Type

Units

Min Area

Price Range

1 BR

495 sqft

S$1.3XM – S$1.3XM

3 BR

1410 sqft

S$3.2XM – S$3.2XM

Property Highlights

Spacious 1,410 sqft three-bedroom, two-bathroom residence priced at S$3,199,000
Prime location just 7 minutes' walk (590m) from Newton MRT Station on the North-South Line
Established residential enclave on Evelyn Road offering mature amenities and neighbourhood stability
Well-positioned for both owner-occupiers and investors seeking capital appreciation near Newton
Excellent connectivity to the CBD, Orchard, and major business districts via Newton MRT

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Ref: 500099496

10 Evelyn Road: A Three-Bedroom Residence Near Newton MRT

This three-bedroom, two-bathroom residence at 10 Evelyn Road presents a compelling opportunity for buyers seeking a substantial property in one of Singapore's most sought-after residential neighbourhoods. With 1,410 square feet of thoughtfully laid-out interior space, the property delivers the room and comfort expected by discerning homeowners and professional families. Priced at S$3,199,000, it sits at an attractive point in the market for a unit of this calibre in the Newton precinct.

The location stands as one of the property's strongest attributes. Positioned a mere seven minutes' walk—approximately 590 metres—from Newton MRT Station on the North-South Line, residents enjoy seamless access to central Singapore's transport spine. This proximity to Newton MRT fundamentally reshapes daily commute dynamics, making it exceptionally convenient for professionals working in the CBD, Orchard, or anywhere along the North-South corridor. The station itself acts as a gateway to numerous employment hubs and leisure destinations, reducing travel friction considerably.

Neighbourhood and Connectivity

Evelyn Road occupies a cherished corner of Singapore's residential map, where mature streets, established neighbourhoods, and local character converge. The area has long attracted families and upwardly mobile professionals who value tranquillity without sacrificing access to urban amenities. Within walking distance, residents find a range of neighbourhood shops, casual dining options, and everyday conveniences that typify a well-serviced residential pocket. The proximity to Newton—a neighbourhood with its own distinct vibrancy around the MRT station—adds a secondary layer of lifestyle appeal.

Beyond Newton MRT, the property's position unlocks broader connectivity. The North-South Line extends from Jurong East to Woodlands, meaning residents can reach diverse destinations across the island in under 30 minutes. Orchard Road's shopping and dining precinct lies just one or two stops away, while Marina Bay and the financial district are equally accessible. This transport accessibility has historically supported strong capital appreciation in comparable properties around established MRT nodes.

Space and Layout Considerations

At 1,410 square feet, this three-bedroom property offers genuine breathing room—an increasingly valuable commodity in Singapore's property market. The two bathrooms ensure practical convenience for multi-generational households or those accustomed to generous spacing. This floor plate size appeals particularly to upgraders moving from smaller two-bedroom apartments or young families seeking space to grow without stretching their budgets excessively.

The property suits multiple buyer archetypes. Owner-occupiers prioritising comfort and connectivity will find the layout and dimensions appealing, whilst investor-minded purchasers can assess rental demand from young professionals and families seeking Newton's particular blend of accessibility and residential calm. The three-bedroom configuration also attracts parents wanting dedicated home office space whilst maintaining guest accommodation, a consideration that gained prominence in the hybrid work era.

Market Position and Valuation

The S$3,199,000 asking price translates to approximately S$2,267 per square foot—a metric that requires contextual assessment against recent comparable transactions in the Newton and adjacent Novena precincts. Properties of this vintage and location in the immediate area have historically commanded per-square-foot rates in this general band, though specific unit condition, floor level, and exact remaining lease term materially influence actual market value. Prospective buyers are advised to undertake detailed comparable analysis or engage a property specialist to calibrate whether this particular unit represents fair value relative to recent arm's-length transactions.

Investment and Rental Yield Perspective

For investors contemplating this property as a long-term hold, Newton's profile as a residential destination merits examination. The neighbourhood attracts a steady stream of renters—young professionals, expatriate families, and upgraders—drawn by the MRT connectivity and mature infrastructure. Estimated gross rental yield for a unit of this specification typically ranges between 2.5 and 3.5 per cent annually, depending on whether the property commands premium rental pricing due to superior condition or commanding floor heights. This yield places the property in line with Singapore's broader residential market, where capital appreciation rather than rental income typically drives investment returns.

