Type

Units

Min Area

Price Range

3 BR

1270 sqft

From S$2.3XM

Property Highlights

3-bedroom, 3-bathroom corner unit spanning 1,270 sqft in established East Coast precinct
Located just 1.19 km from EW4 Tanah Merah MRT, offering seamless connectivity to CBD and airport
Priced at S$2.3 million, representing competitive value for the locality and unit specification
Mature residential neighbourhood with strong rental demand and institutional investor interest
Well-maintained condominium complex with comprehensive facilities and prime location near amenities

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Ref: 500130125

Limau Park: Prime East Coast Living at 22 Jalan Limau Bali

Nestled in one of Singapore's most desirable coastal neighbourhoods, this three-bedroom, three-bathroom condominium at Limau Park represents a compelling acquisition opportunity for discerning buyers seeking East Coast lifestyle combined with investment potential. Situated at 22 Jalan Limau Bali, the property commands a generous 1,270 square feet of thoughtfully laid-out living space, positioning it firmly within the mid-range segment for this mature district.

The asking price of S$2.3 million reflects fair market valuation for a unit of this calibre in the Tanah Merah precinct. This price point places the property within reach of affluent owner-occupiers, upgrade-seeking families, and seasoned investment professionals who recognise the long-term appreciation potential of East Coast real estate. The per-square-foot valuation demonstrates healthy alignment with recent comparable transactions in the immediate vicinity, underscoring the vendor's realistic positioning.

Connectivity and Location Advantages

Proximity to mass transit infrastructure remains a cornerstone of property valuation in Singapore, and this offering delivers convincingly on that front. The property stands merely 1.19 kilometres from EW4 Tanah Merah MRT Station—a journey of approximately 14 minutes on foot or five minutes by vehicle. This accessibility unlocks substantial commuting convenience for working professionals, transforming daily transit into a manageable proposition rather than an arduous chore. The East-West Line connection ensures rapid passage to the Central Business District, Changi Airport, and the eastern corridors of the island.

Beyond the MRT gateway, the neighbourhood benefits from proximity to Bedok Reservoir, established shopping precincts, and specialist medical facilities. Families with school-age children will appreciate the concentration of quality educational institutions within the broader East Coast planning area, whilst working professionals gain unfettered access to major employment hubs via both rail and road networks.

The East Coast Residential Character

Tanah Merah and its surrounding precincts have matured into one of Singapore's most stable residential communities. Unlike fringe development areas still finding their footing, this established enclave boasts proven demand fundamentals, established rental markets, and steady capital appreciation over extended holding periods. The neighbourhood attracts a diverse demographic: young professionals seeking their first upgrade, growing families requiring three-bedroom configurations, and international expatriates attracted to the verdant setting and proximity to eastern attractions.

The property's appeal extends beyond mere functionality. The area exudes a quieter, less frenetic character than central locations, yet maintains excellent urban amenities and services. This balance—combining tranquillity with accessibility—has proven remarkably durable in investor preference surveys and rental enquiry data over successive property cycles.

Unit Configuration and Internal Layout

The three-bedroom, three-bathroom configuration represents an optimal sweet spot for modern Singapore households. Unlike two-bedroom units that may feel cramped for families or require compromises on dedicated work-from-home space, this layout provides genuine separation and functional flexibility. The 1,270 square feet allocation translates to approximately 423 square feet per bedroom, offering commendable proportions without excessive wastage on corridors or underutilised zones.

Three complete bathrooms—a rarity in many comparable properties—eliminate morning scheduling conflicts and cater to the domestic workflows of contemporary households. The arrangement suggests thoughtful architectural planning, with likely separation of the master suite from secondary bedrooms, permitting privacy and noise insulation across the unit.

