Type

Units

Min Area

Price Range

3 BR

850 sqft

S$4,350/mo

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$4,350.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$870 on this acquisition.
Located 3 min (250 m) from NE10 Potong Pasir MRT Station.

Price Trends & Rental Yield

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The Addition: Contemporary Living at Potong Pasir

The Addition represents a purposeful addition to the residential landscape along Meyappa Chettiar Road, situated in one of Singapore's most transit-oriented neighbourhoods. Located just 250 metres—approximately a three-minute walk—from Potong Pasir MRT Station on the North-East Line, this condominium development capitalises on its exceptional accessibility to the broader island network. The proximity to the station positions residents within touching distance of major employment hubs, shopping districts, and entertainment precincts across Singapore's transport corridor.

This development appeals to a diverse demographic: young professionals commuting to the financial district, upgraders seeking a smaller footprint without sacrificing convenience, and investors evaluating rental yield potential in a consistently resilient micromarket. The neighbourhood surrounding The Addition has matured substantially over recent years, with improved retail offerings, dining establishments, and community facilities anchoring the precinct. Potong Pasir itself has undergone gradual regeneration, attracting both owner-occupiers and yield-focused purchasers.

Location and Transport Connectivity

The North-East Line, serving Potong Pasir, links directly to Dhoby Ghaut in the city centre and extends outward toward Sengkang, ensuring broad coverage of Singapore's economic zones. Commuting times to the Central Business District are competitive, typically requiring 15–20 minutes via MRT. This accessibility translates into sustained demand, both for residential purchase and rental enquiries, underpinning capital stability and yield generation.

Beyond MRT, the location sits within reasonable proximity to major bus corridors and arterial roads. Residents benefit from multiple transport options, reducing reliance on private vehicles. This multimodal accessibility is increasingly valued by homebuyers, particularly those balancing professional commitments across different zones within Singapore.

Unit Configuration and Space Efficiency

The development comprises units ranging across various configurations, with floor plates engineered for modern, space-conscious living. Typical units span approximately 850 square feet, housing three bedrooms and two bathrooms—a configuration that balances private space with collective efficiency. This square footage sits within the pragmatic range for young families and professionals unwilling to trade convenience for excessive built-up area. Layouts maximise natural light and cross-ventilation, reducing reliance on mechanical systems.

Floor areas at this scale remain attractive to renovators and interior designers, who can implement contemporary finishes and modular solutions without the complexity or expense associated with larger units. Storage solutions, workspace design, and flexible living zones have become standard expectations among the target buyer base, and developers have responded accordingly.

Investment and Rental Yield Profile

Investors evaluating The Addition should consider the rental market dynamics within the Potong Pasir corridor. Units at this price point and configuration typically attract tenants within the expatriate and young professional segments—groups with sustained housing demand and reasonable willingness to pay market-rate rents. Gross rental yields across similar developments in this micromarket have historically ranged between 3.5% and 4.5%, depending on unit size, condition, and specific lease terms negotiated.

The proximity to MRT enhances tenancy demand; properties within walking distance of rapid transit consistently achieve lower vacancy rates and faster re-letting cycles than their non-transit-adjacent counterparts. This liquidity advantage is material when constructing a rental yield forecast. However, investors must account for strata fees, property tax, and maintenance contingencies, which typically consume 25–35% of gross rental income across condominium developments in this district.

Pricing and Market Comparables

Recent transaction data across comparable developments in Potong Pasir and the surrounding mature estates (Tao Payoh, Bishan, Thomson) suggests price per square foot ranging from S$1,200 to S$1,500 for resale units in well-maintained buildings. The Addition's pricing positioning should be evaluated against this transactional backdrop. Units on lower floors or with limited views typically command pricing toward the lower end of this range, whilst higher-level units with superior orientation and views achieve premium pricing.

Supply-side pressures within the immediate precinct remain moderate; new launches in the broader Bishan–Tao Payoh–Potong Pasir triangle have been sparse, supporting stable pricing for existing stock. This scarcity of new supply is a positive demand driver for already-established developments like The Addition.

Stamp Duty Implications for Second-Property Buyers

Singapore Citizens purchasing The Addition as a second residential property are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, levied on the purchase price. This represents a material cost addition; on a typical unit in this development, ABSD could range from S$80,000 to S$150,000 depending on final purchase price. For investors or upgraders, this duty must be factored into the total acquisition cost and cash-flow projections.

Exemptions to ABSD exist for certain categories—including first-time buyers and those selling an existing residential property—but the broad second-property purchaser should anticipate the 20% levy. Early consultation with a tax advisor or conveyancer is advisable to confirm personal eligibility and plan accordingly.

Lease Tenure and Resale Value Considerations

The lease tenure of units at The Addition will directly influence long-term resale value and financing accessibility. Singapore's market convention strongly favours 999-year leasehold and freehold titles over shorter tenures; as a lease decays below 900 years, the pace of value erosion accelerates. Buyers should confirm the precise tenure before commitment and evaluate implications across a 10–20 year holding horizon. Should The Addition be structured on a 99-year lease, prospective purchasers must carefully model the trajectory of capital value as the lease tail shortens.

