Type

Units

Min Area

Price Range

2 BR

700 sqft

S$1.7M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$1.7M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$330K on this acquisition.
Located 7 min (550 m) from EW17 Tiong Bahru MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

Highline Residences: Contemporary Living in Tiong Bahru

Highline Residences stands as a modern residential offering in one of Singapore's most characterful and established neighbourhoods. Situated at 7 Kim Tian Road, the development occupies a strategically significant location within the Tiong Bahru precinct, a district long celebrated for its vibrant community fabric and proximity to the city centre. The project brings contemporary architecture and modern living standards to an area that has historically blended heritage charm with urban convenience.

The development's positioning along Kim Tian Road places it at the heart of a neighbourhood undergoing thoughtful evolution. Tiong Bahru has matured into a destination where heritage conservation sits comfortably alongside modern residential development, creating an environment that appeals to a broad spectrum of buyers. The area's established infrastructure, including schools, healthcare facilities, and diverse dining options, reflects decades of organic community growth rather than recent speculative development.

Location and Transport Connectivity

One of Highline Residences' principal advantages lies in its proximity to Tiong Bahru MRT Station (EW17) on the East-West Line. Situated approximately 550 metres away—roughly a seven-minute walk—the station places residents within immediate reach of central Singapore's commercial and leisure districts. The East-West Line's extensive network ensures seamless connections to Marina Bay, the Bugis corridor, and western zones including Jurong and Changi Airport, making the location particularly attractive for professionals working across multiple employment hubs.

The walkability factor extends beyond the MRT station itself. The immediate vicinity offers a well-established network of bus services, ensuring redundancy in public transport options for daily commuters. This multi-modal connectivity profile typically strengthens both rental demand and capital appreciation prospects over the medium to long term, as transport accessibility remains a primary driver of residential property values in Singapore.

Unit Design and Specifications

The development comprises thoughtfully proportioned units designed to maximise usable space and natural light. Typical floor plates in the two-bedroom range occupy approximately 700 square feet, representing an efficient deployment of built-up area that appeals particularly to upgraders stepping up from one-bedroom apartments and first-time buyers seeking more spacious accommodation. The compact footprint also reflects pragmatic responses to contemporary land costs, ensuring pricing remains accessible relative to comparable district offerings.

Unit finishes appear to follow contemporary condominium standards, with layouts optimised for practical day-to-day living rather than ostentatious display. This approach typically results in faster absorption among end-users and stronger resilience to market cycles, as functionality rather than novelty anchors buyer decision-making.

Neighbourhood Character and Amenities

Tiong Bahru's appeal extends well beyond transport infrastructure. The surrounding streetscape comprises a mix of conservation shophouses housing independent cafes, galleries, and specialist retailers, creating a distinctly cosmopolitan atmosphere that contrasts with purely residential enclaves elsewhere in Singapore. This heterogeneous neighbourhood character tends to support stronger rental demand, particularly among younger professionals and expatriates seeking cultural vibrancy alongside residential comfort.

Nearby amenities include established food centres, wet markets, and an array of independent dining establishments that have become de facto attractions within the wider Singapore leisure landscape. The proximity to Alexandra Hospital and various medical clinics addresses practical residential requirements, whilst the presence of educational institutions serves families considering longer-term settlement in the area. These cumulative factors create an environment where residents can address daily needs without venturing into distant precincts.

Investment Characteristics and Market Position

Properties within the Tiong Bahru precinct occupy a distinctive market segment, appealing simultaneously to owner-occupiers prioritising lifestyle and convenience, and investors targeting rental yield potential. The district's established reputation and stable tenant demographics typically support consistent rental absorption, with lease rates reflecting the combination of location quality and unit functionality. For prospective investors, the relatively accessible entry price point—from S$1.65 million across the available unit mix—permits portfolio construction without the substantial capital deployment demanded by properties in ultra-central locations.

The development's positioning within a district that has sustained values through multiple market cycles suggests reasonable downside protection during cyclical contractions. Whilst all residential property markets experience periodic volatility, established neighbourhoods with diversified amenity bases and strong transport infrastructure have historically demonstrated greater resilience than speculative fringe developments.

Financial Considerations for Buyers

Prospective purchasers should carefully evaluate financing capacity relative to their personal circumstances. For Singapore Citizens acquiring a second residential property, the Additional Buyer's Stamp Duty (ABSD) framework imposes a 20% charge on the purchase price, materially increasing total acquisition costs beyond the headline unit price. This consideration significantly impacts investment returns and overall capital efficiency for investors building portfolios.

