Type

Units

Min Area

Price Range

2 BR

829 sqft

S$2.3M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$450K on this acquisition.
Located 7 min (570 m) from EW15 Tanjong Pagar MRT Station.

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One Bernam: Contemporary Urban Living in Tanjong Pagar

One Bernam stands as a distinctive residential development in one of Singapore's most historically significant and commercially vibrant precincts. Located at 1 Bernam Street, this condominium project occupies a strategic position within Tanjong Pagar, a neighbourhood undergoing continuous urban revitalisation whilst maintaining its heritage character. The development represents an appealing entry point into the area for buyers seeking quality accommodation in a location that combines cultural authenticity with modern urban convenience.

The project's positioning within Tanjong Pagar places it at the heart of one of Singapore's most dynamic transformation zones. Once primarily an industrial and warehousing district, Tanjong Pagar has evolved into a mixed-use destination attracting residential, F&B, creative, and hospitality investments. This ongoing evolution translates into sustained demand for residential units from both owner-occupiers and property investors seeking exposure to a neighbourhood poised for long-term capital appreciation.

Connectivity and Transport Access

Proximity to Tanjong Pagar MRT Station (EW15) represents a significant advantage for One Bernam residents. Located merely 570 metres or approximately 7 minutes' walk away, the station provides direct access to the East-West Line, a major arterial route connecting the development to the Central Business District, Marina Bay, and the eastern corridors of Singapore. This accessibility makes the development particularly attractive to working professionals who can commute efficiently to office concentrations across the island.

The immediate surroundings offer an extensive network of amenities within walkable distance. Retail, dining, and entertainment options abound in the neighbourhood, transforming the precinct into a lifestyle destination rather than a purely residential zone. Future infrastructure developments, including ongoing urban renewal initiatives in Tanjong Pagar, are likely to further enhance connectivity and amenity offerings, supporting long-term demand for properties in the area.

Unit Specifications and Market Positioning

One Bernam features compact yet efficiently configured units designed to maximise liveable space. Available configurations allow buyers to select layouts that suit their specific requirements, whether as principal residences, investment holdings, or dual-purpose properties. The development's floor area offerings sit within the range that appeals to both first-time upgraders stepping into the CBD-adjacent market and experienced investors seeking high-density, low-maintenance assets.

Pricing across the development sits competitively relative to recent psf transactional data in Tanjong Pagar and surrounding precincts such as Outram and Chinatown. This pricing structure reflects the development's modern specifications, MRT accessibility, and positioning within a neighbourhood that continues to attract significant rental and owner-occupier demand. For investors evaluating yield potential, the combination of strong rental demand in the area and reasonable entry pricing creates a compelling proposition.

Investment Considerations and Financing

Prospective buyers should be mindful of Additional Buyer's Stamp Duty (ABSD) implications. Singapore Citizens purchasing a second residential property face ABSD charges at 20% on the purchase price, materially affecting total acquisition costs. For second-property buyers, it is essential to factor this additional expense into financing calculations and overall investment returns, particularly when assessing net rental yield and break-even horizons.

Debt Servicing Ratio (TDSR) headroom at typical One Bernam price points generally permits financing across standard loan-to-value ratios for most borrowers. Banks typically assess TDSR thresholds at 60% of gross monthly income, meaning buyers with stable employment income should find the development accessible through conventional mortgage products. First-time buyers may benefit from HDB concurrent ownership provisions in certain circumstances, though this varies based on individual circumstances and requires professional advice.

Rental Market Dynamics and Yield Profile

Tanjong Pagar has established itself as a destination for rental-seeking tenants, particularly young professionals and expatriates drawn to the neighbourhood's cultural appeal, proximity to the CBD, and vibrant lifestyle offerings. Two-bedroom units of the specifications available at One Bernam typically command monthly rental rates that support gross yields in the mid-3% to low-4% range, depending on exact configuration, floor level, and unit specifics. This yield profile, when combined with reasonable entry pricing, creates a solid foundation for medium-term investment returns, particularly if capital appreciation accompanies the neighbourhood's continued urban evolution.

Rental demand tends to remain robust throughout economic cycles in Tanjong Pagar, as the precinct's cultural and lifestyle attributes retain appeal even during downturns. The neighbourhood's draw extends beyond transient populations to relocating professionals seeking established residential areas with character, further diversifying the tenant base and reducing vacancy risk for property investors.

Buyer Profiles and Development Suitability

One Bernam caters effectively to multiple buyer demographics. First-time upgraders transitioning from HDB or smaller private properties find the development's scale and pricing accessible, particularly if aided by concurrent HDB ownership provisions. Young professionals and dual-income households value the proximity to Tanjong Pagar MRT and the neighbourhood's lifestyle amenities, making it an attractive principal residence choice. Experienced investors recognise the combination of reasonable entry pricing, established rental demand, and long-term appreciation potential within a neighbourhood undergoing sustained renewal.

