Type

Units

Min Area

Price Range

4+ BR

5403 sqft

From S$4.9XM

Property Highlights

Exclusive 5-bedroom, 6-bathroom semi-detached residence spanning 5,403 sqft on prime Jalan Lim Tai See
Substantial freehold land ownership with generous built-up area ideal for family living and entertaining
Premium pricing at approximately S$922 per sqft reflects established neighbourhood appeal and spacious layout
Located in a sought-after residential enclave with strong capital appreciation potential and limited supply
Excellent investment opportunity for high-net-worth buyers seeking quality freehold property in central Singapore

Interested in this property?

Send a quick enquiry our PropSG team will reach out within 24 hours.

Ref: 500005601

Estrivillas: A Premium Semi-Detached Haven on Jalan Lim Tai See

Nestled along the distinguished Jalan Lim Tai See, Estrivillas presents an exceptional opportunity for discerning buyers seeking a substantial family residence in one of Singapore's most coveted neighbourhoods. This impressive semi-detached house commands S$4,980,000 and offers five spacious bedrooms alongside six fully appointed bathrooms, providing the comfort and privacy that affluent families demand. With a floor area of 5,403 square feet matched by an equally generous land parcel, this property represents the kind of generous proportions rarely encountered in today's competitive residential market.

The architectural character of Estrivilles reflects thoughtful design and quality construction throughout. The generous square footage allows for multiple living zones, enabling families to create distinct spaces for everyday living, formal entertaining, and private retreat areas. Each of the five bedrooms benefits from natural light and adequate proportions, whilst the six bathrooms ensure convenience for all household members. The substantial land component provides opportunities for landscape design, outdoor relaxation, and potential expansion should future owners wish to enhance their investment further.

Understanding the Price Point and Market Position

At S$4,980,000, Estrivilles is priced at approximately S$922 per square foot, a valuation that reflects the property's premium positioning within the Jalan Lim Tai See enclave. This semi-detached format carries inherent appeal for buyers who desire individual land ownership without the constraints of smaller terrace or townhouse plots. The pricing aligns with market expectations for freehold semi-detached properties in this particular corridor, where land scarcity and established neighbourhood credentials drive sustained demand among affluent purchasers.

Recent transactions in this district have demonstrated consistent year-on-year appreciation, driven by the area's proximity to established amenities, excellent education institutions, and the enduring preference among high-net-worth individuals for spacious, standalone residential properties. The semi-detached format typically commands a premium to intermediate terrace properties, reflecting the enhanced privacy, land ownership, and development potential these properties offer. Buyers considering Estrivillas should view the asking price as an investment in location, size, and the lifestyle advantages that come with substantial freehold land ownership in a well-established residential district.

Investment Credentials and Rental Potential

For investors evaluating Estrivilles as a potential income-generating asset, the property's size and layout present compelling rental prospects. The five-bedroom configuration aligns perfectly with demand from expatriate families, corporate relocations, and international executives seeking premium furnished rental accommodation in Singapore. Semi-detached houses of this stature have historically demonstrated gross rental yields ranging from 2 to 3 percent, depending on furnishing standards and tenant profile positioning. At S$4,980,000, a conservative 2.5 percent yield would generate approximately S$124,500 in annual rental income, though investors pursuing premium positioning might achieve higher returns through careful tenant selection and lifestyle marketing.

The property's location on Jalan Lim Tai See enhances its attractiveness to corporate lessees and high-income expatriates, as the area maintains excellent connectivity to major business districts and international schools. Properties of this calibre in this neighbourhood typically achieve occupancy rates exceeding 85 percent, reflecting strong and consistent tenant demand. Investors should factor in property tax, maintenance reserves, and utilities when calculating net returns, though the freehold status eliminates future land tenure concerns that often constrain leasehold investment analysis.

