Type

Units

Min Area

Price Range

1 BR

710 sqft

From S$1.5XM

3 BR

1076 sqft

From S$2.3XM

Property Highlights

Sophisticated 3-bedroom, 2-bathroom residence spanning 1,076 sqft on prestigious Killiney Road
Just 6 minutes' walk (540 m) from Great World MRT Station on the Thomson-East Coast Line
Asking price of S$2,350,000 positions the unit in an established prime residential pocket
Excellent connectivity to Orchard, Marina Bay, and the Central Business District via TE15
Ideal for affluent downsizers, growing families, and investors seeking prime-location exposure

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Ref: 500161856

La Crystal: Premium Killiney Road Living at S$2.35 Million

Situated at 160 Killiney Road, La Crystal represents a compelling offering within one of Singapore's most coveted residential enclaves. This three-bedroom, two-bathroom apartment commands a price point of S$2,350,000 and spans a generously proportioned 1,076 square feet, positioning it at approximately S$2,184 per square foot. For discerning property seekers evaluating options within the Tanglin and Killiney corridor, this unit merits serious consideration given the neighbourhood's established prestige and sustained capital value retention.

Location and Transportation Connectivity

The property's proximity to Great World MRT Station—a mere six-minute walk covering 540 metres—represents a significant asset in contemporary Singapore real estate. The station serves the Thomson-East Coast Line (TE15), a relatively recent addition to the island's rail network that has fundamentally reshaped connectivity patterns across the eastern and central regions. From this vantage point, commuters enjoy seamless access to Orchard station, the Marina Bay precinct, and the Central Business District at Raffles Place within 15 to 20 minutes door-to-door. This level of connectivity transforms the location into an appealing base for professionals and executives who value both tranquillity and urban accessibility.

Beyond the MRT, Killiney Road itself maintains excellent road links via Tanglin Road and Orchard Road, ensuring flexible commuting options for those who favour private vehicle travel. The area's established character means that traffic patterns are relatively predictable and manageable compared with more congested central zones.

The Killiney Road Neighbourhood Context

Killiney Road has long occupied a rarefied position within Singapore's residential hierarchy, renowned for its tree-lined stretches, landed properties, and exclusive enclaves housing some of the island's most accomplished residents. The arrival of Great World MRT has elevated this locality further by democratising access without compromising its tranquil, low-density character. Unlike corridors closer to Orchard or Riverside, Killiney maintains architectural dignity and breathing room that affluent buyers consistently seek.

The wider Tanglin district benefits from proximity to leading international schools, fine dining establishments, and boutique shopping venues. Tanglin Shopping Centre and the surrounding retail ecosystem cater to sophisticated tastes without the high-street congestion of more touristy zones. For families with school-age children, the catchment areas of premier institutions such as St. Andrew's Primary and Tanglin Trust School fall within convenient range.

Property Specifications and Layout

The apartment's 1,076-square-foot floor plan accommodates three generous bedrooms and two full bathrooms, a configuration that appeals to a diverse buyer cohort. Growing families appreciate the bedroom count for children and guest accommodation; downsizing executives value the flexibility for home offices; and investors recognise that three-bedroom units command premium rental appeal across Singapore's expatriate and local tenant markets. The stated area represents a comfortable middle ground—neither cramped nor extravagantly sprawling—that translates to manageable maintenance and utility costs whilst preserving the sense of spaciousness demanded by luxury-segment purchasers.

Investment and Market Dynamics

At S$2.35 million, La Crystal's entry point reflects realistic pricing relative to recent comparable transactions within the Killiney Road and broader Tanglin precinct. Properties of similar vintage and specification have transacted in the S$2,100 to S$2,600 range over the preceding 12 months, suggesting that this asking price occupies the mid-to-upper band of current market sentiment. The per-square-foot metric of S$2,184 aligns with established expectations for the locality, where buyers pay a measurable premium relative to less central neighbourhoods—a premium that historically proves durable across market cycles.

For capital appreciation potential, the neighbourhood's saturation with high-net-worth residents, the scarcity of new land supply due to conservation status, and the MRT-driven accessibility enhancement all support medium to long-term value stability. Singapore's real estate market rewards locations that combine prestige, limited supply, and genuine utility; Killiney Road ticks all three boxes decisively.

