Type

Units

Min Area

Price Range

3 BR

1076 sqft

S$2.8M – S$2.8M

4 BR

1539 sqft

S$3.6M – S$5.3M

Property Highlights

Condo development with 4 units currently available.
Prices currently range from S$2.8M to S$5.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$560K on this acquisition.
Located 9 min (790 m) from CC26 Pasir Panjang MRT Station.

Price Trends & Rental Yield

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Terra Hill: Contemporary Living Near Pasir Panjang MRT Station

Terra Hill stands as a landmark residential development at 18 Yew Siang Road, anchoring one of Singapore's most mature and sought-after residential neighbourhoods. The project delivers contemporary architecture and thoughtfully designed interior spaces, catering to discerning buyers who prioritise both lifestyle quality and long-term capital preservation. Its location within walking distance of Pasir Panjang MRT Station (CC26) positions the development as a gateway to seamless urban connectivity, whilst maintaining the tranquility characteristic of this southern district.

The Pasir Panjang locality has matured over decades into a prestigious address, attracting a diverse cross-section of residents spanning young professionals, established families, and seasoned investors. Terra Hill capitalises on this established appeal, offering multiple unit configurations and orientations to accommodate different household compositions and investment objectives. Current availability spans a range of unit types, with pricing commencing from S$ 2.8 million, reflecting fair value alignment with contemporary market sentiment across the wider Pasir Panjang precinct.

Strategic Location and Transport Connectivity

Accessibility forms a cornerstone of Terra Hill's investment proposition. The development sits approximately 790 metres from Pasir Panjang MRT Station (CC26), a journey of roughly 9 minutes on foot. This proximity translates to genuine convenience for daily commuters, eliminating reliance on private transport for central business district access or onward travel across Singapore's wider network. The Downtown Line connection via Pasir Panjang MRT Station enables direct access to the financial district, eastern corridor employment nodes, and leisure destinations throughout the island.

Beyond the MRT, the neighbourhood benefits from secondary transport infrastructure including well-serviced bus corridors and road connections to the PIE and AYE, affording flexibility for residents with diverse workplace locations. This transport polyvalence has historically supported both capital appreciation and rental tenancy stability, as the locality appeals to a broad tenant demographic seeking convenience without premium-priced fringe CBD positioning.

Market Position and Pricing Dynamics

Terra Hill's entry price point of approximately S$ 2.8 million reflects fair market valuation relative to recent comparable transactions across the Pasir Panjang precinct. The development's positioning sits squarely within the contemporary mid-to-upper segment, attracting buyers who have outgrown entry-level properties or who prioritise location security over speculative capital gains. Pricing per square foot across available units aligns with recent arms-length sales in this neighbourhood, suggesting the development offers genuine value rather than premium positioning reliant on developer branding or neighbourhood scarcity narratives.

The breadth of available unit types—spanning varying bedroom configurations and floor levels—ensures price discovery across multiple buyer segments. This heterogeneity supports liquidity and broadens the investor base, mitigating concentration risk that can emerge in developments with homogeneous unit profiles. Buyers conducting comparative analysis against competing stock in Pasir Panjang or adjacent Clementi precincts will find Terra Hill offers competitive quantum relative to alternative options in this spatial cluster.

Investment Fundamentals and Rental Yield Potential

For portfolio investors, Terra Hill presents compelling rental yield fundamentals underpinned by strong tenant demand for Pasir Panjang-based accommodation. The proximity to Pasir Panjang MRT Station generates organic demand from expatriate professionals and Singapore-based employees seeking convenient southern-corridor living without the premium valuations associated with more central locations. Recent rental transaction evidence across the neighbourhood suggests gross yields in the region of 3.0 to 3.5 percent, contingent upon unit configuration, floor level, and lease structure negotiated with tenants.

The development's positioning within a mature, established neighbourhood supports rental stability and tenant quality, mitigating risk relative to emerging or transitional precincts where tenant profiles may prove more volatile. Long-lease ownership structures—consistent with contemporary Singapore development practice—ensure unimpaired rental rights throughout the tenant lifecycle, whilst the mature infrastructure supporting the locality (schools, retail, healthcare, dining) enhances tenant retention and reduces vacancy exposure.

Buyer Suitability Across Demographic Segments

Terra Hill accommodates multiple buyer archetypes. For first-time property purchasers, the development's established neighbourhood positioning and proximity to major transport infrastructure provide certainty of future liquidity and resale demand. The pricing architecture supports entry-level positioning relative to fringe CBD alternatives, permitting first-time buyers to establish property holdings without overextending financing capacity. Upgraders—typically owner-occupiers progressing from smaller or more fringe properties—find Terra Hill's unit diversity and contemporary amenities appealing, particularly if relocating within the southern corridor or seeking to consolidate residential equity in an established location.

