Type

Units

Min Area

Price Range

4 BR

1518 sqft

S$3.1M

Property Highlights

Condo development with 2 units currently available.
Prices currently start from S$3.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$626K on this acquisition.
Located 5 min (420 m) from DT2 Cashew MRT Station.

Price Trends & Rental Yield

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The Myst: Contemporary Living in Upper Bukit Timah

Positioned along Upper Bukit Timah Road in Singapore's affluent District 10, The Myst represents a refined residential development that combines modern design sensibilities with the leafy, established character of one of the island's most sought-after neighbourhoods. The project's strategic location places it within just 420 metres of Cashew MRT Station on the Downtown Line, making it exceptionally accessible for commuters working in the central business districts whilst maintaining the tranquil, tree-lined ambiance that defines the broader Upper Bukit Timah precinct.

This development caters to a broad spectrum of buyer profiles, from first-time purchasers seeking entry into the premium residential market to established families requiring additional space and amenities. The variety of unit configurations available means prospective residents can select layouts that align precisely with their lifestyle requirements, whether that involves flexible work-from-home spaces, multiple guest rooms, or dedicated entertaining zones. The architectural language employed throughout the development reflects contemporary sensibilities without jarring against the area's carefully maintained aesthetic standards.

Location and Accessibility

The Cashew MRT Station affords direct access to the Downtown Line, providing seamless connections to key employment hubs including Marina Bay, Orchard, and the CBD. For residents who drive, the proximity to the Bukit Timah Expressway and Central Expressway enables rapid transit to other parts of the island. The neighbourhood itself has matured considerably over recent decades, with established shopping centres, dining establishments, and recreational facilities within walking distance, making it ideal for those who value convenience without sacrificing the quieter, more residential atmosphere that distinguishes Upper Bukit Timah from busier central locations.

Investment Considerations and Market Positioning

Properties in the Upper Bukit Timah corridor have historically demonstrated resilience and steady capital appreciation, supported by the area's consistent demand from both owner-occupiers and investors. The proximity to Cashew MRT station enhances the development's appeal to the rental market, as tenants increasingly prioritise proximity to reliable public transport. For second-property purchasers, it is essential to note that Additional Buyer's Stamp Duty of 20% applies to a Singapore Citizen's second residential property acquisition, representing a material consideration in the overall investment assessment. Buy-to-let investors should model rental yield projections conservatively, accounting for the improved transport connectivity and the quality of the stock within this price segment, which generally commands solid rental demand from both expatriates and local upgraders.

Recent price-per-square-foot transactions in the immediate Upper Bukit Timah precinct have reflected the area's enduring premium positioning, with comparable developments trading at levels consistent with the broader District 10 market. The development's positioning within this established enclave suggests that pricing reflects both the transport advantage and the area's reputation for stable, long-term value retention. Prospective investors should conduct parallel analysis of competing stock in the area to contextualise pricing within the current market cycle.

Design and Amenities

The Myst incorporates facilities typical of developments targeting the upper-middle to premium market segment, with attention paid to both functional utility and aesthetic appeal. Common spaces are designed to encourage resident interaction whilst maintaining the privacy and tranquility expected in a residential community of this calibre. The development's architectural treatment reflects contemporary urban design principles, with careful attention to proportions, material selection, and integration with the surrounding streetscape.

Financing and Affordability

Prospective purchasers should note that Total Debt Servicing Ratio (TDSR) constraints at typical price points within this development may require a minimum down payment of 25% to 30% to maintain comfortable financing headroom, particularly for first-time buyers or those with existing financial commitments. Whilst some banks may finance up to 80% of the purchase price for owner-occupiers, prudent financial planning typically involves maintaining a buffer above the maximum TDSR threshold to accommodate interest rate volatility and life-stage changes. Buyers should engage with financial advisors early in their decision-making process to confirm their lending capacity and to model various scenarios at different interest rate assumptions.

Neighbourhood and Community Character

Upper Bukit Timah has maintained its position as one of Singapore's most desirable residential addresses, characterised by tree-lined streets, established families, and a strong sense of community. The area's zoning and planning controls ensure that new development respects the area's carefully cultivated residential identity. For owner-occupiers seeking a neighbourhood that balances urban convenience with suburban calm, this location represents a compelling choice, especially given the rapid, reliable MRT access that negates the need for car-dependent commuting.

The Myst's setting within this established precinct means residents benefit from the area's mature infrastructure, including schools, healthcare facilities, and recreational amenities. The Upper Bukit Timah area has also seen selective densification over recent years, with developments like The Myst contributing to a gradual evolution of the neighbourhood whilst maintaining its fundamental character and appeal. This careful balance between preservation and renewal positions the area well for long-term appreciation and continued desirability.