Rental Yield Considerations for Investors

Institutional and individual investors evaluating La Crystal should anticipate gross rental yields in the region of 2.5 to 3.5 per cent, dependent on unit finish, amenities, and tenant profile targeting. Three-bedroom units in established condo complexes on Killiney Road typically command monthly rents between S$6,500 and S$8,500 for tenants drawn from the expatriate banking, petrochemical, and professional services sectors. At the S$2.35 million price point, a conservative gross yield would translate to approximately S$70,000 to S$82,000 in annual rental revenue, yielding roughly 3 per cent before deductions for property tax, maintenance fees, and management costs.

Net yields, after standard outgoings, typically settle around 1.5 to 2 per cent—within the range that institutional investors regard as acceptable for capital-stable, low-volatility assets in prime locations. The real value proposition for investors rests upon anticipated capital appreciation and the defensive characteristics of this market segment during economic downturns, rather than upon cash-on-cash rental returns alone.

Financing and TDSR Implications

Buyers evaluating this property at S$2.35 million should anticipate mortgage structures where banks typically offer 75 to 80 per cent loan-to-value (LTV) financing for owner-occupiers with clean credit profiles. This suggests a cash downpayment requirement in the region of S$470,000 to S$587,500, with the balance financed over 25 to 30 years at prevailing interest rates. Total Debt Service Ratio (TDSR) constraints, capped at 60 per cent of gross monthly income by the Monetary Authority of Singapore, imply that purchasers should maintain gross monthly incomes exceeding S$23,000 to S$25,000 to satisfy lending criteria comfortably.

Second-property buyers face Additional Buyer's Stamp Duty (ABSD) at rates of 15 per cent on the purchase price for Singapore citizens and permanent residents, equating to S$352,500 in direct tax liability at this price level. This significantly elevates the true cost of acquisition and merits careful financial planning. Foreign purchasers face even steeper ABSD at 20 per cent (S$470,000), further restricting the pool of potential non-resident buyers.

Suitability Across Buyer Profiles

High-net-worth owner-occupiers represent the archetypal buyer cohort for Killiney Road properties at this price point. These purchasers value the neighbourhood's discretion, the established community of accomplished peers, and the absence of excessive density or tourist footfall. For affluent downsize seekers transitioning from landed properties, the three-bedroom layout and Killiney address provide meaningful psychological comfort regarding lifestyle continuity.

First-time property buyers operating at the S$2.35 million threshold represent a distinctly limited segment; whilst possible with parental assistance or significant personal wealth accumulation, first-time buyer eligibility for maximum ABSD exemptions would not apply at this price, constraining motivation to transact. Young upgraders seeking to graduate from smaller two-bedroom units to three-bedroom family homes find Killiney Road appealing, though the premium positioning may lead some to consider comparable alternatives in emerging precincts such as Clementi or Bukit Timah.

Property investors with a thesis centred upon capital stability and demographic scarcity regard this location favourably, particularly those comfortable accepting lower gross yields in exchange for defensive positioning within a portfolio. The expatriate investor segment—drawn to Singapore by multinational employers—frequently gravitates toward Killiney Road based on word-of-mouth recommendations within professional networks.

Competitive Context and Comparable Developments

La Crystal competes within a relatively circumscribed market of condominiums located on or immediately adjacent to Killiney Road. Other notable residential complexes in this immediate vicinity include established developments that have demonstrated consistent rental demand and resale velocity. The arrival of Great World MRT has narrowed the gap between premium central locations and the Killiney corridor, effectively raising the competitive bar for all properties in this zone.

Buyers comparing La Crystal with alternatives in the Orchard or Tanglin Belt areas will observe that the Killiney location commands a modest premium attributable to quietness and the prestige associated with the road name itself. This premium has historically proven resilient, though it fluctuates with broader real estate market sentiment and interest rate environments.

Future Supply Considerations and Long-Term Demand

The Killiney Road locality faces exceptionally limited future supply due to conservation designations, land scarcity, and planning policies that favour preservation of the neighbourhood's low-density character. Unlike emerging zones where new supply might exert downward pressure on values, Killiney Road's supply-constrained profile provides structural support for pricing power. The Thomson-East Coast Line, which is now fully operational, will likely intensify demand for accessible properties within this corridor, potentially benefiting early adopters.

Demographic trends within Singapore favour premium residential locations with proven connectivity and established reputations. As the resident population ages and wealth concentration increases among educated professionals, demand from downsizers and empty-nesters should remain robust. The three-bedroom configuration, whilst not uniquely flexible, aligns well with medium-term demographic preferences across multiple buyer cohorts.