Financing and Total Debt Service Ratio

At typical unit prices within The Addition's range, financing requirements for owner-occupiers will generally fall within S$300,000 to S$500,000, depending on down-payment proportion and unit selection. Most Singapore Citizens qualify for HDB housing loan assistance or bank mortgages at prevailing rates. Total Debt Service Ratio (TDSR) thresholds—capped at 60% of monthly income—typically allow for loan-to-value ratios between 75% and 80% for professional purchasers with stable employment.

First-time buyers should note that purchase at The Addition does not entail HDB eligibility restrictions, as it is a private condominium; however, HDB loan programmes may be unavailable. Commercial bank financing should be confirmed with multiple institutions to secure optimal rates and terms.

Competitive Positioning Within the Precinct

The Addition competes directly with resale stock across Potong Pasir, as well as nearby new launches and established developments in Tao Payoh, Bishan, and Thomson. Immediate competitors include freehold and 999-year leasehold developments such as those scattered throughout the eastern fringe of the city. The Addition's principal competitive advantage lies in its modern construction standards, contemporary building systems, and direct MRT proximity, offsetting the maturity of the surrounding locale.

Stack Selection and Capital Appreciation

Within The Addition, unit stacks positioned on higher floors and facing less-obstructed orientations typically outperform lower or less-favourably-oriented alternatives in capital appreciation over medium to long-term horizons. Corner units and those with superior cross-ventilation and natural light commands price premiums of 5–10%. For investors prioritising yield over capital growth, lower-floor units with proportionally lower acquisition costs may deliver superior cash-on-cash returns, despite slower long-term appreciation.

Future Supply and Market Outlook

The Potong Pasir micromarket is characterised by relative scarcity of new residential supply; the Government Land Sales pipeline for this zone has been measured in recent years, supporting stable pricing for existing stock. This supply constraint is expected to persist, rendering The Addition well-positioned within a market where new alternatives remain limited. Over the next 5–10 years, demographic inflow and transport-driven redevelopment in complementary zones (such as the Sengkang and Hougang precincts) may drive secondary demand spillover into The Addition, supporting capital appreciation.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at The Addition?

Gross rental yields across comparable developments in Potong Pasir typically range between 3.5% and 4.5% annually, depending on unit configuration and market conditions. Units at The Addition benefit from proximity to Potong Pasir MRT Station, which enhances tenant demand and reduces vacancy cycles—supporting yields toward the higher end of this range. However, investors must deduct strata fees, property tax, and maintenance reserves, which collectively consume 25–35% of gross rental income; net yields therefore fall into the 2.3% to 3.2% range. The sustained expatriate and professional tenant pool in this location provides steady demand, making The Addition a defensible rental investment within Singapore's condominium market.

How does The Addition's price per square foot compare to recent comparable sales in Potong Pasir?

Recent transactions across comparable developments in Potong Pasir and the surrounding mature estates (Tao Payoh, Bishan, Thomson) have transacted at price per square foot ranging from S$1,200 to S$1,500, with unit-level variance driven by floor level, orientation, view, and building age. The Addition's pricing should be benchmarked against this range to determine whether units represent fair value relative to immediate competition. Lower-floor units and those with limited views typically trade toward the S$1,200–S$1,300 mark, whilst premium stacks with superior orientation command S$1,400–S$1,500 per square foot. Buyers should request recent comparable evidence from their agent to confirm The Addition's positioning within this transactional band.

What is the Additional Buyer's Stamp Duty (ABSD) cost for a Singapore Citizen purchasing a second residential property at The Addition?

Singapore Citizens purchasing The Addition as a second residential property must pay Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, calculated on the total purchase price. For a typical unit at The Addition valued between S$400,000 and S$750,000, ABSD will range from S$80,000 to S$150,000—a material cost that must be factored into total acquisition outlay and investment returns. Exemptions exist for first-time buyers and certain other categories; all purchasers should confirm personal eligibility with a conveyancer before proceeding. This 20% ABSD duty is separate from standard Buyer's Stamp Duty and significantly impacts the cash-on-cash return profile for investors.

What lease tenure does The Addition carry, and what is the long-term resale impact of lease decay?

Prospective buyers must confirm the precise lease tenure of The Addition before purchase commitment. Should the development be structured on a 999-year leasehold or freehold basis, resale value is largely insulated from lease decay concerns across any reasonable holding horizon. However, if The Addition is a 99-year leasehold, buyers must carefully model capital value trajectory; as the lease tail shortens below 900 years, the pace of value erosion accelerates materially, with market sentiment shifting significantly once leases fall below 800 years. Most bank lenders impose minimum remaining lease requirements for financing; 99-year leases approaching the 800-year threshold may become difficult to finance, restricting the buyer pool. Obtain the full lease deed and strata certificate before commitment; lease tenure is the single most material determinant of long-term resale value at The Addition.

How does proximity to Potong Pasir MRT Station influence capital appreciation and rental demand at The Addition?

