Type

Units

Min Area

Price Range

3 BR

1324 sqft

S$2.4M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$480K on this acquisition.

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The Stellar: A Contemporary Residential Landmark on West Coast Road

The Stellar represents a sophisticated addition to Singapore's residential landscape, situated along West Coast Road in one of the island's most established and sought-after neighbourhoods. This condominium development embodies modern architectural principles married with thoughtful amenity planning, designed to appeal to owner-occupiers and investors seeking premium residential exposure in a mature, well-connected location.

Positioned strategically within the West Coast corridor, The Stellar benefits from decades of urban infrastructure development and community maturity. The immediate surroundings feature an eclectic mix of established residential enclaves, complemented by local shopping centres, dining venues, and educational facilities that have evolved organically to serve the district's affluent resident base. This maturity translates into reliable rental demand, stable property values, and a cosmopolitan character attractive to both Singaporean and expatriate households.

Layout and Interior Specifications

The development offers thoughtfully proportioned units, including three-bedroom configurations spanning approximately 1,324 square feet and featuring three bathrooms. This generous allocation of space reflects contemporary preferences for flexibility, allowing residents to accommodate home offices, guest suites, or leisure zones without compromise. The unit mix within The Stellar is designed to maximise usable living areas whilst maintaining efficient architectural layouts that enhance natural ventilation and light penetration throughout the day.

Internal finishes adhere to modern condominium standards, with neutral colour palettes, high-quality fittings, and practical material choices that appeal to discerning buyers. The three-bathroom configuration provides genuine convenience for multi-generational households or those prioritising personal comfort and privacy within the residential footprint.

Amenity and Facilities Portfolio

Beyond individual units, The Stellar incorporates a curated selection of communal facilities designed to foster resident well-being and social cohesion. Developments at this price point and location typically feature landscaped gardens, swimming facilities, fitness centres, and social spaces that encourage active lifestyles and community engagement. These amenities serve dual purposes: enhancing day-to-day quality of life for residents and strengthening the property's appeal to prospective tenants during the investment phase.

The thoughtful integration of recreational and wellness facilities reflects evolving resident expectations post-pandemic, where work-from-home flexibility and immediate access to leisure options have become material factors in housing decisions.

Market Position and Pricing Dynamics

The Stellar's pricing structure, commencing from S$2.4 million, positions the development within the upper-middle segment of Singapore's private housing market. This price point reflects the confluence of several factors: strategic location within an established district, contemporary build quality, generous unit sizes, and the broader appeal of West Coast Road as a residential destination. Properties at this scale and specification typically achieve per-square-foot valuations competitive with comparable developments across the Central and East regions, whilst offering superior connectivity to Jurong employment nodes and port facilities.

For prospective buyers evaluating the development against alternatives, pricing consistency with recent transactions in the immediate vicinity suggests fair market positioning. The three-bedroom template, consistently favoured by upgrading households and growing families, commands reliable demand across both owner-occupied and investment-rental segments.

Investment Potential and Rental Yield Considerations

From an investment perspective, The Stellar offers exposure to a mature residential district with demonstrated rental yield capacity. Properties of comparable specification, size, and location within West Coast typically generate gross annual rental yields in the range of 3% to 4%, reflecting the balance between strong tenant demand and the substantial capital base required for acquisition. The three-bedroom, three-bathroom configuration is particularly attractive to expatriate families and multigenerational households, cohorts that typically demonstrate lower churn rates and willingness to commit to lease terms of two to three years.

Investors should contextualise gross yields within the broader financial picture: maintenance fees, property tax, and potential vacancy periods all compress net returns. However, the district's established character, expatriate concentration, and proximity to quality schools support rental resilience across market cycles. Historical trends suggest that similar properties in the West Coast precinct have maintained occupancy rates exceeding 90%, a testament to the area's desirability and scarcity of comparable rental inventory.

Connectivity and Transport Infrastructure

Accessibility defines much of The Stellar's appeal to both residents and future tenants. West Coast Road functions as a primary arterial route, providing seamless access to major expressways including the Pan-Island Expressway (PIE) and Ayer Rajah Expressway (AYE). For commuters bound for the Central Business District or eastern regions, journey times remain reasonable; the direct PIE connection enables efficient transit during off-peak periods.

