Type

Units

Min Area

Price Range

4+ BR

2874 sqft

From S$6.5XM

Property Highlights

Prestigious 4-bedroom, 4-bathroom residence spanning 2,874 sqft at 2 Gilstead Road
Walking distance to Newton MRT Station (NS21) — just 330 metres or 4 minutes on foot
Premium asking price of S$6.5 million reflects prime District 9 location and spacious layout
Substantial freehold or long-leasehold asset in one of Singapore's most established residential enclaves
Excellent for high-net-worth buyers seeking executive-level accommodation near Orchard and CBD

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Ref: 22315499

Gilstead TWO: A Commanding Residential Proposition on Gilstead Road

Located at 2 Gilstead Road, Gilstead TWO represents a substantial residential offering in one of Singapore's most coveted neighbourhoods. This four-bedroom, four-bathroom apartment occupies a generous 2,874 square feet of living space, commanding a sale price of S$6,500,000. The property sits within District 9, a zone historically known for attracting established families, executives, and international professionals seeking premium residential living.

The address itself carries weight in Singapore's property landscape. Gilstead Road has long been synonymous with spacious, well-appointed homes set within a mature residential precinct. The neighbourhood benefits from decades of established infrastructure, tree-lined streets, and a distinctly quieter character compared to neighbouring commercial hubs. This particular listing reflects the kind of substantial investment typically sought by buyers who value both space and location in equal measure.

Proximity to Newton MRT: Strategic Accessibility and Transport Value

One of the most compelling attributes of this property is its proximity to Newton MRT Station (NS21), situated merely 330 metres away—approximately a four-minute walk. This positioning on the mass transit network significantly enhances the property's utility and long-term value proposition. Newton Station serves as a key interchange on the North-South Line, providing seamless connectivity to destinations across Singapore including the CBD, Marina Bay, and northern regions.

For working professionals and families, this transit access translates to genuine convenience. The morning commute to office parks in the CBD or Changi Business Park becomes straightforward, whilst weekend access to dining, shopping, and leisure destinations across the island is similarly unencumbered. The MRT proximity also historically provides a floor for capital appreciation, as Singapore's property market has consistently rewarded locations within walking distance of major transport nodes.

Space and Configuration: Four Bedrooms, Four Bathrooms

The internal layout spans 2,874 square feet, offering substantial room for a family or individual requiring significant personal space. The configuration of four distinct bedrooms with four full bathrooms is particularly notable—this arrangement eliminates the necessity for family members to share facilities, a consideration that appeals strongly to upgrading homeowners and executives accustomed to a certain standard of living. The generous floor plate suggests well-proportioned living and entertaining areas beyond the sleeping quarters.

Properties of this scale at this location are relatively uncommon, making the availability itself noteworthy. The square footage affords flexibility in how the space might be utilised: a traditional family home, an executive residence with guest accommodation, or even incorporation of a home office or study should the occupant require professional workspace separate from commercial locations.

District 9 Context and Market Standing

District 9 encompasses several prestigious addresses, and Gilstead Road belongs firmly within this tier. The district's prestige is anchored by its history as a residential enclave for Singapore's established upper-middle and upper classes, its proximity to the Orchard Road shopping and dining precinct, and its relative calm compared to more commercialised zones. Buyers typically gravitate to this district when seeking a balance between accessibility and residential tranquility.

The S$6,500,000 asking price situates this property at the premium end of the District 9 market, reflecting both the spaciousness of the unit and the inherent scarcity of truly substantial freehold or long-leasehold residential offerings in this catchment. Recent comparable transactions in the surrounding area suggest this price point aligns with market expectations for properties of similar scale and quality, though individual unit characteristics and tenure status significantly influence valuation within this segment.

Investment Perspective and Buyer Suitability

For high-net-worth individuals seeking a primary residence, Gilstead TWO offers the executive comfort and accessibility expected at this price level. The proximity to Newton MRT, combined with the space and configuration, makes it particularly suited to working professionals or established families who value both convenience and privacy. The property also attracts consideration from downsizers with substantial financial resources, particularly those currently occupying landed properties who prefer the reduced maintenance requirements of apartment living whilst maintaining generous square footage.

Investor interest in this segment tends to be more selective, as the purchase price at S$6.5 million generally sits above the sweet spot for conventional rental yield strategies. However, the property could appeal to long-term wealth preservation investors seeking capital stability in a prime location, particularly those with an international perspective who view Singapore real estate as a secure hedge against currency volatility or geopolitical uncertainty.

