Type

Units

Min Area

Price Range

3 BR

1087 sqft

S$2.7M

4 BR

1539 sqft

S$3.6M – S$5M

5 BR

2120 sqft

S$5.6M

Property Highlights

Condo development with 4 units currently available.
Prices currently range from S$2.7M to S$5.6M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$540K on this acquisition.
Located 9 min (790 m) from CC26 Pasir Panjang MRT Station.

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Terra Hill: Residential Excellence in District 5

Terra Hill stands as a distinguished residential development situated at 22 Yew Siang Road, a location that commands substantial appeal among homebuyers seeking quality accommodation within Singapore's sought-after District 5. The development's carefully chosen address places residents within walking distance of Pasir Panjang MRT Station, approximately 790 metres away, ensuring seamless access to the island's extensive rail network without compromising the tranquility of the surrounding neighbourhood.

The project comprises thoughtfully designed units that cater to diverse buyer profiles, from young professionals embarking on their property ownership journey to established families seeking additional space and amenities. Unit configurations span multiple bedroom arrangements, with floor plates typically ranging from approximately 1,894 square feet upwards, delivering the spaciousness that discerning purchasers in this segment increasingly demand. The development's positioning within an established residential enclave means buyers benefit from mature infrastructure, established schools, and established lifestyle options that characterise this precinct.

Location and Connectivity Advantages

The proximity to Pasir Panjang MRT Station represents a defining advantage for Terra Hill residents. At just nine minutes' walk, the station provides direct access to the Circle Line, connecting commuters efficiently to key employment hubs including the Marina Bay financial district, the CBD along the Central Provident Fund building corridor, and emerging business zones throughout the island. This accessibility enhances the development's appeal to working professionals who value time efficiency and reduced reliance on private vehicular transport.

Beyond rail connectivity, the development benefits from immediate proximity to secondary roads and arterial routes that link District 5 to other parts of Singapore. Alexandra Road and Pasir Panjang Road offer straightforward access to shopping facilities, dining establishments, and recreational spaces within the wider catchment area. Families with school-aged children will appreciate the proximity to several established educational institutions, both at the primary and secondary levels, making the location practical for multigenerational households.

The Residential Appeal of Yew Siang Road

Yew Siang Road has developed a reputation as an address that balances convenience with the quietude increasingly valued by affluent residents. The surrounding neighbourhood encompasses mature landed properties, other quality residential developments, and generous green spaces that contribute to a pleasant living environment. This established character distinguishes Terra Hill from developments situated along busier thoroughfares, offering residents a degree of privacy whilst maintaining excellent connectivity to wider Singapore.

The development's setting within this particular micro-location means residents enjoy relatively low traffic volumes compared to properties fronting major arterial routes, thereby supporting the aspirational lifestyle that high-value residential purchasers in this segment seek. The mature nature of the surrounding district also suggests that large-scale redevelopment is unlikely, providing a degree of certainty regarding neighbourhood character and property values over the medium to long term.

Unit Designs and Living Spaces

Units within Terra Hill reflect contemporary design principles that emphasize efficient spatial layouts, natural light, and functional separation between private and communal zones. The typical floor area of approximately 1,894 square feet provides substantial living space that accommodates both permanent residents and those entertaining regularly. Multiple bedroom configurations allow buyers to select units that match their precise household composition, whether downsizing empty-nesters, upgrading families, or investors seeking to optimize rental returns within the premium residential segment.

Internal finishings across the development incorporate quality materials and modern specifications that appeal to buyers unwilling to compromise on aesthetic standards. The design approach emphasizes connectivity between living areas whilst maintaining acoustic privacy, a consideration increasingly important to affluent purchasers in dense urban environments. Attention to ventilation and thermal management reflects contemporary understanding of residential comfort and operational efficiency.

Investment and Ownership Perspectives

Prospective purchasers evaluating Terra Hill should consider the development within the broader context of District 5 real estate dynamics. The location's established character, accessibility to employment centres, and proximity to premium amenities position units favourably for capital appreciation over medium to long holding periods. The pricing structure reflects the quality of finishes, the locational advantages, and the status associated with District 5 residential ownership.

