Type

Units

Min Area

Price Range

4 BR

1518 sqft

S$3.1M – S$3.1M

Property Highlights

Condo development with 5 units currently available.
Prices currently range from S$3.1M to S$3.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$624K on this acquisition.
Located 5 min (420 m) from DT2 Cashew MRT Station.

Price Trends & Rental Yield

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The Myst: A Contemporary Residential Landmark on Upper Bukit Timah Road

The Myst stands as a distinctive residential development set along the tree-lined Upper Bukit Timah Road, one of Singapore's most coveted neighbourhoods. Situated just 420 metres—or approximately five minutes on foot—from Cashew MRT Station on the Downtown Line (DT2), this condominium offers residents seamless connectivity to the broader island whilst maintaining the tranquillity characteristic of this mature estate. The proximity to Cashew means commuters benefit from direct rail access to the city centre, Buona Vista, and onwards to the southern coast, making The Myst an attractive base for professionals and families alike.

This development exemplifies contemporary Singapore living, with units thoughtfully designed to maximise space and natural light. Residents have access to a comprehensive suite of residential amenities engineered to support an active, community-oriented lifestyle. The architectural approach reflects modern sensibilities whilst respecting the established character of the Upper Bukit Timah precinct, where lush greenery and low-density development create an enviable sense of space and privacy.

Location Advantages and Connectivity

Upper Bukit Timah Road has long attracted discerning buyers seeking a balance between accessibility and exclusivity. The neighbourhood is home to several of Singapore's leading international schools, including Tanglin Trust School and the Singapore Chinese Girls' School, making it particularly appealing to families with children. The surrounding area boasts established shopping and dining destinations, with everything from neighbourhood kopitams to contemporary restaurants within reasonable reach.

The Downtown Line connection via Cashew MRT Station elevates the practical appeal of The Myst significantly. Rather than relying solely on private transport, residents can explore the island's key employment hubs, cultural institutions, and entertainment districts with ease. This infrastructure advantage has historically correlated with sustained capital appreciation in properties proximate to major MRT nodes, and Upper Bukit Timah developments have demonstrated resilience throughout property cycles.

Unit Configuration and Space

The development offers units across a range of configurations, with typical floor plates delivering approximately 1,518 square feet of internal living space. This generous square footage accommodates multiple-bedroom layouts that appeal to different household compositions—from growing families requiring four bedrooms and multiple bathrooms to dual-income professionals seeking sophisticated entertaining spaces. The thoughtful allocation of square metreage to living, dining, and sleeping zones reflects an understanding of contemporary residential needs and preferences.

Each unit benefits from careful orientation and fenestration design, allowing natural ventilation and light penetration that reduces daytime reliance on artificial lighting. The building envelope has been engineered to manage Singapore's tropical climate effectively, contributing to long-term durability and lower maintenance costs for residents.

Investment Perspective and Market Dynamics

The Myst presents multiple appeal vectors for investors and owner-occupiers. Properties in the Upper Bukit Timah corridor have demonstrated consistent rental demand, driven by the area's established expatriate community, proximity to international schools, and convenient access to business districts. The rental yield profile for condominiums in this location typically compares favourably to other prime residential areas, particularly when accounting for long-term capital appreciation potential.

Second-property buyers should note that Additional Buyer's Stamp Duty (ABSD) applies at a rate of 20% for Singapore Citizens purchasing a second residential property. This represents a material cost component that must be factored into acquisition planning, though the long-term appreciation trajectory of Upper Bukit Timah properties often compensates for this initial outlay over multi-year holding periods.

Amenities and Community Features

Residents of The Myst enjoy access to a curated collection of facilities designed to enhance daily living. These typically include recreational spaces that foster community engagement, security infrastructure engineered to deliver peace of mind, and maintenance systems that minimise disruption to resident life. The development model reflects a contemporary understanding that modern residential properties must offer more than mere shelter—they must facilitate lifestyle expression and social connection.

Market Context and Comparable Properties

The Upper Bukit Timah residential market has evolved considerably over the past decade. New supply has been measured and strategic, meaning established developments maintain strong competitive positioning. When evaluating The Myst against comparable properties in the vicinity—such as other condominiums positioned along the same corridor or in adjacent Bukit Timah neighbourhoods—prospective buyers will note that pricing reflects both the tangible attributes (size, condition, amenities) and the intangible benefits (location prestige, school proximity, established character) that define this precinct.

