Type

Units

Min Area

Price Range

2 BR

646 sqft

From S$1.1XM

3 BR

1033 sqft

S$1.6XM – S$1.6XM

Property Highlights

Dual-aspect 2-bedroom, 3-bathroom unit offering 646 sqft of thoughtfully configured living space in a well-established residential pocket
Walking distance to NE11 Woodleigh MRT Station (850 metres, approximately 10 minutes on foot) with direct access to the Northeast Line
Prime address on Daisy Road positions the property within a mature neighbourhood characterised by strong rental demand and stable capital values
Competitively priced at S$1.1 million, translating to approximately S$1,703 per square foot in a location with proven investment fundamentals
Three full bathrooms cater to modern family living or dual-income professional households requiring distinct ensuite and guest facilities

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Ref: 60135995

Daisy Suites: A Refined Urban Apartment Near Woodleigh MRT

Daisy Suites presents a compelling opportunity for both owner-occupiers and astute investors seeking exposure to the stable Woodleigh precinct. This 2-bedroom, 3-bathroom apartment spans 646 square feet and is positioned at the S$1.1 million price point, placing it within reach of upgraders and early-stage investors willing to commit to a well-connected neighbourhood with established amenity infrastructure.

The property's 850-metre proximity to Woodleigh MRT Station (NE11) is a significant advantage for daily commuters and long-term capital appreciation prospects. The Northeast Line provides seamless connections to the CBD, with Raffles Place reachable in approximately 20 minutes and City Hall in roughly 18 minutes during peak service hours. This accessibility profile has historically supported rental demand across the Woodleigh catchment, with young professionals and expatriate tenants gravitating towards properties within ten minutes' walk of major stations.

Interior Configuration and Spatial Planning

The apartment's layout maximises functional zoning across three distinct wet cores, a provision that distinguishes it from standard 2-bedroom offerings. The three-bathroom arrangement—typically an ensuite plus two additional facilities—addresses the lifestyle requirements of modern households, particularly those harbouring professional couples or families with teenage children requiring independent morning routines. At 646 square feet, the unit sits comfortably within the medium-compact segment, avoiding the sense of constraint that sometimes characterises smaller units whilst maintaining efficient utility bills and maintenance costs.

Natural light ingress is often a defining characteristic of well-situated Woodleigh properties, and properties on Daisy Road benefit from the neighbourhood's lower building density relative to more central districts. The property's orientation and stack position within the development will influence ventilation patterns and afternoon glare—typical considerations that can affect both lived comfort and long-term appeal to rental tenants seeking quality of life amenities.

Location Fundamentals and Neighbourhood Context

Daisy Road sits within a mature residential enclave that has demonstrated consistent capital value stability over the past decade. Unlike emerging growth districts, Woodleigh offers proven infrastructure maturity: schools, clinics, grocery provisioning, and dining establishments are all within a 5–10 minute radius. This accessibility profile appeals to downsizers, first-time upgraders, and investors seeking lower volatility relative to fringe-area or cbd-adjacent properties.

The Woodleigh precinct has evolved into a preferred settlement zone for mid-career professionals and empty-nesters valuing proximity to transport hubs without the premium pricing associated with central locations. Rental yields in comparable properties have historically tracked between 3.5% and 4.5%, depending on unit configuration, floor level, and lease length. Properties near MRT stations within this cluster consistently command higher rents and lower vacancy rates compared to developments situated further inland.

Valuation Perspective and Market Positioning

At S$1.1 million, the asking price equates to approximately S$1,703 per square foot—a metric that warrants comparison against recent arm's length transactions within the same precinct. Recent market activity in Woodleigh has typically ranged between S$1,600 and S$1,850 psf for 2-bedroom units, depending on unit condition, age, and precise MRT proximity. This property sits within the expected range, suggesting neither premium nor discounted positioning relative to peer transactions.

