosed spaces (PES) for ground-level outdoor living; Levels 2 through 8 stack two 4-bedroom apartments per floor at 417 sqm each; Levels 9-10 are devoted to a pair of 5-bedroom penthouses spanning almost 1,000 sqm. By volume, roughly three-quarters of the saleable area is 4-bed stock.
| Level | Unit type | Internal area | Qty |
|---|---|---|---|
| L9-L10 (duplex) | 5-bedroom penthouse | 971 sqm / 10,452 sqft | 2 |
| L2-L8 (typical) | 4-bedroom apartment | 417 sqm / 4,489 sqft | 14 |
| L1 | 2-bedroom with PES | 297 sqm / 3,197 sqft | 2 (+1 specialty) |
For context, Singapore’s Ministry of National Development imposes a minimum unit size of 85 sqm in the CCR for non-landed private residential, so a 417 sqm 4-bed is roughly 5x the floor of a typical CCR entry unit and puts 21 Anderson comfortably in the ultra-luxury format bracket. Purchasers at this tier are generally single-household end-users (primary or second home) rather than investors chasing per-square-foot yield.
Location — Tanglin’s residential heart
Anderson Road sits just inside the Tanglin Planning Area (District 10), hemmed in by Bukit Timah Road to the north, Stevens Road to the west and Orchard Road to the south. This is one of Singapore’s most stable residential enclaves: freehold Good-Class Bungalow belts, established condominium stock, two thriving MRT interchange clusters (Newton and Orchard) and the Botanic Gardens UNESCO site all within a 1.5-km radius.
| Amenity | Walking distance | Why it matters |
|---|---|---|
| Stevens MRT (DT10/TE11) | ~500 m / 6 min | Downtown Line + Thomson-East Coast Line interchange |
| Orchard MRT / Orchard Road shopping belt | 3-4 min drive | ION, Ngee Ann City, Paragon, Wheelock Place |
| Anglo-Chinese School (Primary, Junior, Barker Road) | within 1 km | Priority admission zone for P1 Phase 2C |
| Singapore Chinese Girls’ School | within 1 km | MOE primary, within home-based allocation radius |
| Singapore Botanic Gardens (UNESCO) | ~1.2 km | Daily running loops, Jacob Ballas Children’s Garden |
| Dempsey Hill / Holland Village | 5-8 min drive | F&B, lifestyle, fine dining |
Expressway access is equally strong: Central Expressway (CTE) and Pan-Island Expressway (PIE) both sit inside a five-minute drive, and the Orchard / Scotts / Paterson triangle is effectively a back-road commute. For international-schools access, United World College Dover and SJI International (Thomson) are both reachable in under 15 minutes off-peak.
Three masters — architecture, landscape and interior
The most distinctive editorial angle at 21 Anderson is its collaboration among three globally recognised creative practices:
Ernesto Bedmar (Design Architect) — the Singapore-based Argentine-Italian architect leads Bedmar & Shi (now Ernesto Bedmar Architects), a practice established in 2015 specialising in tropical-modern residential work. Prior portfolio includes 72 Grange, GCBs on Chancery Lane, Gallop House and Nassim Road residences.
Shunmyo Masuno (Landscape Architect) — an 18th-generation Zen Buddhist priest and founder of Japan Landscape Consultants (1982), Masuno is globally renowned for gardens rooted in Zen ascetic tradition. Locally, he has shaped the landscapes at The Nassim and Nassim Park Residences. At 21 Anderson, the Japanese-inspired landscape is stated to use stones imported from Japan.
Frauke Meyer / Studio Liaigre (Interior Designer) — Studio Liaigre is a French design house with over 40 years in furniture and interiors, known for restrained French classicism rooted in 18th-century cabinet-making. Local portfolio includes Nassim Park Residences; international credits include Hotel Costes in Paris.
Interior signatures confirmed by the developer brief:
- Designer feature screen in the dining area.
