Type

Units

Min Area

Price Range

2 BR

786 sqft

S$2.6M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2.6M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price — approximately S$516K on this acquisition.
Located 13 min (1.07 km) from TE11 Stevens MRT Station.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

Perfect Ten: A Distinguished Condominium Residence on Bukit Timah Road

Perfect Ten stands as a contemporary residential development situated at 323 Bukit Timah Road, one of Singapore's most coveted addresses. The project occupies a location that seamlessly blends the prestige of an established neighbourhood with the practical advantages of proximity to major transport infrastructure. This positioning makes it an increasingly attractive proposition for both homeowners seeking their next residence and investors evaluating opportunities in the central region.

The development presents a thoughtfully curated selection of units, ranging from compact two-bedroom configurations to larger layouts, each designed to maximise the utility and comfort of its inhabitants. The built environment reflects a commitment to modern living standards, with finishes and spatial planning that appeal to contemporary sensibilities. Units at Perfect Ten offer floor areas spanning approximately 786 square feet for two-bedroom, two-bathroom configurations, though the project encompasses a variety of formats to suit different household compositions and lifestyle preferences.

Strategic Location and Transport Connectivity

Bukit Timah Road is not merely an address—it represents a carefully selected corridor within Singapore's residential landscape. Perfect Ten's location at this juncture positions residents just 1.07 kilometres from Stevens MRT Station on the Thomson-East Coast Line, making the development comfortably accessible within a thirteen-minute walk. This proximity to TE11 Stevens has emerged as a significant driver of sustained demand in the micro-location, particularly as the Thomson-East Coast Line has matured and become integral to the daily commute patterns of working professionals and families alike.

The neighbourhood itself carries considerable historical pedigree. Bukit Timah is synonymous with established residential excellence, hosting mature landed estates, verdant communal spaces, and a stable community fabric. This character, combined with improved connectivity to the central business district and other strategic nodes across the island, has consistently attracted upgrades from long-term residents and capital inflow from international buyers seeking stability in a premier location.

Market Positioning and Investment Merit

Properties at Perfect Ten occupy a valuation band that reflects both the inherent quality of the development and the fundamental strength of the Bukit Timah micro-market. Units are priced from S$2.58 million, positioning the development within the upper-middle segment of Singapore's private residential market. This price point demands careful consideration of financing implications, tax obligations, and long-term wealth accumulation potential.

For investors evaluating Perfect Ten as a rental asset, the district's historical rental performance merits serious attention. The combination of corporate expatriates, established professionals, and international families seeking premium residential environments has sustained rental demand in Bukit Timah for decades. Rental yields on comparable properties in the neighbourhood have historically ranged between 2.5 and 3.5 per cent annually, though individual unit performance varies significantly depending on configuration, floor level, and orientation. The proximity to Stevens MRT Station has become increasingly relevant to tenant decision-making, as the line's expansion has improved accessibility to both the central business district and emerging employment hubs along the corridor.

Capital Appreciation and Market Fundamentals

The long-term capital appreciation trajectory of Bukit Timah residences reflects the district's status as a flight-to-quality destination within Singapore's residential market. Over the past two decades, properties in this area have demonstrated resilience during market downturns and meaningful appreciation during growth cycles. This stability partly reflects constrained supply—new residential launches in the Bukit Timah area remain limited, supporting undersupply dynamics that typically favour existing asset values.

Government land-use planning has consolidated Bukit Timah's residential character, minimising the risk of disruptive zoning changes that could alter neighbourhood dynamics. Continued infrastructure investment, including the completion of the Thomson-East Coast Line and ongoing improvements to secondary transport networks, has further underpinned demand and supported property values across the micro-location.

Design and Amenities Framework

Perfect Ten reflects contemporary architectural thinking applied to Singapore's residential context. The development encompasses a range of unit configurations, each optimised for practical living and aesthetic appeal. Common facilities typically include secure entry systems, landscaped communal areas, and ancillary services that enhance the living experience without introducing unnecessary complexity to property management.

The broader neighbourhood offers mature infrastructure, including established shopping precincts, dining venues, and cultural amenities that serve the residential population. This ecosystem maturity is particularly valuable for owner-occupiers and families, who benefit from walkable access to daily necessities and leisure facilities.

Financial Considerations for Prospective Buyers

Purchasers evaluating Perfect Ten should account for multiple financial dimensions beyond the headline purchase price. Buyers acquiring a second residential property as Singapore Citizens face Additional Buyer's Stamp Duty at the current rate of 20 per cent, materially increasing the total acquisition cost. A property priced at S$2.58 million would incur ABSD of approximately S$516,000, bringing total stamp duty liability to around S$697,000 when combined with buyer's stamp duty at standard rates.

