Type

Units

Min Area

Price Range

1 BR

549 sqft

From S$1.1XM

Property Highlights

Prime 1-bedroom apartment at The Clift in the heart of Telok Ayer, just 4 minutes' walk from MRT
Compact 549 sqft layout offering excellent value in one of Singapore's most sought-after districts
Strong potential for capital appreciation given proximity to business hubs and cultural landmarks
Ideal entry point for upgraders and investors seeking central location with rental demand
S$1.1 million price point reflects mature development in established urban neighbourhood

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Ref: 500066982

The Clift: A Smart Urban Investment on McCallum Street

Situated at 21 McCallum Street, The Clift presents a compelling opportunity for buyers seeking a well-positioned residence in Singapore's dynamic Telok Ayer precinct. This one-bedroom, one-bathroom apartment spans 549 square feet, offering an efficient floor plan designed for contemporary urban living. At S$1,100,000, the property represents a substantial investment that warrants careful consideration within the context of the local property market and broader investment landscape.

Location Advantage: Proximity to Telok Ayer MRT

The property's most significant asset is its exceptional accessibility. Located merely 350 metres from Telok Ayer MRT Station (DT18), residents enjoy a brisk four-minute walk to the Downtown Line. This proximity transforms commuting patterns, making the address particularly attractive to professionals working across the island. The Downtown Line's strategic connectivity to the CBD, HarbourFront, and eastern corridors ensures that occupants can reach major employment hubs with minimal friction.

Telok Ayer Station itself has become increasingly important following the completion of the Cross Island Line extensions and ongoing transport infrastructure improvements. The neighbourhood's status as a transit-oriented development node enhances both rental yield prospects and long-term capital appreciation potential for property owners.

Neighbourhood Character and Surroundings

McCallum Street occupies a distinctive corner of Singapore's urban landscape. The Telok Ayer area blends heritage conservation with contemporary development, hosting a mix of restored shophouses, specialist dining establishments, and growing commercial activity. This cultural richness provides a distinctive living experience whilst maintaining strong commercial viability. The neighbourhood has attracted significant interest from both domestic and foreign investors seeking properties with intrinsic character and development potential.

The immediate surroundings feature established businesses, cultural attractions, and lifestyle amenities that appeal to discerning residents. The area's maturity and stable tenant base make it an attractive proposition for investors focused on yield generation and capital preservation.

Space and Layout Considerations

At 549 square feet, The Clift's apartment offers a functional configuration suited to single professionals, young couples, or investors acquiring for rental income. The single-bedroom structure maximises efficiency whilst maintaining separation between living and sleeping zones. The inclusion of one full bathroom supports modern lifestyle expectations for this property category. For buyers accustomed to larger suburban layouts, the compact footprint demands thoughtful furnishing and space planning, though the trade-off provides proximity to urban amenities and transport connectivity that traditional landed properties cannot offer.

Investment Perspective and Market Position

The S$1,100,000 asking price positions this property within Singapore's mid-range residential segment, reflecting both its strategic location and mature development status. The price point deserves evaluation against comparable transactions in the Telok Ayer, Raffles Place, and Boat Quay vicinities, where properties command varying premiums based on view corridors, unit exposure, and specific amenities. Prospective investors should commission professional valuations and review recent transactional data to establish whether this asset offers value relative to nearby alternatives.

The property's suitability extends across multiple buyer profiles. High-net-worth individuals seeking a compact pied-à-terre appreciate the location's prestige and accessibility. Upgraders transitioning from HDB flats to private residential property find the price point achievable, particularly with assistance from available financing options. First-time private property buyers may view the purchase as an entry point to private ownership, though they should carefully assess affordability relative to their household finances. Property investors focused on rental income can evaluate the unit's potential yield, considering local rental rates and tenant demand patterns specific to the Telok Ayer micromarket.

Financial Implications for Different Buyer Categories

First-time property buyers obtaining property from the open market will face standard financing conditions, with most banks offering 75–80% loan-to-value ratios for residential purchases at this price tier. The monthly debt servicing commitment requires careful evaluation against household income, ensuring compliance with the Total Debt Servicing Ratio (TDSR) framework. Buyers should engage financial advisers to model various mortgage scenarios and stress-test their servicing capacity against potential interest rate increases.

