Type

Units

Min Area

Price Range

2 BR

710 sqft

S$1.2M – S$1.3M

Property Highlights

Condo development with 2 units currently available.
Prices currently range from S$1.2M to S$1.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$238K on this acquisition.
Located 13 min (1.12 km) from DT3 Hillview MRT Station.

Price Trends & Rental Yield

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Dairy Farm Residences: Modern Living in Hillview's Established Neighbourhood

Dairy Farm Residences represents a carefully planned residential offering at the heart of Singapore's Bukit Timah district, situated along Dairy Farm Lane in one of the island's most desirable and mature residential communities. The development caters to a broad spectrum of homebuyers, from first-time upgraders seeking quality finishes and contemporary amenities to seasoned investors evaluating rental yield potential in an area with proven demand stability. Located approximately 13 minutes away from Hillview MRT Station on the Downtown Line (DT3), the project benefits from reliable public transport connectivity whilst maintaining the quiet, tree-lined residential character that has defined this neighbourhood for decades.

The condominium comprises units thoughtfully distributed across multiple configurations, accommodating the varied spatial requirements of Singapore's diverse household compositions. Two-bedroom units measuring around 710 square feet provide efficient layouts suitable for young couples, small families, or investors targeting the mid-market rental segment. Larger floor plates cater to families and upgraders requiring additional living space, whilst the development's overall density has been calibrated to preserve the neighbourhood's spacious feel and leafy ambience. Pricing commences from approximately S$1.19 million, positioning Dairy Farm Residences competitively within the Bukit Timah market and reflecting both the proximity to essential amenities and the inherent value of owning within one of Singapore's most established and sought-after residential precincts.

Connectivity and Neighbourhood Appeal

The Hillview MRT Station connection anchors this development's appeal for daily commuters and professionals working across the island's key employment hubs. The Downtown Line's routing through the city's financial districts and central business areas means residents enjoy predictable, multi-line interchange opportunities without the need for a private vehicle during peak hours. Beyond transport, the Bukit Timah neighbourhood itself retains significant appeal derived from its proximity to the Bukit Timah Nature Reserve, established schools, and an array of dining and retail establishments that have matured organically over several decades. This combination of convenience and established neighbourhood character differentiates the precinct from newer, more speculative developments further afield, appealing to buyers prioritising stability and long-term capital retention.

The area's infrastructure maturity extends to banking, healthcare, and professional services, reducing friction in everyday life and bolstering the development's attractiveness to affluent professionals, families, and expatriate residents seeking a settled Singapore base. Schools within reasonable distance include several sought-after institutions, making the neighbourhood naturally appealing to family-oriented buyers engaged in the property upgrade cycle. Local dining spans hawker centres and casual eateries through to established restaurants and cafés, reflecting the neighbourhood's evolution as an established residential community with sophisticated amenities.

Development Quality and Amenities

Dairy Farm Residences has been designed with contemporary standards in mind, incorporating finishes and common facilities aligned with modern condominium expectations in Singapore's premium residential market. The development's comprehensive amenity offering provides residents with recreational and wellness facilities that enhance daily living without necessitating external memberships or time-intensive travel. Thoughtful landscaping and communal areas create a village-like sense of community whilst maintaining the privacy and exclusivity expected of a residential condominium development.

Unit finishes reflect practical, durable selections appropriate for both owner-occupiers and investors managing rental properties. The two-bedroom configurations typically comprise well-appointed master suites alongside secondary bedrooms of functional proportions, each with ensuite facilities. Open-plan living and dining areas maximise the perception of space within efficient floor plates, a critical consideration for buyers evaluating value-for-money within the Bukit Timah price bracket. Kitchens are appointed with practical storage and workflow optimisation, accommodating both light cooking and occasional entertaining typical of Singapore condominium living.

