Boutique Luxury: Is Duet @ Emily the Best Kept Secret in District 9?

The Core Central Region Market Paradigm

The Singapore property market reached a critical inflection point recently. Private residential property prices experienced a moderate stabilization.1 Quarter-on-quarter growth slowed to 1.2 percent in early 2026.1 This marked the slowest pace of acceleration in eight quarters.1 Consequently, buyer psychology shifted dramatically within the Core Central Region (CCR). High-net-worth individuals abandoned rapid speculative flipping strategies completely. Instead, they prioritized long-term wealth preservation and tangible asset scarcity.2

Boutique luxury developments perfectly address this evolving market demand. These ultra-low-density projects operate entirely outside mass-market volume metrics.2 They do not rely on aggressive marketing or rapid turnover rates.2 Instead, they focus deeply on exclusivity, architectural intent, and permanence.2 District 9 presents a highly specific landscape for this property subclass.

Duet @ Emily emerges as a definitive example of this trend.2 Located at 2, 4, and 6 Mount Emily Road, it occupies a prestigious enclave.3 The development is an exclusive, freehold boutique condominium.2 It offers an intimate collection of strictly twenty residential units.3 This low unit count defines its fundamental market proposition entirely.2 Scarcity heavily drives its intrinsic valuation and long-term appeal.2

Property Price Trends and Market Resilience

Broader market metrics reinforce the strength of the CCR segment. The overall private residential property price index rose 0.9 percent.4 This occurred during the first quarter of 2026.4 The rate of increase surpassed the previous quarter’s 0.6 percent growth.4 Furthermore, this suggests buyers remain confident despite rising geopolitical headwinds.4

Simultaneously, the Housing and Development Board (HDB) resale market softened. The HDB Resale Price Index fell by 0.10 percent quarter-on-quarter.5 This marked the first quarterly decline since the second quarter of 2019.5 Consequently, upgrader demand increasingly targets resilient private freehold assets.6

Singapore Property Segment	Q1 2026 vs Q1 2025 (QoQ)	Q1 2026 vs Q1 2025 (YoY)
All properties (whole island)	0.88%	3.41%
Landed properties	-0.40%	6.73%
Non-landed properties	1.30%	2.63%
Core Central Region (CCR)	0.57%	1.67%
Rest of Central Region (RCR)	0.79%	0.70%
Outside Central Region (OCR)	2.18%	5.15%

Data source: Singapore property market price trends.5

The Core Central Region maintained steady, sustainable growth metrics. The CCR recorded a 0.57 percent quarter-on-quarter increase.5 Year-on-year, the region grew by 1.67 percent.5 Therefore, experts predict moderate price appreciation of 2 to 4 percent.1 This applies to private residential property across 2026.1 New CCR launches consistently command premium pricing over established resale units.1

Site Acquisition and Financial Structuring

Understanding land acquisition dynamics provides crucial financial context for investors. ZACD Property Pte. Ltd. acquired the site through a collective sale.7 The developer purchased the three adjoining buildings for $18 million.7 This transaction reflects a land rate of $1,115 per square foot.7

The site was originally priced at $24 million during its launch.8 This initial price equated to $1,485 per square foot.8 The final $18 million sale represents a 25 percent reduction.9 The high development baseline meant no development charge was payable.7 This efficient acquisition cost structure allowed higher capital allocation toward construction.

ZACD Group utilizes an advanced umbrella Variable Capital Company structure.10 This entity is known as ZACD Capital Partners VCC.10 It operates under Singapore law to segregate specific assets.10 It protects the assets of one sub-fund from other liabilities.10

The specific sub-fund managing this project is highly targeted. It is named the ZACD Mount Emily Residential Development Fund.10 This closed-ended fund focuses purely on the Mount Emily properties.10 This rigorous financial structuring minimizes execution risk for ultimate buyers.

