Type

Units

Min Area

Price Range

10 BR

5335 sqft

S$7M

Property Highlights

Landed development with 1 unit currently available.
Prices currently start from S$7M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1.4M on this acquisition.
Located 8 min (660 m) from CC11 Tai Seng MRT Station.

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Jalan Anggerek D13: A Freehold Corner Terrace Opportunity in Macpherson

Jalan Anggerek D13 represents a distinctive residential offering in one of Singapore's most established residential precincts. Situated along Jalan Anggerek with frontage overlooking the intersection of Macpherson Road and Aljunied Road, this freehold corner terrace presents an exceptional opportunity for buyers seeking premium space, tenure security, and neighbourhood stability in the east-central region.

The development distinguishes itself through a rare combination of freehold ownership and contemporary amenities. Unlike leasehold properties that face gradual lease decay and potential resale friction as the tenure shortens, a freehold corner terrace eliminates these headwinds entirely. Owners enjoy perpetual tenure with no cliff-edge depreciation risk, making this property structure particularly attractive for long-term wealth preservation and multigenerational family ownership.

Space and Built Environment

The interior floor area spans 5,335 square feet, providing generous room for family living or subdivision into premium rental units. The accompanying land parcel covers 3,300 square feet, affording substantial outdoor amenity space that commands considerable value within the urban context of Macpherson. The corner positioning enhances both light penetration and privacy whilst the integrated lift system—a significant convenience feature in a multi-storey residential structure—ensures accessibility for all household members and future-proofs the property against ageing-in-place concerns.

A private swimming pool remains a rare luxury in Singapore's landed residential market, particularly in central locations. This amenity elevates lifestyle appeal and distinguishes the property within its peer group, supporting both owner enjoyment and investment desirability should the property ever be marketed for rental or resale.

Location and Connectivity

Proximity to Tai Seng MRT Station (CC11) stands as a significant locational advantage. At approximately 8 minutes' walking distance—roughly 660 metres—the property sits within the highly desirable 10-minute MRT radius that influences capital appreciation and rental demand across Singapore's property market. This catchment position facilitates convenient commuting to the Central Business District via the Circle Line, whilst also connecting seamlessly to interchange hubs at Dhoby Ghaut and Bartley.

The Macpherson precinct itself represents a mature, well-established neighbourhood with stable property values. The locality has attracted professional families, upgraders, and established business owners over several decades, creating a residential demographic that tends to support consistent demand and pricing resilience. The proximity to schools, medical facilities, and neighbourhood shopping at The Verge and nearby retail nodes reinforces the area's appeal to quality-conscious buyers.

Investment and Ownership Profile

Buyers evaluating Jalan Anggerek D13 typically fall into several categories. High-net-worth individuals seeking absolute tenure security and prime landed real estate view freehold properties as definitive stores of wealth. Upgraders moving from smaller leasehold flats or apartments value the lifestyle step-change represented by a substantial terrace with private outdoor space. Investors seeking long-term rental income streams recognise that premium freehold terraces in central-east locations command stable tenant demand from expatriates and affluent local families willing to pay premiums for security of tenure and exclusive amenities.

First-time landed property buyers, whilst less commonly represented at this price point, may also view such properties as portfolio foundations, particularly if they possess sufficient capital and wish to bypass HDB and apartment ownership stages entirely.

Financing and Acquisition Considerations

Prospective Singapore Citizens acquiring Jalan Anggerek D13 as a second residential property should factor Additional Buyer's Stamp Duty (ABSD) into their financial planning. The current ABSD rate for a second residential property purchased by a Singapore Citizen stands at 20% of the purchase price, applied atop the standard Stamp Duty rates. This means a buyer should reserve capital not only for the purchase price itself but for this significant tax obligation. For instance, a property valued at S$7 million would attract ABSD of S$1.4 million, materially affecting cash reserves and financing headroom calculations.

From a financing perspective, most Singaporean banks will advance mortgages covering 75-80% of purchase value for freehold landed properties, depending on the borrower's credit profile, age, and income serviceability. The Debt-to-Service Ratio (TDSR) framework typically caps monthly debt servicing at 60% of gross monthly income. Given the property's price point, buyers should model financing scenarios conservatively to ensure comfortable headroom above TDSR thresholds and to maintain liquidity for maintenance and contingencies.

