Type

Units

Min Area

Price Range

6 BR

3800 sqft

S$15M

Property Highlights

Landed development with 1 unit currently available.
Prices currently start from S$15M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$3M on this acquisition.
Located 12 min (1000 m) from CR16 Maju MRT Station.

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An Exceptional Detached Residence in Ulu Pandan with Panoramic Park Vistas

The Ulu Pandan neighbourhood stands as one of Singapore's most coveted residential enclaves, characterised by tree-lined streets, generous plot sizes, and a distinctly tranquil atmosphere that belies its proximity to major commercial districts. This elevated bungalow epitomises the calibre of freehold detached housing that defines the area's prestige—a residence designed to capture expansive park views whilst preserving the privacy and exclusivity expected at this tier of the market. The property commands a substantial footprint across its 8,145 square feet of freehold land, whilst the built structure spans 3,800 square feet of meticulously appointed living space, accommodating six generously proportioned bedrooms and five bathrooms that reflect the expectations of discerning buyers.

The architectural orientation of this bungalow has been conceived to maximise the visual amenity of the adjacent parkland, a feature that elevates both the aesthetic appeal and the long-term desirability of the property. For purchasers seeking a primary residence with room for extended family, guest accommodation, or live-in domestic staff, the floor plan offers considerable flexibility. The land area permits scope for future enhancement or reconfiguration, should the owner wish to undertake renovations or value-add improvements aligned with contemporary lifestyle preferences.

Strategic Location within the Dunearn–Clementi Corridor

The property's address positions it within the wider Dunearn–Clementi neighbourhood, a district that has witnessed sustained interest from both owner-occupiers and investors over the past decade. This corridor benefits from its adjacency to the Central Expressway and the Ayer Rajah Expressway, facilitating swift access to the Central Business District, Singapore's southern industrial zones, and the airport. Simultaneously, the area maintains its residential character through deed restrictions and planning policies that preserve greenery and control density. The proximity to quality educational institutions—including both international and local schools of note—makes this district particularly attractive to families with school-going children.

Immediate surroundings offer a mix of specialist retail, dining establishments, and wellness facilities that cater to the affluent residential demographic. The neighbourhood's established infrastructure, combined with its scarcity value given limited new launch activity, underpins sustained capital preservation for serious long-term holders.

Transport Connectivity and MRT Accessibility

The property sits approximately 12 minutes' walk—roughly 1,000 metres—from Maju MRT Station (CR16), which forms part of the Circle Line network. This proximity to mass rapid transit is a significant determinant of future demand and rental yield potential. Whilst the location is not immediately adjacent to the station, the walking distance remains manageable and places the property firmly within the catchment of commuters seeking freehold residential space with MRT accessibility. Circle Line connectivity provides direct links to premium office precincts such as Marina Bay, the CBD, and Jurong East, enhancing appeal for executive owner-occupiers and institutional investors targeting premium rental tenants.

The presence of reliable public transport infrastructure has historically served to insulate freehold properties in this corridor from significant capital depreciation, even during cyclical market downturns. Accessibility to Maju MRT also simplifies logistics for prospective tenants evaluating the property for long-term rental arrangements, particularly expatriate executives and corporate families who value transport convenience.

Market Positioning and Buyer Suitability

A freehold bungalow of this scale and location appeals to several distinct purchaser profiles. High-net-worth individuals seeking a flagship Singapore residence, particularly those with family offices or significant regional business interests, view such properties as stable capital repositories and lifestyle anchors. Established local families undertaking their final upgrade to a larger principal residence find the six-bedroom, five-bathroom layout well-suited to multi-generational living arrangements. Institutional investors and family offices, increasingly active in the Singapore freehold detached housing segment, recognise the scarcity value and inelastic supply of such properties, which supports medium-to-long-term capital appreciation.

For first-time property buyers, a property at this price point typically falls outside consideration given the sums required for equity and the financing challenges posed by bank lending criteria. However, for investors with substantial existing property portfolios seeking geographic and typological diversification, this asset class merits serious evaluation as a counterbalance to commercial real estate or leasehold residential holdings.