The Developer Track Record

ZACD Group Limited leads the development as the integrated asset manager.11 Headquartered in Singapore, ZACD holds a Hong Kong Stock Exchange listing.11 They possess a robust, proven residential track record across Asia.11

Their recent Singapore residential portfolio includes numerous high-profile developments. They developed Arina East Residences and Bloomsbury Residences.11 They also co-developed the former La Ville site on Tanjong Rhu Road.13 This extensive experience mitigates standard financial and operational development risks.11

ZACD Financial Position	2024 (S$’000)	2023 (S$’000)	2022 (S$’000)
Total assets	29,573	31,596	27,454
Total liabilities	8,866	9,109	6,501
Net current assets	20,375	21,736	20,443
Net assets	20,707	22,487	20,953

Data source: ZACD Group financial reporting.14

ZACD consistently identifies and seizes market opportunities early.15 They capture first-mover advantages ahead of traditional economic cycles.15 This strategic vision ensures stable and robust investment returns.11 Their disciplined investment approach navigates complex market conditions successfully.12

Historical Significance of Mount Emily

The geographic location is steeped in profound historical significance. Mount Emily was originally known as Bukit Rawa before 1836.16 It formed a foundational zone for early British colonial settlements.16 The elevated terrain provided ideal sites for grand historical residences.16

Historians continuously debate the precise origin of the area’s name.16 It likely honors Amelia, sister of Charles Prinsep.16 She was affectionately called Emily by her close family members.16 This aligns with adjacent hills named after his other siblings.16

Today, the precinct balances this heritage with modern urban integration. More than eighty buildings around Mount Sophia achieved conservation status.17 This statutory protection preserves the area’s distinctive historical character permanently.17 It prevents aggressive high-density redevelopment from eroding the neighborhood’s quiet charm.17 Therefore, future supply of competing high-rise developments remains strictly constrained. This structural supply limitation inherently protects long-term property values.

Architectural Identity and Heritage Integration

Duet @ Emily represents a sophisticated dialogue between history and modernity. ONG&ONG Architects served as the primary architectural and landscape consultant.3 Their specific design philosophy embraces the site’s rich historical narrative.18

ONG&ONG holds numerous awards for innovative, culturally sensitive architectural solutions.19 They previously updated the Al-Ansar Mosque with meticulous care.20 They successfully preserved its traditional minaret and historical domed hall.20 This specific capability ensures the shophouse conservation elements are handled flawlessly.

Construction execution is managed by Hua Leong Group Pte Ltd.3 They conducted extensive pre-construction condition surveys of the site.21 This meticulous preparation prevents collateral damage to existing heritage frameworks.22 Buyers can therefore trust the projected December 31, 2028 TOP timeline.3 Legal completion is subsequently expected by December 31, 2031.23

The Dual-Block Configuration

The physical structure utilizes a distinctive dual-block architectural configuration.24 The front section features a meticulously conserved three-storey heritage building.3 It includes a structurally integrated basement and functional attic space.3

This block preserves classic early shophouse architectural proportions beautifully.3 Intricate balcony balustrades and traditional window framing are lovingly maintained.3 It restores the historic rhythm of the traditional five-foot way.3

A new seven-storey contemporary annex sits behind the heritage structure.3 This modern extension utilizes clean architectural lines and expansive glazing.3 The facade employs refined soft pastel tones to harmonize visually.3 Contemporary privacy screens integrate motifs inspired by traditional local patterns.3

The Courtyard Design Philosophy

A central landscape courtyard anchors the entire residential experience here.3 This space draws direct inspiration from traditional old Singapore courtyard homes.3 Positioned in the basement, it serves as a tranquil environmental sanctuary.3

This layout optimizes the flow of natural light across levels.3 It facilitates gentle cross-ventilation throughout the enclosed communal zones.3 The courtyard creates a vital connection to nature within the city.3 It softens the transition from the bustling urban exterior environment.18

Rooftop Sanctuary Amenities

Boutique living typically sacrifices massive resort-style facilities for supreme privacy.2 Duet @ Emily mitigates this trade-off via a curated rooftop sanctuary.3 The sky terrace provides unobstructed panoramic views of the city skyline.3

This elevated level houses highly targeted, functional lifestyle amenities.3 An alfresco dining terrace allows for private resident entertainment seamlessly.3 A BBQ pit enhances the outdoor dining and entertainment experience.18

Furthermore, a secluded zen deck offers dedicated space for outdoor yoga.3 A fully equipped indoor gym provides daily fitness convenience.3 Finally, a playful sky swing adds a touch of whimsical relaxation.3 These facilities maintain low utilization overlap due to the limited units.2

Investment Fundamentals: Freehold vs. Leasehold

Tenure status heavily influences long-term asset performance in Singapore.2 Duet @ Emily possesses freehold status, legally defined as Estate in Fee Simple.3 This tenure classification offers profound structural advantages for wealth preservation.2