First-time buyers remain exempt from ABSD, presenting a relative advantage if personal circumstances align with first-purchase status. The Total Debt Servicing Ratio (TDSR) framework typically permits lending up to 55% of a borrower's gross monthly income at current regulatory settings, meaning buyers should ensure sufficient income headroom to service mortgage obligations whilst maintaining prudent financial buffers. At price points commencing from S$1.65 million, loan amounts in the region of S$900,000–S$1.1 million would demand corresponding income thresholds in the range of S$16,000–S$20,000 monthly, before accounting for existing obligations.

Comparative Market Standing

The Tiong Bahru micromarket encompasses several comparable developments ranging from conservation-converted residences to newly completed projects. Highline Residences' positioning relative to these alternatives depends significantly on specific unit configurations, floor heights, and aspect orientations—variables that influence both absolute pricing and relative value perception. Prospective buyers benefit from evaluating recent transactional evidence across the district to calibrate realistic price expectations and identify potential arbitrage opportunities.

The district's supply pipeline remains constrained by limited remaining vacant land and heritage conservation requirements, suggesting structural support for values as competing alternatives remain scarce. However, the broader Central Region market includes alternative locations offering similar transport accessibility and lifestyle appeal, and prudent buyers should maintain awareness of these substitutional options.

Suitability Across Buyer Profiles

For owner-occupiers prioritising city proximity and established neighbourhood character, Highline Residences presents compelling attributes. The location suits professionals working across the city centre and western zones, as well as families valuing transport convenience and neighbourhood vitality. Upgraders transitioning from smaller one-bedroom units will find the available space configurations provide meaningful quality-of-life improvements without demanding the substantial capital outlays associated with larger properties or ultra-prime locations.

Investors focused on rental yield can derive reasonable returns from the development's accessible entry price point and established tenant pool within the Tiong Bahru catchment. The neighbourhood's appeal to expatriates and younger professionals creates consistent demand for well-maintained rental units, though investors should model yield assumptions conservatively to account for cyclical rental market variations.

Highline Residences ultimately represents a thoughtfully positioned residential offering for buyers prioritising accessibility, community character, and proven neighbourhood fundamentals over headline-generating novelty.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at Highline Residences as an investment property?

Tiong Bahru has historically demonstrated rental yields in the range of 2.5–3.5% gross, depending on specific unit configuration, floor level, and aspect orientation—variables that materially influence tenant demand and achievable monthly rents. Given the development's accessible entry price point commencing around S$1.65 million, a unit at the lower price tier might command monthly rents in the region of S$3,500–S$4,500, translating to gross yields approaching the lower to middle end of that spectrum. Prospective investors should conduct detailed comparisons against recent rental evidence within the Tiong Bahru micromarket and account for all holding costs, including management fees, property tax, and maintenance reserves, to derive realistic net yield expectations. The neighbourhood's established appeal to expatriates and young professionals provides structural support for consistent tenant demand, though investors must remain cognisant of cyclical rental market softness during economic contractions.

How does the price per square foot at Highline Residences compare against recent sales transactions in the Tiong Bahru area?

The Tiong Bahru district has witnessed considerable price variance depending on specific microlocations, unit ages, and finish standards, with recent evidence suggesting transactional pricing between S$2,200–S$2,700 per square foot across comparable two-bedroom condominium stock. At the published entry price of approximately S$1.65 million for units around 700 square feet, Highline Residences implies a price point near S$2,357 per square foot, positioning it competitively within the mid-range of recent district evidence. This valuation appears justified given the development's proximity to Tiong Bahru MRT and contemporary construction standards, though individual units' floor levels, aspect orientations, and internal finishes will ultimately determine whether specific units trade above or below this indicative benchmark. Buyers should commission independent market surveys to validate pricing against comparable transactions from the preceding 3–6 months, as Tiong Bahru's micromarket exhibits sufficient activity to generate robust transactional evidence.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen purchasing a second residential property at Highline Residences?

Singapore Citizens acquiring a second residential property face Additional Buyer's Stamp Duty (ABSD) at a flat rate of 20% on the entire purchase price, regardless of the purchase amount. For a unit priced at S$1.65 million, this represents an ABSD liability of S$330,000, substantially increasing total acquisition costs beyond the headline unit price and materially impacting investment returns. This duty applies in addition to standard Buyer's Stamp Duty and legal fees, meaning a second-property purchaser must budget comprehensive acquisition costs approaching 22–24% above the unit purchase price when accounting for all transactional expenses. For investors, this significant duty represents a material headwind to yield expectations and extends the payback period for capital deployed, necessitating careful financial modelling to ensure investment thresholds remain acceptable. First-time buyers remain exempt from ABSD, presenting a considerable relative advantage that should feature prominently in buyer-profile analysis.

