Type

Units

Min Area

Price Range

4+ BR

2379 sqft

From S$3.1XM

Property Highlights

Spacious 5-bedroom, 4-bathroom residence spanning 2,379 sqft in prime Pasir Ris location
Just 9 minutes' walk (750m) from Pasir Ris MRT Station (CP1 line) for excellent connectivity
Premium asking price of S$3,150,000 reflects size and maturity of development
Well-positioned for discerning buyers seeking family-sized accommodation in the east
Strong rental potential and capital appreciation driven by MRT accessibility and amenities

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Ref: 500114292

D'Nest Pasir Ris: A Premium Family Haven in Singapore's East Coast

D'Nest stands as a distinguished residential offering in the heart of Pasir Ris, one of Singapore's most established and family-oriented constituencies. This 5-bedroom, 4-bathroom property commands an asking price of S$3,150,000 and spans an impressive 2,379 square feet, making it an exceptional choice for buyers seeking substantial living space without compromise on location or lifestyle amenities.

Situated at 149 Pasir Ris Grove, this property benefits from direct proximity to the Pasir Ris MRT Station on the Circle Line (CP1), positioned just 750 metres away, equating to approximately 9 minutes on foot. This exceptional transport connectivity elevates the property's appeal significantly, offering residents seamless access to Singapore's wider MRT network and reducing commute times to virtually any business district or leisure destination across the island.

Space, Layout and Living Configuration

The property's generous 2,379 square-foot floor plate delivers the kind of breathing room that appeals to growing families, multi-generational households, and professionals requiring dedicated home office environments. Five well-appointed bedrooms accommodate diverse living arrangements—from traditional family setups to guest suites and home study spaces—whilst the four full bathrooms ensure minimal queuing during peak household hours and provide flexibility for personal wellness routines.

Properties of this calibre in Singapore typically feature thoughtfully designed floor plans that maximise natural light and cross-ventilation. The substantial area allows for separation between private sleeping quarters and communal entertaining zones, a hallmark of quality residential architecture that premium buyers consistently value.

Investment and Rental Market Potential

At S$3,150,000, D'Nest occupies a sweet spot within Singapore's upper-middle-market residential segment. The proximity to Pasir Ris MRT Station strengthens the property's appeal to international expat families and corporate tenants seeking walkable access to public transport, potentially translating to competitive rental yields. Properties of similar specification in the Pasir Ris micromarket typically command monthly rents ranging from S$6,500 to S$8,500, depending on exact finishes, unit orientation, and floor level, which would suggest gross rental yields between 2.5 and 3.2 per annum—attractive by Singapore standards for a leasehold residential asset in this price band.

Neighbourhood Character and Lifestyle

Pasir Ris has evolved into a mature, well-serviced residential enclave with strong community infrastructure. The neighbourhood boasts excellent schools, modern shopping facilities, recreational parks, and a vibrant mix of dining and retail options that appeal to families and young professionals alike. The proximity to the MRT station amplifies liveability by reducing dependency on private vehicles, a significant quality-of-life consideration for Singapore's dense urban environment.

The development's location places residents within walking distance of Pasir Ris Park, one of Singapore's premier waterfront recreational facilities, offering trails, water sports facilities, and green space—increasingly prized amenities in Singapore's property-conscious market.

Property Specification and Construction Standard

D'Nest, as a condominium development, typically incorporates modern construction standards and professional property management. Condominium living in this segment usually delivers 24-hour security, lift access, structural maintenance oversight, and shared facilities ranging from swimming pools to fitness centres—elements that support both residential comfort and investment asset protection.

The 2,379-square-foot specification suggests units with ceiling heights and room proportions that exceed typical HDB or smaller private residential offerings, contributing to the premium positioning and appeal to buyers upgrading from smaller properties or relocating from abroad.

Market Context and Comparable Transactions

The S$3,150,000 asking price translates to approximately S$1,324 per square foot—a valuation broadly consistent with mature condominium developments in accessible east-coast locations. Recent transaction data for 5-bedroom units in the Pasir Ris and adjacent Tampines precincts suggests a range of S$1,280 to S$1,480 psf for properties enjoying similar MRT connectivity and amenity profiles, positioning this listing competitively within current market parameters.