Freehold properties completely eliminate the severe financial risks of lease decay.2 They can be held indefinitely and transferred across multiple generations safely.2 Conversely, 99-year leasehold properties suffer from inevitable depreciation over time.2 Financing older leasehold assets becomes progressively difficult for future buyers.2 Freehold properties circumvent these strict banking collateral limitations entirely.2

However, freehold properties typically command a significant initial purchase premium.2 Historical data shows this premium hovers between 15 and 20 percent.2 Consequently, freehold assets often take longer to hit initial growth milestones.2 Between 2013 and 2023, Singapore freehold properties grew by 35.9 percent.2 Leasehold properties outperformed them in the near term with 45.9 percent growth.2

Furthermore, freehold properties possess an unequal advantage during collective sales.2 They lack a lease and remain completely protected from lease decay.2 Therefore, Duet @ Emily is explicitly positioned as a legacy asset.2 It caters to buyers seeking stability and permanence over rapid liquidation.2 The investment horizon must extend beyond standard five-year holding periods.2

Financial Positioning and Pricing Strategy

Pricing at Duet @ Emily reflects its extreme scarcity and freehold nature. Expected launch pricing falls between the high-$2,800 and low-$3,200 PSF range.25 This positioning aligns precisely with premium District 9 boutique market benchmarks.25

Unit Type	Size Range (sqft)	Estimated PSF Range	Estimated Quantum Range	Availability
1-Bedroom	409 – 506	$2,800 – $3,100	$1.2M – $1.5M+	6 Units
2-Bedroom	549 – 850	$2,900 – $3,200	$1.6M – $2.3M+	12 Units
2-Bedroom Loft	936 – 1,335	$2,900 – $3,200+	$2.3M – $2.5M+	2 Units

Data source: Market estimates and unit mix for Duet @ Emily.25

Affordability here is dictated by total quantum rather than pure PSF.25 The 1-Bedroom units offer an accessible entry point starting from $1.2M+.25 This targets single professionals and niche city-fringe investors strategically.25

The 2-Bedroom units present the most balanced own-stay value proposition.25 Starting at $1.6M+, they appeal strongly to dual-income local households.25 The 2-Bedroom Loft units represent a highly niche spatial segment entirely.25 They command the highest quantum, starting from $2.3M+ at launch.25

Comparative Micro-Market Benchmarks

Evaluating adjacent developments provides essential context for these pricing metrics. Sophia Regency serves as the most direct freehold architectural competitor.25 Located nearby on Sophia Road, it contains 38 total residential units.26

Sophia Regency Transactions	Unit Size (sqft)	PSF Transacted	Transacted Price
1 Bedroom	474	$3,099	$1,469,000
1+1 Bedroom	570 – 592	$2,830	Not specified
2+1 Bedroom	753 – 947	$2,908	Not specified
2 Bedroom	861	N/A	$2,199,000

Data source: Sophia Regency historical transaction data.27

This establishes a firm baseline for new District 9 freehold assets.29 Duet @ Emily’s pricing mirrors this, adding value through heritage conservation.25 The average PSF at Sophia Regency reached up to $3,320 recently.30

Sophia Meadows represents the modern leasehold alternative within the enclave.25 It features 41 units and holds a 103-year leasehold tenure.31 Transacted pricing here spans from $2,630 to $2,761 PSF currently.32

Sophia Meadows Pricing	Unit Size (sqft)	Listed PSF	Listed Quantum
1 Bedroom	484	$2,630	$1,273,000
2 Bedroom	614	$2,761	$1,695,000
3 Bedroom	893	$2,664	$2,379,000

Data source: Sophia Meadows listed property data.33

The entry quantum is lower, ranging from $1.27M to $2.38M.33 Buyers must decide between leasehold affordability and freehold permanence here.25 Duet @ Emily demands a premium but eliminates subsequent lease decay completely.2

Spatial Dynamics and Unit Layout Efficiency

Boutique developments built on small collective sale sites possess unique advantages.2 They are frequently exempt from strict PPVC modular construction mandates.2 PPVC requires developers to build standardized, box-like concrete rooms off-site.2

By utilizing traditional construction methods, Duet @ Emily offers layout flexibility.2 Internal non-load-bearing walls can be modified, removed, or completely reconfigured.2 Homeowners can easily merge adjacent spaces to create expansive open-concept living.2 This degree of customization is increasingly rare in modern mega-developments.2