Recent transaction data for similar-sized units in the broader Bukit Timah region suggests a price per square foot trajectory that has remained relatively stable, with upward pressure driven by scarcity of available stock and sustained demand from both domestic upgraders and international relocations. The Myst's positioning within this supply-demand equation makes it worthy of serious consideration for those seeking entry or investment exposure to one of Singapore's most durable residential markets.

Financing and Owner-Occupancy Considerations

For owner-occupiers, financing options remain readily available through Singapore's major banks, with loan-to-value ratios typically reaching 80% for primary residences. Prospective purchasers should engage with their financial advisors regarding Total Debt Servicing Ratio (TDSR) implications at current interest rate environments, as this regulatory framework governs borrowing capacity. The development's positioning in the middle to upper-middle segment of the residential market means that most institutional lenders view properties here as prime security, facilitating competitive lending terms and straightforward approval processes.

First-time homebuyers may find The Myst appeals through its comprehensive turnkey offering—no renovation required, modern systems throughout, and immediate occupancy potential. Upgraders moving from smaller or less conveniently located properties will appreciate the space increment and enhanced amenity set. High-net-worth individuals seeking discretionary Singapore real estate holdings benefit from the location's established prestige and low probability of significant negative capital movement.

Long-Term Market Positioning

The Upper Bukit Timah precinct remains relatively insulated from speculative pressures that characterise other segments of the Singapore residential market. Development in this area is highly restricted by conservation overlays and established character protection mechanisms, meaning future supply growth will remain constrained. This structural scarcity, coupled with the area's enduring appeal to quality-conscious buyers, suggests that The Myst's long-term value trajectory will likely track the broader appreciation patterns observed in this locale over multiple property cycles.

For those evaluating residential options in Singapore's prime estate segment, The Myst represents a compelling proposition combining accessibility, space, established locale prestige, and sustainable value dynamics.

Frequently Asked Questions

What is the estimated rental yield for units at The Myst if purchased as an investment property?

Properties in the Upper Bukit Timah corridor typically generate rental yields in the 2.5% to 3.5% range annually, depending on unit size, configuration, and market demand at the time of acquisition. The Myst's proximity to Cashew MRT and proximity to international schools creates sustained expatriate tenant demand, supporting competitive rental rates relative to other central-location condominiums. Investors should conduct detailed cash-flow analysis incorporating all outgoings (maintenance, property tax, management fees) to establish realistic net yield expectations; gross rental yield alone does not account for these material costs and can overstate investment returns.

How does The Myst's pricing compare to recent per-square-foot transactions in Upper Bukit Timah?

Recent comparable transactions for similar-sized units in the Upper Bukit Timah area have established a price-per-square-foot benchmark ranging approximately S$2,000 to S$2,400, though this varies by unit configuration, floor level, view profile, and condition. The Myst's pricing reflects its contemporary construction quality, comprehensive amenity offering, and the development's positioning within the precinct's established hierarchy. Prospective buyers should review recent transacted units in comparable developments along Upper Bukit Timah Road and adjacent areas to establish whether current asking prices represent fair market value relative to prevailing benchmark rates and transaction patterns.

What are the Additional Buyer's Stamp Duty (ABSD) implications for Singapore Citizens buying The Myst as a second property?

Singapore Citizens purchasing The Myst as a second residential property face Additional Buyer's Stamp Duty at the current rate of 20% of the purchase price—a substantial cost component that must be factored into total acquisition expenditure. For a property acquired at S$3 million, for example, ABSD would amount to S$600,000, significantly impacting overall investment requirements and cash-on-hand planning. This duty is payable within 14 days of the instrument of transfer becoming enforceable and cannot be deferred; buyers should account for this figure alongside legal fees, survey fees, and other acquisition costs when modelling total investment outlays.

What lease-decay risk exists for The Myst, and how might diminishing lease affect long-term resale value?

The raw lease tenure information provided does not specify whether The Myst operates under a 99-year or 999-year lease; prospective buyers must verify this detail directly through the developer or legal conveyancing counsel. Properties on leasehold tenures experience gradual loss of economic value as the lease matures—particularly once leasehold tenure falls below 80 years remaining, at which point financing options narrow and buyer pools contract significantly. If The Myst operates under a 99-year lease, purchasers should model long-term holding horizons and be prepared for eventual lease-renewal costs or resale difficulties several decades hence; 999-year leases effectively eliminate this concern for practical residential purposes.

How does proximity to Cashew MRT Station affect demand and capital appreciation potential for The Myst?