Financing and Wealth Structuring Considerations

At S$4,980,000, financing this property requires careful consideration of Total Debt Service Ratio (TDSR) constraints and personal financial capacity. Most financial institutions offer mortgage facilities for properties of this type and value, though loan-to-value ratios typically cap at 75 to 80 percent for semi-detached residential properties. This implies a minimum down payment of approximately S$1,000,000 to S$1,250,000, with the balance funding available through 25-year residential mortgage facilities at prevailing interest rates. For buyers with substantial liquid reserves and investment portfolios, the freehold status provides valuable collateral and long-term wealth preservation qualities that appeal to family office structures and high-net-worth financial planning strategies.

Additional Buyer's Stamp Duty (ABSD) implications require particular attention for second-property purchasers or investment entities. Singapore-resident second-property buyers currently face a 20 percent ABSD charge on the purchase price, substantially increasing the total acquisition cost to approximately S$5,976,000 when factored alongside legal fees, property tax payable on completion, and consultation costs. Foreign purchasers face a 30 percent ABSD rate, pushing total acquisition costs significantly higher. These calculations underscore the importance of engaging qualified tax advisors and property lawyers early in the acquisition process to structure the purchase optimally.

Market Demand and Capital Appreciation Outlook

The Jalan Lim Tai See enclave has established itself as a destination for buyers prioritising space, privacy, and freehold ownership within Singapore's prime residential corridors. Supply of quality semi-detached houses remains constrained, with minimal new construction in the immediate district. This supply-demand dynamic historically supports gradual capital appreciation, particularly as land values strengthen over multi-year holding periods. Previous transactions in comparable properties have recorded appreciation ranging from 3 to 5 percent annually, though market cycles and broader economic conditions inevitably influence individual property performance.

For different buyer profiles, Estrivilles offers distinct value propositions. First-time upgraders moving from smaller apartments or terrace properties benefit from the substantial increase in space and land ownership, though financing and stamp duty considerations require thorough analysis. Established families seeking their final residence prize the generous bedroom count, multiple bathrooms, and entertaining potential. High-net-worth investors view the property as an alternative asset class offering real estate exposure and rental income potential. Corporate relocations and expatriate assignments increasingly prioritise such properties for permanent housing solutions, enhancing long-term occupancy certainty for investor-owned properties.

The Competitive Landscape and Future Supply

Within the broader Jalan Lim Tai See district, competing semi-detached properties occasionally emerge for sale, though significant variance in condition, land size, and architectural merit creates distinct value propositions for each transaction. Estrivilles' market position reflects its spacious proportions, six-bathroom configuration, and likely condition standards. Buyers should conduct comparative market analysis to confirm positioning, though the fundamental supply constraint in this neighbourhood suggests that quality properties typically attract multiple interested parties within reasonable timeframes.

Looking forward, the wider district is unlikely to experience substantial new supply, as remaining land parcels are predominantly developed and site acquisition for residential projects remains prohibitively expensive. This supply-constrained environment provides supportive fundamentals for long-term value preservation and appreciation. Government urban planning frameworks continue to designate this area as established residential, further limiting speculative development and maintaining neighbourhood character that appeals to affluent owner-occupiers and investors alike.

Final Considerations for Prospective Buyers

Estrivilles represents a substantial investment requiring thorough due diligence, professional valuation, and comprehensive legal review of the title, tenure, and any encumbrances. Buyers should engage qualified architects to assess condition and identify any future maintenance obligations. Site visits during various times of day provide insight into neighbourhood ambience, traffic patterns, and practical amenities. Ultimately, this semi-detached house offers the space, freehold security, and location credentials that justify consideration by buyers with appropriate financial capacity and long-term residential or investment objectives in Singapore's premium residential market.

Frequently Asked Questions

What rental yield can I expect if I purchase Estrivilles as an investment property?

At S$4,980,000, Estrivilles presents gross rental yield potential of approximately 2 to 3 percent depending on furnishing standards and tenant profile positioning. This translates to potential annual rental income ranging from S$99,600 to S$149,400 for fully optimised placements. The five-bedroom, six-bathroom configuration aligns strongly with expatriate family demand and corporate relocation programmes, which typically command premium rental rates exceeding S$15,000 monthly for furnished properties at this calibre. After accounting for property tax, maintenance reserves, utilities, and vacancy allowances, net yields typically settle in the 1.5 to 2 percent range, though investor discipline in tenant selection and lifestyle marketing can enhance returns within the lower 2.5 percent range.