Competitive Positioning

The corner terrace market in Macpherson and surrounding areas (Aljunied, Tai Seng, Paya Lebar) remains relatively constrained, with freehold examples particularly scarce. Most comparable properties in the immediate vicinity carry 99-year leasehold tenure, positioning freehold offerings at a significant premium—typically 15-25% above nearby leasehold comparables, depending on lease decay stage. This tenure premium, whilst substantial, frequently justifies itself through capital preservation and the elimination of future resale friction.

Recent transactions in the Macpherson-Aljunied corridor have seen freehold corner terraces with pool facilities transacting in the region of S$6.8 million to S$7.5 million, depending on land area, built quality, and specific amenity provision. Jalan Anggerek D13 sits comfortably within this range, suggesting competitive positioning against actively marketed peer properties.

Future Supply and Market Dynamics

The Macpherson-Aljunied-Tai Seng precinct falls within Singapore's mature residential zone where new landed developments are exceptionally rare. URA zoning restrictions and the established residential character of the area mean new supply entering the market is minimal, supporting pricing resilience. This supply constraint benefits existing freehold properties by reducing new competition and anchoring demand from buyers unable to source comparable alternatives.

Looking forward, intensification of this area through the proposed Paya Lebar Hub Mixed Development and continued Circle Line demand may drive long-term capital appreciation, particularly for properties positioned within the 10-minute MRT radius as sought after by both upgraders and international buyers seeking Singapore residential exposure.

Conclusion

Jalan Anggerek D13 exemplifies the premium landed residential market in Macpherson, combining freehold tenure security, substantial internal and external space, modern amenities including a lift and pool, and locational convenience near Tai Seng MRT. For buyers prioritising tenure permanence, lifestyle space, and long-term capital stability, freehold corner terraces in established, MRT-adjacent precincts represent compelling value propositions within Singapore's landed property universe. Prospective buyers should engage qualified property advisers and legal counsel to navigate purchase structuring and financing optimisation.

Frequently Asked Questions

What is the estimated rental yield for Jalan Anggerek D13 if purchased as an investment property?

Freehold corner terraces with premium amenities such as private pools and integrated lifts in the Macpherson-Tai Seng corridor typically achieve gross rental yields in the range of 2.5% to 3.5% per annum, depending on tenant profile and lease duration. A property marketed at this price point could reasonably command monthly rent of S$15,000 to S$18,000 from affluent expat families or high-income local tenants seeking exclusive landed accommodation, translating to annual gross yields of 2.6% to 3.1%. Net yields, after accounting for property tax, maintenance, insurance, and agent commissions, typically compress to 1.8% to 2.4%, reflecting the property's status as a premium asset class where capital appreciation historically outweighs cash return generation. Investors should model rental scenarios conservatively and factor in periodic vacancy periods, as ultra-premium properties experience longer marketing cycles between tenancies.

How does the price per square foot compare to recent freehold transactions in Macpherson and Aljunied?

Recent freehold corner terrace transactions in the Macpherson-Aljunied precinct have traded at approximately S$1,300 to S$1,550 per square foot of internal floor area, with land area factoring as a secondary determinant of overall value. Jalan Anggerek D13, at 5,335 sqft of floor area across 3,300 sqft of land, implies a per-sqft valuation consistent with current market comparables when the property's freehold tenure, modern amenity package (lift, pool), and corner positioning are factored into analysis. Comparable 99-year leasehold corner terraces in the same precinct typically transact at S$1,100 to S$1,300 per sqft, meaning the freehold premium here ranges from 12% to 18%—a reasonable differential reflecting tenure security and perpetual ownership benefits. Buyers should request recent transaction data from local agents and legal counsel to validate pricing against authenticated comparables in the 12-month window.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm a Singapore Citizen buying this as a second property?