Investment Yield Potential and Rental Dynamics

Freehold bungalows in the Ulu Pandan–Dunearn corridor command rental premiums that reflect their scarcity, architectural quality, and suitability for high-income expatriate families and corporate relocations. Gross rental yields on such properties typically range between 2.0 and 3.0 percent per annum, with the variance dependent upon tenant profile, furnishing standard, and willingness to accept lease terms shorter than the traditional two-year corporate tenancy. A property of this calibre, marketed strategically to corporate relocation specialists and family office networks, may attract premium-rate tenants willing to pay a tangible rental premium in exchange for freehold tenure, privacy, and park-facing views. Net yield, following property taxes, maintenance reserve contributions, and agent commissions, typically settles between 1.5 and 2.2 percent, making the investment case contingent upon capital appreciation expectations and broader portfolio diversification objectives rather than yield-chasing alone.

Financing Considerations and Buyer's Stamp Duty

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20 percent, calculated on the purchase price or market value, whichever is higher. This duty significantly increases the total cost of acquisition for second-property purchasers and must be factored into the investment case and financing structure. For a property valued in the mid-to-upper millions, ABSD creates a material cash outlay separate from the mortgage drawdown, and prudent purchasers should ensure adequate liquidity to cover stamp duties, legal costs, and survey fees without reliance on leverage.

Banks typically offer loan-to-value (LTV) ratios of between 60 and 75 percent for freehold residential properties in prime locations, though individual loan amounts and tenure may be constrained by the borrower's total debt servicing ratio (TDSR) ceiling. For purchasers with stable, verifiable income streams and limited existing debt, mortgage financing remains accessible; however, the absolute loan size required for a multi-million-dollar purchase may necessitate high absolute income levels to satisfy TDSR thresholds. First-time buyers or those with complex income structures may face tighter bank scrutiny, and some institutional lenders maintain more conservative lending policies for bungalow properties given their smaller addressable market and higher per-unit risk exposure.

Comparative Market Analysis and Peer Properties

Detached bungalows in the Ulu Pandan–Dunearn–Clementi corridor have historically traded within a broad price range reflecting age, state of renovation, land area, and specific amenity features. Recent market data suggests per-square-foot (PSF) values for freehold detached houses in this area fluctuate between S$3,500 and S$5,500 PSF of built area, depending upon transaction recency and property condition. The Ulu Pandan address benefits from historical brand recognition and consistent demand from the corporate expatriate segment, which has supported stable pricing. Competing properties in the immediate area include similarly aged bungalows in the Dunearn Road, Jalan Jurong Kechil, and Clementi Avenue 2 precincts, though the specific configuration of park-facing elevation and land area affects comparability. Prospective purchasers are advised to conduct a thorough peer transaction review via official land authority records, given the heterogeneous nature of bungalow transactions and the influence of property-specific factors on valuation.

Future District Planning and Supply Pipeline

The Clementi and Dunearn areas are mature, established residential neighbourhoods with limited capacity for new major residential development under the Master Plan. The preservation of low-density character is an explicit planning objective, which supports the scarcity value of existing freehold detached housing and constrains future competitive supply. However, governmental land acquisition, infrastructure projects, or unforeseen changes in planning policy could theoretically impact the neighbourhood's future profile, though such scenarios remain speculative and low-probability. Over a five-to-ten-year horizon, the combination of supply scarcity, demographic demand from affluent upgraders, and institutional investment interest suggests stable-to-appreciative capital value trajectories, provided the property is maintained to contemporary standards and the broader Singapore economy remains resilient.

Long-term purchasers should evaluate this property against their personal housing horizon and financial objectives rather than attempting to time short-term market cycles, which are notoriously difficult to predict in the freehold detached housing segment.

Frequently Asked Questions

What rental yield can a buyer expect if this property is purchased as an investment?

Freehold bungalows in the Ulu Pandan–Dunearn corridor typically generate gross rental yields between 2.0 and 3.0 percent per annum, with the range reflecting tenant calibre, lease flexibility, and furnishing standards. Premium corporate tenants, particularly expatriate families and family office placements, are willing to pay tangible rental premiums for freehold tenure, privacy, and the property's park-facing elevation, which may push gross yields toward the upper end of this range. Net yield, after accounting for property tax, maintenance reserves, and agency commissions, typically settles between 1.5 and 2.2 percent, making the investment case contingent upon capital appreciation expectations and portfolio diversification rather than yield-chasing alone.

How does the price per square foot compare to recent detached bungalow transactions in the same district?

Recent freehold detached house transactions in the Ulu Pandan–Dunearn–Clementi corridor suggest per-square-foot valuations ranging between S$3,500 and S$5,500 PSF of built area, contingent upon age, renovation state, and property-specific amenities. The property's size of 3,800 square feet of built space places it within the mid-to-premium tier of the market, and its park-facing elevation and land area are material value drivers relative to comparable units. To establish precise comparative positioning, prospective buyers should review official land registry transactions and recent agent reports, as the heterogeneous nature of bungalow sales makes aggregate PSF comparisons less reliable than detailed peer transaction analysis.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens purchasing this as a second residential property?