Financing and Buyer Eligibility

At the S$3,199,000 price point, purchaser eligibility depends on buyer profile and citizenship. Singapore citizens and permanent residents purchasing a first property can typically secure bank financing of up to 90 per cent of purchase price (or property value, whichever is lower), whilst second-property buyers face a 70 per cent loan-to-value ceiling. Additional Buyer's Stamp Duty (ABSD) applies to second and subsequent residential properties purchased by Singapore citizens, levied at 15 per cent of purchase price for the second property. This materially increases total acquisition costs for investors or upgraders, making careful financial planning essential.

Total Debt Service Ratio (TDSR) requirements—capped at 60 per cent of gross monthly income—further govern financing headroom. For a S$3.2 million purchase with typical 25-year loan tenor and interest rates at 3.5–4.0 per cent, monthly mortgage payments approach S$15,500 to S$16,500, necessitating gross monthly household income exceeding approximately S$26,000 to S$27,500 to satisfy banking guidelines comfortably.

Lease Tenure and Resale Considerations

A critical variable not provided in this property's particulars is the remaining lease tenure. Should the property be leasehold rather than freehold, buyers must ascertain years remaining on the lease before proceeding. Properties with leases below 70 years face accelerating resale friction and financing constraints as lease decay progresses; banks become reluctant to finance, whilst buyer pools shrink materially. If this property is held on a 99-year lease from a date in the 1980s or 1990s, current remaining lease of 60–70 years warrants serious consideration regarding long-term capital preservation and future marketability. HDB buyers upgrading to freehold condominiums may prefer this property; those already owning private leasehold stock may prefer extending their remaining lease before purchasing additional leasehold assets.

Competitive Context and Market Pipeline

Newton and its immediate surroundings feature several competing residential developments and established condominium projects, each offering distinct value propositions across different price bands and unit sizes. Newer launches with contemporary architecture and modern facilities may appeal to design-conscious buyers, whilst established projects like this property offer proven market track records, settled neighbourhoods, and often lower acquisition costs. The Singapore real estate pipeline shows modest new supply in the Newton–Novena belt; most growth has occurred through en bloc sales and redevelopment rather than greenfield launches. This relative supply constraint supports the longer-term appreciation narrative for well-positioned incumbent properties.

Best Positioned Buyer Profiles

Upgraders moving from two-bedroom apartments or smaller properties find exceptional value in this three-bedroom layout, gaining meaningful additional space without the premium pricing commanded by properties in ultra-prime districts. High-net-worth owner-occupiers prioritising walkable connectivity to business hubs and established residential calm—rather than prestige address ranking—discover an elegant fit. Young families requiring guest bedrooms and home office accommodation discover functional appeal. Conservative investors seeking stable, long-hold assets in transit-proximate locations with proven rental fundamentals appreciate the MRT proximity and established tenant pipeline. Conversely, first-time buyers without significant deposit accumulation or those seeking sub-S$3 million entry points will find this property positioned above their immediate reach.

Closing Perspective

10 Evelyn Road represents a substantive residential asset positioned at an important intersection of space, connectivity, and market maturity. The three-bedroom, two-bathroom layout, combined with proximity to Newton MRT and location within an established neighbourhood, constructs a defensible long-term holding case. Serious purchasers are advised to commission independent valuation, obtain a detailed lease report if applicable, and undertake comparable analysis to confirm market positioning before committing capital.

Frequently Asked Questions

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

Estimated gross rental yield for a three-bedroom property of this specification in the Newton precinct typically ranges between 2.5 and 3.5 per cent annually, depending on market conditions and property-specific advantages such as superior condition or premium floor heights. At the S$3,199,000 purchase price, this translates to gross annual rental income of approximately S$80,000–S$112,000 before expenses such as property tax, maintenance, insurance, and agent commissions. However, actual achievable yields depend critically on the property's precise condition, remaining lease tenure (if leasehold), and current rental demand dynamics in Newton; investors should commission a detailed rental valuation from specialist agents before finalising their investment thesis. Capital appreciation rather than rental income typically drives returns in Singapore's residential sector at this price point and location.

How does the S$2,267 per square foot asking price compare to recent transactions in Newton?