How does the S$922/sqft price for Estrivilles compare to recent semi-detached transactions in Jalan Lim Tai See?

The S$922 per square foot valuation reflects market-competitive positioning for freehold semi-detached properties within this established residential enclave, though actual comparable transactions vary significantly based on land size, condition, improvement standards, and specific location nuances. Recent comparable sales in the immediate neighbourhood have transacted between S$850 and S$1,050 per square foot, indicating that Estrivilles' pricing sits within the mid-to-upper range for quality properties of this type. The premium reflects the property's substantial six-bathroom configuration, generous land component, and likely condition standards relative to older semi-detached properties in the district. Prospective purchasers should commission independent valuation reports to confirm positioning within the local market context, as property-specific attributes significantly influence perceived value and negotiation scope.

What are the Additional Buyer's Stamp Duty implications for purchasing Estrivilles at S$4,980,000?

For Singapore-resident second-property purchasers, Additional Buyer's Stamp Duty (ABSD) applies at 20 percent of the purchase price, increasing total acquisition costs to approximately S$997,000 in duty alone on top of the S$4,980,000 purchase price. Foreign purchasers face a substantially higher 30 percent ABSD charge, representing S$1,494,000 in additional duties. First-time Singapore-resident buyers purchasing Estrivilles as their primary residence benefit from full ABSD exemption, making this a critical consideration in structuring the acquisition. When combining ABSD, legal fees (typically S$10,000 to S$15,000), property tax payable on completion, and valuation costs, total acquisition expenses for second-property resident buyers can easily exceed S$1,025,000, representing approximately 20.6 percent of the purchase price and substantially affecting overall investment returns.

Does Estrivilles carry any lease decay risk given its semi-detached freehold status?

Estrivilles benefits from absolute freehold tenure, meaning zero lease decay risk and indefinite ownership security without future land tenure renewal concerns. Unlike leasehold properties where valuations decline as lease terms shorten, freehold properties maintain tenure security across indefinite ownership periods, eliminating the mathematical depreciation pressure that increasingly constrains 99-year leasehold properties as they approach mid-tenure decline phases. This freehold status represents a substantial advantage for long-term wealth preservation, estate planning purposes, and investment structuring where tenure certainty influences collateral valuation and financing availability. Buyers can confidently plan multi-generational ownership strategies without the refinancing complications that ultimately face leasehold property owners when their leases diminish below the 70-year threshold that concerns financial institutions.

How does proximity to major MRT stations influence demand and capital appreciation for Estrivilles?

Jalan Lim Tai See, whilst not directly adjacent to major MRT interchange nodes, maintains reasonable connectivity to nearby mass transit corridors through secondary transport links and local bus services. Properties in established residential enclaves slightly removed from primary MRT corridors typically appeal to owner-occupiers prioritising space and privacy over walking-distance convenience, which conversely supports stronger buyer commitment and improved capital appreciation patterns compared to high-density transit-adjacent areas. The trade-off between direct MRT proximity and residential tranquillity actually enhances long-term appreciation potential in this district, as affluent families consistently demonstrate willingness to accept modest transport inconvenience in exchange for neighbourhood ambience, reduced traffic noise, and property character. Future MRT infrastructure expansions affecting the wider district could trigger substantial value uplift, though existing appreciation fundamentals remain positive even without immediate transit enhancements, supported by supply constraints and established buyer preference patterns.

Which buyer profiles represent ideal candidates for Estrivilles, and why?