Market Outlook and Future Considerations

The Greater Bukit Timah area, encompassing Upper Bukit Timah and adjacent precincts, is anticipated to see continued selective intensification of residential stock in coming years, driven by the area's proximity to transport, its established character, and its enduring appeal to affluent homebuyers. However, strict planning controls and land constraints mean that new supply is likely to remain modest relative to demand, supporting stable property values for developments that meet contemporary quality and design standards. The Downtown Line's establishment as a mature, reliable transport corridor has consolidated the accessibility credentials of properties within The Myst's catchment, with no major transport disruptions or reconfigurations anticipated in the medium to long term.

For upgraders seeking to move from smaller units or first-time buyers entering the premium segment, The Myst presents an opportunity to acquire well-positioned stock in a neighbourhood with proven investment credentials and consistently strong social and economic fundamentals.

Frequently Asked Questions

What is the estimated rental yield for properties purchased as investment at The Myst?

Whilst rental yields vary according to unit layout, tenant profile, and market conditions at any given time, properties in upper-middle to premium segments of the Upper Bukit Timah area typically achieve gross rental yields in the region of 2.5% to 3.5% annually. The development's proximity to Cashew MRT Station enhances appeal to the rental market, as tenants increasingly prioritise reliable public transport access. To calculate accurate yield expectations, prospective investors should research recent lettings of comparable units in the area, model expenses including property tax, maintenance fees, and agent commission, and factor in potential void periods between tenancies. Conservative projections should account for market cyclicality and the possibility of modest capital appreciation rather than aggressive rental growth.

How does The Myst's pricing per square foot compare to recent transactions in Upper Bukit Timah?

The Myst's price positioning reflects the established premium that Upper Bukit Timah commands as one of Singapore's most desirable residential precincts, with per-square-foot values in this area typically ranging from mid-to-high-tier levels across comparable developments. Recent transactions in the immediate vicinity have demonstrated stability, with modest annual appreciation consistent with historical trends for this neighbourhood. To contextualise the development's specific pricing, prospective buyers should review recent sales data for comparable unit types and sizes on the Urban Redevelopment Authority's real-time property transaction records and cross-reference with agency market reports. The arrival of developments like The Myst in this area reflects sustained confidence in the neighbourhood's value proposition, though pricing ultimately reflects market dynamics at the time of purchase.

What is the Additional Buyer's Stamp Duty impact if I purchase as a second property?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at the current rate of 20%, which is levied on top of standard Buyer's Stamp Duty and represents a significant cost consideration in investment property acquisitions. For a property purchase price of S$3 million, the 20% ABSD would equate to approximately S$600,000 in additional duty, though the exact amount depends on the specific purchase price of the unit selected. This means that total stamp duty, including the 4% standard rate plus the 20% ABSD, creates an effective total cost of approximately 24% in duty on the purchase price. Prospective second-property buyers must factor this substantial outlay into their overall investment case and financing requirements, as it materially affects the yield and return profile of any buy-to-let strategy.

Is lease decay a concern for properties at The Myst, and how might it affect resale value?

Without specific lease tenure information confirmed for The Myst at this stage, buyers should clarify with the developer or agent whether units are offered on a 999-year lease, 99-year lease, or freehold basis, as this materially affects long-term value retention and resale prospects. If properties are offered on a 99-year lease, buyers should be aware that lease decay becomes a consideration typically after 70 to 80 years of ownership, at which point resale values may begin to diminish as the lease shortens further. The Upper Bukit Timah area's strong fundamentals and desirability mean that well-maintained properties on longer leases tend to retain value robustly, though shorter leases will eventually require lease extension negotiations with the State, which can entail significant costs and complexity. For most mid-to-long-term owner-occupiers, lease tenure is less critical than for investors with multi-decade holding horizons, but it remains a material element of the purchase decision.

How does proximity to Cashew MRT Station affect demand and capital appreciation for The Myst?

The location within 420 metres of Cashew MRT Station on the Downtown Line represents a material value driver, as commuters and tenants increasingly prioritise reliable, frequent public transport access. Properties with such proximity typically command a measurable premium relative to similar stock without equivalent transport connectivity, and this advantage is likely to persist given the Downtown Line's maturity and consistent user volumes. Historical data for developments in well-serviced MRT catchments shows that transport accessibility is one of the primary determinants of sustained capital appreciation and rental demand, particularly for professional households and expatriate tenants. The Cashew Station's position as a mid-line node rather than a major interchange means that whilst connectivity is excellent, properties do not face noise, congestion, or urban density pressures that sometimes accompany major transport hubs, positioning The Myst advantageously between accessibility and residential tranquility.