The asking price of approximately S$2,267 per square foot sits within the expected band for three-bedroom properties in the Newton and adjacent Novena precincts, though precise comparability requires examination of recent arm's-length transactions involving properties of similar vintage, floor level, unit condition, and remaining lease tenure. Recent market data suggests three-bedroom units in established Newton condominiums have transacted in the S$2,100–S$2,400 per square foot range, depending on exact location, amenities, and buyer motivation. Without access to full transaction histories and specific unit details (floor height, facing, exact condition), engaging a property specialist to undertake detailed comparable sales analysis is advisable to confirm whether this particular asking price represents fair market value. Market conditions can shift rapidly, making contemporaneous data critical.

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

If you are a Singapore citizen or permanent resident purchasing this property as a second residential property, Additional Buyer's Stamp Duty (ABSD) of 15 per cent applies to the purchase price or market value, whichever is lower. On a S$3,199,000 transaction, this equates to approximately S$479,850 in ABSD payable upfront at completion—a material outlay that must be factored into total acquisition costs and financing capacity calculations. Should you be purchasing a third or subsequent property, the ABSD rate escalates to 20 per cent, adding substantially to costs. Foreigner purchasers face a flat 20 per cent ABSD on all residential property purchases. These duties are in addition to standard Buyer's Stamp Duty and legal fees; careful financial planning with a property specialist or tax advisor is essential before committing to purchase.

What lease decay risks should I consider, and how might remaining lease affect resale value?

Lease tenure is a critical but undisclosed variable in this listing; should the property be leasehold rather than freehold, ascertaining the number of remaining years is essential before proceeding. Properties with remaining leases below 70 years face declining resale liquidity, progressively tighter bank financing terms, and potential buyer pool contraction—particularly acute once lease tenure drops below 60 years. A property with 60–70 years remaining lease faces neither immediate crisis nor premium valuation; however, an HDB lease approaching 70 years residually would experience material revaluation pressures. Should this property hold a 99-year lease granted in the 1980s or 1990s, current remaining tenure likely sits at 60–70 years, warranting consideration of whether you intend to hold long-term (increasing lease decay risk) or resell within 10–15 years (likely before acute friction emerges). Freehold status eliminates this risk entirely and typically commands premium valuations relative to comparable leasehold stock.

How does proximity to Newton MRT Station affect property demand and capital appreciation?

Transit-oriented properties in Singapore command persistent demand premiums due to reduced commute friction, broader tenant accessibility, and demonstrated long-term capital appreciation. Newton MRT Station's position on the North-South Line—one of Singapore's busiest and most strategically important corridors—fundamentally enhances this property's appeal to both owner-occupiers and renters. Properties within walking distance (590 metres or seven minutes' walk) of MRT stations historically demonstrate superior capital appreciation compared to equivalently-sized properties 15–20 minutes' walk away, as transport accessibility directly influences both rental achievability and buyer demand curves. The Newton node itself, with its concentration of shops, hawker centres, and residential amenities, adds secondary lifestyle appeal. Historically, established condominiums proximate to mature MRT stations have appreciated at 2.5–3.5 per cent annually over extended holding periods, outperforming broader market averages; however, past performance does not guarantee future returns.

Who represents the ideal buyer profile for this property—HNW individuals, upgraders, first-timers, or investors?

This property demonstrates distinct appeal across multiple buyer segments. Upgraders moving from two-bedroom apartments or smaller properties find compelling value in the generous 1,410 square foot layout, gaining meaningful additional space at moderate premium to their existing properties. High-net-worth owner-occupiers</strong prioritising walkable connectivity to business districts and established residential neighbourhoods—rather than ultraprime address prestige—discover excellent functional fit. Young families</strong requiring guest bedrooms, home office accommodation, and established school catchment areas identify natural appeal. Conservative long-hold investors</strong seeking transit-proximate assets with proven rental fundamentals and mature tenant pipelines view Newton's profile favourably. First-time buyers</strong without substantial deposit accumulation will likely find the S$3.2 million price point above their reach without considerable household income or parental gifting. Conversely, sophisticated investors specifically targeting sub-S$2.5 million entry points or ultra-prime properties above S$5 million may view this as mid-market positioning lacking their particular specialisation.

