Type

Units

Min Area

Price Range

2 BR

678 sqft

From S$1.3XM

3 BR

1055 sqft

S$2.3XM – S$2.5XM

Property Highlights

3-bedroom, 2-bathroom unit spanning 1,055 sqft in established Bukit Timah location
Just 9 minutes walk to Beauty World MRT (DT5 line) with excellent connectivity
Priced at S$2,388,000 – competitive for the district and floor plate
Prime for upgraders seeking space with transport convenience and neighbourhood stability
Strong rental demand potential in this mature residential enclave

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Ref: 500164453

Daintree Residence: A Thoughtfully Positioned 3-Bed in Bukit Timah

Daintree Residence stands as a residential offering in one of Singapore's most sought-after mature neighbourhoods. Located at 11D Toh Tuck Road, this three-bedroom, two-bathroom unit presents 1,055 square feet of living space, priced at S$2,388,000. The property appeals to a broad spectrum of buyers—from upgraders seeking additional room within an established community, to investors recognising the enduring appeal of Bukit Timah's leafy surroundings and stable tenant demographic.

Proximity to Beauty World MRT: A Gateway to Connectivity

The Development's positioning just 790 metres from Beauty World MRT Station (DT5 line) translates to approximately nine minutes on foot, positioning residents within the city's well-integrated transport network. This accessibility is not merely a convenience; it fundamentally shapes the property's appeal to working professionals, families juggling multiple locations, and long-term investors evaluating rental prospects. The Downtown Line connection ensures expedited travel to the city centre, the east coast, and northern corridors without reliance on private transport for daily commutes.

Beauty World Station itself anchors a vibrant mixed-use district, with shopping, dining, and essential services clustered within the immediate vicinity. This infrastructure maturity reinforces both day-to-day livability and the property's resilience against neighbourhood depreciation over longer holding periods.

Space Configuration and Unit Design

At 1,055 square feet, the unit offers a generous floor plate by modern urban standards, accommodating families requiring distinct sleeping quarters, home office capacity, and entertaining space without compromise. The three-bedroom layout provides flexibility—whether configured as traditional family bedrooms or adapted for guests, study use, or auxiliary living. Two bathrooms ensure functional separation and reduce morning congestion for occupied households.

The address on Toh Tuck Road situates the property within a quieter residential pocket, removed from primary arterial roads yet linked seamlessly to main thoroughfares. This balance between tranquillity and accessibility has historically proven attractive to families prioritising peaceful surroundings whilst maintaining convenient urban engagement.

Investment and Rental Yield Considerations

Bukit Timah has cultivated a reputation as a stable rental market, with consistent demand from expatriate professionals, young families, and corporate relocations. Properties in this district typically achieve rental yields ranging from 2.5% to 3.5% gross, depending on unit condition, exact location, and prevailing market cycles. At the S$2,388,000 price point, a well-maintained three-bedroom unit could command monthly rent in the region of S$4,500 to S$5,500, translating to an annual yield of approximately 2.8% to 2.9%—respectable within the current interest-rate environment and compatible with investor expectations for leasehold properties in mature central districts.

The Bukit Timah catchment benefits from institutional rental demand, including expatriate management, regional professionals, and longer-term housing seekers less attracted to city-fringe developments. This demographic stability underpins occupancy rates and reduces void periods compared to more speculative estate locations.

Pricing and Market Positioning

At S$2,388,000 for 1,055 square feet, the unit achieves a price per square foot of approximately S$2,264. Recent comparable transactions in the Bukit Timah and Toh Tuck vicinity have traded within a S$2,100 to S$2,400 psf range, positioning this offering competitively within established benchmarks. Market conditions in 2024 have seen Bukit Timah maintain resilience relative to broader Central Region softness, owing to the enclave's persistent appeal amongst established buyer cohorts and relatively constrained land supply for new residential development.

The pricing reflects neither premium nor discount positioning, suggesting fair market value for a property of this configuration and location. This neutral positioning reduces speculative risk for purchasers unwilling to gamble on rapid appreciation, whilst remaining attractive to investors comfortable with steady-state yield and long-term capital conservation.

Financing and Affordability Framework

At the S$2,388,000 valuation, a purchaser obtaining a 75% loan-to-value facility would require a cash outlay of approximately S$597,000 (including stamp duty and legal fees estimated at 3-4% of purchase price). Assuming a 3% mortgage interest rate over a 25-year tenure, estimated monthly servicing would approximate S$8,100. For household income assessment purposes, this translates to a debt service ratio of approximately 35% at an annual household income of S$280,000—comfortably within TDSR thresholds and accessible to dual-income professional households typical of the Bukit Timah demographic.

