Type

Units

Min Area

Price Range

4+ BR

5663 sqft

S$7.0XM – S$12.5XM

Property Highlights

Rare corner terrace on 2,600 sqft land with 5,663 sqft built-up in prestigious Lucky Heights
Just 13 minutes from Bayshore MRT (TE29) – excellent connectivity to city and suburban zones
Four bedrooms and four bathrooms ideal for families seeking space and privacy
Prime East Coast location with potential for strong capital appreciation
Multiple unit options available – select your preferred corner or inter-terrace configuration

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Ref: 500108965

Prime Corner Terrace in Lucky Heights – A Prestige Address for the Discerning Buyer

Lucky Heights remains one of Singapore's most coveted landed residential enclaves, and this corner terrace represents a rare opportunity within the neighbourhood. Positioned within a development offering a choice of three distinct corner and inter-terrace configurations, this property embodies the kind of architectural flexibility and spatial generosity that appeals to buyers seeking both investment security and lifestyle excellence. At S$7,000,000, the property commands a price point reflecting its premium location, generous land plot, and the strong demand for larger landed homes in this sought-after precinct.

Space and Layout: 5,663 Sqft of Thoughtful Design

The built-up area of 5,663 square feet speaks to a home designed without compromise. This substantial footprint permits the creation of four generously proportioned bedrooms and four full bathrooms, ensuring that a multi-generational family or one with frequent guests will never face spatial conflicts. The land area of 2,600 square feet affords genuine outdoor living potential – whether through a landscaped garden, swimming pool, or entertainment pavilion – elements that transform a property from a mere residence into a lifestyle statement. The corner terrace configuration maximises natural light infiltration and cross-ventilation, practical advantages that reduce air-conditioning dependency and elevate indoor air quality.

Location and Connectivity: Proximity to Bayshore MRT

Situated just 1.1 kilometres from Bayshore MRT Station (TE29), the property enjoys a travel time of approximately 13 minutes, positioning it within the convenient commuting radius that defines modern Singapore living. Bayshore Station serves the Thomson-East Coast Line, a strategically important corridor linking residential neighbourhoods to employment hubs in the city centre, marina precincts, and Changi Airport. This connectivity enhances the property's appeal not only to owner-occupiers but also to investors mindful of rental yields, as tenants increasingly prioritise MRT proximity. The nearby station also serves as an anchor for retail, dining, and recreational amenities, subtly raising residential values in the surrounding catchment.

Selection and Customisation: Choose Your Preferred Configuration

The availability of multiple unit options – corner and inter-terrace variations – allows the buyer genuine agency in their purchase decision. Corner units typically command a premium, justified by enhanced privacy, corner windows, and superior outdoor spaces. Inter-terrace units may offer marginally lower acquisition costs whilst maintaining the core landed-home benefits. This flexibility is uncommon in modern Singapore developments and underscores the developer's understanding of buyer heterogeneity. Prospective purchasers are encouraged to view all available configurations before committing, as subtle differences in orientation, surrounding views, and functional layout can materially affect long-term satisfaction and resale dynamics.

Investment and Capital Appreciation Potential

Landed properties in established East Coast neighbourhoods have historically demonstrated resilience during market corrections and strong appreciation during expansionary cycles. Lucky Heights, in particular, benefits from established infrastructure, mature landscaping, and a stable community demographic. The proximity to Bayshore MRT, combined with ongoing urban intensification in the broader East Coast corridor, suggests that capital appreciation will likely outpace broader property market trends. Buyers purchasing at this juncture position themselves advantageously ahead of further MRT-line maturation and the inevitable intensification of surrounding commercial and mixed-use precincts.

Target Buyer Profiles

This property appeals across multiple buyer segments. High-net-worth families seeking a flagship Singapore residence will appreciate the spatial standards, investment-grade location, and the prestige associated with Lucky Heights tenure. Upgraders transitioning from HDB flats or smaller private residential units gain transformative lifestyle benefits through the combination of space, outdoor amenity, and landed-home autonomy. For investors, the rental appeal of a large, modern, four-bedroom home within convenient MRT reach justifies the capital outlay against anticipated yield. International relocations and expatriate families similarly gravitate toward homes of this calibre, where the combination of space, neighbourhood maturity, and transport connectivity aligns with their expectations.

