This Rare 6,028 Sq Ft Duplex In Singapore’s CBD Is Up For Sale — And It’s Priced Below Comparable Luxury Apartments

In many ways, Shenton Way is Singapore’s version of Wall Street in New York City. It’s one of the premier roads that cuts through the heart of the central business district (CBD), lined with landmark financial buildings like SGX Centre.

Although it’s a busy street typically associated with Grade A office towers, there are prime homes scattered along this thoroughfare. Wedged between SGX Centre and Asia Square is One Shenton, a twin-tower residential development that boasts a collection of duplex Sky Suites.

These are some of the largest residential units in the CBD and rarely come up for sale. Only one transaction involving a duplex Sky Suite at One Shenton has been recorded since 2015, based on URA caveats. Other large-sized premium apartments and duplexes like this at Wallich Residence, South Beach Residences, and SkyWaters Residences have typically fetched over $3,500 psf.

This is what makes a duplex Sky Suite on the 16th floor of One Shenton worth a closer look. The owner has recently listed the property for sale, and the unit features a private jet pool on the upper-floor terrace, a feature usually seen in much more expensive city-centre apartments.

The 6,028 sq ft unit has an asking price of $10.8 million ($1,792 psf). It is not tenanted and comes fully furnished, according to Eunice Toh of CBRE Singapore, the marketing agent. This isn’t the only large-sized apartment for sale at One Shenton, the developer City Development’s Ltd (CDL) is separately marketing eight other units in the luxury residences.

Strong MRT connectivity and a recent $6 million facelift at One Shenton

Situated at 1 Shenton Way, at the Robinson Road end of the Downtown Core, One Shenton is a 99-year leasehold residential development that was completed in 2011. The project has 341 residential units across two towers: the 50-storey Tower One and the 43-storey Tower Two, which also has 11 retail units on the ground floor.

Its connectivity to public transport is one of the strengths of this development. It is within a few hundred metres of five MRT stations: Shenton Way MRT on the Thomson-East Coast Line and Downtown MRT on the Downtown Line are within short walking distance. Meanwhile, Telok Ayer, Tanjong Pagar, and Raffles Place MRT stations are all a five to six-minute walk away.

As one of the most prime residential developments in the CBD, there’s a relatively steep monthly cost to upkeep the prestige and quality of the project. The maintenance fee runs at $3,914.19 each quarter, or roughly $1,305 a month.

But most of this goes into regularly updating the resident facilities. Recently, One Shenton’s management put $6 million of the estate’s sinking fund into overhauling its common facilities, including a refreshed main lobby, retiled pools and new landscaping on the eighth-floor terrace. A jacuzzi pool was also added to the Sky Garden on the 24th floor, along with an outdoor ice bath and sauna. Fresh vertical greenery was added to complement the building’s structural columns.

Improvements like these aren’t reflected in the usual transaction data, but it also means that new and existing buyers benefit from a $6 million upgrade that extends the high liveability at the condo, as well as the long-term value of the development.

Inside the unit: two floors, four bedrooms, and a pool that usually costs far more

Turning back to the unit for sale, this duplex Sky Suite (Type A-ss-b) starts from the 16th floor and extends onto the 17th floor. Both floors are connected by an internal staircase, and there is a double volume ceiling that opens the entertainment area below to the landing above.

The lower level features the private lift lobby and foyer, a living and dining area, an entertainment/lounge space, a kitchen with a breakfast corner, a utility yard, and a bedroom with its own ensuite bathroom.

The upper level consists of the master suite and master bathroom, a junior master with an ensuite, a second bedroom, a family area, a kitchenette, and an open terrace with a jet pool.

Take a 3D virtual tour of the unit here.

The private terrace is a feature that helps to set these Sky Suites apart from almost anything else on the market at this price point in the CBD. A private jet pool sixteen floors up doesn’t come cheap elsewhere in the city centre, and the large-format apartments that do offer one typically command prices that are higher than this duplex’s asking price of $1,792 psf.

The interior of the apartment has also been designed by Su Misura, a renowned local interior design firm, that was commissioned by CDL. The interior design project for this Sky Suite cost about $1 million, and was done as the developer’s own show suite for the unit type over a decade ago.

The first owner bought the unit in 2014 with that fit-out already in place. Two parts of it are no longer original: the current owner replaced the terrace jacuzzi three years ago at a cost of $24,000, and separately repainted and replaced the timber flooring in the master bedroom.

The rest of the Su Misura design has been kept as is.