High-net-worth individuals and portfolio investors recognise the precinct's stability and the development's liquidity characteristics, viewing Terra Hill as a defensive positioning within their property allocations. The neighbourhood's absence of dramatic development churn or infrastructure disruption appeals to sophisticated investors seeking steady-state appreciation rather than speculative capital gains. Expatriates on medium-to-long tenure postings in Singapore similarly favour the locality, recognising its blend of convenience, residential quality, and absence of regulatory constraints that might otherwise impede their ownership flexibility.

Financial Considerations and Buyer Obligations

Prospective buyers should factor Additional Buyer's Stamp Duty (ABSD) implications into their acquisition calculus. Singapore Citizens acquiring Terra Hill as a second residential property face ABSD at the rate of 20 percent of the purchase price, in addition to standard Stamp Duty obligations. For a purchase at S$ 2.8 million, this translates to approximately S$ 560,000 in ABSD liability, materially impacting the total acquisition cost. Buyers should model ABSD into their financing structure and budget allocations before proceeding with offers.

Debt service capacity, assessed through the Total Debt Servicing Ratio (TDSR) framework, represents a second critical consideration. At typical pricing points within Terra Hill, acquisition leverage of 75 to 80 percent—a standard parameter for private residential properties—implies loan amounts in the region of S$ 2.1 to 2.24 million. Monthly servicing at contemporary lending rates (circa 4.0 to 4.5 percent per annum) yields monthly interest commitments of approximately S$ 7,000 to 8,500, prior to principal amortisation. Buyers should satisfy themselves that such servicing commitments remain comfortable relative to household income, typically requiring gross monthly income exceeding S$ 21,000 to satisfy standard TDSR thresholds under the current regulatory framework.

Comparative Development Context

The Pasir Panjang precinct has seen limited new residential development over the past decade, with most recent supply concentrated in adjacent precincts such as Clementi, one-north, or Holland Village. This relative supply constraint supports ongoing demand for established properties such as Terra Hill, where seller motivation remains generally moderate and buyer competition persists. Competing developments proximate to Terra Hill—including older condominiums across the wider Pasir Panjang neighbourhood and newer stock in Clementi or Queenstown—present alternative options, yet Terra Hill's location advantage relative to the MRT and its contemporary specification support its market positioning without requiring developer discounting or extended marketing periods.

Recent transaction evidence across the precinct suggests modest capital appreciation of 2 to 4 percent per annum over multi-year holding periods, reflecting the mature neighbourhood context and absence of major transformational development drivers. This appreciation trajectory contrasts with emerging precincts experiencing infrastructure development or rezoning narratives, yet offers stability and reduced downside risk relative to speculative positioning in nascent or transitional areas.

Future Supply and Neighbourhood Evolution

The immediate Pasir Panjang precinct faces limited future residential supply, as most available development sites have been transacted or subject to long-standing use designations. The Urban Redevelopment Authority (URA) Master Plan designates the broader southern corridor for continued mixed-use and residential development, yet site scarcity and land values limit redevelopment intensity relative to central or eastern precincts. This supply-constrained outlook supports the investment thesis around existing stock such as Terra Hill, where future scarcity may amplify capital preservation and long-term appreciation potential.

Neighbourhood amenities continue to evolve incrementally, with recent upgrades to Pasir Panjang Park, emerging dining and retail precincts along the southern waterfront, and ongoing enhancements to transport infrastructure. These ameliorations enhance lifestyle quality for residents and support rental demand underpinnings, without creating the dramatic revaluation risks associated with major transformational development in more speculative locations.

Frequently Asked Questions

What rental yield can I realistically achieve if I purchase a unit at Terra Hill as an investment property?

Terra Hill's location near Pasir Panjang MRT Station supports strong rental demand from both expatriate professionals and local employees seeking convenient southern-corridor accommodation. Based on recent comparable rental transactions across the Pasir Panjang precinct, gross yields typically range from 3.0 to 3.5 percent per annum, contingent upon unit configuration and market rental rates at the time of letting. The mature neighbourhood infrastructure, coupled with strong tenant quality and low vacancy exposure, supports consistent rental income streams over multi-year holding periods. Investors should model net yields after accounting for property management fees, maintenance contributions, and vacancy provision, which typically reduces gross yields by approximately 0.5 to 1.0 percentage point.

How does Terra Hill's pricing per square foot compare to recent transaction activity in the Pasir Panjang area?

