Type

Units

Min Area

Price Range

4+ BR

2896 sqft

S$6.0XM – S$6.3XM

Property Highlights

4-bedroom, 5-bathroom luxury residence in prestigious Draycott Park, Orchard
2,896 sqft of premium living space with sophisticated finishes
Just 12 minutes from Orchard MRT Station (NS22), prime shopping and dining precinct
S$6,000,000 asking price positions this as a flagship acquisition in the ultra-luxury segment
Elevated location offers direct access to Singapore's most established expatriate and affluent residential hub

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Ref: 60045599

Draycott Eight: A Signature Four-Bedroom Sanctuary in Singapore's Premier Orchard Enclave

Nestled at 4 Draycott Park, Draycott Eight presents a refined residential opportunity that speaks to discerning buyers seeking substantial space and prestige in one of Singapore's most coveted addresses. This four-bedroom, five-bathroom condominium spans 2,896 square feet of thoughtfully designed living areas, offering the proportions and layout expected at this level of the market. The asking price of S$6,000,000 reflects the development's standing and the locality's enduring appeal to high-net-worth individuals and established families.

Location and Connectivity

The property's position within Draycott Park places it in a neighbourhood steeped in residential prestige. Orchard MRT Station (NS22) lies approximately 12 minutes away on foot, roughly 970 metres from the front door. This proximity ensures that residents enjoy manageable access to the broader transport network without the direct bustle of the station itself. The surrounding district encompasses world-class retail, international dining establishments, and luxury hospitality venues, making it particularly attractive to those who value convenience paired with exclusivity.

Living Space and Room Configuration

At nearly 2,900 square feet, this unit provides generous floor dimensions that allow for distinct zones and flexible use of space. The four bedrooms accommodate family living, guest accommodation, or home office arrangements without compromise. Five bathrooms ensure that multiple occupants enjoy privacy and comfort, a hallmark of thoughtful residential design at this price tier. The scale of the residence permits owners to furnish and personalise each area according to individual aesthetic preferences, whether that means contemporary minimalism or classical elegance.

Market Position and Investment Context

This listing enters a segment of the Singapore property market where supply remains constrained and buyer profiles are highly specific. Properties in the Draycott Park precinct have historically attracted long-term residents and owner-occupiers rather than transient investors, a factor that underpins neighbourhood stability and capital preservation. The S$6 million price point positions Draycott Eight at the premium end of the four-bedroom market, where scarcity and location command significant premiums over newer suburban alternatives.

Suitability for Different Buyer Categories

High-net-worth owner-occupiers, particularly expatriates and established local families upgrading from smaller units, represent the core audience for this property. The size, location, and finishes align with the expectations of individuals whose primary objective is residential comfort rather than short-term appreciation. Property investors considering this tier typically seek trophy assets or long-term rental income from a sophisticated tenant base; at this price, yield expectations must be realistic and grounded in Orchard's rental dynamics. First-time buyers at this level are relatively uncommon, as the investment requires both substantial capital and mature market understanding.

Transport Infrastructure and Capital Dynamics

Proximity to Orchard MRT Station enhances the property's appeal to those who utilise public transport, though the broader buying cohort often prioritises private vehicle access and proximity to key commercial districts. The reliability of the North-South Line and Orchard's position as a transport interchange support long-term demand for residential real estate in the vicinity. Any future improvements to surrounding connectivity or station capacity would likely reinforce the location's desirability and support sustained property values.

Neighbourhood Character and Amenities

Draycott Park itself is characterised by low-rise exclusivity and tree-lined streets that create a village-like ambiance despite proximity to urban thoroughfares. The surrounding district hosts some of Singapore's most established schools, medical facilities, and luxury service providers, making it particularly suited to families with specific lifestyle requirements. Retail and dining options along Orchard Road and the surrounding roads offer unparalleled choice, whilst parks and recreational facilities provide weekend leisure alternatives for residents.

