Type

Units

Min Area

Price Range

3 BR

1238 sqft

S$2.4M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$477K on this acquisition.
Located 15 min (1.23 km) from NS19 Toa Payoh MRT Station.

Price Trends & Rental Yield

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D'Mira: A Residential Landmark in Toa Payoh's Heart

D'Mira stands as an accomplished residential development at 31 Boon Teck Road, situated in one of Singapore's most established and sought-after neighbourhoods. The project exemplifies contemporary apartment living in Toa Payoh, a district renowned for its mature infrastructure, excellent connectivity, and vibrant community character. This condominium development offers multiple unit types across a range of sizes and configurations, ensuring that first-time homebuyers, upgraders, and seasoned investors can find a residence aligned with their specific requirements and financial objectives.

The location represents a strategic advantage for occupants and investors alike. Positioned within walking distance—approximately 15 minutes—of Toa Payoh MRT Station (NS19), D'Mira benefits from seamless access to the North-South Line, one of Singapore's busiest and most comprehensive transport corridors. This accessibility translates directly into enhanced property appeal, reduced commute times for working professionals, and increased rental demand from tenants prioritising convenient public transport links. The surrounding neighbourhood encompasses a rich tapestry of amenities, including established shopping centres, dining precincts, healthcare facilities, and quality educational institutions, making the address attractive to families and young professionals alike.

Investment Appeal and Rental Potential

D'Mira's positioning in Toa Payoh—a district characterised by consistent rental demand and stable capital appreciation—makes it a compelling proposition for investors seeking portfolio diversification. The maturity of the neighbourhood, combined with its proximity to employment hubs across Singapore's transport network, ensures a steady stream of potential tenants. Rental yields in this catchment have historically demonstrated resilience, supported by the area's reputation for safety, established infrastructure, and community facilities. The variety of unit types available at the development means investors can tailor their acquisition strategy to match their yield expectations and tenant demographic preferences.

Property Configuration and Design Standards

The development comprises residential units spanning multiple bedroom configurations, each designed to meet modern lifestyle expectations. Units typically range in built-up area, offering flexibility for buyers at different life stages. The condominium architecture reflects quality construction standards and thoughtful space planning, with layouts optimised for both comfort and functionality. Three-bedroom units, for instance, provide generous accommodation suitable for growing families, while smaller configurations cater to young professionals and downsizers seeking lower maintenance burdens and reduced running costs. All units benefit from the development's shared facilities and communal spaces, enhancing the overall living experience and building community cohesion.

Accessibility and Transport Connectivity

One of D'Mira's defining strengths is its transportation ecosystem. The 15-minute walking distance to Toa Payoh MRT Station places residents within reach of the North-South Line's extensive network, facilitating rapid journeys to the Central Business District, northern suburbs, and southern regions of Singapore. For motorists, the address enjoys good road connectivity to major expressways, supporting convenient access to retail parks, business parks, and leisure destinations island-wide. This dual accessibility—both public and private transport—enhances the development's appeal across demographic segments and underpins long-term property demand.

Market Position and Pricing Dynamics

D'Mira enters the market at a competitive price point reflective of its location, facilities, and unit specifications. The development sits within a well-established property market segment in Toa Payoh, where comparable transactions provide clear benchmarks for value assessment. Prospective buyers evaluating the per-square-foot pricing relative to recent sales in the immediate vicinity will find the development competitively positioned. The range of available units means purchasing power extends across different budget bands, democratising access to this sought-after address for various buyer cohorts. The balance between location premium and property pricing creates an appealing risk-reward profile for both end-users and investment-focused acquisitions.

Neighbourhood Character and Community Infrastructure

Toa Payoh has evolved into one of Singapore's most desirable residential precincts, characterised by manicured gardens, established restaurants, and a palpable sense of community. D'Mira sits within this thriving ecosystem, allowing residents immediate access to shopping, dining, and recreation without sacrificing the peaceful residential atmosphere that defines the district. Local schools, healthcare providers, and recreational facilities ensure families find all essential services within convenient reach. The mature neighbourhood also means established support networks and community organisations, fostering social cohesion and neighbourhood identity—factors that increasingly influence residential satisfaction and property value stability.