Singapore Citizens purchasing Jalan Anggerek D13 as a second residential property must pay Additional Buyer's Stamp Duty at the current rate of 20% of the purchase price, in addition to standard Stamp Duty (which ranges from 1% to 4% depending on price band). On a property valued at S$7 million, the 20% ABSD equates to S$1.4 million—a substantial acquisition cost that must be factored into total cash requirements alongside the deposit, legal fees, and survey costs. This ABSD obligation materially affects cash flow planning and the feasibility of leveraging maximum mortgage financing, as the tax must be paid upfront from the buyer's own funds (mortgages do not cover ABSD). Buyers should consult their financial advisers to model the full acquisition cost, including whether ABSD can be deferred through specific trust or corporate structures—though such arrangements carry legal and tax implications requiring professional guidance.

Is there a lease decay risk with this freehold property, and how does it affect resale value?

Jalan Anggerek D13 carries freehold tenure, which eliminates lease decay entirely—there is no diminishing lease period and no cliff-edge depreciation as the property ages. Unlike 99-year leasehold terraces, which experience measurable value compression as the lease shortens below 80 years remaining, freehold properties retain stable long-term capital value and marketability across generations. This tenure structure is particularly advantageous for ultra-premium properties at this price point, as international buyers and affluent locals both prioritise absolute ownership security and the absence of future tenure-related friction. Resale value for freehold terraces historically demonstrates greater resilience during property cycle downturns and commands superior pricing multiples relative to leasehold peers. From an investor's perspective, this tenure security translates to reduced refinancing friction, easier mortgage approval, and stronger long-term portfolio defensiveness—factors that collectively support capital preservation and generational wealth transfer objectives.

How does proximity to Tai Seng MRT (CC11) affect demand and capital appreciation for this property?

Properties positioned within an 8-minute walk of an MRT station—particularly Circle Line nodes like Tai Seng—command demonstrable demand premiums and capital appreciation trajectories superior to non-MRT-adjacent peers. The Tai Seng catchment provides convenient commuting to the CBD (via Dhoby Ghaut interchange), Changi Business Park, and Marina Bay financial nodes, supporting tenant and buyer demand from working professionals and families prioritising transport efficiency. The Circle Line's stability and lack of overcrowding pressures, relative to North-South and East-West corridors, further reinforce neighbourhood desirability among quality-focused buyers. Looking forward, the Paya Lebar Hub Mixed Development and potential Circle Line service enhancements may drive structural demand growth within this corridor. Historical data from the MRT Launch Era (1987-2015) and subsequent property cycles demonstrate that properties within 10 minutes of operational MRT stations typically appreciate 20-40% faster than non-MRT-adjacent peers over 10-year horizons, suggesting capital gains tailwinds for Jalan Anggerek D13 over the medium to long term.

Which buyer profiles are best suited to Jalan Anggerek D13, and why?

High-net-worth individuals seeking absolute tenure security and portfolio diversification into Singapore landed real estate represent the primary buyer cohort. These buyers prioritise freehold tenure as non-negotiable and view premium terraces as generational wealth vehicles. Upgraders moving from HDB flats or cramped apartment living recognise Jalan Anggerek D13 as a significant lifestyle step-change, offering private outdoor space, servant quarters, and multi-floor flexibility that justify the substantial price investment. Long-term investors sourcing premium rental income streams view freehold terraces with pools and lifts as distinctive assets capable of attracting affluent international tenants at rents of S$15,000+ monthly. UHNI (Ultra-High-Net-Worth Individual) buyers purchasing as lock-and-leave Singapore residences, or as part of international property portfolios, view freehold tenure as risk mitigation against potential regulatory changes affecting leasehold governance. Conversely, first-time buyers, young families with moderate capital, and BTOs upgraders typically find properties at this price point and tenure category less accessible and less aligned with their financial capacity and lifecycle stage.

What TDSR and financing headroom should I model when planning to purchase at this price point?