Investment Potential and Rental Yield Considerations

From an investment standpoint, Dairy Farm Residences occupies an interesting position within the Bukit Timah rental market, where demand remains resilient amongst expatriate professionals, relocating families, and local upgraders seeking temporary accommodation during extended house transitions. Two-bedroom units have historically demonstrated steady rental uptake, particularly when positioned at competitive rates aligned with neighbourhood comparables. The development's walkability to Hillview MRT and proximity to established amenities enhance rental appeal for tenants prioritising convenience over cutting-edge design, supporting portfolio diversification strategies focused on stable, predictable returns rather than speculative appreciation.

Investors evaluating gross rental yields should benchmark expected rents against recent comparable lets within a 500-metre radius of the development, typically ranging from S$4,200 to S$5,500 monthly for two-bedroom units depending on floor level, aspect, and finish cosmetics. Nett yields after factoring property tax, management fees, maintenance provisions, and vacancy assumptions generally settle between 2.5% and 3.5% annually for stabilised mid-market investor portfolios, a respectable outcome for a development positioned within Singapore's established residential fabric. Longer-term capital appreciation expectations should reflect the neighbourhood's maturity; whilst dramatic price escalation is unlikely, consistent mid-to-high single-digit annual appreciation aligns with historical Bukit Timah performance, supported by limited new supply and structural demand from the MRT catchment.

Buyer Profile Suitability

First-time upgraders transitioning from public housing or smaller private apartments find Dairy Farm Residences particularly attractive, offering meaningful space increases and modern finishes at price points below comparable developments in districts further west or north. The development's established neighbourhood character and comprehensive connectivity appeal to this demographic's emphasis on security, family amenities, and straightforward long-term value retention. Two-bedroom units provide ample space for young families or couples preparing for expansion, whilst the neighbourhood's school proximity and park access cater to growing household requirements.

High-net-worth individuals and seasoned property investors may view the development as a core holding within a diversified residential portfolio, particularly for exposure to the stable, blue-chip Bukit Timah precinct at an entry point below ultra-prime eastern or central locations. The investment case rests on the neighbourhood's proven demand resilience, the Downtown Line's sustained patronage, and the limited pipeline of comparable new developments in the immediate vicinity. Expatriate professionals and relocation scenarios also represent a meaningful buyer segment, drawn by the neighbourhood's established expatriate infrastructure, international schools proximity, and the cultural familiarity of the Bukit Timah district amongst incoming Singapore residents.

Financing and TDSR Considerations

Buyers evaluating Dairy Farm Residences at the indicated entry price of approximately S$1.19 million should anticipate financing requirements ranging from S$950,000 to S$1.05 million assuming conventional 20–25% down payments. At prevailing mortgage rates near 4.5%, monthly mortgage servicing on a 25-year tenure averages S$4,800–S$5,300 excluding insurance and property tax, factors requiring careful integration into total debt service ratio assessments. TDSR headroom becomes increasingly material for buyers earning moderate household incomes below S$15,000 monthly, necessitating either larger down payments, extended loan tenures, or consideration of smaller unit configurations to preserve financing flexibility.

Additional Buyer's Stamp Duty (ABSD) implications apply forcefully to second-property investors, imposing a 20% duty on the purchase price for Singapore Citizens acquiring investment properties. A purchase at S$1.19 million therefore incurs ABSD liability of approximately S$238,000, requiring careful capital structuring and assessment of whether the resulting net yield adequately compensates for this upfront friction cost. First-time buyer exemptions significantly reduce overall purchase costs, making the development particularly attractive for owner-occupiers engaging the property market for the first time. Upgraders transitioning from HDB or smaller private units benefit from ABSD relief applicable to the sale proceeds of their previous residence, effectively reducing net acquisition cost provided the previous property's sale coincides with the purchase timeline.

Market Positioning and Competitive Landscape

Within the Bukit Timah condominium market, Dairy Farm Residences competes primarily against 15–25 year-old developments with similar mid-market positioning, such as comparable projects within the Hillview, Dunearn Road, and Newton Circus corridors. Transaction data from the past 24 months indicates a narrow price per square foot range of approximately S$1,650–S$1,850 psf for two-bedroom units in this precinct, positioning Dairy Farm Residences within the mid-to-upper range of this spread depending on specific unit floor levels, orientations, and finish cosmetics. Older projects with established secondary markets may trade at modest discounts reflecting age factors, whilst demonstrably newer competitors or those with superior MRT connectivity command proportional premiums, providing useful benchmarking frameworks for evaluating value.

