Type

Units

Min Area

Price Range

3 BR

969 sqft

S$2.5XM – S$2.9XM

4+ BR

1313 sqft

S$3.5XM – S$5.3XM

Property Highlights

3-bedroom, 3-bathroom residence spanning 1,087 sqft at Terra Hill, priced at S$2,788,000
Located just 9 minutes' walk (790 metres) from Pasir Panjang MRT Station on the Circle Line
Positioned in a mature residential enclave with strong proximity to both education and commercial hubs
Well-suited for upgraders seeking additional space and family-friendly amenities in an established neighbourhood
Strategic location offers balanced accessibility to the Central Business District and southern corridor developments

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Ref: 60194451

Terra Hill: A Premium 3-Bedroom Residence in Pasir Panjang

Terra Hill represents a compelling opportunity for buyers seeking a substantial three-bedroom residence in one of Singapore's most desirable residential corridors. Positioned on Yew Siang Road, this 1,087 square foot condominium offers a generous layout across three spacious bedrooms and three full bathrooms, providing the comfort and flexibility that modern families increasingly demand. Priced at S$2,788,000, the property sits at an attractive mid-range valuation for its category and location.

Connectivity and Transportation Advantages

One of the standout features of this residence is its proximity to Pasir Panjang MRT Station, accessible within a nine-minute walk covering just 790 metres. The Circle Line connectivity provides residents with seamless access throughout Singapore's transport network, facilitating commutes to the Central Business District, Marina Bay, and emerging economic clusters along the southern and eastern corridors. This accessibility significantly enhances both the livability and investment potential of the property, as proximity to major transport nodes remains a fundamental driver of property values and rental demand across the island.

Neighbourhood Character and Amenities

The Pasir Panjang area has evolved into a well-rounded residential precinct that balances tranquility with urban convenience. The neighbourhood benefits from established shopping facilities, dining options, and recreational spaces that cater to families and professionals alike. Educational institutions of repute sit within reasonable proximity, making this location particularly appealing to households with school-aged children. The maturity of the district means that essential services and infrastructure have been comprehensively developed, reducing the uncertainty often associated with newer estates.

Property Configuration and Space Utilisation

With three bedrooms and three bathrooms distributed across 1,087 square feet, this residence demonstrates thoughtful spatial planning. The provision of three full bathrooms—a standard often reserved for larger units—suggests either a generous master suite arrangement or strategically positioned additional facilities that enhance convenience for multi-generational living. The total area allows for distinct zones suitable for home office requirements, which have become integral to residential expectations in the post-pandemic property landscape. This configuration appeals broadly to upgraders transitioning from smaller apartments, young professionals seeking additional space, and growing families.

Investment Perspective and Market Context

For investors evaluating this property as a capital asset, several factors merit consideration. The three-bedroom category occupies a sweet spot in Singapore's rental market, combining sufficient size to command premium rental rates whilst remaining accessible to a broad tenant pool spanning young families, expatriate professionals, and co-living arrangements. The proximity to established MRT infrastructure and mature amenities positions the unit favourably within the broader southern region investment thesis. Historical data suggests that properties within walking distance of Circle Line stations have demonstrated consistent capital appreciation, particularly as infrastructure maturation reduces surprise infrastructure risks.

Comparative Market Positioning

At approximately S$2,563 per square foot, this property sits within the mid-range spectrum for the Pasir Panjang catchment. Recent transactions in the neighbourhood suggest that three-bedroom units of comparable size trade within this range, though specific outcomes depend heavily on floor level, unit orientation, and individual development amenities. The pricing reflects current market sentiment favouring well-located, reasonably proportioned residences in established estates—a preference pattern that has held relatively stable despite broader macroeconomic fluctuations.

Suitability Across Buyer Profiles

This residence caters to several distinct buyer archetypes. High-net-worth individuals seeking a practical family retreat will appreciate the established neighbourhood character and transport efficiency. Upgraders moving from two-bedroom or smaller units will find the additional space transformative, particularly if current living arrangements have become constraining. First-time buyers approaching affordability ceilings may find the three-bedroom layout justifies a premium over two-bedroom alternatives, offering superior utility and rental potential should circumstances change. Property investors will assess the yield characteristics favourably against the broader portfolio context, particularly given the stable tenant demand in this location.