However, the specific site geometry heavily influences the internal floor plans.25 The layouts are not driven by standard rectangular mass-market efficiency models.25 Many units feature irregular shapes and distinctly angled structural walls.25

Breakdown of Unit Categories

1-Bedroom Configurations (30% of Inventory) There are exactly six 1-Bedroom units available in the development.25 They range from 409 to 506 square feet in total area.25 Types include Executive, Garden, and Deluxe unit layout variations.3

These feature linear layouts with compact, highly integrated living spaces.25 Angled structural walls create distinct spatial separation within the floor plan.25 They serve as optimal entry-level assets for investors prioritizing location.25

2-Bedroom Configurations (60% of Inventory) Twelve units are dedicated to various 2-Bedroom layout configurations.25 Sizes range broadly from 549 to 850 square feet in total.25 They prioritize integrated kitchen and living zones for spatial continuity.25

Master bedrooms include private ensuite bathrooms featuring premium GROHE fittings.3 Furniture placement requires careful planning due to the irregular geometric boundaries.25 These units represent the primary own-stay target segment for professional couples.25

2-Bedroom Loft Configurations (10% of Inventory) Only two highly exclusive loft units exist within the development.25 They offer expansive spatial volumes ranging from 936 to 1,335 sqft.25 Double-volume ceiling heights create a profound sense of interior grandeur.25

A separate upper-level configuration maximizes privacy and functional lifestyle separation.25 These premium units target a highly selective, affluent niche buyer pool.25

All units incorporate mandatory balcony extensions into their floor plans.25 While balconies vastly improve natural ventilation, they consume usable interior space.25 Buyers must carefully assess actual internal livable space against aggregate size.25 Premium Miele kitchen appliances are standard across all layout variations.3

Market Rental Dynamics and Tenant Demographics

While primarily an own-stay asset, the rental profile requires distinct analysis.25 Boutique developments attract a very specific, non-traditional tenant demographic pool.25

Mass-market condos attract families desiring massive pools, tennis courts, and playgrounds.2 Duet @ Emily lacks these sprawling, high-maintenance family-oriented recreational facilities.25 Therefore, the primary tenant target shifts toward single expatriate professionals entirely.25 It also appeals strongly to academic and arts-oriented individuals seeking privacy.25

Proximity to key institutional anchors ensures consistent localized rental demand historically.19 The development sits minutes away from the vibrant Bugis-Bras Basah precinct.19 It is near the National Museum and multiple established academic institutions.19 Little India MRT interchange station is roughly 200 meters away.8 Dhoby Ghaut MRT provides access to three major transit lines.33

Historically, rental yields in District 9 stabilize around 3.05 percent.35 The $1.2M to $1.8M quantum band offers the strongest risk-adjusted yields.1 Gross yields of 3.5 to 4.5 percent are currently achievable market-wide.1 After accounting for holding costs, net yields land between 2.8 and 3.5 percent.1

Historical Rental Data Analysis

Analyzing older developments showcases the area’s resilient historical rental demand. Parc Emily is a prominent freehold condominium located on Mount Emily Road.36 It provides extensive historical data for local rental demand and pricing.

Parc Emily Rental Data	Size Range (sqft)	Total Transactions	Monthly Rent Range
1-Bedroom	500 – 800	428	$2,300 – $4,900
2-Bedroom	1000 – 1300	403	$3,000 – $6,000
3-Bedroom	1000 – 1400	243	$4,000 – $7,500
4-Bedroom	1700 – 2000	21	$6,000 – $8,500

Data source: Historical rental transactions for Parc Emily.37

Emily Residence offers another crucial benchmark for Mount Emily Road properties. It is a smaller development that similarly attracts steady tenant interest.

Emily Residence Rental Data	Size Range (sqft)	Total Transactions	Monthly Rent Range
1-Bedroom	600 – 1300	163	$2,350 – $5,100
2-Bedroom	700 – 1700	29	$3,000 – $5,500

Data source: Historical rental transactions for Emily Residence.38

Finally, 8 @ Mount Sophia demonstrates long-term yield stability despite lease decay. Completed in 2007, it holds 313 leasehold units near the site.39 Resale prices average $1,714 PSF due to ongoing lease decay concerns.39 However, it maintains a strong implied rental yield of 3.4 percent.39

8 @ Mount Sophia Rental Data	Size Range (sqft)	Total Transactions	Monthly Rent Range
1-Bedroom	800 – 1500	414	$2,900 – $8,100
2-Bedroom	1100 – 1400	252	$3,800 – $6,600
3-Bedroom	1500 – 2700	500	$3,650 – $8,800

Data source: Historical rental transactions for 8 @ Mount Sophia.40

This extensive data proves the location’s fundamental strength in attracting tenants.39 Investors must note the higher monthly maintenance fees impact absolute net yield.2 However, the premium tenant pool values the extreme privacy and branded fittings.3 This allows landlords to potentially command elevated monthly rental rates accordingly.

