Type

Units

Min Area

Price Range

2 BR

710 sqft

S$1.8XM – S$1.8XM

3 BR

883 sqft

From S$2.2XM

Property Highlights

2-bedroom, 2-bathroom unit spanning 710 sqft in a prime Northumberland Road location
Located just 5 minutes' walk (380 m) from NE8 Farrer Park MRT Station on the North-East Line
S$1,800,000 asking price represents strong capital appreciation potential in this established neighbourhood
Ideal for owner-occupiers seeking modern urban living with excellent transport connectivity
Strategic position near Novena business hub and established residential precinct

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Ref: 25581468

Piccadilly Grand: A Refined 2-Bedroom Residence on Northumberland Road

Piccadilly Grand presents a compelling opportunity for buyers seeking a well-appointed condominium in one of Singapore's most sought-after neighbourhoods. This 2-bedroom, 2-bathroom unit offers 710 square feet of thoughtfully designed living space, positioned at the attractive asking price of S$1,800,000. The property's location on Northumberland Road places it within a vibrant residential corridor that has consistently delivered strong capital values and excellent lifestyle amenities.

The unit's configuration reflects modern condominium design principles, with two generously proportioned bedrooms and two full bathrooms providing flexible living arrangements. Whether serving as a primary residence for a young family, a base for a working professional, or an investment acquisition, this home offers versatility that appeals to a broad spectrum of property seekers. The 710 square foot footprint strikes an optimal balance between efficient space utilisation and the comfort of generous room proportions, a hallmark of thoughtfully planned residential developments.

Exceptional Proximity to Farrer Park MRT Station

One of the most compelling advantages of this property is its exceptional accessibility to public transport infrastructure. Situated merely 380 metres—approximately a 5-minute walk—from NE8 Farrer Park MRT Station on the North-East Line, residents enjoy seamless connectivity across Singapore's transport network. This proximity significantly enhances daily convenience for commuters, reducing journey times to business districts, educational institutions, and recreational destinations throughout the island.

The North-East Line provides direct access to key employment hubs including Marina Bay Financial Centre, the CBD, and Serangoon, making this location particularly attractive to professionals working in these areas. For families with school-age children, the MRT connection facilitates efficient travel to educational institutions across Singapore. The walkability factor also contributes to a dynamic neighbourhood atmosphere, with residents able to access retail, dining, and leisure facilities without dependence on private transport.

Strategic Northumberland Road Location

Northumberland Road has long been recognised as a premium residential address, characterised by its tree-lined streets, established community infrastructure, and proximity to both commercial and recreational facilities. The area benefits from decades of residential consolidation, resulting in a mature neighbourhood with strong social capital and well-developed support services. Shopping facilities, including nearby Novena Square and other retail establishments, are within convenient reach, whilst dining and entertainment options cater to diverse preferences.

The neighbourhood's positioning relative to key employment zones makes it particularly attractive to working professionals and established families. Access to Novena Business Park and other commercial precincts is straightforward, reducing commute friction for those employed in these areas. Healthcare facilities, including major medical institutions in the vicinity, add to the convenience factor for residents prioritising proximity to quality healthcare services.

Investment Profile and Capital Appreciation Potential

Purchasers evaluating Piccadilly Grand should consider the property's strong fundamentals from both owner-occupier and investment perspectives. The North-East Line's strategic importance to Singapore's transport network, combined with the established residential character of the Northumberland Road precinct, has historically supported sustained property value growth. The 2-bedroom configuration represents one of the most liquid and sought-after unit types in the Singapore condominium market, typically demonstrating strong rental demand and reliable capital appreciation.

The asking price of S$1,800,000 positions this property competitively within the Novena-Farrer Park micromarket. Recent comparable transactions in the immediate vicinity suggest the price point reflects fair market value, accounting for the unit's size, condition, and location benefits. For investors considering this acquisition, the rental yield potential remains attractive given the strong tenant demand in locations with excellent MRT connectivity and professional demographic concentration.

Suitability Across Diverse Buyer Profiles

This property demonstrates remarkable flexibility in appealing to various buyer segments. First-time upgraders transitioning from smaller units or transitional housing will appreciate the generous room configuration and established neighbourhood infrastructure. Young families value the proximity to schools, parks, and family-oriented facilities, whilst the dual-bathroom arrangement particularly suits households with multiple occupants. Working professionals benefit from the rapid MRT-based commute to business districts, positioning this home as an ideal residential anchor for career-focused individuals.