- Tailored fabric louvre screens designed specifically for the bedrooms.
- Bar counter with stone-clad feature wall.
- Library shelves designed by Studio Liaigre.
- Fully equipped kitchen with top-tier branded appliances (Gaggenau).
Developer track record — Kheng Leong Group
Kheng Leong Company was incorporated in 1949 and began life as an international commodity and spice trading house before pivoting into property and investment through the mid-20th century. Its property portfolio now spans Shanghai, Hong Kong, Sydney, London and Los Angeles in addition to its Singapore base. Recent and notable Singapore deliveries under the group or its associates include 15 Holland Hill, Nassim Park Residences, 18 Nassim Hill (The Nassim cluster) and 32 Gilstead.
The 21 Anderson development uses two project vehicles (Anderson International Properties Pte Ltd and Raffles Legend Properties Pte Ltd) under Developer Licence C1492. P&T Consultants acts as project architect and structural engineer; Bescon Consulting Engineers is M&E consultant; Index Design is project interior designer; Three Sixty Consultants is the quantity surveyor.
Worked example — typical buyer budget for a 417 sqm 4-bedroom
Illustrative costing (Singapore Citizen first-property buyer):
- Indicative quantum: S$18-22 million for a 4-bedroom unit at District 10 freehold psf (actual pricing is subject to developer release; the figures below are an illustrative walk-through, not a quote).
- Assume S$20 million for illustration.
- Buyer’s Stamp Duty (BSD): on S$20m — 1% on first S$180k, 2% next S$180k, 3% next S$640k, 4% next S$500k, 5% next S$1.5m, and 6% on the remaining S$17m — approximately S$1,154,600.
- Additional Buyer’s Stamp Duty (ABSD) for Singapore Citizen first residential property: 0% — S$0.
- Loan assumption: maximum LTV 75% on first mortgage = up to S$15m. Minimum cash component for BSD + 5% cash downpayment (S$1m) = ~S$2.15m cash outlay at OTP + 5% exercise.
- For a Foreign Buyer (non-PR), ABSD adds 60% — an extra S$12m, reshaping the economics. For Permanent Residents (first residential), ABSD is 5% = S$1m.
Always stress-test the transaction under the current Total Debt Servicing Ratio (TDSR) cap of 55% of gross monthly income, and account for progressive payment cashflow if purchasing off-plan.
Who it suits
- Single-household end-users seeking a genuinely large freehold family home in prime District 10 with direct MRT proximity.
- Multi-generational buyers — the 4-bedroom footprints at 4,489 sqft comfortably accommodate three-generation households and live-in help.
- Foreign buyers who meet ABSD eligibility (citizens of certain Free Trade Agreement jurisdictions are treated as Singapore Citizens for ABSD purposes) and prioritise freehold title on prime Tanglin ground.
- Investors seeking capital-preservation at the top of the market: the 19-unit supply cap and the creative pedigree of the three masters reinforce long-term scarcity value over immediate rental yield.
Key takeaway. 21 Anderson is not a mass-market launch. It is a 19-unit freehold District 10 project that pairs Kheng Leong Group’s long custodial track record with a designer line-up (Bedmar, Masuno, Liaigre) that is unusually deep even for the CCR. The trade-off is supply scarcity: once the 19 units are placed, there is no Phase 2. Serious buyers should start the ABSD, LTV and TDSR sequencing early and be prepared to transact on floorplans.
Frequently asked questions
Is 21 Anderson freehold or leasehold?
Freehold. The site comprises Lots 01519T and 01851T on Mukim TS 25 and the Building Plan references (A1805-00002-2022-BP01 / BP02 / BP03) cover an addition & alteration of the existing condominium development within the Tanglin Planning Area.
How many units are there in total?
Per the project brief: one 10-storey residential block containing a mix of 2-, 4- and 5-bedroom units. The Summary of Unit Types discloses 19 residences (two 2-bedroom PES at Level 1, fourteen 4-bedroom apartments across Levels 2-8, and two 5-bedroom penthouses at Levels 9-10).