Investors evaluating this property should benchmark it against competing stock within the 750–1,100 sqft range across established developments in Serangoon, Toa Payoh, and upper Bishan—all areas serviced by the Northeast Line. The Daisy Suites address offers relative value if the development maintains strong management standards and reserves fund discipline, both factors that influence long-term holding costs and eventual resale appeal.

Investment Yield Considerations

For purchase-as-investment profiles, the S$1.1 million entry point permits realistic monthly rent projections in the S$3,200–S$3,600 range, depending on tenant profile and lease flexibility. This yield window reflects current market rental rates for comparable 2-bedroom apartments within the Woodleigh and immediate surrounds. Conservative investors might model a gross yield of 3.5% (S$3,283 monthly rent), whilst aggressive assumptions pushing 4.2% (S$3,850 monthly) assume optimal tenant sourcing and premium condition positioning. These figures pre-date maintenance fund contributions, property tax, and insurance—operational expenses that typically consume 15–20% of gross rental income across similarly-positioned properties.

The property's three-bathroom configuration enhances rental appeal amongst professional couples and small families with external care arrangements, potentially justifying premium rental positioning compared to two-bathroom units of equivalent size. Investors should conduct detailed rent rolls on comparable properties to validate assumptions and stress-test yield projections against interest rate scenarios and potential vacancy windows.

Buyer Profile Suitability Assessment

First-time buyers with mortgage pre-approval in the S$1.0–S$1.2 million range will find Daisy Suites accessible, particularly if household income and existing debt obligations support Total Debt Service Ratio headroom. The property sits below the S$1.5 million threshold at which Additional Buyer Stamp Duty (ABSD) escalates to 8% for second-property purchasers, though maiden purchasers (with no prior residential property ownership) incur no ABSD liability whatsoever. For upgraders transitioning from smaller starter apartments or HDB units, the three-bathroom layout and dual-aspect configuration represent meaningful lifestyle improvements without requiring seven-figure expenditure.

High-net-worth investors with portfolio diversification objectives may view the property as a relatively modest position within a wider residential real estate allocation, offering stable rental income and modest capital appreciation potential without demanding intensive management engagement. Upgraders seeking lateral moves within established neighbourhoods, rather than pursuing ambitious relocations to fringe precincts, will appreciate the property's proven connectivity and neighbourhood maturity.

Financing and Debt Service Implications

At S$1.1 million, a purchaser utilising 75% loan-to-value (LTV) financing would require S$275,000 capital outlay plus transaction costs (lawyer's fees, stamp duty, valuation), with monthly loan repayments of approximately S$5,100–S$5,400 across a 25-year amortisation schedule (assuming current floating rates circa 3.8–4.0% per annum). For household income assessment, the Total Debt Service Ratio cap of 60% implies that total monthly debt servicing (mortgage plus existing car loans, credit card commitments, etc.) cannot exceed 60% of gross monthly income. This property therefore suits households with combined gross monthly income of S$8,500 or higher to comfortably service the mortgage whilst maintaining prudent financial buffers.

Second-property buyers should factor ABSD implications: if this is a first residential property, no ABSD applies. If it is a second or subsequent property, ABSD of 5% (second property) or 10% (third-plus property) attaches to the purchase price, increasing the effective acquisition cost and reducing net borrowing capacity unless additional savings are mobilised.

Lease Tenure and Capital Preservation

For properties in the Daisy Road vicinity, lease tenure typically falls within the 99-year or 103-year duration common across Singapore's non-landed residential stock. Investors should confirm the precise lease commencement date, as properties with remaining tenure below 80 years experience accelerated depreciation and financing restriction (most lenders cap LTV at 60% for sub-80-year leases). At mid-lease (40–50 year balance), properties maintain market liquidity and resale demand, though eventual enfranchisement considerations will become material for purchasers intending to hold beyond 30 years. The leasehold structure is standard across this precinct and should not deter investor participation provided lease length exceeds 75 years at purchase.

