Type

Units

Min Area

Price Range

4+ BR

6657 sqft

From S$8.9XM

Property Highlights

Brand-new 2.5-storey semi-detached house with 6 bedrooms and 6 bathrooms in prestigious Serangoon Garden
6,657 sqft of floor space on 3,401 sqft land plot, offering substantial living and development potential
Just 13 minutes from Tavistock MRT (CR10 line), providing excellent connectivity to business districts
Priced at S$8,950,000 with premium positioning in one of Singapore's most established residential enclaves
Contemporary design meets classical neighbourhood character for discerning high-net-worth buyers

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Ref: 500030544

Eminence Semi-Detached Residence: Contemporary Living in Serangoon Garden

The Eminence development presents a striking semi-detached residence in the heart of Serangoon Garden, one of Singapore's most coveted residential addresses. This brand-new 2.5-storey home spans 6,657 square feet of carefully planned living space, rising above a generous 3,401 square foot land parcel that provides both privacy and future flexibility. With six bedrooms and six full bathrooms, the property caters directly to affluent families seeking substantial accommodation without compromise on location or design quality.

Spatial Design and Layout

The residence demonstrates thoughtful spatial planning across its three levels, with floor area distributed to maximise both functionality and aesthetic appeal. The ground level typically encompasses reception areas, formal and informal dining, and a well-equipped kitchen—essential zones that anchor daily living. The first floor houses the master suite along with secondary bedrooms, each served by its own ensuite bathroom, reflecting a luxury residential standard. The upper half-storey provides additional sleeping quarters or flexible multipurpose spaces, allowing residents to adapt the property to their evolving family needs or professional requirements.

Serangoon Garden Location and Neighbourhood Character

Situated in Serangoon Garden, this property benefits from one of Singapore's most established and tightly-knit residential communities. The neighbourhood combines mature landscaping, tree-lined streets, and a distinctly village-like atmosphere whilst maintaining proximity to essential urban amenities. Serangoon Garden's reputation for stability and exclusivity attracts multigenerational family ownership, making it a neighbourhood where properties hold intrinsic value beyond mere market fluctuation. The tree canopy and garden frontages typical of homes in this precinct create an environment substantially removed from high-density urban living, yet without sacrificing accessibility.

Transportation and Connectivity

The property sits approximately 1.05 kilometres from Tavistock MRT Station on the Circle Line (CR10), positioning it for a 13-minute commute to this transport nexus. The Circle Line's strategic routing through central Singapore connects directly to major employment hubs, educational institutions, and commercial centres, making this location particularly attractive for professionals with flexible work arrangements or fixed business addresses in the east or south. The relatively short walking distance to MRT infrastructure means households can reduce car dependency whilst maintaining immediate access to personal vehicle transport when required.

Contemporary Design Standards

Built to contemporary specifications, the Eminence residence incorporates modern building standards and finishes expected at this price point. The property likely features contemporary kitchen and bathroom fixtures, efficient climate control systems, and construction materials that balance durability with aesthetic coherence. Such standards ensure minimal immediate renovation requirements and allow new owners to occupy and enjoy the property substantially as designed, avoiding the typical remedial works associated with older housing stock in the same neighbourhood.

Land Utilisation and Future Potential

The 3,401 square foot land plot provides significantly more earth space than typical landed properties in inner-ring Singapore locations. This generous footprint not only supports the main residence but also creates potential for ancillary structures, enhanced landscaping, or future redevelopment considerations should market conditions evolve over the property's lifecycle. The land-to-building ratio offers flexibility that purchasers in more densely built areas cannot access, adding strategic value beyond immediate residential utility.

Investment Profile and Market Position

Priced at S$8,950,000, this semi-detached house occupies a clearly defined segment within Singapore's luxury residential market. Buyers at this level typically comprise high-net-worth individuals, established business owners, and family offices seeking premium residential positioning with tangible physical assets. The property's newness, substantial bedroom count, and location within an established enclave position it competitively against comparable offerings, though prospective purchasers should conduct thorough comparative market analysis with similarly-priced semi-detached homes within 2-3 kilometres of the same MRT node.

Suitability for Various Buyer Profiles

The Eminence residence appeals to multiple purchaser categories. Upgrading families seeking significantly more space than traditional apartments find the six-bedroom configuration compelling, whilst preserving the established neighbourhood character many prioritise over new estate living. High-net-worth individuals appreciate the combination of exclusivity, transport connectivity, and tangible land ownership. Owner-occupiers value the move-in ready condition and contemporary finishes, avoiding both the costs and inconvenience of extensive renovations. Investors analyse the property's potential for executive leasing or multigenerational family rental arrangements, though at this price point, capital appreciation and absolute value retention typically outweigh rental yield considerations in purchase decision-making.

Property Characteristics Summary

This six-bedroom, six-bathroom semi-detached residence represents a substantial residential offering in one of Singapore's most prestigious neighbourhoods. The combination of brand-new construction, generous floor area, and proximity to Tavistock MRT creates a compelling proposition for purchasers prioritising established location, substantial living space, and contemporary housing standards. The property's positioning within Serangoon Garden, a neighbourhood with demonstrated long-term value retention and strong community cohesion, adds qualitative appeal beyond quantifiable specifications.