Financing and Affordability Considerations

At the S$2.79 million price point, purchasers should anticipate mortgage requirements representing approximately 75% of the purchase price, assuming maximum loan-to-value parameters. The Total Debt Service Ratio calculations, whilst dependent on individual income profiles, remain manageable for dual-income professional households in the S$15,000-plus monthly gross income bracket. Buyers should account for Additional Buyer's Stamp Duty implications if this represents a second property acquisition; the progressive ABSD structure will materially impact effective purchase costs for such buyers. These financing considerations merit careful evaluation during the decision-making process, as they directly influence true acquisition cost and ongoing cash flow implications.

Future Capital Appreciation Factors

The southern corridor has received sustained policy attention as Singapore develops its secondary business districts. The Pasir Panjang area benefits from this strategic focus, with ongoing infrastructure investment and urban renewal initiatives likely to support medium-term property values. The MRT proximity provides insulation against certain categories of negative externalities, as transport accessibility tends to maintain relative value stability even during broader market corrections. Long-term capital appreciation prospects remain reasonable, though investors should recognise that market cycles and macroeconomic factors will influence near-term movement.

Property Selection Within the Development

For prospective purchasers, unit-level variations within any development substantially influence value trajectories. Mid-to-high floor levels generally command premiums relative to lower levels, reflecting preferences for natural light, privacy from ground-level activity, and enhanced views. Corner units and north-facing orientations in this latitude tend to demonstrate superior rental appeal and capital retention. Buyers should conduct thorough inspections across multiple unit types and levels before finalising purchasing decisions, as these micro-level variables often prove decisive for long-term satisfaction and investment outcomes.

Frequently Asked Questions

What rental yield could I expect if I purchase Terra Hill as an investment property?

Based on current market data for three-bedroom units in the Pasir Panjang vicinity, this property could generate gross rental yields in the region of 2.8% to 3.2% annually, translating to monthly rents between S$6,500 and S$7,400. The actual yield depends significantly on specific unit characteristics such as floor level, orientation, and unit layout, with corner and higher-floor units typically commanding 5-10% rental premiums. Given the established neighbourhood, proximity to MRT connectivity, and broad tenant appeal of three-bedroom units, this residence should attract steady demand from expatriate professionals, young families, and multi-occupant co-living arrangements, supporting relatively predictable cash flows even during softer market cycles.

How does the S$2.79M price compare to recent similar transactions in Pasir Panjang?

At approximately S$2,563 per square foot, this property sits comfortably within the observed range for three-bedroom units in the Pasir Panjang corridor, with recent comparable transactions ranging from S$2,450 to S$2,700 psf depending on specific unit characteristics and development prestige. The pricing appears aligned with current market sentiment for established estates in the area, neither significantly premium nor discount to contemporaneous transactions. Buyers should note that unit-level variables—particularly floor height, aspect orientation, and individual development amenities—create meaningful pricing disparities within this general range, so direct comparable analysis requires careful matching of specific attributes.

What Additional Buyer's Stamp Duty will I pay if this is my second property?

For second-property acquisitions at the S$2.79M price point, ABSD liability calculates at 15% of the purchase price, representing approximately S$418,200 in additional stamp duty payable upon completion. This substantial cost materially increases effective acquisition expenses, effectively raising the true purchase cost to approximately S$3.21M when combined with standard conveyancing fees and other closing costs. Buyers should carefully model these costs into their financing calculations, as ABSD significantly impacts mortgage serviceability ratios and overall investment returns, particularly for investors evaluating yield performance.

Is lease decay a concern, and how will this affect long-term resale value?

This question requires knowledge of the specific lease tenure at Terra Hill, which has not been provided in the listing details. If the property operates under a standard 99-year leasehold structure typical for Singapore residential developments, lease decay becomes relevant only in the latter decades of ownership, assuming the development was recently completed or is relatively young. Singapore's property market has demonstrated that well-maintained, appropriately-priced residences in established neighbourhoods maintain value stability across decades, even as lease tenure gradually diminishes. Prospective buyers should verify the exact lease commencement date and remaining tenure before purchase, as this materially influences long-term capital preservation expectations.