High-net-worth individuals seeking a solid portfolio addition will recognise the property's defensive characteristics—strong location fundamentals, excellent public transport access, and the liquidity profile of 2-bedroom units. Investment-focused purchasers evaluating yield potential will find the combination of modest capital outlay and strong rental demand particularly compelling. The property's positioning in an established, family-friendly neighbourhood also appeals to expatriate residents and returning Singaporeans seeking a low-maintenance residential base.

Market Context and Forward Outlook

The residential market in the Novena-Farrer Park corridor continues to demonstrate resilience and growth potential. The North-East Line's capacity and strategic routing position neighbourhoods along its path as long-term beneficiaries of Singapore's continued economic development and urban intensification. Government policy support for public transport-oriented development further enhances the medium to long-term appeal of properties with excellent MRT connectivity.

The established nature of the Northumberland Road neighbourhood, combined with limited greenfield development potential in mature areas, continues to support sustained capital value appreciation. New supply in comparable locations remains constrained, providing existing residents and property owners with significant value retention benefits. For buyers acquiring during the current market cycle, entry into this proven residential corridor represents a strategic capital deployment decision.

Key Takeaways for Prospective Purchasers

Piccadilly Grand offers a well-proportioned, centrally located residence in one of Singapore's most established and well-connected neighbourhoods. The combination of excellent MRT accessibility, mature neighbourhood amenities, and strong market fundamentals makes this property worthy of serious consideration from owner-occupiers and investors alike. The S$1,800,000 asking price reflects fair market value for a 710 square foot, 2-bedroom residence in this sought-after precinct, positioning it competitively against alternative properties with comparable attributes.

Whether prioritising lifestyle convenience, investment potential, or both, prospective purchasers should view this property within the context of its strategic positioning relative to key employment zones, educational institutions, and lifestyle facilities. The 5-minute walk to Farrer Park MRT Station represents a genuine quality-of-life advantage that should not be underestimated, particularly for those valuing time efficiency and transport reliability. For those seeking an established residential address with proven capital appreciation credentials, Piccadilly Grand merits detailed investigation and site inspection.

Frequently Asked Questions

What is the estimated rental yield for Piccadilly Grand if purchased as an investment property?

Based on current market data for 2-bedroom units in the Novena-Farrer Park corridor, a property priced at S$1,800,000 can typically command monthly rents ranging from S$4,200 to S$4,800, depending on unit condition, furnishing standards, and specific floor level. This translates to a gross rental yield of approximately 2.8 to 3.2 percent per annum, which is competitive for prime central locations with excellent transport infrastructure. Investors should note that actual yields vary based on tenant quality, vacancy periods, and maintenance expenditures, with net yields typically 0.4 to 0.6 percent lower than gross figures after accounting for property management fees, maintenance reserves, and annual sinking fund contributions.

How does the S$1.8M price compare to recent per-square-foot transactions in the Northumberland Road area?

Recent comparable transactions for 2-bedroom units in established condominiums near Farrer Park MRT Station have ranged from S$2,350 to S$2,550 per square foot, placing Piccadilly Grand at approximately S$2,535 per square foot—solidly within the current market range for properties of this configuration and location. This valuation reflects the established nature of the neighbourhood, proximity to major transport infrastructure, and the unit's dimension characteristics. Comparable properties with inferior MRT connectivity or less mature neighbourhood amenities typically transact at lower per-square-foot rates, suggesting the asking price represents fair market value for this specific location.

What are the Additional Buyer's Stamp Duty (ABSD) implications if I'm purchasing this as a second property?

For Singapore citizens purchasing a second residential property at S$1,800,000, ABSD is levied at 15 percent, resulting in an ABSD liability of S$270,000, calculated on the purchase price or market value, whichever is higher. Permanent residents face a higher ABSD rate of 25 percent, equating to S$450,000 in this scenario, whilst foreign nationals are subject to 60 percent ABSD (S$1,080,000). Beyond the ABSD calculation, buyers must also budget for Seller's Stamp Duty, legal fees (typically S$800 to S$1,200), and property valuation fees, bringing total acquisition costs to approximately 15 to 16 percent of the purchase price for citizen second-time buyers, or substantially higher for PR and foreign purchasers.

What is the lease decay risk and impact on future resale value for this property?

Assuming Piccadilly Grand operates under a standard 99-year leasehold tenure from its development completion date, the property's lease decay trajectory is an important consideration for long-term value preservation. Properties with declining lease tenure below 70 years typically experience accelerated depreciation, with resale values compressed at an increasing rate as residual tenure approaches 60 years. Most buyers and lenders exhibit heightened reluctance toward properties with remaining leases below 70 years, necessitating significant price reductions to facilitate transactions. For a property currently in its life-cycle phase, buyers should verify the precise lease commencement date and remaining tenure with the developer or conveyancing solicitor, as leasehold decline becomes material approximately 40 to 45 years before expiry.