For investors considering Terra Hill as a rental investment, the development's appeal to expatriate assignees and affluent locals creates a receptive market for well-appointed residential units. The proximity to international schools, shopping facilities at Tanglin Shopping Centre, and dining precincts along Pasir Panjang Road supports the lettability profile of units marketed to this demographic. Rental yields in this segment typically reflect the premium pricing associated with the location and the quality of accommodation, requiring investors to adopt a medium-to-long-term value appreciation perspective rather than targeting aggressive annual rental returns.

The District 5 Context

Terra Hill's positioning within District 5 places it within one of Singapore's most established and resilient residential zones. The district encompasses prestigious addresses, proximity to the Singapore American School and other quality educational institutions, and ready access to the commercial precincts that define Singapore's modern economy. This district context means the development benefits from positive neighbourhood externalities, including maintenance of property values, investment in public infrastructure, and social capital associated with residing in an established precinct.

The maturity of District 5 infrastructure indicates that regulatory constraints on further development are increasingly stringent, effectively limiting future supply additions that could depress capital values. This supply scarcity dynamic, combined with the district's enduring appeal to affluent residents, contributes to the stable appreciation trajectory that characterises quality developments within this zone.

Ownership Considerations and Tax Implications

Purchasers acquiring units at Terra Hill should factor stamp duties and other transactional costs into their investment appraisal. For second-property acquisitions by Singapore Citizens, the Additional Buyer's Stamp Duty framework applies at 20% of the purchase price, representing a substantial cost component that materially affects the effective purchase price and long-term return calculations. First-time buyers and non-resident purchasers face alternative stamp duty structures that warrant detailed analysis prior to committing to a purchase.

The freehold or leasehold nature of units, the precision of the tenure structure, and implications for long-term value retention merit careful consideration within personal financial planning. Prospective owners should seek independent legal and financial advice to understand the full cost of ownership, including maintenance contributions, property tax, and potential special assessments.

Frequently Asked Questions

What rental yield might an investor expect from purchasing a unit at Terra Hill as an investment property?

Rental yields on premium residential properties within District 5 typically range between 2.5% and 3.5% gross per annum, with net yields materially lower following deduction of maintenance contributions, property tax, and management expenses. Terra Hill's accessibility to international schools, the CBD, and established shopping precincts supports lettability to expatriate assignees and affluent locals, potentially positioning yields at the higher end of this range for well-marketed units. However, investors must adopt a capital appreciation-focused perspective rather than relying upon rental cashflow, as premium district positioning and quality finishes typically result in conservative annual rental returns relative to purchase prices in this segment. The strength of the rental market in District 5 has historically proved resilient through economic cycles, supporting medium-to-long-term investment security for patient capital.

How does Terra Hill's pricing compare to recent per-square-foot transactions in the Pasir Panjang and District 5 area?

District 5 residential transactions have historically settled within a range of approximately S$1,400 to S$1,800 per square foot for quality new developments, with pricing reflecting factors including tenure structure, amenity provision, and proximity to major transportation nodes. Terra Hill's pricing structure, derived from recent asking prices in the region of S$4.98 million for substantial floor plates, suggests a per-square-foot valuation consistent with comparable new supply within the district. Market transaction data indicates that locations proximate to MRT stations command a meaningful premium relative to properties requiring longer walking distances, and Terra Hill's nine-minute walk to Pasir Panjang Station positions the development favourably within this context. Prospective buyers should commission professional valuations to verify that asking prices align with recent arm's-length transactions for comparable units within the District 5 catchment, as micro-location variations can materially influence per-square-foot valuations.

What is the Additional Buyer's Stamp Duty implication for a Singapore Citizen purchasing a second residential property at Terra Hill?

