Type

Units

Min Area

Price Range

4+ BR

1894 sqft

From S$4.9XM

Property Highlights

Spacious 4-bedroom, 3-bathroom unit spanning 1,894 sqft in established Pasir Panjang neighbourhood
Premium pricing at approximately S$2,631 per square foot reflects strong location fundamentals
Just 9 minutes on foot to CC26 Pasir Panjang MRT Station, enhancing connectivity and long-term capital growth
Well-suited for affluent families and upgraders seeking substantial living space in a mature residential enclave
Strategic position on Yew Siang Road offers proximity to amenities whilst maintaining a quieter, leafy character

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Ref: 24357137

Terra Hill: A Premium 4-Bedroom Family Residence in Pasir Panjang

Located at 22 Yew Siang Road, Terra Hill presents an exceptional residential opportunity for discerning buyers seeking spacious accommodation within one of Singapore's most mature and desirable neighbourhoods. This 4-bedroom, 3-bathroom condominium unit spans a generous 1,894 square feet, offering the kind of breathing room that appeals to established families and those upgrading from smaller city apartments. At S$4,980,000, the property commands a per-square-foot valuation of approximately S$2,631, positioning it within the premium segment of the Pasir Panjang residential market.

The Pasir Panjang area has long been recognised as a haven for affluent residents seeking a quieter, more spacious living environment without sacrificing proximity to the city. Yew Siang Road itself benefits from mature landscaping and a well-established sense of community, with the leafy character of the neighbourhood contrasting sharply with denser central districts. Terra Hill's location on this tree-lined street affords residents the best of both worlds: the tranquility of a residential enclave combined with straightforward access to Singapore's broader urban amenities and employment centres.

Connectivity and Transport Links

One of the property's standout advantages lies in its proximity to public transport infrastructure. At just 900 metres (approximately 9 minutes' walk) from CC26 Pasir Panjang MRT Station, residents benefit from seamless connectivity to the broader island without necessarily requiring a private vehicle for daily commuting. The Circle Line connection provides direct access to the Central Business District, Marina Bay, and beyond, making this an attractive proposition for working professionals and their families. This accessibility to rapid transit has proven consistently supportive of property value appreciation in the Pasir Panjang corridor, as the neighbourhood attracts both owner-occupiers and investors seeking long-term capital growth in a well-connected location.

Space and Configuration

At nearly 1,900 square feet, this unit provides the kind of spatial generosity increasingly prized by Singapore's affluent demographic. The four-bedroom layout allows for flexible use of space—whether as family bedrooms, home office accommodation, or guest quarters—whilst the three full bathrooms eliminate the morning congestion typical of smaller properties. This floor plate is particularly appealing to executives, entrepreneurs, and established families for whom working from home has become a permanent fixture of professional life. The substantial built-up area also suggests light-filled living spaces and the potential for comfortable circulation between zones, a hallmark of thoughtfully designed luxury residences.

Market Positioning and Buyer Suitability

The Terra Hill property appeals across multiple buyer segments. High-net-worth individuals seeking an established residential address in a politically stable and economically vibrant neighbourhood will find the Pasir Panjang location compelling. Upgraders moving from central apartments or smaller suburban homes will appreciate the significant increase in living space and the neighbourhood's mature appeal. Owner-occupiers prioritising family comfort over investment metrics will value the four-bedroom layout and the quieter streetscape. Investors, meanwhile, may view this as a defensive hold within a gentrifying periphery—the kind of blue-chip property that provides stable rental demand and consistent capital preservation over extended holding periods.

Financial Considerations and Buyer Profiles

At the S$4.98 million price point, buyers must satisfy standard financing requirements. For owner-occupiers purchasing as their primary residence, loan eligibility typically extends to 75 per cent of the property value, requiring a cash outlay of approximately S$1.245 million to secure possession. Those acquiring this property as a second residential asset will encounter Additional Buyer's Stamp Duty implications, effectively increasing the total acquisition cost by up to 16 per cent when calculating the full tax burden on top of agent commissions and legal fees. Total-Debt-Service-Ratio considerations become paramount at this price level; financial institutions typically require that all debt obligations (mortgage, car loans, personal credits) remain below 60 per cent of gross monthly income, effectively mandating a household income of at least S$150,000 annually to service a S$3.7 million mortgage comfortably. This financial threshold naturally filters the buyer pool to established professionals and family offices, reinforcing the property's position as a premium offering within the Pasir Panjang spectrum.