Additional Property Buyers (APBs) purchasing this property as a second or subsequent residence will encounter Additional Buyer's Stamp Duty (ABSD) obligations. At the current price point, ABSD rates apply progressively, adding meaningfully to the total acquisition cost. APBs should engage tax specialists to understand their complete tax exposure, including ABSD, stamp duty, and future ownership implications before committing to purchase.

Rental Yield and Investment Returns

For investors, the property's rental potential depends on prevailing market conditions and comparable unit yields in the Telok Ayer precinct. One-bedroom apartments in well-connected locations typically achieve rental absorption relatively quickly, with tenant profiles ranging from young professionals to expatriate workers on short-term assignments. Investors should research recent leasing transactions in the development and surrounding buildings to establish realistic yield expectations, factoring in property taxes, maintenance contributions, and potential vacancy periods.

Lease Maturity and Long-Term Ownership Considerations

Prospective buyers must ascertain the property's lease tenure and remaining lease duration, as this materially affects both financing approval and future resale value. Singapore's property market values lease longevity highly; properties with shorter remaining terms face increasing difficulty obtaining institutional financing and typically experience capital value compression in later lease years. Buyers should obtain a complete property particulars report from their legal representatives, confirming lease commencement date, lease length, and any renewal provisions or conditions affecting long-term ownership security.

Market Context and Future Supply Outlook

The Telok Ayer precinct and adjacent areas continue experiencing measured development activity. The district's conservation status and planning constraints limit aggressive new supply, which supports existing property valuations. However, the wider CBD region benefits from ongoing commercial expansion, potentially attracting additional residential development in nearby locations. Buyers should monitor Government Land Sales (GLS) schedules and Urban Redevelopment Authority announcements regarding future residential projects that might affect local supply-demand dynamics and long-term appreciation prospects.

Practical Acquisition Process

Acquiring this property requires engagement with qualified legal representatives to manage conveyancing, due diligence, and regulatory compliance. Buyers should commission professional property inspections, obtain satisfactory financing commitments in writing before exchanging contracts, and carefully review all ancillary documentation including management regulations and developer warranty provisions. The acquisition timeline typically spans 8–12 weeks from offer acceptance through completion, allowing adequate time for thorough investigation and preparation.

The Clift apartment at 21 McCallum Street represents a strategically positioned property that merits serious consideration from buyers seeking central-location living, investment returns, or a combination thereof. Success depends on individual circumstances, financial capacity, and long-term ownership objectives.

Frequently Asked Questions

What rental yield can an investor expect from this 1-bedroom apartment at The Clift?

Rental yield depends on prevailing market conditions in the Telok Ayer precinct, but one-bedroom apartments in well-connected central locations typically achieve gross yields of 3–4% annually, depending on lease configuration and tenant demand. At S$1.1 million purchase price, this translates to approximately S$33,000–44,000 in annual rental income before expenses. Investors should research recent comparable leasing transactions in the immediate vicinity to establish realistic expectations, as Telok Ayer benefits from strong professional worker demand, though tenant retention and vacancy cycles require careful financial modelling. Engaged investors may contact local managing agents to review specific unit leasing history and prevailing rental rates for identical floor plans.

How does this S$1.1M property price compare to recent price-per-square-foot transactions in Telok Ayer?

At S$1,100,000 for 549 square feet, this property achieves a per-square-foot price of approximately S$2,005 psf, which represents a moderate premium compared to broader CBD pricing but must be evaluated against specific micromarket comparables. Recent transactions in the Telok Ayer area and nearby Central Business District locations show psf values ranging from S$1,800–2,400 depending on unit configuration, amenity tier, and view corridor quality. Buyers seeking to validate this asking price should commission professional valuations and review transactional data from the Urban Redevelopment Authority's Real Estate Information System (REALIS) for properties of similar vintage and location. The apparent pricing may reflect either good value relative to comparable alternatives or a premium warranting negotiation, depending on specific unit attributes.

What ABSD obligations apply if this is my second property purchase?