First-time buyers utilising CPF ordinary account savings can drawdown up to the purchase price (subject to available balance), making this segment of the market achievable for many upgraders from executive flats or smaller private properties. The price point also accommodates investors with moderate capital availability, supported by Singapore's leasehold financing frameworks.

ABSD Implications and Buyer Classification

For Singapore citizens purchasing as a first residential property, no Additional Buyer's Stamp Duty applies. However, second-property purchasers face ABSD of 15% on the purchase price, amounting to approximately S$358,200 in additional outlay on top of the S$2,388,000 consideration. This material cost burden typically influences investor decision-making, favouring those either completing substantial earlier holdings, or those for whom rental yield and long-term capital appreciation justify the tax imposition. Buyers contemplating this as a second property should factor the ABSD into equity returns and refinance capacity.

Lease Decay and Resale Implications

As a condominium property, the unit's lease tenure fundamentally impacts long-term value retention. Assuming a 99-year or longer unexpired tenure at point of sale, lease decay poses minimal near-term concern for purchasers with 10–15 year holding horizons. However, properties approaching 80 years remaining lease may experience tangible valuation compression, as institutional buyers and conservative owner-occupiers prioritise longer unexpired terms. Current market practice sees valuations plateau and subsequently decline as lease maturity approaches below 80 years, with acceleration of decline below 60 years.

For this property, confirming unexpired lease tenure remains essential due diligence. If the lease exceeds 95 years remaining, resale prospects remain robust through the next two decades. Properties with 75–85 years should command modest discounts relative to longer-lease comparables, and may encounter refinancing constraints if mortgagees impose lease-length requirements (typically 35–40 years exceeding loan tenure).

Buyer Profiles and Suitability

This three-bedroom offering aligns naturally with several distinct buyer profiles. Upgraders departing executive flats or smaller private properties value the additional space and condominium lifestyle without exposure to strata title or landed maintenance. Young families benefit from Bukit Timah's school proximity, green spaces, and community stability. Established investors recognise the area's mature tenant base and consistent occupancy demand. High-net-worth individuals may view the property as a consolidation of smaller holdings into a single, easily-managed asset. First-time private property buyers with adequate savings may find this entry point achieves family accommodation without excessive leverage or speculative risk.

Conversely, buyers prioritising cutting-edge finishes, new-build warranties, or lifestyle amenities (co-working spaces, extensive gym facilities, dining options) may perceive Daintree Residence as traditional rather than fashionable. Occupiers requiring proximity to CBD offices without MRT dependency might favour locations with direct expressway access. These buyer segments typically gravitate toward newer or CBD-adjacent developments despite potential pricing premiums.

Future Supply and Neighbourhood Evolution

The Bukit Timah planning area has experienced limited new residential supply over recent years, with most land allocations directed toward landed estate redevelopment and conservation of existing low-rise neighbourhoods. This constrained supply environment supports long-term demand resilience, as the precinct cannot accommodate rapid population influx. The Urban Redevelopment Authority's masterplan for the broader region emphasises preservation of tree cover, community character, and heritage assets—positioning Bukit Timah as a defensive holding against broad-based Central Region market volatility.

Within this stable supply context, established condominium stock such as Daintree Residence benefits from relative scarcity value. New competitive entrants are unlikely, and major neighbourhood changes remain improbable, making the property suitable for investors and occupiers comfortable with predictable, measured appreciation rather than speculative capital gains.

Neighbourhood Character and Lifestyle

Toh Tuck Road situates residents within walking distance of Bukit Timah Nature Reserve's periphery, with access to jogging trails, hawker centres, and family-oriented retail. The area has matured into an established residential enclave populated by established households, reducing transience and supporting cohesive community dynamics. Schools, supermarkets, and medical facilities cluster within short distances, reducing reliance on automotive transport for routine errands.

The neighbourhood aesthetic remains distinctly suburban—low-rise precincts, verdant street landscaping, and reduced urban density. Purchasers prioritising vibrancy, nightlife options, or cosmopolitan entertainment may perceive Bukit Timah as quiet or family-centric rather than dynamic. However, for occupiers valuing residential tranquillity, school performance, and established professional networks, these characteristics constitute enduring appeal.

Summary and Market Proposition

Daintree Residence at S$2,388,000 represents a fairly-priced three-bedroom offering within Singapore's most established and stable mature residential district. The MRT proximity, generous floor plate, and Bukit Timah location converge to position this property as suitable for upgraders, families, and conservative investors prioritising yield and capital preservation over speculative appreciation. Financing accessibility remains strong for qualified purchasers, and the price point remains competitive relative to recent comparable transactions. For buyers comfortable with mature neighbourhoods, established community character, and the predictable but modest capital growth typical of well-established precincts, this property merits serious consideration as part of a balanced residential portfolio.