Investment and Rental Potential

From an investment standpoint, large family units in well-positioned suburban neighbourhoods typically command steady rental demand from expatriate families, relocating professionals, and lease-hold investors. The proximity to Pasir Panjang MRT Station—a primary reason for the property's capital value—also underpins its attractiveness as a rental asset. Conservative estimates suggest gross rental yields of 2.5 to 3.2 per cent for properties of this specification in this location, translating to annual rental revenue of S$125,000 to S$160,000. These figures assume a monthly rent in the region of S$10,000 to S$13,500, realistic for a premium 4-bedroom unit within a mature condo. After accounting for property tax, maintenance contributions, and management agent fees, net yields typically settle between 1.8 and 2.4 per cent, still respectable for a low-leverage, blue-chip residential asset in a stable, developed economy.

Neighbourhood Character and Longer-Term Dynamics

The Pasir Panjang precinct remains one of Singapore's most desirable residential addresses for those seeking suburban calm whilst retaining city access. The neighbourhood's maturity—reflected in established schools, retail precincts, and dining options—suggests that capital appreciation will track broader market trends rather than the explosive growth seen in emerging neighbourhoods. This stability appeals particularly to older buyer demographics and families not motivated by rapid capital appreciation but rather seeking a secure, comfortable residential base for the medium to long term. The relative scarcity of new development within the established residential zones of Pasir Panjang supports the view that existing properties will retain relative scarcity value; new supply is inherently limited by land constraints and planning restrictions, meaning that older inventory like Terra Hill competes primarily against other established resale properties rather than a flood of newly launched units.

Lease, Tenure, and Resale Positioning

For any property at this price point, the full terms of the lease—its remaining tenure, any potential decay factors, and the developer's heritage—warrant careful legal scrutiny. Properties within established condominiums near mature MRT infrastructure tend to maintain their buyer appeal across multiple resale cycles, though the specifics of lease duration (whether it's 99-year, 103-year, or indefinite) will influence long-term financing availability and resale velocity in the medium term. Prospective purchasers are advised to conduct thorough due diligence through licensed property lawyers to understand any restrictions, easements, or forthcoming major renovation cycles that might impact holding costs or future resale demand.

Conclusion

Terra Hill at 22 Yew Siang Road represents a considered acquisition within the premium Pasir Panjang residential market. The combination of substantial internal space, mature neighbourhood character, and straightforward MRT access positions this property as an attractive prospect for affluent owner-occupiers and conservative investors alike. At S$4,980,000, the pricing reflects the neighbourhood's established appeal and the scarcity value inherent to well-located property in one of Singapore's most sought-after residential corridors.

Frequently Asked Questions

What is the realistic gross rental yield for a property like Terra Hill at S$4.98 million?

For a 4-bedroom unit of this size in the Pasir Panjang neighbourhood, gross rental yields typically range between 2.5 and 3.2 per cent annually, translating to approximately S$125,000 to S$160,000 in annual rent. This assumes monthly rental income of S$10,000 to S$13,500, realistic for a premium family unit in an established condo near an MRT station. After deducting property tax, sinking fund contributions, insurance, and management agent fees, net yields generally compress to between 1.8 and 2.4 per cent, still respectable for a blue-chip residential property in a low-leverage, stable market environment. The actual yield achieved will depend on tenant quality, lease terms, vacancy cycles, and the specific unit's configuration and views within the development.

How does the S$2,631 per square foot price compare to recent Pasir Panjang sales?

The per-square-foot valuation of approximately S$2,631 for Terra Hill reflects strong underlying demand in the Pasir Panjang residential corridor, where recent secondary market transactions for comparable 4-bedroom units typically fall within the S$2,400 to S$2,800 per square foot range depending on unit age, condition, and specific location amenities. Properties directly adjacent to MRT stations or within particularly sought-after sub-precincts tend toward the higher end of that spectrum, whilst older buildings or units with less favourable aspects may command lower valuations. The asking price sits comfortably within the established band for properties of this type in this location, reflecting neither an aggressive premium nor a bargain positioning—rather, fair-market equilibrium for a property combining spaciousness, location credibility, and access to rapid transit. Buyers should compare this specific unit against recent comparable sales within the same estate and neighbouring developments to validate the pricing against actual transaction evidence.

What are the Additional Buyer's Stamp Duty implications for second-property buyers at S$4.98 million?

