Type

Units

Min Area

Price Range

2 BR

710 sqft

S$1.2M – S$1.3M

3 BR

936 sqft

S$1.7M – S$1.8M

Property Highlights

Condo development with 9 units currently available.
Prices currently range from S$1.2M to S$1.8M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$238K on this acquisition.
Located 13 min (1.12 km) from DT3 Hillview MRT Station.

Price Trends & Rental Yield

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Dairy Farm Residences: A Modern Haven in Bukit Timah's Premier Neighbourhood

Dairy Farm Residences stands as a contemporary residential development positioned within one of Singapore's most coveted addresses. Located on Dairy Farm Lane in the Bukit Timah area, the project occupies a mature neighbourhood renowned for its tranquility, lush greenery, and established community infrastructure. This development represents a significant addition to the region's residential offerings, catering to discerning buyers seeking a blend of modern amenities, convenience, and a well-established locale.

The development's proximity to Hillview MRT Station—just 13 minutes away and approximately 1.12 kilometres distant—provides residents with seamless connectivity to Singapore's Mass Rapid Transit network. Hillview Station, on the Downtown Line, serves as a critical transport node linking residents directly to the city centre, business districts, and key employment hubs across the island. This accessibility ensures that daily commutes remain manageable for professionals working in the Central Business District or other major commercial zones, whilst also offering retired residents and families the flexibility to explore leisure and recreational opportunities throughout Singapore.

Strategic Location Within Singapore's Most Sought-After Precinct

Bukit Timah has long maintained its status as one of Singapore's premier residential precincts, characterised by spacious properties, tree-lined streets, and a strong sense of community. Dairy Farm Lane, situated within this established enclave, benefits from decades of infrastructural maturity and neighbourhood stability. The area's residential character remains protected by planning policies that prioritise green spaces and limited commercial intrusion, ensuring that the neighbourhood retains its exclusive appeal for decades to come.

Residents at Dairy Farm Residences gain immediate access to a wealth of established amenities. Quality educational institutions are within reasonable distance, including both local and international schools serving families throughout the Bukit Timah area. Shopping and dining options, whilst maintaining a neighbourhood rather than urban feel, cater to daily needs and weekend leisure activities. Parks and recreational spaces, including portions of the Central Catchment Nature Reserve, provide residents with outdoor retreats and opportunities for active pursuits without requiring lengthy travel.

Market Positioning and Pricing Dynamics

Current market offerings at Dairy Farm Residences commence from approximately S$1.72 million, positioning the development competitively within the broader Bukit Timah and surrounding district market. This entry point reflects market realities for a modern condominium development in a mature, well-serviced neighbourhood with strong historical capital appreciation credentials. Prospective purchasers should note that pricing varies across unit types and floor levels, with larger residences and units commanding premium valuations reflecting their proportional size, aspect, and positioning within the development.

For context, recent comparable transactions in the Bukit Timah precinct have been transacted on a per-square-foot basis ranging broadly depending on unit configuration and tenure length. Dairy Farm Residences' per-square-foot pricing aligns reasonably with recent market clearances, particularly when accounting for the development's modern construction standards, centralised facilities, and the tangible convenience premium associated with Hillview MRT's proximity. Investors and upgraders evaluating the development should conduct comparative analysis across recent arm's-length transactions in the immediate vicinity to validate pricing alignment with prevailing market sentiment.

Investment Considerations and Rental Yield Prospects

For investors viewing Dairy Farm Residences as an acquisition opportunity, rental yield calculations merit careful consideration. The Bukit Timah and Hillview precincts have historically attracted tenant demand from both expatriate and Singaporean renting populations, including professionals, families, and retirees seeking accessible yet prestigious neighbourhoods. Estimated gross rental yields for residential units in comparable developments within the precinct typically range between 2.5% to 3.5% per annum, depending on unit size, tenure, and broader economic conditions influencing the rental market. Investors should recognise that yields remain subject to market fluctuations, tenant availability, and the cost of ongoing maintenance, property taxes, and management fees incurred within a managed condominium setting.

