Type

Units

Min Area

Price Range

2 BR

753 sqft

S$1.1m

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$1,050,000.
Located 9 min (750 m) from CP1 Pasir Ris MRT Station.

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D'Nest: A Modern Residential Community in Pasir Ris

D'Nest stands as a contemporary residential development located at 131 Pasir Ris Grove, delivering thoughtfully designed living spaces within one of Singapore's most accessible and family-oriented neighbourhoods. The project represents a compelling opportunity for buyers seeking quality accommodation in a mature estate with excellent transport connectivity and a thriving community infrastructure.

Situated approximately 750 metres from Pasir Ris MRT Station on the Circle Line, the development enjoys a significant strategic advantage. The nine-minute walk to the station positions residents within easy commuting distance of the Central Business District, transforming the property into an attractive proposition for working professionals and families who prioritise convenient access to Singapore's major employment hubs. The Circle Line connection provides direct routes to Dhoby Ghaut, Clarke Quay, and onwards to the eastern and southern corridors without requiring transfers.

Layout and Space Efficiency

The units at D'Nest feature well-proportioned floor plans centred around the 753 sqft benchmark, a dimension that appeals particularly to first-time upgraders stepping up from smaller Housing and Development Board flats and to investors seeking optimal rental yield within the private residential segment. This specific floor area strikes a balance between affordability and liveable space, accommodating two-bedroom, two-bathroom configurations that maximise functionality without unnecessary wastage. The thoughtful internal layouts demonstrate contemporary design principles, with open-plan living areas that create an airy ambiance while maintaining distinct zones for work, relaxation, and entertaining.

Location and Neighbourhood Character

Pasir Ris has evolved significantly as a residential destination, characterised by a blend of established housing estates, progressive commercial development, and substantial green spaces. The estate benefits from the proximity of Pasir Ris Park, a 80-hectare waterfront attraction featuring scenic coastal views, cycling paths, and recreational facilities that enhance quality of life for residents. Shopping and dining options cluster around Pasir Ris Central, whilst the upcoming expansion of retail and food-and-beverage precincts continues to elevate the area's appeal to affluent buyers seeking suburban serenity without sacrificing urban convenience.

Investment Fundamentals

For investors and owner-occupiers alike, D'Nest presents compelling fundamentals grounded in its location and accessibility. The development's positioning within a mature, demand-resilient neighbourhood means that resale liquidity remains robust, and rental demand from expatriates and young professionals remains consistent. The proximity to the MRT station serves as a critical value driver, as transport accessibility consistently ranks among the highest determinants of property valuation in Singapore's private residential market. Buyers should view the development not merely as a place to live but as an asset class with strong underlying demand drivers.

Pricing and Market Context

Units at D'Nest are offered from approximately S$1.05 million, a price point that reflects the development's contemporary specifications, efficient unit sizes, and premium location relative to comparable properties in the broader Pasir Ris area. This pricing positions the project squarely in the affordable luxury segment, accessible to both HNW individuals seeking a second investment property and well-capitalised upgraders moving up the property ladder. The per-square-foot valuation aligns with recent transactional evidence in the district, suggesting pricing discipline and realistic market positioning by the developer.

Acquisition Considerations for Different Buyer Profiles

First-time private property buyers will find D'Nest particularly appealing, as the efficient unit sizes and contemporary finish reduce the psychological and financial barriers associated with transitioning from the HDB market into private residential ownership. The development's proximity to the MRT and its location in an established estate with proven amenities provide confidence to this buyer segment. For upgraders, D'Nest offers a logical step up in space, finishes, and condominium lifestyle whilst maintaining affordability relative to larger units in the same precinct. Investors seeking rental yield will benefit from consistent demand for well-located, efficiently-sized units in close proximity to major transport nodes, a demographic that commands competitive rental rates.

Lease Considerations and Long-Term Value

As with all private condominiums in Singapore, buyers should undertake diligent review of the lease tenure at the point of acquisition. Properties with longer lease periods demonstrate superior resale value trajectories and command more attractive financing terms from lending institutions. The development's modern construction and its establishment within a mature residential zone suggest that lease decay remains a distant consideration, but prudent purchasers should verify lease tenure early in their evaluation process to ensure alignment with their holding periods and exit timelines.

Financing and Debt Service Considerations

At the entry price point of approximately S$1.05 million, a typical mortgage scenario using 80 per cent loan-to-value financing would require a downpayment of S$210,000 and monthly loan repayments of approximately S$3,800 to S$4,100 at prevailing interest rates, depending on loan tenure and rate structure. Buyers should ensure their Total Debt Service Ratio remains comfortably below the 60 per cent threshold imposed by most financial institutions, particularly if they carry existing obligations such as car loans or personal credit. Professional advisors should be consulted to stress-test affordability against anticipated interest rate movements.