Additional Property Buyers acquiring this S$1,100,000 property as a second or subsequent residential purchase face progressive ABSD rates applied to the purchase price. For second property acquisitions, the ABSD rate begins at 15% and increases incrementally, potentially reaching 20% or higher depending on the number of existing properties and timing of acquisition. This means the buyer would remit between S$165,000 and S$220,000 in ABSD alone, substantially increasing the total acquisition cost beyond the headline purchase price. APBs should factor ABSD obligations into their financial planning, as the duty significantly impacts overall investment returns and borrowing capacity. Engagement with a property tax specialist is advisable to understand the precise ABSD exposure applicable to individual circumstances and to explore any available exemptions or timing considerations.

What is the lease maturity risk, and how does remaining lease duration affect future resale value?

Singapore's property market demonstrates strong lease-length sensitivity; properties with declining lease tenure face progressively compressed capital values and reduced financing availability. A property currently holding 97 years remaining lease tenure may face marginal decay during early years, but accelerated value compression typically occurs once lease falls below 80 years, and dramatic write-downs emerge below 60 years. The buyer must ascertain the exact lease commencement date and remaining duration before purchase, as this materially affects both institutional lending approval (many banks decline financing properties below 70 years remaining) and future buyer demand. For mid-lease properties, prospective purchasers should evaluate lease renewal provisions, enfranchisement timelines, and historical case studies of similar properties to model realistic long-term appreciation scenarios. Professional valuation firms can provide lease-adjusted valuation models illustrating depreciation trajectory.

How does proximity to Telok Ayer MRT Station (4 mins, 350m) affect property demand and capital appreciation?

Proximity to Telok Ayer MRT Station represents a powerful demand driver and capital appreciation catalyst, particularly given the station's strategic position on the Downtown Line connecting directly to Raffles Place, Marina Bay, and eastern growth corridors. Properties within 400 metres of MRT stations historically command 10–20% premiums compared to non-transit-adjacent counterparts, reflecting reduced commute friction and broader accessibility. The four-minute walking distance positions this property in the optimal range for both daily commuters and investors seeking high tenant absorption rates. Ongoing transport infrastructure improvements, including Cross Island Line developments and potential future enhancements, suggest sustained demand pressure and long-term value appreciation for MRT-proximate properties. For investors targeting rental yield, MRT proximity directly translates to improved tenant quality, reduced vacancy risk, and justifiable rental rate premiums.

Is this property suitable for first-time private property buyers, and what affordability factors should I consider?

First-time private property buyers can find this property suitable as an entry point to private ownership, given the S$1,100,000 price point positions it below the higher-tier luxury segment whilst remaining above entry-level HDB resale values. However, affordability requires careful household income assessment; buyers will typically need gross household income of S$180,000–250,000 annually to service a S$880,000 mortgage (80% LTV) comfortably within TDSR constraints, accounting for existing liabilities. First-timers benefit from standard financing terms (75–80% LTV) without ABSD obligations, making the acquisition structurally simpler than for additional property buyers. The compact 549 sqft footprint suits young professionals and couples without dependants, though space limitations may prove constraining for growing families. First-timers should engage financial advisers early to stress-test affordability, understand total ownership costs including property taxes and maintenance, and confirm realistic monthly servicing capacity before committing to offer.

What are the TDSR implications and available financing headroom at this S$1.1M price point?

The Total Debt Servicing Ratio (TDSR) framework imposes a maximum 60% debt servicing ratio on borrowers; for this property, a buyer financing S$880,000 at prevailing rates (approximately 4.5% p.a. for a 30-year mortgage) would require monthly servicing of approximately S$4,450. To remain within TDSR limits, the household must demonstrate gross monthly income of at least S$7,400, translating to approximately S$89,000 annual income at minimum. For comfortable servicing with buffer capacity against interest rate rises, lenders typically stress-test at 7–8% rates, potentially increasing monthly obligations to S$6,000–6,500 and requiring household income of S$130,000+ annually. Buyers carrying existing debts (auto loans, credit cards, student loans) face compressed financing capacity, as TDSR encompasses all liabilities. Most institutional lenders will approve up to 80% LTV for residential properties at this price tier, though loan officers evaluate individual credit profiles, income stability, and employment continuity independently.

