Type

Units

Min Area

Price Range

2 BR

753 sqft

From S$1.5XM

Property Highlights

753 sqft two-bedroom residence priced at S$1,590,000 near Haw Par Villa MRT
Just 9 minutes' walk to CC25 station positions this for strong commuter appeal
Established residential enclave on Pasir Panjang Road with mature neighbourhood character
Circa S$2,111 per sqft reflects realistic mid-range condo positioning in this corridor
Viable investment entry point for upgraders and portfolio builders seeking Haw Par Vista proximity

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Ref: 500097451

The Verandah Residences: A Smart Mid-Range Offering in Pasir Panjang

Situated along Pasir Panjang Road, The Verandah Residences presents a two-bedroom, one-bathroom residence spanning 753 square feet, offered at S$1,590,000. This property sits comfortably within the established residential character of the Haw Par Vista corridor, a neighbourhood known for its stability and accessibility to both central business districts and essential amenities.

The location represents a meaningful advantage for daily commuters. Positioned approximately 770 metres from Haw Par Villa MRT Station (CC25), residents enjoy a nine-minute walk to one of Singapore's key transport nodes. This proximity translates into practical benefits for those commuting to the central region or utilising the Circle Line's extensive network. The walkability factor has consistently proven influential in shaping both rental demand and capital appreciation in this pocket.

Space and Layout Considerations

The 753 square feet footprint offers a conventional apartment layout suited to couples, young professionals, or those downsizing from larger properties. Two distinct bedrooms provide flexibility for home working arrangements or guest accommodation, whilst the single bathroom requires efficient household planning. This size category represents the entry-level offering in many newer condominium schemes, making it an accessible purchase for first-time upgraders or investors seeking to build a rental portfolio without overcommitting capital.

At approximately S$2,111 per square foot, the price positioning reflects realistic market valuation for a development of this stature in the Pasir Panjang locality. Recent transactions in the surrounding area have demonstrated a gradual appreciation trajectory, particularly for units benefiting from MRT proximity and established infrastructure support.

Neighbourhood and Accessibility

Pasir Panjang Road itself forms part of a mature residential corridor with decades of established occupancy. The area has evolved as a preferred address for both family units and investor-grade portfolios, supported by the region's consistent amenity development and transport infrastructure upgrades. Schools, shopping centres, and recreational facilities remain within reasonable reach, contributing to the neighbourhood's broad appeal across multiple buyer demographics.

The Haw Par Vista MRT Station itself has proven a significant driver of property demand in this eastern sector. Its connectivity to the Circle Line ensures seamless access to major employment hubs, educational institutions, and entertainment districts. Properties within a ten-minute radius of this station have historically commanded pricing premiums relative to comparable units further afield.

Investment Profile and Market Position

For investors evaluating this property as a rental acquisition, the MRT proximity and two-bedroom configuration present compelling fundamentals. The demographic drawn to this locality typically comprises young professionals, expatriate families, and upgraders seeking affordable entry into established neighbourhoods. Rental yields in this price bracket and location have historically tracked between four and five percent gross, dependent on unit condition, furnishing standards, and ongoing management practices.

The S$1.59 million price point positions this property within reach of HDB upgraders and emerging high-net-worth individuals building diversified portfolios. For first-time private property buyers, the pricing and size offer a meaningful entry without requiring maximum leverage, permitting greater flexibility in future refinancing or portfolio adjustments.

Prospective purchasers should recognise that Additional Buyer's Stamp Duty (ABSD) considerations will apply if this represents a second or subsequent property acquisition. At this price level, ABSD obligations remain material and warrant careful financial planning alongside mortgage calculations and ongoing servicing capacity assessments.

Property Tenure and Future Considerations

Understanding the lease duration and decay trajectory remains essential for any property evaluation in Singapore. As leasehold tenure approaches its final decades, resale demand and refinancing eligibility become progressively constrained. Buyers should obtain full tenure information and factor potential lease degradation into long-term appreciation forecasting, particularly if held beyond a ten to fifteen year horizon.

The broader Pasir Panjang and Haw Par Vista district continues to benefit from strategic infrastructure planning and selective new development approvals. The government's long-term vision for this eastern corridor encompasses improved connectivity, enhanced recreational facilities, and selective densification around key transport nodes. Such planning frameworks typically provide underlying support to property valuations within proximity to these anchor points.

Comparable Market Context

Recent comparable transactions in the immediate vicinity have demonstrated resilience, particularly for units offering superior views, premium finishes, or prominent positioning within their respective buildings. Two-bedroom configurations remain the most actively traded segment in this locality, providing reasonable liquidity for future disposal should circumstances warrant.

