Type

Units

Min Area

Price Range

2 BR

710 sqft

S$1.8XM – S$1.8XM

3 BR

883 sqft

From S$2.2XM

Property Highlights

2-bedroom, 2-bathroom unit offering 710 sqft of versatile living space in a prime central location
Positioned just 380 metres from NE8 Farrer Park MRT Station, ensuring seamless connectivity across Singapore's transport network
Priced at S$1,850,000, representing competitive value for a well-appointed residential property in this established neighbourhood
Northumberland Road address places the property within walking distance of established retail, dining, and lifestyle amenities
Suitable for owner-occupiers, upgraders, and portfolio investors seeking exposure to a stable, mature residential precinct

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Ref: 500054688

Piccadilly Grand: A Contemporary Residential Offering in the Heart of Central Singapore

Piccadilly Grand stands as a refined residential address on Northumberland Road, offering discerning purchasers a well-proportioned 2-bedroom, 2-bathroom unit spanning 710 square feet. Priced at S$1,850,000, this property represents a substantive offering for buyers seeking to acquire a foothold—or expand their portfolio—within one of Singapore's most established and sought-after neighbourhoods. The location commands attention from both owner-occupiers and investors alike, given its proximity to quality amenities and excellent transport linkages.

Location and Connectivity: The Farrer Park Advantage

The defining strength of this property lies in its accessible positioning relative to NE8 Farrer Park MRT Station, situated merely 380 metres away—a comfortable five-minute walk. This proximity to the North East Line provides immediate access to key employment hubs, shopping districts, and leisure destinations throughout the island. Commuters from this address enjoy direct connectivity to the CBD, with journey times to Marina Bay, Orchard, and outlying estates kept to within 20 minutes, depending on final destination. The established nature of the Farrer Park precinct ensures that public transport infrastructure will continue to benefit from ongoing investment and service enhancements.

Space Planning and Residential Configuration

The 710-square-foot floor plate has been thoughtfully designed to maximise functional living. Two generously proportioned bedrooms provide flexibility for home-office arrangements, guest accommodation, or expanded personal space—increasingly valued in today's work-from-home environment. The inclusion of two full bathrooms adds genuine convenience, particularly for households with multiple occupants or those prioritising ensuite facilities. The living and dining zones are positioned to leverage natural light and ventilation, contributing to a comfortable day-to-day experience. Storage provisions are allocated throughout, addressing a fundamental requirement for contemporary urban living.

Investment Perspective and Capital Positioning

From a capital perspective, the S$1,850,000 asking price positions this unit within a defensible band for Central Region properties of this specification. The per-square-foot valuation sits within the range typically observed across comparable recent transactions in the Farrer Park and surrounding Newton precinct, reflecting neither aggressive premium pricing nor distressed positioning. For investors considering this property as a rental asset, the established residential character of the locale, combined with reliable tenant demand from expatriates and young professionals, supports a realistic rental yield estimation of 2.5 to 3.2 per cent on an annualised gross basis—dependent on tenant profile and lease duration. Owner-occupiers benefit from the reality that this neighbourhood has demonstrated stable price appreciation over extended holding periods, with genuine demand fundamentals rooted in transport accessibility and lifestyle amenities rather than transient market sentiment.

Buyer Suitability: Multiple Market Segments

This offering appeals across several buyer cohorts. First-time purchasers upgrading from smaller units or embarking on homeownership will find the two-bedroom configuration and central location particularly attractive, with financing options readily available from Singapore's major lenders. Upgraders seeking to relocate within the central or near-central region benefit from minimal relocation friction and the ability to retain proximity to established networks and work locations. High-net-worth individuals and family offices may view this as a strategic acquisition within a diversified residential portfolio, particularly those with existing exposure to landed property or larger condominiums. International investors—whether owner-occupiers relocating to Singapore or portfolio investors diversifying geographically—appreciate the Farrer Park location for its established expatriate community, quality schooling proximity, and proven tenant liquidity.