Whilst the immediate vicinity may not be proximate to a major MRT interchange, the broader West Coast locale benefits from the Circle Line's presence across wider Bukit Merah, and the forthcoming Cross Island Line will further enhance connectivity across the western corridor. These infrastructural enhancements typically accelerate capital appreciation in surrounding residential precincts, particularly for properties positioned as strategically as The Stellar. The development's maturity means residents already benefit from established bus routes, allowing car-free commuting for many household members.

Capital Appreciation and Long-Term Value Drivers

Leasehold residential properties in Singapore's established districts, particularly those occupying premium locations with modern specifications, have historically demonstrated resilience in capital appreciation despite the inevitable lease decay phenomenon. The Stellar's positioning in a high-demand residential pocket, combined with limited new supply in the immediate precinct, supports the preservation of capital values across medium-term horizons.

For purchasers concerned about lease decay, the development's starting point (presumably well above 90 years, typical for recently completed projects) ensures that resale value depreciation remains gradual and manageable during conventional ownership periods of seven to ten years. Subsequent holders should factor in the compounding impact of lease reduction as properties approach the 80-year threshold, at which point some institutional buyers retreat. Strategic marketing and renovation during years five to seven of ownership can crystallise gains before lease-driven perceptions begin to weigh on valuation.

Buyer Profile Suitability

The Stellar attracts a heterogeneous buyer base. High-net-worth individuals upgrading from smaller urban flats find the generous proportions and comprehensive amenity suite appealing, particularly when contrasted with CBD-fringe alternatives. Young families anticipating school-age children appreciate the established educational infrastructure across West Coast and the neighbourhood's reputation for safety and community cohesion.

First-time buyers with sufficient capital reserves may find entry-level units within the development's range feasible, particularly if supported by co-investors or gifted funds. However, the majority of acquisitions at this specification are driven by upgrading households with substantial equity from prior property sales, or investors seeking portfolio diversification with proven rental traction.

Financing and Debt-Servicing Considerations

At the S$2.4 million entry point, Total Debt Service Ratio (TDSR) becomes a meaningful constraint for owner-occupiers reliant on bank financing. Using a conventional maximum TDSR of 60%, a household would require annual income of approximately S$240,000 to service a modest loan against an S$2 million purchase (after down payment), assuming prevailing mortgage rates around 4% to 4.5% and an 8-year amortisation period. Most successful buyers at this price point are either cash-flush or sufficiently leveraged through prior property ownership that loan-to-value ratios remain within prudent banking parameters.

Investors purchasing The Stellar as a rental asset may encounter tighter lending criteria, with some banks capping loan-to-value ratios at 60% to 70% for investment properties, and requiring proof of consistent rental income history or alternative primary income documentation.

Stamp Duty and Tax Implications

Singapore citizens acquiring The Stellar as a second residential property will face Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% applied to the purchase price. This represents a material uplift to total acquisition costs: a S$2.4 million purchase incurs approximately S$480,000 in ABSD alone, elevating total cost of entry (inclusive of conveyancing and legal fees) to approximately S$500,000. Prospective investors must embed ABSD within their IRR calculations; the additional capital requirement materially extends payback periods in lower-yielding precincts.

First-time buyers and those acquiring their first residential property are exempt from ABSD, making entry costs substantially more attractive for this cohort. Permanent Residents face ABSD rates of 5% and 10% on second and subsequent properties, further narrowing the investor base to Singaporean citizens with sufficient capital reserves to absorb the 20% duty.

Comparative Market Position

The Stellar's competitive positioning within the West Coast precinct reflects balanced positioning against peer developments. Recent transactions for comparable three-bedroom properties in adjacent precincts (Bukit Merah, Clementi, Pasir Ris for comparison) have achieved per-square-foot rates ranging from S$1,800 to S$2,100, suggesting The Stellar's implied per-square-foot valuation sits within the competitive range for recently completed or newly launched residential stock. Buyers evaluating alternatives should weigh this development's newness, amenity breadth, and location cachet against established stock, where price discounts may reflect lease decay or ageing finishes.

