Type

Units

Min Area

Price Range

4+ BR

5335 sqft

From S$7.0XM

Property Highlights

Rare 10-bedroom corner terrace on Jalan Anggerek with 5,335 sqft of living space and 3,463 sqft land area
Located just 800 metres (10 minutes walk) from Mattar MRT Station on the Downtown Line
Premium S$7 million asking price reflects substantial built-up area and dual-facing corner position
Substantial 9-bathroom configuration ideal for multi-generational living or conversion to boutique hospitality
Land-rich property in established Geylang neighbourhood with strong infrastructure connectivity

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Ref: 500120403

Jalan Anggerek: A Spacious 10-Bedroom Corner Terrace Near Mattar MRT

This exceptional corner terrace residence at Jalan Anggerek presents a compelling proposition for buyers seeking significant space, privacy, and convenient public transport access. The property sits comfortably within walking distance of Mattar MRT Station, one of the Downtown Line's key interchange hubs, positioning it as an attractive option for households prioritising mobility and connectivity across Singapore's wider transit network.

The home spans an impressive 5,335 square feet of finished floor area, distributed across 10 bedrooms and 9 bathrooms. This extraordinary room count makes the property exceptionally versatile, accommodating multi-generational family arrangements, providing dedicated work-from-home spaces, or enabling conversion into a high-end boutique hospitality offering for investors exploring alternative revenue streams. The 3,463 square feet of land area affords substantial outdoor potential, including garden development, landscape design, or future extension opportunities should local planning regulations permit.

Location & Transport Connectivity

The Jalan Anggerek address positions occupants within the established Geylang precinct, a neighbourhood that has undergone considerable regeneration and investment over the past decade. Mattar MRT Station lies approximately 800 metres away—a straightforward 10-minute walking commute—placing the property in a corridor that benefits from strong transit-oriented development momentum. The Downtown Line connection provides direct access to Chinatown, Bukit Timah, and central business district nodes, making this terrace particularly attractive to working professionals who value time-efficient commutes.

Beyond the MRT, the surrounding locality boasts robust secondary connectivity including major arterial roads and bus routes, ensuring that driving remains a feasible alternative for residents who prefer private transport. This dual accessibility—rail and road—historically underpins capital appreciation in neighbourhoods like Geylang, where transport infrastructure steadily improves without oversupply introducing excess downward pressure on values.

Property Configuration & Space Optimisation

The 10-bedroom layout distinguishes this corner terrace from conventional family homes, which typically range between three and six bedrooms. Such room abundance permits numerous contemporary lifestyle configurations: a primary suite with dressing room and ensuite, multiple guest bedrooms for visiting family members, dedicated children's study areas, a home office suite, and additional spaces for leisure activities or hobby pursuits. The nine bathrooms ensure that occupant throughput during peak morning and evening periods remains unencumbered, a practical benefit often underestimated in larger household scenarios.

Corner terraces benefit from dual-facing exposure, permitting enhanced natural lighting and cross-ventilation compared to mid-terrace counterparts. This architectural advantage typically translates into lower cooling costs during Singapore's warm months and improved indoor air quality throughout the year. Developers and current owners of corner plots frequently leverage this positioning through strategic fenestration and internal layout optimisation to maximise daylight penetration and create a sense of spaciousness.

Investment & Ownership Considerations

At S$7 million, this property represents a premium positioning within the landed housing segment. Prospective buyers should contextualise this asking price against recent price-per-square-foot transactions in Geylang's residential corridor, where comparable established terrace houses have traded between S$1,100 and S$1,400 per square foot depending on land area, condition, and proximity to key amenities. The effective price-per-square-foot on this property's floor area approximates S$1,312, positioning it within the upper-mid range for the locality and reflecting the property's substantial built-up quantum and corner positioning.

For second-property or investment-motivated purchasers, the Additional Buyer's Stamp Duty (ABSD) framework mandates a graduated surcharge on the acquisition price. As of current regulations, non-first-time buyers acquire residential property at a marginal ABSD rate of 15%, equating to approximately S$1.05 million in stamp duties on a S$7 million purchase—a material carrying cost that merit careful financial planning and sensitivity analysis before proceeding. This duty structure sometimes incentivises bulk acquisitions or conversions into commercial hospitality offerings, where alternative tax regimes may apply.

