Type

Units

Min Area

Price Range

2 BR

775 sqft

S$1.2M

4 BR

1410 sqft

S$2.3M

Property Highlights

Condo development with 3 units currently available.
Prices currently range from S$1.2M to S$2.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$236K on this acquisition.
Located 9 min (750 m) from CP1 Pasir Ris MRT Station.

Interested in this property?

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

D'Nest: A New Residential Landmark in Pasir Ris

D'Nest represents a significant addition to Pasir Ris's residential landscape, bringing contemporary living standards to one of Singapore's most sought-after eastern districts. Situated along Pasir Ris Grove, the development captures the essence of a maturing neighbourhood that has evolved from a dormitory precinct into a vibrant regional hub. The project's strategic positioning within this area reflects growing investor and owner-occupier confidence in the North-East Corridor, where infrastructure investment and population density continue to strengthen fundamentals.

The development is strategically positioned just 750 metres from Pasir Ris MRT Station, a significant advantage for commuters relying on the North-East Line (NE Line) for connectivity to the city centre and other parts of the island. This accessibility translates into tangible benefits for working professionals, families seeking school proximity, and investors targeting rental demand from the corporate workforce. The MRT connection also enhances the broader appeal of Pasir Ris as a location, contributing to sustained interest in residential properties across multiple price points.

Location and Connectivity Advantages

D'Nest's address on Pasir Ris Grove positions it within a neighbourhood undergoing sustained improvement in social and commercial infrastructure. The area benefits from the maturity of Pasir Ris as an estate, with established shopping centres, dining options, and recreational facilities already in place. Residents enjoy direct access to the Pasir Ris Regional Centre, which functions as a secondary business hub and retail destination, reducing reliance on city-centre amenities for everyday needs.

The North-East Line connection is particularly valuable for professionals working in the central business district, Marina Bay, or along the EastCoast corridor. The nine-minute walk to Pasir Ris Station positions D'Nest within the catchment of tenants and buyers who prioritise time efficiency in their daily routines. This transport advantage has historically supported capital appreciation in properties near major MRT nodes, and D'Nest benefits from this established pattern of demand.

Unit Configuration and Space Planning

The development offers thoughtfully proportioned units across multiple configurations, with two-bedroom offerings featuring approximately 775 square feet of gross floor area. This sizing reflects contemporary preferences for flexibility and functional layouts, appealing equally to owner-occupiers wanting comfortable family living and investors targeting the rental market. The quantum of space balances practical living requirements with efficient land use, a hallmark of modern Singapore residential design.

Unit layouts at D'Nest are engineered to maximise natural light, ventilation, and internal flow—critical factors in tropical climates where cross-ventilation reduces cooling costs and enhances livability. The scale of typical units aligns with the preferences of upgraders moving from HDB flats or smaller private properties, whilst also attracting younger households and couples prioritising accessibility over sprawl.

Pricing and Market Position

D'Nest's entry-level pricing from approximately S$1.18 million positions it competitively within the Pasir Ris residential market. This price point reflects the district's relative maturity compared to newer growth corridors, whilst accounting for the premium associated with MRT proximity and contemporary construction standards. For investors analysing per-square-foot metrics, units at D'Nest demonstrate value when benchmarked against recent transaction evidence in the surrounding area, though individual unit positioning and floor heights naturally command variation.

The pricing structure appeals to first-time upgraders seeking to exit the HDB market with limited capital appreciation requirements, established family units seeking additional investment property, and high-net-worth individuals building diversified residential portfolios. The variety of configurations and price bands within the development ensures appeal across multiple buyer demographics, a structural advantage for developer sales velocity and secondary market liquidity.

Investment Considerations and Rental Demand

D'Nest attracts significant interest from portfolio-building investors targeting the North-East Corridor, where consistent rental demand is underpinned by the area's residential density and employment hubs. The proximity to Pasir Ris MRT Station generates tenant demand from professionals working in disparate locations across the island, reducing over-reliance on any single employment cluster. Units at D'Nest, particularly those in larger configurations, command rental rates competitive with surrounding completed projects, though individual unit characteristics and floor levels influence achievable yields.

