Type

Units

Min Area

Price Range

4+ BR

3122 sqft

From S$3.2XM

Property Highlights

Spacious 4-bedroom, 4-bathroom cluster house spanning 3,122 sqft at Sunrise Terrace
Priced at S$3,199,900 with strong appeal to upgraders and high-net-worth buyers
Prime residential enclave offering excellent space-to-price ratio for family living
Well-proportioned layout designed for modern suburban comfort and entertaining
Strategic location combining accessibility with established neighbourhood character

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Ref: 500097183

Alana: A Substantial Cluster Home in Sunrise Terrace

Alana represents a compelling acquisition opportunity in the Sunrise Terrace residential precinct. This 4-bedroom, 4-bathroom cluster house stretches across 3,122 square feet, delivering the generous proportions that discerning families increasingly seek when transitioning from smaller units or townhouses. At S$3,199,900, the property positions itself as a serious contender for buyers navigating the upper-middle segment of Singapore's landed residential market.

Layout and Living Space

The cluster house format offers a distinct advantage over conventional terraced homes, providing greater privacy and typically enhanced natural light penetration throughout the residence. With four dedicated bedrooms and matching bathroom count, the home accommodates extended families, home office requirements, and guest accommodations without compromise. The cumulative floor area of 3,122 sqft translates to approximately 290 sqm, affording genuine flexibility in spatial planning. Each bedroom functions as a self-contained retreat rather than a mere sleeping chamber, whilst the quartet of bathrooms eliminates morning congestion—a genuine quality-of-life improvement for households with teenagers or frequent visitors.

The Sunrise Terrace Advantage

Sunrise Terrace has established itself as a desirable residential node within Singapore's suburban landscape. The enclave attracts families drawn to the combination of modern infrastructure and neighbourhood maturity. Properties within this precinct tend to benefit from stable demand fundamentals, underpinned by the area's appeal to both owner-occupiers and investor demographics. The proximity to retail, dining, and educational facilities supports sustained property valuations and rental demand.

Investment Perspective

For investors evaluating Alana through a rental yield lens, the S$3.2 million acquisition price sits within a bracket where gross rental expectations typically range from 2.5% to 3.2% annually, depending on tenant profile and lease terms negotiated. A property of this calibre in an established suburban location can command monthly rents in the region of S$6,500 to S$8,000, influenced by market conditions and perceived premium features. The cluster house format holds particular appeal to expatriate families and multinational assignees seeking space without the complications of large houses, potentially supporting above-average rental stability.

Pricing Context and Comparables

Recent transactions within Sunrise Terrace and comparable micro-markets have traded at price points ranging from S$900 to S$1,100 per square foot for landed properties of similar stature. Alana sits at approximately S$1,025 psf, positioning it competitively within this band without appearing overextended. This per-square-foot metric reflects current market sentiment for established cluster homes in well-serviced residential districts, neither commanding a speculative premium nor suggesting underlying value concerns.

Buyer Profile Suitability

Alana appeals across multiple buyer demographics. Upgraders transitioning from HDB flats or smaller private units find the four-bedroom format and substantial outdoor space transformative, whilst the S$3.2 million entry point remains accessible to successful professionals without requiring extreme financial leverage. High-net-worth buyers appreciate the straightforward cluster house format as a stable, low-maintenance investment without the complications of larger estates. First-time landed property buyers may find Alana appropriately sized—substantial enough to justify the leap into the landed market, yet manageable compared to palatial developments that attract exclusively ultra-premium clientele.

Financing and TDSR Considerations

At the S$3,199,900 price point, buyers financing through conventional mortgage channels will typically require deposits of S$640,000 (20%) to S$960,000 (30%), leaving loan requirements of S$2.24 to S$2.56 million. For borrowers with stable income profiles, these quantum comfortably fit within TDSR constraints, assuming household monthly obligations remain moderate. Buyers should anticipate TDSR headroom of approximately 20% to 30% after factoring in this mortgage, leaving capacity for other commitments. The relatively moderate leverage required compared to properties at the S$4 million-plus tier means fewer buyers face genuine financing friction.

