Type

Units

Min Area

Price Range

2 BR

592 sqft

S$1.5XM – S$1.7XM

Property Highlights

2-bed, 1-bath unit at S$1,699,000 offering 592 sqft of living space in a prime Derbyshire Road location
Just 7 minutes walk (550m) from NS20 Novena MRT Station, placing it within Singapore's central business corridor
Compact mid-range condominium suited to upgraders, young professionals, and investor-owner occupiers seeking accessibility
Strategic positioning near multiple amenities, healthcare facilities, and employment hubs across the island
Strong rental demand potential due to proximity to transport infrastructure and established residential neighbourhood

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Ref: 500148824

Fyve Derbyshire: A Thoughtfully Positioned 2-Bedroom Condominium Near Novena

Located at 5 Derbyshire Road, Fyve Derbyshire presents a compelling option for property seekers looking to acquire a manageable-sized residence in an established part of Singapore's central-east corridor. Priced at S$1,699,000, this 2-bedroom, 1-bathroom unit spans 592 square feet, making it an efficient layout for couples, small families, or investors targeting owner-occupied rental markets.

Proximity to Transport and Connectivity

One of the property's defining strengths lies in its exceptional proximity to public transport infrastructure. Novena MRT Station (NS20) sits just 7 minutes away on foot—a distance of roughly 550 metres—positioning Fyve Derbyshire within easy reach of the North-South Line's extensive network. This accessibility fundamentally shapes the property's appeal, as residents and tenants gain rapid connection to the city centre, employment zones in the Orchard and Central Business District, and southern corridors through Tanjong Pagar and beyond.

The walkability factor cannot be overstated in modern Singapore property valuation. Properties within this distance bracket from MRT stations consistently command higher rental yields and attract a broader base of tenant enquiries. Whether purchased for personal occupation or investment purposes, the 7-minute walk translates directly into tenant confidence and ease of daily commuting.

Neighbourhood Character and Amenities

Derbyshire Road occupies a well-established residential precinct characterised by a mix of older landed properties, purpose-built condominiums, and converted conservation shophouses. The area benefits from mature green cover, proximity to local dining and retail venues, and access to larger shopping nodes such as Novena Square nearby. Medical facilities, including private and restructured polyclinics, are accessible within 10 minutes by foot or short vehicle journeys, a factor increasingly valued by owner-occupiers and health-conscious investors.

The neighbourhood strikes a balance between convenience and relative quietness when compared to more intensively developed zones like Orchard or Marina Bay. This positioning appeals particularly to upgraders seeking a step up from younger-profile developments whilst maintaining connectivity to urban centres.

Unit Configuration and Space Efficiency

At 592 square feet, the 2-bedroom layout represents a lean but functional distribution of living quarters. This size point positions the unit as accessible to first-time upgraders and investor-owner occupiers who may not require sprawling communal spaces or oversized master suites. The single bathroom is standard for this bedroom count and price bracket across the Singapore market.

Space efficiency in this footprint demands thoughtful interior planning—however, the moderate quantum allows for flexible furniture arrangements and does not impose the density constraints of sub-500 sqft studios. Tenants renting such units typically value the dual-bedroom flexibility, particularly young working professionals sharing accommodation or small families with one young child.

Investment Considerations and Market Positioning

From an investment standpoint, Fyve Derbyshire's valuation of S$1,699,000 places it within mid-tier condominium territory. At approximately S$2,869 per square foot, the property sits at a reasonable premium to older, smaller developments further from MRT stations, yet remains accessible to investors without ultra-high net worth profiles. The MRT proximity and established neighbourhood reputation should provide a stable foundation for capital preservation and modest capital appreciation over a 5–10 year holding period.

Rental demand in the Novena–Derbyshire Road micro-location remains robust, driven by corporate relocations, expatriate assignments, and local tenant flows seeking convenience without premium pricing. A 2-bedroom unit of this size can expect average monthly rents in the range of S$3,200 to S$3,600, depending on condition, unit orientation, and floor level—suggesting gross rental yields of approximately 2.3 to 2.5 per cent annually, competitive within the broader condominium market for comparable accessibility and location profile.

Buyer Profiles and Suitability

The property suits multiple buyer archetypes. Young professionals upgrading from HDB flats or small apartments find the space manageable and the location ideal for commuting. Investor-owner occupiers appreciate the balance of space, rent-generating potential, and accessible entry price point. Downsizers from larger landed properties may view the unit as a lock-and-leave option within a secure, managed environment. However, the 592-sqft footprint is unlikely to appeal to families with multiple school-age children or buyers seeking significant entertaining space.

Financing headroom at this price point is typically generous for buyers with stable income and existing housing loan tenure. A mortgage of approximately S$1,350,000 (80 per cent LTV) would generate monthly instalments around S$6,500–S$7,000 at current interest rates, comfortably within the debt service ratio thresholds for professional-grade earners. Buyers should factor in additional Board of Directors approval timelines and legal fees of 1–1.5 per cent of purchase price.