Singapore Citizens acquiring a second residential property are subject to Additional Buyer's Stamp Duty at 20% of the purchase price, which is calculated upon the consideration payable for the property. On a purchase price in the region of S$4.98 million, this translates to an ABSD liability of approximately S$996,000, representing a substantial transactional cost that materially affects the effective entry price and long-term return calculations for investors. This ABSD charge is levied in addition to the standard buyer's stamp duty payable on all property acquisitions, effectively combining the two stamp duty charges into a total duty burden that can reach 5% or higher of the purchase price for second-property buyers. First-time owner-occupiers benefit from stamp duty reliefs not available to investors, making owner-occupancy significantly more tax-efficient than investment acquisition for those eligible. Prospective second-property purchasers should incorporate the full 20% ABSD liability into their financial planning and appraisal models to accurately assess the feasibility and returns associated with Terra Hill investment.

If Terra Hill is leasehold, what is the lease decay risk and how might this affect long-term resale value?

The lease tenure for Terra Hill units merits careful verification with the developer or legal representatives, as tenure structure materially influences long-term value retention and mortgageability. Should the development be offered with a 99-year lease, prospective buyers should recognise that lease decay presents a meaningful long-term risk, with resale values typically declining at an accelerating rate as the lease falls below 80 years remaining. Financial institutions typically restrict lending against properties with lease periods below 70 years, substantially limiting the buyer pool and creating downward pressure on prices in the final decades of the lease term. Freehold units, by contrast, retain their collateral value substantially unchanged over time, supporting superior long-term capital retention and making freehold acquisition materially preferable to leasehold for buy-and-hold investors and owner-occupiers contemplating long-term ownership. Buyers should commission independent legal advice to understand the precise lease expiry date, any potential for lease extension, and the likely financial implications of lease decay for their personal investment timeline and exit strategy.

How does proximity to Pasir Panjang MRT Station affect demand for Terra Hill units and long-term capital appreciation?

Proximity to functional MRT stations represents a primary driver of demand and capital appreciation in Singapore's residential property market, with properties within walking distance of stations typically commanding substantial premiums relative to comparable units requiring private vehicular transport. Terra Hill's nine-minute walk to Pasir Panjang Station on the Circle Line positions the development within the premium accessibility bracket, supporting demand from commuters, working professionals, and international assignees who prioritise transport efficiency. The Circle Line itself has undergone sequential extensions that have progressively enhanced its utility and the value proposition of properties served by its stations, and Pasir Panjang Station provides direct connectivity to major employment zones including Marina Bay, the CBD, and central business precincts throughout the island. Historical evidence indicates that properties located within approximately 10 minutes' walk of MRT stations have demonstrated materially superior capital appreciation relative to properties requiring longer walking distances, providing reasonable confidence in the long-term value stability of Terra Hill within the District 5 context.

Is Terra Hill suitable for first-time homebuyers, or is it primarily positioned toward experienced investors and upgraders?

Terra Hill's positioning within the premium District 5 segment, combined with its pricing structure in the region of S$4.98 million, positions the development primarily toward established purchasers with substantial accumulated capital, professional employment, and existing residential property experience. First-time buyers entering the market typically commence their ownership journey with properties in more affordable segments or up-and-coming precincts, as the financial commitments and mortgage serviceability thresholds associated with premium developments like Terra Hill exceed the typical capacity of first-time purchasers. However, first-time buyers with exceptionally strong financial profiles, substantial parental support, or inherited capital may find Terra Hill's quality finishes, established location, and medium-to-long-term value stability attractive relative to properties in speculative precincts. Upgraders, by contrast, represent a natural market segment for Terra Hill, as these purchasers typically possess existing equity, demonstrated mortgage repayment capacity, and specific lifestyle requirements that justify the premium pricing associated with established locations. Professional investors with diversified portfolios and long-term capital deployment objectives similarly represent a core market segment, valuing the location's stability and the rental market depth available to premium District 5 properties.

What financing headroom and TDSR implications should buyers consider at Terra Hill's typical price points?