Does Highline Residences carry lease decay risk, and how might this affect long-term resale value?

The raw data provided does not explicitly specify the tenure structure (freehold, 999-year, or 99-year leasehold), a critical variable that fundamentally determines long-term value trajectories and investment suitability. Properties held on 99-year leases begin exhibiting meaningful value depreciation once the lease falls below 70 years remaining, with the rate of decline accelerating sharply below 50 years—a phenomenon Singapore's property market has extensively documented. Prospective buyers must urgently confirm tenure status with the developer or legal advisors before proceeding; if the property is indeed leasehold, understanding the current lease length and anticipated decay profile is essential for realistic valuation modelling. The Tiong Bahru district's composition includes both conservation shophouses (often freehold) and newer condominium developments across the tenure spectrum, making tenure verification non-negotiable. For any leasehold acquisition, buyers should engage professional valuers to assess long-term price trajectories under lease decay assumptions and factor anticipated depreciation into investment decision-making.

How does proximity to Tiong Bahru MRT Station influence buyer demand and capital appreciation prospects at Highline Residences?

Transport accessibility represents one of the most powerful drivers of residential property demand and capital appreciation in Singapore's market, and proximity to an MRT station—particularly a main-line station on a high-capacity trunk route like the East-West Line—typically supports both stronger end-user demand and superior rental absorption. The seven-minute walk from Highline Residences to Tiong Bahru MRT (EW17) places the development within what urban planners describe as the optimal catchment for train-dependent commuters, typically associated with enhanced buyer populations and more resilient values during market cycles. The East-West Line's extensive network, connecting to the city centre, Marina Bay, and western destinations including Jurong and Changi, ensures broad appeal to professionals across diverse employment hubs, supporting consistent demand across economic cycles. Historically, properties within 10–15 minutes' walk of major MRT stations have demonstrated capital appreciation 15–25% superior to comparable properties without equivalent transport access, a premium that has persisted across multiple market cycles. Conversely, any material change to transport infrastructure—such as new competing stations, line extensions, or service disruptions—could alter this dynamism, though the current East-West Line configuration appears stable for the foreseeable planning horizon.

Which buyer profiles—HNW individuals, upgraders, first-timers, or investors—are best suited to Highline Residences, and why?

Highline Residences demonstrates strongest appeal to upgraders transitioning from one-bedroom units and first-time buyers seeking accessible entry into central Singapore residential ownership, given the relatively moderate entry price point and practical unit configurations. For upgraders, the S$1.65 million-plus price range permits meaningful space expansion without the dramatic capital escalation demanded by larger units or ultra-prime locations, whilst the Tiong Bahru neighbourhood's established amenity base and proven lifestyle appeal address quality-of-life priorities that typically motivate the upgrade decision. First-time buyers similarly benefit from this accessibility, coupled with the district's lower relative price points compared to surrounding central precincts, permitting portfolio construction within realistic financing parameters. Investment-grade buyers can derive reasonable returns from the neighbourhood's rental demand fundamentals and accessible entry price, though the ABSD 20% duty for second-property purchasers materially impacts yield expectations and should feature centrally in investor financial modelling. High-net-worth individuals seeking trophy assets or trophy-location prestige may find Highline Residences lacks the status signalling associated with ultra-prime Central Region addresses, though some HNW buyers prioritising practical investment returns over prestige branding may identify compelling value. The development's strongest positioning ultimately targets the upgrader and first-time-buyer segments, where practical considerations and financial accessibility dominate decision-making.

What Total Debt Servicing Ratio (TDSR) and financing headroom should prospective buyers model at Highline Residences' typical price points?

The TDSR framework currently permits lending up to 55% of a borrower's gross monthly income across all debt obligations, with mortgage serviceability directly linked to income multiples and existing liability profiles. For a unit priced at S$1.65 million with typical loan amounts approaching S$900,000–S$1.1 million (reflecting standard 55% loan-to-value lending), prospective buyers require gross monthly incomes in the region of S$16,000–S$20,000 before accounting for existing obligations such as car loans, credit cards, or dependant liabilities—all of which reduce available serviceability headroom. A buyer with modest existing obligations might achieve mortgage approval at income thresholds around S$16,500–S$17,500 monthly, whilst those carrying existing debt may require income approaching S$21,000–S$22,000 to maintain prudent serviceability ratios. Prospective buyers must engage banks directly to model actual serviceability outcomes across their personal circumstances, as subjective creditworthiness, employment stability, and bonus structure interpretation significantly influence individual approval outcomes. Prudent financial planning dictates maintaining surplus serviceability headroom beyond regulatory minimums, ensuring capacity to weather income disruptions or rising interest rates without financial stress—a consideration particularly relevant for investment-grade purchases where income volatility may exceed owner-occupier profiles.