Future Supply and Market Dynamics in the Eastern Corridor

The Novena–Derbyshire Road pocket has seen limited new supply in recent years, as land scarcity and conservation overlay restrictions limit redevelopment potential. Older condominium stock in this zone tends to appreciate modestly relative to newer developments further out, reinforced by the proximity-to-MRT premium. Future residential pipeline activity is more likely to concentrate on larger transformation projects in adjacent areas—such as the Bidadari precinct to the north—rather than intensification of this particular micro-location.

This supply constraint indirectly supports price resilience for existing units like Fyve Derbyshire, as new competing stock will not substantially enlarge the local offering. However, buyers should remain cognisant of lease decay risk should the property hold a leasehold tenure below 99 years remaining, as this directly impacts future salability and valuation trajectory beyond a 30–40 year horizon.

Final Perspective

Fyve Derbyshire at 5 Derbyshire Road represents a pragmatic acquisition for buyers prioritising convenience, connectivity, and manageable outgoings over absolute size. The S$1,699,000 price point, 2-bedroom configuration, and 550-metre proximity to Novena MRT Station create a coherent value proposition within Singapore's mid-tier condominium landscape. Whether pursuing owner-occupation or investment, prospective buyers should conduct standard due diligence on building condition, management quality, and leasehold tenure before committing.

Frequently Asked Questions

What is the estimated rental yield if I buy Fyve Derbyshire as an investment?

At the S$1,699,000 purchase price and current market rents for comparable 2-bedroom units in this location, a gross rental yield of approximately 2.3 to 2.5 per cent annually is realistic. This translates to monthly rents in the region of S$3,200 to S$3,600, depending on unit condition, floor level, and exact orientation. The yield sits in the mid-range for central Singapore condominiums, reflecting the accessible entry price and strong tenant demand generated by the Novena MRT proximity. Investors should factor in management fees (typically 0.1–0.15 per cent of property value annually), property tax, and allowances for vacancy periods when calculating net returns.

How does the S$1,699,000 price compare to recent per-square-foot transactions in Derbyshire Road and Novena?

At approximately S$2,869 per square foot, Fyve Derbyshire sits at a reasonable mid-market level for this micro-location. Recent comparable transactions for 2-bedroom units within 10 minutes of Novena MRT have ranged between S$2,600 and S$3,200 psf, depending on building age, unit condition, and exact tenure remaining. Older developments slightly further from the station trade at S$2,400–S$2,700 psf, whilst newer or premium-positioned stock commands S$3,000–S$3,500 psf. The asking price reflects fair value for an established condominium with excellent transport connectivity and a mature residential setting.

What are the Additional Buyer's Stamp Duty (ABSD) implications if I buy this as a second property?

As a second residential property purchase, ABSD applies at the following rates: 15 per cent on the first S$180,000 of the purchase price, and 20 per cent on the remainder. For Fyve Derbyshire at S$1,699,000, total ABSD liability would be approximately S$329,800, materially increasing your true acquisition cost. This brings total outgoings—inclusive of legal fees, survey, and searches—to roughly S$1,715,000. Second-property buyers should carefully model the cash impact and consider whether the rental yield justifies the additional ABSD burden. First-time buyers purchasing their primary residence incur no ABSD, making this acquisition considerably more cost-effective for owner-occupiers.

What is the lease decay risk, and how might it affect future resale value?

Lease decay risk depends entirely on the lease remaining on the property at purchase; the listing does not specify this tenure. If Fyve Derbyshire is a 99-year leasehold unit with the full term intact, long-term resale value should remain stable across a 20–30 year holding period. However, if the lease has already decayed to below 85 years, valuation may begin contracting as the property approaches the point where most financial institutions restrict lending (typically below 60 years remaining). Properties with less than 40 years on the lease face acute buyer resistance and potential 30–40 per cent valuation discounts relative to similar units with longer tenures. Prospective buyers must obtain a full tenure report from legal counsel and factor in potential lease extension costs (if applicable under law) before proceeding.

How does proximity to Novena MRT Station affect demand and capital appreciation?

The 550-metre (7-minute walk) distance to Novena MRT represents a premium location factor in Singapore's property market, directly underpinning both rental demand and buyer interest. Properties within this radius typically command 10–15 per cent appreciation premiums relative to similar units 1–2 km further out. The North-South Line's connectivity to central employment zones, shopping precincts, and city-wide transport interchange creates sustained tenant demand, particularly from young professionals and corporate assignees who prioritise commute efficiency. Capital appreciation for Fyve Derbyshire is likely to track broader condominium indices (typically 2–3 per cent annually) with the MRT proximity acting as a stabilising factor during market slowdowns. However, this location will not deliver outsized gains; buyer expectations should remain anchored to moderate, steady appreciation rather than speculative upside.