MRT Proximity and Capital Appreciation Drivers

Woodleigh MRT Station sits at the intersection of demand patterns: established residential surrounding supports consistent rental demand, whilst the station's position on the Northeast Line provides corporate workers and younger professionals direct CBD access. Properties within 850 metres of Woodleigh MRT have historically appreciated at rates broadly aligned with wider district performance (approximately 3–5% annualised over complete market cycles), outperforming properties situated 1.5+ kilometres from major stations. The 10-minute walk threshold remains psychologically significant for tenant preferences, with conversion rates and rental sustainability measurably higher for properties within this radius.

Future MRT expansion plans do not directly affect the Woodleigh corridor in the near-to-medium term, though longer-term strategic planning envisions enhanced cross-island connectivity via future lines—potential positives for long-term property values, though these remain speculative. The existing Northeast Line infrastructure is mature and demand-tested, supporting confidence in rental and resale liquidity over extended holding horizons.

Competitive Market Dynamics and Comparable Stock

Competing 2-bedroom apartments within the Woodleigh catchment and adjacent Serangoon/upper Bishan neighbourhoods typically command prices between S$950,000 and S$1.3 million depending on exact MRT distance, unit condition, and development age. Newer en-bloc developments may command S$150,000–S$250,000 premiums for modern specifications and lower maintenance burdens, whilst older-vintage properties may trade at modest discounts reflecting renovation requirements. Daisy Suites at S$1.1 million represents a mid-market positioning and warrants direct comparison against specific competing stock to assess relative value.

Investor-targeted comparables should include 2-bedroom, 3-bathroom units across developments with proven rental demand, strong management track records, and similar MRT adjacency. Properties with additional facilities (pools, gymnasiums, function halls) may command 5–10% premiums, though utility by investors themselves is marginal and rental tenant demand is more price-sensitive than amenity-sensitive within this segment.

Floor Level and Stack Selection Strategy

Within Daisy Suites, unit positioning and stack level materially influence both purchase appeal and rental demand. Mid-storey units (floors 5–15, depending on building height) typically offer optimal balance between natural light, safety perception, and noise insulation from street-level activity. Ground-floor and first-level units attract modest discounts (3–5%) due to privacy and security concerns, whilst upper-level units (penthouse tiers) command premiums for unobstructed views and reduced neighbouring noise, particularly valuable for owner-occupiers but with more limited differentiation in rental pricing.

East-facing orientations maximise morning light, appealing to families and retirees, whilst west-facing units incur higher cooling costs but offer impressive sunset vistas preferred by professionals entertaining clients or weekend entertaining. The property's exact floor stack and orientation should inform negotiation strategy: lower-tier East-facing units represent value positioning for yield-optimised investors, whilst mid-level West-facing units may justify modest premiums for owner-occupier appeal.

Future Supply Pipeline and District Trajectory

The Woodleigh precinct is largely built-out, with limited remaining greenfield development capacity within the immediate catchment. This supply constraint supports longer-term capital value resilience, differentiating Woodleigh from emerging districts where new competing supply threatens existing property valuations. However, state-level planning initiatives around transport nodes and heritage conservation may periodically influence land-use decisions; investors should monitor URA announcements regarding precinct planning for material developments affecting future supply dynamics.

Demographic inflows into Woodleigh are unlikely to spike materially given existing development saturation, though consistent replacement demand (upgraders, retirees downsizing, international assignees seeking established neighbourhoods) supports stable absorption of available stock. Properties benefiting from MRT adjacency within mature precincts typically experience smoother value retention than developments reliant on external growth drivers, making Daisy Suites' location profile a stabilising factor across economic cycles.

Conclusion

Daisy Suites offers a balanced proposition for purchasers seeking established neighbourhood credentials, proven transport connectivity, and realistic rental yield potential. At S$1.1 million, the property sits within accessible reach for upgraders, early-stage investors, and owner-occupiers willing to prioritise transport convenience over cutting-edge amenity provision. The three-bathroom configuration and 646 sqft spatial envelope cater to dual-income professional households and families seeking independent facility access. Whilst capital appreciation should be modelled conservatively at 3–5% annualised, the property's Woodleigh location promises stable rental demand and consistent buyer interest throughout the property cycle—characteristics that ultimately determine long-term investment success.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase Daisy Suites as an investment property?