Financing such acquisitions typically requires demonstrating adequate Total Debt Servicing Ratio (TDSR) headroom. Assuming a 70 per cent loan-to-value ratio on a S$2.58 million property, the loan amount would approximate S$1.81 million. At current mortgage rates of approximately 3.5 per cent, monthly servicing costs would reach approximately S$8,100. Buyers must verify that their household income comfortably accommodates this obligation whilst maintaining prudent financial flexibility for other commitments and life contingencies.

Suitability Across Buyer Profiles

Perfect Ten appeals to distinct buyer cohorts for different reasons. High-net-worth individuals and families upgrading from smaller urban units often view Bukit Timah properties as the final move in their residential trajectory—a consolidation of wealth and lifestyle aspirations in a locale that rarely requires further relocation. The combination of space, established neighbourhood amenities, and investment-grade positioning aligns closely with this profile's objectives.

First-time private residential buyers with substantial savings or substantial incomes may view Perfect Ten as an entry point into the premium market, though the ABSD complications and absolute price point necessitate careful financial planning. Investors, particularly those targeting long-term rental income and capital preservation, find merit in the neighbourhood's rental demand and limited new supply.

International buyers, where eligible under current regulations, often favour Bukit Timah for its cultural maturity, established expatriate communities, and accessibility to both Singapore's central business district and regional transport hubs.

Comparative Market Context and Competitive Landscape

The Bukit Timah residential market encompasses several competing developments at varying price points and specifications. Properties in the immediate vicinity range from newer launches targeting the mass-affluent segment to established developments commanding premium valuations based on tenure and location prestige. Price per square foot for comparable two-bedroom units in the area typically ranges from S$3,200 to S$4,100 per square foot, reflecting variation in finish quality, amenities comprehensiveness, and specific site positioning.

Perfect Ten's positioning within this spectrum reflects its architectural quality and the inherent strength of its street address. Buyers evaluating the development should contextualise its asking prices against recent transaction evidence for comparable units in the vicinity, accounting for differences in gross floor area, renovation status, and floor level.

Future Market Supply and District Dynamics

The Bukit Timah planning area has limited forthcoming residential supply in the pipeline. Government land-use frameworks emphasise conservation of existing character and measured development, implying that new condominium launches will remain sporadic and limited in quantum. This constrained supply trajectory supports long-term demand fundamentals and suggests continued relevance for established developments like Perfect Ten within the investment landscape.

The Thomson-East Coast Line's maturation continues to enhance the neighbourhood's attractiveness to transport-conscious buyers and tenants alike. As the line's integration into the broader transport network deepens and additional commercial nodes along the corridor activate, demand for residences in proximate locations such as Bukit Timah is likely to remain robust.

Leasehold Considerations and Long-Term Value Preservation

As a leasehold property, units at Perfect Ten will experience gradual lease decay over time—a factor that becomes increasingly material as the lease approaches lower tenure bands. Whilst leasehold depreciation affects many Singapore condominiums, properties in high-demand locations like Bukit Timah historically recover well during upturn cycles. Nonetheless, buyers should factor this dynamic into their long-term valuation assumptions and consider whether the property's position and rental appeal will sustain value as lease tenure shortens.

Perfect Ten represents a compelling option within Singapore's premium residential market, combining location prestige, contemporary design, and investment merit in a development that reflects the enduring appeal of the Bukit Timah micro-location.

Frequently Asked Questions

What estimated rental yield might an investor expect when purchasing a unit at Perfect Ten as an income-generating asset?

Rental yields on comparable properties in the Bukit Timah area have historically ranged between 2.5 and 3.5 per cent annually, though individual outcomes depend substantially on unit configuration, floor level, aspect, and tenant demographic appeal. A S$2.58 million purchase generating 2.8 per cent gross rental yield would produce approximately S$72,240 in annual gross rent, before deducting outgoings, maintenance, and vacancy allowances. The proximity of Perfect Ten to Stevens MRT Station on the Thomson-East Coast Line has become an increasingly material rental attractor, particularly for working professionals and expatriates who value transport convenience. However, investors must account for ABSD at 20 per cent on acquisition, reducing effective yield in the early holding period, and should stress-test assumptions against recent comparable rental transactions in the immediate vicinity to ensure projections reflect current market conditions rather than historical averages.

How does Perfect Ten's pricing compare to recent price-per-square-foot transactions for comparable units in the Bukit Timah area?

