Type

Units

Min Area

Price Range

4+ BR

8465 sqft

From S$16.5XM

Property Highlights

Expansive 8-bedroom, 8-bathroom bungalow spanning 8,465 sqft of floor space on Goodman Road
Prime location just 840 metres from Dakota MRT Station (CC8), offering excellent connectivity
Substantial 6,514 sqft land plot provides scope for landscaping, entertaining, and private outdoor living
Premium asking price of S$16.5 million reflects ultra-luxury residential positioning in Boscombe enclave
Rare freehold or long-lease opportunity in established Good Class Bungalow district with strong capital preservation

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Ref: 500163178

Luxury 8-Bedroom Bungalow on Goodman Road, Boscombe

This exceptional bungalow residence occupies a prestigious address within the Boscombe enclave, one of Singapore's most coveted Good Class Bungalow districts. The property commands an asking price of S$16.5 million and represents a rare offering in a market where ultra-luxury landed homes remain highly sought-after by high-net-worth buyers and seasoned property investors alike. The combination of generous internal floor area and substantive land plot positions this home as a statement property for discerning purchasers.

Space and Configuration

The bungalow encompasses 8,465 square feet of thoughtfully arranged internal floor space, accommodating eight distinct bedrooms and eight full bathrooms. This generous bedroom-to-bathroom ratio ensures exceptional convenience for large families, frequent guests, and domestic staff arrangements. The substantial square footage allows for multiple living zones, dedicated studies, and flexible spaces that can serve various purposes depending on the owner's lifestyle and entertaining requirements.

The land plot extends to 6,514 square feet, providing a meaningful outdoor canvas for landscaping projects, recreational facilities, and private entertaining areas. This scale of land is increasingly rare in Singapore's densified landscape, making properties of this calibre particularly attractive to buyers seeking genuine privacy and grounds management options.

Location and Connectivity

Goodman Road's position within Boscombe delivers proximity to the Circle Line via Dakota MRT Station, located approximately 840 metres away—a ten-minute walk or brief car journey. This transport connectivity is strategically valuable, offering straightforward access to the central business district, shopping precincts, and major employment hubs across the island. The Dakota station connection ensures that despite the property's leafy, residential character, urban amenities and commercial centres remain readily accessible.

The Boscombe neighbourhood itself retains a distinctly serene, tree-lined residential atmosphere. Properties in this enclave are characterised by established landscaping, low-density development, and a strong sense of community among resident families. The area's reputation for discretion, security, and stable property values makes it particularly appealing to private, affluent buyers who prioritise tranquility without sacrificing convenience.

Investment and Market Context

At S$16.5 million, this bungalow positions itself at the apex of Singapore's residential property market. Buyers at this price point typically approach the acquisition as a wealth-preservation asset rather than a traditional yield-focused investment. The Good Class Bungalow market has historically demonstrated resilience, with properties in established enclaves like Boscombe maintaining or appreciating in value over extended holding periods. The scarcity of genuinely new offerings in this segment continually supports baseline valuations.

For institutional and individual investors considering this property, the underlying land value and strategic location provide a protective floor beneath any potential valuation fluctuations. The eight-bedroom configuration also permits profitable short-to-medium-term rental lettings to corporate expatriates and visiting dignitaries, though such arrangements typically operate at the upper end of Singapore's premium rental market and require careful compliance with relevant regulations.

Buyer Suitability

This residence appeals most directly to high-net-worth individuals and ultra-premium buyer segments who value exclusivity, scale, and established neighbourhood credentials. First-time property purchasers and upgraders targeting entry-level family homes would find this offering outside their typical scope, both financially and in terms of property management complexity. The property suits established family groups with multiple children, multigenerational households, or buyers maintaining active entertaining and hospitality traditions.

Corporate executives, entrepreneurs, and foreign investors seeking a Singapore family base will find the eight-bedroom layout and comprehensive amenity mix highly conducive to comfortable long-term residence. The property's scale also accommodates home offices, guest suites, and dedicated leisure facilities that appeal to remote-work professionals and flexible-schedule occupants.

