Type

Units

Min Area

Price Range

2 BR

710 sqft

From S$1.2XM

4+ BR

1335 sqft

From S$2.5XM

Property Highlights

Spacious 4-bedroom, 3-bathroom unit spanning 1,335 sqft in sought-after Dairy Farm enclave
Just 13 minutes walk to Hillview MRT Station on the Downtown Line (DT3) for seamless city connectivity
Well-positioned for owner-occupiers and investors seeking established residential neighbourhood with strong capital appreciation potential
Priced at S$2,580,000 with excellent scale suitable for growing families and multi-generational living arrangements
Strategic location balancing proximity to transport, greenery, and established community infrastructure

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Ref: 60221521

Dairy Farm Residences: A Spacious Family Home in Singapore's Established West

Nestled along Dairy Farm Lane, this four-bedroom condominium presents a compelling opportunity for discerning buyers seeking substantial living space within one of Singapore's most coveted residential precincts. Priced at S$2,580,000, the 1,335 square feet unit combines generous proportions with the convenience of modern urban living, making it an attractive proposition for families and investors alike.

Location & Connectivity

The property enjoys a strategic position in the Dairy Farm neighbourhood, an enclave long favoured for its mature character and established community fabric. Hillview MRT Station on the Downtown Line (DT3) lies approximately 1.12 kilometres away—a comfortable 13-minute walk—ensuring residents benefit from efficient public transport connections to the city centre and beyond. This proximity to rapid transit has historically supported steady capital growth in the surrounding district, as the area remains accessible yet distinctly residential in character.

Beyond train connectivity, the neighbourhood serves as a gateway to multiple lifestyle amenities. The western corridor's blend of commercial nodes, dining options, and retail precincts makes everyday convenience a hallmark of Dairy Farm living. Families particularly value the area's tree-lined streets, established schools, and the relative tranquillity that distinguishes it from more densely developed zones.

Space & Layout Considerations

At 1,335 square feet, this four-bedroom, three-bathroom residence accommodates modern family living with genuine ease. The generous floor plate allows for distinct zones—multiple bedrooms for children or guest accommodation, separate service areas, and living spaces that do not feel compressed. Three full bathrooms eliminate morning-time bottlenecks common in smaller units, whilst the overall square footage supports flexible furnishing and personalisation.

This scale places the property above many contemporary two and three-bedroom stock, offering buyers meaningful living depth without requiring the premium often attached to five-bedroom penthouses or landed homes. For growing families or those seeking to future-proof their accommodation needs, the four-bedroom layout provides genuine breathing room.

Investment & Ownership Dynamics

The S$2,580,000 asking price reflects current market dynamics in the Dairy Farm-Hillview corridor. For owner-occupiers, the unit represents a substantial but justifiable investment in a neighbourhood with proven resilience and appreciation. The mature infrastructure, stable demographic profile, and proximity to quality education options make Dairy Farm particularly attractive to upgraders moving from smaller apartments or those settling into the area permanently.

Investors considering this property should factor rental yields against the purchase price, typically ranging between 2.5 and 3.5 per cent in this precinct depending on market conditions and unit configuration. The four-bedroom format appeals to multigenerational families and corporate relocations, sustaining consistent tenant demand. However, as with all leasehold properties, buyers must evaluate remaining lease tenure against long-term value retention—a critical consideration at this price point.

Financial Planning & Buyer Profiles

For first-time home buyers at this level, Total Debt Servicing Ratio (TDSR) caps and financing headroom become relevant. With a purchase price of S$2,580,000, most buyers would be comfortably served by institutional financing, provided income and credit profiles support loan amounts in the region of S$1,600,000 to S$1,800,000. This typically leaves manageable monthly servicing obligations for professional households earning above S$250,000 annually.

High-net-worth individuals and established upgraders face differing considerations. Second-property purchasers would incur Additional Buyer's Stamp Duty (ABSD) at graduated rates starting from 15 per cent, adding approximately S$387,000 to total outlay—a material but anticipated cost for portfolio builders. Such buyers tend to view this as capital deployment within a proven market segment, betting on continued Dairy Farm appreciation.

Market Context & Competitive Landscape

The broader Hillview-Dairy Farm zone has witnessed consistent price appreciation over recent years, supported by the Downtown Line's completion and gradual gentrification of supporting retail and dining precincts. Recent psf transactions in the area have ranged between S$1,900 and S$2,200 psf depending on unit condition, age, and amenity access—placing this listing at approximately S$1,933 psf, a reasonable positioning within that spectrum.

Competing developments in the vicinity include other established condominiums and older stock, some with more dated finishes but lower entry points, others with newer facilities commanding premium valuations. Dairy Farm Residences sits pragmatically in this continuum, offering a balanced blend of space, location, and pricing without extreme positioning in either direction.