The development's mature neighbourhood positioning and established amenity base offer stability to rental strategies, distinguishing it from new-launch projects in emerging precincts where tenant demand may remain untested. However, investors must account for depreciation in lease value over time, particularly for leasehold units, which can impact long-term capital appreciation and the property's attractiveness to future purchaser cohorts seeking maximum remaining tenure.

Lease Tenure and Long-Term Ownership Dynamics

Prospective purchasers should clarify the lease tenure applicable to units within Dairy Farm Residences, as this fundamentally affects long-term ownership value and financing accessibility. Singapore's leasehold residential properties typically carry tenures of 99 years or 999 years from the date of the original government lease grant. Lease decay—the gradual reduction in property value as the lease tenure diminishes—represents a material consideration for long-term holders, particularly for units approaching the final decades of a 99-year lease.

A 999-year leasehold tenure substantially mitigates lease decay concerns, maintaining the property's financing-eligible status and capital value well into the distant future. Conversely, units on 99-year leases will eventually become financing-ineligible as they approach 30 years remaining tenure, limiting future purchaser pools to cash buyers or those utilising alternative financing structures. Buyers planning medium to long-term ownership should conduct detailed due diligence regarding the specific lease tenure applicable to their intended unit, as this variable significantly influences total cost of ownership and future resale prospects.

Financing, TDSR, and Buyer Eligibility Considerations

Prospective purchasers financing acquisition through Singapore's banking system should anticipate Total Debt Service Ratio (TDSR) assessments that typically cap monthly debt obligations at 60% of gross monthly income. At Dairy Farm Residences' current price points, a unit transacted for approximately S$1.72 million would typically require a down payment of 25% (approximately S$430,000) when accounting for Additional Buyer's Stamp Duty (ABSD) implications. Second-time property buyers who are Singapore Citizens face a 20% ABSD charge on the purchase price, significantly elevating total acquisition costs beyond the base property value alone.

For a S$1.72 million purchase, ABSD would add approximately S$344,000 to total outlay, bringing total cash requirements to roughly S$774,000 when combined with the standard down payment. Financing the balance through a mortgage requires monthly debt servicing capacity commensurate with the loan amount, typically necessitating household gross income exceeding approximately S$17,000 to S$19,000 monthly to comfortably satisfy TDSR requirements at current interest rate assumptions. First-time owner-occupiers benefit from exemption from ABSD, reducing this burden significantly. Prospective purchasers should engage mortgage advisors and financial planners to validate personal financing capacity against their specific circumstances.

Suitability Across Buyer Profiles

Dairy Farm Residences appeals to multiple buyer archetypes, each drawn to the development for distinct reasons. Owner-occupier families appreciate the neighbourhood's established schools, safety reputation, and spacious residential character, viewing the development as a long-term family home within an accessible yet prestigious setting. Upgraders trading from smaller properties in more urban locations seek the additional space and amenity richness that a modern condominium development offers, combined with retention of Bukit Timah's accessible-yet-exclusive positioning.

High-net-worth individuals view acquisitions in Bukit Timah as portfolio diversification within Singapore's blue-chip residential market, valuing the neighbourhood's historical resilience, limited new supply, and consistent appeal to discerning buyer cohorts. Investors pursuing rental income strategies find the development's established neighbourhood and Hillview MRT connectivity attractive for attracting quality tenants seeking convenient yet peaceful residential settings. First-time owner-occupiers with adequate financing capacity may view Dairy Farm Residences as an aspirational entry point into Singapore's prestige market, particularly if prioritising neighbourhood pedigree and established amenities over cutting-edge newness.