Future District Dynamics and Supply Pipeline

The West Coast planning area is predominantly built-out, with limited land availability for large-scale residential redevelopment. This supply scarcity, combined with demographic trends favouring suburban family-oriented living, positions existing developments like The Stellar advantageously against longer-term demand growth. The forthcoming Cross Island Line, connecting Pasir Ris to Bukit Batok via West Coast, will likely catalyse appreciation in nearby precincts as commute times to the CBD compress and accessibility to emerging regional hubs improves.

Within the immediate West Coast neighbourhood, new residential supply remains constrained, supporting rental resilience and capital value preservation for existing quality stock. Buyers prioritising long-term capital appreciation should view this supply-demand imbalance favourably, particularly if purchased with a seven-plus year holding horizon that allows infrastructural improvements to crystallise tangible valuation benefits.

Frequently Asked Questions

What is the estimated gross rental yield for The Stellar, and how does it compare to other West Coast developments?

Properties of The Stellar's specification typically generate gross annual rental yields between 3% and 4% based on comparable West Coast transactions and current market rents for three-bedroom units. The expatriate-dominated rental market in this precinct supports relatively stable tenant demand, with occupancy rates regularly exceeding 90%. Investors should factor in maintenance fees (typically S$400–500 per month across similar developments), property tax, and potential vacancy periods, which collectively compress net yields to approximately 2–2.5% after all outgoings are deducted from gross rental income.

How do recent per-square-foot transactions in West Coast compare to The Stellar's implied pricing?

Recent transactions for comparable three-bedroom residential properties across West Coast and adjacent precincts (Clementi, Bukit Merah) have achieved per-square-foot rates ranging from approximately S$1,800 to S$2,100 depending on unit age, amenity breadth, and exact location nuances. The Stellar's pricing from S$2.4 million suggests an implied per-square-foot valuation within the upper quartile of this range, consistent with newly launched developments offering contemporary finishes and comprehensive amenity portfolios. This positioning reflects fair market value for freshly completed stock with full MRT connectivity potential over the next five years as the Cross Island Line progresses.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore citizens acquiring The Stellar as a second residential property?

Singapore citizens purchasing The Stellar as a second residential property face ABSD at the current rate of 20% applied to the purchase price. A S$2.4 million acquisition incurs approximately S$480,000 in ABSD, elevating total acquisition costs (including legal and conveyancing fees) to roughly S$500,000 before mortgage drawdown. This represents a material uplift to entry costs and significantly extends payback periods for investment purchases; investors must incorporate ABSD within internal rate of return (IRR) calculations when evaluating the property's long-term financial appeal. First-time buyers are exempt from ABSD entirely, making The Stellar substantially more attractive on a cash-flow basis for owner-occupiers acquiring their inaugural residential property.

What is the lease decay risk for The Stellar, and how might it impact resale value over a ten-year ownership period?

As a newly completed or recently launched development, The Stellar almost certainly features a lease commencement well above 90 years, typically positioning leasehold properties with 97–99 years of remaining tenure at point of sale. Over a conventional ten-year ownership period, lease decay (the gradual reduction in remaining years) will compress valuation by approximately 5–10%, or roughly S$120,000–240,000 on an initial S$2.4 million purchase. However, this decay is manageable within medium-term ownership horizons; properties approaching the 80-year threshold face more pronounced valuation impacts as institutional buyers retreat. Owners strategically upgrading or relocating within years seven to ten can typically capture most initial appreciation before lease-driven concerns become material, particularly if the property has been maintained to contemporary standards.

How will the forthcoming Cross Island Line impact capital appreciation and long-term demand for The Stellar?

The forthcoming Cross Island Line (expected completion mid-to-late 2030s) will materially enhance connectivity across the West Coast corridor, reducing commute times to the CBD and emerging regional employment nodes. Properties like The Stellar, positioned within two to three kilometres of anticipated station locations, typically experience acceleration in capital appreciation as the project's completion date approaches and commuter convenience calculus shifts favourably. Historical precedent suggests that residential developments benefit from a 15–25% appreciation uplift in the two-to-three years preceding major MRT station openings, as investor and owner-occupier demand consolidates around newly accessible precincts. This infrastructural enhancement, combined with the scarcity of new residential supply across West Coast, supports a constructive long-term outlook for capital values.

Is The Stellar more suited to owner-occupiers, upgraders, or portfolio investors, and why?

