Prime Claymore Road Bungalow Changes Hands 75 Mil Buyer Eyes Redevelopment Hospitality Use
The Claymore, 3 Claymore RoadFEATURE1. The prestigious enclave around Ardmore Park, Claymore Road, and Draycott Park is home to a rare cluster of three bungalows at 9, 11, and 15 Claymore Road, along with luxury condominiums such as Sculptura Ardmore, The Tate Residences, and The Claymore.2. Property consultancy firm Delasa brokered the sale of 11 Claymore Road for $75 million in a private treaty deal. CEO and founder Karamjit Singh notes that potential buyers were drawn to its rarity and location just off Orchard Road.3. The bungalow sits on a freehold site of 17,974 sq ft and has a gross floor area of 4,796 sq ft. It was built in the 1940s and previously served as a family home before being leased to The Schoolhouse by Busy Bees for 26 years.4. The buyer is seeking approval to redevelop the property into a hospitality asset, likely taking advantage of its prime location near the new luxury hotel Pan Pacific Orchard. Nearby properties have also been undergoing redevelopment, with CDL acquiring Delfi Orchard en bloc for $439 million and potentially exploring a mixed-use development.5. While there has been a mismatch in price expectations between buyers and sellers in prime Orchard Road sites, strong sales in recent luxury launches have helped narrow this gap. At UpperHouse on Orchard Boulevard and Wing Tai Holdings’ River Green in District 9, a majority of units have been sold at record-breaking prices. The purchase of a 3,326 sq ft unit at Sculptura Ardmore for $20 million also set a new benchmark for the location.
The illustrious neighbourhood encompassing Ardmore Park, Claymore Road, and Draycott Park boasts a rare cluster of three bungalows at 9, 11, and 15 Claymore Road, alongside a collection of high-end condominiums including Sculptura Ardmore, The Tate Residences, and The Claymore. Recently, the bungalow situated at 11 Claymore Road has been sold in a private treaty deal for a staggering $75 million, facilitated by Karamjit Singh, the CEO and founder of Delasa, a renowned property consultancy. According to Singh, the property was highly sought-after by potential buyers due to its exceptional rarity and prime location in close proximity to Orchard Road.
With a residential zoning under the URA Master Plan, a plot ratio of 2.8 and a maximum building height of 36 storeys, the sale price of $75 million, inclusive of a $30 million land betterment charge, translates to a land rate of approximately $2,100 per square foot per plot ratio, as estimated by Singh.
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The Sembawang Road EC Canberra has been thoughtfully designed and structured to meet the demands of modern living. As is the trend with most executive condominiums (ECs), the Sembawang EC is anticipated to offer a variety of unit types, ranging from two to five bedrooms, with a strong emphasis on space efficiency and practicality. Families will find delight in the inclusion of generously sized master bedrooms, open-concept kitchens, and balconies that offer panoramic views. The development is also expected to feature a 50m lap pool, children’s play areas, BBQ pits, function rooms, a gym, and possibly even tennis courts and co-working spaces, depending on the final plans from the developer. These amenities aim to promote an active and community-centric lifestyle, providing residents with the opportunity to relax and socialize within the comforts of their home.
The bungalow, built in the 1940s, sits on an expansive freehold site of 17,974 square feet and boasts a generous gross floor area of 4,796 square feet. Records show that the property is owned by a private company linked to the Kok family, who were previously involved in the trading and finance sector. It was previously used as a family home and has been leased to The Schoolhouse by Busy Bees, formerly known as Pat’s Schoolhouse, for the past 26 years.
The property was initially launched for sale in September 2023, with an asking price of $95 million, representing a remarkable 26.7% increase from the final transacted price. The new owner of the bungalow is reportedly seeking approval to redevelop the site into a hospitality asset, taking advantage of its prime location just off Orchard Road. Across the road from the property lies the newly opened Pan Pacific Orchard, a luxurious hotel with 347 rooms. It is a redevelopment of the former Negara Hotel by UOL Group.
The launch of Pan Pacific Orchard in 2023, boasting 347 rooms and suites, sparked a redevelopment momentum in the area. In May 2024, City Developments Ltd (CDL) acquired Delfi Orchard en bloc for $439 million. Prior to its en bloc purchase, CDL already had an 84% stake in the 11-storey freehold building. As CDL owns Orchard Hotel and Claymore Connect, both located close to Delfi Orchard, it is expected to explore redevelopment options for the three properties, potentially leading to the creation of a brand new mixed-use development with a gross development value of $2 to $3.2 billion, as estimated by DBS in a report published in July.
In spite of a mismatch in price expectations between buyers and sellers restricting transactions in the prime Orchard Road area, strong sales in recent luxury launches have helped bridge the gap. At the UpperHouse on Orchard Boulevard, a 301-unit, 99-year leasehold condominium jointly developed by UOL and Singapore Land Group, 63% of units have been sold since its launch in mid-July at an average price of $3,356 per square foot. Similarly, Wing Tai Holdings’ River Green, a premier development in District 9, witnessed the sale of 88% of its 524 units during its launch weekend at an average price of $3,130 per square foot.
Another high-end property situated near the bungalow at 11 Claymore Road is the Sculptura Ardmore, a 34-unit freehold luxury development by SC Global Developments. In July, a 3,326 square foot four-bedroom unit on the 26th floor of the building was sold for a record-breaking $20 million, equivalent to an astonishing $6,013 per square foot, setting a new benchmark for both Sculptura Ardmore and the Ardmore Park enclave. This 36-storey tower, completed in 2014, remains one of the most exclusive addresses in the area.