Send a quick enquiry our PropSG team will reach out within 24 hours.
Based on current market rental rates for 5-bedroom terraces in the Almond Crescent vicinity, you can expect a gross rental yield of approximately 2.8–3.2% per annum, translating to monthly rent of around S$7,200–8,300. This yield is competitive for a freehold landed property in a mature residential enclave, though it remains lower than newer executive condominiums or private apartments due to the higher capital outlay required for landed homes. When factoring in property tax, maintenance, insurance, and potential void periods, the net yield typically sits at 2.2–2.6%, which is acceptable for investors seeking capital appreciation alongside modest income returns in the landed property segment.
At approximately S$973 per square foot of floor area (based on 3,185 sqft), this corner terrace sits within the mid-to-upper range for Almond Crescent, which typically trades between S$850–S$1,050 psf depending on condition, age, and corner positioning. Corner units command a 5–8% premium over intermediate terrace plots due to superior light, privacy, and garden frontage, which justifies the pricing in this market. Comparable semi-detached homes in the immediate vicinity have recently transacted in the S$2.9–S$3.3m range, placing this property competitively, though buyers should verify the structural condition and any outstanding defects that may have affected previous valuations.
For a second residential property purchase at S$3.1 million, ABSD is levied at 15% on the purchase price, adding approximately S$465,000 to your total acquisition cost, bringing it closer to S$3.565 million inclusive of ABSD and legal fees. This represents a significant outlay beyond the listed price and should be carefully modelled into your investment thesis, particularly if you are considering this as a rental investment with the yields outlined above. First-time property buyers purchasing this home would avoid ABSD entirely, making this property substantially more attractive to owner-occupiers without prior residential property holdings; investors should evaluate whether the gross yield justifies the ABSD burden and the extended holding period required to offset this cost through appreciation.
The pending BP8 LRT station is part of the Bukit Panjang LRT extension, expected to be operationalised in phases with completion targeted by 2024–2025, which will significantly enhance accessibility to the CBD and Ang Mo Kio without requiring a car or multiple transport transfers. Properties within 800 metres of new LRT stations in Singapore have historically appreciated by 5–8% in the first two years post-opening, as tenant demand and owner-occupier interest typically spike once the station becomes functional; at 810 metres, this corner terrace is marginally outside the premium 'golden zone' but still well-positioned to benefit from improved connectivity. Rental demand for 5-bedroom homes should strengthen substantially once the LRT opens, as expatriate families and multi-generational households will find the location more attractive for both work commutes and leisure access, potentially increasing your rental yield by 0.3–0.5% annually.
This property is freehold, meaning it has no lease expiry date and is not subject to the lease decay risks that affect HDB flats, executive condominiums, or leasehold condominiums—a significant advantage for multi-generational holdings and estate planning purposes. Unlike leasehold landed properties that gradually lose value as they approach 30 years remaining tenure, freehold properties maintain intrinsic land value indefinitely and are typically more attractive to institutional investors and overseas buyers seeking permanent real estate holdings in Singapore. This freehold status, combined with the corner plot positioning and 2,777 sqft land area, provides a hedge against the depreciation that occurs with leasehold expiry, making it a more suitable vehicle for wealth preservation if you intend to hold the property beyond 15 years.
This 5-bedroom, 5-bathroom corner terrace is ideal for affluent owner-occupiers with young families or multi-generational households seeking a landed home with outdoor space, privacy, and proximity to quality schools and amenities in the Bukit Panjang area. The corner plot provides excellent natural light, larger garden frontage than intermediate terraces, and the freehold tenure appeals to families planning 15+ year occupancy without lease decay concerns. However, at S$3.1 million, it also attracts property investors and HNWIs using it as a rental investment or portfolio diversification tool, particularly those leveraging TDSR headroom to finance the purchase; the property's dual appeal—strong owner-occupier demand and investment credentials—suggests it will hold value well across market cycles.
At a purchase price of S$3.1 million with a typical 70% LTV (loan-to-value) mortgage, your loan amount would be approximately S$2.17 million, which at current mortgage rates of 4.2–4.5% per annum translates to a monthly instalment of roughly S$10,300–S$10,900 over a 30-year tenure. Under MAS regulations, your TDSR (total monthly debt service divided by gross monthly income) cannot exceed 60%, meaning you would require a gross monthly income of approximately S$17,170–S$18,170 to comfortably service this mortgage alone, before factoring in existing car loans, credit card debt, or other liabilities. For second-property buyers or investors, lenders often impose stricter TDSR limits (55–60%) and may require higher down payments (30–40%), so it is essential to conduct a pre-approval with your banking institution to confirm financing eligibility and available headroom before proceeding to offer stage.
Neu at Bidadari and similar new landed projects in the greater Bukit Panjang area offer modern design, 10-year defect liability warranties, and contemporary finishes, typically commanding S$1,000–S$1,150 psf; however, these new projects incur GST, higher legal fees, and buyer's stamp duty (BSD) amounting to 1–4% of purchase price, which can offset apparent savings on a psf basis. This resale corner terrace at S$973 psf avoids GST and BSD stamp duty, is immediately occupiable or tenantable without construction risk or defect liability concerns, and carries the freehold advantage, making it more cost-effective on a total acquisition basis despite the slightly lower psf rate. Depending on your timeline and preference for new versus established neighbourhoods, a resale freehold property often delivers better cash-on-cash returns and capital efficiency than new projects, particularly for investors targeting immediate rental income.
For a corner terrace, the 'stack' (front, middle, or rear sections of the home) matters less than the corner orientation and garden accessibility; prioritise units with north or east-facing fronts to maximise natural light, ventilation, and reduce heat gain during Singapore's long afternoons. Corner terraces inherently benefit from double-frontage and dual side boundary access, so focus on verifying that the master bedroom and living spaces face the quieter garden side rather than the main road, which enhances both owner-occupancy comfort and rental appeal to premium tenants seeking privacy. If evaluating multiple units within the same block or estate, prioritise middle storeys (if applicable) to avoid ground-floor noise and potential flood risk, and confirm that the corner orientation and setbacks provide adequate cross-ventilation and outdoor privacy—factors that justify rental premiums of 5–10% above interior plots.
The Bukit Panjang area has moderate future supply planned, primarily through the Bidadari HDB/HCA redevelopment and scattered private landed estate refreshments; however, landed property supply (particularly freehold plots) is highly constrained compared to condominium units, meaning demand-supply dynamics remain favourable for capital appreciation. The pending BP8 LRT station will likely trigger 2–3 years of accelerated growth in surrounding property values as new connectivity reduces commute times, but supply constraints in the landed segment mean this appreciation will be sustained rather than transient. Longer-term, the district's maturity, strong school catchments, and established infrastructure suggest that whilst rate-of-appreciation may moderate post-LRT opening, absolute capital growth over a 10-year horizon remains positive (3–4% CAGR estimated), particularly for freehold landed homes that benefit from land scarcity and stable demographic demand from affluent families.