What is the expected TOP and legal completion date?
Estimated TOP is 4Q 2025. Expected Date of Vacant Possession is 30 June 2027. Expected Legal Completion Date is 30 June 2030. Purchasers should refer to the Sale & Purchase Agreement for the binding dates.
What size is a typical 4-bedroom unit?
417 sqm / 4,489 sqft. This sits well above the typical CCR 4-bed stock (1,700-2,400 sqft) and would be classified as an ultra-luxury format in the 2026 market.
Which schools are within a 1 km radius?
Anglo-Chinese School (Primary, Junior and Barker Road Secondary sections) and Singapore Chinese Girls’ Primary are both within 1 km, making 21 Anderson eligible for P1 Phase 2C priority admission — a material consideration for local families.
How accessible is public transport?
Stevens MRT (Downtown Line DT10 + Thomson-East Coast Line TE11 interchange) is roughly a 5-6 minute walk. Newton MRT (NS21/DT11) and Orchard MRT (NS22/TE14) are both within a 10-minute drive.
What is the car park ratio?
51 carpark lots (inclusive of 2 EV fast-charging lots), 4 strata carpark lots and 2 accessible lots — approximately 2.7 bays per unit including specials, which is generous for a CCR development.
What ABSD rates apply for foreign buyers?
Under the current ABSD regime (effective 27 April 2023), foreign buyers (non-Permanent Residents) pay 60% ABSD on the higher of purchase price or market value, on top of Buyer’s Stamp Duty. Singapore Permanent Residents pay 5% ABSD on a first residential property; Singapore Citizens pay 0% on their first. See our ABSD Singapore Complete Guide 2026 for worked examples.
Who designed the interiors?
Studio Liaigre, led by Frauke Meyer, is the interior designer. The firm was founded in Paris and is known for restrained contemporary French classicism; it previously worked on Nassim Park Residences for the Kheng Leong Group.
Is 21 Anderson a new build or a redevelopment?
The BCA description records it as an “addition & alteration of the existing condominium development” on the site, resulting in a 10-storey residential flat block with basement carparks, swimming pool and communal facilities. In practical terms it is a rebuild of a predecessor development.
Is this a good investment for rental yield?
Ultra-large-format CCR freehold stock is generally bought by owner-occupiers rather than yield-hunting investors. Gross yields at this size class typically come in below the 3-3.5% range seen in smaller CCR stock. For rental-yield comparisons, see our Singapore Rental Yield Guide 2026.
Related reading
- ABSD Singapore Complete Guide 2026
- Singapore Property Valuation 2026: How Banks Decide Your Home’s Worth
- Singapore Rental Yield Guide 2026
- Singapore Landed Property Guide 2026
- LovelyHomes.com.sg — District 10 Tanglin Holland Bukit Timah area guides
Authority references
- Urban Redevelopment Authority (URA) — Master Plan 2019 Tanglin Planning Area.
- Building & Construction Authority (BCA) — Building Plan references A1805-00002-2022-BP01 / BP02 / BP03.
- Singapore Land Authority (SLA) — TS 25 Lots 01519T & 01851T.
- Controller of Housing — Developer Licence C1492.
- Inland Revenue Authority of Singapore (IRAS) — BSD & ABSD rate tables.
Disclaimer: This editorial summary of 21 Anderson is compiled from the developer’s project brief and publicly available regulatory filings as at the date of publication. All statements, specifications and plans are believed to be correct but are not to be regarded as statements or representations of fact. Information is current at the time of publication and is subject to change. Floor areas are approximate measurements and are subject to final survey. Renderings are artists’ impressions only. Prospective purchasers should refer to the official Sale & Purchase Agreement, fact sheet and approved plans before making any purchase decision, and should obtain independent legal, financial and tax advice. Nothing in this article constitutes an offer for sale or an invitation to treat.
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