In this Stacked Pro breakdown:
Can Ultra-Large Units Like Those at The Arcadia Still Perform in Today’s Market?
Comparison
We analysed The Arcadia — a rare condo made up entirely of 4-bedroom units over 3,700 sq ft — and tracked its performance from 2016 to 2024 against nearby Hillcrest Arcadia, Bukit Timah resale condos, and the wider CCR.
Key Insight
Despite its age and high quantum, The Arcadia delivered the strongest growth among 30+ year-old leasehold condos, with buyer demand for large units remaining surprisingly resilient in Bukit Timah.
Why This Matters
As most new launches shrink in size and grow in price, projects like The Arcadia show there’s still a niche — and strong performance — in going big, provided the location, layout, and buyer profile align.
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The Arcadia is one of the most interesting condos we’ve come across. This Bukit Timah area project consists entirely of super-large four-bedder units! This is a good example to look at, in our case studies of older leasehold condos: it typifies an older project which offers higher square footage at a lower price per square foot – but it’s uncertain if this alone compensates for lease decay, older facilities, and comparison to newer layouts. Let’s take a closer look at this unusual, one-of-a-kind project:
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A brief profile of The Arcadia
The Arcadia is a very niche condo located in the Bukit Timah area, where every unit is a four-bedder. These four-bedders are also gigantic by today’s standards, reaching over 3,750 sq ft. From the exterior, we can also see the old “terrace style” condo layout, common to the 1980s but almost unheard of today. Indeed, this project was completed way back in 1983 (lease beginning in 1979), and has only 164 units for 39,964 sq m.
The size is definitely a standout element, as is its tranquil location with the landed homes of Watten Estate on one side, and the landed enclave of Adam Drive on the other.
Let’s look at how The Arcadia ranks among other older leasehold condos
| ORCHID PARK CONDOMINIUM | 3.92% |
| THE TANAMERA | 3.93% |
| PEOPLE’S PARK COMPLEX | 4.34% |
| WEST BAY CONDOMINIUM | 4.43% |
| THE PLAZA | 4.44% |
| NEPTUNE COURT | 4.83% |
| SHERWOOD TOWER | 4.91% |
| FAR HORIZON GARDENS | 4.95% |
| BEDOK COURT | 5.05% |
| MANDARIN GARDENS | 5.16% |
| BAYSHORE PARK | 5.16% |
| HILLCREST ARCADIA | 5.29% |
| TEXTILE CENTRE | 5.36% |
| EMERALD PARK | 5.61% |
| LOYANG VALLEY | 5.86% |
| THE ARCADIA | 6.59% |
Note: While The Arcadia is over 40 years old, we’ve focused on the 2016–2024 period as a more meaningful reflection of recent market trends. This is especially important given the distortion a 30-year annualised average might introduce.
Among 30+ year-old condos tracked since 1995, The Arcadia delivered the strongest annualised performance between 2016 and 2024.
Now let’s measure it against the average of older leasehold condos, across Singapore:
Average price
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