Which buyer profiles is Fyve Derbyshire best suited to, and why?

This property appeals to several distinct buyer archetypes. Young professional upgraders moving from HDB or smaller rented apartments value the space efficiency, managed environment, and convenient MRT access for daily commuting. Owner-occupied investors seeking stable rental income find the S$1,699,000 entry price and projected 2.3–2.5 per cent yield attractive relative to ultra-prime developments. Couples without young children appreciate the dual-bedroom flexibility for home office and guest accommodation. Conversely, the 592-sqft footprint is less suitable for families with multiple school-age children, buyers requiring significant entertaining space, or high-net-worth individuals accustomed to luxury finishes and expansive layouts. First-time buyers may find the entry price slightly elevated compared to new launch subsidised options, though the established neighbourhood and proven rental demand offer reassurance.

What are my financing options and TDSR headroom at the S$1,699,000 price point?

At this price, most banks will offer up to 80 per cent LTV (S$1,359,200 maximum loan amount) to qualified buyers, with interest rates typically 3.0–3.3 per cent above the 3-month SIBOR benchmark. A mortgage of S$1,350,000 financed over 30 years would generate monthly instalments of approximately S$6,500–S$7,000 depending on exact rate and tenure. For buyers with combined household incomes of S$12,000–S$15,000 monthly, this instalment sits comfortably within the TDSR ceiling (maximum 55 per cent of gross income), leaving headroom of S$1,200–S$1,500 after other obligations. Professional earners with stable tenure and clean credit profiles should encounter no financing obstacles. Buyers must account for insurance, property tax (approximately S$600–S$800 annually), and management fees (typically S$400–S$550 monthly) when stress-testing affordability.

How does Fyve Derbyshire compare to nearby competing developments in the Novena area?

Within the immediate 1-km radius, comparable developments include older condominiums such as Novena Heights and Novena Regency, which trade at broadly similar price levels but often with larger unit sizes (800–1,000 sqft) at proportionally higher costs. Newer developments further afield (2–3 km from Novena MRT) command lower per-sqft pricing (S$2,400–S$2,600 psf) but sacrifice the walkability premium. Premium developments like Ardmore Residence and properties along River Valley command S$3,500–S$4,500 psf but target distinctly wealthier demographics. Fyve Derbyshire's S$2,869 psf positioning sits squarely in the value segment for MRT-proximate 2-bedroom stock, offering better accessibility than suburban options whilst remaining considerably more affordable than ultra-central addresses. The established building reputation and neighbourhood stability provide consistent resale and rental demand without the volatility of newer, untested projects.

Which floor level or unit stack offers the best value and lifestyle at Fyve Derbyshire?

Lower floors (1st–3rd level) typically command 5–10 per cent discounts relative to mid-stack units, yet exposure to street noise and reduced natural light may impact liveability for owner-occupiers; these are best suited to investment buyers prioritising yield. Mid-stack units (4th–8th floor) represent the optimal balance—commanding moderate premiums whilst offering excellent natural ventilation, reduced street-level noise, and psychological benefits of elevation without the premium pricing of higher floors. Upper-stack units (9th floor and above) attract 10–15 per cent premiums, justified by superior views, enhanced privacy, and stronger tenant appeal, making them attractive to both owner-occupiers seeking lifestyle premium and investors targeting professional tenant segments. Units facing the quieter Derbyshire Road side (if not fronting main thoroughfares) command subtle premiums over rear-facing units. Prospective buyers should inspect multiple stacks and orientations before deciding, as the 592-sqft footprint makes orientation and floor level disproportionately impactful to daily living comfort.

What is the future supply pipeline in the Novena and Eastern Corridor districts, and how will it affect resale demand?

The Novena–Derbyshire Road micro-location is constrained by limited developable land and heritage conservation overlays, meaning new high-density residential supply is unlikely to emerge in the immediate vicinity over the next 10 years. The broader Eastern Corridor's future growth is more concentrated on larger transformations—such as the Bidadari New Town project further north and potential rejuvenation of industrial precincts near Paya Lebar—rather than intensive infill development in established residential pockets. This scarcity supports Fyve Derbyshire's long-term valuation resilience, as competing new-launch supply will not substantially inflate buyer choice in this exact location. However, if larger mixed-use or residential developments activate within 2–3 km, they may siphon some tenant and buyer interest toward newer product, necessitating modest rental adjustments to remain competitive. Overall, the limited pipeline is a net positive for existing stock like Fyve Derbyshire, supporting steady appreciation and sustained tenant demand over a 5–15 year investment horizon.

Fyve Derbyshire 2-Bed Condo S$1.7M, Near Novena MRT