Financing Considerations and Market Dynamics

Purchasers should note that properties at this price point attract significantly higher Additional Buyer's Stamp Duty (ABSD) for second or subsequent property acquisitions, representing a material consideration in the total acquisition cost. First-time buyers benefit from standard ABSD rates, though conventional mortgage financing typically caps at 75 per cent of the purchase price for residential properties, requiring substantial equity commitment. The Debt-to-Service Ratio (TDSR) framework, capped at 60 per cent of gross monthly income, effectively requires annual household income in excess of S$1 million to comfortably service financing on this property.

The size and price point of this offering mean it is fundamentally targeted at cash-rich or near-cash-rich buyers who may utilise mortgages opportunistically rather than out of necessity. Many purchases at this level reflect portfolio reallocation, estate planning, or relocation strategies by established individuals or families.

Conclusion

Gilstead TWO at 2 Gilstead Road represents a substantial and well-positioned residential asset in central Singapore. The combination of four bedrooms, four bathrooms, nearly 2,900 square feet of space, immediate Newton MRT accessibility, and location within the prestigious District 9 precinct creates a compelling offering for a specific buyer demographic. At S$6,500,000, the property sits comfortably within the premium residential market, reflecting the quality, location, and scale it offers. For serious buyers seeking executive-level residential accommodation with genuine space and accessibility in an established enclave, this property warrants detailed consideration.

Frequently Asked Questions

What rental yield might an investor expect if purchasing Gilstead TWO as an investment property?

At a purchase price of S$6.5 million, gross rental yield for a property of this specification in District 9 typically ranges between 2.5 and 3.5 per cent, translating to annual rental income of approximately S$162,500 to S$227,500. This assumes stable occupancy and market-rate rental positioning for a four-bedroom property proximate to Newton MRT. However, at this price point and asset class, most purchasers prioritise capital stability and long-term appreciation over current cash yield; the property's appeal as an investment rests primarily on its location within a supply-constrained district and proximity to major transport infrastructure, both of which historically support capital preservation and gradual appreciation rather than aggressive rental returns.

How does the S$6.5 million price compare to recent per-square-foot transactions in the Gilstead Road and District 9 area?

Properties in the Gilstead Road vicinity and broader District 9 have recently traded at price levels ranging from approximately S$2,100 to S$2,600 per square foot, depending on tenure, age, configuration, and individual unit characteristics. At S$6.5 million for 2,874 square feet, Gilstead TWO equates to roughly S$2,262 per square foot, positioning it within the established market range for spacious, well-appointed four-bedroom residences in this location. Recent transactions of comparable size and configuration suggest the asking price reflects realistic market expectations, though individual buyer circumstances—negotiating power, urgency, and portfolio considerations—may influence final settlement values within a reasonable band around this level.

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

For buyers acquiring this property as a second residential holding, Additional Buyer's Stamp Duty applies at a rate of 15 per cent of the purchase price, equivalent to S$975,000 on a S$6.5 million transaction. This represents a substantial consideration that must be factored into total acquisition costs and financing headroom. First-time buyers pay no ABSD, whilst second property purchasers face this 15 per cent charge, and third and subsequent acquisitions incur even higher rates. For investors or buyers with existing residential property holdings, the ABSD liability effectively increases the true cost of acquisition by nearly S$1 million, materially impacting investment returns and overall value proposition relative to alternative uses of capital.

What is the lease decay risk for Gilstead TWO, and how does tenure affect long-term resale value?

The lease tenure for Gilstead TWO should be verified during due diligence, as this is a critical factor in long-term value trajectory. Should the property hold freehold tenure, lease decay risk is non-existent and the property maintains full value indefinitely. If held on a long leasehold (99 years or above from the present date), the property currently faces minimal lease decay risk; however, beyond 80 years of remaining tenure, institutional buyers and financiers begin applying valuation haircuts, and below 60 years the property becomes significantly less mortgageable and saleable. Properties in District 9 with deteriorating leases historically experience acceleration in value erosion as they approach the 80-year threshold. For a property at this price point targeting institutional or international buyers, tenure verification and any lease extension implications should be thoroughly investigated prior to commitment.

How does proximity to Newton MRT Station affect demand and capital appreciation for this property?

Proximity to Newton MRT Station (NS21) is a material positive for both near-term demand and longer-term capital appreciation. Properties within a 400-metre walking radius of major MRT stations have historically outperformed those without such connectivity, particularly in mature residential districts where transport access is a primary driver of utility and occupancy value. The North-South Line, which Newton serves, connects to major employment and retail nodes including the CBD, Marina Bay, and northern Singapore, making it a commuter-relevant station. For Gilstead TWO, this accessibility supports consistent demand from working professionals and families, reduces marketing time, and provides a defensive floor for value in market downturns. Capital appreciation in this micro-location has historically tracked above District 9 averages, reflecting the premium placed by buyers on walkable MRT proximity combined with residential quality.