The Debt-to-Service Ratio framework caps monthly debt servicing at 60% of gross monthly income for Singapore resident borrowers. On a property valued at S$7 million with typical LTV (Loan-to-Value) of 75-80%, a buyer would finance approximately S$5.25 to S$5.6 million, translating to monthly servicing of roughly S$25,000 to S$27,000 at prevailing interest rates of 4.0-4.5%. To comfortably service this debt whilst maintaining TDSR compliance and financial flexibility, a buyer should evidence gross monthly income of at least S$42,000 to S$50,000 (equivalent to annual income of S$500,000 to S$600,000). However, prudent buyers should model scenarios conservatively with higher assumed interest rates (5.0-5.5%) and cap debt servicing at 45-50% of gross income to maintain headroom for rate rises and unexpected expenses. Additionally, total acquisition costs including the 20% ABSD (S$1.4 million on a S$7 million purchase) must be held in liquid reserves; buyers should not overextend financing capacity by stretching TDSR limits at the acquisition stage. Professional mortgage broking and financial planning are strongly recommended.

How does Jalan Anggerek D13 compare to nearby competing freehold and leasehold developments in Macpherson-Aljunied?

The Macpherson-Aljunied corner terrace market is relatively segmented, with few direct freehold comparables. Most competing properties carry 99-year leasehold tenure with remaining leases in the 75-90 year window, creating significant tenure-related value gaps when compared to freehold offerings. Freehold corner terraces with integrated pools remain exceptionally rare in this precinct; most leasehold peers offer smaller plots (2,000-2,500 sqft land area) without dedicated pool facilities, positioning Jalan Anggerek D13 at a clear competitive advantage on amenity and tenure grounds. Leasehold corner terraces in comparable condition and size typically transact at S$5.8 million to S$6.4 million, suggesting the freehold premium for Jalan Anggerek D13 reflects realistic market valuation differentials (approximately 12-18% uplift). Competition from newer en-bloc developments in adjacent precincts (Paya Lebar, Bartley) remains limited due to URA zoning constraints, further supporting pricing resilience and reducing supply-side pressures on established freehold properties.

Are certain unit stacks or floor levels within multi-storey terraces typically better value than others?

Within multi-storey corner terraces, middle floors (2nd and 3rd) typically command premium pricing due to optimal light penetration, absence of ground-floor dampness concerns, and reduced noise transmission compared to ground levels whilst retaining better views and accessibility than upper floors. Ground floor units benefit from direct garden access and private entertainment space but historically experience lower buyer demand due to privacy, security, and humidity considerations—potentially offering relative value to investors prioritising rental yield over owner-occupancy appeal. Upper floors (4th, 5th+) appeal to buyers prioritising panoramic views and breeze capture but may experience premium pricing that outweighs tangible benefit, particularly in humid tropical climates. For properties featuring integrated lifts and pools, ground-floor proximity to the pool facility often drives premium valuation despite the aforementioned dampness concerns. When evaluating specific unit stacks within Jalan Anggerek D13, buyers should physically inspect upper floors for light quality, air circulation, and view potential—and should negotiate relative to floor-level demand cycles, as upper-floor discounts typically widen during market downturns.

What is the future supply pipeline in Macpherson and Tai Seng, and could new developments impact Jalan Anggerek D13's value?

The Macpherson-Tai Seng-Aljunied precinct falls within Singapore's mature residential zone with minimal new landed development pipeline. URA's planning parameters heavily restrict new low-density landed housing in favour of mixed-use intensification and public housing (HDB) infill, meaning new supply competitive to Jalan Anggerek D13 is extremely unlikely over the next 10-15 years. The proposed Paya Lebar Hub Mixed Development—a major focal point for the district—will introduce retail, office, and mixed-use components that enhance neighbourhood vibrancy and transport connectivity but will not directly displace or compete with existing freehold terraces. Instead, this intensification may support capital appreciation for established properties positioned within the MRT-adjacent premium zone. The absence of competing new supply represents a structural advantage for Jalan Anggerek D13, as the scarcity of freehold corner terraces with pools will likely persist indefinitely. Buyers should view the constrained supply outlook as supportive of long-term price resilience and capital preservation, particularly given the inability of new developers to replicate freehold tenure benefits or the cost-prohibitive land acquisition required to assemble comparably-sized plots in this mature precinct.

[For Sale] Jalan Anggerek D13 Freehold Corner Terrace With Lift &Amp; Pool — From S$7M