Type

Units

Min Area

Price Range

2 BR

678 sqft

S$1.5M

Property Highlights

Condo development with 2 units currently available.
Prices currently start from S$1.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$309K on this acquisition.
Located 12 min (1.03 km) from DT5 Beauty World MRT Station.

Price Trends & Rental Yield

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The Sen: A Contemporary Freehold Residence on De Souza Avenue

The Sen stands as a distinctive residential offering in one of Singapore's evolving mixed-use precincts. Situated on De Souza Avenue, this development delivers contemporary architecture and thoughtfully conceived living spaces designed to meet the needs of diverse household profiles. The project's location provides residents with direct access to a well-established neighbourhood whilst maintaining convenient connectivity to wider Singapore through multiple transport corridors.

The development presents units across a range of sizes, allowing prospective buyers to select floor plans that align with their lifestyle requirements and investment objectives. Whether seeking a compact residence for first-time entry into homeownership or a larger family sanctuary, The Sen's portfolio accommodates varied purchasing power and spatial preferences. Pricing across the portfolio reflects the development's freehold tenure and prime location, positioning units as competitive investments within their district segment.

Location and Transport Connectivity

De Souza Avenue's strategic positioning places The Sen approximately 12 minutes' walk from Beauty World MRT Station on the Downtown Line (DT5), a critical advantage for commuters and those valuing public transport access. This proximity to the Downtown Line provides direct connections to the Central Business District, eliminating reliance on private vehicles for major workplace commutes and enhancing the development's appeal to working professionals and upgraders. The station's role as an interchange node strengthens the locational fundamentals further, as future expansion of the rail network may amplify transport value.

Beyond the MRT, the neighbourhood benefits from a comprehensive bus network and proximity to major arterial roads, ensuring multiple commuting options during peak and off-peak periods. The area's established infrastructure, combined with De Souza Avenue's tree-lined character and mixed commercial-residential designation, creates an environment that balances urban convenience with residential amenity.

Development Profile and Unit Typologies

The Sen's unit mix reflects current market demand for flexibility in residential design. Layouts range from efficient smaller formats suitable for downsizers and investors seeking strong rental yields, through to substantial configurations appealing to families prioritising space and comfort. Each unit benefits from contemporary finishes, intelligent spatial planning that maximises usable floor area, and access to the development's shared recreational facilities. The architectural design emphasises natural light and ventilation, qualities increasingly valued by Singapore's residential market.

The development's freehold status eliminates lease decay risk, a significant consideration for long-term investors and owner-occupiers planning to remain in the same property throughout their retirement years. Unlike leasehold developments where property values typically decline as the lease tenure shortens, The Sen's freehold tenure preserves equity and offers greater long-term appreciation potential.

Investment and Owner-Occupier Dynamics

For investor-focused buyers, The Sen's positioning near Beauty World MRT and within an established residential precinct creates favourable rental demand fundamentals. The proximity to the Downtown Line appeals particularly to young professionals and expatriates who prioritise transport accessibility, potentially supporting consistent tenant demand and competitive rental rates. The development's contemporary finishes and well-appointed amenities enhance the investment proposition by attracting quality tenants willing to pay premium rents for modern, well-maintained accommodation.

Owner-occupiers benefit from the same transport and neighbourhood advantages, with the added benefit of freehold ownership removing long-term lease tenure concerns. Families upgrading from smaller apartments often find De Souza Avenue's character and mixed-use environment particularly appealing, particularly as nearby commercial activations bring new dining, retail, and services to the area.

Pricing and Market Positioning

The Sen's price range reflects its freehold status, contemporary specification, and strategic MRT-adjacent location within a maturing residential zone. Entry-level units offer compelling value for first-time buyers, particularly those seeking to establish a foothold in the residential market with minimal long-term lease decay risk. Higher-specification units command premiums justified by superior floor levels, additional square footage, and enhanced amenity access. Across the portfolio, psf pricing remains competitive relative to recently transacted comparable developments in the same precinct, suggesting measured capital appreciation potential.

For investors undertaking yield analysis, rental psf assumptions should factor in the development's contemporary finish quality, MRT proximity, and established tenant demand profile in the area. Historical rental evidence suggests units in comparable developments near major MRT stations achieve yields in the region of 3 to 4 percent, dependent on unit size, floor level, and actual gross rental rates achieved.

Financing Considerations and Buyer Readiness

Prospective purchasers should anticipate that Total Debt Service Ratio (TDSR) constraints at typical entry-level price points remain comfortably within regulatory limits for most qualified borrowers. With most lenders offering loan-to-value ratios of up to 75 percent for owner-occupiers and 60 percent for investors, typical financing packages require meaningful equity contributions but remain accessible to households with established income profiles and reasonable existing debt levels.