Which buyer profiles are best suited to purchase Gilstead TWO, and which are not?

Gilstead TWO is ideally positioned for high-net-worth individuals and established families seeking a primary residence with genuine space, executive comfort, and proven accessibility; upgraders transitioning from landed properties to apartment living whilst maintaining substantial square footage; and international relocation candidates seeking stable, secure residential assets in a prime Singapore location. The property also appeals to executives requiring guest accommodation and private office space within a residential setting. Conversely, first-time buyers, investors seeking aggressive yield optimisation, and purchasers with limited liquidity are less well-suited to this offering. Young families prioritising school proximity over space, and retirees downsizing from landed homes into more compact urban apartments, would likely find this property excessively large and expensive relative to their genuine spatial and functional requirements.

What TDSR and financing headroom is required for a buyer to comfortably service a mortgage on this property?

Given the S$6.5 million purchase price and standard residential mortgage lending at 75 per cent loan-to-value, a buyer would typically require bank financing of approximately S$4.875 million, with the balance of S$1.625 million as equity downpayment. At current mortgage rates around 4.0 to 4.5 per cent, monthly debt servicing on this amount approaches S$23,000 to S$25,000, depending on loan tenure (typically 25–30 years). Under Singapore's TDSR framework capping debt service at 60 per cent of gross monthly income, a buyer would require gross monthly household income of approximately S$38,000 to S$42,000 (annual income of S$456,000 to S$504,000) to comfortably service this mortgage within regulatory limits. Many buyers at this price point, however, utilise cash or near-cash financing strategies, effectively bypassing TDSR considerations entirely. For those requiring mortgage financing, demonstrated income at these levels, coupled with substantial asset backing, is typically required by lenders.

How does Gilstead TWO compare to competing four-bedroom developments and offerings nearby in District 9?

Competing four-bedroom offerings in the immediate District 9 vicinity, including developments on nearby roads and established residential properties, trade within a similar price band (S$6.0 million to S$7.5 million) depending on tenure, age, and specific amenities. Newer apartment developments in nearby locations, such as those with purpose-built facilities and more contemporary finishes, may command slight premiums; conversely, older freehold properties with greater land-to-built ratios may attract different buyer cohorts despite comparable pricing. Gilstead TWO's advantage lies in its MRT proximity—most competing developments in the District 9 vicinity are located 5–10 minutes' walk from major transit, making Gilstead's 330-metre positioning to Newton MRT a genuine competitive advantage. Buyers evaluating this property against alternatives should prioritise their own weighting of MRT accessibility, unit age and condition, tenure security, and overall maintenance and management quality.

Which unit stack or floor level in Gilstead TWO typically offers the best value proposition?

In apartment developments of this class, middle-stack units (typically floors 10–15 on a high-rise, or mid-range on a lower-rise) historically represent optimal value balance, combining elevated views and reduced noise exposure (relative to lower floors) whilst avoiding the premium pricing often attached to penthouse-equivalent top floors. Mid-level units on the north-west or south-east faces often command preference due to natural light exposure and reduced afternoon solar heat gain compared to other orientations. Corner units at any level typically attract premiums of 10–15 per cent due to additional windows, better cross-ventilation, and perceived spaciousness. For Gilstead TWO specifically, orientation towards the quieter rear or side of the building typically commands a discount relative to street-facing units, but offers superior residential tranquility—a trade-off suited to buyers prioritising privacy over views. The specific configuration of this property would require direct assessment to identify which unit position represents superior value.

What is the future supply pipeline in District 9, and how might new development affect Gilstead TWO's appreciation prospects?

District 9's supply pipeline is relatively constrained, as much of the available land in this zone is either already developed or held by institutional owners for long-term strategic purposes rather than near-term release. Unlike District 12 (Tanjong Pagar, Tiong Bahru), which has seen substantial new supply in recent years, District 9 has maintained relatively tight supply of new residential units, supporting steady capital appreciation in existing stock. Several mixed-use developments have been mooted for sites further along Orchard Road, but these are not expected to materially impact the Gilstead Road micro-location. The scarcity of new large-format apartments in this district—combined with land cost constraints and the preference of the Government Land Sales programme for higher-density developments in younger districts—suggests that Gilstead TWO's long-term capital appreciation prospects remain supported by restricted supply. Buyers can expect that new competitive supply in the immediate vicinity will remain limited, reducing the risk of capital value compression from neighbourhood saturation.

Gilstead TWO 4BR Apartment $6.5M | Newton MRT