Type

Units

Min Area

Price Range

4+ BR

5500 sqft

From S$5.7XM

Property Highlights

Spacious 6-bedroom, 5-bathroom terrace with 5,500 sqft internal living space on 2,250 sqft land plot
Owner-renovated property featuring lift provision—a rare convenience in Hillview terraced homes
Just 9 minutes' walk (760 m) to Hillview MRT Station on the Downtown Line, ensuring strong commute accessibility
Premium Jalan Gumilang location in a mature, established residential enclave with excellent amenities proximity
Exceptional value proposition for upgraders and high-net-worth buyers seeking substantial family living space

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Ref: 500061837

A Spacious Hillview Terrace with Modern Lift Provision at S$5.7 Million

This exceptional six-bedroom, five-bathroom terraced house on Jalan Gumilang represents a compelling acquisition opportunity in one of Singapore's most desirable residential neighbourhoods. Positioned in the heart of Hillview, this property marries generous proportions—5,500 sqft of internal floor area set across 2,250 sqft of land—with thoughtful modern enhancements that set it apart from comparable homes in the district.

The defining feature of this residence is its lift provision, a luxury amenity rarely found in Hillview's terraced housing stock. The previous owner, recognising the practical benefits of vertical circulation within a multi-storey dwelling, invested in this infrastructure upgrade, delivering genuine convenience for families and enhanced appeal for potential future buyers. This forward-thinking addition speaks to the quality of stewardship this home has received and positions it as an investment-grade asset in a supply-constrained market segment.

Location and Connectivity

Jalan Gumilang occupies a prime position within the Hillview precinct, a neighbourhood synonymous with established, leafy character and proximity to essential services. The property's proximity to Hillview MRT Station—approximately 9 minutes on foot, or 760 metres—places commuters within easy reach of the Downtown Line, facilitating seamless access to the broader islandwide transport network. For professionals working in the central business district or east-coast employment hubs, this connectivity profile significantly reduces travel friction and enhances the home's appeal to working families.

The maturity of the Hillview area ensures that amenities are well-distributed and accessible. Shopping, dining, healthcare facilities, and educational institutions are all within convenient reach, creating an integrated residential ecosystem. This established character provides stability for property values and ongoing lifestyle satisfaction.

Spatial Configuration and Design

The internal floor area of 5,500 sqft affords flexibility in spatial planning that few properties in this price band can match. Six bedrooms and five bathrooms indicate a layout designed for genuine family living, guest accommodation, or those requiring dedicated home office or study spaces. The generous land plot of 2,250 sqft provides scope for outdoor amenities—gardens, terraces, or future enhancement works—addressing the premium many buyers place on external private space in a dense urban context.

That this property has been comprehensively refreshed by its owner-occupier suggests attention to functional detail and contemporary standards. Rather than the deferred maintenance risks that sometimes characterise ageing terrace stock, this home presents in a ready-to-occupy state, eliminating the need for immediate capital expenditure and allowing new owners to focus on personalisation rather than remediation.

Investment Perspective

For investors evaluating this property, several factors merit consideration. The terrace market in Hillview has demonstrated resilience, with established properties in this catchment area commanding strong interest from upgraders and relocating expatriate families. The rarity of lift-equipped units in this neighbourhood may confer a subtle valuation premium, particularly among older buyers or those with mobility considerations. The scale of the property—six beds, five baths—positions it at the larger end of the residential spectrum, broadening its addressable buyer pool across HNW segments and multiple-property portfolios.

Rental yield potential exists, particularly for long-term leasing to expatriate families seeking stability and schooling proximity, though investors should factor in competitive supply from comparable units and rental market dynamics. The lift provision and comprehensive renovation position this asset competitively within the lettings market, potentially supporting above-median rental rates for the district.

Market Context

Hillview has evolved into one of Singapore's most sought-after mature residential enclaves, attracting both owner-occupiers and investors. The terrace typology—larger, land-owning units with private outdoor space—appeals to a demographic increasingly valuing space, privacy, and separation from intensive urban density. Recent transaction data in the broader Hillview corridor suggests strong price stability and modest capital appreciation, reflecting both the stability of the neighbourhood and the relative supply scarcity of land-contingent property types.