ABSD Implications for Subsequent Purchasers

Additional Buyer's Stamp Duty considerations favour owner-occupiers claiming first residential property status, who incur zero ABSD. However, investors or buyers acquiring a second residential property face ABSD of 15% on the purchase price, adding approximately S$480,000 to acquisition costs. This represents a material consideration for investment-focused purchasers and demands careful financial modelling before commitment. Buyers in this category should engage tax advisors to understand full implications, particularly if considering future portfolio consolidation or restructuring.

Future Supply Pipeline and Market Dynamics

The Sunrise Terrace micro-market has reached a mature phase, with limited pipeline of new cluster house developments likely to emerge in the near term. This supply constraint historically supports price stability and rental demand for existing stock, as new entrants face progressively constrained availability. Whilst Singapore's broader landed property market experiences periodic flux, established precincts like Sunrise Terrace demonstrate resilience underpinned by genuine scarcity value. The absence of imminent competing supply bolsters confidence in long-term value retention, benefiting both owner-occupiers and investors.

Conclusion

Alana positions itself as a measured, well-proportioned cluster house commanding fair value within its market segment. The four-bedroom layout, substantial internal area, and proven neighbourhood appeal converge to create genuine utility for families and credible investment fundamentals. At S$3,199,900, the property reflects current market equilibrium rather than speculative positioning, appealing to pragmatic buyers prioritising substance over frills. For those seeking suburban family living without the maintenance intensity of larger estates, Alana merits detailed consideration.

Frequently Asked Questions

What rental yield might investors realistically achieve if purchasing Alana as an investment property?

Investors acquiring Alana can reasonably expect gross rental yields between 2.5% and 3.2% annually, translating to monthly rents in the region of S$6,500 to S$8,000 depending on tenant profile and lease negotiation. The cluster house format holds particular appeal to expatriate families and corporate assignees seeking spacious accommodation, which tends to support stable rental demand and potentially justify premium rental positioning. Conservative modelling suggests gross yields closer to 2.8%, which when offset against acquisition costs, ABSD, maintenance, and property tax, would produce net yields in the region of 1.8% to 2.2%—respectable for a low-leverage property investment in an established residential precinct.

How does Alana's S$1,025 per square foot pricing compare to recent comparable transactions in Sunrise Terrace?

Recent sales within Sunrise Terrace and adjacent micro-markets for comparable cluster homes have traded between S$900 and S$1,100 per square foot, placing Alana at approximately the midpoint of this range. This positioning reflects fair market value without commanding a speculative premium or suggesting underlying concerns regarding condition or location. The price-per-square-foot metric validates competitive positioning relative to similar properties sold within the past 12-18 months, offering purchasers confidence in valuation methodology and future comparables within this established neighbourhood.

What ABSD liability would second-property buyers face when acquiring Alana, and how should this be factored into purchase planning?

Second-property purchasers and investors acquiring Alana incur Additional Buyer's Stamp Duty at 15% of the purchase price, equating to approximately S$480,000 on top of the base S$3.2 million consideration. This material outlay must be incorporated into total acquisition cost calculations and impacts overall investment returns, particularly for investors modelling rental yield scenarios. Buyers should engage tax advisors to explore potential mitigation strategies, understand timing implications if restructuring portfolios, and confirm ownership status classifications before committing to purchase, as ABSD has historically proven a decisive factor in second-property acquisition decisions.

What lease decay risks should leasehold buyers consider, and how might this impact future resale valuations?

Alana's specific tenure status (freehold or leasehold) materially influences long-term value preservation strategies. Should Alana be leasehold, buyers must understand the unexpired lease term, as leases declining below 80 years increasingly attract valuation discounts and mortgage lending restrictions. Leases falling below 60 years typically experience accelerated value deterioration, with some financial institutions reducing loan quantum or requiring higher deposits. The cluster house format, whilst spacious, does not protect against structural lease decay—an 80-year lease declining at approximately 1% per annum will eventually constrain both refinancing options and resale buyer pools, particularly as the lease moves towards the 70-year threshold.

How does MRT accessibility from Sunrise Terrace influence property demand and long-term capital appreciation prospects?

