Type

Units

Min Area

Price Range

1 BR

517 sqft

From S$1.2XM

3 BR

850 sqft

From S$2.2XM

4+ BR

1518 sqft

S$3.1XM – S$3.5XM

Property Highlights

Three-bedroom unit priced at S$2,199,000 with 850 sqft of living space in an established residential neighbourhood
Walking distance to Cashew MRT Station (5 minutes, 420 metres) on the Downtown Line for seamless connectivity
Premium address along Upper Bukit Timah Road offering excellent accessibility to schools, shopping, and dining
Well-proportioned layout with two full bathrooms suits growing families and investors seeking stable yields
Positioned in a mature estate with strong capital appreciation history and consistent rental demand

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Ref: 60228509

The Myst: A Well-Positioned Three-Bedroom Home in Bukit Timah

Nestled along the tree-lined expanse of Upper Bukit Timah Road, The Myst represents a compelling residential opportunity for discerning buyers seeking a balance between modern living and established neighbourhood charm. This three-bedroom, two-bathroom condominium spans 850 square feet, delivering a thoughtfully proportioned floorplan that accommodates families, working professionals, and investors with equal measure. Priced at S$2,199,000, the unit reflects current market valuations in this sought-after precinct, where proximity to transport infrastructure and quality of life command premium positioning.

The property's location stands as one of its defining strengths. Situated merely 420 metres—approximately a five-minute walk—from Cashew MRT Station on the Downtown Line, residents enjoy immediate connectivity to Singapore's broader transport network. This accessibility streamlines commutes to the CBD, Marina Bay, and emerging employment nodes across the island, whilst maintaining the quietude and green character that characterise the Bukit Timah locality. Upper Bukit Timah Road itself has long been recognised as a prestige address, drawing a discerning demographic and supporting sustained property appreciation over successive property cycles.

Neighbourhood Context and Local Amenities

The surrounding district encompasses established schools, including both primary and secondary institutions with strong reputations, making the area particularly attractive to young families planning their children's education journey. Shopping and dining options cluster around nearby commercial nodes, whilst the proximity to nature reserves and recreational facilities provides lifestyle balance for residents prioritising wellness and outdoor pursuits. The maturity of this neighbourhood ensures that essential services—healthcare, banking, grocery retail—are well-represented and readily accessible, reducing reliance on private transport for daily necessities.

Space and Layout Considerations

With 850 square feet across three bedrooms and two bathrooms, this unit delivers efficient space planning that maximises usable living areas without sacrificing comfort. The master bedroom typically accommodates a full-size bed and integrated wardrobe, whilst secondary bedrooms suit children's rooms, guest quarters, or flexible home office arrangements—an increasingly important feature in contemporary living patterns. The dual bathrooms alleviate morning-time congestion in larger households, and the configuration permits independent zoning between private sleeping areas and shared common spaces.

The price-per-square-foot positioning reflects current market benchmarks for similar three-bedroom offerings in the Bukit Timah corridor, where demand remains robust and inventory relatively constrained. Buyers should assess the unit's aspect, natural light, and views as these factors significantly influence perceived value and long-term satisfaction with the purchase. Unit orientation towards green spaces or quieter road-facing exposures typically command slight premiums over alternative stackings within the same development.

Investment Potential and Rental Dynamics

For investors evaluating this acquisition as an income-generating asset, The Myst's location within walking distance of Cashew MRT presents compelling fundamentals. The three-bedroom configuration aligns with sustained rental demand from young professionals, small families, and expatriate communities seeking convenient MRT-adjacent properties. Historical rental yields in the broader Bukit Timah area typically range between 2.5 and 3.5 percent gross, dependent on lease length, unit condition, and prevailing market conditions. A purchaser acquiring at S$2,199,000 might reasonably model monthly rental revenue in the region of S$4,500 to S$6,500, informed by comparable recent lettings and tenant demographic trends in the immediate vicinity.

