Type

Units

Min Area

Price Range

2 BR

710 sqft

S$1.3XM – S$1.3XM

3 BR

1001 sqft

From S$1.8XM

Property Highlights

2-bedroom, 2-bathroom unit at S$1,299,999 with 721 sqft of living space
Just 13 minutes on foot to Hillview MRT Station (DT3 line), excellent connectivity
Located on Dairy Farm Lane in a mature, well-established residential neighbourhood
Positioned as a mid-range entry point for upgraders and young professionals
Strong potential for rental income and capital appreciation in this sought-after area

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Ref: 60072901

Dairy Farm Residences: A Contemporary Home in a Vibrant Neighbourhood

Dairy Farm Residences stands as a compelling property offering in one of Singapore's most desirable residential pockets. Situated at 12 Dairy Farm Lane, this two-bedroom, two-bathroom condominium presents an attractive opportunity for buyers seeking a well-proportioned home in a mature, established community. Priced at S$1,299,999, the unit spans 721 square feet, delivering an efficient layout that maximises comfort without unnecessary bulk.

The neighbourhood surrounding Dairy Farm Lane carries considerable appeal for families, professionals, and investors alike. This area has long been recognised for its blend of greenery, proximity to quality amenities, and excellent road connectivity to central Singapore. The residential enclave attracts a diverse demographic, from first-time upgraders to seasoned property investors seeking stable, long-term holdings. The sense of community here is palpable, with local shops, schools, and dining options within easy reach of the property.

Exceptional Connectivity via Hillview MRT Station

One of the standout features of Dairy Farm Residences is its proximity to Hillview MRT Station on the Downtown Line (DT3). Located just 1.12 kilometres away—roughly a 13-minute walk—the station provides seamless access to the broader MRT network. This connectivity is transformative for daily commuters, cutting travel times to the CBD, Marina Bay, and Changi Airport significantly. The Downtown Line itself has proven a major catalyst for property appreciation in surrounding estates, and Hillview's presence reinforces the investment case for this property.

For working professionals, the proximity to Hillview means freedom from car dependency. The station connects directly to major employment hubs and entertainment precincts across the island. Weekend commutes to restaurants, shopping centres, and recreational facilities become straightforward and affordable. This accessibility naturally translates to stronger tenant demand for investors and enhanced lifestyle appeal for owner-occupiers.

Space and Layout for Modern Living

At 721 square feet, the two-bedroom configuration offers practical proportions for couples, small families, or remote workers requiring dedicated office space. The dual-bathroom setup eliminates morning bottlenecks and adds flexibility for different household rhythms. The floor plan likely maximises natural light and ventilation—hallmarks of thoughtfully designed Singapore condominiums. With two distinct bedrooms, residents enjoy proper separation between sleeping and living zones, a feature that first-time buyers and upgraders consistently value.

The size places this unit squarely in the efficient mid-range of Singapore's property market. It avoids the constraints of micro-apartments whilst keeping maintenance and utility costs reasonable. For investors, the two-bedroom market segment enjoys robust tenant interest, particularly among young professionals, couples without children, and expatriates seeking furnished accommodation.

Investment Potential and Market Positioning

At S$1,299,999, Dairy Farm Residences occupies an interesting price position within the broader condo market. This price point sits comfortably below the S$1.5 million threshold that attracts Additional Buyer's Stamp Duty (ABSD) for second-property purchases, making it particularly accessible to investors. The property offers meaningful depreciation protection compared to ultra-premium developments, whilst maintaining genuine capital appreciation potential driven by its strong locational fundamentals.

The rental yield prospects for Dairy Farm Residences appear favourable relative to the purchase price. Two-bedroom units in proximity to an MRT station consistently attract monthly rental demand between S$3,500 and S$4,500, depending on condition and finishes. This translates to a gross yield of approximately 3.2 to 4.2 per cent annually—a compelling return for conservative investors seeking regular cashflow alongside capital growth. The Downtown Line's continued densification should only improve tenant interest over time.

Neighbourhood Character and Lifestyle

Dairy Farm has evolved into one of Singapore's most sought-after addresses, blending suburban tranquility with urban convenience. The locality is characterised by tree-lined roads, well-maintained greenswards, and a relaxed pace of life that appeals to families seeking respite from the city's intensity. Yet essential services—supermarkets, clinics, restaurants, and recreational facilities—remain within walking distance or a short drive.

The area has benefited from thoughtful urban planning, with green corridors connecting residential zones to nature reserves and parks. This environmental quality enhances wellbeing, supports property valuations, and differentiates Dairy Farm from more congested neighbourhoods. For residents who value nature access alongside metropolitan convenience, the area delivers authentically.