This particular offering at S$5,700,000 aligns with market expectations for a substantially renovated, well-connected property of this scale and specification. The lift provision—a tangible quality differentiator—alongside the thoughtful refurbishment by the owner-occupier, positions this asset as a considered purchase for buyers unwilling to compromise on space, amenity, or convenience.

Suitability for Different Buyer Cohorts

For upgraders transitioning from executive condominiums or smaller terrace stock, this property delivers the spatial expansion and private land ownership that typically motivates the upgrade decision. High-net-worth individuals seeking substantial family bases in an established, secure neighbourhood will find the Hillview location and proportions well-aligned with discretionary lifestyle preferences. Owner-occupiers prioritising commute efficiency and integrated neighbourhood amenities will appreciate the MRT accessibility and maturity of local services. Investors targeting the larger-family rental segment, particularly expatriate populations, can structure lettings strategies around the property's considerable scale and lift accessibility.

First-time terrace buyers may find the price point and property scale represent a significant step-up in market positioning, yet the comprehensive renovation and owner-pedigree reduce execution risk relative to purchasing a property requiring material refurbishment works.

A Considered Acquisition in a Constrained Market

This Jalan Gumilang terrace encapsulates the characteristics driving demand in Hillview's contemporary residential market: substantial useable space, modern amenity infrastructure, excellent transport connectivity, and location within an established, amenity-rich neighbourhood. The lift provision, far from being a mere cosmetic enhancement, represents genuine functional value and a tangible differentiator within supply-constrained terraced housing stock. For serious buyers evaluating substantial family residences or portfolio expansion in Singapore's premium residential market, this property merits detailed consideration.

Frequently Asked Questions

What is the estimated gross rental yield if this property is purchased as an investment?

Based on current market data for comparable six-bedroom terraced properties in Hillview with lift accessibility, estimated monthly rental income would likely fall in the range of S$8,500–S$11,000 for long-term lettings to expatriate families or high-net-worth owner-occupiers seeking interim accommodation. This translates to an approximate gross yield of 1.8–2.3 per annum, accounting for the S$5.7 million acquisition price. The lift provision and comprehensive renovation present competitive lettings advantages relative to older stock requiring maintenance, potentially supporting rental rates at the upper end of the neighbourhood range. Net yield will depend on property tax, maintenance reserves, insurance, and lettings agency costs, typically reducing net returns to approximately 1.2–1.7 per annum after operational expenses.

How does this property's asking price compare to recent psf transactions in Hillview?

At S$5.7 million across 5,500 sqft of internal floor area, this property translates to approximately S$1,036 per square foot of floor space—a pricing level consistent with well-maintained, substantially renovated terraced properties in the Hillview precinct that possess modern amenities or convenience features. Comparable recent transactions in the district (2023–2024) for owner-occupied or investor-grade terraces in sound condition have ranged between S$950–S$1,100 psf, placing this property within the established market band. The lift provision, while a genuine value-add, does not typically command dramatic psf premiums; however, it may position this specific property towards the higher end of the range given the rarity of such infrastructure in Hillview terrace stock. Land value represents a material proportion of the total consideration, and the 2,250 sqft plot—generous for an urban terrace—supports the overall pricing framework.

What are the ABSD implications for second-property buyers at this S$5.7M price point?

Additional Buyer's Stamp Duty (ABSD) for Singapore permanent residents purchasing a second residential property at S$5.7 million would incur a tiered structure: 1 per cent on the first S$180,000, 2 per cent on S$180,001–S$360,000, and 3 per cent on amounts exceeding S$360,000. The total ABSD liability would approximate S$138,300, representing approximately 2.4 per cent of the purchase price. Foreign entities face significantly higher ABSD schedules (15 per cent for most nationalities), resulting in ABSD costs approaching S$855,000. These duties must be factored into total acquisition cost analysis and financing feasibility. Timing considerations may arise: some investors structure acquisitions to occur after planned disposals of existing properties to reposition within the first-property ownership classification, thereby materially reducing ABSD exposure. Specialist conveyancing advice is strongly recommended prior to commitment.