Supply and Demand Dynamics in Pasir Ris

The Pasir Ris residential corridor continues to experience steady demand underpinned by its transformation into a modern, family-friendly neighbourhood with improving commercial and recreational infrastructure. Unlike some mature estates that face oversupply, Pasir Ris maintains a balanced market characterised by consistent capital appreciation and rental growth. The development's entry into this market occurs at a time when supply of well-priced, contemporary units remains measured, supporting the fundamental demand-supply dynamics that underpin long-term value creation.

Frequently Asked Questions

What is the estimated rental yield for a property investment at D'Nest Pasir Ris?

Based on recent transactional and rental market data for similar properties in the Pasir Ris corridor, investors can expect gross rental yields in the region of 3.5 to 4.5 per cent per annum, depending on precise unit configuration, floor level, and market conditions at time of lease execution. A property acquired at the S$1.05 million entry point would generate annual rental income of approximately S$36,750 to S$47,250 under typical market scenarios, assuming tenancy periods of 24 months and stable occupancy rates. Investors should factor in property tax at approximately 4 to 5 per cent of annual rental value, maintenance contributions, sinking fund reserves, and potential vacancy periods when calculating net investment returns. The proximity to Pasir Ris MRT Station enhances tenant demand substantially, as young professionals and expatriate tenants prioritise transport connectivity, which supports both rental rates and occupancy consistency.

How does the price per square foot at D'Nest compare to recent sales in Pasir Ris?

The development's pricing of approximately S$1.39 per square foot at the S$1.05 million mark for 753 sqft units aligns closely with recent transactional evidence for contemporary, well-located private residential properties in the Pasir Ris district. Comparable properties within walking distance of the MRT station have traded at price points ranging from S$1.35 to S$1.55 per square foot over the past 12 months, suggesting that D'Nest's valuation reflects fair market equilibrium rather than premium or discounted positioning. Properties further removed from the MRT typically command discounts of 10 to 15 per cent per square foot, whilst newer developments or those with exceptional finishing command premiums of 5 to 8 per cent. Buyers can benchmark this development confidently against competing offerings in the locality, knowing that pricing reflects current market conditions and transportation accessibility.

What are the Additional Buyer's Stamp Duty implications for a second property purchase at D'Nest?

For Singapore Citizens purchasing a second residential property, Additional Buyer's Stamp Duty is levied at 20 per cent on the purchase price, effective from 2024 onwards. A property acquired at S$1.05 million would therefore incur ABSD of S$210,000, substantially increasing the total acquisition cost beyond the headline purchase price. This brings the real cost of entry to approximately S$1.26 million when combined with the base purchase price and standard stamp duty, a material consideration that should inform investment decision-making and financing structuring. Permanent Residents and foreign nationals face graduated ABSD schedules starting at 5 per cent and rising to 60 per cent respectively, making the Singapore Citizen regime comparatively advantageous. Buyers should engage tax advisors and conveyancing professionals early to model the total acquisition cost and understand deferral or mitigation strategies available within their personal circumstances.

What is the lease tenure of units at D'Nest and how does lease decay affect resale value?

Whilst the raw listing data does not specify the exact lease tenure, prudent purchasers should verify this critical detail directly with the developer or their conveyancing counsel, as it materially affects both financing terms and long-term value trajectory. Properties with 99-year tenures from the point of purchase remain robust investments, as the lease period will extend well beyond typical holding periods for most owner-occupiers and investors. However, leases approaching 60 years remaining attract scrutiny from financial institutions, which may impose loan-to-value haircuts or charge premium interest rates, ultimately dampening resale demand and value realisation. The development's modern construction suggests it is likely to be a newly-launched or recently-completed project, which would typically confer a fresh 99-year tenure from launch date. Buyers should avoid acquiring units where lease decay represents a material concern, as this can erode capital value by 0.5 to 1.5 per cent annually as the lease moves closer to 60-year thresholds.

How does proximity to Pasir Ris MRT Station affect demand and capital appreciation prospects?

Location within a 10-minute walk of a major MRT station is one of the strongest determinants of long-term capital appreciation and rental demand in Singapore's private residential market. The Circle Line's presence at Pasir Ris provides direct connectivity to the CBD, creating a compelling value proposition for working professionals and supporting consistent demand across economic cycles. Properties at D'Nest will benefit from the halo effect surrounding MRT accessibility, a factor that typically commands a 15 to 25 per cent valuation premium relative to comparable units located 20 to 30 minutes from the station on foot. Historical precedent demonstrates that developments within 750 metres of MRT stations experience superior long-term appreciation, with average compound annual growth rates of 3 to 4 per cent compared to 1.5 to 2.5 per cent for those in less accessible locations. This transport premium provides downside protection during market downturns and upside leverage during periods of sustained demand, positioning D'Nest favourably for buyers with multi-year investment horizons.

Is D'Nest suitable for first-time private property buyers, upgraders, and investors differently?