Second-property purchasers should account for Additional Buyer's Stamp Duty (ABSD) at 20 percent, a substantial cost that materially impacts the effective purchase price and affects investment return calculations. This duty applies to Singapore Citizens purchasing a second residential property and must be factored into financial planning from the outset. First-time buyers benefit from exemption from ABSD, a significant advantage that can improve overall investment returns or reduce overall cash outlay required.

Competitive Landscape and Relative Value

The Sen's positioning on De Souza Avenue places it within a precinct containing several established residential developments, allowing potential buyers to conduct meaningful value comparisons. Newer developments in the immediate vicinity may command premium pricing reflecting cutting-edge finishes and expanded amenity offerings, whilst older stock may offer discount entry points but with associated lease decay considerations. The Sen's freehold tenure and contemporary design place it competitively within this landscape, offering strong value proposition relative to alternatives at comparable price points.

Recent transactional evidence in the area indicates steady demand for well-positioned developments near major MRT stations, with capital appreciation tracking or slightly exceeding broader market averages over five-year holding periods. This supports the investment thesis for buyers planning medium to long-term ownership.

Future Precinct Development and Value Creation

De Souza Avenue forms part of a broader mixed-use precinct experiencing progressive commercial and residential densification. Planning approvals for complementary retail, food and beverage, and services venues in the vicinity will enhance the neighbourhood's liveability and may create positive externalities for The Sen's residents and resale value trajectory. As the precinct matures, the development's early-stage positioning offers appreciation potential as surrounding infrastructure, amenities, and commercial activity strengthen.

The Downtown Line's continued expansion and integration with emerging transport corridors suggests sustained demand for residential properties within efficient walking distance of major stations. The Sen's 12-minute walk to Beauty World MRT positions it ideally to benefit from this long-term transport-led value creation dynamic, particularly if future secondary station development or feeder services further enhance connectivity.

Frequently Asked Questions

What rental yield can investors expect when purchasing a unit at The Sen?

Historical rental evidence from comparable freehold developments near major MRT stations in similar precincts suggests gross rental yields typically range from 3 to 4 percent, depending on unit size, floor level, and actual market rental rates achieved. Smaller units generally achieve higher yields as a percentage, reflecting robust tenant demand for entry-level rental accommodation near the Downtown Line, whilst larger units may attract more stable, longer-tenure tenants. To calculate expected yield, investors should cross-reference comparable recent rental transactions for similar unit typologies in the neighbourhood, then apply the development's projected rental psf rates against their intended purchase price to stress-test investment returns against their required hurdle rate.

How do The Sen's prices per square foot compare to recent transactions in the De Souza Avenue precinct?

The Sen's psf pricing remains competitive relative to recently transacted comparable freehold developments in the same area, positioning it as a fair-value proposition for buyers seeking contemporary specification and freehold tenure. Recent comparable transactions in the precinct have seen psf rates varying based on unit typology, floor level, and finishing specification, with newer developments commanding slight premiums over older stock. Prospective buyers should obtain a detailed valuation report comparing The Sen's unit psf against at least three recent arm's-length transactions for similar-sized and -specification units in the immediate vicinity to establish whether pricing represents fair value relative to market precedent.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I buy The Sen as a second property?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at 20 percent of the purchase price, a substantial cost that materially impacts the effective acquisition price and must be factored into financial planning from the transaction's outset. For a property priced at S$1.5 million, ABSD would total S$300,000, bringing total stamp duties (including Buyer's Stamp Duty) to approximately S$350,000 before legal and agent fees. This duty applies regardless of the property's tenure or location and significantly affects investment returns; buyers should incorporate ABSD into their yield calculations and ensure adequate liquidity to cover this obligation alongside deposit requirements and legal costs.

As a freehold property, does The Sen face lease decay risk that could impact resale value?

The Sen's freehold tenure eliminates lease decay risk entirely, preserving equity value and providing long-term capital appreciation potential unavailable to leasehold properties. Unlike 99-year or 999-year leasehold developments where property values typically decline materially as the lease tenure shortens—particularly below 80 years—freehold developments maintain consistent relative valuation as years progress. This structural advantage makes The Sen particularly attractive to long-term owner-occupiers planning to remain in their property throughout retirement, as they avoid the gradual equity erosion inherent in leasehold ownership and preserve greater optionality regarding eventual disposition.

How does proximity to Beauty World MRT Station affect The Sen's demand profile and capital appreciation trajectory?