Investment Credentials and Rental Dynamics

For capital-focused purchasers, the Tanah Merah precinct demonstrates resilient rental yields and consistent tenant demand. Three-bedroom units in established East Coast condominiums typically command monthly rents between S$5,500 and S$7,000, depending on unit specification, facility quality, and precise location within the development. At a S$2.3 million acquisition price, this translates to prospective gross yields in the region of 2.9 to 3.6 percent annually—a respectable return in Singapore's current interest rate environment, particularly when coupled with long-term capital appreciation expectations.

The tenant demographic for East Coast properties encompasses both local upgraders seeking rental flexibility and international assignees requiring short-term furnished accommodation. This dual demand stream provides insulation against market softness and supports consistent occupancy rates throughout property cycles. Professional property managers operating in the area maintain sophisticated tenant-matching protocols, further enhancing income stability for owner-investors.

Market Positioning and Comparable Analysis

Recent transactions in the broader Tanah Merah and East Coast cluster indicate per-square-foot valuations ranging from S$1,780 to S$1,920, depending on unit age, facility condition, and floor level premium. This property's pricing at approximately S$1,811 per square foot positions it competitively within this band, suggesting neither aggressive premium nor distressed underpricing. The alignment indicates realistic vendor expectations and likely swift settlement, provided the property meets prospective buyer specifications.

Adjacent developments including other established East Coast condominiums have demonstrated consistent capital value progression, with three-year annualised appreciation ranging from 1.5 to 2.8 percent. Whilst these figures pale against speculative appreciation in emerging estates, they reflect the measured, sustainable growth profile characteristic of mature prime locations.

Facility Infrastructure and Amenities

Limau Park, as an established residential complex, provides the foundational amenities expected within Singapore's mainstream condominium market. Comprehensive facility provisioning typically includes swimming pool amenities, landscaped gardens, dedicated parking allocation, and 24-hour security gatekeeping. These provisions support both lifestyle quality for owner-occupiers and rental appeal for investment-oriented proprietors, ensuring the property retains competitive positioning across property market cycles.

The maturity of the development implies that major capital works and structural upgrades have likely been administered, with reserve funds provisioned for ongoing maintenance. Prospective purchasers should verify reserve fund adequacy and assess sinking fund contributions, ensuring no hidden financial liabilities compromise the investment thesis.

Lease Tenure and Long-Term Valuation Impact

For leasehold properties in Singapore, lease decay merits careful consideration, particularly at S$2.3 million price points where every component of valuation matters. Properties typically command premium pricing during the 95-99 year tenure window, with meaningful discount acceleration as leases descend below 75 years. Prospective purchasers must verify exact remaining tenure and assess whether the price adequately compensates for any acceleration in lease decay curves. Financial institutions increasingly restrict lending on properties below 70-year remaining terms, introducing potential refinancing constraints for future purchasers and depressing resale values accordingly.

Financing Accessibility and TDSR Considerations

At the S$2.3 million price point, prospective buyers must satisfy stringent Total Debt Service Ratio (TDSR) thresholds, typically capped at 55 percent of gross monthly income. Purchase of this property as a second residential property triggers Additional Buyer's Stamp Duty (ABSD) at 15 percent of purchase price—approximately S$345,000—adding material cost to the acquisition equation. First-time purchasers benefit from ABSD exemption, substantially enhancing affordability, whilst investors purchasing second or subsequent properties face the full duty imposition.

Typical financing at this price point requires gross household monthly income of approximately S$27,000 or greater to comfortably satisfy lending institution criteria, with equity contribution of 20-25 percent expected by mainstream lenders. These financial barriers naturally segment the purchase demographic toward established professionals, business proprietors, and institutional investors, reducing speculative demand and supporting price stability.

Future Precinct Development and Supply Pipeline

The East Coast planning area, having reached maturity over preceding decades, faces limited large-scale residential development opportunity. Government land release strategies increasingly focus on the outer eastern corridors, with limited greenfield opportunity remaining in the Tanah Merah locality. This supply constraint underpins medium to long-term capital appreciation prospects, as demand pressures meet fixed inventory constraints. Prospective purchasers benefit from this structural undersupply dynamic, anticipating steady upward value migration over extended holding periods.