Which buyer profiles would find The Myst most suitable?

High-net-worth individuals and established families seeking premium residential space in one of Singapore's most sought-after neighbourhoods will find The Myst's positioning and quality credentials compelling, particularly if they value the balance between convenient transport access and serene residential character. Upgraders transitioning from smaller units or older stock will appreciate the contemporary design, modern amenities, and the area's mature social infrastructure including well-regarded schools and community facilities. Professional investors and buy-to-let purchasers may find the rental demand in this catchment attractive, though they must carefully model yields and account for the 20% ABSD payable on second-property acquisitions. First-time buyers with sufficient capital and lending capacity may view The Myst as an opportunity to enter the premium market segment in a neighbourhood with proven long-term value credentials, though the price point typically requires substantial deposit and financial headroom.

What TDSR and financing headroom should I expect at typical Myst price points?

At typical price points within The Myst's range, most banks will offer financing up to 80% of the purchase price for owner-occupiers, though this assumes good credit profiles and stable income documentation. To maintain a comfortable Total Debt Servicing Ratio (TDSR) that accommodates interest rate volatility and unforeseen circumstances, buyers should plan for effective down payments of 25% to 30%, meaning that on a S$3 million purchase, this would equate to S$750,000 to S$900,000 in capital required. TDSR limits typically cap monthly debt servicing at 60% of gross monthly income, which means that a buyer with monthly income of S$15,000 could service approximately S$9,000 in total monthly commitments including the new mortgage. Early engagement with mortgage brokers and banks will clarify specific lending capacity, whilst financial advisors can model various interest rate scenarios to confirm whether intended purchase prices remain comfortably within overall financing headroom.

How does The Myst compare to competing developments in the Upper Bukit Timah area?

The Upper Bukit Timah precinct hosts a portfolio of established residential developments, including both older stock and more recent projects, each with distinct positioning in terms of design language, amenity offerings, and price positioning. The Myst's contemporary architectural approach differentiates it from some older stock in the area, which may appeal to buyers seeking modern finishes and up-to-date facilities, though this contemporaneity typically commands a relative premium versus older, established developments with proven track records. Prospective buyers should physically visit multiple developments in the area, compare unit sizes and configurations, evaluate the quality and breadth of common facilities, and assess the management and maintenance standards evident in both older and newer properties. Direct price comparisons on a per-square-foot basis across recent transactions will illuminate whether The Myst's pricing reflects its quality positioning or represents a premium or discount relative to comparable alternative stock in the immediate neighbourhood.

Which unit stacks or floor levels offer the best value within The Myst?

Within residential developments of this calibre, unit positioning and floor level typically command measurable price variations, with higher floors and corner units generally achieving premiums of 5% to 15% relative to mid-to-lower level units of equivalent size and layout. Lower-floor units, particularly those on the second or third storeys, often represent better value propositions for investors and owner-occupiers indifferent to premium views or prestige positioning, whilst still commanding the full benefits of the development's location and facilities. Units facing quieter internal courtyards or away from main roads may also offer superior value relative to street-facing units, which can experience greater noise exposure despite proximity to the MRT. Prospective buyers should visit the development's show units and review floor plans carefully to identify layout variations and understand how circulation, aspect, and positioning affect their personal priorities and long-term satisfaction, as perceived value often diverges from published price differences.

What future supply pipeline exists in District 10, and how might it affect The Myst's value?

District 10, encompassing the Upper Bukit Timah area and surrounding precincts, remains subject to strict planning controls and land constraints that limit aggressive densification, meaning that new residential supply is anticipated to remain modest relative to historical trends in other districts. Developments currently in planning or under construction in the broader Bukit Timah corridor are expected to maintain the area's character and target similar upper-middle to premium market segments, creating limited downward pricing pressure from over-supply. The establishment of reliable MRT connectivity via the Downtown Line has likely peaked in terms of accessibility improvements, meaning that future transport infrastructure gains in this area are unlikely to be transformational. For The Myst specifically, the constrained supply profile in the immediate Upper Bukit Timah precinct supports stable long-term values, though buyers should monitor URA development control orders and planning consultations to remain aware of any significant changes to the area's zoning or intensification parameters that might emerge over multi-decade ownership horizons.

[For Sale] Condominium At 800 Upper Bukit Timah Road — From S$3.1M