The Stellar appeals across multiple buyer profiles but possesses particular strengths for upgrading households and owner-occupiers with sufficient capital reserves. Families expanding beyond one-bedroom city apartments find the three-bedroom, three-bathroom configuration and established neighbourhood amenities (schools, shopping, community facilities) genuinely compelling. High-net-worth upgraders from smaller properties benefit from the development's contemporary design and location cachet. Portfolio investors may find The Stellar less attractive at current pricing unless they possess substantial capital and can absorb the 20% ABSD burden; the 3–4% gross yield translates to approximately 2–2.5% net returns after all outgoings, which favours property appreciation narratives over income generation. First-time buyers with gifted funds or co-investor support may access entry-level units, though TDSR constraints typically exclude single-income households below approximately S$240,000 annual earnings from conventional financing.

What are the TDSR implications for buyers financing a S$2.4 million purchase at The Stellar?

At a S$2.4 million purchase price with typical 20% down payment (S$480,000), a buyer financing S$1.92 million across an eight-year amortisation period at 4.25% mortgage rates incurs annual debt servicing costs of approximately S$311,000. Using the standard maximum TDSR of 60%, a household requires annual income of roughly S$518,000 to comfortably service this obligation alongside existing debts. In practical terms, successful buyers at this price point are predominantly owner-occupiers with substantial co-income sources, mature professionals, or households with secondary property equity. Investment purchasers face tighter lending criteria, with many banks capping loan-to-value ratios at 60–70% for investment properties and requiring higher income documentation thresholds, effectively restricting the investor cohort to high-net-worth individuals.

How does The Stellar compare to nearby competing developments in terms of value proposition?

The Stellar competes primarily against established developments in adjacent precincts (Bukit Merah, Clementi, and approaching Pasir Ris) and operates within a supply-constrained market that advantages newer, fully completed stock with modern finishes. Comparable developments in the West Coast corridor have achieved broadly similar per-square-foot valuations (S$1,800–S$2,100) but may offer varied amenity configurations, building age profiles, or lease tenure positions. The Stellar's competitive advantage rests upon newness (contemporary finishes requiring minimal capital expenditure for new owners), comprehensive amenity planning typical of modern launches, and strategic positioning before the Cross Island Line completion materialises. Prospective buyers should weigh The Stellar's premium positioning for recent completion against discounted stock from established developments, where lease decay or deferred maintenance may reduce acquisition costs but increase long-term improvement spending.

What unit stack or floor level within The Stellar typically offers optimal value relative to market pricing?

Within residential condominium developments, mid-floor units (floors five to fifteen in conventional layouts) typically achieve the most balanced value proposition, avoiding the premium commanded by high-floor units (views, privacy, air circulation) whilst exceeding the slight discount applied to lower floors (noise, ground-level privacy considerations). Within The Stellar, mid-level three-bedroom units should theoretically offer the best price-to-utility ratio, particularly if positioned away from common area adjacencies. Corner units across any floor level typically trade at modest premiums (5–8%) due to enhanced natural light, cross-ventilation, and privacy from dual-aspect exposures. Investors should avoid over-specifying floor level unless strong tenant demand in the immediate precinct demonstrates measurable rental uplift for premium positions; value-conscious owner-occupiers may extract superior asset value by selecting well-located mid-level units and allocating capital towards interior upgrades instead.

What does the future supply pipeline look like for The Stellar's precinct, and how will it affect long-term demand?

The West Coast planning area is substantially built-out, with minimal remaining land suitable for large-scale residential redevelopment. Government Land Sales (GLS) exercises over the past five years have yielded limited residential parcels in this vicinity, reflecting land scarcity and policy focus on higher-density transit-oriented development in emerging growth precincts. This constrained supply backdrop is highly favourable to existing quality residential stock like The Stellar, as incremental demand from population growth and upgrading household formation cannot be satisfied through substantial new development. The forthcoming Cross Island Line, whilst not introducing new substantial residential supply, will likely trigger some redevelopment conversations for older, underutilised properties on secondary sites; however, these projects typically require five-to-eight-year lead times, offering no material near-term competitive threat. Buyers of The Stellar can reasonably anticipate sustained rental demand and capital value preservation driven by supply scarcity and infrastructural enhancement, particularly across the seven-to-ten-year ownership horizons that dominate owner-occupier holding periods.

[For Sale] The Stellar — From S$2.4M