Long-Term Value Considerations

Investing in Toa Payoh, through developments such as D'Mira, aligns with historical patterns of sustained capital appreciation in mature Singapore districts. The area's land scarcity, established infrastructure, and consistent demand from both owner-occupiers and investors create a supportive backdrop for property values. The development's completion and occupancy status further bolster confidence, as the property benefits from proven tenant demand, established track records, and tangible community benefits. For buyers concerned with long-term wealth preservation and gradual capital growth, D'Mira's location and design quality position it as a prudent acquisition aligned with Singapore's property market fundamentals.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at D'Mira as an investment property?

D'Mira's location in Toa Payoh, with its 15-minute proximity to Toa Payoh MRT Station (NS19), positions the development in an area with robust rental demand from working professionals and small families seeking convenient transport access. Historical rental data for comparable units in this district indicates gross rental yields typically ranging between 3.5% and 4.5% annually, depending on unit size, configuration, and specific floor level. The maturity of Toa Payoh as a residential neighbourhood—coupled with its proximity to employment zones and reliable public transport—ensures a consistent stream of quality tenants seeking longer-term leases. Investors should note that yields can be further optimised through strategic unit selection, focusing on layouts and price points that align with the strongest tenant demand segments in this catchment.

How does the pricing per square foot at D'Mira compare to recent market transactions nearby?

D'Mira's price positioning reflects its location within Toa Payoh's competitive residential market, where comparable transactions in recent quarters have established clear benchmarks for per-square-foot valuations. The development's pricing appears aligned with transacted values for similar-standard condominium units in the immediate vicinity, typically ranging within the S$1,900 to S$2,100 per square foot band depending on unit size and floor location. Smaller unit configurations often command higher per-square-foot premiums than larger units at the same project, a pattern consistent across Singapore's property market. Prospective buyers are advised to cross-reference recent sales data for nearby developments to ensure the valuation accurately reflects current market conditions and their personal price expectations for this location.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm buying D'Mira as a second residential property?

If you are a Singapore Citizen purchasing a second residential property, you will be liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For example, on a property transacting at S$2.4 million, the ABSD would amount to S$480,000—a substantial cost that significantly increases the total capital outlay required at point of purchase. This duty is payable in addition to standard Buyer's Stamp Duty and other acquisition costs, meaning total transaction costs can exceed 25% of the purchase price when legal, surveying, and agent fees are included. First-time buyers and Singapore Citizens acquiring their primary residence remain exempt from ABSD, making the principal residence distinction strategically important in acquisition planning. Investors and upgraders should factor this 20% ABSD levy into their financial models and cash flow projections to ensure acquisition viability.

Is lease decay a concern with D'Mira, and how does it affect resale value?

The lease tenure structure of D'Mira is a critical factor in long-term value preservation; the development's tenure—whether freehold, 999-year, or 99-year—will significantly influence capital appreciation trajectory and future resale marketability. If the property holds a freehold or 999-year lease, lease decay presents no practical concern for owner-occupiers or investors, as the tenure extends indefinitely beyond typical ownership horizons. However, if D'Mira operates under a 99-year lease (increasingly common for newer residential developments), buyers should be cognisant that lease length—whilst initially offering excellent value—will gradually decline over decades, potentially impacting resale value as the lease approaches lower thresholds. Properties with remaining leases below 70 years frequently encounter financing restrictions and tenant reluctance, meaningfully reducing capital growth prospects. Prospective buyers must confirm the exact tenure and calculate the lease remaining at point of purchase to evaluate lifetime ownership economics.

How does D'Mira's proximity to Toa Payoh MRT Station impact demand and capital appreciation?

Toa Payoh MRT Station (NS19) sits on the North-South Line, one of Singapore's busiest and most integral transport corridors, connecting the development to employment clusters in the Central Business District, northern suburbs, and southern precincts. This proximity—approximately 15 minutes' walk—elevates D'Mira's appeal substantially, as commuter accessibility directly influences rental demand, tenant quality, and occupier willingness to pay premium rents. Properties within walking distance of major MRT stations historically outperform those requiring longer commutes or transport transfers, with capital appreciation rates typically 1.5% to 2% annually higher than catchment averages. The transport connectivity also insulates the development from future supply competition, as land scarcity around established MRT nodes limits new development potential. Buyers should recognise this transport premium as a hedging factor supporting long-term value preservation and income stability.

Is D'Mira suitable for high-net-worth individuals, upgraders, first-time buyers, and investors?

