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: A Distinguished Residential Address in Pasir Panjang

Terra Hill stands as a contemporary residential development positioned in one of Singapore's most sought-after neighbourhoods. Located at 18 Yew Siang Road in District 5, this project occupies a location that seamlessly blends established residential character with growing commercial and lifestyle appeal. The development commands a strategic position that has historically attracted both owner-occupiers and astute property investors seeking exposure to the Pasir Panjang corridor.

The immediate environs of Terra Hill reflect a mature, well-established residential community. Yew Siang Road itself has long been recognised as a quality address, with properties along this stretch commanding respect in the secondary market. The broader Pasir Panjang area has undergone gradual but consistent evolution, with new commercial developments, dining establishments, and lifestyle amenities steadily enhancing the neighbourhood's appeal beyond its traditional residential character.

Connectivity and Transport Access

Situated approximately 790 metres from Pasir Panjang MRT Station on the Circle Line (CC26), Terra Hill offers residents convenient connectivity to central Singapore and major employment nodes. A nine-minute walk to the station positions this development within the Premium MRT accessibility bracket, a threshold that traditionally supports sustained property value retention and rental demand. The Circle Line's comprehensive coverage across the island means residents benefit from direct connections to Marina Bay, Jurong East, and the eastern corridors without requiring transfers.

Beyond rail connectivity, the development's location provides straightforward access to the Ayer Rajah Expressway and Alexandra Road, facilitating efficient movement towards the CBD, Jurong industrial precincts, and the southern coastal regions. For residents working in the West or East, the transport infrastructure significantly reduces commute friction compared to more remote locations.

Unit Configuration and Space

The development offers generously proportioned units, with individual residences exceeding 1,500 square feet of internal area. This spaciousness positions Terra Hill within the larger-format segment of the Singapore residential market, appealing to buyers who value room for entertaining, home office arrangements, or growing families. The inclusion of three-bathroom configurations in many units underscores the developer's focus on contemporary living standards, where multiple sanitary facilities have become almost essential in premium residential offerings.

Unit variety across the development ensures that purchasers can select options tailored to specific household compositions and lifestyle preferences. Whether buyers prioritise ensuite facilities, separation of wet and dry zones, or flexibility for future modifications, the project's range accommodates diverse requirements without requiring significant structural alterations post-purchase.

Amenity Landscape and Community Features

Contemporary condominium developments in this price bracket typically incorporate recreational and wellness facilities designed to enhance resident quality of life and justify the premium valuation. Shared facilities in established District 5 projects generally include landscaped communal gardens, gymnasium provision, swimming facilities, and social spaces that foster community interaction. These amenities contribute meaningfully to daily living comfort and provide measurable value differentiation in rental and resale scenarios.

The broader neighbourhood supports a mature ecosystem of schools, medical facilities, and retail establishments. Residents benefit from proximity to both premium educational institutions and established healthcare providers, factors that consistently influence buying decisions among upgrading families and expatriate communities.

Market Position and Valuation Context

Properties in the Pasir Panjang precinct have historically demonstrated steady appreciation driven by constrained land supply, established residential appeal, and improving infrastructure. Recent transactions in the area suggest pricing momentum remains supported by limited new supply and consistent demand from affluent buyer demographics. Terra Hill's positioning within this landscape reflects contemporary construction standards and modern amenity provision, ensuring competitive positioning relative to both older stock and recent completions elsewhere in District 5.

The development's price point from S$3.6 million reflects the premium positioning of Pasir Panjang as a whole. This valuation sits comfortably within the expectations of buyers seeking substantial internal space, established neighbourhood character, and transport connectivity without relocating to fringe locations or accepting older building stock with associated capital decay risks.

Investment Considerations for the Rental Market

From an investment perspective, larger units in prime locations such as Pasir Panjang typically command premium rental rates, particularly when marketed to expatriate families requiring spacious family homes or corporate housing arrangements. The rental yield profile for developments in this segment tends to reflect gross rental percentages in the two to three percent range, depending on specific unit configuration and active management of tenant sourcing. Investors benefit from consistent demand for quality family accommodation in this neighbourhood, with corporate tenants and relocating professionals regularly seeking family-sized units in established residential areas.

The proximity to schools, shopping facilities, and international dining establishments enhances the rental appeal for overseas families. Properties configured with flexible living spaces and separation between entertaining and private zones command particular favour in the expatriate rental market, where clients often seek familiar lifestyle standards in residential settings.

Buyer Profile Alignment

Terra Hill serves distinct buyer categories effectively. Established families seeking to upgrade from smaller apartments find substantial space and contemporary finishes aligned with their expectations for long-term occupancy. Young professionals purchasing their first substantial property benefit from the development's location in a well-established area with proven price stability. Investors seeking trophy assets in premium neighbourhoods appreciate the combination of space, location, and rental demand characteristics that Pasir Panjang commands. High-net-worth individuals utilise such properties for principal residence purposes, where the neighbourhood's established character and proximity to exclusive dining and retail establishments aligns with personal lifestyle preferences.