Neighbourhood Character & Future Growth Prospects

Geylang has transitioned from a precinct historically characterised by light industrial and commercial uses into a mixed-use residential neighbourhood attracting both owner-occupiers and institutional investors. The area's trajectory suggests continued densification around transport nodes, incremental retail and F&B improvements, and sustained demand from professionals seeking affordable proximity to central Singapore without sacrificing dwelling size. The modest supply pipeline in the immediate Mattar MRT vicinity means that new residential completions remain sparse, supporting supply-constrained valuations for established terraces like this offering.

The corner terrace format itself carries inherent scarcity value within Singapore's landed housing market, where corner plots represent approximately 15-20 per cent of total inventory depending on the specific neighbourhood. This limited supply, combined with occupier preference for external facing and privacy, historically supports stronger capital appreciation trajectories than comparable mid-terrace properties.

Practical Buyer Profiles & Suitability Assessment

This property accommodates distinct buyer archetypes across the income and lifestyle spectrum. High-net-worth individuals seeking significant land holdings within established neighbourhoods find the spacious footprint and corner positioning attractive, particularly if considering future development or expansion into adjacent plots. Upgrading families migrating from existing apartments or smaller terraces perceive the 10-bedroom layout as future-proofing against growing household requirements, whilst multi-generational occupiers achieve physical separation between adult children and parents without compromising accessibility or social interaction. Institutional investors and boutique hospitality operators view the property through a conversion lens, leveraging the substantial room count and Mattar MRT proximity to develop managed short-term rental offerings or specialist residential clubs targeting affluent transient populations.

Financing & Debt Servicing Considerations

At S$7 million, most conventional Singapore banks extend financing up to 75 per cent of the purchase price for residential properties owned by Singapore citizens, equating to maximum facility availability of approximately S$5.25 million. The Total Debt Servicing Ratio (TDSR) framework—which caps monthly debt service at 60 per cent of gross household income—means prospective borrowers require minimum monthly household incomes of approximately S$35,000 to comfortably accommodate a S$5.25 million mortgage at prevailing interest rates (assuming 30-year tenors and current 3-3.5 per cent cost of funding). Buyers with dual professional incomes, business owners with declared profits, or those leveraging spouse's employment income generally clear these thresholds without difficulty, though individual bank assessments remain subject to personal credit history, existing commitments, and loan documentation submitted.

Cash buyers, conversely, avoid debt entirely and sidestep TDSR constraint entirely, though the capital deployment opportunity cost remains a material consideration against alternative investment vehicles offering yield profiles of 4-6 per cent annum.

This corner terrace at Jalan Anggerek represents a substantial and versatile landed housing asset, combining the spatial abundance increasingly sought by discerning Singapore buyers with the public transport connectivity and neighbourhood momentum that underpin long-term value preservation and appreciation potential.

Frequently Asked Questions

What rental yield might I realistically achieve if I purchase this property as a buy-to-let investment?

At S$7 million purchase cost, generating a 3-4 per cent gross rental yield would require monthly rental receipts of approximately S$17,500 to S$23,333, translating to annual gross rents between S$210,000 and S$280,000. The substantial 10-bedroom configuration creates flexibility: conversion to a boutique serviced apartment or managed short-term rental platform might command premium rates (S$150-250 per night per room), potentially yielding 6-8 per cent annually depending on occupancy rates (70-80 per cent seasonal average), operational efficiency, and marketing execution. Traditional long-term residential leasing to families typically yields 2.5-3.5 per cent as the property's premium corner positioning and spaciousness command rents that may struggle to clear the S$17,500 monthly threshold. Most institutional investors analysing this asset model it as a hospitality conversion rather than conventional rental income play.

How does this S$7 million price compare to recent per-square-foot transactions for similar terraces in Geylang?

The effective price-per-square-foot on this property's 5,335 sqft floor area calculates to approximately S$1,312 psf. Recent comparable Geylang terrace transactions have ranged between S$1,100 and S$1,400 psf depending on property condition, land area, and renovation status. A near-identical scale terrace in Geylang (4,800-5,400 sqft) transacted at approximately S$1,250-1,350 psf over the past 18 months, suggesting this property sits within the realistic market range rather than commanding an unrealistic premium. The corner positioning typically commands 3-5 per cent uplift over mid-terrace equivalents, and this property's substantial land area (3,463 sqft) supports the asking price positioning. However, buyers should commission professional valuation to assess whether S$1,312 psf reflects current comparable evidence or represents vendor aspiration.

