Type

Units

Min Area

Price Range

2 BR

721 sqft

From S$1.4XM

Property Highlights

Two-bedroom, two-bathroom unit spanning 721 sqft at Upper Paya Lebar Road
Just 5 minutes' walk (410m) from Bartley MRT Station on the Circle Line
Priced at S$1,488,888 with modern condominium living in a well-established district
Strategic location balancing accessibility to transport, amenities, and employment nodes
Suitable for upgraders, investors, and first-time buyers seeking mid-range property security

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Ref: 500032098

Botanique at Bartley: A Contemporary Two-Bedroom Haven Near Bartley MRT

Nestled on Upper Paya Lebar Road, Botanique at Bartley represents a compelling opportunity in Singapore's thriving Paya Lebar corridor. This two-bedroom, two-bathroom condominium unit, spanning 721 square feet, is offered at S$1,488,888 and embodies the modern urban living standards increasingly sought by property buyers navigating Singapore's diverse real estate landscape.

The property's proximity to Bartley MRT Station—merely a five-minute walk or 410 metres away on the Circle Line—positions it as an accessible choice for professionals commuting across the island. The Circle Line's comprehensive network connects residents to the CBD, Jurong innovation district, and emerging commercial hubs, making this location particularly attractive for working professionals and investors alike.

Location & Transport Connectivity

Upper Paya Lebar Road has evolved significantly over the past decade, transforming from a secondary commercial corridor into a dynamic residential and business precinct. The arrival of the Circle Line has accelerated this transformation, bringing enhanced accessibility and supporting property appreciation in the immediate vicinity. Being a five-minute walk from Bartley MRT Station means residents enjoy genuine convenience without the typically steep premiums commanded by properties directly above MRT interchanges.

The surrounding district benefits from mature infrastructure. Coffee shops, hawker centres, and retail establishments serve the local residential population, whilst nearby amenities cater to families and young professionals. The proximity to established neighbourhoods like Paya Lebar and Macpherson provides additional choice for dining, leisure, and daily errands.

Unit Configuration & Space Efficiency

At 721 square feet, this two-bedroom layout demonstrates intelligent space planning characteristic of modern condominium design. The configuration comfortably accommodates a small family or professional couple whilst maintaining functional separation between living zones. Two full bathrooms reduce morning congestion in shared households and add practical appeal for investors targeting the rental market, where such layouts command steady tenant demand.

The unit size sits within the popular mid-market range that appeals broadly across buyer demographics. It avoids the constraint of ultra-compact units whilst remaining efficient enough to maintain reasonable service charges and utility costs—important considerations for long-term ownership economics.

Investment Potential & Market Context

For investors considering this property, the proximity to Bartley MRT Station provides natural demand support from the rental-seeking demographic. Professional renters typically prioritise locations within walking distance of reliable public transport, and the Circle Line's status as a principal transport artery enhances the unit's appeal to potential lessees. The two-bedroom, two-bathroom configuration aligns with strong rental demand in the mid-tier segment, particularly among couples and small families seeking privacy without committing to larger, more expensive properties.

The S$1,488,888 price point positions the property within reach of diverse buyer categories, including first-time upgraders transitioning from HDB flats, investors building diversified portfolios, and owner-occupiers seeking convenient urban living without premium district pricing. This broad appeal base typically supports stable medium-term capital preservation and gradual appreciation aligned with overall market trends.

Upper Paya Lebar as an Emerging District

Upper Paya Lebar has benefited substantially from infrastructure improvements and government planning initiatives supporting mixed-use development. The district's relative affordability compared to established central catchments like the Eastern suburbs or Holland-Bukit Timah has attracted both residential and commercial interest. Future development plans in the broader Paya Lebar area continue to support neighbourhood enhancement, potentially creating positive externalities for existing property holders.

The maturity of existing infrastructure—schools, medical facilities, and shopping establishments—means residents enjoy established convenience rather than speculative future potential. This stability appeals particularly to owner-occupiers prioritising lifestyle factors over capital speculation.

Condominium Living Standards

As a condominium, Botanique at Bartley provides residents with professionally managed common facilities typically absent from private houses or HDB flats. Service charges cover maintenance of shared areas, security arrangements, and building systems, simplifying ownership for those prioritising time efficiency or unfamiliar with direct property maintenance.

Condominium communities often facilitate social engagement and provide informal support networks amongst residents. For professionals new to a neighbourhood or relocating across Singapore, such environments can ease residential transition and provide convenient access to like-minded neighbours.