Proximity to Potong Pasir MRT Station—a 250-metre, three-minute walk from The Addition—is a primary driver of both rental demand and capital appreciation potential. Properties within walking distance of rapid transit consistently achieve 15–20% higher rental yields and faster lease-up cycles than comparable non-transit-adjacent units. Commuting times to the Central Business District average 15–20 minutes, making the location attractive to employed professionals across multiple sectors. Over medium to long-term horizons, MRT-adjacent properties typically appreciate 2–3% annually above broader market averages, reflecting sustained demand from transport-conscious buyer cohorts. The North-East Line's role as a gateway to Dhoby Ghaut, the city core, and outbound zones ensures persistent relevance of The Addition's location, underpinning stable capital value and rental demand.

Which buyer profiles—first-timers, upgraders, investors, or high-net-worth individuals—is The Addition best suited for?

The Addition appeals across multiple buyer segments. First-time buyers appreciate the efficient layout, modern construction standards, and strong MRT connectivity, which reduce commuting friction during the early career phase. Upgraders moving from HDB to private residential property benefit from the manageable unit sizes and acquisition costs relative to larger condominiums in central zones. Investors prioritise the rental demand surrounding the precinct and the relatively low vacancy risk from transit-adjacent positioning; net yields of 2.3% to 3.2% are defensible given capital stability. High-net-worth individuals pursuing diversification may view The Addition as a yield-accretive secondary holding, though they typically gravitate toward trophy properties in prime zones. The development's sweet spot is the young professional or expanding couple seeking accessibility and efficiency without excessive acquisition cost.

What Total Debt Service Ratio (TDSR) headroom exists for typical purchasers at The Addition's price points?

At typical unit prices ranging from S$400,000 to S$750,000, down-payments of 20–25% translate into loan requirements of S$300,000 to S$600,000. Most Singapore Citizens with stable professional employment will qualify for financing at these levels, with loan-to-value ratios of 75–80% readily approved by major commercial banks. Total Debt Service Ratio (TDSR) thresholds capped at 60% of monthly income typically allow qualified purchasers to secure full financing across The Addition's price range; a professional earning S$8,000 monthly can comfortably service a S$400,000 mortgage whilst remaining within TDSR limits. First-time buyers should confirm their personal TDSR headroom with multiple lenders and factor in strata fees (typically S$200–S$350 monthly) when assessing total monthly debt obligations. Pre-approval from a bank significantly strengthens the offer when securing a unit.

How does The Addition compare to competing developments in Tao Payoh, Bishan, and nearby Thomson?

The Addition's main competitors are resale stock across Potong Pasir itself, plus established developments in Tao Payoh, Bishan, and Thomson—zones similarly characterised by mature infrastructure and established MRT connectivity. Comparative advantages for The Addition include modern construction standards, contemporary building systems, and architectural design reflecting current market preferences. However, some competing developments in Bishan (such as large-scale resale condominiums) may offer lower price points or larger unit configurations, and Thomson-area developments may command premium pricing owing to perceived neighbourhood cachet. The Addition's competitive edge lies in direct MRT proximity, efficient floor plans suited to contemporary lifestyles, and positioning as a modern alternative to older resale stock. Buyers should request recent comparable evidence to position The Addition's value proposition relative to these immediate competitors.

Which unit stacks or floor levels within The Addition offer the best value for capital appreciation and rental yield?

Within The Addition, mid-tier stacks (roughly floors 5–12) typically offer superior value relative to ground-floor or very-high-floor alternatives. Mid-floor units command modest price premiums versus ground-level units whilst avoiding the 10–15% premiums associated with penthouse or premium-level positioning. These mid-floor units attract both owner-occupiers and tenants, supporting steady capital appreciation and consistent rental demand. Corner units and those with superior cross-ventilation or view angles command 5–10% price premiums but may also attract tenure investors and upgraders willing to pay for quality of life. For yield-focused investors, lower-floor units (absent ground-floor stigma) or south-facing units with less premium pricing may deliver superior cash-on-cash returns despite slower long-term capital growth. High-floor units (16+) command premium pricing that often outpaces rental upside, making them less attractive for investor positioning unless capital appreciation is the primary objective.

What is the outlook for future supply and pricing trajectory in the Potong Pasir micromarket over the next 5–10 years?

The Potong Pasir micromarket is characterised by relative scarcity of new residential supply; the Government Land Sales pipeline for this zone has been measured in recent years, with few major launches anticipated. This supply constraint is expected to persist over the next 5–10 years, supporting stable to appreciating pricing for existing stock such as The Addition. Demographic inflow from younger age cohorts and transport-driven redevelopment in complementary zones (such as Sengkang and Hougang precincts) may drive secondary demand spillover into Potong Pasir, further supporting capital appreciation. The North-East Line's role as a gateway to these emerging zones reinforces The Addition's positioning as a value-capture asset. Over a 10-year horizon, capital appreciation of 2–3% annually is realistic given supply scarcity and transit proximity; investors should factor this appreciation into long-term return projections rather than relying solely on current rental yields.

Condominium At 21 Meyappa Chettiar Road — From S$4,350