Proximity to Beauty World MRT Station on the Downtown Line represents a significant locational advantage that materially supports tenant demand for investor purchasers and drives capital appreciation for owner-occupiers. Properties within 15 minutes' walk of major MRT stations consistently outperform those in less accessible locations over five-year investment horizons, as transport connectivity creates stable tenant demand, reduces vacancy risk, and attracts diverse buyer segments willing to pay premiums for accessibility. The Downtown Line's continued network expansion and the station's role as an interchange node suggest sustained long-term demand for residential properties in this corridor, positioning The Sen favourably for appreciation as the precinct matures and complementary commercial and retail development activates the surrounding area.

Which buyer profiles are best suited to The Sen's offering?

The Sen accommodates multiple buyer segments effectively: first-time purchasers benefit from freehold tenure avoiding long-term lease decay, alongside competitive entry-level pricing and excellent transport connectivity; upgraders from smaller apartments find the unit range suitable for larger family configurations with contemporary finishes justifying premium pricing; high-net-worth individuals seeking investment diversification appreciate the freehold tenure, established rental demand near major MRT stations, and location within a maturing mixed-use precinct; investors prioritise the strong rental yield potential driven by Downtown Line connectivity and tenant demand for modern accommodation near employment centres. The development's contemporary specification, location relative to major transport infrastructure, and freehold tenure create a compelling value proposition for owner-occupiers and investors with medium to long-term holding horizons.

How will Total Debt Service Ratio (TDSR) constraints affect financing at The Sen's price points?

At The Sen's typical price points, TDSR constraints remain comfortably manageable for most qualified borrowers with established income profiles. Most lenders offer loan-to-value ratios of up to 75 percent for owner-occupiers and 60 percent for investors, enabling financing packages that require meaningful equity contribution but remain accessible to households with reasonable existing debt levels and demonstrable repayment capacity. A purchaser with S$400,000 in available equity could finance an S$1.5 million property through a S$900,000 mortgage at 75% LTV, leaving sufficient headroom below TDSR limits for most households earning above S$80,000 annually with modest existing debt. Prospective buyers should obtain pre-approval from their preferred lender prior to making an offer, ensuring full transparency regarding available financing headroom and maximum loan amounts available against their specific income and debt profile.

Which competing developments near The Sen offer comparable value and what differentiates the offering?

The De Souza Avenue precinct contains several established residential developments offering comparable value propositions, with newer developments potentially commanding premium pricing for cutting-edge finishes and expanded amenity offerings, whilst older stock may offer discount entry points but with associated lease decay considerations for leasehold properties. The Sen's freehold tenure represents a structural differentiation advantage relative to comparable leasehold developments, eliminating long-term lease decay risk that increasingly concerns long-term investors and owner-occupiers. Prospective buyers should conduct comparative analysis across three to five competing developments at similar price points, examining not only unit specifications and finishes but also tenure structure, amenity breadth, proximity to transport nodes, and recent transaction evidence to establish relative value positioning and justification for pricing differentials.

Are certain unit stacks or floor levels at The Sen better positioned for long-term value appreciation?

Middle-stack units (typically floors 10-20 in multi-storey developments) and units on higher floors generally command premium pricing and demonstrate stronger capital appreciation trajectories, reflecting premium valuations for enhanced views, natural light, reduced noise exposure, and perceived superior liveability compared to lower floors. Lower-floor units, whilst typically offered at discounted prices and attracting investor interest seeking higher gross yields through lower acquisition cost, may experience slightly attenuated capital appreciation as their relative valuation discount to higher floors remains stable or widens over time. Units with optimal orientation (typically north-facing in Singapore, capturing prevailing breezes whilst avoiding harsh afternoon sun) command rental premiums and attract quality long-term tenants, supporting investment returns. Prospective buyers should balance acquisition cost discounts on lower-floor units against slightly lower capital appreciation potential and conduct floor-by-floor pricing analysis before committing, as this exercise often reveals optimal value positioning within the development's unit mix.

What is the future supply pipeline in this district and how might new developments affect The Sen's value trajectory?

The De Souza Avenue precinct and surrounding district are experiencing progressive commercial and residential densification, with planning approvals underway for complementary mixed-use developments that will enhance neighbourhood liveability through retail, food and beverage, and services activation. This densification typically benefits earlier-stage developments like The Sen through positive externalities—enhanced amenity, improved transport connections, and reduced local vacancy risk—creating favourable conditions for sustained capital appreciation. However, aggressive supply pipeline development in nearby areas could potentially moderate price growth if numerous new projects reach completion within a compressed timeframe, though The Sen's freehold tenure and established MRT proximity would likely insulate it from material value erosion compared to new developments positioned less optimally relative to transport infrastructure. Prospective buyers should obtain district planning maps and development pipeline information from the Urban Redevelopment Authority before finalising purchase decisions, ensuring full understanding of potential future competitive landscape and amenity changes that could affect long-term property appreciation.

Condominium At De Souza Avenue — From S$1.5M