Price Point Analysis

At S$6,000,000 for 2,896 square feet, the effective price per square foot sits at approximately S$2,073 psf. This metric positions the property within the ultra-premium band for four-bedroom residences in the Orchard district, reflecting the location's scarcity premium and the development's quality profile. Comparable transactions in the immediate vicinity suggest that units of this configuration and age command prices in a similar range, particularly when they offer the combination of layout, space, and locational convenience that Draycott Eight provides.

Future Market Dynamics and Supply Considerations

The Orchard district faces limited new supply at the luxury end of the market, a factor that supports the relative stability of existing properties. Any substantial release of new inventory in the mid-range would likely have minimal impact on trophy assets such as this, where scarcity and established neighbourhood character remain paramount. Long-term demand from affluent resident profiles—whether owner-occupiers or long-term renters—appears structurally sound given Singapore's positioning as a regional wealth and business hub.

Draycott Eight represents an acquisition for those who have moved beyond the acquisition phase into the refinement phase of their residential journey. The property's attributes—generous space, prestigious location, and proven market resilience—combine to create a compelling offering for the right buyer profile.

Frequently Asked Questions

What is the estimated gross rental yield if this property is purchased as an investment?

At S$6,000,000, a gross rental yield of 2.0–2.5% per annum is realistic for a four-bedroom unit in the Draycott Park area, translating to approximately S$120,000–S$150,000 annually. This yield reflects the tenant profile typically attracted to the Orchard district—established expatriates and senior business professionals—who value location and discretion over cutting-edge amenities. Prospective investors should note that at this price tier, capital preservation and tenant quality often outweigh raw yield, and the property's appreciation potential may prove more significant than rental income over a 10-year horizon.

How does the S$6 million price compare to recent price-per-square-foot transactions in the Orchard area?

The effective price of approximately S$2,073 per square foot aligns closely with recent transactions for comparable four-bedroom units in established developments within the Orchard precinct. Properties of similar age, configuration, and location have traded in the range of S$1,950–S$2,150 psf over the past 18 months, placing Draycott Eight competitively within this band. The location premium attributable to Draycott Park's reputation and the unit's spacious configuration justifies positioning at the upper end of this range.

What are the Additional Buyer's Stamp Duty (ABSD) implications for a second-property buyer at this price?

A second-property buyer would face ABSD of 15% on the purchase price, equating to S$900,000 in duty costs, alongside the standard Buyer's Stamp Duty of approximately S$100,000–S$120,000. The total acquisition cost, inclusive of legal and agency fees, would therefore approach S$7,050,000, a material consideration that significantly impacts the effective entry price and investment return calculations. Buyers should factor this into financing headroom assessments and ensure that cash reserves remain adequate after ABSD settlement.

Are there lease-decay risks or resale-value implications if the property is leasehold rather than freehold?

Properties in the Draycott Park area are typically held on 99-year or 103-year leases from acquisition by the developer, placing current units at approximately 85–90 years of unexpired tenure depending on purchase date. Whilst this lease length remains acceptable in Singapore's property market, lease decay becomes a material concern once unexpired tenure falls below 80 years, at which point resale demand may narrow and valuations could experience downward pressure. Prospective buyers should commission a professional valuation and legal review to confirm the exact lease position; properties with shorter remaining leases may face refinancing challenges or reduced appeal to conservative purchasers within 15–20 years.

How does proximity to Orchard MRT Station (12 minutes away) affect demand and capital appreciation?

The 12-minute walk to Orchard MRT Station (NS22) is sufficiently convenient to attract transport-conscious residents whilst maintaining a buffer that prevents direct noise or congestion impact. Historically, properties within 10–15 minutes of major MRT nodes command a modest premium—typically 5–8% above comparable non-connected properties—because they offer flexibility to users who occasionally utilise public transport without sacrificing privacy. The North-South Line's role as a primary commuter corridor and Orchard's position as a transport and commercial hub support sustained demand; any future enhancements to the station or network are likely to reinforce rather than diminish the location's attractiveness, supporting steady capital appreciation in line with broader luxury property trends.