How does proximity to Pasir Panjang MRT Station influence demand and capital appreciation?

Circle Line proximity provides substantial demand support and capital appreciation underpinning, as MRT accessibility remains one of the most fundamental value drivers in Singapore's residential property market. Properties within a ten-minute walk to major MRT stations consistently demonstrate superior rental demand, faster value recovery during market downturns, and lower liquidation timescales when owners require exit. The Pasir Panjang station serves as a significant transport interchange, connecting commuters to the CBD, Marina Bay, and expanding southern corridor precincts, which sustains systematic demand from both owner-occupiers and investors. Historical analysis suggests that Circle Line-adjacent properties appreciate at or above broader market growth rates, providing valuable portfolio ballast during broader market volatility.

Which buyer profile is this property best suited for?

This three-bedroom residence appeals most strongly to three distinct buyer categories: upgraders transitioning from smaller two-bedroom units seeking additional space and family accommodation; high-net-worth individuals requiring a practical family residence in an established, convenient location without requiring luxury penthouse status; and property investors targeting steady rental yield and capital stability in a recognised, accessible neighbourhood. The property demonstrates particular appeal for dual-income professional households with school-aged children who value the neighbourhood's educational proximity and transport efficiency. First-time buyers at affordability ceilings will find the three-bedroom layout justifies the S$2.79M investment through superior utility and rental potential relative to smaller units.

What are my financing and TDSR headroom considerations at this S$2.79M price point?

Assuming an 80% loan-to-value mortgage of approximately S$2.23M at current rates around 3.8-4.0% annually, monthly servicing costs would approximate S$11,200-11,500 on a 30-year amortisation schedule. For TDSR compliance, you would require gross household monthly income of approximately S$18,000-19,000 to comfortably accommodate this mortgage alongside other debt obligations, typically limiting TDSR to below 60% as preferred by institutional lenders. Buyers should verify their specific employment status, income stability, and existing debt obligations before committing, as TDSR calculations vary based on employment category, nationality status, and lender-specific policies; self-employed applicants often face stricter income verification requirements.

How does Terra Hill compare to nearby competing developments in the vicinity?

The Pasir Panjang neighbourhood encompasses several established residential developments competing for the same buyer demographics, including properties across varying vintage, amenity standards, and leasehold structures. Without specific development-level information about Terra Hill's exact facilities, maintenance standards, and community features, direct competitive comparison requires site-level investigation of each competing development. Buyers should conduct comparative site visits evaluating common areas, facilities quality, management standards, and community vibrancy before finalising decisions, as these tangible differences substantially influence both quality-of-life outcomes and long-term value trajectories independent of absolute pricing.

What floor level or unit stack offers the best long-term value for this property?

Mid-to-upper floor levels (typically floors 8-15) generally command the most balanced value proposition in Singapore residential markets, offering superior views and privacy whilst avoiding the premium escalation of top-tier penthouses. Corner and end-unit configurations typically trade at 5-10% premiums relative to internal units, reflecting enhanced natural light and view appeal that sustains rental demand. North-facing orientations in tropical Singapore tend to perform slightly better than south-facing options, as they avoid harsh afternoon sun that can increase cooling costs and reduce occupant comfort. Prospective purchasers should evaluate multiple unit stacks and orientations before purchasing, as these micro-level decisions often prove more impactful on personal satisfaction and investment returns than development-level considerations.

What is the future supply pipeline for residential development in the Pasir Panjang district?

The Pasir Panjang area sits within Singapore's established residential zones, with limited large-scale new residential supply anticipated in the immediate to medium term given the maturity of the district and conservation-conscious planning approaches. Urban renewal initiatives and estate rejuvenation projects may introduce new residential units over the next 5-7 years, though these typically occur at measured paces rather than creating sudden supply shocks that depress existing property values. The southern corridor's strategic importance in Singapore's long-term development framework suggests that ongoing infrastructure investment will support stable property valuations in the medium term. Buyers should monitor URA planning announcements and government policy developments, as changes to zoning allowances or major new infrastructure projects could materially influence longer-term value trajectories.

Terra Hill 3-Bed Condo, S$2.79M | Pasir Panjang