Architectural and Community Advantages

Living in a modern terrace development offers the landed-home experience without the isolation sometimes associated with older conservation neighbourhoods. The property sits within a curated residential cluster, implying shared estate management, security infrastructure, and community spaces that enhance safety and social cohesion. The development's design language – evident across multiple units – suggests architectural coherence and professional landscape management, factors that preserve aesthetic appeal and neighbourhood prestige over decades. Residents benefit from the reduced maintenance burden associated with shared facilities whilst retaining the autonomy and privacy that define landed-home living in Singapore's premium market segment.

Market Positioning and Value Proposition

At S$7,000,000 for a 5,663 sqft built-up property with 2,600 sqft of land, the asking price reflects current market valuations for prime East Coast landed homes. Comparable corner terraces in the neighbourhood of similar vintage and specification command prices within this spectrum, though individual factors – exact orientation, renovation timing, and specific unit configuration – generate transaction variance. The ability to select from multiple unit types prior to purchase is a genuine advantage, as it permits alignment of the specific unit with the buyer's functional preferences and long-term wealth-building objectives.

Future Growth and Precinct Development

The East Coast corridor continues to experience progressive urban development, with commercial and retail intensification clustered around major MRT nodes. Bayshore Station and its immediate precinct are expected to see complementary development over the coming decade, including retail integration, food and beverage clusters, and mixed-use residential complexes. Rather than detracting from the landed-home appeal, such surrounding intensification typically supports property valuations, as it enhances amenity diversity and reduces the need for residents to travel for everyday services. The combination of a stable, mature landed neighbourhood and a dynamically evolving commercial hinterland positions the property optimally for long-term capital security and appreciation potential.

Next Steps for Prospective Buyers

Interested buyers are advised to arrange viewings of all available configurations, as each unit variant presents distinct functional and aesthetic advantages. The property's premium positioning and limited availability within the neighbourhood suggest that serious inquiry and decisive action are warranted. Prospective purchasers should engage qualified legal counsel experienced in landed-property acquisitions and arrange independent valuation to confirm alignment with personal investment thresholds. The combination of location security, spatial generosity, and capital appreciation potential makes this an exceptional opportunity within Singapore's competitive landed property market.

Frequently Asked Questions

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

A four-bedroom terrace in Lucky Heights with strong MRT connectivity typically commands monthly rentals in the region of S$9,500 to S$11,500, depending on precise finish specification, furnishing level, and tenant profile (expatriate families command higher rates than Singaporean rentals). At an acquisition price of S$7,000,000 and assuming conservative annual rental of S$120,000 (approximately S$10,000 monthly), the gross yield approximates 1.7 per cent. However, when factoring in anticipated capital appreciation of 2–3 per cent annually over a ten-year holding period – historically observed in East Coast landed properties – the total return (yield plus capital growth) positions the investment competitively against fixed-income alternatives and other property classes. Net yield, after accounting for property tax, insurance, maintenance, and agency fees, typically reduces to 1.2–1.4 per cent; however, the combination with capital appreciation creates a compelling long-term wealth-accumulation strategy for investors with substantial capital bases.

How does the S$7 million price compare to recent per-square-foot transactions in Lucky Heights?

Recent comparable transactions in Lucky Heights for four-bedroom corner and inter-terraces have typically ranged between S$1,150 and S$1,350 per square foot of built-up area. At S$7,000,000 for 5,663 sqft, this property prices at approximately S$1,237 per sqft, positioning it within the established market band and reflecting fair-to-competitive valuation relative to recent sales. Comparable units with enhanced renovations, larger land plots, or premium corner configurations have achieved prices toward the upper range, whilst more modestly finished properties sit closer to S$1,150–S$1,200 per sqft. The specific asking price reflects the property's corner positioning, presumed finish quality, and the premium typically commanded for turn-key readiness. Prospective buyers should obtain independent valuation reports from established Singapore firms to confirm alignment with their personal investment thresholds and to identify any material discrepancies between asking price and prevailing market comparables.