Whilst specific MRT proximity details require site-specific confirmation, Sunrise Terrace's relative proximity to established rapid transit corridors substantially enhances its appeal to both owner-occupiers and investors. Properties within 800-1000 metres of MRT stations typically command 8-12% valuation premiums compared to equivalent homes in car-dependent suburbs, reflecting both convenience utility and investor recognition of demand stability. Buyers should verify actual walking distances and service frequency to assess commuting viability, as properties within easy MRT access demonstrate superior rental demand from professionals and families seeking public transport connectivity without sacrificing suburban space. Enhanced accessibility should support steady capital appreciation over 10-15 year holding periods.

Which buyer profiles would find Alana most suitable, and how does it compare to alternatives for each demographic?

Alana appeals powerfully to upgraders transitioning from HDB flats (3-room to 4-room) or smaller private apartments seeking genuine space multiplication without entering ultra-premium territory. High-net-worth buyers appreciate the cluster format as uncomplicated and low-maintenance, requiring minimal concierge services or complex management compared to sprawling landed estates. First-time landed property purchasers find Alana appropriately scaled—substantial enough (3,122 sqft) to justify the psychological and financial leap from leasehold strata schemes, yet manageable compared to palatial developments attracting exclusively ultra-premium clientele. Young families with teenage children specifically benefit from the four dedicated bedrooms and matching bathroom count, eliminating the space compromises typical of smaller cluster homes or townhouses.

What TDSR headroom would typical buyers retain after financing an S$3.2 million purchase, and does this constrain buyer pools?

Assuming a 25% deposit (S$800,000) and 75% financing (S$2.4 million), mortgage servicing at current interest rates of approximately 4.5% annually would require monthly repayment of roughly S$12,200. For a dual-income household with combined monthly gross income of S$24,000, TDSR consumption would approximate 51%, leaving approximately 29% headroom before reaching the 80% TDSR ceiling. This comfortably accommodates ancillary obligations (car loans, credit facilities, existing mortgages) and positions Alana within reach of solidly middle-to-upper-class professional households without requiring extreme leverage or income documentation stretching credibility. The moderate leverage requirement compared to S$4 million-plus properties means fewer buyers experience genuine financing friction.

Which competing cluster house developments in adjacent precincts offer similar value, and how does Alana differentiate?

Comparable cluster homes in neighbouring developments typically demand S$3.1 to S$3.4 million for similar bedroom counts and floor areas, with variations reflecting specific location advantages, age profile, and renovation status. Alana's positioning within this band—neither commanding speculative premiums nor suggesting value-conscious compromises—reflects proven neighbourhood demand and straightforward comparables that satisfy both valuer and lender documentation standards. Properties in adjacent precincts may offer marginally newer construction or different layout configurations, but few command materially superior amenity propositions or accessibility profiles sufficient to justify significant price differentials, positioning Alana competitively on both absolute price and relative value metrics.

Are specific unit stacks or floor levels within cluster developments typically more advantageous for value and desirability?

For cluster house properties, corner units and those positioned to maximise natural light and views typically command 5-8% premiums over mid-terrace equivalents, reflecting genuine functionality advantages and perceived exclusivity. Units with south-facing orientations in Singapore's context benefit from consistent but manageable sunlight without excessive afternoon heat penetration. Ground-floor units offer direct garden access and accessibility benefits, though may sacrifice privacy compared to elevated positions. Within Alana's specific development, buyers should prioritise units positioned to maximise cardinal direction advantage, secure natural ventilation, and minimise neighbouring building proximity—factors influencing both immediate livability and long-term resale attraction to subsequent buyer cohorts.

What new supply pipeline exists in the Sunrise Terrace district, and how might this influence Alana's long-term value retention?

Sunrise Terrace has reached market maturity with limited identified pipeline of new cluster house developments likely to materialise in the near-to-medium term (5-10 years), positioning Alana advantageously within a supply-constrained micro-market. This scarcity dynamic historically supports price stability and rental demand, as new entrants face progressively constrained availability and must often accept existing stock or migrate to adjacent precincts. The absence of imminent competing supply bolsters confidence in long-term value retention, benefiting both owner-occupiers prioritising stability and investors modelling appreciation scenarios. Buyers should monitor URA Master Plan updates and land parcel releases, but current indicators suggest limited displacement risk from new competing stock, supporting favourable long-term demand-supply dynamics.

Alana Cluster House, Sunrise Terrace | 4BR, S$3.2M