Purchasers acquiring Terra Hill as a second residential property will incur Additional Buyer's Stamp Duty at rates progressively escalating from 5 per cent to 16 per cent of the purchase price, with the full 16 per cent rate applying to properties valued above S$1.28 million. On a S$4.98 million purchase, this equates to approximately S$797,000 in ABSD—a significant additional cost that must be factored into total acquisition budgeting. This duty applies on top of standard Buyer's Stamp Duty (which itself can reach 4.25 per cent), pushing total stamp duty obligations to roughly S$1.11 million when both ordinary and additional levies are combined. Buyers purchasing as owner-occupiers of their first residential property in Singapore are exempt from ABSD, making this a critical distinction in financial planning; second-time buyers effectively face a 16 per cent marginal cost increase that materially affects the true all-in acquisition price and return on investment projections.

What is the impact of lease decay on Terra Hill's resale value and long-term financing?

The full lease tenure of Terra Hill—whether 99-year, 103-year, or indefinite—will significantly influence long-term financing availability and resale velocity, particularly as the property ages beyond the 30-year mark. Financial institutions become increasingly cautious about advancing high loan-to-value financing on properties with leases dropping below 60 years, which can constrain buyer pools for future resale generations. However, established condominiums near MRT stations like Terra Hill typically retain strong buyer demand across multiple resale cycles, as their scarcity value and location fundamentals override lease decay concerns for medium-term holding horizons (10-15 years). Nonetheless, prospective purchasers should obtain legal confirmation of the exact lease expiration date and any provisions for renewal or collective en-bloc restructuring opportunities, as these factors will influence carrying costs and capital preservation across extended ownership periods. Properties with indefinite or unusually long leases (103+ years) face minimal lease decay risk and maintain unencumbered financing eligibility indefinitely.

How does proximity to CC26 Pasir Panjang MRT Station support capital appreciation for Terra Hill?

Properties within a 10-minute walk of an established MRT station benefit from sustained demand underpinned by commuting convenience, a phenomenon consistently demonstrated across Singapore's residential market over multiple property cycles. The Circle Line connection at Pasir Panjang provides direct access to the Central Business District and Marina Bay employment nodes, making the catchment area perpetually attractive to working professionals and their families—an inherently stable demographic. This proximity has historically supported above-inflation capital appreciation in peripheral estates like Pasir Panjang compared to similarly aged properties in non-MRT-adjacent precincts; the transport value is genuinely intrinsic to property valuations and survives economic cycles because commuting necessity persists regardless of market sentiment. Furthermore, future government planning initiatives—such as improved cycling infrastructure, enhanced pedestrian facilities, or complementary retail development around the station—tend to disproportionately benefit properties in the immediate catchment, creating positive externalities that amplify long-term value accumulation for well-positioned residences like Terra Hill.

Is Terra Hill suitable for a high-net-worth individual seeking a residential address in Singapore?

Yes, Terra Hill presents a compelling option for affluent individuals and family offices seeking an established residential address combining space, privacy, and location credibility within one of Singapore's most mature and politically stable neighbourhoods. The 4-bedroom layout and 1,894 square feet offer the kind of spaciousness increasingly prized by senior professionals, entrepreneurs, and retirees moving beyond high-density city living; the Pasir Panjang neighbourhood's quiet, leafy character and proximity to international schools, golf clubs, and fine dining establishments align naturally with the lifestyle expectations of high-net-worth individuals. The S$4.98 million price point sits comfortably within the budget range of Singapore's affluent demographic without requiring the seven-figure acquisitions needed for waterfront penthouses or landed estates; it represents sensible positioning of wealth toward a productive real asset in a jurisdiction renowned for its financial stability, property rights protection, and currency strength. For HNW buyers prioritising residential comfort and neighbourhood appeal over speculative capital appreciation, Terra Hill offers both defensive holding power and lifestyle alignment at fair market value.

What TDSR headroom is required to finance a S$4.98 million property at Terra Hill?

Financing a S$4.98 million property typically requires securing a loan of approximately S$3.73 million (at the standard 75 per cent loan-to-value ratio), which at prevailing mortgage rates of 4 to 4.5 per cent translates to monthly mortgage repayments of approximately S$17,500 to S$19,000. Financial institutions apply a Total-Debt-Service-Ratio cap of 60 per cent of gross monthly household income, meaning that borrowers must demonstrate gross monthly income of at least S$29,000 to S$31,500 annually (approximately S$348,000 to S$378,000) to service this mortgage within permissible TDSR limits. For buyers with existing debt obligations (car loans, personal credit facilities, spouse's liabilities), the available headroom diminishes proportionally; an individual already servicing S$5,000 in monthly debt would require gross income of approximately S$36,000 monthly to remain within TDSR ceilings. Many affluent buyers at this price point will elect to increase cash deposits beyond the minimum 25 per cent requirement, thereby reducing loan amounts and improving their financing efficiency; a 40 per cent cash deposit would reduce the mortgage to S$2.99 million, lowering monthly repayments to roughly S$14,000 and relaxing TDSR constraints significantly. Buyers are advised to conduct pre-approval conversations with mortgage brokers to confirm their precise financing headroom at this price point.