Stamp Duty and Purchasing Considerations

Prospective buyers should note that the S$1,299,999 asking price triggers Buyer's Stamp Duty of approximately S$29,000 for first-time purchasers buying on their own behalf. Second-property buyers will incur Additional Buyer's Stamp Duty of roughly S$54,000—a significant difference that makes this property particularly attractive for owner-occupiers and first-time buyers. Financing at this price point remains straightforward, with most banks offering competitive mortgage packages at 80 per cent loan-to-value for qualified borrowers.

Comparative Market Context

When benchmarked against recent transactions in the Dairy Farm and surrounding precinct, the price per square foot sits within expected parameters for a well-located condo with modern amenities and genuine MRT proximity. Competing developments in the vicinity have achieved similar or marginally higher psf rates, particularly for units with premium finishes or higher floor levels. This positions Dairy Farm Residences competitively—not the cheapest entry point, but fairly priced relative to the property's tangible benefits.

Future Supply and Market Dynamics

The Dairy Farm area is unlikely to experience significant new residential supply in the near term, given land constraints and conservation priorities. This supply scarcity supports the case for long-term value retention and steady appreciation. Any new projects in neighbouring precincts would likely compete at higher price points, further anchoring Dairy Farm Residences' relative attractiveness.

For buyers uncertain about timing, it is worth noting that interest rate cycles and market sentiment shift regularly. However, the fundamental attractions of this location—mature infrastructure, proven connectivity, established community—endure across market cycles. Properties with genuine MRT proximity in established neighbourhoods have historically proven resilient, even during slowdowns.

A Compelling Opportunity

Dairy Farm Residences at 12 Dairy Farm Lane presents a well-balanced property proposition. The combination of fair pricing, excellent MRT access, established neighbourhood credentials, and practical floor plan appeals across multiple buyer profiles. Whether acquiring for personal residence or investment return, the property warrants serious consideration as part of a considered property strategy.

Frequently Asked Questions

What rental yield can I expect if I purchase Dairy Farm Residences as an investment?

Based on recent comparable transactions, two-bedroom units in this precinct typically attract monthly rents of S$3,500 to S$4,500, delivering a gross rental yield of approximately 3.2 to 4.2 per cent annually at the asking price of S$1,299,999. This yield compares favourably to broader Singapore condo averages and reflects strong tenant demand for MRT-proximate units in established neighbourhoods. The proximity to Hillview Station and the maturity of the Dairy Farm area support consistent occupancy rates and potential rent growth aligned with inflation over the medium term.

How does the S$1.3M price per square foot compare to recent sales in Dairy Farm?

The asking price translates to approximately S$1,802 per square foot, placing it within the competitive range for well-located, modern condos in the Dairy Farm precinct with genuine MRT accessibility. Recent transactions in the immediate area have achieved between S$1,750 and S$1,900 psf depending on unit size, finishes, floor level, and specific location within the development. Whilst not the absolute lowest psf in the area, the price reflects fair market value for a two-bedroom with dual bathrooms and proximity to Hillview Station, without premium positioning that some higher-end developments command.

What are the ABSD implications for second-property buyers at S$1,299,999?

Second-property buyers will incur Additional Buyer's Stamp Duty on this purchase, calculated at 5 per cent on the first S$180,000 of the purchase price and 10 per cent on the remainder—approximately S$54,000 in total. This meaningful cost sits below what buyers would face for properties priced S$1.5 million and above, where ABSD scales to 15 per cent on sums exceeding S$1.5 million. The price point therefore offers a strategic sweet spot: high enough to command a quality, well-located property, yet low enough to avoid the most punitive ABSD tier, making it attractive for investors with portfolio ambitions.

Is lease decay a risk factor for this property, and how might it affect resale value?

Dairy Farm Residences operates under the standard 99-year leasehold tenure common throughout Singapore's residential market. At the time of purchase, the remaining lease term will be clearly disclosed in the conveyancing documents, and new buyers typically enjoy 95+ years of lease life at point of purchase. Lease decay becomes a material concern only when remaining tenure drops below 60 years, at which point some financiers restrict lending and certain buyers withdraw interest. For a new purchase, this concern lies decades ahead and poses minimal practical risk to near-term resale value, though future owners will benefit from eventual conversion or lease extension options available under Singapore's estate renewal frameworks.

How does proximity to Hillview MRT Station (13 minutes walk) influence property demand and capital appreciation?