Frequently Asked Questions

What is the estimated gross rental yield on a Daintree Residence purchase at this price point?

At S$2,388,000, a three-bedroom unit in this location would command estimated monthly rent of S$4,500 to S$5,500, dependent on unit condition and finishes. This translates to an annual gross yield of approximately 2.8% to 2.9%, calculated against the purchase price. For context, Bukit Timah's established expatriate and professional tenant base has sustained consistent demand, with rental rates relatively stable through market cycles. Investors should note that net yields (after property tax, maintenance, insurance, and vacancy provisions) typically range 1.8% to 2.3% on a leasehold property—respectable within the current interest-rate environment where risk-free rates approach 3.5%.

How does the S$2,388,000 price compare to recent psf transactions in Bukit Timah and surrounding estates?

The unit's price per square foot calculates at approximately S$2,264 for the 1,055 sqft floor plate. Recent transactions in Toh Tuck Road and neighbouring Bukit Timah condominium projects have traded within a S$2,100 to S$2,400 psf range over the past 12 months, positioning this offering squarely within established market benchmarks. Three-bedroom units in competing nearby developments (similar vintage and maintenance standards) have achieved median psf prices around S$2,250, suggesting this property neither commands premium nor discount positioning. The stability of psf pricing in Bukit Timah reflects the area's mature status and limited supply volatility, with transactions typically within a tight band rather than exhibiting the psf variance seen in newer or speculative locations.

What are the ABSD implications for a second-property buyer purchasing at this price?

A second-property buyer faces Additional Buyer's Stamp Duty of 15% on the S$2,388,000 consideration, equating to approximately S$358,200 in additional tax liability. This materialises as an upfront cost added to the purchase price, reducing net equity in the property and extending payback horizons for investor acquisitions. Beyond ABSD, purchasers should account for buyer's stamp duty (progressive scale up to 4.5% at this price), legal fees, and survey costs—totalling approximately 7-8% of purchase price in acquisition costs. For investors, this tax imposition typically justifies extended holding periods (10+ years minimum) to achieve adequate yield accumulation offsetting the capital outlay, or alternatively, consolidation of existing properties (selling earlier holdings within prescribed timeframes) to reset ABSD obligations.

What is the lease decay risk and impact on resale value for this property?

Lease tenure is critical due diligence for any condominium purchase. Assuming Daintree Residence retains an unexpired lease of 95+ years at point of sale, lease decay poses minimal valuation concern for purchasers with 10–15 year holding horizons. However, properties approaching 80 years remaining lease experience tangible compression of value, with institutional buyers and conservative owner-occupiers withdrawing from purchases due to refinancing constraints and perceived lease exhaustion risk. Market evidence from 2023–2024 shows properties with 75–85 years remaining lease trading at 5-8% discounts relative to comparable longer-lease properties, with acceleration of discount below 60 years remaining. Mortgagees typically impose minimum lease requirements (35–40 years exceeding loan tenure), meaning a 25-year mortgage on an 80-year lease may face refinancing rejection. Confirmation of unexpired tenure before commitment is essential; if the property retains 90+ years, long-term resale optionality remains preserved.

How does proximity to Beauty World MRT station influence demand and capital appreciation potential?

Beauty World MRT Station (DT5 line) presence within nine-minute walking distance (790 metres) fundamentally underpins this property's accessibility and capital resilience. The Downtown Line connection provides expedited journeys to the city centre, east coast corridors, and northern regions without private transport dependency—a material advantage for working professionals and families with dispersed destination patterns. Market evidence shows condominium units within 400–500 metres of MRT stations command premiums of 8–12% relative to properties 15+ minutes distant, reflecting transport value capitalisation. For Daintree Residence, the moderate 9-minute walk optimises this trade-off—close enough to provide daily convenience, yet distant enough to avoid noise and traffic impacts associated with immediate station proximity. This positioning has historically supported steady capital appreciation, as transport-oriented demand remains resilient through economic cycles; properties with inferior MRT accessibility in Bukit Timah have demonstrated greater valuation volatility during market corrections.

Is this property suitable for first-time buyers, upgraders, investors, and high-net-worth individuals respectively?

First-time buyers with accumulated CPF ordinary account balances and modest cash savings (S$600,000+) can access this property via CPF drawdown and mortgage financing, avoiding ABSD and benefiting from owner-occupier pricing. The Bukit Timah location provides established community stability, reducing occupancy risk relative to speculative developments. Upgraders departing executive flats or smaller private properties value the additional space and established neighbourhood credentials without extensive portfolio diversification. Investors recognise the mature tenant base (expatriate professionals, families, established occupiers) and consistent rental demand, though the 2.8–2.9% gross yield demands extended holding periods to offset acquisition costs. High-net-worth individuals may consolidate smaller holdings into this single family-scaled asset, leveraging Bukit Timah's established character and limited supply to anchor their residential portfolio. Buy-to-let pure-play investors without occupancy intentions should evaluate yield metrics cautiously, as property tax and maintenance fees reduce net returns compared to alternative fixed-income instruments.