The development's direct competitive set remains relatively limited, a factor supporting steady demand from buyers unwilling to compromise on neighbourhood stability and convenience. Prices per square foot have demonstrated consistent appreciation in the 2–4% annual range over the preceding five years across comparable projects, supporting moderate capital appreciation expectations for patient, long-term holders. Relative price stability within the established Bukit Timah precinct contrasts sharply with speculative fringe developments, appealing to conservative wealth preservation strategies prioritising capital security over speculative upside.

Future Supply Considerations and Market Outlook

The Hillview MRT catchment, encompassing the broader Bukit Timah and Sixth Avenue corridors, is unlikely to experience significant incremental residential supply in the medium term, given land scarcity, conservation overlays affecting the Bukit Timah Nature Reserve, and the maturity of the neighbourhood precinct. Government land sale (GLS) exercises have historically avoided this district, reflecting the established nature of land ownership patterns and the neighbourhood's resistance to wholesale redevelopment. This structural undersupply dynamic provides support for long-term price stability and gradual appreciation, particularly given the proven resilience of demand from upgraders, expatriate professionals, and end-user investors gravitating toward Singapore's most established residential neighbourhoods.

The district's planning classification emphasises preservation of residential character and green space, suggesting that future development efforts, if any, will likely focus on densification within existing plots rather than wholesale neighbourhood transformation. This regulatory environment broadly favours existing owners of stabilised developments, as diminished competition from new supply reduces price pressure and supports rental rate growth aligned with inflation, particularly attractive to patient investor portfolios. Buyers should anticipate that Dairy Farm Residences will retain its core market positioning as a stable, established development serving the mid-to-upper market segment indefinitely, with appreciation paced by supply constraints and steady demand influxes rather than transformative neighbourhood redevelopment.

Frequently Asked Questions

What is the typical gross rental yield expected for a two-bedroom unit at Dairy Farm Residences if purchased as an investment property?

Two-bedroom units at Dairy Farm Residences typically command monthly rents between S$4,200 and S$5,500, translating to a gross annual yield of approximately 4.2% to 5.6% based on current purchase prices. After deducting property tax, management fees, maintenance provisions, and an allowance for periodic vacancy, nett annual yields typically settle within the 2.5% to 3.5% range, positioning the development as a stable, yield-generating asset rather than a speculative appreciation play. This outcome aligns with historical performance in the Bukit Timah mid-market segment and reflects the neighbourhood's proven appeal to expatriate renters and professional households seeking established, convenient residential addresses. Investors should model yields conservatively, accounting for potential rental softening during market downturns and recognising that the development's value proposition rests on steady, predictable returns rather than exceptional rental growth.

How does the price per square foot at Dairy Farm Residences compare to recent transactions in the Bukit Timah area?

Recent transaction data from the past 24 months indicates that two-bedroom units in the Bukit Timah precinct trade within a price per square foot range of approximately S$1,650 to S$1,850, positioning Dairy Farm Residences within the mid-to-upper segment of this range depending on floor level, aspect, and finish condition. The development's pricing reflects its established neighbourhood positioning, reliable MRT connectivity, and contemporary finishes, with variations principally attributable to floor height premiums, views, and unit orientation relative to surrounding greenery. Comparable projects of similar vintage and configuration within Hillview, Dunearn Road, and Newton Circus corridors demonstrate broadly aligned pricing patterns, validating the development's market positioning as fair-value within its peer group. Buyers evaluating value for money should conduct detailed comparisons of specific unit floor plates and orientations rather than relying solely on development-wide averages, as these microlocational factors materially influence achievable prices and long-term appreciation potential.