The Structural Trade-Offs of Boutique Living

Acquiring property in an ultra-low-density development requires objective lifestyle compromises heavily. Buyers must clearly understand the structural trade-offs involved in this sub-market.2

First, maintenance fee structures differ vastly from large-scale mega-developments significantly.2 Mega-developments split operational costs across thousands of individual resident units daily.2 This creates massive economies of scale, suppressing monthly individual fees effectively.2 At Duet @ Emily, baseline operational expenses are divided among twenty owners.2 Consequently, per-unit monthly maintenance charges will be proportionately much higher.2

Second, vehicular logistics present a distinct daily operational challenge for residents. The site footprint limits standard basement ramp parking infrastructure completely here. Therefore, the development relies entirely on a mechanical parking system daily.3 There are only six mechanical carpark lots available for twenty units.3 Daily car retrieval involves mechanical wait times and careful logistical planning.25 This strongly favors residents who prioritize the nearby MRT public transit network. Drivers can utilize the CTE and PIE for smooth island-wide travel.19

Third, exit liquidity is historically constrained in the boutique property sector.2 Resale transactions are inherently sparse due to the narrow target demographic.2 Mega-developments generate constant transactional volume, establishing clear baseline pricing constantly.2 Boutique condos experience higher price volatility during individual unit resale attempts.2 Finding a subsequent buyer who shares the exact architectural appreciation takes longer.2

Urban Planning and Micro-Market Catalysts

Macro-level urban planning heavily supports long-term value retention in this precinct. The URA Draft Master Plan 2025 outlines massive transformations nearby currently.41 These initiatives will dramatically alter the Dhoby Ghaut and Rochor corridors.42

The government plans to transform Dhoby Ghaut into a green oasis.43 Istana Park, Dhoby Ghaut Green, and Penang Road Open Space will merge.43 This creates a unified park three times its current physical size.43 The road directly in front of the Istana will be pedestrianized completely.43 This includes the busy stretch passing Plaza Singapura and Temasek Shophouse.43

Furthermore, a new integrated development is planned above Orchard MRT station.44 This introduces a massive new amenity hub featuring retail and offices.44 Planned walk-cycle infrastructure will enhance neighborhood street-level pedestrian connectivity greatly.44

Mount Emily Park already provides a vital immediate green sanctuary locally.3 Managed by NParks, it connects to the broader Park Connector Network.16 This facilitates ecological corridors supporting sustainable urban greening and habitat linkage.16 Some trees here, including the Yellow Flame, predate modern park development.16

These infrastructural upgrades profoundly benefit Duet @ Emily residents over time. They gain immediate access to world-class pedestrian zones and retail hubs.3 Simultaneously, they retreat to a highly elevated, quiet, traffic-shielded residential enclave.25 The physical incline of Mount Emily Road ensures distinct geographic separation.25 This duality of supreme centrality and absolute privacy is exceedingly rare.2

Conclusion on Asset Viability

Evaluating Duet @ Emily requires abandoning standard mass-market property investment metrics. It cannot be judged merely on facility scale or flipping potential.2 The development operates entirely within the specialized sphere of boutique preservation.2

The primary strengths lie in absolute scarcity and perpetual freehold tenure.2 Twenty units in a conserved heritage setting can never be replicated locally.3 The integration of traditional architecture with modern pastel aesthetics creates unique character.3 PPVC construction exemption allows rare interior spatial customization for wealthy homeowners.2

The central location is geographically exceptional, yet completely shielded from noise.23 Walking access to Dhoby Ghaut and major cultural precincts is highly advantageous.19 Upcoming URA Master Plan pedestrianization efforts will exponentially increase neighborhood livability.43

Conversely, buyers must ruthlessly accept the inherent structural compromises of low density.2 Monthly maintenance costs will be mathematically steeper due to the small owner base.2 The limited mechanical parking system restricts convenience for multiple vehicle ownership.25 Exiting the investment will require patience due to inherently low resale liquidity.2

Ultimately, Duet @ Emily is explicitly designed for a highly intentional buyer.2 It rewards those seeking long-term capital preservation over rapid market speculation.2 It serves the owner-occupier who views their residence as a private sanctuary.2 For this specific demographic, it represents one of District 9’s most compelling assets.