D'Mira's range of unit configurations and price points accommodates multiple buyer profiles effectively. High-net-worth individuals may view the development as a portfolio addition within Singapore's stable property market, valuing the established location and established track record of the neighbourhood. Upgraders—existing property owners seeking larger or better-positioned residences—find appeal in the mature infrastructure, established community, and easy transport access, facilitating lifestyle enhancement without excessive relocation disruption. First-time buyers benefit from the development's location within a neighbourhood offering excellent schools, shops, and services, alongside the financial accessibility provided by varied unit sizes and competitive pricing relative to newer central developments. Investors recognise the rental yield potential supported by consistent tenant demand in Toa Payoh's established residential ecosystem, combined with reasonable acquisition costs and positive cash flow projections. The development's diversity thus creates genuine appeal across buyer demographics and investment objectives.

What TDSR headroom exists at typical D'Mira price points, and what financing can buyers expect?

Total Debt Service Ratio (TDSR) regulations cap borrowers' monthly debt obligations at 60% of gross monthly income, a critical constraint for property financing qualification in Singapore. For a buyer acquiring a unit at D'Mira's typical price point of approximately S$2.4 million, typical mortgage financing at 80% Loan-to-Value (LTV) would require a loan of S$1.92 million—translating to monthly repayments of around S$11,500 at current interest rates (assuming 25-year tenure). This repayment burden would necessitate gross monthly income of approximately S$19,200 to remain comfortably within TDSR constraints, leaving headroom for other outstanding debt obligations (personal loans, credit cards, car financing). Buyers with lower income profiles or existing debt commitments should model their specific TDSR position carefully, as some individuals may find maximum LTV financing unavailable and require larger cash downpayments. Banks typically require comprehensive financial documentation, proof of income stability, and assessment of debt serviceability before mortgage approval, making transparent financial disclosure essential for acquisition planning.

How does D'Mira compare to competing developments in the Toa Payoh area?

Toa Payoh's residential landscape encompasses several established developments offering varying configurations, price points, and facility standards. D'Mira competes in the mid-to-premium segment, with pricing and specifications positioned to attract quality-conscious buyers seeking established neighbourhoods without the premium pricing of ultra-central locations. Comparable developments in Toa Payoh typically offer similar floor plans, amenities, and transport connectivity, making differentiation factors centre on specific location nuances, facility upgrades, and transaction pricing. D'Mira's particular strength lies in its positioning relative to Toa Payoh MRT Station and the surrounding retail and dining precinct, creating convenient lifestyle conditions that some competing developments may not replicate identically. Buyers evaluating competing properties should conduct systematic comparisons across per-square-foot pricing, unit configurations available, tenure structures, and facility offerings to identify the development best aligned with personal priorities. Market conditions, transaction momentum, and developer marketing strategies may influence relative competitiveness over time.

Which unit stacks or floor levels offer the best value proposition at D'Mira?

Unit value at D'Mira varies meaningfully based on floor level, unit orientation, and stack position within the development's architectural layout. Lower-to-mid-floor units (typically levels 3-15) often command modest per-square-foot premiums below premium high-floor units, whilst offering practical advantages including reduced lift waiting times, lower service charge exposure, and often similar natural light and ventilation as higher levels. Mid-stack units positioned away from corner orientations frequently represent optimal value, delivering privacy, light, and pricing efficiency without the premium attached to corner or very high-floor units. The development's specific architectural configuration—including void spaces, setback patterns, and unit distribution—influences which floor levels optimise natural light and ventilation relative to price. Corner units and highest floors command premium pricing reflecting enhanced views and prestige, which may not translate into proportional rental premiums. Value-focused buyers should systematically compare floor plans across multiple stack options to identify configurations balancing livability, privacy, and financial efficiency.

What future supply pipeline exists in Toa Payoh, and how might it affect D'Mira's capital growth?

Toa Payoh's residential supply pipeline remains constrained by land scarcity and mature estate planning, with limited undeveloped parcels available for new residential development. The district's established status and successful public housing integration mean greenfield development opportunities are minimal, and future supply additions are likely concentrated on site-specific redevelopment projects rather than broad-scale new release. This supply constraint paradoxically supports D'Mira's capital appreciation prospects, as limited new competing inventory means established developments like D'Mira will capture the majority of purchasing demand from buyers attracted to the location. Government Urban Renewal Authority initiatives may drive selective public housing renewal and precinct enhancement, further supporting property valuations within the catchment. D'Mira's established market position means it benefits from supply scarcity—future buyers unable to access new supply will increasingly compete for established units, supporting price momentum. Investors should recognise Toa Payoh's restricted development capacity as a structural tailwind supporting property value stability and long-term appreciation.

Condominium At 31 Boon Teck Road — From S$2.4M