The leasehold tenure structure common to condominium acquisitions merits careful consideration. Properties with longer remaining lease periods—ideally above 85 years at point of purchase—retain stronger capital preservation characteristics and maintain refinancing accessibility throughout the holding period. Buyers should verify the exact lease commencement date and remaining duration, calculating the trajectory of potential lease decay and associated valuation impacts over their ownership horizon. Properties approaching the 85-year threshold may experience meaningful resale headwinds, influencing both exit timing strategies and downstream financing availability for future purchasers.

Transportation and Capital Growth Drivers

The proximity to Cashew MRT Station serves as a primary catalyst for sustained capital appreciation within this district. MRT accessibility typically elevates property values by 5 to 10 percent relative to non-adjacent comparables, reflecting the premium placed on transport convenience and time-savings in dense urban environments. The Downtown Line itself continues to mature, with potential future extensions and integration projects likely to reinforce the strategic importance of Cashew Station as a commuting hub. This structural support, combined with the inherent space constraints of the Bukit Timah geography, creates conditions favouring long-term value retention and gradual appreciation.

The catchment population depending on Cashew MRT extends across several established residential districts, ensuring consistent passenger traffic and commercial activity clustering around the station precinct. This organic demand underpins the attractiveness of properties within walking range, as residents and potential renters actively prioritise proximity to reliable, time-efficient transport links. Over successive property cycles, such locations have demonstrated resilience during market softness and participation in upswings, supporting a thesis of relative stability and downside protection.

Buyer Suitability and Market Positioning

This unit suits multiple buyer archetypes. Upgraders transitioning from smaller two-bedroom apartments find the additional bedroom flexibility appealing, whether for growing family needs, home offices, or guest accommodation. First-time buyers with sufficient capital and financing capacity appreciate the established neighbourhood credentials and straightforward MRT connectivity. High-net-worth purchasers evaluating this price point often view such properties as components within diversified property portfolios, valuing the consistent rental demand and strategic location. Investor-focused buyers particularly favour the three-bedroom configuration, as such units command higher absolute rental fees and attract a broader tenant demographic, reducing vacancy risk and supporting yield stability.

Financing Considerations and Affordability

At the S$2,199,000 price point, buyers subject to Total Debt Servicing Ratio (TDSR) constraints must demonstrate sufficient household income to service mortgage obligations comfortably. Assuming a 70 percent loan-to-value financing scenario, the outstanding mortgage would approximate S$1,539,300; at current indicative rates around 3.5 percent, monthly interest and principal repayments typically total approximately S$7,400 per month over a 20-year tenure. TDSR guidelines limit debt servicing to 60 percent of gross household income, implying a minimum household income requirement of approximately S$123,000 annually to support this mortgage in isolation. Purchasers should factor in existing vehicle loans, credit obligations, and spouse's financial commitments when modelling their borrowing capacity.

First-time buyer schemes and stamp duty frameworks may apply favourably depending on individual circumstances, whilst Additional Buyer's Stamp Duty (ABSD) implications affect second-property purchasers substantially. Investors acquiring this unit as a second residential property face ABSD charges at 15 percent of purchase price, adding approximately S$329,850 to acquisition costs—a material consideration in investment return modelling. Buyers should consult qualified mortgage brokers and tax professionals to optimise financing structures and clarify applicable duty implications based on their specific circumstances.

Competitive Landscape and Value Assessment

The broader Bukit Timah condominium market includes several competing developments and resale offerings at comparable price points and specifications. Nearby projects and units merit careful comparative review to ensure pricing alignment and ascertain whether The Myst represents fair value relative to alternative three-bedroom opportunities within the same MRT catchment. Factors such as development age, maintenance track record, management quality, and amenity offerings all influence relative attractiveness and negotiating leverage. Buyers should undertake structured comparisons across at least three alternative properties before committing, ensuring confident valuation conviction and ownership satisfaction likelihood.

Future District Development and Long-Term Outlook

The Bukit Timah locality remains subject to careful URA planning controls, with restrictions on intensification protecting the district's low-to-medium density character and green environment. This supply constraint inherently supports long-term capital appreciation, as new residential developments face regulatory headwinds and land availability limitations. Future infrastructure improvements, such as potential enhanced cycling networks, park connector extensions, or commercial node development, may further elevate the district's appeal without materially disrupting the established residential fabric. Buyers seeking enduring value and neighbourhood stability find compelling logic in properties positioned within protected planning areas offering restricted new supply.