Future Outlook for the Precinct

The Pasir Panjang corridor continues to benefit from gradual intensification of commercial and mixed-use development, with improving neighbourhood amenities supporting longer-term capital value retention. Unlike speculative fringe locations, established addresses such as this area demonstrate resilience through varying market cycles, with buyer preferences consistently favouring proven neighbourhoods with mature infrastructure and community character over emerging areas where future demand remains uncertain.

Frequently Asked Questions

What estimated rental yield can investors expect from Terra Hill units?

Properties at Terra Hill, given their spacious configuration and premium location in Pasir Panjang, typically deliver gross rental yields in the 2.0–3.0% range depending on specific unit type and market conditions. Larger units configured for family occupancy often command premium rates when marketed to expatriate tenants seeking quality residential space, with corporate housing arrangements frequently paying at the upper end of this range. The consistent demand for family-sized accommodation in District 5, combined with limited supply of comparable newer stock, supports sustained rental absorptivity. However, investors should account for maintenance contributions, property tax, and agent fees when calculating net yield, which typically reduces the final return to between 1.2–2.0% net annually for well-maintained units.

How does Terra Hill's pricing per square foot compare to recent Pasir Panjang transactions?

Recent transactions in the Pasir Panjang precinct indicate per-square-foot pricing broadly clustered between S$2,300 and S$2,700 depending on unit size, floor level, and age of the building. Terra Hill, with units exceeding 1,500 square feet, suggests a per-sqft valuation within this established range, reflecting contemporary construction standards and modern amenity provision. Smaller, older properties in the neighbourhood often trade at lower per-sqft values due to capital decay and dated finishes, whilst premium sub-units with exceptional views or corner positioning command the upper boundary of the market range. The development's positioning reflects fair-market calibration relative to comparable offerings, avoiding both significant discount (which might suggest capital preservation concerns) and speculative premium pricing.

What are the Additional Buyer's Stamp Duty implications for Singaporean second-property buyers at Terra Hill?

Singaporean citizens purchasing a second residential property at Terra Hill will incur Additional Buyer's Stamp Duty at the current statutory rate of 20% applied to the purchase price above S$300,000. For a property at the S$3.6 million entry point, this represents a substantial transaction cost component, adding approximately S$660,000 to the acquisition expense when calculated on the portion above the threshold. This duty applies regardless of the original owner's residential status and significantly impacts the total cost of acquisition, making it essential for second-property buyers to incorporate ABSD into financial planning. Buyers should engage a conveyancer early to model exact ABSD liability based on their specific purchase price, as this represents a material component of total ownership cost that affects investment return calculations and financing headroom.

What are the lease decay and resale value implications for Terra Hill?

As a new or near-new development, Terra Hill units commence their lease term at full duration, meaning lease decay concerns are not immediately material to prospective buyers. However, purchasers should confirm the specific lease tenure (whether 99 years, 999 years, or freehold) as this fundamentally impacts long-term capital value trajectory. Properties on shorter leases typically experience accelerating value depreciation as they age beyond 70–80 years remaining tenure, whereas 999-year or freehold properties avoid this structural headwind. Given Pasir Panjang's established character and strong historical price performance, even properties on 99-year leases have historically retained value well during the first 30–40 years of the term, when most owner-occupiers complete their holding periods. Investors with longer holding horizons or resale intentions beyond 20 years should prioritise confirmation of lease terms, as this materially affects exit value.

How does proximity to Pasir Panjang MRT (CC26) support long-term capital appreciation at Terra Hill?

The Circle Line's comprehensive network and Pasir Panjang Station's established status as a major interchange hub have consistently supported sustained property values in the immediate vicinity. Properties within a 10–15 minute walk of MRT stations traditionally command sustained rental demand and stable capital appreciation, as transport accessibility remains a fundamental driver of residential desirability across varying market cycles. The 790-metre walking distance to CC26 positions Terra Hill within the optimal accessibility band, reducing buyer perception of transport friction whilst avoiding the intensity of MRT-adjacent noise or activity concerns. As the overall transport network matures and congestion on major expressways increases, MRT-connected properties in established neighbourhoods like Pasir Panjang become progressively more valuable relative to car-dependent alternatives. Developers and investors consistently prioritise stations within this accessibility range, suggesting continued demand support for properties at these distances.

Which buyer profiles find Terra Hill most suitable, and why?