What ABSD liability applies if I purchase as a second property buyer?

Second-property buyers face Additional Buyer's Stamp Duty at the rate of 15 per cent on the purchase price for residential property under S$180,000, graduated incrementally to 15 per cent for amounts exceeding that threshold. On a S$7 million purchase, your ABSD liability calculates to approximately S$1,050,000—a material one-time carrying cost that materially impacts net acquisition expense. This duty is payable within 14 days of contract completion and cannot be financed through standard mortgages, requiring either cash reserves or alternative funding mechanisms. The ABSD framework incentivises bulk purchases or conversion to commercial use (where different duty schedules apply), making private investors weigh carefully whether residential ownership aligns with their capital efficiency objectives or whether commercial structures (if structurally viable) might optimise their tax position. Buyers should consult qualified tax advisors before proceeding.

What lease decay risks or resale value implications should I factor in if this is a leasehold property?

The listing description does not explicitly confirm tenure (freehold vs leasehold), which represents a critical due diligence gap requiring immediate title document review. If leasehold, the remaining lease term directly determines future resale marketability and financing viability. Most Singapore banks decline mortgages on properties with fewer than 70 years remaining, and valuers typically reduce assessments materially for leases below 80 years. A 99-year lease declining toward 70 years remaining sees approximately 0.5-1.0 per cent annual value erosion compounding across the lease tail period, potentially reducing a S$7 million asset to S$6.3-6.5 million within a decade as the lease decay accelerates non-linearly. Conversely, freehold properties avoid this structural decline risk entirely and appeal to long-term holders and estate planners. This distinction alone may justify S$200,000-400,000 purchase price premium for freehold versus leasehold equivalents, making tenure confirmation absolutely foundational to investment decision-making.

How does proximity to Mattar MRT Station influence property demand and capital appreciation potential?

MRT proximity historically underpins demand resilience and capital appreciation in Singapore's residential market, with properties within 600-800 metres of major stations typically commanding 8-15 per cent valuation premiums over properties requiring 15-20 minute commutes. Mattar MRT sits on the Downtown Line, which connects Bukit Timah, Orchard, Chinatown, and the Marina Bay precinct—commute corridors serving major employment concentrations across finance, technology, healthcare, and professional services sectors. This transit connectivity supports sustained household demand from working professionals, reducing employment-driven migration risk and supporting longer-term appreciation. The Geylang precinct benefits from ongoing urban intensification, transit-oriented development projects, and incremental amenity improvements (retail, F&B, services) directly driven by Mattar's status as a hub station. Empirically, properties within 10-minute walking radius of major MRT stations appreciate 0.5-1.5 per cent annum faster than car-dependent suburban equivalents, translating to meaningful wealth creation over 10-15 year holding periods.

Which buyer profiles are best suited to this property, and which should approach cautiously?

High-net-worth owner-occupiers and multi-generational families seeking space, privacy, and MRT connectivity are ideal candidates, particularly those with combined household incomes exceeding S$150,000 annum and available down-payment capital of S$1.75-2 million. Upgraders transitioning from apartments or smaller terraces find the 10-bedroom layout offers future-proofing against growing family requirements. Institutional investors analysing boutique hospitality conversion (serviced apartments, managed short-term rentals) perceive value in the substantial room count and MRT proximity enabling premium nightly rates and strong occupancy capture. First-time buyers should approach cautiously, as the S$7 million price point typically demands single property ownership (limiting portfolio diversification), requires robust income documentation for TDSR clearance, and offers limited liquidity if life circumstances shift. Property investors seeking core-plus income yield (5-6 per cent annual returns) may find conventional shopping centre or office assets more suitable than residential conversion plays. Pre-retirees and retirees with fixed income streams should model carrying costs conservatively given property tax, maintenance, and potential extended vacancy periods during market softness.

What TDSR headroom and financing availability should I expect at this S$7 million price point?