Market Positioning & Comparative Value

The S$1,488,888 asking price reflects current market conditions and comparable transactions in the Upper Paya Lebar vicinity. Properties within similar distance bands from Circle Line MRT stations typically occupy this valuation tier when offering comparable square footage and modern finishes. The price-to-square-foot metric positions this unit competitively within its immediate locality.

Prospective buyers should conduct thorough comparative analysis against recent transactions in the district to ensure pricing alignment with current market rates. The transparency of completed sales data in established residential catchments like Paya Lebar enables informed decision-making and protects purchasers from overvaluation.

Suitability Across Buyer Profiles

First-time buyers entering the private property market often find two-bedroom units at this price point represent the optimal balance between affordability, functional sufficiency, and investment longevity. The property provides genuine living space without extreme leverage, reducing financial stress during the early ownership years whilst building residential equity.

Owner-occupiers upgrading from HDB flats discover genuine enhancement in layout flexibility and amenity access. The proximity to Bartley MRT and mature neighbourhood services means day-to-day living becomes noticeably more convenient than typical suburban HDB locations.

Investors appreciate the combination of steady rental demand for this unit size, manageable acquisition cost, and potential for moderate capital appreciation aligned with broader district development. The property avoids speculative territory whilst offering realistic returns over medium-term holding periods.

Practical Considerations for Prospective Purchasers

Prospective buyers should verify the property's lease tenure, as this directly impacts long-term ownership value and financing eligibility. Condominium properties in Singapore typically command freehold or 999-year leasehold status, with freehold providing maximum value security and financing flexibility.

Service charges and sinking fund contributions should be examined carefully, as these recurrent costs impact overall ownership economics. Understanding the building's maintenance history and any planned major works ensures buyers avoid unexpected financial obligations shortly after purchase.

The property's specific floor location, unit orientation, and views merit personal inspection. Upper floors typically command premium pricing due to privacy and ventilation advantages, whilst lower levels may offer better access to ground-level amenities and parking facilities.

Conclusion

Botanique at Bartley offers a pragmatic, strategically located residential property suited to diverse buyer motivations. The combination of proven location fundamentals, reasonable pricing, modern amenities, and genuine transport accessibility positions this two-bedroom unit as a meaningful option within Singapore's competitive residential market. Prospective buyers should conduct thorough due diligence, inspect the property in person, and verify all contractual terms before committing to purchase.

Frequently Asked Questions

What is the estimated rental yield for this property if purchased as an investment?

Based on current rental rates for comparable two-bedroom units in the Paya Lebar district, gross rental yield typically ranges between 2.5% to 3.5% annually, translating to approximately S$37,000 to S$52,000 in annual rent. However, actual yield depends on the tenant market at time of purchase, specific unit features (floor level, orientation, views), and property condition. Conservative estimates suggest a two-bedroom in this location would achieve approximately S$2,400 to S$2,800 monthly rent, requiring careful verification against actual comparable lettings. Investors should factor in service charges (typically S$200–S$300 monthly), property tax, and potential vacancy periods when calculating net yield, which would reduce gross returns by approximately 0.5% to 1.0% annually. Proximity to Bartley MRT Station enhances tenant appeal and rental stability, supporting medium-term yield consistency as transport accessibility remains a primary driver of rental demand in Singapore's market.

How does this S$1.49M price compare to recent price-per-sqft transactions in the Upper Paya Lebar area?

At S$1,488,888 for 721 square feet, this property prices at approximately S$2,065 per square foot, which aligns with recent market transactions for comparable two-bedroom condominium units within 10 minutes of Bartley MRT Station. Recent comparable sales in the broader Paya Lebar area have ranged from S$1,900 to S$2,200 per square foot depending on unit size, condition, floor level, and building age, positioning this listing within the realistic middle band of current market pricing. Newer developments or premium-positioned buildings command higher per-square-foot rates, whilst older properties or those further from MRT stations trade at discount multiples. The upper Paya Lebar corridor has experienced gradual price appreciation following Circle Line completion, with per-square-foot rates trending upward over the past 18 months, suggesting current pricing reflects evolved market expectations. Prospective buyers should verify this assessment against recent completed sales through Land Transport Authority records and local property agents to ensure no systematic overvaluation relative to immediate comparable transactions.

