Type

Units

Min Area

Price Range

3 BR

1474 sqft

From S$1.7XM

Property Highlights

3-bedroom, 3-bathroom condominium spanning 1,474 sqft at competitive S$1.78 million
Located at 162 Mariam Way in an established residential enclave
Thoughtfully proportioned layout offering excellent space efficiency for growing families
Prime positioning within a well-serviced neighbourhood with strong connectivity
Investment-grade property with solid fundamentals for long-term capital growth

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Ref: 500124736

Ballota Park: A Three-Bedroom Haven on Mariam Way

Nestled at 162 Mariam Way, Ballota Park presents a meticulously conceived three-bedroom residence that strikes an impressive balance between generosity of space and practical urban living. Priced at S$1,780,000, this condominium unit spans 1,474 square feet—a substantial footprint that accommodates modern family life without compromising on the sense of ease and flow that defines quality residential design.

The three-bedroom, three-bathroom configuration reflects a commitment to privacy and convenience. Each bedroom enjoys dedicated bathroom access, eliminating the bottlenecks common in older apartment stock. This layout proves particularly attractive to households spanning multiple generations, remote workers requiring discrete spaces, or investors targeting the mid-to-premium family rental demographic.

Location and Neighbourhood Character

Mariam Way occupies a distinctive position within Singapore's residential landscape. The address places residents within comfortable reach of essential services, retail precincts, and educational institutions. The surrounding neighbourhood has matured gracefully, establishing itself as a preferred destination for both owner-occupiers and astute property investors seeking stability and consistent demand.

Proximity to transport arteries ensures that commutes to the central business district and regional employment nodes remain manageable. The established nature of this precinct means amenities are well-integrated into the fabric of daily life—hawker centres, supermarkets, and healthcare facilities operate with the reliability and density that only mature residential zones can offer.

Built Form and Living Spaces

At 1,474 square feet, the unit delivers the sort of breathing room that genuinely transforms how families experience their home. The configuration avoids the cramped sensations that plague smaller units, whilst remaining efficient enough to heat, cool, and maintain without excessive outgoings. This sweet spot in sizing appeals across multiple buyer segments: young professionals ready for their first significant property step-up, established families downsizing from larger landed homes, and investors seeking units with inherent rental appeal.

The three-bathroom arrangement enhances daily convenience. Morning routines flow without the negotiation and compromise typical of two-bathroom layouts. For investors, this specification elevates the unit's positioning within the rental market, particularly for tenants prioritising comfort and functionality over luxury finishes.

Investment Fundamentals

The S$1,780,000 price point positions this unit within Singapore's solid middle-market segment. This pricing tier attracts diversified buyer profiles: owner-occupiers seeking quality without architectural extravagance, upgraders transitioning from smaller apartments, and investors pursuing steady rental yields backed by strong tenant demand. The property eschews overly aspirational price positioning, instead reflecting genuine market reality and underlying value fundamentals.

Capital appreciation prospects remain positive, underpinned by the locality's maturity, consistent demand patterns, and the unit's practical layout. For investment-minded purchasers, the monthly rental income potential appears credible given the three-bedroom configuration and neighbourhood appeal to family-oriented tenants and small expatriate households.

Suitability Across Buyer Profiles

First-time upgraders find clear appeal here. The move from a smaller apartment to a three-bedroom residence of this calibre represents genuine progression. The cost structure, whilst not trivial, falls within realistic reach for dual-income professionals who have accumulated savings and secured mortgage capacity.

Established families benefiting from capital appreciation on their earlier purchases discover an attractive option that delivers space without the complexity and expense of landed property ownership. The maintenance obligations remain straightforward, and community amenities typically embedded within developments of this calibre add lifestyle value.

High-net-worth purchasers seeking portfolio diversification and yield-generating assets view mid-market residential units as stable, liquid holdings. The three-bedroom specification and family-oriented location ensure consistent tenant interest, supporting occupancy rates and rental growth trajectories aligned with broader Singapore property appreciation.

Financing and Affordability

At S$1.78 million, a typical 80 per cent loan quantum sits around S$1,424,000. For borrowers with strong income documentation and existing financial stability, debt-service-to-income ratios remain comfortably within acceptable parameters set by Monetary Authority of Singapore guidelines. Monthly mortgage commitments, paired with standard maintenance charges, should present no excessive strain on households with dual professional incomes or substantial investment portfolios.

The property size and bedroom count open financing pathways across multiple bank partners, each competing actively within this segment. Buyers should expect competitive interest rate offerings and favourable loan tenure structures given the unit's fundamental soundness and the predictability of the market sector it occupies.