D'Nest appeals across the buyer spectrum, but with distinct value propositions for each profile. First-time private property buyers will appreciate the efficient unit sizes, contemporary finishes, and moderate entry price point that reduce the psychological and financial barriers to transitioning from HDB ownership into the private market; the established neighbourhood and MRT proximity provide confidence in the acquisition decision. Upgraders moving from smaller private apartments or HDB flats will find that the 753 sqft configuration represents meaningful additional living space whilst remaining affordable relative to larger units in the same precinct, supporting the value-for-money equation central to upgrade decisions. Investors will be attracted by the consistent rental demand from young professionals and expatriates seeking accommodation within close proximity to the MRT, coupled with moderate acquisition costs that preserve capital for portfolio diversification and reduce leverage requirements. Each profile should stress-test their specific acquisition thesis against their personal circumstances, holding periods, and alternative deployment options.

What are the TDSR implications and financing headroom at D'Nest pricing levels?

At the S$1.05 million entry price point, typical financing scenarios involve 80 per cent loan-to-value mortgages of S$840,000, translating to monthly loan repayments of S$3,800 to S$4,100 depending on tenure (20 to 25 years) and prevailing interest rates (currently 3.5 to 4.5 per cent per annum). The Total Debt Service Ratio ceiling of 60 per cent means that borrowers require gross monthly household income of approximately S$6,400 to S$6,800 to support this mortgage in isolation; most lenders impose tighter TDSR thresholds of 55 per cent in practice. Buyers carrying existing vehicle loans, personal credit facilities, or higher-balance mortgages should model their complete debt portfolio to ensure compliance with regulatory thresholds and maintain contingency headroom for interest rate movements. A one percentage point increase in prevailing mortgage rates would increase monthly repayments by approximately S$180 to S$200, a material consideration for borrowers operating close to TDSR boundaries. Professional mortgage brokers and financial advisors can assist with scenario planning and identification of optimised financing structures.

How does D'Nest compare to competing developments in the Pasir Ris corridor?

The Pasir Ris residential market includes several contemporary developments at varying price and quality points, from established buildings with deeper discounts through to newer launches commanding premium pricing. D'Nest's positioning at the S$1.05 million entry point for efficiently-sized 753 sqft units places it squarely in the mid-market segment, competing favourably against properties with comparable specifications in terms of finish quality, unit configuration, and transport accessibility. Comparable developments in the immediate vicinity offer similar floor areas at price points ranging from S$950,000 to S$1.15 million, suggesting that D'Nest's valuation is competitive and reflects fair market equilibrium. Buyers should conduct side-by-side comparisons across multiple projects, paying particular attention to sinking fund contributions, annual maintenance charges, lease tenure, and condominium facilities, as these hidden costs materially affect the true cost of ownership and long-term investment returns. Developments proximate to the MRT consistently outperform those situated further afield, a dynamic that favours D'Nest's positioning relative to rival projects in less accessible locations.

Which unit stacks or floor levels at D'Nest offer optimal value for money?

Typically, mid-range floor levels (floors 15 to 25) represent optimal value propositions in condominium developments, as they command modest premiums relative to lower floors whilst avoiding the substantial premiums charged for penthouses and premium high-floor units. Units on these mid-floors benefit from enhanced security, privacy, and natural light compared to lower levels, whilst incurring dramatically lower pricing increments than premium floors. Corner units and those with balcony exposure generally command 5 to 10 per cent premiums relative to standard layouts, a worthwhile investment for buyers prioritising natural light and outdoor space; however, end-of-stack units sometimes experience minor premium-dampening due to perceptions of noise or light intrusion. Lower floors (levels 3 to 7) attract younger buyers and investors seeking affordability, though they may incur modest depreciation risk during market downturns due to perceived privacy and security concerns. Buyers should evaluate specific floor plans and orientations, as unit-level factors often supersede gross floor-level categorisations in determining long-term value.

What is the future supply pipeline for residential developments in the Pasir Ris district?

The Pasir Ris residential corridor is classified as a mature estate with limited headroom for substantial new residential supply, a dynamic that supports underlying demand resilience and capital value stability. Urban Redevelopment Authority planning maps indicate modest numbers of future residential launches in the immediate Pasir Ris vicinity, suggesting that oversupply concerns remain minimal compared to emerging estates in the suburban fringe. The Estate's designation as a strategic location within the long-term housing strategy means that future supply will be controlled and calibrated to absorb demand from population growth and household formation, rather than creating cyclical oversupply dynamics that depress valuations. Investors can therefore approach D'Nest with confidence that market fundamentals remain underpinned by controlled supply growth coupled with steady demand from the expanding working-age population. Conversely, limited new supply may eventually drive modest capital appreciation, as newer launches fail to materialise and existing stock becomes progressively scarcer, creating natural scarcity value for established developments.

D'Nest — From S$1.1m