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

For second-property purchases above S$1,000,000, ABSD is charged at 15% on the purchase price, meaning this property would incur approximately S$223,333 in additional stamp duty alongside standard Buyer's Stamp Duty. This represents a significant additional cost beyond the purchase price and must be factored into total acquisition expenditure when evaluating investment returns and cash flow requirements. The ABSD liability applies regardless of ownership duration and cannot be recovered, fundamentally impacting net investment returns unless substantial capital appreciation occurs. For owner-occupiers upgrading from HDB to private property, ABSD relief is available if the HDB property is disposed of within six months before or after the private property purchase, potentially reducing the effective tax burden substantially. Investors should model ABSD costs into their overall return calculations and consider whether gross rental yield adequately compensates for this substantial outlay. Professional tax advice is strongly recommended for complex ownership structures or those with multiple property interests, as individualised ABSD treatment may apply under specific circumstances.

What is the lease tenure of this property, and how might lease decay affect resale value?

Lease tenure information is critical and must be verified directly with the developer or agent, as it fundamentally impacts long-term value trajectory and financing eligibility. Properties with 99-year leasehold tenure may experience gradual value decay in later decades of the lease term, particularly as the remaining tenure approaches 60 years, where some financial institutions tighten mortgage availability. A property with 99-year tenure purchased today would have approximately 90 years remaining, placing it well within the optimal ownership window where lease decay poses minimal practical concern for the next two to three decades. Should the property carry a 999-year or freehold tenure, lease concerns are effectively negated entirely. Buyers should clarify tenure during due diligence and understand how their financing institution treats remaining lease length when assessing mortgage eligibility. Conservative investors may prefer freehold or ultra-long leasehold properties to eliminate future lease-related valuation pressure, whilst shorter-term owner-occupiers may accept 99-year tenure without material concern. Consulting an independent surveyor or lawyer is advisable to verify lease documentation and understand any implications for long-term holding strategy.

How does proximity to Bartley MRT Station affect demand and capital appreciation potential?

Proximity to Bartley MRT Station is a primary demand driver for this property, as the Circle Line provides direct connectivity to the CBD, exponentially reducing commute times for professional workers. Properties within 5–10 minutes' walk of MRT stations consistently command valuation premiums of 8–15% compared to locations 15+ minutes' walk away, demonstrating quantifiable impact on purchase prices and rental rates. The Circle Line's role as a principal transport corridor means ongoing demand from tenants and owner-occupiers seeking convenient commuting solutions, supporting capital appreciation aligned with broader market trends. Future transport infrastructure developments—such as planned extensions or secondary-line connections—could further enhance the location's strategic positioning and support upside capital appreciation beyond baseline market growth. Properties benefiting from MRT accessibility have historically demonstrated superior value retention during market cycles, as transport convenience remains relevant regardless of economic conditions. Investors should recognise that this MRT proximity advantage is already substantially priced into the S$1.49M valuation, meaning extraordinary capital appreciation beyond baseline market rates is unlikely unless broader district transformation occurs. Owner-occupiers benefit most from MRT proximity through daily convenience rather than speculative upside, making this a sound lifestyle investment regardless of capital appreciation trajectory.

Is this property suitable for first-time buyers, and what are the key considerations?

This property is well-suited to first-time buyers seeking entry into the private residential market, as the two-bedroom configuration and S$1.49M price point offer genuine functionality without the financial overextension often associated with larger properties. First-timers benefit from the modern condominium setting, professional management, and established neighbourhood services, which reduce the burden of direct property maintenance or community engagement whilst building residential equity. The MRT proximity enhances lifestyle quality for professional first-timers, potentially justifying the private property purchase over continued HDB occupation. However, first-timers must carefully model their financing capacity, understanding that a S$1.49M property typically requires S$300,000–S$400,000 downpayment (20–25%), plus approximately S$120,000–S$150,000 in transaction costs (ABSD, conveyancing, stamp duties), requiring total liquid capital of S$420,000–S$550,000. Service charges and property tax must be budgeted as recurrent costs alongside mortgage payments. First-timers should stress-test their finances against potential interest-rate increases and income interruptions, ensuring the property remains affordable even during economic headwinds. Engaging a licensed financial adviser to model ownership costs and confirm financing eligibility is strongly recommended before proceeding with any property commitment.

What is my debt-to-service ratio headroom at this price point, and can I obtain financing?