District Outlook & Future Supply

The western corridor remains subject to measured, long-term development rather than sudden supply shocks. URA planning frameworks emphasise the preservation of established residential character, meaning new entrants to the market typically come from en-bloc sales of older blocks rather than entirely new projects on greenfield sites. This supply discipline supports price resilience for current owners, as inventory growth remains calibrated rather than explosive.

The Downtown Line's maturation, coupled with improving cycling and pedestrian infrastructure across the west, continues to underpin demand from environmentally conscious professionals and families. As Singapore's climate ambitions drive both policy and consumer preference toward transit-oriented neighbourhoods, peripheral districts like Dairy Farm benefit from enhanced appeal relative to car-dependent alternatives.

The Right Choice for Whom?

This property aligns particularly well with upgraders leaving smaller city-centre apartments in search of family-scale living; established households seeking a permanent base in a proven neighbourhood; and investor-occupiers comfortable with moderate yields in exchange for capital stability. The four-bedroom format rules it out for downsizers or compact-living advocates, whilst its price point may exceed the reach of first-time buyers lacking substantial deposits or dual income support.

For those ticking these boxes, Dairy Farm Residences represents thoughtful acquisition within a neighbourhood that has earned its reputation through decades of consistent appeal and measured capital growth. The combination of space, transport proximity, and established community infrastructure creates a compelling residential package in today's Singapore property landscape.

Frequently Asked Questions

What is the estimated rental yield on a S$2.58M purchase at Dairy Farm Residences?

Based on comparable lettings in the Dairy Farm-Hillview precinct, a four-bedroom unit of this specification typically commands monthly rentals in the region of S$5,500 to S$6,500 depending on furnishings and condition. This equates to a gross yield of approximately 2.56 to 3.03 per cent per annum. Net yields, after accounting for property taxes, maintenance fees, and management costs, typically compress to between 1.8 and 2.3 per cent—reasonable for a mature, established neighbourhood but not exceptional by Singapore investment standards. Strong demand from expat families and multigenerational occupants underpins relatively stable tenant acquisition timelines, though this must be weighed against moderate return expectations when factoring opportunity costs.

How does the S$1,933 psf pricing compare to recent transactions in Dairy Farm?

Recent recorded transactions across the Dairy Farm-Hillview corridor have seen psf values ranging from S$1,850 to S$2,200 depending on unit condition, remaining lease length, floor level, and view exposure. This listing at S$1,933 psf positions itself firmly within that middle band, suggesting fair market pricing relative to recent comparable sales. Newer or recently renovated units tend toward the upper range, whilst older blocks with deferred maintenance cluster at the lower end. The asking price reflects a balanced positioning—not discounted, but not commanding a premium that would suggest undersupply or exceptional feature-driven value proposition.

What are the ABSD implications for a second-property buyer at S$2.58M?

Second-property buyers in Singapore face Additional Buyer's Stamp Duty at graduated rates; the first S$180,000 incurs 4 per cent duty, the next S$180,000 incurs 8 per cent, and the remaining amount (S$2,220,000) incurs 10 per cent. This equates to total ABSD of approximately S$387,000 in this case—a substantial addition to the purchase price that elevates the effective acquisition cost to approximately S$2,967,000. This duty applies whether the purchase is intended as an investment or owner-occupied second residence, and the calculator should be factored into financing models and total capital requirement. For investors, this one-time transaction cost must be recouped through rental returns or capital appreciation over the holding period, making accurate yield modelling essential before proceeding.

What is the lease decay risk and how does it affect long-term resale value?

As a condominium property, Dairy Farm Residences will be subject to lease tenure—typically either 99-year leasehold common in Singapore's newer developments, or occasionally 103-year leasehold. The listing does not specify the exact remaining tenure, making this a critical due diligence point for buyers. Leases below 80 years remaining begin to see material resale value compression, whilst leases below 60 years attract significant financing headwinds and reduced buyer pools. Buyers must obtain the exact remaining lease tenure from the developer or agent before committing; a lease with 75 years remaining from 2025 would be progressively less attractive to future buyers, potentially constraining your exit options 10-15 years hence. This makes lease tenure verification non-negotiable, particularly at a S$2.58M investment level where the capital at risk is substantial.

How does the 13-minute walk to Hillview MRT Station affect demand and capital appreciation?

Proximity to rapid transit is a primary driver of residential demand and capital appreciation in Singapore, and Hillview MRT Station's Downtown Line connection places Dairy Farm within a genuinely accessible transport envelope. The 1.12-kilometre distance—approximately 13 minutes' walk—is far preferable to car-dependency, yet maintains the neighbourhood's quieter, less dense character compared to precincts directly above or adjacent to MRT nodes. Historically, Dairy Farm properties have appreciated 3-4 per cent annually in the longer term, substantially supported by the Downtown Line's completion and established transport reliability. This middle-distance positioning strikes an optimal balance: buyers benefit from strong transport fundamentals without paying the premium typical of immediate station-adjacent stock, whilst remaining insulated from the ground-level noise and increased foot traffic associated with high-density transit hubs.