For investors utilising leverage, financing headroom at D'Nest's price points typically accommodates existing TDSR (Total Debt Service Ratio) obligations, particularly for joint applicants with combined household income above S$10,000 monthly. However, prospective investors must account for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% applicable to a Singapore Citizen's second residential property purchase, a material consideration in yield modelling and break-even analysis. This duty effectively increases the capital outlay and timing of cash flow recovery, requiring disciplined underwriting of rental income expectations.

Leasehold Duration and Depreciation Risk

As a leasehold property, D'Nest units carry an implicit depreciation profile as the lease matures. Properties at the 99-year mark at the time of construction will experience accelerating value erosion as they approach the 80-year threshold, a well-documented phenomenon in Singapore's property market. Buyers and investors should factor lease decay into long-term holding assumptions, particularly if planning to own beyond 10-15 years.

Refinancing and resale velocity typically diminish as leasehold properties approach mid-life, though D'Nest's contemporary design and location may mitigate this risk relative to older stock. Financial institutions progressively reduce loan-to-value ratios for properties in their later lease years, constraining future buyer pool financing accessibility and depressing secondary market pricing. Forward-thinking investors at D'Nest should plan for holding periods of 5-10 years, aligning exit strategy with the property's lease profile.

Neighbourhood Character and Lifestyle Appeal

Pasir Ris has matured into a self-sufficient residential township with comprehensive amenity infrastructure, from specialist medical centres to educational institutions and recreational parks. D'Nest residents enjoy proximity to the Pasir Ris Town Park, East Coast Parkway for outdoor recreation, and a network of dining and retail destinations spanning multiple price points. This lifestyle context differentiates Pasir Ris from newly opened greenfield estates, where amenity roll-out remains incomplete and tenant bases are still crystallising.

The neighbourhood attracts families prioritising school accessibility and recreational facilities, as well as retirees seeking mature estates with established infrastructure and a lower traffic volume than central Singapore. These demographic preferences underpin stable rental demand and owner-occupier interest across market cycles, providing resilience to D'Nest's investment thesis.

Comparative Market Position

D'Nest's competitive set includes recently completed or ongoing developments across Pasir Ris and the broader North-East Corridor, many commanding premium pricing due to location attributes or novel design propositions. D'Nest's value proposition rests on its MRT proximity, established neighbourhood context, and competitive pricing, positioning it as an accessible option for budget-conscious upgraders and yield-focused investors. Prospective buyers should commission a comparative market analysis against recent transactions in Pasir Ris and adjacent precincts to validate assumptions around price appreciation and rental yields.

Future Supply and District-Level Demand Drivers

The pipeline of new supply in Pasir Ris and the broader North-East Corridor will influence long-term capital appreciation and rental yield sustainability at D'Nest. However, the maturity of Pasir Ris as a township and its established position as a secondary residential hub provide structural support for demand, even amidst new supply influx. Population growth in the eastern zone and ongoing upgrades to the North-East Line's connectivity support medium-term fundamentals, though buyer expectations must remain realistic relative to growth rates in city-centre or emerging locations.

Frequently Asked Questions

What is the estimated rental yield on a two-bedroom unit at D'Nest?

Estimated rental yields at D'Nest typically range between 2.5% to 3.5% gross annual yield, depending on individual unit configuration, floor level, and market rental rates at the time of purchase. A two-bedroom unit at D'Nest commanding approximately S$1.18 million could yield gross monthly rental income in the region of S$2,450 to S$3,450, translating to the aforementioned annual yield band. These figures assume efficient leasing cycles and stable tenant demand, though actual yields are subject to market conditions, furnishing standards, and the investment buyer's ability to attract and retain quality tenants. Investors should conduct property-specific yield modelling rather than relying on development-wide averages, as floor stack, corner position, and internal configuration materially influence achievable rental rates.

How does D'Nest's per-square-foot pricing compare to recent Pasir Ris transactions?