The property market cycle position also warrants consideration. Current valuations reflect recent stabilisation following earlier volatility, with transaction volumes suggesting buyer-seller equilibrium in many segments. Properties demonstrating strong fundamentals—excellent transport access, family-friendly amenities, restricted supply pipelines—typically perform most favourably during eventual market upswings, suggesting patience with longer holding horizons may reward purchasers appropriately.

Frequently Asked Questions

What rental yield might an investor expect from this three-bedroom unit at The Myst?

Based on current market conditions in the Bukit Timah–Cashew MRT corridor, three-bedroom condominiums typically command gross rental yields between 2.5 and 3.5 percent annually. At the S$2,199,000 purchase price, this translates to potential gross rental revenue of approximately S$54,975 to S$76,965 per year, or roughly S$4,600 to S$6,400 monthly. Historical transaction data for comparable units in the immediate vicinity suggests monthly lettings in this quantum are achievable, particularly for furnished or semi-furnished configurations targeting young professionals and expatriate tenants seeking MRT-proximate accommodation. Net yields will necessarily be lower after accounting for mortgage interest, property tax, management fees, maintenance reserves, and potential vacancy periods, typically reducing net returns to the 1.5–2.5 percent range for leveraged purchases. Investors should model conservative rental assumptions and incorporate realistic operating cost allowances to validate investment thesis credibility.

How does the S$2,199,000 price compare to recent per-square-foot transactions in Bukit Timah?

At S$2,199,000 for 850 square feet, this unit achieves a price-per-square-foot valuation of approximately S$2,587 per sqft, positioning it within the mainstream of recent three-bedroom transactions throughout the broader Bukit Timah–Upper Bukit Timah Road corridor. Comparable recent lettings and resales of similar-sized units in established condominiums spanning the precinct—particularly those within walking distance of MRT infrastructure—have traded in the S$2,400–S$2,700 per sqft range, depending on exact location, unit condition, and amenity offerings. Units commanding premium positioning due to superior aspect, advanced renovations, or particularly efficient layouts occasionally exceed S$2,800 per sqft, whilst those positioned in older developments or less accessible locations may trade closer to S$2,200–S$2,400 per sqft. The pricing appears commercially reasonable and reflects fair market value alignment, though individual unit characteristics—such as floor level, facing direction, and renovation status—should be verified to confirm competitive valuation positioning.

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

Purchasers acquiring The Myst as a second residential property become subject to Additional Buyer's Stamp Duty (ABSD) at the rate of 15 percent of the purchase price under current regulatory frameworks. On a S$2,199,000 acquisition, this equates to an ABSD liability of S$329,850, a material cost that must be incorporated into the total investment outlay and return modelling. In contrast, first-time buyers remain exempt from ABSD, facing only the standard progressive Buyer's Stamp Duty schedule, which would total approximately S$35,000–S$45,000 on this price point, creating a cost differential of nearly S$300,000 between first-time and second-property scenarios. For investors evaluating this unit as a rental asset or portfolio addition, the ABSD burden substantially impacts cash-on-cash returns and overall investment viability, potentially reducing net yield by 0.5–1.0 percentage points depending on leverage ratios and holding periods. Buyers should explicitly factor ABSD into financial planning and discuss available mitigation strategies—such as spousal ownership structures or timing considerations—with qualified tax and legal advisers.

What lease decay risks and resale value impacts should I anticipate with a condominium holding?

Condominium leasehold tenure in Singapore typically commences at 99 years, and properties approaching the 85-year threshold begin experiencing measurable resale headwinds and refinancing constraints. At acquisition, it is essential to verify The Myst's lease commencement date and calculate the exact remaining duration at point of purchase; for example, a lease commencing in 2000 with a purchase today would have approximately 78 years remaining, placing the property near the critical 85-year inflection point where lender requirements and buyer demand begin to soften materially. Properties with remaining lease periods below 75 years face increasingly restrictive financing availability, as many institutional lenders impose minimum lease duration covenants, reducing the pool of potential buyers and consequently depressing resale valuations. Over a 10–15 year holding period, lease decay could reduce a property's capital value by 5–15 percent depending on whether the remaining lease duration falls below the 85-year threshold during ownership; this effect accelerates as lease periods contract further. Prospective owners should factor anticipated lease decay into long-term wealth creation models and consider whether the investment horizon aligns with maintaining saleable market positioning prior to excessive lease deterioration.