Is Dairy Farm Residences suitable for first-time home buyers?

First-time buyers should approach this property with clarity regarding affordability and life-stage alignment. At S$2,580,000, this requires a deposit of S$516,000 (20 per cent) unless utilising housing grants or other schemes, with financing typically arranged for S$1,600,000 to S$1,800,000 depending on income qualification and TDSR limits. This is substantially above the entry price for many first-time buyers, particularly younger professionals or single purchasers. However, married couples with combined annual incomes above S$250,000 may find this an achievable upgrade-first pathway, particularly if downsizing from landed property or consolidating joint resources. The four-bedroom format suits families at later lifecycle stages or those with multigenerational co-occupancy plans rather than young couples establishing their first foothold; such buyers might find better value in smaller two or three-bedroom units at lower price points.

What TDSR headroom and financing capacity should buyer expect at this price point?

For a S$2,580,000 purchase with a 20 per cent deposit (S$516,000), buyers would typically finance S$2,064,000 across 25-30 year mortgages. Assuming current mortgage rates around 4.2-4.4 per cent, monthly servicing would be approximately S$10,500 to S$11,200, depending on tenure length. Under TDSR regulations (capped at 60 per cent of gross monthly income), buyers would need gross monthly income of at least S$17,500 to S$18,700 (approximately S$210,000-S$224,000 annually) to comfortably service this debt independently. For couples, combined income thresholds drop proportionally, making dual-income professional households the primary market. Buyers should model their actual bank statements, bonus structures, and job security before committing, as lender scrutiny at this loan size is material; employment stability and income documentation transparency are critical factors in approval timelines and final offers.

How does Dairy Farm Residences compare to competing nearby developments?

The Hillview-Dairy Farm corridor hosts several established condominiums and older private housing stock. Comparable developments include blocks within the same zoning, ranging from 1990s-era buildings (offering lower purchase prices but older finishes and amenities) through to mid-2000s completions with more contemporary facilities and higher price points. Dairy Farm Residences, without precise project completion dates specified, likely positions itself within the mid-to-established spectrum—competitive on space and layout but not necessarily newer-generation amenities or architectural finishes. The neighbourhood also includes pockets of older public housing and en-bloc regeneration sites, introducing pricing variance. Buyers evaluating Dairy Farm Residences should request comparative analyses of recent sales across 2-3 competing blocks in the same precinct to benchmark whether the S$1,933 psf and overall pricing represents best value for the specification and condition offered.

Which floor levels or unit stacks offer best value in this property?

Generally, mid-level units (floors 6-12) in established Singapore condominiums command the best risk-adjusted value. Ground and low-floor units (1-3) suffer from reduced privacy, increased noise, and lower perceived prestige, justifying 3-5 per cent discounts relative to mid-stack comparables. High-floor units (15+) often attract 5-10 per cent premiums for views and sense of exclusivity, which may exceed actual value gain for most occupants. At Dairy Farm Residences specifically, east or south-facing units typically outperform westerly exposures due to afternoon heat mitigation—a material factor in tropical Singapore. Corner units, where available, offer superior light and ventilation but may command pricing premiums that exceed utility benefits. Buyers should request detailed unit plans, view comparable transacted prices by floor level and orientation, and consider personal lifestyle preferences (working-from-home, young families valuing natural light) before anchoring decisions on floor-level premium assumptions.

What is the future supply pipeline for residential stock in the Dairy Farm-Hillview district?

The western corridor, including Dairy Farm, remains subject to long-term URA planning frameworks emphasizing residential preservation rather than intensification. New supply typically emerges from en-bloc sales of ageing blocks followed by redevelopment rather than wholesale greenfield expansion. Current pipeline activity shows limited announced projects specifically in Dairy Farm itself, suggesting supply constraints that support price resilience for current owners. The District also benefits from downstream infrastructure improvements—cycling connectivity, park expansions, and retail evolution—without disruptive large-scale new-build competition. Singapore's HDB en-bloc programme and gradual private redevelopment cycles mean supply growth remains calibrated over decades rather than explosive periods, supporting long-term capital stability. However, buyers should monitor URA Master Plan announcements and en-bloc activity trends, as unexpected regeneration of nearby blocks could alter competitive positioning; conservative 15-20 year outlook planning suggests Dairy Farm's character will remain established-residential unless major policy shifts occur.

4-bed Dairy Farm Residences – S$2.58M near Hillview MRT