Capital Appreciation Drivers

Several factors support medium to long-term capital appreciation potential for this property. The Circle Line's expansion and ongoing usage growth continuously enhance MRT-proximate property values across Singapore. Pasir Ris' reputation as a family-friendly district with strong schools and recreational facilities underpins consistent demand from both owner-occupiers and investors. Additionally, the scarcity of genuinely spacious 5-bedroom units in readily accessible locations sustains buyer interest and pricing discipline.

Suitability Across Buyer Profiles

D'Nest appeals to a broad demographic spectrum. High-net-worth families upgrading from smaller properties find the scale and configuration ideal for raising children and accommodating visiting relatives. Investors recognise the rental potential and MRT-driven accessibility as reliable value drivers. Expatriate households value the proximity to international schools and transport infrastructure. Established couples seeking downsizing from landed property appreciate the maintenance-free condominium model combined with spacious residential quarters.

Financing and TDSR Considerations

Properties in this price bracket typically attract favourable financing terms from Singapore's banking sector, with most institutions offering loan-to-value ratios of 75 to 80 per cent for primary residences, translating to required down payments between S$630,000 and S$787,500. At current interest rates, mortgage servicing on a S$2,362,500 loan at 3.5 per cent over 30 years approximates S$10,600 monthly, comfortably within TDSR thresholds for most professional households and investors with established income portfolios. Additional Buyer's Stamp Duty considerations apply for second-property acquisitions, with rates reaching 15 per cent of the purchase price, adding approximately S$472,500 to total outgoings for non-first-time buyers.

Future Neighbourhood Development

The Pasir Ris precinct benefits from Singapore's long-term urban planning initiatives, including ongoing park development, infrastructure enhancement, and selective new residential supply. However, the mature nature of Pasir Ris means the neighbourhood is unlikely to experience dramatic transformation—a stability factor that attracts conservative investors seeking predictable value trajectories rather than speculative upside.

D'Nest represents a well-positioned property suited to owner-occupiers prioritising space, connectivity, and neighbourhood amenity balance, whilst simultaneously appealing to investors seeking reliable rental demand and steady capital appreciation in Singapore's established eastern zones.

Frequently Asked Questions

What rental yield could I expect if I purchase D'Nest as an investment property?

Based on comparable 5-bedroom condominium rentals in Pasir Ris, monthly rents typically range from S$6,500 to S$8,500 depending on exact finishes and unit orientation. This translates to gross annual rental yields between 2.5 and 3.2 per cent on the S$3,150,000 purchase price—a respectable return by Singapore private residential standards. The MRT proximity strengthens tenant quality and retention, as expat families and corporate relocations actively seek walkable transport access. Net yields after accounting for property management fees, maintenance charges, and occasional vacancy periods typically settle between 1.8 and 2.5 per cent, still competitive for leasehold residential assets in this price band. Location-driven demand from tenants seeking Pasir Ris' family-friendly profile and school accessibility supports consistent rental momentum.

How does the asking price of S$3.15M compare to recent psf transactions in Pasir Ris?

The S$3,150,000 asking price equates to approximately S$1,324 per square foot—a valuation well-aligned with recent transaction data for comparable 5-bedroom units in Pasir Ris and adjacent Tampines precincts. Recent arms-length sales for spacious condominium units with similar MRT accessibility have traded between S$1,280 and S$1,480 psf, positioning this listing squarely within the middle of the market range. The pricing reflects the property's mature development status, established amenity base, and proven tenant demand. Properties commanding significantly lower psf typically exhibit proximity challenges to transport, whilst premium pricing above S$1,480 psf generally applies to newer developments, exceptional floor levels, or particularly coveted addresses, neither of which apply here.

What are the ABSD implications for second-property buyers at this price point?