Competitive Positioning and Market Context

The Bukit Timah and surrounding precinct has witnessed steady residential development activity, with various condominium and landed property offerings competing for buyer attention. Dairy Farm Residences distinguishes itself through its specific location on Dairy Farm Lane, direct Hillview MRT connectivity, and modern construction standards befitting current buyer expectations. Prospective purchasers should contextualise Dairy Farm Residences against competing developments in the immediate vicinity, evaluating comparative pricing, unit layouts, amenity packages, and developer track records to establish informed purchasing decisions.

Recent new launch activity in Bukit Timah and adjacent precincts has introduced modern alternatives, though Dairy Farm Residences' established-neighbourhood positioning and mature amenity base offer differentiation from developments in emerging areas. Price per square foot comparisons across recent transactions provide quantitative benchmarking, though qualitative factors including lease tenure, view aspect, floor level, and unit configuration merit careful individual assessment.

Future Supply Dynamics and District Growth Prospects

The Bukit Timah district, whilst mature, continues to benefit from strategic planning policies balancing continued residential activity with preservation of green spaces and neighbourhood character. Future supply in the immediate precinct remains constrained by limited available development sites and planning restrictions protecting the district's exclusive residential character. This supply constraint historically supports long-term capital value retention for established properties within the area, as new competing supply remains limited. However, broader district-wide economic factors, interest rate movements, and overall Singapore residential market sentiment will inevitably influence Dairy Farm Residences' medium to long-term appreciation trajectory.

The Hillview MRT Station and broader Downtown Line expansion has cemented connectivity improvements across this sector of Singapore, with ongoing transport infrastructure enhancements supporting residential demand throughout the precinct. Prospective purchasers should view Dairy Farm Residences within this context of a mature, supply-constrained neighbourhood benefiting from established infrastructure and strong long-term demand fundamentals, rather than as a speculative new-launch opportunity dependent upon emerging precinct development.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at Dairy Farm Residences as an investment property?

Estimated gross rental yields for units at Dairy Farm Residences typically range between 2.5% to 3.5% per annum, depending on unit size, floor level, and prevailing market conditions affecting the rental market. The Bukit Timah and Hillview precincts attract consistent tenant demand from both expatriates and Singaporeans, including professionals and families seeking prestigious yet accessible neighbourhoods. However, investors must account for property taxes, maintenance contributions, management fees, and potential vacancies when calculating net yield, which reduces the gross yield figure by typically 0.5% to 1.0% annually. The development's mature neighbourhood positioning and established amenity base provide stability and tenant appeal compared to projects in emerging precincts, supporting more predictable rental income over medium-term investment horizons.

How does the per-square-foot pricing at Dairy Farm Residences compare to recent market transactions in Bukit Timah?

Current pricing at Dairy Farm Residences commences from approximately S$1.72 million, translating to an approximate per-square-foot valuation within the range of S$1,800 to S$2,100 depending on specific unit configuration and floor level, though this varies significantly across the development. Recent comparable transactions in the broader Bukit Timah precinct have cleared at per-square-foot rates broadly aligned with this range, particularly for modern condominium units with established amenities and strong transport connectivity. Prospective purchasers should conduct comparative analysis across recent arm's-length transactions in the immediate vicinity—specifically properties transacted in Dairy Farm Lane and adjacent roads—to validate whether current asking prices represent fair value relative to recent market sentiment. Per-square-foot comparisons should account for lease tenure length, as 999-year leasehold units typically command premiums over 99-year equivalents due to superior long-term value retention.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase Dairy Farm Residences as a second property?

Singapore Citizens purchasing Dairy Farm Residences as a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% of the purchase price. For a unit valued at S$1.72 million, this translates to approximately S$344,000 in ABSD liability alone, significantly increasing total acquisition costs beyond the base property price. When combined with the standard down payment requirement of approximately 25% (roughly S$430,000), total cash outlay approaches S$774,000 before accounting for legal fees and other acquisition expenses. First-time owner-occupiers benefit from complete ABSD exemption, substantially reducing acquisition costs. Buyers planning to retain existing residential property should carefully evaluate whether ABSD costs materially impact their investment thesis, particularly for leasehold units where appreciation may be constrained by ongoing lease decay.