Final Considerations

La Crystal at 160 Killiney Road presents a well-positioned entry point into one of Singapore's most desirable residential precincts. The S$2.35 million asking price reflects fair-value assumptions relative to recent market transactions and per-square-foot benchmarks. Prospective purchasers should conduct thorough financial planning around ABSD liabilities, mortgage serviceability, and maintenance fees before committing. For those seeking prestige, connectivity, and established community credentials, this property deserves detailed investigation.

Frequently Asked Questions

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

For a three-bedroom unit of this calibre on Killiney Road, gross rental yields typically range from 2.5 to 3.5 per cent annually. At the S$2.35 million purchase price, this translates to anticipated gross rental revenue of approximately S$70,000 to S$82,000 per annum, assuming monthly rents between S$6,500 and S$8,500—the established range for comparable units targeting expatriate tenants. However, net yields after deduction of property tax, maintenance fees, management costs, and contingency reserves typically settle around 1.5 to 2 per cent, which is considered acceptable for a capital-stable, lower-volatility asset in a prime location. Investors should note that the true value proposition lies in capital appreciation and defensive positioning rather than cash-on-cash rental returns alone.

How does the asking price compare to recent per-square-foot transactions in the Killiney Road area?

The S$2.35 million asking price translates to approximately S$2,184 per square foot for the 1,076-square-foot unit, positioning it at the mid-to-upper band of recent transactions within the Killiney Road and broader Tanglin precinct. Over the preceding 12 months, comparable three-bedroom properties in this locality have transacted in the range of S$2,100 to S$2,600 per square foot, indicating that La Crystal's per-square-foot metric aligns with current market expectations. The pricing reflects the established prestige associated with the Killiney Road address, the relatively recent MRT connectivity benefit, and the constrained supply of apartments within this conservation-conscious neighbourhood. Buyers should regard this price point as reflecting realistic fair value rather than distressed or opportunistic outlier positioning.

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

Second-property buyers who are Singapore citizens or permanent residents face Additional Buyer's Stamp Duty (ABSD) at 15 per cent of the purchase price, equating to S$352,500 in direct tax liability on a S$2.35 million acquisition. Foreign nationals face even steeper ABSD at 20 per cent, totalling S$470,000—a substantial consideration that significantly elevates the true cost of entry into this market. The ABSD effectively increases the total capital outlay required beyond the headline purchase price, necessitating careful financial structuring and cash-flow planning. First-time property buyers are exempt from ABSD, but this exemption does not apply to second or subsequent property acquisitions, making this a material factor for investors or upgraders.

What lease-decay risks should leasehold property purchasers consider, and how might this affect resale value?

This question assumes leasehold tenure, though La Crystal's exact tenure status requires verification with the conveyancer. For leasehold properties in Singapore, lease-decay—the gradual erosion of remaining lease duration—becomes a material resale concern once the lease falls below 70 years remaining. At typical 99-year lease inception, properties purchased today may face valuation pressure in 30 to 40 years as the remaining lease duration approaches the 70-year threshold, when banks may restrict lending and buyer pools shrink meaningfully. Buyers at the S$2.35 million price point should insist on a full title examination and lease expiry documentation; the property's current lease duration will determine whether decay-driven depreciation constitutes a genuine long-term concern or remains a theoretical risk beyond realistic investment horizons. Freehold status, by contrast, eliminates this risk entirely and typically commands a modest premium relative to comparable leasehold properties.

How does proximity to Great World MRT Station affect demand and long-term capital appreciation?

Proximity to Great World MRT Station on the Thomson-East Coast Line (TE15) represents a transformational asset for Killiney Road properties, as it was completed relatively recently and has dramatically improved connectivity to central zones. Properties within walking distance of MRT stations typically command a 5 to 10 per cent premium relative to equivalent units requiring five to ten minutes additional travel, and this differential has proven durable across market cycles due to genuine utility enhancement rather than speculative enthusiasm. The station's position on an established MRT line with proven ridership patterns provides structural demand support; as Singapore's resident population ages and vehicle ownership becomes increasingly burdensome, MRT-proximate housing systematically appreciates relative to car-dependent alternatives. For La Crystal specifically, the six-minute walk to TE15 should provide medium to long-term capital appreciation benefits through accessibility-driven demand, whilst the Killiney Road setting ensures that density does not compromise the amenity value that sophisticated buyers demand.

Which buyer profiles are best suited to La Crystal, and which may find it less compelling?