What lease decay risk and resale value impact should I consider if this is a leasehold property?

The freehold or leasehold status of this Jalan Gumilang terrace is an essential clarification point not explicitly detailed in available information, and this should be the first query directed to the marketing agent. Should the property operate under leasehold tenure with an unexpired lease term of 99 years or greater, resale value impact remains minimal for the next 15–20 years; however, properties with remaining terms below 80 years may experience valuation headwinds as mortgagees impose lending restrictions and buyer pools narrow. If leasehold with approximately 80–90 years unexpired, the property should maintain strong market positioning for current and immediate-successor owner cohorts, though eventual lease expiry (whether 60–70 years hence) represents a distant but material consideration for investors in perpetuity frameworks. Freehold tenure, conversely, eliminates lease decay risk entirely and provides unrestricted intergenerational utility. The significant capital value attributable to the land plot makes freehold status a premium positioning element in Singapore's property market.

How does proximity to Hillview MRT affect demand and capital appreciation prospects?

The 9-minute walk (760 m) to Hillview MRT Station on the Downtown Line positions this property within the optimal accessibility threshold for commuters, broadly defined as 400–800 m or 5–10 minutes' pedestrian distance from rapid-transit nodes. Properties within this band consistently demonstrate premium valuations and stronger capital appreciation relative to similar stock outside this catchment, as transport accessibility directly reduces commute friction and increases the addressable buyer cohort. Hillview Station serves both northbound (towards Kranji) and southbound (towards Bukit Panjang and beyond) flows, providing genuine commute flexibility. Over the medium to long term (10+ years), land-value appreciation in MRT-proximate areas typically outpaces broader market growth, particularly as urban intensification continues and transport-oriented development strategies shape planning priorities. The DT Line, as a primary east-west corridor, maintains strategic importance in Singapore's transport hierarchy, supporting sustained demand and mobility value. For investors, this accessibility profile represents a significant defensive attribute, underpinning demand resilience across economic cycles.

Which buyer profiles would find this property most suitable?

Upgraders transitioning from smaller condominiums (EC or private apartments in the 1,500–2,500 sqft range) represent the primary target demographic, seeking private land ownership, expansive family living space, and a qualitative shift in residential character. High-net-worth individuals (net worth above S$5 million) valuing privacy, space, and established neighbourhood stability find Hillview terrace properties compelling as portfolio anchors or principal residences, particularly given the relatively constrained supply at this scale and specification. Investor-occupiers managing multi-property portfolios may view this as a diversification vehicle offering both capital preservation and modest rental yield across long-term holding horizons. Expatriate families (particularly European, North American, or Commonwealth professionals) working in Singapore frequently seek terraced accommodation to replicate familiar domestic living patterns, and the six-bedroom configuration directly addresses family accommodation needs. Owner-occupiers aged 45+ with established professional positions and family stability represent strong core demand, as the property's capital scale and financial requirements necessitate maturity, creditworthiness, and demonstrated wealth accumulation. First-time substantial property buyers (often post-HDB upgraders) will find the price point materially elevated, requiring robust financial capacity and strong conviction regarding long-term Hillview positioning.

What TDSR headroom exists at S$5.7M, and what financing capacity is required?