Does Dairy Farm Residences carry lease decay risk, and how does this affect long-term resale value?

Lease decay risk and long-term resale value depend critically on the lease tenure applicable to your specific unit. Units on 999-year leasehold tenure experience minimal lease decay over human timescales, maintaining financing eligibility and capital value well into the distant future, whilst 99-year leasehold units will eventually approach financing-ineligibility as they descend below 30 years remaining tenure. A unit purchased today on a 99-year lease will become difficult to finance for future purchasers within approximately 60 to 70 years, materially limiting the buyer pool to cash purchasers and potentially suppressing resale values as lease tenure diminishes. Investors and owner-occupiers planning medium to long-term retention should prioritise units with 999-year tenure where available, or alternatively account for depreciation assumptions when evaluating long-term financial returns. Prospective purchasers must obtain explicit confirmation of lease tenure from the developer before commitment, as this single variable fundamentally influences total cost of ownership and future liquidity.

How does proximity to Hillview MRT Station affect demand and capital appreciation at Dairy Farm Residences?

Hillview MRT Station, located approximately 1.12 kilometres and 13 minutes away on foot, provides Dairy Farm Residences residents with direct access to the Downtown Line's extensive network connecting to the Central Business District, Raffles Place, and key employment hubs across Singapore. This accessibility premium has historically supported stronger capital appreciation and rental demand for residential properties in proximity to MRT stations, as the convenience benefits justify price premiums relative to non-MRT-accessible alternatives. Residents gain flexibility to minimise car dependency whilst maintaining lifestyle quality within an accessible yet prestigious neighbourhood, a combination increasingly valued by affluent owner-occupiers and investors. The Hillview Station's established operational history and integration into broader transport planning suggests sustained connectivity benefits with limited risk of service degradation, supporting long-term demand sustainability. However, prospective purchasers should recognise that the MRT connectivity benefit is already embedded within current market pricing, so expectations of exceptional future appreciation solely attributable to transport access may be optimistic relative to market consensus.

Is Dairy Farm Residences suitable for first-time property buyers, and what are the key considerations?

Dairy Farm Residences can be suitable for first-time owner-occupiers with adequate financing capacity and long-term ownership horizons, particularly those prioritising neighbourhood pedigree and established amenities over cutting-edge newness in emerging precincts. First-time buyers benefit from complete exemption from Additional Buyer's Stamp Duty (ABSD), reducing total acquisition costs significantly compared to second-property purchasers and substantially improving affordability at the S$1.72 million-plus price points. However, first-timers should carefully evaluate whether the Bukit Timah precinct's prestige positioning and established-neighbourhood character align with their lifestyle preferences, as alternatives in emerging precincts or HDB enclaves may offer superior value for those prioritising investment growth over neighbourhood maturity. First-time purchasers should ensure mortgage capacity comfortably accommodates TDSR requirements without financial stress, engage independent legal counsel to navigate purchase documentation, and conduct thorough due diligence regarding lease tenure and long-term ownership implications before commitment.

What monthly income do I require to finance a purchase at Dairy Farm Residences under typical TDSR constraints?

A unit at Dairy Farm Residences priced around S$1.72 million would typically require monthly gross income of approximately S$17,000 to S$19,000 to comfortably satisfy Total Debt Service Ratio (TDSR) requirements, assuming standard down payment structures and current interest rate assumptions. This calculation assumes a 25% down payment (approximately S$430,000) with the balance financed through a mortgage at prevailing rates, typically 3.0% to 3.5% annually, structured over a standard 25 to 30-year tenure. TDSR caps monthly debt obligations at 60% of gross monthly income, creating a direct relationship between financing amount, interest rates, and required income capacity. Second-property purchasers face materially elevated down payment requirements due to ABSD liability, potentially pushing total cash requirements to S$774,000 or higher, which directly reduces financing amount and modestly eases TDSR pressure. Prospective purchasers should engage mortgage advisors to model personal financing scenarios at current rates and validate TDSR capacity, recognising that income requirements may be higher for self-employed individuals or those with existing debt obligations.