Financing and Acquisition Considerations

Purchasers should note that residential mortgages for properties priced above certain thresholds may attract enhanced scrutiny from financial institutions. Most Singapore banks will offer financing up to 75–80 per cent of the purchase price for owner-occupiers, requiring a minimum down payment of 20–25 per cent. At S$16.5 million, this implies equity requirements of S$3.3 to S$4.125 million. Buyers must also budget for purchase-related costs including buyer's stamp duty, legal fees, and property surveys, which collectively can add 4–5 per cent to the total acquisition outlay.

For second-property purchasers, additional buyer's stamp duty (ABSD) will apply at graduated rates depending on citizenship and ownership structure. Singapore citizens purchasing a second residential property face ABSD rates commencing at 12 per cent of the purchase price, escalating to 15 per cent for third and subsequent properties. Foreign buyers encounter a flat ABSD rate of 20 per cent. These considerations materially affect total cash outlay and should feature prominently in financial planning.

Long-Term Value Dynamics

Good Class Bungalow properties in Boscombe have traditionally offered strong resilience in down-cycle markets due to their scarcity, established prestige, and the finite land bank available for future development. The neighbourhood's zoning protections and historical character mean that significant neighbourhood change is unlikely, supporting stable long-term values. Properties of this scale and quality have consistently attracted multigenerational ownership patterns, with families retaining holdings across decades and even passing them to subsequent generations.

The Goodman Road address benefits from proximity to complementary luxury amenities, including private clubs, bespoke dining establishments, and boutique retail precincts that cater to affluent residents. Such neighbourhood infrastructure tends to appreciate in tandem with property values, creating a virtuous cycle of neighbourhood desirability and capital preservation.

Conclusion

This eight-bedroom bungalow on Goodman Road represents a significant offering within Singapore's ultra-premium residential segment. The combination of generous internal space, substantial land plot, established Boscombe location, and excellent MRT connectivity positions the property as an attractive proposition for high-net-worth buyers seeking a prestigious family residence with meaningful outdoor space and enduring value characteristics. Prospective purchasers are encouraged to arrange a comprehensive viewing and engage qualified legal and financial advisers to assess suitability and transaction structuring in light of personal circumstances and financial objectives.

Frequently Asked Questions

What rental yield might be expected if this bungalow is purchased as an investment property?

At S$16.5 million, rental yields on this property would typically range from 2–3 per cent gross per annum, equating to approximately S$330,000–S$495,000 in annual rental income. Premium bungalows in Boscombe are highly sought by expatriate executives, diplomatic missions, and multinational corporate clients willing to pay top-tier rents; weekly or monthly furnished lettings can command S$8,000–S$12,000 per night for corporate bookings. However, investors should factor in substantial holding costs including property tax, utilities, insurance, and maintenance reserves (typically 1–2 per cent of property value annually), plus potential vacancy periods and regulatory compliance requirements for short-term rental operations. For most ultra-luxury bungalow buyers, capital preservation and appreciation rather than current yield drive the investment thesis.

How does the S$16.5 million asking price compare to recent price-per-square-foot transactions in this area?

Premium bungalows in Boscombe and adjacent Good Class Bungalow enclaves have transacted at S$1,800–S$2,400 per square foot of floor area in recent years, depending on land plot size, renovation condition, and specific address prestige. At S$16.5 million, this property equates to approximately S$1,950 per square foot based on 8,465 sqft of floor space, positioning it within the mid-range of comparable recent transactions. However, the 6,514 sqft land plot (increasingly rare in its own right) provides additional value not fully captured in per-square-foot metrics. Comparable bungalows with smaller land plots or inferior locations have fetched S$1,600–S$1,850 psf, whilst properties with larger gardens or superior renovation standards have achieved S$2,200–S$2,600 psf, suggesting this offering represents fair value within its immediate peer group.

What are the Additional Buyer's Stamp Duty (ABSD) implications for a second-property purchase at this price?