Based on current Woodleigh market conditions, a conservative gross rental yield of 3.5% to 4.2% is achievable on this property. At S$1.1 million purchase price, this translates to monthly rental income between S$3,200 and S$3,850, depending on tenant profile, lease flexibility, and market conditions. The three-bathroom configuration enhances rental appeal to professional couples, supporting premium positioning relative to comparable 2-bedroom, 2-bathroom units. Investors should deduct approximately 15–20% of gross rental income for maintenance contributions, property tax, insurance, and vacancy periods; net yields typically settle at 2.8–3.4% after expenses. Conservative modelling should assume 3–4 weeks annual vacancy and account for market cyclicality affecting rental rates in downturns.

How does the S$1.1M price per square foot compare to recent Woodleigh property transactions?

Daisy Suites is priced at approximately S$1,703 per square foot, positioning it within the expected range for 2-bedroom apartments in established Woodleigh neighbourhoods over the past 12 months. Recent arm's length transactions in comparable neighbouring developments have ranged between S$1,600–S$1,850 psf depending on exact MRT proximity, unit condition, and development age. Properties situated 500–750 metres from Woodleigh MRT station typically command S$50–100 psf premiums relative to properties 1–1.5 kilometres distant, reflecting strong transport-driven demand. The asking price suggests neither material discount nor premium positioning, indicating fair value relative to current market conditions. Purchasers should cross-reference specific recent sales within the immediate Daisy Road vicinity to verify competitive positioning, as micro-location factors (building frontage, noise exposure, neighbouring uses) can justify 3–5% variance from precinct averages.

What stamp duty and Additional Buyer Stamp Duty (ABSD) will I pay at this S$1.1M price point?

For first-time property buyers, ABSD does not apply—only standard Buyer's Stamp Duty (BSD) applies at S$1.1 million, calculated at a marginal rate of approximately 3% on amounts exceeding S$180,000, resulting in total BSD of roughly S$27,800. Second property purchasers face Additional Buyer Stamp Duty of 5% on the purchase price (S$55,000), increasing total stamp duty to approximately S$82,800. Third and subsequent residential property purchasers incur ABSD at 10% (S$110,000), resulting in combined stamp duty of approximately S$138,000. These ABSD charges apply on top of standard BSD, materially increasing effective acquisition cost for investors purchasing additional residential properties. Purchasers should factor stamp duty into financing models and compare effective cost-of-capital against alternative investment deployment; the S$1.1 million entry point sits below higher ABSD thresholds that activate at S$1.5 million and above for second-property buyers, making it relatively attractive for investors establishing positions in mature, lower-volatility precincts.

What is the lease decay impact on this property's resale value, and how does this affect long-term holding strategies?

Daisy Suites benefits from standard Singapore 99-year or 103-year lease tenure, typical across non-landed residential properties in established precincts like Woodleigh. Properties are currently at mid-lease (approximately 40–50 years remaining, depending on exact commencement date), a duration at which market demand and financing availability remain strong. However, investors should understand that properties with remaining tenure below 80 years experience accelerated price depreciation, typically 2–3% annually as lease length erodes—a factor that becomes material for investments held beyond 25–30 years. Most institutional and individual purchasers remain willing to finance properties with 75+ years remaining, though lenders restrict LTV to 60% for sub-80-year leases, reducing borrowing capacity. For investors planning 15–20 year holding horizons, lease decay presents manageable risk within mid-lease properties; those intending indefinite holdings should investigate enfranchisement pathways or government policy evolution around lease extension terms. Current policy does not guarantee extension rights upon lease expiry, making lease longevity a material due diligence factor for younger investors prioritising long-term wealth accumulation.

How does proximity to Woodleigh MRT Station drive demand and capital appreciation for properties like this?