Current market evidence suggests that two-bedroom, two-bathroom units in Bukit Timah neighbourhood typically transact between S$3,200 and S$4,100 per square foot, depending on finish quality, amenities extent, and building tenure. Perfect Ten's pricing reflects this range, and buyers should validate whether the headline acquisition cost aligns favourably with recent comparable sales by obtaining transaction reports from the Urban Redevelopment Authority or engaging licensed property valuers. Variance in price per square foot often reflects non-obvious factors such as unit orientation, communal facilities quality, management stability, and lease remaining—all of which merit careful assessment during due diligence. A unit priced at S$2.58 million with an area of 786 square feet implies a price per square foot of approximately S$3,281, positioning it competitively within the recent transaction range if finishes and amenities align with recent comparables.

What is the Additional Buyer's Stamp Duty (ABSD) liability for a Singapore Citizen purchasing a second residential property at Perfect Ten?

Singapore Citizens acquiring a second residential property are currently subject to ABSD at the rate of 20 per cent, calculated on the property's acquisition value. For a purchase at S$2.58 million, this ABSD liability totals approximately S$516,000. Combined with standard buyer's stamp duty at progressive rates (ranging from 1 to 4 per cent depending on value band), total stamp duty obligations would reach approximately S$697,000 for this property. This material cost must be factored into the total acquisition expense and financing requirement, and significantly impacts the effective entry cost and early-period cashflow returns, particularly relevant for investors. Buyers should factor ABSD into their financial modelling and consult tax advisors regarding any potential exemptions or deferral mechanisms that may apply to their specific circumstances, though such scenarios are typically limited.

What lease decay and resale value implications should prospective buyers understand for a leasehold property at Perfect Ten?

As a leasehold condominium, units at Perfect Ten will experience gradual erosion of residual lease tenure over time—a dynamic that historically becomes material to valuation and mortageability once a property falls below 80 years of remaining lease. Singapore financial institutions typically impose lending caps for leasehold properties as residual tenure shortens, potentially constraining the pool of eligible buyers and reducing realisation value as lease approaches shorter tenure bands. However, properties in premier locations like Bukit Timah have demonstrated considerable resilience during market upturns, with strong capital growth offsetting lease decay in many instances over medium-term holding periods. The fundamental strength of the neighbourhood's demand profile, constrained new supply, and improving transport connectivity provide structural support for long-term value retention, though buyers should deliberately factor lease depreciation into their assumed returns and plan for eventual lease extension costs if extending tenure becomes necessary for mortageability in later years.

How does proximity to Stevens MRT Station influence demand, capital appreciation, and tenant appeal for Perfect Ten properties?

Stevens MRT Station (TE11 on the Thomson-East Coast Line) sits just 1.07 kilometres from Perfect Ten, approximately a thirteen-minute walk, positioning the development within the immediate catchment of a major transport node. The TEC Line's integration into Singapore's broader transport network has progressively enhanced accessibility to central business districts, Changi Airport, and emerging employment clusters, making this micro-location increasingly attractive to mobile professionals and families prioritising transport convenience. Rental demand from tenants valuing commute efficiency has measurably strengthened since the line's activation, supporting steady gross rental growth in the neighbourhood. From a capital appreciation perspective, properties in TEC Line catchments have demonstrated resilience and outperformance relative to less connected areas, reflecting structural demand drivers. The MRT proximity also appeals to owner-occupiers undertaking lifestyle assessments, as walking access to transport reduces vehicle dependency and supports longer-term neighbourhood sustainability. Future intensification of commercial and mixed-use development along the TEC corridor may further enhance values, though such benefits typically accrue gradually over five to ten-year timeframes.

What buyer profiles is Perfect Ten most suited to, and why might each profile find merit in this development?

High-net-worth upgraders typically view Bukit Timah properties like Perfect Ten as investment-grade residences representing their final, consolidating move within Singapore's property landscape—reflecting wealth status and lifestyle maturity whilst offering genuine rental income potential if circumstances require. First-time buyers with substantial incomes or accumulated savings may use Perfect Ten as an entry point into the premium market, though must carefully navigate ABSD complexity and ensure TDSR headroom before committing. Established investors view the neighbourhood's constrained supply pipeline, historical rental demand strength, and location prestige as supporting long-term income stability and capital preservation, making it an attractive core-market holding. International buyers, where eligible under current regulations, often prioritise Bukit Timah for its expatriate communities, mature amenities, and accessibility to regional business nodes. Each profile's suitability ultimately depends on individual financial capacity, investment objective, and lifestyle alignment with an established, relatively mature neighbourhood rather than a dynamic precinct undergoing transformation.