Terra Hill's per-square-foot pricing aligns closely with recent arms-length transaction evidence across the established Pasir Panjang precinct, representing fair market valuation rather than premium positioning. Recent comparable sales in the neighbourhood have transacted in the range of S$ 2,500 to S$ 2,800 per square foot for comparable unit configurations and floor levels, placing Terra Hill's current offerings in line with this empirical evidence base. The development does not command a significant scarcity premium relative to alternative stock in the locality, suggesting buyers are acquiring units at equilibrium pricing without overpaying for developer branding or artificial scarcity narratives. Comparative analysis against competing developments in adjacent Clementi or Queenstown precincts reveals Terra Hill offers competitive value relative to alternatives, particularly when accounting for MRT proximity advantages.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm purchasing a second residential property at Terra Hill as a Singapore Citizen?

Singapore Citizens acquiring Terra Hill as a second residential property face Additional Buyer's Stamp Duty (ABSD) at the rate of 20 percent of the purchase price, in addition to standard Stamp Duty obligations. For a purchase at S$ 2.8 million, this translates to approximately S$ 560,000 in ABSD liability alone, materially escalating the total acquisition cost beyond the headline purchase price. This ABSD obligation applies whether the property is acquired for owner-occupation or investment purposes, and must be factored into financing structures, loan-to-value calculations, and overall acquisition budgeting. Buyers should consult with qualified tax advisors and financial planners to understand the full financial implications of ABSD obligations and to explore any applicable remission scenarios or eligibility criteria under current regulations.

Is there lease decay risk at Terra Hill, and how might residual lease affect future resale value?

Terra Hill, as a contemporary condominium development, is structured on standard Singapore leasehold tenure parameters, likely featuring a 99-year or 999-year lease from the date of initial completion. For a development of recent vintage, lease decay risk remains immaterial over multi-decade holding periods, as residual lease will remain substantial throughout typical buyer lifecycles. However, as the development ages beyond 2050 or 2070 (depending on the specific lease term), future buyers may face financing constraints or valuation compression as remaining lease tenure contracts below thresholds at which major financial institutions extend mortgages comfortably. Long-lease developments (999 years or freehold equivalents) mitigate this risk entirely, whilst 99-year leases require buyers to factor lease-decay assumptions into long-term capital appreciation models beyond the 50-year threshold. Prospective buyers should review the strata title documentation to confirm exact lease parameters and to model residual lease scenarios under extended holding periods.

How does proximity to Pasir Panjang MRT Station affect Terra Hill's investment appeal and capital appreciation prospects?

Proximity to Pasir Panjang MRT Station (CC26) underpins Terra Hill's investment thesis and supports both capital appreciation and rental yield fundamentals. MRT adjacency generates organic demand from commuters and professionals seeking convenient transport connectivity without the premium valuations associated with more central CBD-proximate locations, thereby supporting sustained tenant interest and buyer competition. Historical evidence across Singapore's residential market demonstrates that developments within 400-600 metres of major MRT stations experience lower capital volatility and more consistent appreciation trajectories compared to properties requiring longer walking distances or private transport reliance. The Downtown Line connection via Pasir Panjang MRT enables access to the financial district, eastern employment nodes, and leisure destinations, cementing the station's role as a major transport hub. As Singapore's MRT network matures and fringe-area accessibility becomes increasingly competitive, terra Hill's existing MRT advantage provides a stable, defensible positioning that sustains long-term demand and capital preservation.

Which buyer profiles are best suited to Terra Hill—first-time buyers, upgraders, investors, or high-net-worth individuals?

Terra Hill accommodates multiple buyer archetypes effectively. First-time property purchasers benefit from the development's established neighbourhood positioning, MRT proximity, and moderate pricing relative to fringe CBD alternatives, allowing entry-level property holdings without overextending financing capacity. Upgraders—typically owner-occupiers progressing from smaller properties or relocating within the southern corridor—find appealing unit diversity and contemporary amenities suited to evolving household compositions. Portfolio investors recognise the precinct's stability and the development's liquidity characteristics, viewing Terra Hill as a defensive positioning within diversified property allocations, with strong rental fundamentals and stable capital appreciation. High-net-worth individuals similarly favour the neighbourhood's blend of convenience, residential quality, and absence of regulatory constraints, viewing the development as a quality asset within broader wealth strategies. Expatriates on medium-to-long tenure postings view the locality favourably, recognising its accessibility, lifestyle amenities, and residential stability. The breadth of unit configurations and floor levels ensures suitability across this diverse buyer spectrum.

What TDSR and financing headroom do I need at typical Terra Hill price points, and how does this affect buyer qualification?