Properties within 850 metres of Woodleigh MRT Station benefit from documented capital appreciation premiums relative to properties 1.5+ kilometres distant, with the 10-minute walk threshold psychologically significant for both owner-occupiers and tenants. Properties at this MRT proximity have historically appreciated at 3–5% annualised across complete property cycles, outperforming fringe-area developments reliant on future infrastructure maturation. MRT adjacency drives rental demand from corporate commuters, young professionals, and expatriate assignees prioritising transport efficiency and reduced car ownership necessity. The Northeast Line provides direct CBD connections (Raffles Place in ~20 minutes, City Hall in ~18 minutes), establishing Woodleigh as an attractive secondary CBD location for dual-career households. Capital appreciation has been stable rather than explosive, reflecting mature precinct dynamics; however, this stability supports investor confidence in predictable rental yields and liquidity throughout market cycles. Future transport upgrades (cross-island line enhancements, etc.) remain speculative but would likely support modest further value appreciation. The existing infrastructure maturity provides downside protection relative to speculative emerging precincts vulnerable to supply shocks or infrastructure delays.

Is Daisy Suites suitable for first-time buyers, upgraders, HNW investors, and yield-focused investors?

First-time buyers with minimum gross household income of S$8,500–S$9,000 and S$275,000–S$325,000 capital reserves will find this property accessible within TDSR constraints and down-payment requirements. The established neighbourhood maturity, proven transport connectivity, and stable community infrastructure support comfort for maiden property purchasers seeking avoid speculative risk. Upgraders transitioning from smaller starter apartments or HDB units will appreciate the three-bathroom configuration and 646 sqft spatial upgrade without overstretching into ultra-premium pricing. Owner-occupiers will benefit from established amenity infrastructure (schools, clinics, grocery), neighbourhood stability, and long-term capital preservation without heavy volatility exposure. High-net-worth investors may view this as a relatively modest portfolio position (S$1.1M represents entry-level capital deployment) offering steady 3.5–4% rental yields with minimal management intensity—suitable for diversified portfolios prioritising stable income over growth. Yield-focused investors seeking 4%+ returns will find the rental rate attractive relative to risk profile; Woodleigh's low-volatility characteristics suit conservative capital deployment and retirement income strategy. The property is less suitable for growth-oriented investors seeking 7–10% appreciation potential, as mature established precincts typically deliver 3–5% capital growth; speculative investors would prioritise emerging growth districts with infrastructure upside.

What financing headroom and TDSR implications exist for S$1.1M mortgage applications?

At S$1.1 million purchase price with 75% LTV financing (approximately S$825,000 loan), monthly mortgage repayments range from S$5,100–S$5,400 across a standard 25-year term at current floating rates of 3.8–4.0% per annum. Total Debt Service Ratio (TDSR) regulations cap total monthly debt servicing at 60% of gross household income; this property therefore requires minimum household gross income of S$8,500–S$9,000 to comfortably meet 60% TDSR thresholds with modest buffer. For higher income households (S$12,000+ monthly), financing availability is less constrained; with 70% LTV, monthly repayment obligations remain manageable at S$4,760–S$5,040. Most lenders will require 25% equity deposit (S$275,000) plus transaction costs (lawyer's fees, valuation, stamp duty) totalling S$40,000–S$60,000; prospective purchasers should secure mortgage pre-approval confirming income assessment and TDSR qualification before advancing negotiations. Second-property purchasers should recognise that ABSD obligations (5–10%) effectively reduce net borrowing capacity unless additional capital reserves mobilise these enhanced stamp duty liabilities. Conservative applicants should stress-test financing against interest rate increases to 4.5%–5.0%, validating continued affordability if central bank policy tightens; at 5.0% rates, monthly repayments approach S$5,850, requiring household income exceeding S$9,750 to maintain 60% TDSR compliance.

What competing 2-bedroom properties in nearby areas offer similar MRT adjacency and investment profiles?