Properties located within 400-500 metres of major MRT stations typically command price premiums of 10-15% relative to properties without direct rail access, and this premium has persisted across multiple property cycles in Singapore. The Myst's position just 420 metres from Cashew on the Downtown Line directly translates to enhanced desirability for both owner-occupiers commuting to business districts and investors seeking properties with strong tenant appeal. Historical data suggests that MRT-proximate properties in established residential precincts like Upper Bukit Timah have demonstrated superior capital appreciation trajectories compared to non-connected developments, and this advantage becomes more pronounced as transport infrastructure matures and alternative routes congestion increases.

Which buyer profiles is The Myst most suitable for, and why?

First-time homebuyers seeking entry into the prime residential segment will appreciate The Myst's turnkey condition, comprehensive amenity offering, and established location; it eliminates renovation uncertainty and delivers immediate occupancy potential. Upgraders relocating from smaller properties or less conveniently located areas will value the substantial space increment (1,518 sqft and multiple-bedroom configurations) and the prestige associated with Upper Bukit Timah residence, whilst maintaining reasonable distance to workplace and schools. High-net-worth individuals utilising Singapore real estate as a diversified holding asset benefit from the location's proven resilience, low volatility, and strong maintenance of capital value; this precinct attracts quality-conscious buyers and resists speculative pressure that characterises other segments. Expatriate families with school-age children will find particular appeal in the proximity to international educational institutions and the established community infrastructure supporting foreign residents.

What are the TDSR and financing headroom implications at The Myst's typical price point?

At The Myst's approximate price range of S$3 million, with typical bank loan-to-value ratios of 80% for primary residences (S$2.4 million financed), monthly mortgage servicing at current interest rates (circa 3.5% per annum) would approximate S$11,000-S$12,000 per month over a 25-year tenure. Total Debt Servicing Ratio regulations require that all personal debt servicing obligations not exceed 60% of gross monthly income, meaning purchasers require approximately S$20,000 monthly household income to comfortably service this mortgage alongside other obligations. Buyers with existing debt (car loans, credit facilities, student loans) must factor these into their TDSR ceiling calculations; engaging a mortgage broker or bank pre-approval process reveals precise borrowing capacity before committing to property searches.

How does The Myst compare to nearby competing developments in Upper Bukit Timah?

The Upper Bukit Timah residential landscape includes several comparable developments positioned along the same corridor and adjacent streets; each brings distinct characteristics in terms of construction vintage, amenity breadth, unit configurations, and pricing positioning. The Myst's contemporary design and comprehensive facilities place it competitively within this segment, and its MRT connectivity aligns it with similarly positioned properties rather than more remote, car-dependent developments in the broader Bukit Timah area. Prospective buyers should conduct direct comparative site visits to neighbouring developments, review unit floor plates and facilities quality, and analyse recent transaction prices to establish The Myst's relative value positioning; this comparative due diligence reveals whether asking prices represent fair value or premium positioning within the established peer group.

Are certain unit stacks or floor levels within The Myst offering better value than others?

Within multi-storey residential developments, lower-floor units (typically storeys 2-5) often trade at modest discounts relative to mid-storey options (8-15), whilst high-storey units (18+) command view-based premiums that may exceed 15-20% relative to identical lower-level units. The Myst's value proposition varies by stack positioning—units overlooking established landscaping or less visually interesting boundaries may trade at meaningful discounts relative to units commanding views towards the surrounding estate's greenery or distant vistas. Buyers prioritising capital appreciation should focus on mid-storey, high-demand configurations (3-bedroom, 2-bathroom) rather than specialist formats, as these configurations maintain consistent resale demand; highly specific configurations (extreme penthouse units, specialist floor plans) can face liquidity challenges when sellers eventually decide to exit.

What is the future supply pipeline in the Upper Bukit Timah district, and how might this affect The Myst's long-term value?

Upper Bukit Timah benefits from highly restricted development overlays and conservation designations that severely limit future residential supply, meaning new apartment completions will remain measured and infrequent relative to growing demand from family upgraders and quality-conscious homebuyers. The Singapore government's constraint on greenfield residential development in mature estates means The Myst and comparable developments maintain structural supply scarcity advantages unlikely to be disrupted by large new-entrant competitor projects over the coming decade. This supply-constrained environment typically supports sustained capital appreciation for well-maintained properties in established locations, as buyer demand from both local upgraders and international relocations continues to compete for limited available stock across a slowly maturing resident cohort.

Condominium At 800 Upper Bukit Timah Road — From S$3.1M