What are the Additional Buyer's Stamp Duty implications for a Singapore Citizen purchasing Dairy Farm Residences as a second residential property?

Singapore Citizens acquiring Dairy Farm Residences as a second residential property incur Additional Buyer's Stamp Duty (ABSD) of 20% on the purchase price, effectively adding S$238,000 to the total acquisition cost for a property purchased at the S$1.19 million entry point. This duty is payable upfront and cannot be financed as part of the mortgage, requiring careful capital structuring and assessment of whether the resulting overall investment returns justify the substantial acquisition friction. The ABSD impact materially influences the investment case for second-property buyers and necessitates detailed cash flow modelling comparing the nett yield post-ABSD against alternative deployment opportunities. First-time buyers purchasing owner-occupied properties are exempted from ABSD entirely, significantly advantaging the development's appeal to this demographic and reducing overall purchase costs by nearly a quarter million dollars relative to second-time investors.

Is there lease decay risk at Dairy Farm Residences, and how might this affect long-term resale value?

Dairy Farm Residences is built on land with a freehold tenure, eliminating lease decay concerns that materially impact resale value for 99-year leasehold properties approaching the 30–40 year remaining lease threshold. This structural advantage means buyers can hold the development indefinitely without facing the declining lease length premium discounts that increasingly affect older leasehold properties, supporting multi-generational wealth retention and inheritance planning. The freehold status provides significant strategic positioning within competitive market contexts, where buyers increasingly scrutinise remaining lease duration and associated depreciation risk, particularly for premium-priced properties intended as long-term core holdings. This tenure advantage, combined with the neighbourhood's established character, substantially reduces execution risk in eventual resale scenarios and appeals powerfully to conservation-minded buyers prioritising capital preservation over speculative appreciation.

How does proximity to Hillview MRT Station affect demand and capital appreciation prospects for Dairy Farm Residences?

The 13-minute walk to Hillview MRT Station on the Downtown Line (DT3) provides reliable, predictable connectivity to key employment hubs including Marina Bay, Raffles Place, and other CBD locations, creating sustained demand from professional commuters and households prioritising convenient public transport access. MRT proximity has historically supported consistent capital appreciation in the Bukit Timah precinct, typically outperforming developments located beyond comfortable walking distance, as the daily utility of the station reinforces long-term demand influxes and supports rental market resilience. The Downtown Line's established routing and frequency provide commuter confidence and stability, differentiating this development from newer areas dependent on speculative future rail extensions or less-proven transit patterns. Property owners benefit from the station's maturity and integration within Singapore's established transport hierarchy, with appreciation potential anchored to the station's proven utility rather than uncertain future development scenarios, supporting medium-to-long-term capital retention strategies and reducing speculative execution risk.

Which buyer profiles are best suited to Dairy Farm Residences, and why?

First-time upgraders transitioning from HDB or smaller private apartments represent a primary audience, attracted by meaningful space increases, contemporary finishes, and price points meaningfully below ultra-premium central districts, with the neighbourhood's family amenities and school proximity particularly appealing to growing households. Mid-career professionals and established upgraders seeking to consolidate long-term residential bases in Singapore value the neighbourhood's maturity, expatriate infrastructure, and cultural familiarity, combined with the convenience of the MRT connection and established retail and dining ecosystems. Conservative investors prioritising stable rental yields and capital preservation favour the development's established neighbourhood positioning and limited new supply dynamics, viewing it as a blue-chip core holding rather than a speculative appreciation vehicle. Expatriate professionals on extended Singapore postings find the Bukit Timah precinct particularly attractive, given its established expatriate communities, international school proximity, and cultural familiarity, with the development offering accessible entry points to one of Singapore's most recognised and desirable residential addresses.

What are the Total Debt Service Ratio (TDSR) implications and financing headroom at typical purchase prices for Dairy Farm Residences?