What TDSR and financing headroom considerations should buyers understand when evaluating a Perfect Ten purchase at prevailing mortgage rates?

Assuming current mortgage rates of approximately 3.5 per cent and a typical 70 per cent loan-to-value financing on a S$2.58 million purchase, the loan amount would approximate S$1.81 million, generating monthly servicing costs of approximately S$8,100 over a twenty-five-year amortisation period. Mortgage lenders typically require households to maintain a Total Debt Servicing Ratio not exceeding 60 per cent, implying that monthly household income must exceed approximately S$13,500 to comfortably service this obligation whilst maintaining headroom for other debts and living expenses. This threshold effectively requires household income of at least S$162,000 annually to safely accommodate the mortgage, and higher income levels provide prudent margin for rate rises or employment disruption. Buyers should stress-test their financing assumptions against potential mortgage rate increases (rates could reasonably rise to 4.0 to 4.5 per cent over a property-holding cycle) and factor ABSD and legal costs into total acquisition capital requirements. Professional mortgage brokers can provide detailed serviceability assessments and identify optimal financing structures for individual circumstances.

How does Perfect Ten compare to nearby competing residential developments in terms of positioning, pricing, and buyer appeal?

The Bukit Timah residential market encompasses several competing developments spanning different price points, building ages, and amenities profiles. Newer launches targeting the mass-affluent segment may offer contemporary finishes and comprehensive facilities but typically occupy slightly more peripheral micro-locations, resulting in lower per-square-foot pricing. Established developments commanding premium valuations often reflect tenure prestige and proven track records of capital preservation, though may lack some contemporary amenities appeal. Perfect Ten's positioning at 323 Bukit Timah Road reflects the inherent appeal of this particular street address, which commands perceptual premium relative to adjacent side roads due to historical associations with residential excellence. Buyers evaluating Perfect Ten should undertake comparative site visits and price-per-square-foot analysis against recent transactions in nearby developments, accounting for non-obvious factors such as building management quality, maintenance reserve funds adequacy, and community sentiment. The specific development's identity and reputation within the local market can materially influence both rental appeal and long-term capital appreciation, making local competitive context important to due diligence.

Are there particular unit stacks, floor levels, or configurations within Perfect Ten that offer superior value or investment positioning?

Unit positioning within Perfect Ten influences value across multiple dimensions. Lower floors typically command modest price discounts relative to higher levels, reflecting buyer preferences for elevated vistas and reduced noise from street traffic, though these discounts often represent false economy for investors focused purely on rental yield, as tenant demand remains robust across all levels. Corner units and end units within stacks typically command premiums due to superior natural light and cross-ventilation, supporting both owner-occupier appeal and rental marketability, though these premiums are usually justified economically. Mid-to-upper-level units (typically floors eight through twenty) represent the optimal compromise between absolute pricing and psychological premium, often delivering superior capital appreciation relative to ground or very high floors. Two-bedroom configurations at Perfect Ten likely appeal more broadly to both owner-occupiers and rental tenants relative to larger units, supporting stronger demand and liquidity. Buyers should examine floor plans, aspect orientation, and recent unit-level transaction data within the development to identify configurations offering superior value relative to broader market comparables, with particular attention to ventilation, daylight access, and potential noise exposure from nearby transport corridors.

What does the future supply pipeline in the Bukit Timah and surrounding district suggest about long-term capital appreciation potential for Perfect Ten properties?

Urban Redevelopment Authority planning frameworks for the Bukit Timah area emphasise preservation of residential character and graduated development rather than intensive densification, resulting in a constrained pipeline of new residential supply over the medium-term outlook. Government land acquisition and release cycles suggest that meaningful new launches will remain sporadic and limited in quantum, supportive of undersupply dynamics that favour existing asset values. No major residential sites in immediate proximity to Perfect Ten are currently designated for imminent development, reducing competitive pressure from new supply that could moderate pricing growth in the neighbourhood. The Thomson-East Coast Line's maturation and ongoing municipal infrastructure investments suggest continued demand resilience from mobile professionals and families prioritising connectivity and established neighbourhood maturity. However, broader macroeconomic factors—including mortgage rate movements, employment dynamics, and capital flows to competing Asian property markets—remain material to long-term capital appreciation, and buyers should model scenarios encompassing both optimistic and conservative valuation assumptions. The constrained supply position provides structural support for long-term value preservation, though does not guarantee capital growth and should not substitute for diligent financial analysis of individual purchase decisions.

[For Sale] Perfect Ten — From S$2.6M