Send a quick enquiry our PropSG team will reach out within 24 hours.
Based on current market rents for 5-bedroom units in the Upper Bukit Timah area, you can expect gross rental yields of approximately 2.8–3.2% per annum on a S$3.56 million purchase price, translating to monthly rents in the region of S$8,300–S$9,500. This yield profile is typical for prime residential properties in this district, where tenant demand remains stable but rental growth has moderated since 2021 due to increased supply from new launches like The Myst and competing developments. Net yields, after accounting for property tax (roughly S$450–500 monthly), maintenance fees, and potential vacancy periods, typically fall to 2.2–2.7%, making this a long-term capital appreciation play rather than a high-yield rental investment.
At S$2,105 psf, The Myst is competitively positioned within the Upper Bukit Timah market; comparable units in nearby developments such as Goodwood Residence and Parc Komo trade in the S$2,050–S$2,180 psf range, depending on age, unit condition, and exact location within the estate. Newly completed or near-completion projects like The Myst command a premium of 3–5% over resale stock in older developments, reflecting modern finishes, fresher warranties, and newer building systems. Properties closer to the Cashew MRT interchange itself typically command S$2,200–S$2,400 psf, so this unit's positioning 420 metres away represents fair value for buyers seeking the Upper Bukit Timah location without the premium for immediate MRT-adjacent addresses.
As a second residential property, you will incur ABSD at a rate of 15% on the first S$180,000 of the purchase price and 20% on the remainder, totalling approximately S$679,560 in ABSD on this S$3.558 million unit. This brings your total cash outlay to roughly S$4.24 million when combined with the purchase price and estimated legal/survey fees, significantly increasing your equity requirement and reducing return on investment in the early years. Given the property's price point, ABSD represents a material cost burden, so many investors opt for financial structuring via corporate vehicles or delay second-property purchases until ABSD reliefs apply (such as trading up from a first property and using the seller's relief).
The Myst is a freehold or long-lease property depending on the land tenure; most new launches in the Bukit Timah area hold 99-year leasehold titles from the state, which typically provides little lease decay concern during the holding period of an investor or occupant over the next 20–40 years. However, once the lease falls below 80 years (a threshold typically encountered 15–20 years into ownership), refinancing becomes significantly harder and resale values begin to compress by 1–2% per year, particularly for properties over S$3 million where institutional buyers and conservative owner-occupants dominate the market. Buyers should request the precise lease commencement date and tenure documentation at the point-of-offer stage to fully assess long-term capital appreciation trajectory, particularly if intended as a legacy asset or 20+ year hold.
Proximity to the Downtown Line 2 (Cashew station) is a significant asset, providing direct access to the CBD, commercial hubs, and Changi Airport within 25–30 minutes, which elevates tenant appeal for executives and expatriate families relocating to Singapore. Properties within the MRT catchment (typically 400–600 metres) command a consistent 5–8% price premium over those beyond walking distance, and Cashew's position at a major interchange with multiple bus terminals further strengthens long-term demand stability and capital appreciation prospects. However, the property is not immediately adjacent to the station, so it avoids potential noise, air quality, and street-level congestion issues that sometimes affect ground-floor or lower-level units directly above MRT portals, positioning The Myst as an optimal risk-reward balance.
This property is ideally suited to established families with school-age children seeking proximity to top international schools (Anglo-Chinese School, Raffles Institution, and Tanglin Trust are all nearby), as well as senior executives and entrepreneurs requiring a substantial residential base in the prime Bukit Timah precinct without living directly in the city fringe. High-net-worth individuals pursuing legacy assets or a long-term hold (10+ years) will also find value here, as the stable rental demand, freehold or long-lease tenure, and established neighbourhood infrastructure support steady capital preservation and modest appreciation. Property investors seeking rental returns should note that at this price, the 2.8–3.2% gross yield is moderate; this profile suits capital-appreciation-focused investors rather than yield-chasing portfolios, and corporate or trust entity purchases are common in this segment to optimise tax and asset-protection structures.
For a S$3.558 million property, most financial institutions cap loan eligibility at 75% loan-to-value (LTV) for owner-occupants, translating to a maximum loan of approximately S$2.67 million, requiring a S$890,000 cash down payment plus ABSD and legal costs. The Total Debt Servicing Ratio (TDSR) ceiling is 60%, meaning your total monthly debt obligations (mortgage, car loans, credit cards, and other liabilities) cannot exceed 60% of your gross monthly income; on a S$2.67 million mortgage over 25 years, monthly repayment is roughly S$12,400, requiring a minimum gross monthly income of S$20,700 to meet TDSR thresholds comfortably. Second-property buyers face stricter criteria (lower LTV, additional scrutiny on TDSR, and mandatory ABSD costs), making pre-mortgage qualification with your bank essential before making an offer.
The Myst, as a newer launch, typically features modern architectural design, contemporary finishes, and advanced building management systems (smart home integration, keyless access, cloud-based maintenance platforms) that rival or exceed Goodwood Residence (a 2010s-era development) and Parc Komo in amenity standards. The 5-bedroom, 4-bathroom layout at 1,690 sqft provides generous internal space and flexibility; competing units at similar price points in older estates often have more compartmentalised layouts and smaller common areas, whilst newer developments prioritise open-plan living and entertaining spaces that appeal to modern families. Facility offerings (pool, gym, landscaping, concierge, recreational zones) should be verified directly with the developer, as amenity quality and maintenance standards vary considerably; new launches typically enjoy a 10-year defects warranty period, whereas resale properties offer none, reducing early-stage repair costs and depreciation risk.
For long-term capital appreciation and strong resale demand, higher floors (15+) in this Upper Bukit Timah locale command a 2–4% price premium due to superior views over the greenery towards the city skyline, improved privacy, and reduced ambient noise from the main road, making them easier to re-rent or resell in tight market cycles. Mid-stack units (floors 8–14) typically offer the best value-for-money proposition, as the price discount (1–2% below higher floors) is modest relative to the convenience and accessibility benefits they provide, and they appeal to a broader buyer audience including families with young children and those seeking lift proximity. Ground and lower-level units (floors 1–5) may carry a 3–5% discount but can be harder to rent or resell quickly, particularly if lacking private garden access or if plagued by lift/lobby congestion; verify site orientation and unit direction (north/south facing) as this significantly impacts thermal comfort and long-term occupancy satisfaction, especially in Singapore's humid tropical climate.
The Upper Bukit Timah area has relatively constrained future supply, as most land parcels are State Land or have been developed; however, the broader Bukit Timah corridor (including Duxton, Newton, and fringe zones) has several medium-density private residential projects in the planning or early launch phase, which may create indirect competitive pressure on pricing at the upper-mid-segment (S$3–4.5 million range). The Government's ongoing focus on brownfield redevelopment and landed-to-highrise conversion in mature estates means that luxury condominium supply is unlikely to surge dramatically in the Bukit Timah core, supporting relative scarcity value and protecting capital appreciation for established projects like The Myst. Monitor upcoming GLS (Government Land Sales) tenders and urban renewal announcements, as any large-scale development within 1–2 kilometres (e.g., redevelopment of older commercial or institutional land) could influence long-term demand dynamics, particularly for rental stock.