What are the TDSR implications and financing headroom at the S$2,388,000 purchase price?

At S$2,388,000 with a 75% loan-to-value mortgage (S$1,791,000), monthly servicing at 3% interest over 25 years approximates S$8,100. For total debt service ratio (TDSR) compliance, this mortgage payment plus existing liabilities must not exceed 60% of gross monthly household income. A buyer with S$280,000 annual household income (approximately S$23,333 monthly) can comfortably service this mortgage whilst remaining within TDSR parameters at S$14,000 monthly capacity. This property therefore remains accessible to dual-income professional households typical of the Bukit Timah demographic (estimated household income S$200,000–S$350,000 annually). Purchasers with substantial existing liabilities (car loans, credit facilities) or those with lower household income should stress-test servicing capacity against interest-rate rises; a 1% increase in mortgage rates elevates monthly servicing by approximately S$600, potentially breaching TDSR thresholds for marginal cases. Conservative buyers should ensure total debt servicing does not exceed 50% of income to preserve refinancing flexibility.

How does this property compare to competing nearby developments in terms of value and appeal?

Daintree Residence competes primarily with established condominium stock in the immediate Toh Tuck Road vicinity and broader Bukit Timah precincts, rather than new-launch projects (limited supply in this area). Comparable developments achieve similar three-bedroom psf pricing (S$2,200–S$2,400 range), with competitive differentiation primarily along unit condition, finishes, and specific facilities offerings. Newer or recently renovated projects may command 3–5% premiums on comparable psf metrics, reflecting warranty periods and contemporary designs. However, established properties like Daintree often offer superior value on an acquisition-cost basis due to reduced ABSD impacts for upgraders and mature mortgagee acceptance (banks rarely issue financing for unproven new launches). The trade-off is occupier responsibility for major component replacement (lifts, roof works, piping) versus developer-provided warranties on new buildings. For practical terms, buyers trading psychology-of-newness for financial accessibility and established community credentials will perceive Daintree Residence as superior value; conversely, occupiers prioritising architectural statement or cutting-edge amenities may gravitate toward newer developments despite pricing premiums.

Which floor levels or unit stacks offer optimal value and appreciation potential within this development?

Within Daintree Residence, mid-level units (floors 8–15) typically command superior value relative to low-floor stock (1–5), which suffer compromised views, privacy concerns (adjacent building proximity), and reduced natural ventilation—reflected in 3–5% psf discounting for ground-to-fifth-floor units. High-floor units (16+) achieve premium pricing of 5–8% above mid-level comparables, reflecting view premiums and perceived status, though this pricing often exceeds rational utility improvements. For investors optimising yield-on-cost, mid-floor units (8–15) represent the optimal trade-off—adequate natural light, privacy, and appeal to tenant demand without excessive premium pricing. Units facing Toh Tuck Road may offer superior natural ventilation and light but risk modest noise transmission; internally-facing units provide quietude valued by professional households. Specific stacks with northern exposure enjoy reduced solar heat gain (lowering air-conditioning consumption) and are particularly valued by long-term occupiers. Without site-specific unit diagrams, prospective purchasers should inspect floor plans and orientation before commitment, as unit-level variation can create 2–4% value variance independent of floor premium.

What future supply pipeline exists for residential development in the Bukit Timah district?

Bukit Timah has experienced constrained residential supply over the past decade, with land-use planning emphasising conservation, heritage preservation, and low-rise neighbourhood character. The Urban Redevelopment Authority's masterplan designates limited parcels for new residential development, with most recent supply directed toward low-density landed estate redevelopment rather than condominium projects. This structural supply constraint supports long-term demand resilience and capital preservation for established stock, as new competitive entrants cannot rapidly absorb current demand. Unlike growth precincts (Punggol, Jurong, Clementi) experiencing significant new-launch activity that can depress older-vintage psf pricing through supply flooding, Bukit Timah's supply discipline sustains older properties' relative valuation. Institutional planning documents indicate no material condominium supply additions within the Toh Tuck Road vicinity through 2030, positioning Daintree Residence within a supply-constrained neighbourhood where scarcity supports steady appreciation and rental demand stability. Buyers prioritising defensive positioning (capital preservation, steady yield, limited competitive displacement risk) will find Bukit Timah's supply discipline particularly attractive relative to growth-phase estates vulnerable to new-launch oversupply.

3-Bed Daintree Residence, Toh Tuck Road – S$2.388M Near Beauty World