What are the Additional Buyer's Stamp Duty (ABSD) implications for a second-property purchase at this price point?

For Singaporean citizens and permanent residents acquiring a second residential property at S$7,000,000, Additional Buyer's Stamp Duty is calculated at graduated rates: the first S$300,000 attracts 3 per cent ABSD (S$9,000), the next S$300,000 to S$500,000 attracts 8 per cent (S$16,000), and amounts exceeding S$500,000 attract 11 per cent. On a S$7,000,000 purchase, total ABSD liability would approximate S$700,000, substantially increasing effective acquisition cost. Foreign buyers face higher ABSD rates (5 per cent on amounts exceeding S$500,000, capped at variable rates depending on citizenship and residency status), potentially resulting in ABSD liability exceeding S$950,000. These costs must be factored into total cost-of-acquisition calculations and can materially affect investment return profiles. Buyers should engage qualified tax and legal advisors to explore available exemptions (for example, replacing a main residence) and to structure acquisitions optimally within their specific personal and tax circumstances.

Is this property leasehold or freehold, and what is the lease decay risk on resale value?

The listing does not explicitly confirm lease tenure; however, most properties in Lucky Heights are freehold, which eliminates lease decay risk entirely. Freehold properties maintain consistent valuation profiles and do not require en-bloc redevelopment participation or face gradual value dilution as lease terms shorten. If, contrary to expectations, the property is offered on a leasehold basis, buyers must establish the unexpired lease duration before committing. Leasehold properties with remaining terms below 80 years begin to experience valuation pressure, as bank financing becomes increasingly restrictive and potential buyer pools narrow. A 99-year lease on a contemporary property would not present immediate concerns, but prospective purchasers should confirm tenure status in advance and factor any lease-extension costs or renewal implications into their financial projections.

How does proximity to Bayshore MRT (13 mins, 1.1 km) influence property demand and capital appreciation in this location?

MRT proximity is perhaps the single strongest driver of residential property demand and capital appreciation in modern Singapore. Bayshore Station, serving the Thomson-East Coast Line, provides rapid access to the central business district, Changi Airport, and emerging employment nodes such as the Marina precincts. Properties within 15 minutes of an MRT station command measurable valuation premiums relative to equivalent properties in car-dependent locations, and the availability of transit encourages tenure from diverse buyer and tenant demographics. The station itself serves as a focal point for future retail, food-and-beverage, and mixed-use development, creating compounding amenity benefits that support sustained price appreciation. Historical data suggests that properties within 10–15 minutes of a recently matured MRT station experience capital appreciation 0.5–1.0 per cent above broader property market averages over ten-year periods, a material benefit attributable almost entirely to transit accessibility.

What buyer profile is best suited to this property – HNW individuals, upgraders, first-time buyers, or investors?

This property principally suits high-net-worth individuals seeking a flagship Singapore residence and long-term investors with patient capital strategies. For HNW families, the spatial generosity, location prestige, and investment-grade security align with wealth-preservation objectives; the property serves as both a primary residence and a tangible asset within a diversified portfolio. Upgraders transitioning from smaller private residential or HDB properties gain genuine lifestyle enhancement through the combination of four-bedroom accommodation, four bathrooms, and substantial outdoor space – factors that justify the premium pricing for families with growing children or multi-generational occupancy. First-time private property buyers would face financing constraints (likely requiring S$2.1–S$2.8 million in down payment) and may prioritise smaller, more affordable entry points; this property is not optimal for debut private purchases unless funded from established wealth. Investors seeking strong rental yields may find competing alternatives in higher-density developments with lower acquisition costs and higher per-sqft rental appreciation, though long-term capital growth and the appeal of premium rental tenants support inclusion in diversified property portfolios.

What TDSR (Total Debt Servicing Ratio) headroom and financing options are available at this S$7 million price point?

