Type

Units

Min Area

Price Range

5 BR

2120 sqft

S$5.6M – S$5.6M

Property Highlights

Condo development with 4 units currently available.
Prices currently range from S$5.6M to S$5.6M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1.1M on this acquisition.
Freehold.
Located 9 min (790 m) from CC26 Pasir Panjang MRT Station.

Price Trends & Rental Yield

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Terra Hill: A Freehold Sanctuary in Pasir Panjang

Terra Hill stands as a distinctive freehold residential development situated at 18 Yew Siang Road in Singapore's District 5, crafted by the combined expertise of Hoi Hup Realty and Sunway Developments. This carefully planned community offers a selection of thoughtfully designed units spanning three, four, and five bedrooms, catering to families seeking quality living in one of the island's most sought-after neighbourhoods. The freehold status represents a significant advantage in the Singapore property market, guaranteeing perpetual ownership rights and shielding residents from the gradual erosion of asset value associated with leasehold decay.

The development's proximity to Pasir Panjang MRT Station (CC26) situates residents within a mere five-minute walk, delivering seamless connectivity to the broader transport network. This strategic positioning places the city centre, business districts, and major commercial hubs within comfortable commuting distance, making Terra Hill an attractive choice for working professionals and established families. The location also benefits from proximity to retail and leisure amenities, including a short drive to Alexandra Retail Centre and convenient access to larger shopping destinations such as IKEA and Anchorpoint.

Unit Composition and Market Positioning

The project encompasses a carefully curated mix of residential units, with the 2-bedroom and 2-bedroom-plus-study configurations having achieved full market clearance. Current availability focuses on the 3-bedroom, 4-bedroom, and premium 5-bedroom duplex penthouse options, allowing prospective purchasers a meaningful choice across different lifestyle and investment profiles. The 5-bedroom duplex penthouses, spanning approximately 2,164 square feet, feature generous ceiling heights that amplify the sense of space and light throughout the residence, a hallmark of premium residential design. Units at this scale typically attract owner-occupiers seeking substantial family homes and discerning investors targeting the luxury rental market.

Pricing across the development begins from approximately S$2.49 million for the entry-level 3-bedroom offerings and extends upwards through the 4-bedroom range and into the bespoke penthouse segment. This price architecture reflects the quality of finishes, location premium, and the inherent value of freehold tenure in a mature, well-connected precinct. The variety ensures that both first-time upgraders and high-net-worth individuals can find configurations suited to their specific aspirations and investment horizons.

Development Timeline and Investment Outlook

With an estimated Top of Pagoda (TOP) targeted for Q4 2028, Terra Hill offers investors and owner-occupiers a clearly defined development window. This near-to-medium-term completion timeframe appeals to buyers seeking exposure to the property cycle with manageable holding periods before achieving possession and the commencement of either owner-occupation or rental income generation. The timing also positions the development within a relatively stable interest-rate environment, providing greater predictability for financing decisions and cash-flow planning.

The Pasir Panjang locality has historically demonstrated resilience in capital appreciation, underpinned by steady demand from expatriates, upgrading Singaporean families, and institutional investors seeking quality residential assets. The freehold nature of Terra Hill further strengthens its appeal as a long-term store of value, free from the eventual lease-extension premiums that burden leasehold properties in later decades. This characteristic makes the development particularly attractive to conservative investors prioritising asset preservation alongside potential rental yield.

Location Advantages and Neighbourhood Character

Pasir Panjang has evolved into a preferred residential enclave, distinguished by tree-lined streets, a mature community feel, and ready access to essential services and entertainment. The CC26 MRT connection provides direct links to Tiong Bahru, Outram Park, and the wider Circle Line network, facilitating commutes across Singapore with minimal friction. Families benefit from proximity to well-regarded schools, healthcare facilities, and recreational spaces, creating an environment conducive to long-term settlement.

The neighbourhood's character reflects a balance between heritage charm and contemporary urban living. Residents enjoy a quieter, less densely built environment compared to central business districts, yet remain within minutes of vibrant commercial precincts and leisure destinations. This positioning has made Pasir Panjang a magnet for purchasers seeking refuge from urban intensity without sacrificing convenience or cosmopolitan amenities.

Design and Lifestyle Features

Terra Hill's architectural vocabulary emphasises quality construction and thoughtful space planning. The inclusion of high-ceiling units, particularly across the duplex penthouse tier, creates residences that feel spacious and airy, enhancing the daily living experience and supporting premium rental positioning should the owner elect to generate investment income. The development's layout encourages a seamless flow between living, dining, and bedroom zones, accommodating both intimate family moments and larger social gatherings.