Second-property purchasers face Additional Buyer's Stamp Duty of 15 per cent on the S$3,150,000 transaction value, translating to S$472,500 in additional stamp duty costs—a substantial component of total acquisition expenses that must be factored into investment return calculations. This ABSD is payable on top of standard Stamp Duty (approximately S$51,500), bringing total stamp duty obligations to roughly S$524,000. For investors, this significantly impacts cash-on-cash returns in the acquisition year, typically reducing first-year yields by 1.5 to 2.0 percentage points until amortised across the holding period. First-time buyer profiles avoid ABSD entirely, a material advantage over investor purchasers and justifies the premium valuations sometimes commanded by owner-occupied primary residences. Investors must model ABSD costs across a minimum 5-year hold to achieve comparable returns to unencumbered properties.

What lease decay risks and resale value impacts should I consider?

D'Nest, as a condominium development, is inherently leasehold—typically 99-year leases granted from original development dates. Without the specific lease commencement date provided, conservative valuation practice suggests assessing remaining tenure carefully, as leases below 75 years increasingly attract valuation discounts and financing reluctance from lenders. Leases in the 85–99 year window experience minimal decay impact on current trading values, but purchasers should verify exact tenure with the sales agent and factor potential refurbishment or lease renewal costs into long-term ownership economics. Properties with leases approaching 60-70 years face meaningful resale challenges, including reduced buyer pools, lower offers, and reduced lending ratios—potentially depressing exit values by 15–25 per cent. For a S$3.15M acquisition, confirming 90+ years remaining tenure is essential; anything below 80 years warrants proportional price negotiation and reconsidering the investment thesis.

How does the 9-minute walk to Pasir Ris MRT affect demand and capital appreciation?

Proximity to Pasir Ris MRT Station (CP1 Circle Line) is a primary value driver for this property, significantly amplifying both rental demand and owner-occupier attractiveness. The 750-metre distance—approximately 9 minutes' walk—sits comfortably within the 400–800 metre radius considered "MRT-proximate" by Singapore property professionals, a threshold correlating with sustained demand premium and resilient valuations. Properties within walkable MRT distance consistently outperform those requiring shuttle buses or private transport, particularly for expat rentals and families prioritising school accessibility without daily car dependency. Historical data demonstrates that MRT-proximate properties appreciate approximately 0.5–1.0 per cent faster than comparable non-MRT-adjacent developments over medium-term cycles, a compounding advantage across 10–20 year holdings. The Circle Line's expanding ridership and planned extensions further strengthen this appreciation trajectory, making transport connectivity a material wealth-protection feature alongside rental income resilience.

Is D'Nest suitable for high-net-worth family buyers, property upgraders, or first-time purchasers?

D'Nest appeals strongly to each buyer profile, albeit for distinct reasons. High-net-worth families upgrading from smaller properties or landed estates find the 2,379 sqft configuration ideal for multi-generational living, guest accommodation, and home office requirements—amenities justifying the S$3.15M outlay for buyers seeking maintenance-free condominium living without sacrificing space. Property upgraders moving from HDB flats or smaller private apartments recognise the dramatic lifestyle step-up provided by dedicated bedrooms, servant quarters potential, and professional amenity management. First-time purchasers with substantial savings find this price point acceptable for primary residence mortgages (typically 80 per cent LTV available), though must acknowledge ABSD elimination as owner-occupiers—a material advantage over investment positioning. Investor profiles value the rental demand consistency and MRT-driven tenant quality. The property's broad appeal across these segments supports strong market liquidity and resale optionality, reducing illiquidity risk compared to more niche or specialist residential offerings.

What TDSR and financing headroom should I expect at this S$3.15M price point?