How does Dairy Farm Residences compare to competing developments in the Bukit Timah and Hillview precincts?

Dairy Farm Residences competes within a mature market segment populated by various condominium and landed property alternatives throughout Bukit Timah and adjacent precincts, with competitive positioning determined by specific location, lease tenure, modern amenities, and relative per-square-foot pricing. The development's positioning on Dairy Farm Lane, direct Hillview MRT connectivity, and modern construction standards provide differentiation from alternatives in more distant locations or with inferior transport accessibility. Recent new launch activity in the broader region has introduced modern alternatives with contemporary amenity packages, though Dairy Farm Residences' established-neighbourhood positioning and decades-long track record of residential stability offer appeal to buyers prioritising maturity and proven long-term value retention over speculative new-launch positioning. Prospective purchasers should obtain recent comparable transaction evidence across three to five competing developments in the immediate precinct, evaluating pricing, unit layouts, tenure lengths, and amenity breadth to contextualise Dairy Farm Residences' offering relative to market alternatives. Price per square foot analysis across recent transactions provides quantitative benchmarking, though qualitative factors including developer reputation, construction quality, and future supply constraints merit careful individual assessment.

Which unit stacks or floor levels at Dairy Farm Residences offer superior value relative to pricing?

Value analysis across unit stacks and floor levels at Dairy Farm Residences requires detailed review of specific pricing schedules relative to unit configuration, aspect, and positioning within the development, as per-square-foot value varies materially across different categories. Mid-level units typically offer superior value relative to lower-level and premium penthouse equivalents, avoiding ground-level security concerns and views obstruction whilst maintaining reasonable pricing relative to per-square-foot metrics. Units with eastern or southern aspects typically command higher premiums than western or northern equivalents due to superior natural light and thermal control, though this premium may exceed actual utility improvement justifying the cost for some buyers. Stacks with direct Hillview MRT sightlines or facing green spaces typically command premiums relative to alternatives overlooking building interiors or carpark facilities, though the magnitude of this premium varies by individual buyer preferences. Prospective purchasers should request complete pricing schedules disaggregated by floor level and unit type, then analyse per-square-foot pricing across categories to identify stacks where pricing per usable square foot appears most competitive relative to broader development averages, accounting for aspect and positioning variables that explain material valuation variance.

What is the future supply pipeline for residential developments in Bukit Timah, and how does this affect Dairy Farm Residences' long-term value?

The Bukit Timah district operates under planning policies that prioritise preservation of green spaces and neighbourhood character, substantially constraining new residential development supply relative to broader Singapore. Available development sites within the immediate precinct remain extremely limited, with most remaining vacant land either designated for green space conservation or subject to restrictive planning controls limiting density and building envelope parameters. This supply constraint historically supports long-term capital value retention for established properties within the area, as new competing supply remains structurally limited compared to emerging precincts experiencing intensive development activity. However, broader economic factors including interest rate movements, Singapore-wide residential market sentiment, and potential changes to planning policies could influence Dairy Farm Residences' medium to long-term appreciation trajectory beyond developer control. Prospective purchasers should view the development within the context of a mature, supply-constrained neighbourhood with established infrastructure, rather than as a speculative new-launch opportunity dependent upon emerging precinct transformation. The limited future supply outlook suggests sustained demand for quality residential offerings in the precinct, supporting reasonable expectations of long-term value preservation, though exceptional appreciation rates should not be anticipated given the neighbourhood's already-mature and high-value market positioning.

Condominium At 12 Dairy Farm Lane — From S$1.2M