Amenities and facilities within the development support an active, community-oriented lifestyle, enabling residents to enjoy recreational pursuits without necessarily venturing beyond the residential envelope. Such thoughtful planning strengthens social cohesion within the development and contributes to a sense of belonging that often translates into robust capital appreciation over the long term.

Investment Thesis and Market Context

For investors seeking exposure to Singapore's residential property market, Terra Hill presents a credible proposition grounded in freehold tenure, established location appeal, and a balanced mix of unit sizes targeting multiple buyer demographics. The achievement of full sales across the 2-bedroom tier demonstrates market confidence and the ability of the development to satisfy consumer demand across the price spectrum. The phased availability of larger units suggests measured release and potential price-appreciation dynamics as the project progresses towards completion.

The development emerges within a competitive District 5 landscape, yet distinguishes itself through its freehold structure, MRT adjacency, and developer pedigree. Hoi Hup Realty and Sunway Developments bring established track records in delivering quality residential communities, offering purchasers reassurance regarding build quality, timeline adherence, and post-completion management standards.

Terra Hill encapsulates the attributes sought by a broad cross-section of Singapore's property market: freehold security, location convenience, quality construction, and financial accessibility across multiple entry points. Whether pursued as a family home, a platform for lifestyle upgrading, or a portfolio investment, the development merits serious consideration within the context of your broader property strategy and financial objectives.

Frequently Asked Questions

What is the estimated rental yield for units at Terra Hill if purchased as an investment property?

Whilst rental yields vary based on unit size, location within the development, and market conditions, 3-bedroom units in Pasir Panjang typically generate gross yields in the 2.5–3.5% range, whilst larger 4- and 5-bedroom configurations may achieve 2.8–3.8% depending on tenant profile and lease structure. The freehold tenure eliminates lease-extension premiums, preserving net rental income over the long term and supporting sustained yield performance as the property ages. Investors should model yields against their acquisition price, anticipated holding period, and local market rental dynamics, noting that proximity to CC26 MRT and the mature Pasir Panjang setting tend to attract quality tenants and command stable rents.

How does Terra Hill's pricing compare to recent per-square-foot transactions in Pasir Panjang?

Recent freehold residential sales in Pasir Panjang have transacted in the region of S$2,200–S$2,600 per square foot, with newer or premium developments commanding the upper end of this range. Terra Hill's pricing reflects this established market band, positioning it competitively amongst freehold alternatives in the locality whilst acknowledging the premium attributable to developer reputation, finish quality, and proximity to MRT. The achievement of full sales in the 2-bedroom tier suggests pricing acceptance across the market, whilst the ongoing release of larger units allows for continued reference against comparable transactions as the project matures towards TOP.

What are the ABSD implications for Singapore Citizens purchasing a second residential property at Terra Hill?

A Singapore Citizen acquiring a second residential property is liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, in addition to the standard Buyer's Stamp Duty and other transactional costs. For a 3-bedroom unit priced at S$2.49 million, ABSD would amount to approximately S$498,000, materially impacting the total cost of acquisition and requiring careful financial planning. This duty applies uniformly across the Terra Hill portfolio and should be factored into investment appraisals, financing calculations, and holding-period expectations, particularly where the property is intended as an income-generating asset or portfolio diversification vehicle.

Is there any lease decay risk at Terra Hill, and how might this affect long-term resale value?

Terra Hill's freehold tenure entirely eliminates lease-decay risk, as perpetual ownership rights extend indefinitely without diminution or renewal obligations. This structural advantage distinguishes the development from leasehold competitors, which typically experience gradual value erosion as lease terms shorten towards the critical 30-year threshold at which refinancing and resale become materially more difficult. The freehold status ensures that Terra Hill units will retain marketability and investment appeal across multi-generational holding horizons, supporting sustained capital preservation and intergenerational wealth transfer—a characteristic increasingly valued in Singapore's property market.

How does proximity to CC26 Pasir Panjang MRT station influence demand and capital appreciation at Terra Hill?

MRT connectivity is a primary driver of residential demand and capital appreciation in Singapore's property market, and CC26 Pasir Panjang station positions Terra Hill within a five-minute walking catchment that encompasses professional commuters, families, and investors seeking efficient transport access. The Circle Line provides direct connectivity to Outram Park and the broader MRT network, facilitating seamless commutes to central business districts, financial centres, and employment nodes across the island. Historical evidence suggests that properties within 400–500 metres of MRT stations command sustained price premiums and appreciate more robustly during market upswings, with the walking-distance positioning of Terra Hill likely to underpin demand consistency and downside protection during market corrections.

Which buyer profiles are best suited to Terra Hill—first-timers, upgraders, high-net-worth individuals, or investors?