How does proximity to Cashew MRT Station drive demand and capital appreciation for this property?

MRT-adjacent properties in Singapore command a persistent valuation premium estimated at 5–10 percent relative to non-adjacent comparables, reflecting the substantial time-savings and lifestyle convenience that reliable transport connectivity delivers. The Myst's 420-metre positioning from Cashew MRT Station—approximately a five-minute walk—places it within the optimal proximity band where commuting convenience becomes a primary purchasing motivation for tenants and owner-occupiers alike. Cashew Station itself occupies a strategically significant position on the Downtown Line, connecting north–south commuting corridors to the CBD, Marina Bay, and emerging business districts, ensuring consistent high-volume passenger traffic and supporting commercial activity clustering around the station precinct. Historical analysis of property appreciation within 500–600 metre MRT catchments demonstrates that such properties have retained value more effectively during market downturns and participated more fully in upswing phases, compared to properties positioned 1–2 kilometres from transport infrastructure. Looking forward, any enhancements to the Downtown Line—such as integration with future orbital networks or increased service frequency—would likely reinforce Cashew Station's strategic importance and provide additional upside to properties within this micro-catchment.

Which buyer profiles find this three-bedroom unit most suitable, and why?

This unit addresses several distinct buyer archetypes effectively. Upgraders transitioning from two-bedroom apartments find the additional bedroom compelling, supporting growing family requirements, home offices, or guest accommodation whilst maintaining manageable property scale and financing thresholds. Young families with one or two children often view three-bedroom units as the optimal configuration, permitting separate sleeping areas for children and parents whilst accommodating short-term guest stays without displacement. First-time buyers with sufficient capital—typically household income exceeding S$120,000 annually—discover that the Bukit Timah location and MRT accessibility offer compelling entry-point value, with established neighbourhood credentials supporting confidence in long-term capital preservation. Investment-focused purchasers particularly favour the three-bedroom configuration, as such units attract a broader rental tenant demographic than smaller units, encompassing young professional couples, small family groups, and expat assignments, thereby reducing vacancy risk and supporting yield consistency. High-net-worth individuals often acquire such properties as diversified portfolio components, valuing the straightforward income generation, strategic location, and administrative simplicity relative to alternative real estate structures. Property upgraders seeking to preserve existing housing grants or escalate within the condominium segment—moving from HDB to private property—find this price point and specification profile accessible and aligned with their lifecycle priorities.

What TDSR and financing headroom should I model at this S$2,199,000 price point?

Total Debt Servicing Ratio (TDSR) regulations limit debt servicing obligations to 60 percent of gross household income; therefore, a purchaser financing this property at S$2,199,000 with a 70 percent loan-to-value structure (approximately S$1,539,300 outstanding) would require minimum household income of approximately S$123,000 annually to remain within TDSR compliance, assuming this mortgage represents the sole debt obligation. In realistic scenarios where buyers carry existing vehicle loans, credit card balances, or spousal financial commitments, required household income may escalate to S$140,000–S$180,000 to maintain comfortable debt servicing headroom and preserve flexibility for lifestyle spending or portfolio diversification. Buyers should model mortgage payments at elevated interest rate scenarios (e.g., 4.5–5.0 percent) rather than prevailing promotional rates, ensuring payment capacity remains intact if rate environments harden over holding periods. Engaging qualified mortgage brokers early in the purchasing process permits prospective buyers to ascertain exact financing capacity, identify optimal loan tenure structures (20–25 years versus shorter periods), and explore schemes such as hybrid fixed–floating rate products that balance payment predictability with rate sensitivity. Maintaining financing headroom above minimum TDSR thresholds provides psychological reassurance and preserves future borrowing capacity for portfolio expansion or lifestyle improvements.

How does The Myst compare to competing three-bedroom developments in the Cashew MRT catchment?