How does The Clift compare to competing developments in nearby Telok Ayer, Raffles Place, and Boat Quay?

The Clift competes directly against established residential developments in Telok Ayer such as Avant, One Alexandra and comparable projects in nearby Raffles Place and Boat Quay locations. Competing one-bedroom units in similar-vintage developments typically command asking prices ranging from S$950,000–S$1,250,000 depending on view quality, floor level, developer reputation, and specific amenity tiers. Buyers should commission comparative market analyses evaluating view corridors (Boat Quay properties often command premium pricing for river views, whilst Raffles Place offerings benefit from business district proximity), management quality, and maintenance cost structures. The Clift's specific attributes—including floor level, aspect orientation, and included amenities—should be weighed against near-substitutes to establish whether the asking price reflects fair value or requires negotiation. Professional agents in the precinct can provide recent comparable transactional data and market activity metrics specific to floor plate configurations matching the subject property.

Which floor levels or unit stacks offer the best value proposition within The Clift?

Within any residential development, unit positioning significantly affects both valuation and tenant demand; lower floors (ground to 5th levels) typically achieve modest discounts due to reduced view quality and increased street-level noise, whilst upper floors command premiums reflecting superior views, privacy, and prestige perception. Mid-range floors (6th–15th levels approximately) often present optimal value, balancing reasonable pricing against acceptable view quality and privacy. For 1-bedroom units specifically, north-facing aspects may command slight discounts compared to south-facing counterparts, although buyer preferences vary by individual. Corner or end-of-row units typically achieve pricing premiums of 5–10% compared to internal stack positions. Prospective buyers should examine specific unit configurations within The Clift's building design to identify high-value opportunities; units with unusual layouts, structural limitations, or service element proximity may offer acquisition opportunities at negotiated discounts. Engagement with the project's selling agent and historical transactional data will reveal which floor stacks and exposures have demonstrated strongest market demand and price resilience.

What future supply pipeline exists in the Telok Ayer and adjacent districts that could affect property values?

The Telok Ayer precinct's conservation status and tight planning constraints significantly limit new residential supply, which structurally supports existing property values and restricts competitive pressures. However, the broader Central Business District and adjacent Marina Bay areas continue experiencing incremental residential development through mixed-use projects, whereupon new supply could moderately influence local market dynamics. The Urban Redevelopment Authority's conservation strategies and heritage protection frameworks effectively cap development intensity in Telok Ayer proper, though adjacent precincts (Boat Quay, Raffles Place periphery) may experience additional projects. Buyers seeking long-term capital appreciation benefit from supply scarcity; however, they should monitor Government Land Sales announcements and URA planning updates regarding any strategic residential initiatives that might alter demand-supply equilibrium. The overarching CBD rejuvenation strategy and emerging work-from-anywhere trends may introduce subtle shifts in office-to-residential conversion opportunities, potentially influencing future supply and pricing dynamics. Serious property investors should engage strategic consultants reviewing 10-year planning horizons and demographic migration patterns.

Is this property suitable for high-net-worth individuals seeking a strategic urban residence or pied-à-terre?

High-net-worth individuals frequently acquire compact central-location residences as pied-à-terre or strategic urban bases whilst maintaining primary residences elsewhere. The Clift's positioning on McCallum Street, four minutes from Telok Ayer MRT, and within Singapore's most prestigious business district makes it an attractive secondary residence for affluent professionals requiring occasional city access. The S$1.1 million price point remains accessible to HNW acquisition profiles, requiring minimal debt servicing relative to household wealth. HNW buyers typically prioritise location prestige, transport accessibility, and neighbourhood character over space maximisation, making the 549 sqft footprint less concerning than for owner-occupier upgraders. The development's maturity and established neighbourhood appeal to discerning affluent buyers seeking stability and heritage ambiance rather than speculative development plays. For estate planning and wealth diversification objectives, the property offers geographic and asset class diversification within Singapore's core retail prime residential segment. HNW purchasers should engage private bankers and wealth advisers to structure acquisitions tax-efficiently and explore opportunity for portfolio-level property integration.

The Clift 1-bed apartment for S$1.1M at Telok Ayer MRT