Assuming typical loan-to-value (LTV) ratios of 75 per cent for terrace properties (compared to 80 per cent for condominiums), this property would support a maximum loan quantum of approximately S$4.275 million, necessitating a cash down payment of S$1.425 million plus transaction costs (approximately 3–4 per cent, or S$170,000–S$230,000). Debt-servicing obligations on S$4.275 million over a 25-year mortgage at prevailing rates (currently 4–4.3 per cent) would generate monthly mortgage payments of approximately S$21,500. Under TDSR regulations capping debt servicing at 60 per cent of gross monthly income, this would require documented gross household income of approximately S$35,800 per month, or approximately S$430,000 annually. Households with combined income above S$500,000 per annum enjoy comfortable headroom; those in the S$350,000–S$450,000 band will encounter moderate TDSR pressure, potentially necessitating larger down payments or revised financing structures. For cash-strong buyers (those deploying 40–50 per cent equity), TDSR considerations become immaterial. Conveyancing and legal costs typically represent an additional 1–1.5 per cent of purchase price, and these should be factored into total acquisition funding planning.

How does this property compare to competing terraced developments in Hillview or nearby districts?

Within the Hillview neighbourhood proper, terraced housing stock is relatively constrained, as much of the district comprises low-rise detached and semi-detached properties alongside established apartment blocks and condominiums. Direct comparable terraces with six bedrooms and modern amenities command similar pricing at S$5.2–S$6.1 million, with variation reflecting specific location, land plot size, and property condition. Competing properties in adjacent Bukit Timah (approximately 2 km north) and Dairy Farm (1.5 km west) may offer modestly lower price points (S$4.8–S$5.4 million for equivalent configurations) owing to marginally less established MRT connectivity; however, Hillview's mature amenities and clearer positioning as a premium residential district support the valuation differential. Semi-detached properties in the broader precinct may trade 15–25 per cent below terraced equivalents, reflecting smaller land plots and diminished privacy; conversely, detached houses command premiums of 20–40 per cent above comparable terraces. The lift provision in this particular property confers differentiation relative to most competing Hillview stock, potentially narrowing competitive comparison sets and supporting pricing resilience.

Are there optimal floor levels or unit positioning within terrace stock for value retention?

For terraced housing, unlike apartment-style typologies, floor-level considerations are less critical, as terraces typically incorporate three to four stories of private, non-shared vertical space. The first (ground) floor, featuring main living areas, kitchen, and primary entry, commands substantial functional importance; properties with generous ground-floor layouts, substantial natural light, and direct garden access typically demonstrate stronger appeal and resilience. Upper floors designated for bedroom accommodation benefit from enhanced privacy, natural light, and reduced exposure to street-level noise, factors increasingly valued by quality-conscious buyers. The positioning of the master suite—traditionally on the first or second level—influences appeal, as does the presence of dedicated home office or study accommodation (increasingly material post-pandemic). Terraces with lift provision distribute the relative value of upper floors more evenly, as vertical circulation convenience eliminates the traditional preference penalty for higher storeys. Within this specific property, the presence of five bathrooms distributed across six bedrooms suggests thoughtful spatial planning; the lift provision ensures all levels maintain high usability regardless of occupant mobility characteristics. Value retention is therefore unlikely to be materially compromised by specific floor positioning, provided the overall property condition and layout remain sound.

What is the future supply pipeline for terraced housing in the Hillview district?

Hillview has evolved into an established, substantially built-out residential neighbourhood with limited remaining large-scale development opportunities. Government land reclamation and new residential supply initiatives for the next 10–15 years are concentrated in northern growth zones (Punggol, Sengkang, Tengah) and eastern corridors, rather than the central-west Hillview district. Terraced housing specifically remains a supply-constrained typology islandwide, as planning emphasis has shifted progressively towards higher-density apartment accommodation and mixed-use urban intensification. Within Hillview proper, the realistic pipeline for new terraced housing is minimal; any material residential supply would likely materialise as apartment-based development or integrated commercial-residential schemes, which would not directly compete with established terraced stock but might influence broader neighbourhood character and amenity profiles. This supply constraint represents a positive factor for value resilience and capital appreciation in existing terrace portfolios, as constrained supply dynamics typically support pricing floors and reduce distressed-sale risk. Investors and owner-occupiers should view Hillview terraced stock as relatively defensive positioning in an environment where residential supply is increasingly rationed and competitive.

6-Bed Terraced House Hillview – S$5.7M, Lift Provision, Renovated