Prospective purchasers of properties priced in the region of S$4.98 million should anticipate total debt service ratio requirements that substantially constrain the proportion of purchase price available for mortgage financing. Assuming total household debt service obligations of approximately 60% of gross monthly income (the TDSR threshold), buyers financing 70% to 80% of the purchase price would require gross monthly household income in the region of S$25,000 to S$30,000 to satisfy lending institution serviceability requirements. The combination of the property price, the likely loan amount, and prevailing mortgage interest rates typically translates into monthly loan repayments in the range of S$15,000 to S$20,000, illustrating the substantial income requirements necessary to support acquisition of properties within this segment. Buyers should commission detailed mortgage pre-approval assessments with financial institutions to understand their precise borrowing capacity and the debt service implications of acquisition, ensuring that property ownership does not create undue financial strain on household budgets. Those unable to satisfy TDSR thresholds with conventional borrowing must consider expanding their equity contribution, reducing the loan-to-value ratio, or deferring acquisition until household income has expanded sufficiently to support the associated debt obligations.

How does Terra Hill compare to nearby competing developments in terms of value proposition and location appeal?

Terra Hill's direct competitive set comprises quality residential developments within the District 5 catchment, including properties along Pasir Panjang Road, Yew Siang Road, and surrounding precincts that similarly serve the premium residential segment. Competing developments may offer marginally superior amenity provision, differing unit configurations, or proximity to alternative MRT stations, necessitating careful comparative analysis across multiple dimensions including floor plans, finishes, service charges, and locational characteristics. The maturity of the District 5 neighbourhood, combined with Terra Hill's nine-minute walk to Pasir Panjang MRT Station, positions the development competitively relative to properties requiring longer transportation times to central business districts and other employment hubs. Buyers should inspect competing properties within the District 5 catchment and commission detailed comparative valuations to verify that Terra Hill's pricing reflects appropriate risk-adjusted value relative to alternative residential options available at comparable price points. The development's established location and modern finishes typically justify premium pricing relative to developments in emerging precincts, provided that buyers are seeking both capital stability and medium-to-long-term appreciation rather than speculative value enhancement.

Which unit stack or floor level within Terra Hill typically offers the best value and desirability balance?

Unit desirability and pricing within Terra Hill typically reflect vertical positioning, with lower floors commanding marginally discounted pricing relative to mid-to-upper floor units that benefit from enhanced views, reduced noise exposure, and superior natural light penetration. Mid-level units, typically positioned between the 10th and 20th floors, represent an effective balance between premium unit pricing on top floors and the discounted valuations applicable to lower floors, offering strong value to purchasers prioritising cost-efficiency without accepting the compromises associated with basement-adjacent or ground-level units. Corner units and those with dual-aspect exposures typically command premiums relative to standard mid-stack configurations, reflecting enhanced ventilation, superior light quality, and perceived superior liveability. Buyers should carefully inspect multiple unit configurations across different floor levels to identify personal preferences regarding views, natural light, and acoustic characteristics, recognising that subjective preferences regarding exposure orientation and floor level vary materially across individual purchasers. Investors should commission detailed pricing analysis across floor levels and unit types to identify units offering superior value relative to market asking prices, as inconsistent pricing across the development may present acquisition opportunities for discerning capital deployers.

What does the future supply pipeline in District 5 mean for Terra Hill's long-term value trajectory and market demand?

District 5's maturity as an established residential neighbourhood suggests that large-scale new development opportunities are increasingly constrained by land scarcity, plot configuration challenges, and regulatory frameworks that prioritise the preservation of neighbourhood character. The Government Land Sales programme has not released substantial parcels within District 5 in recent years, indicating that future new supply is likely to remain limited relative to other precincts, thereby supporting the long-term stability of property values for existing developments. The established character of District 5, combined with the presence of quality schools, shopping facilities, and transportation infrastructure, suggests that demand pressures from upgraders and international assignees will likely persist, supporting sustained market depth for quality residential properties across multiple price points. Prospective purchasers should recognise that limited future supply represents a structural advantage supporting long-term capital stability and appreciation potential, as constrained new supply reduces the likelihood of oversupply-driven value compression that characterises emerging precincts experiencing rapid development. The district's enduring appeal to affluent residents, combined with constrained future supply, positions Terra Hill favourably within the long-term residential property market context, supporting reasonable confidence in medium-to-long-term value retention and potential appreciation.

[For Sale] Terra Hill — From S$2.7M