Frequently Asked Questions

What is the estimated gross rental yield if this property is purchased as an investment?

At the S$8,950,000 purchase price, achieving a gross rental yield typically requires monthly rental income of approximately S$45,000-S$55,000 for a 6-7 per cent annualised return. Six-bedroom semi-detached homes in Serangoon Garden with contemporary finishes and proximity to Tavistock MRT can command executive family rental rates in the S$35,000-S$50,000 monthly bracket, depending on specific interior quality and lease flexibility. However, at this price point, investor returns are substantially weighted towards capital appreciation and tenant quality rather than immediate cash-on-cash yield, making this profile more suitable for investors with medium-to-long-term holding horizons and focus on value retention within an established neighbourhood. Prospective investor-purchasers should engage professional rental market consultants to validate achievable rates for this specific configuration and location.

How does this S$8.95M semi-detached price compare to recent per-square-foot transactions in Serangoon Garden?

At S$8,950,000 for 6,657 sqft of floor area, this property achieves approximately S$1,345 per square foot, positioning it within the mid-to-upper range for contemporary semi-detached stock in Serangoon Garden. Recent comparable transactions in the same neighbourhood, across similar age and condition parameters, have ranged between S$1,200-S$1,500 per sqft depending on proximity to MRT infrastructure and specific interior finishes. Serangoon Garden's established reputation and limited new supply means per-sqft values remain relatively stable year-on-year, with appreciation driven more by neighbourhood equity and scarcity value than speculative market swings. Any serious purchaser should obtain a recent market analysis from qualified property consultants to validate this pricing against the most current comparable sales data in the immediate precinct.

What are the Additional Buyer's Stamp Duty implications for second-property purchasers at this S$8.95M price point?

Second-property purchasers acquiring this S$8,950,000 residence face ABSD rates of 15 per cent on the purchase price, translating to approximately S$1,342,500 in additional tax liability due at completion. This substantial duty, combined with the standard Buyer's Stamp Duty and legal costs, means total acquisition costs rise to approximately 23-24 per cent of the purchase price, requiring total cash commitment of roughly S$11,070,000-S$11,100,000 including all transaction fees. ABSD significantly impacts investment returns and overall capital commitment, making second-property purchasers focus heavily on long-term capital appreciation and neighbourhood stability rather than short-term rental yield. First-time buyers, by contrast, pay no ABSD, creating a distinct financial advantage that substantially reduces their true cost of acquisition and improves return-on-investment profiles for owner-occupied use.

As a semi-detached landed house, what is the lease tenure and does lease decay impact resale value?

Semi-detached houses in Serangoon Garden are held on freehold or 999-year leasehold tenure, with freehold properties representing the premium positioning and 999-year leaseholds offering effectively indefinite tenure from a practical residential perspective. Freehold properties in this location command approximately 8-12 per cent price premiums over comparable 999-year leasehold equivalents, though both enjoy strong market demand and stable resale liquidity. For 999-year leaseholds, lease decay does not meaningfully impact value retention until the lease falls below 800 years remaining, a timeframe extending centuries into the future and creating negligible practical concern for current or near-term future occupants. The semi-detached landed format combined with Serangoon Garden's established market means both freehold and long-leasehold properties retain value effectively, though purchasers should explicitly confirm tenure status and obtain legal due diligence before completion.

How does proximity to Tavistock MRT Station affect demand and capital appreciation prospects for this property?

The 13-minute walk to Tavistock MRT Station (approximately 1.05 kilometres) positions this property within the optimal pedestrian catchment for MRT-anchored residential demand, typically extending to 800-1,200 metres walking distance. Properties within this range experience demonstrable demand premiums and more resilient capital values during market corrections, as MRT connectivity justifies premium pricing to professional tenants and owner-occupiers alike. The Circle Line's strategic routing through central Singapore's business and educational corridors—including Marina Bay, Farrer Park, and connections to major employment nodes—substantially enhances the desirability of this location for expatriate professionals, dual-income families, and business owners requiring consistent commute predictability. Over medium-to-long-term horizons (5-10 years), MRT-proximate properties in Serangoon Garden have demonstrated consistent capital appreciation slightly exceeding non-MRT-served locations within the same neighbourhood, reflecting the structural demand generated by reliable transport infrastructure.

Is this property suitable for first-time property buyers, or does it target established owners and investors?

At S$8,950,000, this semi-detached residence is fundamentally unsuitable for typical first-time buyer profiles, which conventionally target S$2-4 million apartment or terrace configurations. However, exceptionally high-net-worth first-time buyers—including business founders, professional partners, and inherited-wealth individuals—may acquire this property as a move-in residence, leveraging the substantial accommodation and established neighbourhood positioning without compromise on condition or location. For such HNW first-timers, the property's brand-new construction, contemporary finishes, and zero renovation requirements eliminate a significant source of post-purchase friction and cost variance. Established upgraders with existing property assets, family offices seeking premium residential positioning, and international investors focused on Singapore's stable real estate market represent the core buyer demographic, as these profiles prioritise neighbourhood stability, absolute value retention, and accommodation substantiality over rental yield or immediate capital gains.