Competing stock within the Northeast Line corridor includes comparable 2-bedroom developments in Serangoon (S$1.0–S$1.25M range), upper Bishan (S$1.05–S$1.3M range), and Toa Payoh (S$0.95–S$1.2M range)—all offering similar MRT accessibility and rental yield potential. Serangoon properties typically command 5–10% premiums relative to Woodleigh due to proximity to Serangoon Central and retail density, though rental demand is comparable across precincts. Upper Bishan properties offer slightly higher capital appreciation potential (3–6% annualised) reflecting ongoing gentrification, but command corresponding price premiums at purchase. Toa Payoh properties often trade at modest discounts relative to Woodleigh (3–5% lower psf) despite similar MRT accessibility, reflecting older development stock and less vibrant retail surrounding; however, rental yields remain competitive. Investors should directly compare recent transactions across these competing precincts to validate Daisy Suites' value proposition; newer en-bloc properties may command S$150,000–S$250,000 premiums for modern specifications and extended facilities, whilst older-vintage properties may trade at equivalent or modest discounts. The key differentiator is development quality (maintenance standards, reserve fund discipline, responsive management)—factors that influence long-term holding costs and eventual resale appeal more than neighbourhood selection alone. Purchasing decisions should compare specific competing stock rather than precinct averages, as individual property quality varies significantly within all neighbourhoods.

Which unit stack levels and floor orientations offer optimal value within Daisy Suites?

Mid-storey units (floors 5–15 across typical 20–25 storey residential towers) represent optimal value positioning, balancing natural light, safety perception, and noise insulation from ground-level street activity. Ground-floor and first-level units typically attract 3–5% discounts due to privacy concerns and petty theft exposure, making them attractive for yield-optimised investors willing to absorb modest rental impacts in exchange for acquisition cost savings. Upper-level penthouse tiers (top 3–5 floors) command 5–10% premiums for unobstructed views, sunset vistas, and enhanced privacy—appealing to owner-occupiers but with limited rental differentiation compared to mid-level units. East-facing units maximise morning natural light and appeal to families and retirees; West-facing units incur higher cooling costs but offer impressive sunset aesthetics preferred by professionals entertaining clients. East-facing mid-storey units (floors 8–12) represent compelling value for yield-optimised investors: strong rental appeal without penthouse premiums, good light without cooling inefficiency, and established preference among tenant demographics. West-facing units suit owner-occupiers prioritising lifestyle experience over operational cost optimisation. Stack-specific considerations (lift proximity, emergency stairwell noise, neighbouring retail or entertainment uses) should inform individual unit due diligence; reviewing the architectural floor plan identifies potential disadvantages (proximity to lift lobbies generating noise, exposure to restaurant exhaust vents) that justify modest negotiation discounts relative to comparable units on more desirable stacks.

What is the future supply pipeline in Woodleigh, and how does this affect long-term property values?

Woodleigh precinct is substantially built-out, with limited remaining greenfield development capacity within the immediate catchment—a structural characteristic supporting long-term capital value resilience relative to emerging growth districts vulnerable to new competing supply. URA planning zoning has largely constrained additional high-density residential development within Woodleigh itself, though future initiatives may periodically influence land-use decisions around transport nodes. The absence of announced major residential en-blocs or new residential mega-projects within 1–2 kilometre radius suggests constrained supply growth, supporting existing property valuations through reduced competitive pressure. However, gentle gentrification and demographic replacement (upgraders, retirees downsizing, international assignees) ensure consistent absorption of available stock without speculative premiums associated with emerging precincts. Investors should monitor URA announcements regarding precinct planning, heritage conservation orders, and potential transport enhancements affecting future supply dynamics, though material changes are unlikely over 5–10 year investment horizons. The mature, built-out character of Woodleigh differentiates it positively from speculative emerging precincts where new supply can depress values; however, this also means appreciation potential is inherently limited to 3–5% annualised rather than 7–12% experienced in growth-phase districts. Properties within mature precincts experience smoother value retention throughout economic cycles, supporting investor confidence in predictable rental yields and liquidity—a trade-off between capital preservation and capital appreciation potential.

Daisy Suites 2-Bed Apartment S$1.1M Near Woodleigh MRT