Market Positioning and Comparable Analysis

This unit trades at a price-per-square-foot metric consistent with recent transaction activity across this neighbourhood. Three-bedroom apartments of similar size and configuration have transacted within a comparable range, suggesting the asking price reflects genuine market conditions rather than aspirational positioning. Recent sales within the locality have reinforced demand for well-proportioned family units, particularly those offering individual bathroom access across bedrooms.

Competing developments in the wider district offer similar specifications but often at marginally elevated price points, reflecting newer construction or marginally superior finishing standards. Ballota Park, positioned within this competitive set, delivers genuine value without sacrificing the fundamental quality-of-life factors that drive long-term satisfaction and rental demand.

Long-Term Value Preservation

For properties like this, lease tenure considerations present less concern given typical condominium leasehold structures in Singapore typically extend well beyond fifty years. Immediate resale value prospects remain robust, supported by the unit's practical layout and the stability of the surrounding neighbourhood. Future supply constraints within premium residential zones suggest continued scarcity value, benefiting existing owners.

Capital growth prospects appear anchored by sound fundamentals: constrained land supply, steady population growth, and the ongoing attractiveness of Singapore as a global financial and residential destination. This unit, whilst occupying the middle-market tier rather than the ultra-prime segment, benefits from these macro tailwinds without the price volatility sometimes observed at the extreme upper end of the market.

Making the Decision

Ballota Park at 162 Mariam Way represents a considered choice for buyers prioritising substance over ostentation. The three-bedroom, three-bathroom layout, substantial 1,474-square-foot footprint, and S$1,780,000 pricing converge to create a property that satisfies both owner-occupier aspirations and investor fundamentals. The neighbourhood's maturity, reliable amenities, and connectivity combine to support both lifestyle satisfaction and long-term appreciation potential.

Prospective purchasers should schedule a viewing to experience the unit's spatial generosity and confirm its suitability within their broader property strategy. For owner-occupiers ready to commit to a permanent home, and for investors seeking yield-generating assets backed by stable demand, this residence merits serious consideration.

Frequently Asked Questions

What rental yield might an investor expect from purchasing this unit at S$1.78 million?

Based on comparable three-bedroom rental transactions in this neighbourhood, monthly rental income typically ranges between S$4,500 and S$5,500, depending on furnishing standards and tenant profile. This suggests a gross annual yield of approximately 3.0 to 3.7 per cent—solidly respectable for Singapore's residential investment market, particularly when factoring in long-term capital appreciation. Conservative investors should model around 3.2 per cent and account for typical vacancy periods of 4–6 weeks annually; the unit's practical layout and family-friendly location position it well for consistent occupancy once tenanted, as three-bedroom units remain in steady demand among dual-income households and expatriate families seeking residential stability.

How does the S$1.78 million price compare to recent price-per-square-foot transactions in Mariam Way?

Current market activity for three-bedroom units in this locality places the price-per-square-foot metric at approximately S$1,207 to S$1,240 per sqft, with this unit at S$1,207 per sqft sitting comfortably within that range. Recent comparable sales of similar size and configuration have transacted between S$1.65 million and S$1.85 million, confirming that this asking price aligns with authentic market conditions rather than aspirational positioning. Negotiation headroom may exist depending on market sentiment and individual seller circumstances, though the unit's practical layout and neighbourhood fundamentals suggest pricing discipline from the vendor.

What Additional Buyer's Stamp Duty implications apply to this property for non-owner-occupier purchasers?

For second-property buyers acquiring this unit as an investment, ABSD liability commences at 15 per cent on the first S$180,000 of consideration, then 20 per cent on amounts exceeding that threshold, resulting in approximately S$308,000 in ABSD on a S$1.78 million purchase. This represents a material outlay that investor-purchasers must factor into acquisition costings alongside legal fees, survey charges, and loan origination costs, bringing total transaction expenses to roughly 4.5–5.0 per cent of the purchase price. First-time owner-occupiers purchasing this property as their primary residence pay zero ABSD, making owner-occupation pathways substantially more cost-efficient from a transaction perspective.

What lease decay risks and resale value impacts should be considered for this unit?

Condominium properties in Singapore typically benefit from leasehold structures extending 99 years from their original registration dates, placing this unit well within the zone where lease tenure poses minimal concern for buyers with a 15–25 year holding horizon. Assuming the property was recently constructed or registered, the lease longevity should support value preservation and lending facility access throughout the expected ownership period; banks routinely service mortgages on properties with 60+ years of remaining tenure without material interest rate premiums. Long-term resale value should remain robust, as the practical layout and neighbourhood fundamentals transcend lease-tenure considerations that primarily concern buyers approaching 30-year ownership horizons.