Works cited

1. Six Forces Shaping Singapore Property Trends in 2026 – Elvis Loo, accessed June 6, 2026, https://www.elvisloo.com/post/singapore-property-trends-2026-market-analysis
2. Nicholas Cho . PropNex Realty Pte Ltd . Call +65 88222786, accessed June 6, 2026, https://nicholaschoproperty.com/picks-detail/1188
3. Duet @ Emily – New Launches Condo, accessed June 6, 2026, https://newlaunchescondo.sg/duet-emily/
4. Singapore Property Market 1Q2026: Latest Housing Stats, Condo Prices, Supply And Demand – Stacked Homes, accessed June 6, 2026, https://stackedhomes.com/q1-2026-singapore-private-residential-analysis/
5. Singapore’s Residential Property Market Analysis 2026, accessed June 6, 2026, https://www.globalpropertyguide.com/asia/singapore/price-history
6. Singapore New Launch Condos 2026: Where the Next Property Opportunities Are Emerging, accessed June 6, 2026, https://darrenong.sg/blog/singapore-new-launch-condos-2026/
7. 2, 4, 6 Mount Emily Road | D9 Freehold | ZACD | 68643300 – Property Review SG, accessed June 6, 2026, https://propertyreviewsg.com/2-4-6-mount-emily-road/
8. 2, 4 and 6 Mount Emily Road For Sale Collectively at $18 mil – Canninghill Piers Condo at Clarke Quay Road By City Developments Limited, CDL and CapitaLand, accessed June 6, 2026, https://www.canninghillpiers.com/2-4-and-6-mount-emily-road-for-sale-collectively-at-18-mil/
9. Mount Emily Road (Fka) Developer – Singapore – Launches.sg, accessed June 6, 2026, https://launches.sg/projects/mount-emily-road-new-launch/developer
10. ZACD GROUP LTD. 杰地集團有限公司 – HKEXnews, accessed June 6, 2026, https://www1.hkexnews.hk/listedco/listconews/gem/2022/0902/2022090201202.pdf
11. Mount Emily Residences Developer | By ZACD Group Limited (Updated 2026), accessed June 6, 2026, https://the-bloomsbury-residence.sg/developer/
12. Arina East Residences™ @ Tanjong Rhu (Updated 2026), accessed June 6, 2026, https://arinaeast-residences.sg/
13. 7 Notable New Launch Condos Near An MRT Station In 2023 – Stacked Homes, accessed June 6, 2026, https://stackedhomes.com/7-notable-new-launch-condos-near-an-mrt-station-in-2023/
14. ZACD GROUP LTD. 杰地集團有限公司 – HKEXnews, accessed June 6, 2026, https://www1.hkexnews.hk/listedco/listconews/gem/2024/0807/2024080700297.pdf
15. An Overview of ZACD, accessed June 6, 2026, https://zacdgroup.com/about-us/overview/
16. Mount Emily Park – Grokipedia, accessed June 6, 2026, https://grokipedia.com/page/mount_emily_park
17. Mount Sophia – Singapore – NLB, accessed June 6, 2026, https://www.nlb.gov.sg/main/article-detail?cmsuuid=68de9770-7411-4c74-b312-d042572a57ee
18. Duet @ Emily | Singapore Luxury Homes, accessed June 6, 2026, https://sgluxuryhomes.com.sg/property/duet-emily/
19. DUET @Emily: Freehold D09 | Exclusive 20 Units of 1 & 2BR – MySgProp, accessed June 6, 2026, https://www.mysgprop.com/duet-emily/
20. ONG&ONG wins Singaporean mosque competition – FX Design, accessed June 6, 2026, https://www.fxdesign.co.uk/projects/ongong-wins-singaporean-mosque-competition/
21. Pre-Leasing Condition Survey – P-CON Building Surveyors Pte.Ltd., accessed June 6, 2026, https://p-consurvey.com.sg/our-services/pre-leasing-condition-survey/
22. COMPANY – (R&R) Works Singapore, accessed June 6, 2026, https://mcstsurvey.com.sg/wp-content/uploads/2025/01/3.0-Company-Profile-P-CON.pdf
23. Duet @ Emily ™ – Freehold (Updated 2026), accessed June 6, 2026, https://www.duetat-emily.com.sg/
24. Duet @ Emily ™ – Project Details, accessed June 6, 2026, https://www.duetat-emily.com.sg/project-details/