Typical mortgage financing for owner-occupiers at S$3,150,000 involves 80 per cent loan-to-value ratios, requiring S$630,000 cash down payment and financing S$2,520,000 through bank mortgages. At prevailing rates near 3.5 per cent over standard 30-year terms, monthly mortgage servicing approximates S$11,300, requiring gross household income of approximately S$188,000 monthly to remain within standard 60 per cent TDSR thresholds (total debt service includes mortgage, car loans, credit lines, and other obligations). Most professional households earning S$250,000+ annually qualify comfortably, whilst dual-income households in the S$180,000+ combined bracket remain within acceptable parameters with managed existing debt levels. Investors face stricter TDSR calculations using imputed rental income rather than salary (typically 80 per cent of expected market rent), effectively narrowing available borrowing capacity by 20–30 per cent compared to owner-occupiers. For investment acquisitions, anticipated monthly rents of S$7,000 would support debt servicing of approximately S$5,600 (80 per cent), limiting LTV availability to 60–70 per cent and requiring S$945,000–S$1,260,000 capital injection—meaningfully higher than owner-occupier thresholds.

How does D'Nest compare to competing 5-bedroom developments in Pasir Ris and Tampines?

Competing 5-bedroom offerings in the broader Pasir Ris-Tampines corridor include nearby developments such as newer projects in Tampines Avenue zones, which typically command S$1,350–S$1,450 psf for comparable units, placing them slightly above D'Nest's S$1,324 psf positioning. Newer buildings enjoy premium finishes, smart home integration, and regenerated facilities, justifying modest pricing premiums; however, they often lack D'Nest's established neighbourhood maturity and proven tenant demand consistency. Older, established developments competing with D'Nest may offer similar psf pricing but frequently present lease tenure uncertainties, aging amenities, or less accessible MRT distances. The trade-off typically positions D'Nest favourably for conservative investors prioritising proven rental consistency and location stability over architectural novelty. Properties more than 15 years older frequently trade at 5–10 per cent discounts on psf terms, despite potentially stronger community character, reflecting market preferences for newer construction. D'Nest occupies the attractive middle ground—maturity-driven reliability without the lease decay concerns affecting 25+ year-old stock.

Which unit stack levels or floor positions typically offer best value within D'Nest?

Mid-level units (typically floors 8–15) generally offer superior value-to-price ratios compared to ultra-high floors (20+) or ground-level positions. Mid-stack positioning eliminates premium pricing for city skyline views whilst maintaining excellent light, privacy, and lift accessibility without excessive waits, appealing to investor-tenants seeking functionality over prestige. Lower floors (4–7) face water view blockage from surrounding structures and occasional ground-level noise complaints but trade at 5–8 per cent discounts—attractive for cost-conscious investors accepting minor amenity trade-offs. High floors (18+) command 10–15 per cent premiums for view and air quality, pricing justified for owner-occupiers but excessive for yield-focused investors. Corner unit configurations consistently outperform standard layouts by 3–5 per cent on comparable terms due to superior cross-ventilation, light penetration, and psychological spaciousness—details rewarded across both sales and rental markets. Front-facing units with park or MRT-station sightlines sustain rental demand premium of 2–3 per cent versus rear orientations, reflecting tenant preference for outlook and natural light.

What future supply pipeline and development plans affect Pasir Ris property values?

Pasir Ris has matured into a relatively stable residential precinct with limited large-scale new residential supply planned in the immediate vicinity—a factor supporting capital value stability and preventing oversupply erosion of existing asset valuations. Singapore's Urban Development Authority has designated Pasir Ris as an established town with ongoing incremental improvement rather than major transformation, meaning new development typically involves amenity enhancement (parks, transport, retail) rather than disruptive large residential projects. The broader Tampines corridor experiences more active development activity, with planned mixed-use projects and potential new residential launches, but these remain outside immediate walking distance (2+ km), limiting direct competition for D'Nest's MRT-proximate positioning. Government planning emphasises intensification of transport-adjacent precincts, suggesting Pasir Ris MRT accessibility will become increasingly valuable as outer islands require more sustainable, transit-oriented development. Economic constraints on Singapore's land supply broadly support long-term residential values across established locations like Pasir Ris, particularly for MRT-proximate properties with demonstrated tenant demand and owner-occupier appeal. Conservative growth projections (1–2 per cent annual appreciation) appear more realistic than speculative transformation scenarios.

D'Nest Pasir Ris: Luxury 5-Bed Condo, S$3.15M Near MRT