The current owner has held the unit since 2021, occupying it themselves for the first couple of years before renting it out. Toh says the sale is driven by the owner’s wish to recycle the capital into other investments.

Priced below other comparable large-sized CBD apartments, and in line with its 2021 purchase

Large-sized private apartments of over 4,000 sq ft are not common in the CBD, and One Shenton is no exception. Since the building’s completion in 2011, only one resale transaction in this size band has been caveated at the project, which just so happened to be the sale of this Sky Suite duplex.

At the time, the 6,028 sq ft unit was purchased for $9.5 million ($1,576 psf) in 2021. Although the number of larger-size premium apartment transactions is relatively scarce at One Shenton, this is noteworthy because it has a track record none of the building’s other large-format listings can yet claim.

The current asking price of $10.8 million for this Sky Suite duplex is a 13.7% gain over five years. Over the same time period, One Shenton’s overall median $PSF rose 13.2%, from $1,626 psf in 2021 to $1,840 psf year-to-date in 2026.

The media transaction data suggests that the capital appreciation of the duplex has moved in tandem with the price growth of the entire project, rather than the seller reaching out for a premium price above where the rest of One Shenton has moved.

Compared to other nearby large-format units transacted over the past five years, the picture is more one-sided:

The transaction data indicates that each of the sales listed managed to fetch at least a 20% higher price compared to the $1,792 psf price for the One Shenton duplex for sale.

For five of them – Marina One Residences, The Sail, Marina Bay Residences, Altez, and Wallich Residence – this isn’t about the land tenure since each of those projects sit on 99-year leases that started within six years of One Shenton (2005).

It suggests that the price gap comes down to the developer’s brand and reputation, as well as the lasting build quality of One Shenton after over a decade.

It’s also more than the inclusion of a private pool. Each of the six of its penthouses at South Beach Residences features a private pool, and the penthouse units at Altez also include this feature. Meanwhile, SkyWaters Residences markets it as standard across its penthouse and sky villa units. So, the addition of a private pool doesn’t explain why those comparables sell for two to three times this unit’s $PSF.

On the other hand, Wallich Residence and South Beach Residences are positioned and finished as relatively new ultra-luxury residences. Meanwhile, Marina One Residences and Marina Bay Residences are integrated with malls and office towers. One Shenton, almost fifteen years past its Temporary Occupation Permit, is neither. For a buyer whose priority is space rather than a big-name address, that is a trade-off that should be considered.

SkyWaters Residences and Union Square Residences sit at the top of this table because both are recent completions, on 99-year leases that commenced in 2023 and 2024, respectively. The relatively newness explains the price premium they can command.

Their prices are a useful benchmark of the expected pricing for a new luxury residential project in this part of the CBD, as opposed to resale prices of large-sized units like this apartment at One Shenton.

This is not the only luxury apartment that CDL is marketing at One Shenton. The eight other units range from 5,242 to 6,674 sq ft, and have asking prices between $10 million and $13.727 million.

One of these units is a smaller 5,242 sq ft unit that is not renovated and only partially furnished. This unit is listed for $10 million, which works out to roughly $1,908 psf, about 6% above the asking price of the Sky Suite unit. That gap is the clearest sign yet that $1,792 psf is not a stretch: a fully furnished, larger, better-finished unit is currently pricing below a smaller unrenovated one in the same building.

Toh points to three other large-format units presently listed elsewhere in the CBD: 7,459 sq ft at Marina One Residences asking $14 million ($1,877 psf), 6,200 sq ft at V on Shenton asking $16 million ($2,581 psf), and 4,478 sq ft at Marina Bay Residences asking $18.8 million ($4,199 psf).

Space over a prominent address, with the risk of thin liquidity

The new owner of this Sky Suite unit will likely be an owner who prefers a spacious residential address in a space-scarce CBD. The fact that the unit will be sold vacant will help the sales process, without a sitting tenant to work around, a buyer can renovate or move in on their own schedule.

Toh expects interest to come mostly from two directions: newer citizens and permanent residents buying their first large home in Singapore, and local buyers downsizing from a Good Class Bungalow or other landed home who want the space they’re used to without the upkeep that comes with it.

She suggests that the appeal is straightforward: a buyer is paying a resale price for a building that, after the recent facilities overhaul, functions closer to a brand-new one.

The trade-off is the potential of thin liquidity and resale volume. With only one recorded large-unit sale at the project in over a decade, and that sale being this unit’s own last transaction, there is no independent track record for how a unit like this holds its value or how quickly it would sell if the owner needed to exit.