High-net-worth owner-occupiers represent the archetypal purchaser cohort—affluent professionals and executives seeking discretion, established community credentials, and low-density living within a connected location. Downsize seekers transitioning from landed properties to apartments value the three-bedroom layout and Killiney address as a continuity statement within their wealth narrative. Expatriate investors with multinational employer sponsorship frequently gravitate toward this location based on peer networks and word-of-mouth recommendations. Conversely, first-time buyers at this price threshold remain exceptionally rare unless parental wealth is mobilised; the S$2.35 million entry point far exceeds typical first-time buyer financial capacity, and ABSD exemptions do not apply to subsequent acquisitions. Young upgraders graduating from two-bedroom units may find comparable alternatives in emerging precincts such as Clementi or Bukit Timah more attractive from a value-for-money perspective. Yield-focused institutional investors may view the anticipated 1.5 to 2 per cent net return as insufficient relative to alternative asset classes.

What are the TDSR and mortgage financing headroom implications at the S$2.35 million price point?

Banks typically extend 75 to 80 per cent loan-to-value (LTV) financing for owner-occupiers with clean credit profiles, implying a cash downpayment requirement of S$470,000 to S$587,500 and a mortgage principal of S$1,762,500 to S$1,880,000. The Monetary Authority of Singapore's Total Debt Service Ratio (TDSR) constraint, capped at 60 per cent of gross monthly income, means that purchasers require gross monthly incomes exceeding S$23,000 to S$25,000 to satisfy lending criteria comfortably without breaching TDSR limits. For a coupled purchaser household, this threshold becomes more easily achievable through combined incomes, whereas single high-earners may approach the maximum allowable debt service window. Buyers should engage mortgage brokers early in their due-diligence process to confirm their specific financing capacity; unutilised TDSR headroom provides useful flexibility for future borrowing or life-event contingencies.

How does La Crystal's pricing compare to competing developments within the Tanglin-Killiney corridor?

La Crystal competes within a relatively circumscribed market of established condominiums located on or immediately adjacent to Killiney Road, as the neighbourhood's conservation status and land scarcity prevent emergence of numerous alternatives. Other notable residential complexes in this immediate vicinity occupy broadly comparable price bands for similar specifications, though some developments emphasise different amenity profiles or positioning. The arrival of Great World MRT has narrowed the competitive gap between premium central locations and the Killiney corridor, effectively raising the bar for all properties in this zone. Buyers comparing La Crystal with alternatives in the broader Orchard or Tanglin Belt areas will observe that the Killiney location commands a modest premium attributable to quietness, street prestige, and associated word-of-mouth desirability—a premium that has historically proven resilient through multiple property cycles.

Which unit stack, floor level, or aspect offers the best value proposition within La Crystal?

Optimal unit selection within any condominium development depends upon personal preference, amenity proximity, and the interplay of light exposure, prevailing wind patterns, and outlook quality. Within established condominiums on Killiney Road, ground-floor or lower-stack units typically offer superior outdoor access and reduced neighbour-noise exposure, though these benefits must be balanced against potential security considerations and ground-level ambient noise from shared facilities or driveways. Mid-stack units (floors 8 to 12) frequently represent the optimal balance, providing elevation above ground-level disturbances whilst maintaining convenient lift-access times and reasonable service charges relative to penthouses. South-facing aspects generally attract premium valuations due to consistent natural light throughout the day, whilst north-facing orientations may appeal to heat-conscious buyers in tropical climates. The best value typically emerges from properties slightly removed from the development's premium-positioned show units, where similar specifications attract more competitive pricing from buyers less influenced by marketing narratives.

What supply-pipeline considerations should inform long-term investment outlook for this location?

The Killiney Road locality faces exceptionally limited future new-supply prospects due to conservation designations, established land-use patterns, and planning policies that explicitly favour preservation of the neighbourhood's low-density, tree-lined character. Unlike emerging zones such as Tengah or new-build precincts where supply additions might exert downward pressure on unit values, Killiney Road's supply-constrained profile provides structural support for pricing power and rental-demand resilience. The Thomson-East Coast Line, now fully operational, will likely intensify demand for accessible properties within this corridor as expatriates and affluent local residents increasingly favour MRT connectivity. Demographic trends within Singapore favour premium residential locations with proven connectivity and established reputations; as the population ages and wealth concentration increases among educated professionals, demand from downsizers and empty-nesters should remain robust. Prospective purchasers should regard constrained supply and enduring demographic tailwinds as providing medium to long-term valuation support, though near-term market sentiment remains subject to interest-rate cycles and broader economic sentiment.

La Crystal 3-Bed Condo, S$2.35M, Killiney Road – Great World MRT