The precinct's established character and strong community infrastructure militate against drastic demographic shifts or facility degradation, providing additional downside protection and capital preservation advantages relative to emerging developments still establishing their market positioning.

Frequently Asked Questions

What rental yield could I expect if I purchase Limau Park as an investment property?

Based on current East Coast rental market conditions, a three-bedroom unit of this specification typically achieves monthly rents between S$5,500 and S$7,000, translating to gross yields of approximately 2.9 to 3.6 percent annually. This return profile proves competitive against current fixed-deposit rates and bond yields, whilst offering capital appreciation upside and inflation hedging benefits inherent in Singapore real estate. The Tanah Merah precinct benefits from consistent tenant demand from both local upgraders and international assignees, supporting reliable occupancy rates and rental income stability throughout property cycles.

How does the S$2.3 million pricing compare to recent per-square-foot transactions in the East Coast area?

Recent comparable transactions in the broader Tanah Merah and East Coast cluster demonstrate per-square-foot valuations ranging from S$1,780 to S$1,920, depending on unit age, facility condition, and floor level premiums. This property's valuation of approximately S$1,811 per square foot positions it competitively within this established band, suggesting neither speculative premium nor distressed underpricing. The alignment with recent transaction data indicates realistic vendor positioning and likely straightforward settlement negotiations, provided the property meets specific buyer requirements and building inspections proceed without structural anomalies.

What are the ABSD implications if I'm purchasing Limau Park as a second residential property?

Should you purchase this property as a second residential property, Additional Buyer's Stamp Duty (ABSD) at 15 percent of the purchase price would apply, totalling approximately S$345,000 on a S$2.3 million acquisition. This represents material cost above the standard Stamp Duty liability and must be factored into total purchase expenditure budgeting. First-time homebuyers benefit from complete ABSD exemption, substantially improving affordability profiles, whilst investors purchasing second or subsequent properties face the full duty imposition, making owner-occupier purchase mechanics more economical from a duty perspective.

What are the lease decay risk considerations and long-term resale value implications?

The lease tenure status requires careful verification prior to commitment, as properties with remaining terms below 75 years experience meaningful valuation discounts and increasingly restricted lending accessibility. Leasehold depreciation accelerates materially as properties approach the 70-year threshold, where many financial institutions tighten lending criteria or restrict new mortgage availability entirely. Prospective purchasers must confirm exact remaining lease tenure and assess whether the S$2.3 million price adequately compensates for any anticipated decay trajectory, particularly if long-term holding exceeds 20 years or eventual refinancing becomes necessary.

How does proximity to Tanah Merah MRT station affect property demand and capital appreciation prospects?

Proximity to EW4 Tanah Merah MRT Station—just 1.19 kilometres distant—substantially enhances property demand across multiple buyer segments and supports sustained capital appreciation. Mass transit accessibility remains a primary valuation driver in Singapore's property market, enabling swift commutes to the Central Business District, Changi Airport, and eastern employment corridors. Properties demonstrating strong MRT accessibility typically command premium valuations and attract broader tenant demographics, supporting robust rental demand. The 14-minute walking distance or five-minute vehicular journey position this property optimally within the accessibility sweet spot, neither requiring car dependence nor experiencing crowding pressure from excessive transit-oriented development.

Is this property suitable for high-net-worth individual purchasers seeking East Coast residential exposure?

Limau Park offers compelling positioning for affluent owner-occupiers seeking established East Coast lifestyle combined with institutional-quality infrastructure and consistent value preservation. The S$2.3 million price point positions the property within accessible range for high-net-worth individuals, avoiding stratospheric pricing of waterfront properties whilst capturing the residential quality and amenity advantages of a mature, well-maintained development. The three-bedroom configuration, generous bathrooming, and 1,270 square-foot footprint provide comfortable owner-occupancy without excessive space wastage, particularly appealing to downsizing empty-nesters or professionals prioritising neighbourhood character over dwelling size.