25. Duet @ Emily Review: Freehold Boutique Condo at Mount Emily …, accessed June 6, 2026, https://www.newlaunchesreview.com/duet-at-emily/
26. Sophia Regency Condo – in Orchard / River Valley | Prices, Reviews & Property | 99.co, accessed June 6, 2026, https://www.99.co/singapore/condos-apartments/sophia-regency
27. Sophia Regency in Sophia Road, Orchard / River Valley (D9), New Launch Details & Price Insights – SRX, accessed June 6, 2026, https://www.srx.com.sg/condo/sophia-regency-98881
28. Sophia Regency Transaction and Price – Singapore – PropertyGuru, accessed June 6, 2026, https://www.propertyguru.com.sg/project/sophia-regency-1705/last-transacted-prices-and-insights
29. Sophia Regency – Price, Reviews & Availability (2026) – PropertyGuru, accessed June 6, 2026, https://www.propertyguru.com.sg/project/sophia-regency-1705
30. SOPHIA REGENCY: Rochor – | Details & Reviews | EdgeProp Singapore, accessed June 6, 2026, https://www.edgeprop.sg/condo-apartment/sophia-regency
31. Sophia Meadows Condo New Launch – in Orchard / River Valley | Prices, Reviews & Property – 99.co, accessed June 6, 2026, https://www.99.co/singapore/condos-apartments/sophia-meadows
32. Sophia Meadow – Price, Reviews & Availability (2026) – PropertyGuru, accessed June 6, 2026, https://www.propertyguru.com.sg/project/sophia-meadow-26188
33. Sophia Meadows Condo Units for Sale – Singapore – 99.co, accessed June 6, 2026, https://www.99.co/singapore/sale/condos-apartments/sophia-meadows
34. Sophia Meadow Transaction and Price – Singapore – PropertyGuru, accessed June 6, 2026, https://www.propertyguru.com.sg/project/sophia-meadow-26188/last-transacted-prices-and-insights
35. 8 @ MOUNT SOPHIA – Price Appreciation & Rental Yield – Singapore Property Data, accessed June 6, 2026, https://www.sg-propertydata.com/8-@-mount-sophia
36. Parc Emily in Mount Emily Road, Overview & Unit Prices – SRX, accessed June 6, 2026, https://www.srx.com.sg/condo/parc-emily-944
37. Parc Emily Transaction and Price – Singapore Condos – PropertyGuru, accessed June 6, 2026, https://www.propertyguru.com.sg/project/parc-emily-120/last-transacted-prices-and-insights
38. Emily Residence Transaction and Price – Singapore – PropertyGuru, accessed June 6, 2026, https://www.propertyguru.com.sg/project/emily-residence-384/last-transacted-prices-and-insights
39. 8 @ MOUNT SOPHIA: Rochor Condominium | Details & Reviews | EdgeProp Singapore, accessed June 6, 2026, https://www.edgeprop.sg/condo-apartment/8-mount-sophia
40. 8 @ Mount Sophia Condo last transacted Prices and Transaction Insights | PropertyGuru Singapore, accessed June 6, 2026, https://www.propertyguru.com.sg/project/8-mount-sophia-18/last-transacted-prices-and-insights
41. How to Read the URA Master Plan 2025 and What It Means for Your Property – Propkaki, accessed June 6, 2026, https://propkaki.sg/guides/ura-master-plan-property-singapore
42. Liveable and Inclusive Neighbourhoods | URA Master Plan, accessed June 6, 2026, https://www.uradraftmasterplan.gov.sg/themes/shaping-a-happy-healthy-city/liveable-and-inclusive-neighbourhoods/
43. Speech by Minister Chee Hong Tat at The Opening Ceremony of i Light Singapore 2026, accessed June 6, 2026, https://www.mnd.gov.sg/newsroom/parliament-matters/speeches/view/speech-by-minister-chee-hong-tat-at-the-opening-ceremony-of-i-light-singapore-2026

Diversifying Lifestyle and Retail Belts – URA Master Plan, accessed June 6, 2026, https://www.uradraftmasterplan.gov.sg/regional-plans/central-area/diversifying-lifestyle-and-retail-belts/