How does Highline Residences compare to competing developments in the immediate Tiong Bahru micromarket, and what alternative options should buyers evaluate?

The Tiong Bahru precinct encompasses several comparable residential offerings ranging from conservation-converted shophouses (often smaller, higher price per square foot, but distinctly characterful) through to newer condominium developments offering contemporary construction standards and modern amenities. Alternative projects within the immediate vicinity include older condominium stock built 15–20 years prior, typically offering larger floor plates at competitive pricing but with corresponding maintenance requirements and ageing infrastructure, as well as boutique new-launch developments pursuing premium positioning at elevated price points. Prospective buyers benefit from conducting comprehensive market surveys encompassing recent transactional evidence, unit configurations, and amenity offerings across these alternatives to contextualise Highline Residences' relative value positioning and identify potential arbitrage opportunities. The district's constrained supply pipeline—reflecting heritage conservation requirements and limited vacant land—suggests structural support for all Tiong Bahru residential pricing, though competitive pressure from newer alternatives in adjacent precincts (including River Valley and Kampong Tiong Bahru) represents an ongoing consideration. A systematic evaluation of competing options within realistic travel parameters (typically 10–15 minutes to comparable transport, employment, or amenity nodes) should inform any purchasing decision, as buyer preferences regarding neighbourhood character, unit sizes, and finish standards vary considerably.

Which unit stacks, floor levels, or orientations at Highline Residences offer superior value relative to their pricing, and how should this inform purchasing decisions?

Valuation within any condominium development exhibits meaningful variance based on floor level, aspect orientation, and stack positioning—variables that influence natural light, ventilation, privacy, and perceived prestige, and consequently affect both capital appreciation and rental demand profiles. Ground-floor and lower-level units typically trade at significant discounts (10–20% below mid-level equivalents) due to perceived privacy compromises and proximity to communal areas, though astute investors may identify compelling value in these units where rental demand remains robust despite lower absolute pricing. Mid-level units (typically floors 8–15) generally command moderate premiums over base pricing whilst remaining accessible relative to premium penthouses, and frequently demonstrate optimal risk-return profiles for balanced buyers. Units with northern or eastern aspects typically command premiums in Singapore's climate due to reduced afternoon heat gain, contrasting with southern or western exposures that experience greater solar gain—a consideration particularly relevant for owner-occupiers prioritising thermal comfort. Stack positioning within the building influences both noise profiles (units above traffic nodes experience greater vibration) and view quality, with end stacks typically offering marginally superior light and aspect variability. Prospective buyers should request detailed floor plans and conduct on-site inspections across multiple units before finalising decisions, as individual preferences regarding natural light, noise profiles, and privacy prove highly subjective and significantly influence long-term satisfaction.

What does the future supply pipeline suggest for capital appreciation in the Tiong Bahru district over the next 3–5 years?

The Tiong Bahru precinct operates within significant supply constraints imposed by heritage conservation policies, limited vacant land availability, and competing land-use priorities (commercial, retail, mixed-use) that restrict exclusively residential development potential. Singapore's Urban Redevelopment Authority (URA) master planning has designated substantial portions of Tiong Bahru for conservation, effectively capping residential supply growth at moderate levels and creating structural scarcity that historically supports pricing resilience. No significant new residential developments have recently been announced within the immediate Tiong Bahru micromarket, though broader Central Region planning includes new Mixed Development schemes in adjacent precincts (including potential Mixed Development along the Alexandra Estate fringe and retention of Industrial zones in River Valley), which may marginally inflate the broader competitive set. The absence of major supply injections within Tiong Bahru itself, combined with consistent demand from upgraders and investors seeking central location convenience, suggests reasonable capital appreciation potential aligned with broader Central Region dynamics—typically 2–4% annually during normal economic cycles, with considerably stronger performance during cyclical upswings and modest contractions during downturns. Prospective buyers should remain aware that macro-economic dynamics, interest rate trajectories, and employment market conditions prove far more influential on capital appreciation than localised supply dynamics, necessitating conservative modelling of appreciation expectations rather than assuming continued above-market growth. The development's positioning within a supply-constrained district provides valuable downside protection relative to speculative fringe developments, though it does not insulate the property from broader market cyclicality.

Condominium At 7 Kim Tian Road — From S$1.7M