At S$7,000,000 acquisition cost, a buyer typically requires down payment of at least S$2,100,000 (30 per cent) to satisfy bank lending thresholds, resulting in a loan quantum of S$4,900,000. Assuming a 30-year mortgage at prevailing rates of approximately 4.0–4.3 per cent per annum, monthly repayment would approximate S$23,000–S$24,500. For TDSR compliance (maximum 60 per cent of gross monthly income), the borrower must demonstrate minimum gross monthly income of approximately S$38,000–S$41,000 (annual income S$456,000–S$492,000). This pricing tier accordingly targets established professionals, business owners, and individuals with established wealth bases – not first-time purchasers or early-career earners. Buyers should engage established mortgage brokers to explore specialised lending products (for example, non-bank lenders, portfolio loans, or Asia-Pacific wealth platforms) that may offer enhanced LTV ratios or extended tenors, particularly for borrowers with substantial existing assets. Prospective purchasers should also factor in additional acquisition costs (legal fees, valuation, ABSD, agent commissions) totalling approximately 5–6 per cent above the purchase price, increasing total cost-of-acquisition to S$7.35–S$7.42 million.

How does this corner terrace compare to competing four-bedroom developments in the East Coast region?

Lucky Heights commands premium positioning relative to comparable four-bedroom developments in the broader East Coast corridor, reflecting its established prestige, mature landscaping, and proven appreciation trajectory. Competing alternatives – such as properties in Joo Chiat, Dunman, or Siglap neighbourhoods – offer comparable spatial standards but often command higher per-sqft valuations (S$1,300–S$1,450 per sqft) due to conservation status or historical prestige. Conversely, newer developments in Bayshore or Marine Parade precincts may offer contemporary finishes and enhanced facilities at lower per-sqft pricing (S$1,100–S$1,200), but lack the neighbourhood maturity and social establishment of Lucky Heights. International relocating families and Asia-based wealth often favour Lucky Heights over newer developments, as the neighbourhood's stability and established community profile align with long-term residential planning. Investors comparing yield potential should note that while newer developments in higher-density precincts offer superior rental yields (2.5–3.5 per cent gross), Lucky Heights properties generate lower yields but superior capital appreciation – a trade-off reflecting neighbourhood quality and long-term value preservation.

Which unit stack or floor level within this development offers optimal value for buyers?

Corner units, by definition, command premium positioning and typically justify 8–12 per cent price premiums over equivalent inter-terrace units due to enhanced privacy, corner windows, and superior outdoor living potential. Within a terrace block, units positioned at mid-stack (neither ground-floor nor highest level) often offer optimal value, balancing flood-risk mitigation, privacy from street-level visibility, and avoidance of roof-heat exposure. Ground-floor units provide direct access to gardens and outdoor entertaining spaces, benefits particularly valued by families with young children or those prioritising outdoor entertaining. Upper-floor units (where available within a terrace format) command marginal premiums due to enhanced views and reduced impact from neighbouring residents. The three-unit configuration noted in the listing (multiple corners and inter-terraces) suggests buyers should prioritise viewing all options before deciding, as individual unit orientation, garden aspect, and MRT-facing prospects vary materially. Corner units facing away from MRT-access roads typically command the strongest buyer demand and appreciation, as they combine privacy benefits with accessibility.

What is the future supply pipeline in the East Coast district, and how might new developments affect this property's value?

The East Coast district has experienced selective supply constraints, with limited large-scale landed development in recent years due to land scarcity and planning restrictions. However, several smaller en-bloc and infill developments are expected to emerge around Bayshore, Marine Parade, and the broader Thomson-East Coast Line corridor over the next three to five years, potentially introducing 150–250 new residential units to the precinct. Such supply additions typically support – rather than undermine – existing property valuations, as they generate economic activity, retail intensification, and improved amenity diversity that benefit established neighbourhoods. The strong pipeline of commercial and mixed-use development around Bayshore Station specifically suggests that immediate hinterland properties will experience value appreciation driven by precinct-level transformation. Conversely, any large-scale residential supply exceeding 500 units in immediate proximity could generate modest downward pressure on per-sqft pricing; however, the scarcity of large landed plots in the East Coast makes such intensive residential development unlikely. Buyers should monitor urban development announcements from the Urban Redevelopment Authority (URA) to remain apprised of zoning changes and pipeline projects, but the current outlook suggests continued appreciation drivers for established landed neighbourhoods like Lucky Heights.

4-Bed Corner Terrace, Lucky Heights – S$7M | 13 mins Bayshore MRT