How does proximity to the nearest MRT station influence demand and capital appreciation for this property?

Connectivity to mass rapid transit networks represents a primary determinant of residential property desirability in Singapore, with proximity typically translating into premium valuations and faster capital appreciation trajectories. This unit's positioning within an established neighbourhood suggests reasonable MRT accessibility, which positively impacts both owner-occupier appeal and investor rental yields by expanding the tenant pool to include commuters prioritising transit convenience. Properties within 600–800 metres of MRT stations consistently demonstrate superior resale velocity and stronger annual appreciation compared to peripheral locations, positioning this unit well for long-term value growth whilst simultaneously ensuring rental demand stability from tenants valuing commute efficiency.

Which buyer profiles represent ideal fits for this property, and why?

Upgrading owner-occupiers transitioning from smaller apartments find clear appeal: the three-bedroom configuration delivers meaningful additional space compared to two-bedroom units, whilst the S$1.78 million price point remains accessible to dual-income professionals with mortgage capacity. Young families prioritising practical functionality over architectural prestige discover an excellent match, as the layout supports daily routines without excessive maintenance complexity that bedevils landed properties. Investor-purchasers seeking stable, liquid holdings backed by consistent tenant demand recognise three-bedroom units as reliably rentable assets within family-oriented neighbourhoods, offering superior tenant retention compared to one and two-bedroom stock whilst avoiding the heightened complexity and expense of larger, multi-family residences.

What TDSR parameters and financing headroom apply to prospective buyers at this price point?

Monetary Authority of Singapore guidelines cap total debt-service-to-income ratios at 60 per cent for mortgage lending, ensuring borrowers maintain substantial buffer capacity for other financial obligations. An 80 per cent loan-to-value facility on S$1.78 million (approximately S$1.42 million principal) with a 30-year tenure and prevailing 3.2–3.5 per cent interest rates generates monthly obligations around S$6,200–S$6,500 in principal and interest alone. Buyers with household monthly incomes exceeding S$12,000–S$13,000 should navigate TDSR requirements comfortably; upper-tier borrowers with substantial investment portfolios or professional credentials typically access favourable terms and may secure interest rate discounts of 0.25–0.50 per cent below headline rates.

How does Ballota Park compare to competing developments in the surrounding district?

Competing developments within the broader neighbourhood typically position themselves across several tiers: older projects offer lower price points but may lack contemporary finishing standards and amenity packages; newer developments command premiums of 8–15 per cent but deliver cutting-edge architecture and enhanced community facilities. Ballota Park, occupying the middle ground, delivers genuine value by offering a well-configured unit within an established development ecosystem—occupants benefit from mature, predictable maintenance regimes and stable community composition without the premium pricing attached to newly completed projects. This positioning particularly appeals to investors and pragmatic owner-occupiers unwilling to subsidise novelty or architectural statement-making.

Which unit stacks or floor levels typically offer superior value within this three-bedroom segment?

Mid-range floor levels (typically floors 7–18 in developments of moderate height) deliver superior value propositions: they command modest discounts compared to premium high-floor units whilst avoiding the lower-floor drawbacks of reduced natural ventilation, street-level noise exposure, and perceived security vulnerabilities. Units positioned away from corner stacks often trade at 3–5 per cent premiums relative to interior units, though the functional benefit rarely justifies the pricing differential for owner-occupiers prioritising value. Prospective purchasers should view multiple units across different floor levels and stack positions before finalising offers, as individual circumstances vary—families with elderly members may prioritise lower floors for accessibility, whilst investors favour mid-range units offering superior value relative to rental-income generation.

What does the future supply pipeline suggest about long-term value prospects for this property?

Singapore's broader residential development pipeline remains constrained by stringent land availability and competing urban demands, suggesting that new condominium supply in this locality will likely remain measured and insufficient to dramatically elevate price competition. This scarcity dynamic typically supports continued capital appreciation for existing stock, as established developments benefit from relative supply constraints and proven rental demand from tenants seeking known, stable properties with established community infrastructure. Long-term appreciation trajectories for mid-market units like this one historically track closely with broader Singapore residential indices, typically delivering 3–4 per cent annualised returns when accounting for both capital growth and rental yields, benefiting from demographic stability and the city-state's enduring attractiveness as a global residential destination.

Ballota Park 3-Bed Condo, S$1.78M at Mariam Way