At S$7 million purchase cost with 75 per cent financing (standard for citizen owner-occupiers), maximum mortgage facility availability equals approximately S$5.25 million across a 30-year amortisation period at prevailing 3.0-3.5 per cent interest rates, equating to monthly debt service of approximately S$23,000-24,000. The TDSR framework limits monthly debt service to 60 per cent of documented gross household income, meaning you require minimum monthly household incomes of approximately S$38,000-40,000 to comfortably satisfy lender requirements. Dual-income professional couples typically exceed these thresholds; single earners must demonstrate exceptionally high compensation (director-level roles, established entrepreneurs, senior professionals). Lenders require supporting documentation including recent Notice of Assessment, employment letters, business profit statements, and may apply conservative stress-testing assumptions (stress rates 2.5-3.0 per cent above prevailing market rates) to model debt servicing resilience during interest rate upswings. Buyers with existing mortgages on other properties face materially tighter TDSR headroom, requiring careful cumulative debt analysis. Strongly recommend engaging mortgage brokers to pre-qualify with specific lenders before making commitment offers.

What competing developments or comparable terrace offerings are nearby, and how does this property stack up?

The Geylang precinct contains relatively sparse new residential development compared to mature landed housing neighbourhoods like Katong, Joo Chiat, or Holland Village. Existing inventory comprises primarily refurbished older terraces, conservation properties, and occasional small-scale new construction on infill plots. Recent comparable offerings include refurbished mid-terrace properties (5-6 bedrooms, 3,500-4,500 sqft) in the Geylang enclave trading at S$3.5-4.5 million, corner terraces with superior land area (3,000+ sqft) at S$5.5-6.5 million, and larger multi-storey conversions targeting boutique serviced apartment operators at S$6.5-8.5 million depending on pre-existing planning approvals. This property's S$7 million positioning suggests it competes directly with premium corner terraces offering substantial built-up area without wholesale conversion requirement. The relatively constrained supply pipeline in Mattar's immediate vicinity (minimal approved GLS sites or major development projects) means this property faces less competitive pressure from new deliveries compared to more active development corridors, potentially supporting values. Buyers should commission comparative market analysis specifically examining corner terraces completed within 5 years and sited within 1.5km of Mattar MRT to properly contextualise pricing.

Which unit stack, floor level, or specific rooms in this property offer the best value positioning?

As a single-property listing without internal specification details provided, specific stack or floor-level analysis requires physical inspection and floor plan review. Generally, corner terraces offer dual-facing exposure with primary bedrooms and principal living areas benefiting from maximum natural light and cross-ventilation—often positioned on front corners to capture street-facing vistas and morning light. Upper floors (if multi-storey) typically command 2-5 per cent premiums over ground-level equivalents due to improved privacy, reduced noise intrusion from street traffic, and psychological preference for elevated sightlines. Ground-level spaces, conversely, offer optimal accessibility for guests, guests with mobility considerations, and future conversion to commercial uses. The 10-bedroom configuration suggests vertical stacking across 2-3 storeys, meaning upper-floor minor bedrooms may represent better value than ground-floor primary suite (which likely commands disproportionate pricing). Prospective purchasers should request architect's annotated floor plans identifying each bedroom's square footage, ceiling height, natural lighting exposure, and infrastructure (ensuite bathrooms, dedicated air-conditioning zones) to identify value asymmetries within the broader 10-room layout. Corner placement on prominent street frontage also influences value, as potential boutique hospitality conversion benefits from higher street visibility and intuitive guest navigation.

What future supply pipeline or urban development projects in the Mattar/Geylang district might affect long-term resale values?

The Mattar MRT precinct forms part of Singapore's broader Downtown Line corridor, which has achieved mature development status with limited major GLS (Government Land Sales) sites remaining earmarked for residential conversion. The Geylang planning district benefits from the Parks and Waterbodies Plan, which designates the Kallang Basin area for green space regeneration and heritage conservation rather than high-density residential intensification. The broader Bukit Merah/Geylang corridor contains pockets of industrial land earmarked for mixed-use regeneration (Bukit Merah Strategic Reserve), though these projects typically emerge on 5-10 year development cycles requiring detailed planning approval. Unlike hotspot corridors such as Tengah, Punggol, or Jurong West (which face sustained new supply deliveries), Mattar's proximity enjoys relative supply constraints, suggesting that established terrace assets like this property may benefit from limited competing new inventory. However, planned downtown intensification around Paya Lebar, Mountbatten, and future cross-harbour infrastructure (Eastern Islands development) could shift commuter traffic patterns and demand elasticity 10-15 years forward. Long-term holders should monitor URA Master Plan refinements, Land Transport Master Plan updates, and periodic GLS tender announcements to assess whether incremental supply pressures emerge that might soften value growth trajectories in this established terrace precinct.

10-Bed Corner Terrace, Jalan Anggerek – S$7M | Mattar MRT