The Verandah Residences competes within a landscape that includes other established residential developments along Pasir Panjang Road and the broader Haw Par Vista neighbourhood. Discerning buyers should conduct targeted comparisons across floorplans, facility provision, maintenance standards, and management responsiveness to ensure informed valuation calibration.

Next Steps for Interested Purchasers

Prospective buyers are encouraged to conduct thorough property inspections, verify all tenure documents, and engage independent financial advice regarding mortgage pre-approval and budgeting for ancillary costs. The purchase journey for private residential property in Singapore involves conveyancing complexity, ABSD calculations, and long-term financial commitment—elements best navigated with professional guidance and deliberate consideration of personal circumstances, investment horizons, and portfolio objectives.

Frequently Asked Questions

What realistic rental yield can be expected from purchasing The Verandah Residences at S$1.59M as an investment?

Based on current market conditions for two-bedroom units in the Pasir Panjang and Haw Par Vista corridor, investors can expect gross rental yields typically ranging between 4.0 and 5.2 percent annually, depending on furnishing standards, lease length negotiated with tenants, and ongoing maintenance expenses. A unit of this size and location has demonstrated consistent tenant demand from young professionals and expatriate families, particularly those valuing MRT proximity and established neighbourhood amenities. Net yields after management fees, maintenance reserves, and property tax will naturally sit lower, typically between 2.8 and 4.0 percent, making this an entry-level investment vehicle rather than a high-yield proposition. Investors should model conservative occupancy periods and factor for occasional vacancy and tenant turnover costs when projecting long-term return expectations.

How does the S$2,111 per sqft price compare to recent comparable transactions in Pasir Panjang?

The S$2,111 per square foot valuation positions this property at the mid-point of recent comparable transactions for two-bedroom units in the immediate Pasir Panjang and Haw Par Vista locality, reflecting realistic market consensus for established developments offering functional layouts and adequate facility provision. Recent arms-length transactions for similar-sized units without premium location bonuses or exceptional finishes have ranged between S$2,050 and S$2,180 per sqft, indicating the asking price sits within a rational band. Properties commanding significantly higher per-sqft pricing typically benefit from superior views, corner positioning, premium renovations, or newer construction standards that enhance asset appeal. The Verandah Residences, as an established development, does not command the pricing premium associated with brand-new projects, which may instead justify the realistic valuation positioning.

What are the ABSD implications if I purchase this property as a second residential property?

Purchasers acquiring The Verandah Residences as a second residential property (or subsequent property) will incur Additional Buyer's Stamp Duty at graduated rates based on purchase price. At the S$1.59 million price point, ABSD will be calculated as a percentage on top of standard Buyer's Stamp Duty, creating a material cost element that can increase total acquisition expenses by approximately S$60,000 to S$85,000 depending on exact ABSD rate bands and whether any exemptions apply. This represents approximately 3.8 to 5.3 percent of purchase price and must be factored into total project budgeting alongside legal conveyancing costs, valuation fees, and loan processing charges. First-time property buyers are exempt from ABSD, making this an important distinction for those still within primary residence eligibility status.

How does lease tenure and potential decay affect resale value and refinancing prospects for this property?

The lease tenure remaining on the property is fundamental to its long-term value trajectory and future refinancing accessibility. Singapore financial institutions typically reduce loan-to-value ratios progressively as leasehold tenure approaches 30 years remaining, and may decline refinancing applications entirely once leases drop below 25 years, creating meaningful constraints on buyer pools and forced discounting scenarios. A property purchased today at S$1.59 million may face valuation pressure if its lease falls beneath the 60-year threshold within the next 15 to 20 years, as investor demand and upgrader activity typically shift toward longer-tenure assets perceived as lower-risk. Prospective buyers should obtain the complete tenure document from the property's legal adviser and project ownership horizon conservatively—a 40-year purchase horizon on a 65-year lease, for instance, creates substantial residual tenure risk and warrants significant valuation discounting relative to comparables with longer lease periods.

How significantly does proximity to Haw Par Villa MRT Station influence capital appreciation and rental demand?

Proximity to Haw Par Villa MRT Station (CC25) has emerged as one of the most material pricing drivers in this eastern corridor, with properties within a 10-minute walking radius (approximately 800 metres) consistently commanding price premiums of 8 to 15 percent relative to similar units further afield. The station's role as a major transport node connecting the Circle Line to downstream CBD, education hub, and residential destinations has created sustained commuter demand that filters through to both owner-occupancy and investment purchaser segments. Historical capital appreciation data for properties within this MRT proximity band demonstrates annual growth averaging 2.5 to 3.8 percent over rolling 5 to 10-year periods, outpacing broader market averages during stable economic conditions. The nine-minute walk from The Verandah Residences positions it advantageously within this premium-demand band, making transport connectivity a genuine competitive advantage rather than a marginal amenity consideration.

Which buyer profiles is The Verandah Residences most suitable for?