D'Nest's per-square-foot pricing at approximately S$1,520 to S$1,600 psf (based on a two-bedroom unit of 775 sqft priced from S$1.18 million) sits within the competitive range for recent Pasir Ris transactions involving completed or near-completion projects in the immediate vicinity. Recent market evidence suggests completed developments in Pasir Ris have transacted within a S$1,450 to S$1,650 psf band, reflecting variations in age, proximity to MRT, and unit configuration. D'Nest's entry-level psf pricing suggests reasonable value positioning, though individual unit specifications, floor levels, and renovation standards can create significant variation around development-wide averages. Prospective buyers are advised to source recent transaction data from the Urban Redevelopment Authority (URA) for Pasir Ris postcodes to validate whether D'Nest's pricing aligns with recent market-clearing evidence.

What is the impact of ABSD on a Singapore Citizen's purchase of a second property at D'Nest?

Singapore Citizens purchasing a second residential property at D'Nest are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, meaning a buyer acquiring a unit priced at S$1.18 million would incur approximately S$236,000 in ABSD payable upon completion. This duty is calculated on the purchase price and represents a material increase to the capital outlay relative to first-property purchases, effectively reducing the buyer's equity position and impacting gross yield calculations for investment properties. ABSD liability should be incorporated into financial planning, particularly for investors using leverage, as the duty consumption reduces down-payment capacity and may constrain loan-to-value ratios available from financial institutions. Second-property buyers should factor the 20% ABSD into their investment thesis, as the upfront cost materially affects the breakeven horizon and return profile compared to purchasing a primary residence.

What is the lease decay risk profile for D'Nest properties, and how does this affect resale value?

D'Nest, as a leasehold development, carries inherent lease decay risk that will progressively compress resale values as the property approaches the 80-year lease mark and beyond. If the development holds a 99-year lease from completion, properties will begin experiencing material valuation pressure around year 25-30 of ownership, with acceleration as the lease approaches 60-70 years remaining. This lease decay dynamic is particularly acute for investors planning multi-decade holdings, as financial institutions typically reduce loan-to-value ratios for properties with less than 70 years remaining on the lease, materially constraining refinancing options and future buyer pool financing accessibility. Buyers at D'Nest should adopt a 5-10 year investment horizon aligned with the property's lease profile, allowing exit prior to substantial depreciation whilst retaining adequate lease tenor to attract a broad secondary market buyer base.

How does Pasir Ris MRT Station's proximity influence capital appreciation potential at D'Nest?

Proximity to MRT stations is one of the strongest capital appreciation drivers in Singapore's property market, and D'Nest's 750-metre distance from Pasir Ris MRT Station positions it within the highly desirable sub-kilometre catchment that commands sustained tenant and buyer demand. MRT connectivity anchors the investment case for D'Nest by ensuring consistent commuter demand, reducing reliance on single employment clusters, and supporting capital appreciation during growth phases of the property cycle. Historically, properties within 800 metres of MRT stations have appreciated at rates 1-2 percentage points above non-MRT-proximate peers during positive market cycles, though appreciation is contingent on broader district-level fundamentals, lease tenure, and macroeconomic conditions. The North-East Line's maturity and established ridership provide demand stability that supports medium-term capital appreciation, though buyers should not assume MRT proximity alone guarantees returns—neighbourhood context, supply-demand balance, and economic cycles remain material determinants of investment performance.

Is D'Nest suitable for high-net-worth investor portfolios, upgrader families, or first-time buyers?

D'Nest appeals across all three buyer profiles, though for different reasons. High-net-worth investors gravitate toward D'Nest as a defensive addition to diversified residential portfolios, leveraging Pasir Ris's stable rental demand and MRT connectivity without requiring substantial capital allocation relative to central Singapore assets; the 20% ABSD is an acceptable cost for institutional-quality tenants and long-term yield stability. Upgrader families find D'Nest compelling as a step up from HDB flats, offering contemporary construction, developed amenities, and location convenience at a price point accessible without extreme financial leverage. First-time buyer couples or young professionals benefit from D'Nest's affordable entry into private residential ownership and competitive rental yields if subsequently converted to investment properties as household circumstances evolve. The development's diverse unit configurations and pricing bands ensure broad appeal, though individual financial circumstances, investment horizons, and leverage preferences should drive unit-specific purchasing decisions rather than relying on development-wide generalisations.

What TDSR and financing headroom exist for typical D'Nest purchasers at current price points?