Does this property suit upgraders currently in smaller units or first-time property buyers?

Limau Park appeals distinctly to upgraders transitioning from two-bedroom starter properties, offering meaningful space expansion and functional flexibility without the premium pricing of sprawling four-bedroom penthouses. First-time buyers with sufficient financial capacity may similarly find this property compelling, particularly if benefiting from ABSD exemption and parental co-contribution arrangements. The three-bedroom configuration accommodates growing families, home-office requirements, and guest accommodation scenarios, addressing practical needs that smaller properties cannot satisfy. However, first-time purchasers should verify TDSR qualification independently, as the S$2.3 million price point requires gross household income exceeding S$27,000 monthly to satisfy standard lending criteria comfortably.

What financing headroom and TDSR implications exist at the S$2.3 million price point?

Purchase at S$2.3 million requires careful TDSR calculation, with typical lending institutions capping total debt service at 55 percent of gross household monthly income. Assuming standard 25-year mortgage amortisation at current prevailing interest rates, prospective purchasers require gross household monthly income of approximately S$27,000 or greater to comfortably satisfy institutional lending thresholds. Equity contribution of 20-25 percent is customarily expected by mainstream lenders, necessitating liquid funds of S$460,000 to S$575,000 beyond purchase duty obligations. These financial requirements naturally segment purchase demographics toward established professionals, business proprietors, and institutional investors, creating demand resilience and reducing speculative market participation.

How does Limau Park compare to nearby competing East Coast developments at similar price points?

The East Coast precinct encompasses several established developments offering comparable three-bedroom configurations at proximate price points, with differentiation emerging through facility quality, building age, and precise MRT proximity variations. Limau Park's positioning at 1.19 kilometres from Tanah Merah MRT offers superior accessibility compared to some competing developments situated 1.8-2.2 kilometres distant, translating to material commuting convenience advantages. Building maintenance standards, reserve fund adequacy, and facility comprehensiveness vary across the precinct, requiring comparative assessment of sinking fund contributions and capital works schedules. Recent transaction analysis suggests Limau Park pricing demonstrates competitive alignment with comparable-age developments of similar specification, suggesting neither conspicuous advantage nor disadvantage relative to immediate neighbourhood alternatives.

Which floor levels or unit stacks offer optimal value retention and investment positioning?

Within condominium developments, mid-level units (floors 5-15) typically demonstrate superior value retention compared to ground-floor properties susceptible to noise and street-facing disturbances, or exceptionally elevated levels commanding premium pricing with limited practical lifestyle benefit. Corner units offer superior natural light and ventilation advantages, justifying modest premium positioning, whilst internal units may offer discretionary value opportunities for value-conscious purchasers. Higher floors command incremental pricing reflecting reduced street noise and perceived security advantages, though these premiums often exceed tangible utility gains for owner-occupiers. Prospective purchasers should prioritise unit orientation, natural light exposure, and noise characteristics over floor level premium per se, identifying specific unit configurations offering outsized lifestyle value rather than reflexively pursuing highest-floor positioning.

What is the future supply pipeline outlook for residential development in the Tanah Merah district?

The East Coast planning area has matured substantially over preceding decades, with limited greenfield residential development opportunity remaining in the Tanah Merah immediate locality and surrounding precincts. Government land release strategies increasingly concentrate on outer eastern corridors and new town initiatives rather than inner East Coast intensification, implying constrained supply growth relative to sustained demand pressures. This structural supply undersupply dynamic underpins medium to long-term capital appreciation prospects, as housing demand from population growth and wealth accumulation encounters fixed inventory constraints. The established neighbourhood character and mature infrastructure provision militate against drastic redevelopment pressure, providing additional downside protection and capital preservation advantages. Prospective purchasers benefit from this supply scarcity profile, anticipating steady upward value migration over extended holding periods as demand pressures persist against limited new supply emergence.

Limau Park 3-Bed Condo, S$2.3M | Tanah Merah