How does proximity to Farrer Park MRT Station affect property demand and long-term capital appreciation?

Proximity to major MRT stations represents one of the most powerful drivers of residential property demand in Singapore, with properties within a 5-minute walk to stations commanding sustained price premiums averaging 12 to 18 percent above comparable units in less accessible locations. The North-East Line's strategic routing through established neighbourhoods and connection to key employment zones ensures continued high commuter volume, supporting strong rental demand and investor appetite. Government policy increasingly emphasises transit-oriented development, with transport-connected neighbourhoods receiving planning support for intensification, improving future amenity provision and infrastructure investment, thereby underpinning long-term capital appreciation trajectories for Piccadilly Grand relative to more peripheral alternatives.

Is Piccadilly Grand suitable for first-time property buyers?

This property presents a strong option for first-time buyers with adequate financial capacity, particularly those transitioning from rental accommodation or HDB flats seeking their maiden private property acquisition. The 2-bedroom configuration provides flexibility for young couples or small families, whilst the established neighbourhood offers comprehensive amenities and lower lifestyle disruption risk compared to emerging areas. However, prospective first-time buyers should carefully evaluate Total Debt Service Ratio (TDSR) implications, as the S$1,800,000 price point typically requires monthly mortgage commitments of approximately S$7,000 to S$8,000 at current interest rates, necessitating household gross monthly income of at least S$21,000 to S$24,000 to remain comfortably within lending guidelines that restrict debt servicing to 60 percent of gross income.

What are the TDSR and financing implications for buyers at this S$1.8M price point?

At S$1,800,000, assuming a 70 percent loan-to-value ratio, buyers typically finance approximately S$1,260,000 through mortgage facilities, with monthly repayments ranging from S$6,800 to S$7,800 depending on interest rate environment and loan tenure (20 to 30 years). The Total Debt Service Ratio constraint restricts banks from approving mortgages where combined monthly debt obligations exceed 60 percent of gross household income, necessitating demonstrated monthly household income of at least S$21,000 to comfortably meet standard lending criteria. Buyers with existing obligations—car loans, credit facilities, or personal loans—face proportionally reduced borrowing capacity, potentially requiring larger cash deposits or property price negotiation to remain within sustainable financing parameters.

How does Piccadilly Grand compare to competing developments in the Novena-Farrer Park micromarket?

The Novena-Farrer Park corridor hosts several competing condominium developments including Ardmore Residence, Gleneagles Healthcare Tower, and The Pinnacle@Duxton vicinity alternatives, with comparable 2-bedroom units typically ranging from S$1,650,000 to S$1,950,000 depending on building age, unit condition, and specific amenity provision. Newer developments generally command price premiums of 8 to 15 percent relative to older buildings, reflecting enhanced design specifications and modern facilities, whilst older properties like those in the immediate vicinity typically offer better per-square-foot value. Piccadilly Grand's competitive positioning depends upon its specific development vintage, refurbishment status, and amenity suite—factors that should be evaluated through detailed site inspection and direct comparison against available alternatives before final purchase commitment.

Which unit stack or floor level offers the best value proposition in Piccadilly Grand?

Within mid-tier residential developments, units on mid-to-upper floors (typically levels 10 to 20) command price premiums of 5 to 12 percent relative to lower floors, reflecting enhanced views, reduced ambient noise, and diminished traffic-related vibration. However, ground and lower-floor units often represent superior value propositions from an investment yield perspective, frequently attracting tenants seeking ground-level convenience and commanding marginally higher rental yields despite lower capital values. Units positioned centrally within the building footprint, with northern or eastern exposure and minimal direct street-front adjacency, typically deliver optimal balances of capital retention, rental demand, and long-term appreciation relative to corner units or those with significant sun exposure that may incur higher cooling costs over property tenure.

What is the future supply pipeline for residential developments in this district, and how might it affect property values?

The Novena-Farrer Park district is substantially built-out, with limited remaining private residential development sites available for new condominium construction, suggesting the supply pipeline remains constrained for the medium term. Government URA land releases occasionally include sites in the broader Central Area, but greenfield residential development in mature precincts like Northumberland Road is unlikely, providing existing residents with significant structural headwinds protection against oversupply-driven value deterioration. Demographic trends supporting strong private residential demand, combined with limited supply capacity and government preference for public transport-oriented intensification, suggest sustained capital appreciation prospects for established properties like Piccadilly Grand, particularly as competing neighbourhoods absorb new supply that would otherwise redirect demand toward this corridor.

Piccadilly Grand 2-Bed Condo, S$1.8M, Farrer Park MRT