At S$1,488,888, financing this property typically requires a mortgage of approximately S$1,090,000–S$1,190,000 (assuming 20–25% downpayment), with monthly mortgage payments approximately S$5,500–S$6,000 depending on interest rates and loan tenure. Most financial institutions apply a Total Debt Service Ratio (TDSR) cap of 55%, meaning your total monthly obligations (mortgage, car loans, credit-card debt, other liabilities) cannot exceed 55% of gross monthly income. For this property, maintaining comfortable TDSR headroom requires gross monthly income of approximately S$10,000–S$11,000, or annual gross income of S$120,000–S$132,000. Buyers with lower income must maintain larger downpayments to reduce mortgage quantum and achieve acceptable TDSR ratios. TDSR calculations become tighter for self-employed individuals, whose income qualification is assessed more conservatively, potentially requiring 6–12 months' averaged income documentation. First-timers upgrading from HDB often benefit from HDB loan history and established banking relationships, which may provide slight lending flexibility. It is prudent to consult your bank or mortgage broker to model your specific TDSR position and confirm financing eligibility before committing to purchase, as individual circumstances vary materially based on existing liabilities and income documentation. Banking regulations evolve periodically, so current TDSR parameters should be verified directly with lending institutions.

How does Botanique at Bartley compare to competing developments in the immediate vicinity?

Botanique at Bartley competes primarily with other condominium developments within the Upper Paya Lebar and broader Paya Lebar East catchment, including established projects that have weathered market cycles and newer developments offering contemporary amenities. Comparable developments in the immediate 1–2km radius include properties positioned similarly in terms of size, price-tier, and MRT accessibility, with competing units typically priced between S$1,400,000 and S$1,600,000 for equivalent two-bedroom configurations. Botanique's specific competitive positioning depends on building age, amenity quality, service charge levels, and unit finishes—factors requiring direct comparison through site visits and market research. Newer developments may command premium pricing for contemporary design and amenities but carry higher service charges as buildings mature through major works requirements. Established developments offer proven value retention and mature community environments, though potentially with older finishes requiring renovation consideration. The MRT proximity advantage is universal across developments in this catchment, meaning differentiation occurs primarily through building amenities (pools, gyms, gardens), unit configuration, and pricing alignment with comparable market transactions. Prospective buyers should examine 3–5 competing properties before final decision-making, as market liquidity for two-bedroom units in this price range typically supports negotiation and comparison shopping across similar offerings.

Are there preferred floor levels or unit stack positions that offer superior value in this building?

Unit value typically correlates with floor level, orientation, and internal finishes, with mid-to-upper floors (roughly floors 8–15 in typical high-rise condominiums) commanding the strongest pricing due to optimal balance between privacy, views, and natural light without commanding the premium margins applied to highest floors. Mid-stack units avoid excessive exposure to ground-level noise whilst enjoying superior privacy compared to lower floors, often pricing at 5–10% discounts to highest-tier units despite superior lifestyle utility. Corner units and those facing away from major roads generally achieve 3–8% premiums over comparable internal or road-facing units due to enhanced light and air circulation. Ground and lower-floor units (levels 1–3) typically trade at 8–15% discounts to mid-stack equivalents, reflecting noise exposure and perceived security concerns, though they offer practical advantages for families with small children and shopping convenience. Specific unit orientation matters substantially in Singapore's tropical climate; units facing predominantly east-west (capturing prevailing sea breezes) command modest premiums over north-south-facing alternatives. Prospective buyers should inspect multiple floor levels and orientations if possible, as perceived value varies individually based on lifestyle priorities. Investment buyers should recognise that mid-stack units typically achieve quickest rental placement and steadiest tenant retention, supporting yield optimisation across the holding period.

What is the future supply pipeline in the Paya Lebar district, and could it affect property values?

The Upper Paya Lebar and broader Paya Lebar East district has experienced substantial development over the past five years following Circle Line infrastructure completion, with several new condominium projects delivering supply into the market. Understanding future development pipeline is important because significant new supply can moderate capital appreciation in mature locations, particularly if multiple projects deliver within compressed timescales, creating temporary tenant or buyer choice abundance. Government land sale (GLS) tenders in the Paya Lebar precinct have occasionally released sites for condominium development, and monitoring Urban Redevelopment Authority announcements helps prospective buyers anticipate supply dynamics. The district's strategic position as a mixed-use residential-commercial node supports long-term demand, as business relocations to the area continue to drive rental-seeking professional populations. Mature infrastructure and established planning frameworks mean speculative overdevelopment is unlikely, supporting gradual demand-supply balance rather than boom-bust cycles. Property investors should monitor planning records and development announcements through URA channels to understand pipeline developments, but should not permit supply pipeline concerns to override fundamentals—a well-located property with strong inherent demand characteristics typically appreciates steadily regardless of competing new supply. Consulting local real estate professionals or planning publications can provide clarity on district-specific development intentions and timeline expectations.

Botanique at Bartley 2-Bed Condo S$1.49M | Bartley MRT