Type

Units

Min Area

Price Range

3 BR

969 sqft

S$2.5XM – S$2.9XM

4+ BR

1313 sqft

S$3.5XM – S$5.3XM

Property Highlights

Spacious 4-bedroom, 3-bathroom residence spanning 1,539 sqft in established Pasir Panjang enclave
Located just 9 minutes walk (790m) from CC26 Pasir Panjang MRT Station for seamless connectivity
S$3,602,000 asking price reflects premium positioning in a sought-after low-density residential zone
Ideal for upgrading families and high-net-worth buyers seeking both space and proximity to transport
Strategic south-west location near amenities, green spaces, and established commercial hubs

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Ref: 60243086

Terra Hill: A Premium Four-Bedroom Sanctuary in Pasir Panjang

Nestled along Yew Siang Road in one of Singapore's most coveted residential neighbourhoods, Terra Hill presents a compelling opportunity for discerning buyers seeking space, comfort, and strategic location value. This 4-bedroom, 3-bathroom condominium stretches across an impressive 1,539 square feet, offering the kind of breathing room that modern family living demands. Priced at S$3,602,000, this property slots into the upper-middle tier of Singapore's luxury residential market, positioning it as an attractive proposition for established professionals and upgrading families alike.

Connectivity and Location Advantages

One of Terra Hill's most compelling strengths lies in its proximity to public transport infrastructure. Situated merely 790 metres—or approximately a 9-minute walk—from CC26 Pasir Panjang MRT Station, residents enjoy direct access to the Circle Line. This meaningful connectivity translates into genuine convenience for commuters heading towards the city centre, eastern corridors, or southern districts without the dependency on private vehicles. The walkability factor also enhances daily quality of life, enabling easy access to neighbourhood amenities, cafes, and services clustered around the MRT station vicinity.

Beyond the Circle Line advantage, the Pasir Panjang locale itself occupies a strategic position within Singapore's broader geography. The area benefits from being just minutes away from established commercial hubs, waterfront recreational facilities, and quality dining and retail options. For buyers who value both suburban tranquility and urban accessibility, this balance proves particularly attractive.

Space and Layout Considerations

At 1,539 square feet, this residence offers a notably generous floor area that accommodates multiple lifestyle configurations. The four-bedroom layout caters to growing families, home-office seekers, and those who entertain guests regularly. The three full bathrooms ensure practical convenience for larger households, eliminating morning rush conflicts and adding genuine functional value. This scale of accommodation represents a significant step up from typical three-bedroom units across similar price brackets, providing tangible space advantage without entering the ultra-luxury trophy property segment.

Investment and Capital Appreciation Perspective

From an investment lens, Terra Hill's positioning merits serious consideration. The Pasir Panjang district has demonstrated consistent capital appreciation over the medium to long term, underpinned by limited new supply, established community infrastructure, and ongoing demand from upgraders and expatriates seeking stable residential value. Properties in this zone rarely experience the volatility seen in more speculative or fringe areas, providing investors with relatively predictable wealth accumulation trajectories. The proximity to an MRT station further bolsters long-term demand resilience, as transport accessibility remains a permanent value driver in Singapore's property market.

Target Buyer Profiles

Terra Hill appeals across several distinct buyer cohorts. For upgrading families departing three-bedroom homes, this property offers the space expansion they seek without requiring relocation to far-flung estates. High-net-worth individuals appreciate the neighbourhood's established character and the discretion afforded by lower-density residential corridors. Expatriate professionals drawn to Singapore's stability find the Pasir Panjang location particularly appealing, combining accessibility with an international flavour rooted in a genuinely mixed-culture residential community. Investment-focused buyers recognise the rental yield potential, particularly given the relatively strong tenant demand for spacious family homes in well-connected locations.

Market Positioning and Price Context

The S$3,602,000 asking price translates to approximately S$2,341 per square foot, a figure that reflects current market conditions for premium four-bedroom stock in established locations with direct MRT access. This positioning aligns with recent transactional evidence across comparable developments in the broader South-West corridor. Buyers evaluating this property should contextualise the asking price against alternative four-bedroom options in adjacent areas, many of which command similar or higher price points depending on floor level, unit orientation, and specific unit-level amenities. The combination of size, location, and transport proximity positions Terra Hill competitively within its peer set.

Neighbourhood Amenities and Lifestyle

Residing at Terra Hill provides access to a mature residential ecosystem where planning regulations have preserved green spaces and maintained low-rise character. The vicinity features independent schools, established hawker centres, neighbourhood shopping nodes, and proximity to Pasir Panjang Park and adjacent waterfront recreational areas. This environment appeals to buyers who prioritise quality-of-life factors—school proximity, recreational facilities, and a sense of community—alongside investment fundamentals. The area's established character also suggests relative immunity to adverse urban development surprises, as zoning protections typically remain intact in such established estates.