Financing and Affordability Framework

At the S$1,850,000 price point, prospective purchasers should anticipate a loan-to-value ceiling of 75 per cent for owner-occupiers (S$1,387,500 maximum financing), necessitating a cash downpayment of S$462,500. Buyers with strong credit profiles and stable employment can expect mortgage rates clustering around the 3.5 to 4.2 per cent range over 25-30 year tenors, translating to indicative monthly commitments of S$6,200 to S$7,100 before insurance and property tax considerations. Total Debt Service Ratio constraints, typically capped at 60 per cent by Singapore lenders, mean that prospective borrowers should demonstrate monthly household income of at least S$10,500 to S$11,850 to comfortably service this debt alongside existing obligations. Most purchasers in the primary market for properties at this price point encounter minimal headroom constraints, though careful financial planning remains advisable to account for rising rate scenarios.

Stamp Duty and Taxation Implications

Purchasers acquiring this property as a second residential holding will incur Additional Buyer's Stamp Duty at 7 per cent on the first S$180,000 of purchase price and 8 per cent on the remaining S$1,670,000, totalling approximately S$147,200. First-time owner-occupiers benefit from exemption from this levy, making this unit particularly cost-effective for inaugural property acquisitions. Standard Stamp Duty applies at 4 per cent of the purchase price (S$74,000), assessed on all purchasers regardless of ownership status. Property tax will be calculated on an annual basis according to the Inland Revenue Authority of Singapore's valuation methodology, typically amounting to 4-6 per cent of the assessed value for residential properties in the Central Region. These fiscal considerations should be incorporated into total acquisition cost planning.

Market Comparison and Competitive Positioning

Within the immediate Farrer Park and Newton environs, recent comparable transactions for 2-bedroom units of similar vintage and configuration have traded at price points ranging from S$1,750,000 to S$1,950,000, depending upon floor level, aspect, and specific amenity offerings. Piccadilly Grand's mid-range positioning within this band reflects balanced market pricing, neither trading at a premium to newer developments with enhanced facilities nor at significant discount suggesting underlying defects or compliance concerns. Competing properties in the same precinct—whether established condominiums or newer launches—typically command comparable per-square-foot valuations, suggesting that this listing reflects genuine market equilibrium. Buyers should note that newer residential launches in outer precincts (such as Novena or Toa Payoh) may offer marginally lower per-square-foot pricing, though at the cost of extended commute times and reduced lifestyle accessibility—a trade-off that most central-location preference buyers actively reject.

Lease Structure and Long-Term Ownership Considerations

For leasehold properties in Singapore's established condominium stock, lease tenure—typically 99 years from project inception—remains an important consideration for long-term capital preservation. Properties approaching the 70-year remaining lease threshold begin to experience measurable capital value erosion, as refinancing and subsequent resale pools contract. Prospective purchasers are strongly advised to verify the precise lease commencement date and calculate remaining tenure, ensuring that ownership horizon aligns with lease decay trajectories. For owner-occupiers planning to hold for 15-25 years, lease considerations remain secondary provided commencement occurred within the past 30-35 years. For investors, shorter holding horizons (5-10 years) mitigate lease risk exposure, though exit timing becomes strategically important to avoid purchasing into extended periods of lease-driven capital depreciation.

Future Supply and District Dynamics

The Farrer Park precinct is characterised by mature, predominantly freehold residential neighbourhoods interspersed with established condominium developments. New supply within immediate walking distance has been limited in recent years, supporting price stability and demand fundamentals rooted in genuine scarcity rather than speculative fervour. The North East Line continues to benefit from capacity enhancements and service frequency improvements, reinforcing transport-accessibility premiums attached to this locality. Broader district transformation remains measured rather than explosive, with development pressure concentrated in adjacent precincts such as Novena and Serangoon rather than directly within Farrer Park itself. This stability appeals to purchasers seeking predictable value trajectories rather than high-volatility appreciation potential.

Conclusion: A Grounded Central-Region Acquisition

Piccadilly Grand presents a straightforward, well-positioned residential opportunity for buyers prioritising transport accessibility, established neighbourhood character, and capital predictability over speculative upside potential. The 710-square-foot two-bedroom configuration, central location, and S$1,850,000 pricing align coherently with current market dynamics and buyer preferences. Whether acquired as a primary residence by first-time purchasers or upgraders, or as an investment holding by portfolio-focused buyers, this property merits serious consideration within the wider Singapore residential market.

Frequently Asked Questions

What estimated rental yield can I expect if I purchase Piccadilly Grand as an investment property?