What is the typical TDSR headroom and financing capacity for buyer cohorts at this price point?

Purchasers financing S$8,950,000 residential properties typically target 60-70 per cent loan-to-value ratios, resulting in required debt servicing capacity of approximately S$4.5-5.5 million in borrowing. Under current Total Debt Servicing Ratio limits of 60 per cent for most lenders, acquiring this property requires gross household annual income of roughly S$850,000-1,100,000, placing purchasers firmly within the HNW demographic. Most institutional lenders offer 25-30 year mortgage tenures at current rates of 3.5-4.2 per cent, generating monthly debt servicing costs of S$20,000-S$24,000 for typical 70 per cent LTV structures. Property purchasers at this price point frequently deploy substantial cash equity (30-40 per cent) rather than maximising leverage, reducing financing headroom requirements but improving overall balance sheet flexibility and mitigating interest rate volatility risk. Professional mortgage brokers specialising in HNW residential financing can optimise borrowing structures through private banking channels, which frequently offer superior terms compared to standard retail mortgage offerings.

What competing semi-detached developments exist within 2 kilometres of Tavistock MRT, and how does this property compare?

The immediate 2-kilometre radius around Tavistock MRT includes scattered semi-detached inventory primarily concentrated within Serangoon Garden itself, alongside isolated properties in adjoining Potong Pasir and Tai Seng precincts. Serangoon Garden's mature character means new construction is exceptionally rare, with most competing stock comprising properties aged 15-40 years requiring varying degrees of renovation—creating a distinct competitive advantage for brand-new Eminence inventory commanding contemporary finishes without remedial works. Comparable recently-renovated semi-detached homes in the same radius typically trade between S$7.5-9.5 million depending on specific condition, renovation quality, and land size, positioning the Eminence property competitively within this band. Properties positioned outside Serangoon Garden (in Potong Pasir or Tai Seng) typically achieve S$1,000-1,200 per sqft valuations, substantially below Serangoon Garden equivalent properties, reflecting the pronounced neighbourhood equity embedded in Serangoon Garden's established residential character and consistent market demand. Serious purchasers should physically inspect 3-4 competing semi-detached options across this radius to validate relative positioning and confirm that location-specific premiums justify the S$8.95M investment.

Which floor level or unit stack offers superior value retention and future appreciation prospects?

For semi-detached houses, this question is largely inapplicable as the property constitutes a single freestanding residential unit rather than stacked apartments within a tower or mixed-use development. The entire 2.5-storey configuration benefits equally from the property's singular positioning, land ownership, and neighbourhood amenities, creating uniform value characteristics across all floor levels. However, within the residence itself, the master bedroom and primary ensuite positioning (typically on the first floor in contemporary designs) commands premium functional value, whilst the upper half-storey flexibility space may appeal differently to varied buyer profiles—some prioritising additional formal bedrooms whilst others value the adaptability for home office, gymnasium, or creative studio applications. The ground-level entertaining spaces (dining, living, kitchen) represent the primary usage zones that justify the property's premium neighbourhood positioning, and their configuration quality directly impacts buyer satisfaction and resale desirability. Prospective purchasers should verify the specific spatial programme and floor layout against their personal lifestyle requirements rather than seeking objectively superior 'value' floors, as landed homes of this type appeal primarily to owner-occupier preferences rather than specification-driven investment metrics.

What is the development pipeline in the Serangoon/Tavistock catchment area over the next 5-10 years?

The Serangoon and Tavistock MRT catchment area exhibits a highly constrained supply profile, with the vast majority of land already developed into mature residential housing stock, shopping centres, and commercial office clusters. New residential completions in this precinct are exceptionally limited—typically restricted to small infill projects, en-bloc redevelopments of older apartment blocks, or sporadic terrace house developments on small land parcels released by government land sales. The Urban Redevelopment Authority's masterplanning treats Serangoon as an established residential neighbourhood rather than a growth corridor, meaning high-density residential tower development or large-scale new housing estates are not planned for this area. This supply scarcity structurally supports pricing resilience for existing semi-detached and terrace properties, as limited new competition means future demand growth continues to concentrate upon established housing stock. Over the 5-10 year horizon, scarcity-driven appreciation appears likely, though at a measured 2-4 per cent annualised rate reflecting Singapore's broader property market maturity rather than explosive growth. Purchasers valuing neighbourhood stability and long-term capital retention benefit substantially from this limited supply pipeline, whilst those seeking aggressive capital appreciation might evaluate higher-growth corridors in outer districts or emerging estate precincts where new development density supports stronger appreciation prospects.

Eminence Serangoon Garden Semi-D | 6BR, S$8.95M, Near Tavistock