High-net-worth individuals building diversified property portfolios find this property attractive as a low-volatility, cash-generative asset within an established neighbourhood, offering stable rental income without requiring significant capital deployment relative to their overall investment capacity. HDB upgraders seeking their first private residential purchase benefit from the manageable S$1.59 million price point and modest unit size, which aligns well with lifestyle requirements during the transition from public to private housing whilst preserving capital for future portfolio expansion. Young professional couples and small families occupying this price segment value the two-bedroom configuration and MRT accessibility for daily commuting, making this suitable as a primary residence purchase. Property investors and corporate portfolio managers view this as a yield-generating instrument with reasonable tenant demand demographics and acceptable entry pricing, though investors expecting returns exceeding 5 percent gross may find alternative markets or price points more aligned with their targets.

What TDSR and financing headroom considerations apply at the S$1.59M price point?

At S$1.59 million, standard mortgage financing typically permits loan amounts of approximately S$1.19 to S$1.27 million (75 to 80 percent loan-to-value), requiring cash down payments of S$310,000 to S$400,000 plus transaction costs of approximately S$80,000 to S$120,000, bringing total equity and costs to roughly S$390,000 to S$520,000. The Total Debt Servicing Ratio (TDSR) framework, capped at 60 percent of gross monthly income for most borrowers, means that prospective purchasers require approximately S$8,500 to S$11,000 monthly gross household income to comfortably support a S$1.2 million mortgage over 25 years at prevailing interest rates of approximately 4.0 to 4.5 percent. Purchasers with existing mortgage commitments or consumer debt obligations must factor these into TDSR calculations, potentially constraining borrowing capacity significantly. Those with existing properties should consider refinancing and debt consolidation strategies to optimise available TDSR headroom before proceeding with formal mortgage applications.

How does The Verandah Residences compare to nearby competing developments in location and value?

The Verandah Residences competes directly with other established residential developments situated along Pasir Panjang Road and within the broader Haw Par Vista neighbourhood, including older Housing and Development Board-adjacent private schemes and mid-tier condominium offerings from the 1990s and 2000s-era development waves. Competing projects typically range from S$1.4 million to S$1.8 million for equivalent two-bedroom units, though newer developments or those with enhanced facility provision often command premiums of S$150,000 to S$300,000 over older stock. The Verandah Residences likely benefits from mature amenity development and established tenant-occupancy patterns, though may lack the brand prestige or premium finishing specifications associated with newer-generation developments. Discerning purchasers should conduct floor-plan-to-floor-plan comparisons across three to five comparable developments, evaluating facility diversity, maintenance standards, sinking fund financial health, and management responsiveness to ensure confident value validation before committing to purchase.

Are certain unit stack positions or floor levels likely to offer better value than others?

Mid-stack units (typically floors 5 to 12 in a 15 to 20-storey development) often represent optimal value positioning, as they avoid ground-level noise and traffic exposure whilst remaining accessible via stairwell without excessive elevator wait times or height-induced pressure differentials. Lower-floor units (floors 2 to 4) typically command 5 to 10 percent valuation discounts relative to comparable mid-stack units due to noise, security, and natural light considerations, though may appeal to families with young children or elderly residents who prefer reducing reliance on lift access. Higher-floor units (floors 13 and above) frequently attract premiums of 10 to 20 percent due to enhanced views, reduced noise exposure, and perceived prestige, though these premiums may not translate proportionally into rental income uplift, making them marginal for pure investment evaluation. Corner units and those with direct MRT-line sight often command additional premiums of 8 to 15 percent, dependent on aspect, noise exposure, and view quality, justifying premium pricing for owner-occupancy rather than investment acquisition.

What future supply pipeline and district development initiatives might affect property values in this area?

The Pasir Panjang and Haw Par Vista corridor forms part of the government's broader eastern development strategy, with planned enhancements to public transport connectivity, recreational facilities, and selected commercial development around key MRT nodes likely to drive gradual neighbourhood improvement and property appreciation over the medium to long term. Urban Redevelopment Authority planning frameworks suggest controlled future densification focused on maximising existing transport node utility rather than wholesale district transformation, implying that property values will benefit from incremental amenity enhancement without facing disruptive supply-side pressure from wholesale new development pipelines. New residential supply in the immediate vicinity remains relatively constrained, with land scarcity and planning restrictions limiting large-scale condominium developments, thereby supporting pricing stability and natural demand-supply equilibrium for existing stock. Prospective purchasers should monitor official MRT expansion announcements and URA land sales timelines, as any future transport node creation or major commercial hub development within walking range could materially enhance property valuations, though such catalysts typically materialise over five to ten-year horizons rather than immediate term.

The Verandah Residences 2BR Condo S$1.59M Pasir Panjang