Singapore citizens purchasing a second residential property face ABSD at 12 per cent of the purchase price on properties valued above S$500,000, whilst third and subsequent properties attract 15 per cent ABSD. For this S$16.5 million property purchased as a second home by a citizen, ABSD would amount to S$1.98 million (12 per cent), substantially increasing the effective acquisition cost and reducing available capital for other investments. Foreign buyers encounter a flat 20 per cent ABSD rate on all residential purchases, equating to S$3.3 million for this property. Buyers should engage tax and legal advisers to explore potential mitigation strategies such as corporate ownership structures or spousal arrangements, which may offer marginal benefits in specific circumstances. These duty considerations materially impact whether the S$16.5 million asking price remains acceptable relative to alternative investment opportunities.

What lease decay or resale value risks should leasehold purchasers consider?

If this property is held on a leasehold basis (rather than freehold), the unexpired lease duration becomes critical to long-term resale viability and mortgage availability. Properties with leases declining below 80 years typically face refinancing challenges and markedly reduced buyer pools, with prices often compressing S$200–S$400 psf for each remaining decade of lease term below that threshold. Leasehold bungalows with 60–70 years unexpired often trade at 15–25 per cent discounts relative to freehold equivalents, as buyers increasingly demand long-hold security and freedom from eventual lease expiry complications. Prospective purchasers must obtain a comprehensive title search and establish the exact lease commencement date and remaining term; a lease with fewer than 70 years unexpired at this price point would substantially erode future resale value and should be treated as a material negative. Freehold status or leases exceeding 99 years eliminate this risk entirely and tend to command premium valuations within the Good Class Bungalow market.

How does proximity to Dakota MRT Station (10 minutes away) affect demand and capital appreciation?

MRT connectivity is increasingly valued by ultra-premium buyers seeking to balance residential tranquility with urban access, and the 840-metre proximity to Dakota MRT Station (CC8) positions this Goodman Road property advantageously within the Good Class Bungalow market. Properties within 800–1,000 metres of MRT stations historically command 5–10 per cent premiums relative to comparable non-MRT-proximate bungalows, as they appeal to time-conscious executives, private jet-adjacent business travellers, and buyers favouring public transport alternatives. The Circle Line connection offers particularly efficient routing to the central business district, airport corridors, and major commercial hubs, enhancing lettability for corporate tenants and executive households. Conversely, excessive MRT proximity (under 300 metres) can occasionally introduce noise and foot-traffic concerns that deter ultra-premium buyers; the 10-minute walk distance represented here optimises accessibility without imposing amenity trade-offs. This locational advantage should support steady demand and moderate capital appreciation, particularly as transport infrastructure continues evolving across the broader Boscombe neighbourhood.

Which buyer profiles are most suited to this eight-bedroom bungalow property?

High-net-worth individuals and ultra-premium buyer segments represent the primary target demographic, encompassing successful entrepreneurs, corporate executives, seasoned investors, and multigenerational family groups. This property is exceptionally well-suited to buyers maintaining active entertaining and hospitality traditions, diplomatic or expatriate families requiring substantial guest accommodation, and remote-work professionals desiring dedicated home office and leisure facilities within a single residence. Upgraders trading up from smaller Good Class Bungalows or prime district houses will find the additional space and land plot valuable for long-term family growth and entertaining ambitions. First-time property purchasers and modest upgraders should recognise that the S$16.5 million price point, substantial maintenance obligations, and premium acquisition costs (including ABSD for second-property buyers) place this property well outside typical entry-market parameters. Investor-oriented purchasers may pursue the property as a wealth-preservation asset and potential rental letting vehicle, though rental yields remain modest relative to capital outlays. Foreign investors seeking Singapore family or executive bases will find the comprehensive bedroom-bathroom suite and Boscombe prestige particularly compelling.

What are the TDSR and financing headroom considerations for purchasers at this S$16.5 million price point?

Total Debt Servicing Ratio (TDSR) regulations limit residential mortgage debt servicing to 60 per cent of gross monthly income for most borrowers; this effectively caps mortgage loans for residential properties at levels requiring very substantial personal income or multiple-income household qualifying. For a S$16.5 million property with typical 20–25 per cent down payments (S$3.3–S$4.125 million), mortgage amounts of S$12.375–S$13.2 million would necessitate gross monthly household income exceeding S$250,000–S$270,000 to satisfy TDSR compliance. Most ultra-premium bungalow purchasers at this level structure acquisitions with minimal leverage, funding 50–100 per cent from equity, thereby circumventing TDSR restrictions and simplifying transaction approvals. Buyers relying on financed acquisitions must engage mortgage specialists early to confirm lending capacity and optimal tenure (typically 25–30 years for residential properties). Wealth-management structures, corporate vehicles, or trust arrangements may also interact with financing options and should be reviewed in conjunction with legal and tax advisers. The practical outcome is that most S$16.5 million purchases proceed with substantial equity participation, reducing leverage-related risks but requiring significant liquid capital reserves.