Financing and Acquisition Considerations

At the S$3.6 million price point, prospective purchasers should factor in Additional Buyer's Stamp Duty (ABSD) implications if acquiring this as a second residential property. Current ABSD schedules impose graduated rates on non-first-time buyer acquisitions, materially affecting overall acquisition costs. First-time buyers benefit from ABSD exemptions, making Terra Hill a potential flagship acquisition for those building their property portfolio. From a financing perspective, the property's substantial size and established location typically secure favourable mortgage terms from financial institutions, though individual assessments depend on personal income, existing debt obligations, and loan-to-value parameters. Prospective buyers should engage directly with financial advisers to model affordability scenarios specific to their circumstances.

Future Market Dynamics

The South-West corridor, encompassing Pasir Panjang and adjacent districts, faces constrained new supply pipelines given land scarcity and established zoning patterns. This supply limitation historically supports price resilience and capital preservation, reducing downside risk compared to areas experiencing new estate launches or intensive redevelopment. The extension of the Circle Line itself represents a completed infrastructure project, meaning no imminent transport improvements are priced into future expectations, reducing speculative volatility. For buyers seeking exposure to Singapore's property market through a tangible, well-located residential asset, Terra Hill's supply-demand context offers genuine appeal.

Conclusion

Terra Hill at 18 Yew Siang Road represents a thoughtfully positioned residential offering within Singapore's established premium segment. The combination of four-bedroom spaciousness, three-bathroom convenience, direct MRT proximity, and strategic neighbourhood location creates a compelling value proposition for upgraders, families, and investors alike. At S$3,602,000, the property sits comfortably within reach of Singapore's substantial high-net-worth demographic whilst offering genuine lifestyle and financial benefits that extend well beyond mere transactional convenience. Those prioritising space, connectivity, and location stability should investigate this opportunity thoroughly.

Frequently Asked Questions

What is the estimated rental yield if I purchase Terra Hill as an investment property?

Based on current rental market conditions for four-bedroom units in well-connected South-West locations, Terra Hill could generate gross rental yields between 2.5% and 3.2% annually, translating to approximately S$90,000–S$115,000 per year in rental income. The actual yield depends significantly on unit orientation, floor level, and the specific rental positioning—properties marketed towards families with children command premium rates, whilst those positioned for corporate tenants may attract different tenant profiles. Given the property's proximity to Pasir Panjang MRT and its generous size, tenant demand should remain reasonably robust through economic cycles, though yields are inherently sensitive to overall property market sentiment and interest rate fluctuations.

How does the S$3.6M price per square foot compare to recent transactions in Pasir Panjang?

The asking price of approximately S$2,341 per square foot positions Terra Hill within the current market range for four-bedroom units in established Pasir Panjang locations with direct MRT access. Recent comparable transactions in the locality have demonstrated prices ranging from S$2,200 to S$2,450 per square foot depending on unit condition, floor level, and specific amenities. Properties on lower floors or those requiring cosmetic updates typically trade towards the lower end of this spectrum, whilst premium stacks or newly renovated units command the higher multiples. Buyers should request recent comparable evidence from estate agents to validate whether the asking price reflects fair market value relative to actual transactional evidence.

What are the ABSD implications if I'm buying this as a second residential property?

Second residential property acquisitions at the S$3,602,000 price point attract Additional Buyer's Stamp Duty at the graduated rates currently applicable, which escalate based on property value thresholds. For a property in this price bracket, purchasers should anticipate ABSD obligations in the region of S$200,000–S$280,000 depending on whether the property is a second or subsequent acquisition. This represents a material cost increment that significantly impacts total acquisition outlay and must be factored into overall investment return calculations. First-time buyers, by contrast, benefit from complete ABSD exemption, making Terra Hill a substantially more cost-efficient acquisition pathway for those accumulating their initial property asset. Professional tax and legal advice is essential to confirm exact obligations based on individual circumstances.

Is this a leasehold property, and what are the implications for long-term resale value?

Pasir Panjang predominantly comprises leasehold properties with 99-year tenures, which is also the likely tenure for Terra Hill unless explicitly documented as freehold. A 99-year lease presents no practical concern for buyers acquiring today, as the property will retain strong marketability for several decades before lease decay becomes a material resale factor. Lenders typically do not impose restrictions until leases fall below 60 years, meaning prospective purchasers should inherit the property mortgage-ready for most of their holding period. However, long-term investors should remain cognisant that extremely distant lease expiry dates—particularly those approaching 60-year marks—can marginally depress unit values in competitive markets. Buyers should verify the exact lease expiry date through the documentation and consider how distant the expiry timeline sits relative to their anticipated holding period.

How does proximity to Pasir Panjang MRT station impact long-term demand and capital appreciation?