How does Terra Hill compare to nearby competing 4-bedroom developments in Pasir Panjang?

The Pasir Panjang residential market encompasses several established and newly launched developments competing for affluent family buyers; Terra Hill's positioning depends on its specific vintage, architectural merit, and amenity offerings relative to neighbouring properties. Established condominiums within the same sub-precinct typically trade within a S$200 to S$400 per square foot band of one another when adjusted for unit size and condition, suggesting that Terra Hill's S$2,631 psf valuation is competitive for a property of its configuration. Newer developments launched in the Pasir Panjang corridor in recent years may command premium pricing (S$2,800 to S$3,200 psf) due to updated facilities and contemporary design but offer no guarantee of stronger capital appreciation compared to well-located secondary-market properties like Terra Hill; empirically, newer properties often underperform due to steeper stamp duty burdens for initial purchasers. Prospective buyers should inspect comparable 4-bedroom units within neighbouring estates—examining finishes, facility quality, maintenance conditions, and layout efficiency—to validate whether Terra Hill's asking price represents superior or inferior value compared to alternative options. Agent assessments and comparable market analyses from multiple sources will illuminate this positioning definitively.

Which unit stacks or floor levels within Terra Hill offer the best value proposition?

Within established condominiums like Terra Hill, middle-floor units (typically floors 8-18 in a mid-rise building) often represent superior value compared to high-floor or ground-floor alternatives, as they command marginally lower prices yet deliver equivalent access to facilities and broadly similar views or privacy characteristics. Ground and lower-ground units, whilst sometimes carrying promotional pricing, often suffer from reduced privacy, potential moisture issues, and higher perceptions of security risk—drawbacks that frequently depress resale appeal and tenant attractiveness. Conversely, very high floors command significant premium pricing (often 15-25 per cent above mid-floor equivalents) primarily for view amenity rather than fundamental utility, and this premium rarely translates into proportional capital appreciation on resale, making them suboptimal purchases for value-conscious investors. The optimal floor level for a family purchasing for owner-occupation typically reflects personal preferences regarding views, natural light, and proximity to facilities rather than pure investment logic; units on facing the quieter neighbourhood side rather than the road frontage generally attract marginally higher tenant demand and buyer appeal, though this premium is modest (typically 5-8 per cent). Prospective purchasers should examine the specific unit's aspect, natural ventilation characteristics, and proximity to maintenance facilities, as these practical considerations often outweigh abstract floor-number preferences.

What is the future supply pipeline for residential developments in the Pasir Panjang district, and how does this affect Terra Hill's long-term value?

The Pasir Panjang residential district remains predominantly characterised by mature, established private condominiums with limited scope for substantial new-build residential supply, as most available land is either already developed, reserved for public housing programmes, or subject to conservation restrictions due to the area's heritage character. Unlike emerging neighbourhoods experiencing rapid land release and multiple new launches, Pasir Panjang's relatively restricted pipeline of future supply creates structural scarcity value that supports long-term price stability and measured appreciation—properties here appreciate through demographic demand for a finite stock rather than speculative capital-gains cycles seen in emerging areas. The government's planning strategy for Pasir Panjang emphasises consolidation and selective upgrading of existing stock through en-bloc opportunities rather than wholesale redevelopment, suggesting that secondary-market properties like Terra Hill will continue to represent the primary avenue for buyer entry into the neighbourhood. This supply constraint fundamentally benefits existing property owners, as competition from newly launched alternatives remains minimal; buyer pools for Pasir Panjang residential properties will inevitably shift between resale properties rather than dispersing toward newly built alternatives elsewhere. Long-term, this structural scarcity positioning suggests that Terra Hill and comparable resale properties should retain their value credibility and relative appreciation potential, though absolute gains will reflect broader economic growth rather than speculative momentum.

Terra Hill 4-Bed Condo S$4.98M near Pasir Panjang MRT