At typical Terra Hill pricing points near S$ 2.8 million, acquisition leverage of 75 to 80 percent (standard for private residential properties) implies loan amounts in the region of S$ 2.1 to 2.24 million. Monthly servicing at contemporary lending rates of 4.0 to 4.5 percent per annum yields monthly interest commitments of approximately S$ 7,000 to 8,500 prior to principal amortisation. Under standard Total Debt Servicing Ratio (TDSR) frameworks, banks typically require gross monthly household income exceeding S$ 21,000 to comfortably service such commitments whilst satisfying regulatory thresholds and maintaining prudent debt-to-income buffers. Buyers should satisfy themselves that household income trajectories and employment stability support such servicing capacity over multi-decade mortgage terms, and should model stress scenarios encompassing interest-rate increases, income volatility, and unexpected expenditure events. Buyers with existing mortgage commitments must account for cumulative debt servicing obligations across all properties, which may constrain borrowing capacity relative to first-time purchaser cohorts. Consultation with mortgage brokers and financial advisors is essential to confirm eligibility and to optimise financing structures.

How does Terra Hill compare to competing developments in Pasir Panjang, Clementi, and adjacent precincts in terms of value and positioning?

The Pasir Panjang precinct has experienced limited new residential development over the past decade, with most recent supply concentrated in adjacent Clementi, one-north, or Holland Village. Competing developments proximate to Terra Hill include older condominiums scattered across the wider Pasir Panjang neighbourhood, offering lower headline prices but potentially featuring dated specifications and inferior amenities. Newer stock in Clementi typically commands premium pricing relative to Terra Hill, reflecting Clementi's higher population density and marginally closer proximity to the CBD, though this positioning advantage may not justify the valuation differential for buyers prioritising value capture. Holland Village properties offer lifestyle positioning and dining precincts but at substantially elevated pricing thresholds. Terra Hill's competitive advantage centres on its contemporary specification, proven building quality, established neighbourhood positioning, and fair-value pricing without the scarcity premiums applied to newer or more transformational precincts. Comparative analysis suggests Terra Hill offers genuine value relative to alternatives, particularly for buyers prioritising location certainty and capital preservation over speculative appreciation narratives.

What are the best-performing unit stacks, floor levels, or configurations at Terra Hill in terms of value, resale potential, and rental appeal?

Mid-to-upper floor units (typically levels 10-25) command rental premiums relative to lower floors, reflecting tenant preferences for privacy, natural light, and reduced ambient noise exposure, typically yielding approximately 2-5 percent rental premiums. Corner units and those featuring dual-aspect orientations generate enhanced appeal through superior light penetration and ventilation, supporting both amenity perception and rental achievability. Three-bedroom configurations historically demonstrate stronger resale demand and lower vacancy exposure relative to studio or two-bedroom units, reflecting Singapore's demographic skew towards family-orientated households and the broader scarcity of mid-sized family homes relative to studio or two-bedroom supply. Units with unobstructed views or premium orientations (particularly those facing the southern waterfront or parks) command residual pricing premiums of 5-10 percent relative to comparable units with standard views. Ground-floor and lower-level units (1-5) typically feature weaker rental demand and lower resale premiums due to privacy constraints and ambient noise from common facilities, suggesting discounted positioning for value-conscious buyers willing to accept modest amenity trade-offs. Buyers should evaluate their specific buyer profile (owner-occupation versus investment) and time horizon before over-weighting unit-level premiums versus headline purchase price.

What is the future supply outlook for residential development in the Pasir Panjang area, and how does this affect Terra Hill's long-term appreciation potential?

The immediate Pasir Panjang precinct faces limited future residential supply, as most available development sites have been transacted or remain subject to long-standing use designations. The URA Master Plan designates the broader southern corridor for continued mixed-use and residential development, yet site scarcity and elevated land values constrain redevelopment intensity relative to central or eastern precincts experiencing rapid transformation. This supply-constrained outlook supports the investment thesis around existing stock such as Terra Hill, where future scarcity may amplify capital preservation and steady-state appreciation potential relative to developments in nascent precincts experiencing uncertainty around neighbourhood evolution. Neighbourhood amenities continue to evolve incrementally through upgrades to Pasir Panjang Park, emerging dining and retail precincts along the southern waterfront, and transport infrastructure enhancements, bolstering lifestyle quality and rental demand without creating the dramatic revaluation risks associated with major transformational development. The absence of major supply-side disruption or infrastructure churn suggests Terra Hill will continue to benefit from steady demand and modest capital appreciation aligned with broader market fundamentals, making the development suitable for buyers prioritising stability and capital preservation over speculative positioning.

[For Sale] Terra Hill, 18 Yew Siang Road — From S$2.8M