D2 Anson · Tanjong Pagar
Tanjong Pagar · Anson · Wallich
Walking-distance CBD with real rejuvenation, Newport FH is the 2026 headline.
Character & demographics
Who actually lives in D2.
Expat professionals + SG singles/DINKs working in CBD. Mixed renter/owner; Wallich sets the ultra-prime tone. Very few families.
Walking-distance CBD play. Newport (FH) is the headline 2026 launch, prime tier.
Tenure & typical size
Tenure mix: Mix of 99-yr (newer GLS) and FH (Newport, some boutique). Newport's FH status is a core thesis.
Typical unit size: 500-1,600 sqft
Where D2 sits
Read the position, not just the number.
D2 sits in prime territory. Pricing, tenant pool, and exit all skew toward the 10%-of-the-market segment.
Don't shop PSF averages, shop by stack, tenure, and floor. District medians hide the 20-30% spread between freehold premium and older leasehold.
Just clears the 3% floor most SG investors use. Modest yield, appreciation thesis matters more.
Central-accessible. The commute ceiling isn't the barrier here, it's the entry price.
Transport & amenities
What's actually connecting D2.
MRT stations
- , Tanjong Pagar (EWL)
- , Maxwell (TEL)
- , Outram Park (EWL · NEL · TEL)
Key amenities
- , Tanjong Pagar F&B belt
- , Maxwell Food Centre
- , Chinatown Point
- , Wallich Sky Park
- , Pearl's Hill City Park
School catchment
Schools within or near this district.
School premium is concentrated in the 1-2km corridor around specific primary schools. Verify actual distance before paying the "school catchment" premium.
Primary
- , Cantonment Primary
Secondary
- None in this district
JC / international / tertiary
- None in this district
Notable projects (benchmark set)
The names that anchor D2 pricing.
Projects currently setting the PSF and tenant-quality benchmarks in D2. All verified against transacted sales.
Wallich Residence
Newport Residences
Skysuites @ Anson
Altez
Icon
76 Shenton
Spottiswoode Residences
Spottiswoode 18
2026, 2027 pipeline
| Project | Expected | Status |
|---|---|---|
| Newport Residences Freehold · 246 units |
Q1 2026 (launched Jan 2026) | Launched |
Verified against URA GLS + developer announcements as of April 2026. List refreshes monthly.
The Move framework
How I'd think about D2 through the framework.
01
Capital
Premium band, cash reserves and CPF positioning matter more than LTV optimization. Entry ceilings are high and stamp-duty drag is material.
02
Cashflow
Yield clears 3% but narrowly. Works for long-hold + modest-income-drag profiles. Stress test vacancy and MCST + tax.
03
Progression
Where D2 sits in your portfolio depends on what you're progressing FROM and TO. Entry without a planned exit is speculation, see exit strategy.
04
Protection
FX exposure + thinner liquidity in downcycles. Stress test: rate-doubling, 9-month vacancy, MCST special levies. CCR units are volatile at the edges of cycles.
Who D2 suits (and doesn't)
Match the district to the buyer.
Fits D2 well
- , FH-seeking prime buyer (Newport thesis)
- , CBD-commuting executive owner-occupier
- , Restructurer looking for trophy unit with long runway
Doesn't fit
- Pure speculators looking for short-term flip gains
- Buyers stretching to the AIP ceiling with thin reserves
- Investors ignoring tenure, size, or exit sequencing
- Foreign 60%-ABSD buyers without long-term SG thesis
Winfred's read
The honest take on D2.
Walking-distance CBD play. Newport (FH) is the headline 2026 launch, prime tier.
Every district has a "default buyer profile." The mismatch between the district you're drawn to and the buyer profile you actually fit is where most bad decisions live. Run the Property Portfolio Analysis before paying the district premium.
FAQ
Questions people actually ask me about D2.
Is Newport Residences worth the premium? +
D1 vs D2, which is better for investment? +
How's connectivity from Tanjong Pagar? +
Related reading
Thinking about D2?
Let's run the Property Portfolio Analysis on your specific numbers, not the district's averages.