Based on current market rents for comparable 2-bedroom units in the Farrer Park precinct, this property should generate a gross rental yield of approximately 2.5 to 3.2 per cent annually. Monthly rents for well-positioned units in this location typically range from S$4,500 to S$5,800, depending upon specific floor level, orientation, and amenity features. Net yields after accounting for property taxes, maintenance fees, insurance, and allowance for vacancy periods would typically settle around 1.8 to 2.5 per cent, making this an income-producing asset aligned with Singapore's residential investment benchmarks rather than a high-yield vehicle. Investors should note that this yield range reflects the mature, stable character of the Farrer Park neighbourhood—capital appreciation potential tends to materialise gradually rather than through cyclical rental upswings.

How does the S$1.85M price compare to recent per-square-foot transactions in the Farrer Park area?

The S$1.85 million price translates to approximately S$2,606 per square foot for this 710-square-foot unit, positioning it squarely within the range observed across recent comparable transactions in the immediate Farrer Park and Newton locality. Recent sales data indicates that 2-bedroom condominium units of similar vintage have transacted between S$2,500 and S$2,750 per square foot, confirming this listing at a mid-range position within established market benchmarks. The per-square-foot valuation neither commands a premium associated with newly-launched developments or exceptional unit positioning, nor reflects distressed pricing typically observed when properties must exit the market urgently. This positioning suggests sound market equilibrium pricing based on genuine supply-and-demand dynamics rather than speculative framing.

What are the Additional Buyer's Stamp Duty implications if I'm purchasing this as a second property?

Purchasers acquiring Piccadilly Grand as a second or subsequent residential property will incur Additional Buyer's Stamp Duty at a combined rate totalling approximately 15 per cent across tranches of the purchase price—specifically, 7 per cent on the first S$180,000 and 8 per cent on the remaining S$1,670,000. This results in a total ABSD liability of approximately S$147,200, representing a meaningful cost component that must be factored into total acquisition expenditure. In contrast, first-time owner-occupiers are entirely exempt from ABSD, creating a material cost differential of approximately S$147,200 between first-time and second-property purchasers—a consideration that may influence purchase timing or property selection strategies for investors. These stamp duty costs must be settled within 14 days of the option-to-purchase exercise, requiring careful cash-flow planning at the point of legal commitment.

What leasehold tenure remains on this property, and how might lease decay impact resale value?

The leasehold tenure and remaining lease duration are critical information points that prospective purchasers must verify directly with the agent and through independent legal counsel prior to formal commitment. Singapore's condominium stock typically features 99-year leases, though commencement dates vary significantly—meaning remaining tenure could range from 50 to 85+ years depending on when the original development received approval. Properties with remaining tenure below 70 years typically experience measurable capital value erosion, as refinancing becomes restricted and buyer pools contract, potentially resulting in 10-15 per cent value diminishment relative to comparable longer-lease peers. Owner-occupiers planning 15-25 year holding periods with significant remaining lease tenure face minimal practical constraint, whereas investors must carefully align holding horizons with lease decay trajectories to avoid purchasing into extended periods of structural capital depreciation.

How significantly does proximity to Farrer Park MRT Station (5 mins, 380m) drive demand and capital appreciation?

Proximity to NE8 Farrer Park MRT Station represents one of the primary demand drivers for this property, with the 380-metre, five-minute walking distance positioning this unit within the most desirable accessibility band for central-region purchasers. Research into Singapore's residential transactions demonstrates that properties within 500 metres of MRT stations command measurable premiums relative to comparable units positioned 800+ metres away, with premium differentials typically ranging from 8 to 15 per cent depending upon the specific station and precinct characteristics. Capital appreciation in MRT-proximate properties has historically outpaced those in transport-disadvantaged locations, particularly during cyclical periods of economic expansion when commute-time premiums intensify among professional workers. The North East Line's continued service enhancements and line extensions into Punggol District further reinforce the long-term transportation-infrastructure value anchoring this location.

Which buyer profiles—first-timers, upgraders, HNW investors—is this property most suited to?

First-time purchasers will find Piccadilly Grand particularly attractive, as the S$1.85 million price point sits at the upper boundary of many first-time buyer budgets, yet the 2-bedroom configuration, transport accessibility, and established neighbourhood character deliver excellent value-for-money relative to smaller units in comparable precincts. Upgraders relocating within the central region benefit from the property's proven tenant demand, minimised commute changes, and stable price appreciation track record over extended holding periods. High-net-worth and institutional investors typically view this as a strategic allocation within diversified residential portfolios, appreciating the predictable yield generation and capital stability rather than speculative upside—making it suitable for risk-averse, long-duration holding strategies. Young professional couples and expatriate households represent the primary end-user market, explaining the strong rental demand fundamentals and resilient tenant quality typically observed in this locality.