High-net-worth individuals may view One Bernam as a tactical portfolio addition rather than a primary residence, valuing the diversification into a CBD-adjacent, rental-friendly asset class. Conversely, owner-occupiers seeking a more intimate neighbourhood alternative to central business district living, with heritage texture and cultural depth, often find Tanjong Pagar developments align perfectly with lifestyle objectives.

Leasehold Duration and Resale Considerations

Prospective buyers must confirm the lease duration and any existing decay relative to purchase date. Whilst detailed lease specifications require verification through official sources, buyers should be aware that properties approaching the mid-century lease mark (typically 70 years elapsed) may face increasing financing constraints and reduced market appeal. Conversely, newer leasehold properties or those benefiting from lease renewal remain highly financeable and maintain strong liquidity in the secondary market.

Resale value trajectories for Tanjong Pagar properties have historically tracked positively, particularly as the district's redevelopment continues. Properties positioned in stable or improving areas of the precinct, with strong MRT connectivity and modern specifications, tend to outperform broader market trends over medium to long holding periods.

Competitive Landscape and Market Positioning

One Bernam competes within a competitive segment that includes other boutique developments and older condominium stock across Tanjong Pagar, Outram, and adjacent precincts. Newer developments in the eastern reaches of the East-West Line, such as those in Marine Parade or Katong, may offer marginally higher amenity packages but trade off the neighbourhood character and established rental markets that Tanjong Pagar affords. Developments in Chinatown and Ann Siang Hill operate at similar or premium price points but often command higher valuations due to conservation status and lifestyle positioning.

One Bernam's value proposition rests on delivering contemporary urban living within an authentic, well-established precinct at reasonable pricing, making it a rational choice for budget-conscious upgraders and value-focused investors comparing alternatives across the CBD periphery.

Future Supply and Market Dynamics

The Tanjong Pagar precinct and broader Outram planning area remain subject to Urban Redevelopment Authority (URA) master plan initiatives aimed at intensifying residential density and mixed-use development. Future supply of new private residential units within the immediate vicinity will likely remain measured, given land constraints and heritage preservation considerations. This supply moderation, coupled with strong underlying demand from both owner-occupiers and investors, suggests sustained price support for existing developments like One Bernam over medium to long-term horizons.

Prospective buyers and investors should monitor URA announcements and tender activity within the precinct, as major redevelopment projects could materially influence supply-demand balance and pricing trajectories. However, the established character of Tanjong Pagar and its proven appeal as a residential destination suggest that new supply, when it materialises, will likely complement rather than cannibilise existing developments.

Investment Strategy and Market Outlook

One Bernam represents a balanced proposition for investors and owner-occupiers seeking CBD-adjacent exposure with established rental fundamentals and reasonable entry pricing. The development's location, transport connectivity, and positioning within a neighbourhood undergoing sustained renewal support a constructive medium-term outlook. Buyers evaluating the development should conduct thorough due diligence on lease duration, exact floor-level and unit orientation preferences, and personal financing capacity before committing, ensuring alignment between property specifications and individual investment or occupancy objectives.

Frequently Asked Questions

What rental yield can investors realistically expect from One Bernam units?

Two-bedroom units at One Bernam typically generate gross rental yields in the mid-3% to low-4% range, depending on floor level, unit orientation, and exact configuration. Tanjong Pagar has established itself as a neighbourhood with robust rental demand, particularly from young professionals and expatriates attracted to its heritage character and proximity to the CBD. The relative affordability of entry pricing at One Bernam, combined with sustained rental absorption in the precinct, creates a solid foundation for medium-term returns; however, investors should note that gross yields of this magnitude require careful expense management and realistic vacancy assumptions when calculating net returns.

How does One Bernam's pricing compare to recent psf transactions in Tanjong Pagar?

One Bernam sits competitively within Tanjong Pagar's recent transaction landscape, offering value relative to newer boutique developments and premium-positioned properties in adjacent precincts such as Chinatown and Ann Siang Hill. Recent psf pricing in Tanjong Pagar has ranged across a spectrum reflecting varying unit sizes, floor levels, and renovation standards; One Bernam's positioning suggests reasonable value for buyers seeking modern specifications within the established neighbourhood. When benchmarked against developments in more central business district locations or heritage-designated properties commanding lifestyle premiums, One Bernam presents an attractive entry point for budget-conscious buyers and investors unwilling to pay maximum psf rates.

What are the ABSD implications for Singapore Citizens buying a second residential property at One Bernam?

Singapore Citizens purchasing their second residential property face Additional Buyer's Stamp Duty (ABSD) at 20% on the purchase price, a material cost that must be factored into total acquisition expenses and investment return calculations. For a unit priced at S$2.25 million, ABSD would amount to S$450,000, substantially increasing the entry cost and impacting financing requirements and yield calculations. Second-property buyers should ensure their financing capacity and investment thesis accommodate this additional expense; seek professional tax and legal advice to confirm eligibility for any ABSD relief schemes; and carefully model impact on net returns and break-even horizons before committing to purchase.