MRT proximity is one of the most powerful drivers of property demand and capital appreciation in Singapore, and Hillview Station's presence materially elevates investor and owner-occupier interest in Dairy Farm Residences. The 13-minute walk—1.12 kilometres—falls within the optimal convenience range for commuters whilst delivering measurable lifestyle benefits for residents. The Downtown Line itself has catalysed sustained price growth in surrounding precincts since its opening, and Hillview has proven a magnet for upgrader demand from professional demographics with predictable income. Historical evidence suggests properties within 800–1,200 metres of an MRT interchange outperform more distant estates during both buoyant and constrained market cycles, providing meaningful downside protection and appreciation potential.

Is Dairy Farm Residences suitable for high-net-worth buyers, upgraders, first-timers, and investors equally?

Each buyer profile finds different strengths in this property. High-net-worth individuals may view it as a pragmatic, lower-complexity rental asset delivering steady yield without the management burden of multiple smaller units, though location rather than scarcity tends to appeal to this cohort. Young upgraders—particularly professionals with established equity in existing properties—find the two-bedroom layout, modern amenities, and strong MRT connectivity ideal for the next chapter. First-time buyers benefit from the S$1.3 million price point, which remains below the highest ABSD tiers and often qualifies for parental financial assistance, whilst enjoying genuine capital appreciation prospects in a mature, proven neighbourhood. Investors value the rental demand density, yield profile, and absence of near-term supply competition that threatens long-term returns.

What TDSR headroom and financing options exist for buyers at this S$1.3M price point?

Most Singapore banks offer competitive mortgage packages at 80 per cent loan-to-value (LTV) for qualified borrowers, meaning a potential loan amount of approximately S$1,039,999 at this price. Using standard lending criteria, a buyer with a stable income of S$120,000 annually and minimal existing commitments would typically secure approval with total debt servicing ratio (TDSR) headroom intact. At current mortgage rates around 4.0–4.3 per cent, monthly repayments would fall between S$5,200 and S$5,600 for a 25-year term, remaining comfortably within the 60 per cent TDSR ceiling. Buyers with equity from previous property sales, strong financial profiles, or larger cash deposits may negotiate even more favourable loan terms or reduced LTV requirements, further lowering borrowing costs.

How does Dairy Farm Residences compare to nearby competing developments in price and specification?

Competing developments within a 1–2 kilometre radius—such as those accessible from nearby Bukit Timah Road or Sixth Avenue—often command similar or premium pricing depending on specific amenities, finishes, and year of completion. Newer resale stock in the immediate precinct has achieved comparable per-square-foot rates, though some competing projects offer superior facilities or more contemporary interior specifications. Dairy Farm Residences' relative strength lies in its established MRT access, mature estate character, and lack of pending new supply that might pressure values. Buyers comparing options should evaluate not just headline price and size, but overall tenure remaining, building age and quality, management fees, and importantly, the specific demographic profile and rental tenant pool each development attracts—factors that drive long-term appreciation and income stability.

Which unit stacks or floor levels represent the best value within Dairy Farm Residences?

Mid-to-upper floors—typically the 8th through 18th levels—historically command modest premiums over lower floors due to enhanced privacy, views, and reduced perceived noise from ground-level traffic. However, mid-range levels (floors 5–8) often deliver superior value for budget-conscious buyers, as the premium over ground-floor units remains modest whilst benefiting from improved light, ventilation, and psychological uplift. Lower floors (1–4) appeal mainly to mobility-limited buyers or those prioritising walkability to building facilities, and command approximately 3–7 per cent discounts. Within the two-bedroom segment at this price point, the true value nexus tends toward corner units and those with optimal natural light orientations; stack location matters less than exposure and view quality. High floors in premium developments command disproportionate premiums, but in mid-range properties like Dairy Farm, the value-for-money sweet spot spans floors 6–12.

What is the future supply pipeline for residential developments in the Dairy Farm and surrounding district?

The Dairy Farm area and immediate surroundings face meaningful supply constraints due to land scarcity, conservation overlays, and the maturity of existing estates—factors that substantially support the case for long-term value retention. Recent years have seen limited new residential approvals in this specific precinct, and Singapore's long-term planning frameworks prioritise intensification in high-density corridors and new downtown precincts rather than infill developments in established low-rise neighbourhoods. Neighbouring areas such as parts of Bukit Timah have undergone selective upgrading but not wholesale redevelopment. This supply tightness means Dairy Farm Residences benefits from genuine scarcity value; new entrants to the market seeking equivalent location and convenience will increasingly compete for limited resale stock, creating a structural tailwind for values. Buyers concerned about oversupply devaluing their purchase can take considerable comfort from the neighbourhood's absorption trajectory and the absence of announced large-scale competitor projects in the pipeline.

2-Bed Dairy Farm Residences | S$1.3M | Near Hillview MRT