Established families seeking to upgrade from smaller apartments find Terra Hill particularly well-aligned, as the spacious unit configurations accommodate multi-generational living, home office spaces, and entertaining requirements that smaller properties cannot satisfy. Young professionals making their first significant property purchase benefit from the neighbourhood's proven character, excellent schools, and stable value trajectory, reducing risk relative to speculative new locations. High-net-worth individuals purchasing for principal residence appreciate Pasir Panjang's established cachet, proximity to premium dining and retail, and the neighbourhood's historical association with successful business and professional communities. Property investors view Terra Hill as a stable trophy asset generating consistent rental demand from expatriate families, corporate housing programmes, and relocating professionals seeking quality family accommodation. First-time upgraders transitioning from government subsidised housing find the neighbourhood's maturity and social infrastructure particularly attractive, as do expatriate families prioritising schools and community amenities over cutting-edge architecture.

What TDSR headroom and financing considerations apply to Terra Hill purchases at current price points?

For a property at the S$3.6 million entry point, standard bank lending capped at 75% of valuation suggests a loan quantum of approximately S$2.7 million, requiring a cash downpayment of S$900,000 before considering ABSD and associated transaction costs. Assuming 30-year amortisation at current mortgage rates of approximately 4.0–4.5%, monthly servicing costs approximate S$12,900–S$13,700, which must fit within the buyer's Total Debt Service Ratio (TDSR) threshold of 60% of gross monthly income. This implies the buyer requires gross monthly income of approximately S$21,500–S$22,800 to service the property debt alone, a threshold that excludes other liabilities and cash reserves. Second-property buyers must incorporate the S$660,000 ABSD liability into total acquisition cost, requiring either higher cash reserves or reduced loan amounts, further tightening affordability. Buyers in the higher price segments often benefit from stronger balance sheets and professional incomes that more comfortably exceed TDSR thresholds, positioning larger units at Terra Hill as realistic targets for affluent buyer demographics.

How does Terra Hill compare to competing developments in nearby Pasir Panjang and District 5?

The Pasir Panjang precinct contains several comparable residential developments spanning different age cohorts and price points, each appealing to distinct buyer segments. Older, established projects in the immediate area typically offer lower per-sqft pricing but with dated finishes and potential capital decay concerns, making them suitable primarily for budget-conscious buyers or investors targeting value refurbishment opportunities. More recent completions command contemporary amenity provision and modern finishes comparable to Terra Hill, though location variations and building-specific characteristics create pricing differentiation. Some competing projects occupy positions further from MRT stations, reducing their transport accessibility appeal and resale flexibility. Terra Hill's positioning benefits from its specific address on Yew Siang Road, 9 minutes' walk to CC26, offering optimal balance between transport convenience and neighbourhood tranquillity. Compared to new supply in emerging areas of District 5 or beyond, Terra Hill's established location and proven neighbourhood credentials command a stability premium justified by historical price performance and consistent demand patterns.

Which unit stack levels or floor orientations typically offer best value at Terra Hill?

Mid-level units (approximately floors 6–15) typically deliver optimal value-to-amenity ratios, as they avoid ground-floor concerns regarding privacy and noise exposure whilst maintaining good natural ventilation and light penetration without incurring the premium pricing attached to penthouse levels. Units positioned away from lift lobbies and main corridors experience reduced common-area noise and perceived privacy benefits, supporting both owner-occupier satisfaction and rental marketability. North-facing or east-facing units in tropical climates generally perform well as they avoid intense afternoon sun exposure without sacrificing morning light, reducing air-conditioning demands and enhancing perceived comfort. However, specific orientation preferences vary by buyer demographics, with some expatriate families preferring afternoon sun for lifestyle reasons. Generally, units offering balanced light exposure, distance from circulation areas, and mid-level positioning deliver the strongest combination of amenity and value, avoiding both outlying floors that command premium pricing and lower levels where street-level activity may intrude. The development's specific layout will determine optimal stacks, making detailed site inspection essential for discerning buyers.

What future supply pipeline developments might affect Terra Hill's resale value in coming years?

District 5 and the broader Pasir Panjang corridor benefit from constrained land availability, with most suitable residential sites already developed or committed to commercial or mixed-use projects. The planned expansion of Anchorpoint, a mixed-use development in the area, will introduce additional retail and dining amenities that enhance neighbourhood appeal without directly competing in the residential market, potentially boosting residential values. The Government has indicated limited intention to open new residential zones in this established precinct, reflecting conservation policies protecting mature neighbourhoods. Unlike emerging areas experiencing significant greenfield supply, Pasir Panjang faces minimal risk of oversupply-driven value depression in coming years. The Circle Line extension projects and potential future transport improvements in the broader region support gradual appreciation of MRT-connected properties like Terra Hill, as transport becomes progressively more valuable relative to car-dependent alternatives. However, broader economic cycles and interest rate movements will influence overall market sentiment regardless of local supply dynamics, making long-term holding horizons and investment discipline essential for purchasers.

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