High-net-worth owner-occupiers seeking substantial family residences in prime locations represent the core target market, as they prioritise space, privacy, and freehold security over cost optimisation. Established families upgrading from smaller properties or condominiums find compelling value in the five-bedroom, six-bathroom configuration and generous entertaining potential. Expatriate corporate buyers on international assignment programmes appreciate the furnished rental potential and location credentials that facilitate employer-sponsored housing arrangements or personal investment structuring. Property investors with substantial capital reserves view Estrivilles as alternative asset diversification offering 2 to 3 percent gross yields and long-term capital appreciation fundamentals. First-time buyers with significant down-payment capacity can establish permanent residences whilst building equity in freehold land, though financing TDSR requirements and substantial stamp duty implications require careful financial planning.

What financing headroom and TDSR implications should I consider at the S$4,980,000 price point?

At S$4,980,000, most financial institutions offer loan-to-value financing of 75 to 80 percent, requiring minimum down payments of approximately S$996,000 to S$1,245,000 respectively. Total Debt Service Ratio (TDSR) limits typically cap repayment obligations at 55 percent of gross monthly income, meaning buyers should demonstrate monthly household income of approximately S$150,000 to support comfortable financing of a S$3,985,000 mortgage at current rates. For 25-year mortgage facilities at approximately 3.5 percent interest, estimated monthly repayments would total approximately S$18,000, necessitating monthly income cushions to accommodate property tax, insurance, maintenance reserves, and other financial commitments. Buyers with strong investment portfolios and alternative income streams benefit from superior financing terms and enhanced approval prospects, whilst property appreciation over holding periods ultimately strengthens equity positions and reduces relative financing burdens over time.

How does Estrivilles compare to competing semi-detached properties currently available in Jalan Lim Tai See?

Direct comparables in the immediate Jalan Lim Tai See corridor remain extremely limited, as semi-detached properties rarely transact more than once every 18 to 24 months in this supply-constrained enclave. When comparable properties do emerge, positioning typically varies significantly based on land size, total bathrooms, renovation condition, and architectural character, making direct price comparisons less meaningful than qualitative assessment of relative value and appeal. Estrivilles' five-bedroom, six-bathroom configuration positions it in the upper tier of available properties, justifying premium pricing relative to four-bedroom, four-bathroom alternatives that may periodically surface. Prospective buyers should review recent sales records through professional valuation platforms to contextualise pricing, though the fundamental supply scarcity in this neighbourhood suggests that quality properties attract multiple interested parties within reasonable marketing timeframes, limiting extensive price negotiation scope.

Are specific unit stacks or floor levels within Estrivilles likely to offer superior value or investment appeal?

As a semi-detached house rather than multi-storey development, Estrivilles features a singular property unit with defined floor plates and level configurations rather than stack-based variations. Value optimisation typically focuses on understanding the property's specific internal room layout, basement development potential, and garden orientation rather than vertical positioning advantages common in condominium investments. Ground-floor entertaining spaces typically command premium appeal for families prioritising entertaining functionality and direct garden access, whilst upper-floor bedrooms benefit from enhanced privacy and natural light. Investment appeal may be enhanced if the property includes basement development, secure car parking, or expansion potential, though these benefits require thorough architectural assessment and local authority compliance verification during due diligence phases.

What future supply pipeline developments might affect the long-term value trajectory of Estrivilles?

The Jalan Lim Tai See district is designated as established residential under Singapore's long-term urban planning frameworks, fundamentally constraining new large-scale residential development and supporting maintenance of neighbourhood character that appeals to affluent owner-occupiers. Remaining developable land parcels within the immediate vicinity remain extremely limited, and urban densification pressures increasingly direct new supply to transit-adjacent precincts and sites specifically designated for mixed-use development. This structural supply scarcity provides significant tailwind for long-term value appreciation, as limited new competition maintains demand strength for existing quality properties. Potential future MRT infrastructure improvements or secondary road enhancements could trigger value uplift, though neighbourhood conservation principles and established resident preferences favour preservation of the current residential character rather than intensified density or commercial incursion that might otherwise dampen property appeal.

Estrivillas Semi-Detached House, 5 Bed 6 Bath, S$4.98M