The Bukit Timah–Cashew MRT corridor encompasses several competing residential developments at comparable price points, including established condominiums and newer projects offering varying amenity specifications and positioning characteristics. Older developments—constructed 15–25 years ago—typically trade at S$2,100,000–S$2,400,000 for three-bedroom units, offering established neighbourhoods, mature landscaping, and proven maintenance track records, though some may exhibit functional or cosmetic ageing requiring buyer renovation consideration. Newer projects, developed within the past five years, often command pricing premiums of S$2,400,000–S$2,700,000 for comparable specifications, justified by contemporary design, advanced security systems, and newer building services infrastructure, though these developments occupy less-established neighbourhood positions with shorter operational histories. The Myst, positioned within this competitive spectrum, should be benchmarked carefully against three–four alternative properties within the same MRT walking-distance radius, evaluating differences in amenity breadth, management quality, unit condition, and development age to establish informed valuation conviction. Buyers should visit competing properties, review facility offerings, inspect unit finishes, and query existing residents regarding management responsiveness and maintenance quality before committing capital. Price premiums or discounts relative to alternatives should be justified through demonstrable unit or development advantages rather than accepted at face value.

Which floor levels or unit stacks within The Myst offer optimal value and long-term performance?

Within condominium developments, unit stacking and floor positioning materially influence perceived value, rental achievability, and capital appreciation potential. Mid-range floors (roughly levels 5–15 within typical 20–25 storey developments) typically offer superior value, as they command modest premiums over lower floors whilst avoiding the extreme price inflation associated with penthouse-level positions; mid-stack units remain readily accessible to lifts and common facilities without facing the noise exposure or reduced privacy associated with lower stories. Units with north–south aspect—particularly those facing established greenery or quieter roads rather than main traffic arteries—achieve higher rental appeal and tenant satisfaction, supporting premium rental rates and reduced vacancy periods. Corner units, whilst sometimes commanding premium positioning, occasionally face disadvantageous aspect exposure or compromised spatial layouts; buyers should assess corner positioning individually rather than assuming automatic premium valuation. High floors (levels 16 and above) attract price premiums of 5–10 percent relative to mid-stack comparables, primarily reflecting psychological preferences for elevated positions and views, though these premiums may not be fully recoverable during resale to pragmatic investors prioritising rental income over lifestyle preference. Ground-floor or very low-level units typically trade at 5–15 percent discounts relative to mid-stack comparables due to reduced privacy, increased noise exposure, and diminished perceived security, though such discounts present occasional arbitrage opportunities for investor-focused purchasers accepting these trade-offs for yield enhancement. Intending occupants should prioritise personal preference regarding aspect, noise exposure, and natural light, whilst investor purchasers should model rental demand differentiation across floor levels within the same development.

What future supply pipeline exists in the Bukit Timah district, and how might this affect property values?

The Bukit Timah planning area remains subject to strict URA conservation and development restrictions, with regulatory frameworks deliberately limiting intensification of the district to preserve its established low-to-medium density residential character and green environment. Unlike rapidly densifying areas such as Punggol or Jurong, Bukit Timah has experienced minimal large-scale new condominium development over the past decade, with the supply pipeline remaining constrained by land availability and planning policy limitations. This supply scarcity inherently provides structural support for capital appreciation, as demand—driven by population growth, wealth accumulation, and transport infrastructure maturation—encounters restricted new inventory capacity, creating favourable supply–demand dynamics. Existing private developments within the district are approaching or have surpassed 20–30 years of age, and whilst some undergo en bloc sale and redevelopment processes, the stringent planning approvals required for intensification ensure that redeveloped stock remains limited and often achieves premium positioning due to contemporary specifications. Future district evolution is likely to emphasise precinct enhancement—such as park connector extensions, cycling network development, or commercial node curation—rather than residential intensification, suggesting that established properties within the catchment will maintain their scarcity value and accessibility premiums indefinitely. Prospective purchasers should view The Myst's positioning within a supply-constrained district as a long-term value preservation advantage, as restricted new competitive inventory provides inherent downside protection and supports patient capital approaches to wealth accumulation.

The Myst Bukit Timah 3BR Condo S$2.199M Near Cashew MRT