What financing headroom and TDSR considerations should I account for at this price point?

At S$3,199,000, financing capacity depends on buyer citizenship, property purchase order (first, second, or subsequent), and household income. Singapore citizens purchasing their first residential property can access up to 90 per cent loan-to-value (LTV) financing; those purchasing second properties face 70 per cent LTV caps. With 25-year loan tenor and mortgage interest rates at 3.5–4.0 per cent, monthly mortgage servicing on a 70–90 per cent loan ranges from S$15,500 to S$20,500 depending on LTV. Banks impose a Total Debt Service Ratio (TDSR) ceiling of 60 per cent, meaning gross monthly household income must exceed S$26,000–S$34,000 to satisfy lending criteria comfortably. Buyers carrying existing mortgage debt, car loans, or credit card facilities will face tighter headroom calculations, as TDSR encompasses all debt obligations, not merely mortgage commitments. Engaging a mortgage broker or bank relationship manager to pre-qualify financing capacity before making an offer is prudent; market conditions and individual credit profiles materially influence achievable loan quantum and interest pricing.

How does this property compare to nearby competing developments in Newton and Novena?

The Newton–Novena precinct features several competing residential projects spanning different vintage, pricing, and positioning bands. Established condominiums in the immediate vicinity often command comparable per-square-foot valuations (S$2,100–S$2,400 range) but may offer differing amenity suites, architectural styles, and resident demographics. Newer en bloc-led redevelopments have introduced contemporary designs and modern facilities but typically command 10–20 per cent per-square-foot premiums relative to incumbent established stock. However, established properties like 10 Evelyn Road often benefit from proven market track records, settled communities, historically stable appreciation patterns, and lower acquisition costs relative to new launches. The constrained pipeline of new residential supply in Newton–Novena (most growth driven by en bloc consolidation rather than greenfield launches) supports long-term appreciation for well-positioned incumbent properties. Buyers should examine competing projects' floor plates, amenity profiles, and recent transactional evidence before concluding whether this particular property represents superior value relative to alternatives in its immediate competitive set.

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

Floor level materially influences desirability and achievable rental premiums; without disclosure of this property's specific stack, generalised guidance suggests middle and upper floors typically command 5–15 per cent rental and resale premiums relative to lower levels due to superior views, reduced noise from ground-floor traffic, and enhanced privacy perceptions. Lower floors (levels 2–4) may appeal to elderly residents or those prioritising convenience over vista appeal; conversely, premium upper floors (levels 15–25 in developments of typical height) attract HNW buyers and achieve strongest rental pricing. Mid-stack positioning (levels 7–14) often represents optimal value, balancing reasonable rental premiums against lower acquisition premiums compared to apex floors. Buildings with corner or end-unit positioning generally command modest premiums (3–8 per cent) due to superior natural lighting and potentially superior viewing angles. Buyers optimising investment returns might favour mid-stack non-corner units, which typically achieve strong rental traction without apex-level premium pricing; owner-occupiers might prioritise specific floor and aspect preferences independent of valuation metrics. Reviewing the unit's floor number and orientation against comparable unit transactional data will clarify positioning within the development's value hierarchy.

What future supply pipeline exists in the Newton district that might affect property appreciation?

Singapore's property market outlook for Newton and surrounding Novena, Bishan precincts shows a relatively constrained new supply pipeline compared to growth corridors like Tampines or emerging zones like Jurong East. Most recent development activity in Newton–Novena has been driven by en bloc consolidation and redevelopment rather than greenfield launches, suggesting future supply growth will likely be incremental rather than transformative. The URA's Master Plan designates Newton as established residential with limited large-scale clearance zones, implying modest new inventory introduction over the next five to ten years. This relative supply constraint—combined with Newton's established MRT connectivity, mature amenities, and strong catchment demand—supports a constructive long-term appreciation narrative for well-positioned incumbent properties. However, macroeconomic cycles, interest rate trajectories, and broader residential market sentiment ultimately dominate property valuations more decisively than local supply metrics. Buyers should view this property's appreciation potential as supported by structural supply constraints and transport advantages, but tempered by realistic expectations that Singapore's broader market cycles will ultimately drive returns alongside localised factors.

3-Bed Condo at 10 Evelyn Road, S$3.2M | Newton MRT