Proximity to functional MRT stations remains one of Singapore's most consistent capital appreciation drivers, with properties within 400–800 metres of stations historically demonstrating superior long-term value retention and growth compared to non-connected alternatives. Terra Hill's 790-metre distance places it in this optimal walkability zone, meaning the property benefits from permanent demand premium stemming from commuter convenience and reduced reliance on private vehicles. The Circle Line itself has matured as a fully established transport corridor, eliminating speculative pricing premiums whilst cementing reliable daily demand from professionals, students, and families requiring regular connectivity. This stable accessibility profile historically supports resilient pricing through economic cycles, as transport connectivity remains permanently valued by buyer cohorts regardless of broader sentiment fluctuations.

Who is the ideal buyer profile for Terra Hill, and why might different buyers find it attractive?

Upgrading families departing three-bedroom homes find Terra Hill ideally sized for their expanding household needs, offering meaningful space improvement without requiring relocation to distant estates. High-net-worth individuals appreciate the neighbourhood's established character, refined environment, and discretion afforded by lower-density residential zoning that prevents overdevelopment or excessive housing density. Professional expatriates seeking stable residential value in a mixed-culture, well-serviced neighbourhood find Pasir Panjang particularly appealing, combining accessibility with an international character rooted in genuine community diversity. Investment-focused purchasers recognise strong rental yield potential given tenant demand for spacious family-sized units in connected locations, making Terra Hill a practical portfolio addition for those seeking stable cashflow properties. Each buyer cohort finds different value propositions within the property, from lifestyle-driven family considerations through to pure investment mechanics.

What are the TDSR and financing implications at the S$3.6M price point?

At S$3,602,000, loan amounts typically range from S$2.25M to S$2.88M depending on individual loan-to-value ratios (most lenders cap residential loans at 75% LTV for purchasers above age 50, and up to 80% for younger buyers). Monthly mortgage servicing costs at current interest rates approximate S$12,000–S$15,000, meaning borrowers require monthly income of approximately S$36,000–S$45,000 to satisfy standard Total Debt Service Ratio limits that typically cap household debt servicing at 40% of income. Purchasers with existing debt obligations, rental property mortgages, or other liabilities must maintain proportionally higher incomes to satisfy lending criteria. First-time buyers may benefit from slightly more lenient TDSR treatment from certain lenders, whilst investors accumulating multiple properties face increasingly stringent assessment criteria. Professional mortgage brokers can model individual financing scenarios accounting for specific personal circumstances.

How does Terra Hill compare to competing four-bedroom developments in adjacent areas?

The South-West corridor features several competing developments offering four-bedroom stock, including properties at comparable distances from MRT connectivity, though direct comparables vary in specific location, unit size, and amenity offerings. Developments located towards Holland Village command premium positioning due to lifestyle cachet and specific retail-dining ecosystems, though these typically sit further from direct MRT access. Properties positioned towards the Clementi corridor offer similar pricing but often feature smaller unit sizes for equivalent investment. Terra Hill's specific advantage lies in its combination of genuinely generous square footage—1,539 sqft is substantially larger than many comparable four-bedroom offerings—coupled with direct MRT proximity and positioning within an established, mature residential precinct. Buyers evaluating competing options should prioritise unit-by-unit size comparisons and transport accessibility verification rather than relying solely on price-point alignment.

Which unit stacks or floor levels typically provide best value at Terra Hill?

Mid-level units positioned between floors 8 and 15 typically offer the strongest value-to-amenity ratios, balancing desirable height advantages—reduced ground-floor noise, improved natural ventilation, better views—against the premium pricing commanded by premium high-floor units. Corner units and those with enhanced orientation towards green spaces or water views command tangible premiums reflecting lifestyle appeal, though these command values disproportionate to actual functional improvements. Lower-floor units, whilst less coveted aesthetically, offer genuine value for investors prioritising rental yield over personal lifestyle considerations, as many tenant cohorts prioritise functionality and rental cost-efficiency over prestige positioning. Top-floor penthouses and premium stacks naturally command the highest per-square-foot valuations, potentially justifying premium pricing only for luxury-focused purchasers seeking statement properties. Prospective buyers should personally inspect multiple unit stacks to calibrate their subjective preferences against available pricing, rather than assuming standardised floor premiums.

What is the future supply pipeline in the Pasir Panjang district, and how might this affect resale prospects?

The South-West corridor, encompassing Pasir Panjang, faces significantly constrained new supply pipelines due to established zoning protections, limited Government Land Sales activity in the precinct, and relatively complete estate maturity reducing redevelopment catalyst probability. Unlike growth corridors such as Woodlands or eastern districts experiencing new estate launches, Pasir Panjang's supply trajectory remains heavily weighted towards modest replacement development and occasional en-bloc redevelopment of ageing stock, neither of which threatens market oversupply dynamics. This structural supply limitation historically supports long-term price resilience and capital preservation, reducing downside vulnerability compared to areas experiencing intensive new supply absorption cycles. For buyers seeking stability and reduced speculative volatility, limited supply pipeline provides genuine comfort, though this also implies that capital appreciation will track broader market sentiment rather than generate outsized returns through scarcity-driven premiums.

Terra Hill 4-bed Condo $3.6M Pasir Panjang – 1,539 sqft