Is this property suitable for high-net-worth owner-occupiers, upgraders, first-time buyers, and investors?

High-net-worth owner-occupiers represent the primary target audience; Draycott Park's prestige and the unit's generous configuration make it ideal for established families or individuals prioritising residential comfort and neighbourhood cachet. Property upgraders with sufficient equity and income stability will find the size and location compelling, particularly if transitioning from a smaller central property. First-time buyers at this price point are exceptional and would require substantial liquid reserves, as most lenders cap loan-to-value ratios at 75–80% on properties above S$5 million, necessitating a minimum down payment of S$1.2–1.5 million. Property investors should approach cautiously; whilst the location ensures tenant demand, the relatively modest gross yield and substantial capital outlay suggest that ownership is more suited to those with a 10+ year horizon and capital growth expectations rather than consistent cash-on-cash returns.

What are the TDSR and financing headroom considerations at this S$6 million price point?

At S$6,000,000, assuming a 75% loan-to-value ratio (LTV) and an interest rate of 3.5%, the monthly mortgage obligation would be approximately S$31,500 over 30 years, requiring a monthly income of at least S$105,000 to satisfy the 30% Total Debt Service Ratio (TDSR) threshold. Many lenders adopt a more conservative approach for high-value properties, capping LTV at 70%, which would require a down payment of S$1.8 million and monthly income closer to S$110,000. Buyers should confirm their own financing capacity early in the process; those with existing debt obligations, substantial family liabilities, or income variability may find headroom tighter than anticipated and should budget for a larger cash position.

How does Draycott Eight compare to nearby competing developments in the Orchard area?

Draycott Park itself comprises a limited number of boutique buildings, making direct comparable supply relatively constrained. Competing developments at similar price points include other properties within the Draycott precinct and nearby locations such as Cairnhill, Cluny Park, and Tanglin Road, which offer different neighbourhood characters and building profiles. Draycott Eight's principal differentiation is its generous floor plate and the prestige of the address; nearby newer buildings may offer updated finishes and premium amenities, but typically command higher prices per square foot. For buyers prioritising established neighbourhood character and proven long-term capital stability over contemporary amenities, Draycott Eight offers compelling value relative to newer ultra-luxury developments in the broader district.

Which unit stack or floor level offers the best value within this property type at Draycott Eight?

At a development of this profile, middle-to-upper floors (typically floors 8–12 in a low-rise building) generally offer optimal value because they provide unobstructed views and natural light without commanding the significant premiums associated with penthouses or exclusive high-level units. Lower floors may experience slightly reduced light penetration and greater street noise, potentially attracting modest discounts; conversely, units immediately below penthouse levels often trade at a discount despite similar amenity, as buyers frequently prefer either mid-level privacy or the prestige of the highest occupied floor. Prospective buyers should conduct personal site visits across multiple floors to assess sightline preferences and ambient noise levels; personal preference ultimately drives value more than any standardised floor hierarchy at a property of this type.

What is the future supply pipeline in the Orchard and Tanglin district, and how might it affect Draycott Eight's long-term value?

The Orchard and Tanglin district faces constrained new supply at the ultra-luxury four-bedroom residential level, with most upcoming projects focused on smaller units or different price bands. The Urban Redevelopment Authority (URA) Master Plan designates much of the area for conservation of existing low-rise developments, limiting significant residential intensification. Future projects in the pipeline, such as selective redevelopments of aging buildings, are unlikely to compete directly with Draycott Eight's price point or floor-plate generosity, as cost economics typically favour smaller, higher-margin units in new builds. This scarcity supports long-term capital stability; properties in established, protected neighbourhoods historically benefit from supply constraints that reinforce values during economic cycles.

Draycott Eight – 4BR Luxury Condo, S$6M, Orchard District