Terra Hill accommodates a diverse buyer base across multiple life stages and investment objectives. First-time upgraders seeking to graduate from smaller public-housing units into spacious private residences may find the 3-bedroom configuration appropriately priced and sized, whilst established families and high-net-worth individuals can access the 4- and 5-bedroom penthouse tiers offering premium finishes and lifestyle amenities. Investors targeting rental income or capital appreciation benefit from the freehold tenure, MRT adjacency, and the development's reputation within the District 5 market, positioning units as credible portfolio additions. The phased sales structure and price tiering suggest that the developers have deliberately architected the offering to appeal across these diverse segments, maximising absorption and building a balanced resident community.

What TDSR and mortgage financing implications should I consider at Terra Hill price points?

For a 4-bedroom unit priced at approximately S$3.22 million with a 70% loan-to-value mortgage, the monthly servicing cost at current interest rates (circa 4.0–4.5%) would approximate S$15,000–S$16,500, requiring a monthly gross income of approximately S$36,000–S$38,000 to remain comfortably within the Total Debt Service Ratio (TDSR) ceiling of 55%. Purchasers should obtain pre-approval from their preferred bank, factor in ABSD and transactional costs, and maintain prudent cash buffers for rates' interest-rate normalisation; the freehold tenure provides downside protection should forced sales become necessary, but debt-service sustainability remains essential during market volatility. Investors should model cash-flow scenarios on a rental-income basis, recognising that banks typically cap investment-property loan-to-value ratios at 60–65% and impose stricter serviceability assessments.

How does Terra Hill compare to competing freehold developments in District 5 and Pasir Panjang?

District 5 encompasses several established residential enclaves, including Bukit Merah and Alexandra, where competing developments range from mature, fully-sold projects to newer launches. Terra Hill's principal differentiation lies in its freehold tenure, MRT adjacency, developer reputation, and near-term completion timeline, whilst price positioning remains market-aligned rather than premium. Comparable freehold alternatives in the immediate vicinity may be significantly older with aged facilities, or located further from public transport, making Terra Hill an attractive option for buyers prioritising modern construction standards, convenience, and asset permanence. Prospective purchasers should conduct comparative site visits and seek transactional data on similar-sized units across District 5 to benchmark pricing and demand dynamics.

Which unit stack or floor level offers the best value and long-term appreciation potential at Terra Hill?

Middle-stack units, typically occupying floors 10–20, tend to command optimal value premiums in tropical residential markets, balancing privacy, security, and convenience against the pricing premiums associated with higher floors and penthouse configurations. Lower floors (4–9) often attract families with young children and those valuing reduced elevator dependencies, whilst penthouse-tier units command lifestyle and investment premiums justifying their higher per-square-foot pricing. For investors prioritising rental yield and tenant appeal, mid-stack placements across larger 3- and 4-bedroom configurations typically attract consistent tenant demand and rental rate stability. The specific floor plan, orientation, and views will materially influence buyer perception and resale competitiveness, warranting careful consideration during the showflat visitation and purchase-selection process.

What is the future supply pipeline in District 5, and might this affect Terra Hill's appreciation trajectory?

District 5, encompassing Pasir Panjang and surrounding areas, has experienced measured new supply in recent years relative to other central districts, reflecting limited availability of large residential development sites within the mature precinct. The completion of Terra Hill in Q4 2028 will contribute modestly to the district's inventory, but the overwhelming majority of existing stock comprises older leasehold developments and established freehold communities, limiting direct competitive pressure. Singapore's broader residential supply constraints, particularly for freehold units in established locations with MRT access, suggest that Terra Hill will likely benefit from limited new competing supply over its medium-term holding horizon, supporting pricing discipline and capital appreciation potential. Prospective purchasers should monitor government land-sales activity and urban redevelopment plans within District 5 to assess longer-term supply dynamics, though the strategic value of Pasir Panjang as a residential enclave suggests continued demand resilience.

What steps should I take to view the showflat and finalise a purchase at Terra Hill?

Showflat viewings at Terra Hill operate by prior appointment during opening hours of 11 a.m. to 6 p.m., reflecting the developers' commitment to structured, quality engagement with prospective buyers. Interested parties should contact the designated developer's sales team to schedule viewings, inspect unit configurations, finishes, and amenity spaces, and obtain detailed floor plans and latest pricing information. The developers have appointed a designated sales brokerage team, and buyers are not required to pay agent commissions, reducing transactional friction and ensuring transparent pricing. Once satisfied with a specific unit and pricing, formal purchase should proceed through a qualified conveyancing lawyer experienced in new residential projects, ensuring all contractual terms, completion timelines, and legal protections are properly structured and understood.

Terra Hill — From S$5.6M