A Perennial Holdings-led consortium closed the sale of the first Aman-branded residence at The Skywaters in Singapore at $6,501 per square foot, establishing a new valuation ceiling for branded residential product in the city-state. The transaction marks the initial liquidity event for Aman's first ground-up residential project in Southeast Asia, a 73-unit tower on Peck Seah Street in the central business district's Tanjong Pagar submarket.
The sale price exceeds the previous Singapore branded-residence benchmark by approximately 8 percent, set by a Four Seasons Private Residences unit at $6,020 per square foot in late 2023. Perennial Holdings, which controls the master development through a joint venture with Keppel Land, has not disclosed the unit's total square footage or absolute sale price. The Skywaters launched sales in mid-2023 with indicative pricing between $5,800 and $6,200 per square foot for mid-level units, suggesting this transaction involved either a penthouse component or negotiated premium above list.
The $6,501 figure matters because it validates Aman's residential pricing strategy outside its established resort footprint. Aman operates 34 properties globally, with residential components attached to fewer than 12, primarily in New York, Tokyo, and Venice. Singapore represents the brand's first standalone residential tower without an adjacent hotel, a model that strips out shared-amenity revenue and relies entirely on brand equity to command pricing. The sale confirms that equity translates at scale in markets where supply constraints meet concentrated ultra-high-net-worth density.
For allocators, the transaction provides a data point on branded-residence exit velocity in a market where 78 percent of luxury buyers are foreign nationals or permanent residents managing regional family-office mandates. Singapore's luxury residential stock above $4,000 per square foot totals approximately 2,100 units across 11 buildings, with branded inventory representing roughly 32 percent of that figure. The Skywaters adds 73 units to that pool, with 68 still available. The Perennial consortium's ability to move inventory at the top of its pricing band within nine months of launch suggests absorption rates remain intact despite the Monetary Authority of Singapore's Additional Buyer's Stamp Duty holding at 60 percent for foreign purchasers.
Operators should track whether subsequent Skywaters transactions hold the $6,501 line or compress as the building moves through its sales cycle. Perennial has two additional Aman-branded projects in development: a 50-unit tower in Tokyo's Azabudai Hills district targeting 2026 delivery, and a 22-unit conversion in London's Mayfair targeting late 2025. Pricing outcomes at The Skywaters will directly inform underwriting assumptions for both. Separately, Aman's parent company, Vlad Doronin's Aman Group, is evaluating residential attachments to its seven properties currently under construction, including locations in Saudi Arabia's NEOM district and Miami Beach.
The sale also signals continued inbound capital allocation to Singapore's residential sector despite regional banking stress and mainland China's property-market contraction. The city-state recorded $8.2 billion in luxury residential transactions above $5 million in 2024, up 14 percent year-over-year, with 43 percent of volume concentrated in the central core. Branded residences accounted for $2.1 billion of that total, a 26 percent share that has held stable since 2021.
The takeaway
Aman's first Singapore residential sale at **$6,501 psf** validates standalone branded towers without hotel components can command record pricing in constrained markets.
aman residencessingaporebranded residencesperennial holdingsultra-primereal estate
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