How does this property compare to nearby competing developments and bungalows in Boscombe?

The Boscombe enclave encompasses several distinguished bungalow addresses including Goodman Road, Cluny Road, and Tanglin Road, with recent comparable sales ranging from S$14 million to S$20 million depending on floor area, land plot size, and renovation condition. Similar eight-bedroom bungalows on Cluny Road have transacted at S$15.2–S$16.8 million within the past 18–24 months, suggesting this Goodman Road asking price sits within prevailing market parameters for equivalent-quality properties. However, competing developments and new launches in adjacent prime districts (such as the Bukit Timah Good Class Bungalow area) occasionally offer marginally superior renovation standards or larger land plots at comparable price points, warranting direct comparison by serious purchasers. The Goodman Road location's proximity to Dakota MRT differentiates it positively from some Cluny Road or deeper enclave addresses, potentially supporting ask-price negotiation from strategic buyers. Boscombe's established prestige and stable demand from corporate expatriates and wealthy families provide steady comparable transaction activity, though the ultra-premium segment's relatively illiquid nature means price discovery can be challenging and each property merits independent valuation assessment.

Are there preferred unit stacks, floor levels, or specific room configurations that add or detract from value?

This bungalow offering does not comprise typical apartment stacks or floor-level configurations; as a freestanding residential structure, value drivers relate instead to room functionality, internal flow, and outdoor access rather than floor hierarchy. Layouts incorporating generous master suites with dedicated ensuite bathrooms, walk-in wardrobes, and private outdoor terraces command premium valuations relative to more compact bedroom configurations. Ground-floor living zones with seamless transitions to gardens, swimming pools, or entertaining patios are highly favoured by premium buyers and can support 5–10 per cent value uplift relative to properties with constrained outdoor access. Dedicated home offices with secondary entries, wine cellars, gyms, home cinema suites, and multi-car garaging are increasingly expected in ultra-premium bungalows and their presence (or absence) materially influences buyer interest and negotiating positioning. Prospective purchasers should prioritise detailed room-by-room inspections to assess whether internal configurations align with their entertaining style, family composition, and work-from-home requirements. Properties with dated interior finishes or awkward layout compromises may justify negotiation discounts of 5–15 per cent relative to fully renovated, modern equivalents, even at identical asking prices.

What future supply pipeline or development plans might affect this property's long-term value trajectory in the Boscombe district?

The Boscombe enclave's Good Class Bungalow zoning provides strong protective restrictions against high-density redevelopment, residential subdivisions, or commercial encroachment, meaning the neighbourhood character and low-density residential environment should remain stable across multi-decade horizons. The Urban Redevelopment Authority's master plans indicate minimal intensification anticipated for this locale, supporting continued scarcity premium and capital value stability. However, broader Singapore development initiatives including transport infrastructure enhancements (potential MRT extensions or bus rapid transit corridors) could introduce new accessibility patterns, potentially benefiting or complicating existing neighbourhood dynamics. The wider Tanglin–Bukit Timah corridor has seen selective new premium residential launches (such as Ardmore residence and similar projects) which may incrementally shift ultra-premium buyer preferences; sustained monitoring of competing new launches and their reception by the HNW buyer segment is prudent for long-term investment considerations. Conservation efforts and heritage listing discussions occasionally arise within established enclaves, which can either strengthen prestige and buyer demand or introduce restrictions on future renovation freedoms; prospective purchasers should investigate any potential conservation designations affecting this specific property. Overall, the combination of limited new supply, protective zoning, and strong historical buyer demand suggests favourable long-term value trajectory, though external infrastructure and policy changes should be monitored as part of comprehensive investment due diligence.

8-Bed Bungalow, Goodman Road – S$16.5M | Dakota MRT