Is there lease decay risk at One Bernam, and how does this affect resale value?

Lease decay risk depends on the specific lease commencement date and current elapsed duration for units at One Bernam; buyers must verify exact lease terms through official sources before purchase. Properties with remaining leases below 70 years may face increasing financing constraints from mortgage lenders, potentially restricting the buyer pool and reducing resale liquidity. Conversely, newer leasehold properties or those benefiting from recent lease renewals remain highly financeable and typically maintain strong capital value trajectories. Prospective buyers should prioritise confirming lease duration and factoring any lease decay risk into long-term resale considerations, particularly if planning a medium to long holding period.

How does proximity to Tanjong Pagar MRT (EW15) influence demand and capital appreciation?

The 570-metre proximity to Tanjong Pagar MRT Station (EW15) is a primary demand driver, as it provides direct access to the East-West Line linking the development to the Central Business District, Marina Bay, and eastern corridors. This transport accessibility makes One Bernam highly attractive to working professionals commuting to office concentrations, supporting both rental demand and owner-occupier interest. Historically, properties within 10 minutes' walk of MRT stations have outperformed broader market trends in capital appreciation; the established nature of Tanjong Pagar as a mixed-use neighbourhood, combined with transport connectivity, suggests sustained demand and positive long-term value trajectories.

Which buyer profiles is One Bernam best suited for?

One Bernam appeals effectively to first-time upgraders transitioning from HDB or smaller private properties, particularly those aided by concurrent ownership provisions; young professionals and dual-income households valuing Tanjong Pagar's lifestyle and MRT connectivity; experienced investors recognising rental-friendly fundamentals and reasonable entry pricing; and expatriate tenant pools drawn to heritage neighbourhoods near the CBD. Owner-occupiers seeking neighbourhood character and cultural authenticity find Tanjong Pagar alignment with lifestyle objectives. High-net-worth individuals may view the development as a tactical portfolio diversification into rental-generating, CBD-adjacent assets. The development's broad appeal across multiple buyer segments suggests sustained demand and market liquidity.

What TDSR and financing headroom should buyers expect at One Bernam's typical price points?

At typical One Bernam price points around S$2.25 million, buyers financing at standard loan-to-value ratios (typically 75-80%) and meeting bank TDSR thresholds of 60% gross monthly income should access conventional mortgage products readily. A S$2.25 million purchase financed at 75% LTV and 3% interest rates equates to approximately S$16,875 monthly debt service across a 30-year tenure; this requires gross monthly income exceeding S$28,000 to remain comfortably within TDSR limits. First-time buyers may benefit from enhanced financing and HDB concurrent ownership provisions in certain circumstances, though eligibility varies individually and requires professional assessment. Buyers should engage mortgage brokers early to confirm personal financing capacity and available loan products.

How does One Bernam compare to competing developments in Tanjong Pagar and adjacent precincts?

One Bernam competes within a landscape that includes boutique developments and older condominium stock in Tanjong Pagar, as well as newer developments in Outram, Chinatown, and eastern East-West Line precincts such as Marine Parade. Newer developments in Marine Parade or Katong may offer expanded amenity packages but trade off the established neighbourhood character and proven rental markets that Tanjong Pagar affords. Chinatown and Ann Siang Hill developments often command premium valuations due to conservation status and lifestyle positioning, making One Bernam a value-oriented alternative. One Bernam's competitive positioning rests on delivering contemporary urban living within an authentic, well-established precinct at reasonable pricing relative to heritage-designated or premium CBD-fringe alternatives.

Which floor levels or unit stacks at One Bernam offer the best value proposition?

Mid-stack units (typically floors 5-15) at One Bernam often represent optimal value, offering exposure to natural light and city views without the premium pricing commanded by higher floors or premium corner positions. Lower floors (2-4) may appeal to buyers prioritising accessibility and potentially lower psf costs, though these are sometimes subject to street noise or reduced views; upper floors command premiums for panoramic vistas and reduced ambient noise. Specific value assessments require detailed floor plans and unit orientation analysis; buyers should evaluate corner units, eastern-facing exposures (naturally lit in morning hours), and mid-stack positioning as generally delivering good value-to-cost ratios relative to premium floor levels.

What future supply pipeline exists in Tanjong Pagar and Outram that could affect One Bernam's market position?

The broader Tanjong Pagar and Outram precincts remain subject to Urban Redevelopment Authority master plan initiatives aimed at intensifying mixed-use development and residential density; however, heritage preservation considerations and land constraints typically limit greenfield residential supply. Future supply of new private residential units within the immediate Tanjong Pagar vicinity is likely to remain measured, suggesting supply moderation that should support price stability for existing developments like One Bernam. Major redevelopment tenders within the precinct could materially influence supply-demand balance; buyers should monitor URA announcements and tender activity. The established neighbourhood character and proven appeal of Tanjong Pagar as a residential destination suggest that new supply, when materialising, will likely complement rather than cannibalise existing developments.

[For Sale] One Bernam — From S$2.3M