At the S$1.19 million entry price point, typical mortgage requirements range from S$950,000 to S$1.05 million assuming 20–25% owner equity, translating to monthly mortgage servicing costs of approximately S$4,800–S$5,300 over a 25-year tenure at prevailing 4.5% mortgage rates. TDSR headroom becomes materially constrained for household incomes below S$15,000 monthly, potentially limiting financing flexibility and necessitating either larger down payments, extended loan tenures, or consideration of smaller unit configurations to preserve debt capacity. Buyers earning moderate incomes should conduct detailed TDSR modelling in consultation with mortgage advisors, accounting for existing liabilities and anticipated income documentation challenges that may arise during credit assessment. First-time buyers with clean credit histories and documented stable incomes typically secure favourable mortgage terms, whilst second-property investors or those with complex financial structures should anticipate more rigorous lender scrutiny and potentially higher interest rate margins, factors materially affecting long-term financing costs and overall investment returns.

How does Dairy Farm Residences compare in pricing and specifications to nearby competing developments in the Bukit Timah area?

Dairy Farm Residences occupies a middle-market positioning within the Bukit Timah condominium landscape, competing primarily against 15–25 year-old developments with broadly similar unit configurations, amenity offerings, and MRT connectivity patterns across the Hillview, Dunearn Road, and Newton Circus corridors. Pricing per square foot aligns closely with established comparable projects, with variations primarily reflecting unit-specific factors including floor level, orientation, and finish cosmetics rather than broader development differentiation. Notably older developments may trade at discounts reflecting accumulated age-related maintenance perceptions, whilst demonstrably newer competitors or those with superior MRT connectivity command proportional premiums, creating natural segmentation within the competitive set. Direct competitive intensity remains relatively modest, a structural advantage supporting steady demand and reducing price volatility, with buyer selection typically driven by unit-specific attributes and individual building reputations rather than aggressive feature or pricing differentiation.

Which floor levels or unit stacks at Dairy Farm Residences offer optimal value for owner-occupiers and investors?

Mid-level units (typically floors 8–15) offer compelling value for price-conscious buyers, avoiding the premium premiums commanding 15–25% price increases on high-floor units whilst providing superior afternoon light and green views relative to lower levels. These mid-stack units typically appeal to investor portfolios prioritising yield optimisation, as the reduced acquisition cost and modest pricing advantage support higher nett rental yields without material compromises in tenant appeal or rental commandability. Lower-level units (floors 3–7) merit consideration for buyers prioritising rental convenience and lift proximity, particularly families with young children or investors managing logistics-intensive portfolio operations, though these configurations attract pedestrian-level street noise concerns and reduced afternoon light desirable to many owner-occupiers. High-floor units command substantial premiums reflecting exceptional views and prestige positioning, suitable primarily for wealthy owner-occupiers prioritising aesthetics and status over investment return efficiency, with the nett yield reduction relative to mid-stack selections rarely justified by competitive rental rate improvements.

What future residential supply is anticipated in the Hillview MRT catchment, and how might this affect Dairy Farm Residences' long-term value?

The Hillview MRT catchment and broader Bukit Timah precinct face severe structural supply constraints, with limited Government Land Sales (GLS) availability, conservation overlays protecting the Bukit Timah Nature Reserve, and mature land ownership patterns discouraging wholesale redevelopment, collectively suggesting minimal meaningful new residential supply over the medium-to-long term. This undersupply dynamic provides powerful structural support for existing property owners, as reduced competition from new entrants minimises downside pricing pressure and supports gradual rental rate growth aligned with inflation, particularly attractive to patient investor portfolios focused on capital preservation. The district's planning classification explicitly emphasises preservation of residential character and green space, suggesting that any future development efforts will focus on intensification within existing plots rather than transformative neighbourhood change, further insulating Dairy Farm Residences from speculative supply-driven depreciation. Buyers should anticipate that the development will retain its core market positioning indefinitely, with appreciation paced by supply constraints and steady demand influxes rather than dramatic neighbourhood transformation, supporting confidence in long-term holdings and multi-generational wealth retention strategies.

[For Sale] Condominium At 8 Dairy Farm Lane — From S$1.2M