What financing headroom and TDSR implications should I expect at this S$1.85M price point?

Purchasers financing 75 per cent of the S$1.85 million purchase price (standard owner-occupier LTV maximum) require approximately S$1,387,500 in borrowing, with a S$462,500 cash downpayment, at mortgage rates clustering around 3.5-4.2 per cent over 25-30 year tenors translating to indicative monthly payments of S$6,200-S$7,100 before insurance and property tax. Singapore's major banks apply a Total Debt Service Ratio ceiling of 60 per cent, meaning prospective borrowers must demonstrate monthly household income of at least S$10,500-S$11,850 to comfortably service this mortgage alongside existing financial obligations without triggering lending restrictions. Most purchasers in the primary market for properties at this price point—professionals, managers, and established business owners—encounter minimal TDSR headroom constraints, though careful scenario analysis becomes advisable for those with significant existing debt commitments or irregular income structures. Rate-rise scenarios should be stress-tested at 4.5-5.0 per cent to assess resilience should the mortgage environment tighten during the loan holding period.

How does Piccadilly Grand compare to competing developments in the immediate Farrer Park neighbourhood?

Within the Farrer Park and adjacent Newton precincts, established comparable developments include Draycott Heights, The Pinnacle, and Newton Suites, which have seen recent comparable 2-bedroom transactions trading at S$1,750,000 to S$1,950,000 depending upon unit-specific features and floor-level positioning. Per-square-foot valuations across these competing properties cluster between S$2,450 and S$2,750, placing Piccadilly Grand at market equilibrium pricing rather than at a meaningful discount or premium positioning. Newer condominium launches in outer precincts such as Novena or Toa Payoh may achieve lower per-square-foot pricing through location and land-cost arbitrage, though buyer surveys consistently reveal that prospective central-region purchasers accept marginally higher per-square-foot costs in exchange for transport accessibility and established neighbourhood maturity. Detailed comparison of specific amenity packages, maintenance fee structures, and unit-level features remains important for discerning purchasers, though pricing positioning itself does not suggest material over- or under-valuation relative to genuine market comparables.

Are certain unit stacks or floor levels within Piccadilly Grand positioned better for value retention?

Within Singapore's condominium market, lower to mid-level units (floors 5-15) typically command strongest demand and capital resilience from owner-occupiers and upgraders, as they balance accessibility without the premium pricing often attached to high-floor units valued primarily by investor cohorts. High-floor units (floors 18+) attract portfolio investors and expatriate purchasers prioritising views and privacy, though this demand cohort tends to be more price-sensitive and susceptible to cyclical contraction during market corrections, potentially resulting in extended marketing periods and negotiated discounts during slowdowns. Corner units and those with north or east-facing orientation typically command 5-8 per cent premiums relative to internal units of identical bedroom-and-bathroom configurations, reflecting natural light and cross-ventilation advantages valued across all buyer demographics. Prospective purchasers should request comparative pricing for unit-specific floor levels and stack positions from the sales agent, as these variables can meaningfully influence both acquisition cost and long-term capital appreciation potential.

What future supply pipeline exists in the Farrer Park district that might influence property demand?

The Farrer Park precinct is characterised by predominantly mature, freehold residential neighbourhoods interspersed with established condominium developments dating from the 1990s and 2000s, with limited new supply announcements in recent planning cycles. The Urban Redevelopment Authority's land-use planning framework suggests that significant new residential development pressure will continue to concentrate in adjacent precincts such as Novena and Serangoon rather than within Farrer Park itself, reflecting land scarcity and planning conservation objectives within established neighbourhoods. The North East Line continues to benefit from service enhancements and frequency improvements, supporting transport-accessibility premiums without triggering accompanying new-supply inflation that might compress property values through oversupply dynamics. This constrained supply environment supports longer-term price stability and gradual capital appreciation for properties in this location, as demand consistently exceeds new additions to the housing stock, in contrast to precincts experiencing active development pipeline execution that can temporarily dampen price growth through new-supply competitive positioning.

Piccadilly Grand 2BR Condo, S$1.85M at Farrer Park, 710 sqft