A D'Nest unit priced at S$1.18 million, with a 25% down payment of approximately S$295,000 and a loan quantum of S$885,000, will generate monthly mortgage servicing costs of roughly S$5,000-S$5,500 at current interest rates (assuming a 2.5-3% lending rate over 25-year terms). This monthly obligation presumes a household income of at least S$10,000-S$11,000 monthly to satisfy the Total Debt Service Ratio (TDSR) threshold of 60%, leaving limited headroom for additional borrowing or expenses for first-time buyers with existing financial commitments. Joint applicants with combined household income above S$15,000 monthly will enjoy considerably more financing flexibility and TDSR headroom, accommodating mortgage servicing whilst maintaining capacity for personal credit facilities and emergency reserves. Second-property buyers utilising investment leverage should model TDSR on a rental income basis, which typically assumes 80% of market rental rates, substantially constraining available loan quantum and requiring larger down-payment proportions relative to owner-occupier purchases.

How does D'Nest compare in value and amenity offerings to competing Pasir Ris developments?

D'Nest's competitive set includes recently completed or near-completion developments across Pasir Ris, most of which command premium valuations due to superior design credentials, amenity scale, or novel positioning within the market. D'Nest differentiates through competitive entry-level pricing (from S$1.18 million for two-bedroom configurations), MRT proximity, and a developed neighbourhood context offering immediate amenity access rather than reliance on future estate infrastructure roll-out. Competing developments in Pasir Ris often carry valuations 5-15% above D'Nest's entry price, though these premiums frequently reflect brand recognition, architectural distinction, or enhanced amenity offerings rather than fundamental location advantages. Prospective buyers should commission a detailed amenity audit across competing developments, including facility scale, maintenance standards, and resident demographic profiles, rather than assuming D'Nest's competitive pricing reflects material deficiency; indeed, value-conscious buyers may view D'Nest's positioning as a compelling alternative to over-priced neighbouring projects offering marginal location or amenity benefits.

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

Mid-level floor positions (generally 10th to 20th storeys, depending on the development's total height) typically offer the optimal balance of value and lifestyle appeal at D'Nest, capturing elevated views and reduced road noise without incurring the premium pricing commanded by penthouses or highest-level units. Lower-stack units (5th to 10th storeys) frequently offer better per-square-foot value than higher stacks whilst sacrificing minimal amenity benefit, making them attractive for yield-focused investors with a nine-year investment horizon. Ground and first-level units attract material discounts relative to mid-stack equivalents but carry depreciation risk due to perceived privacy constraints, ground-level flooding risk perception, and reduced views; sophisticated buyers may exploit these discounts if renovating for owner-occupation, but investors should approach lower stacks cautiously. Corner units throughout D'Nest generally command 5-8% premiums relative to equivalent-sized mid-stack units due to superior natural light and views, representing good value for image-conscious upgraders but questionable value for yield-focused investors whose tenants prioritise space-per-dollar over corner positioning. Floor-level selection should ultimately balance personal preference (or tenant appeal perception) with pricing evidence, rather than assuming development-wide conventions apply universally.

What future supply pipeline exists in Pasir Ris, and how might new completions affect D'Nest's appreciation trajectory?

The North-East Corridor, inclusive of Pasir Ris, has witnessed moderate new supply over recent years, with several projects at advanced construction or planning stages that will add competitive units to the district over the next 2-3 years. This pipeline is unlikely to materially suppress D'Nest's appreciation trajectory given Pasir Ris's population density, established rental demand, and MRT connectivity, which support multi-project absorption. However, investors should recognise that D'Nest's entry-level pricing advantage may compress as competing projects near completion and vie for the same buyer cohort, potentially moderating achievable appreciation rates relative to constrained-supply submarkets. The district-level supply context argues for ownership horizons of 5-7 years at D'Nest, allowing investors to capitalise on early-cycle appreciation before market saturation and new-project competition materialise. Prospective buyers should monitor URA project pipeline data and developer announcements for the Pasir Ris postcode to assess competitive supply timing and preserve informed investment decision-making relative to D'Nest's relative value proposition.

[For Sale] D'nest — From S$1.2M