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20 percent, calculated on the purchase price or market value, whichever is higher. For a property in the mid-to-upper millions, this equates to a substantial cash outlay that must be settled at completion and is not typically incorporated into mortgage financing. Prudent purchasers should ensure adequate liquidity to cover ABSD alongside conveyancing fees, survey costs, and legal disbursements without reliance on leverage, as this materially increases the total acquisition cost beyond the headline purchase price.

Is there lease decay risk, and how does freehold tenure affect resale value and long-term capital preservation?

This property is freehold, which eliminates the lease decay risk that affects leasehold residential assets in Singapore. Freehold tenure is a significant structural advantage, as it preserves capital value indefinitely and avoids the compounding depreciation that occurs when leasehold terms fall below 80 years. The freehold status underpins the property's appeal to institutional investors and multigenerational family purchasers, who value the absence of future lease-top-up costs or the need to negotiate lease extension packages. Over a 20-to-30-year holding period, freehold tenure provides substantially more robust capital preservation than leasehold equivalents, provided the property is maintained to contemporary standards.

How does proximity to Maju MRT Station (12 minutes' walk) affect future demand and capital appreciation prospects?

The property's location approximately 1,000 metres from Maju MRT Station positions it within the catchment of commuters seeking freehold residential space with direct Circle Line connectivity to premium office precincts such as Marina Bay and the CBD. This accessibility is a material demand driver for both owner-occupiers and rental tenants, particularly expatriate executives and corporate families who value transport convenience. Historically, freehold properties within walking distance of mass rapid transit in established neighbourhoods have demonstrated greater resilience during cyclical downturns and more consistent capital appreciation than equivalent properties lacking MRT accessibility, as the transport amenity narrows the pool of substitutable alternatives.

Which buyer profiles is this property best suited to, and what are their key motivations?

This property appeals primarily to high-net-worth individuals seeking a flagship Singapore residence, established families undertaking a final upgrade to multi-generational living, institutional investors and family offices recognising the scarcity and capital preservation potential of freehold detached housing, and corporate expatriate families willing to pay premium rental rates for privacy and park-facing elevation. First-time property buyers typically fall outside the addressable market given the substantial equity required and financing constraints at this price point. Each cohort values different attributes—HNW purchasers prioritise lifestyle and discretionary amenity, upgraders focus on space and family accommodation, and investors concentrate on rental yield and capital appreciation potential, making the property versatile across multiple buyer motivations.

What are the TDSR and mortgage financing headroom implications at this price point for typical borrowers?

Banks typically offer loan-to-value (LTV) ratios of 60–75 percent for freehold residential properties in prime locations, though the absolute loan amount required for a multi-million-dollar purchase may necessitate high absolute income levels to satisfy total debt servicing ratio (TDSR) thresholds capped at 60 percent. For a property at this valuation, mortgage financing remains accessible to purchasers with stable, verifiable income and limited existing debt; however, applicants with complex income structures, self-employment, or material existing liabilities may face tighter bank scrutiny. Prospective borrowers should obtain pre-approval from multiple institutional lenders prior to making an offer, as lender appetite for bungalow properties can vary materially, and some maintain more conservative policies given the smaller addressable market and per-unit risk exposure.

How does this property compare to competing detached bungalows in nearby precincts such as Dunearn Road or Clementi Avenue?

Competing properties in the Dunearn Road, Jalan Jurong Kechil, and Clementi Avenue 2 precincts offer broadly similar freehold tenure and district accessibility; however, specific comparability depends upon age, renovation state, land area, and amenity features such as park-facing orientation. The Ulu Pandan address itself carries established brand recognition and consistent demand from the corporate expatriate segment, which has historically supported stable pricing relative to adjacent neighbourhoods. Prospective purchasers evaluating competitive alternatives should focus on per-square-foot valuations, land area efficiency, transport proximity, and tenure (freehold vs. leasehold) as primary differentiation vectors, as aesthetic and occupancy suitability factors remain subjective and property-specific.

Which unit stack, floor level, or orientation is likely to offer the best long-term value for capital appreciation?

As a detached bungalow rather than a multi-unit development, this property comprises a single architectural entity, and value is determined by the entire package including park-facing elevation, land area, and district positioning rather than comparative stack or floor-level considerations that apply to condominiums. The property's orientation toward the park vista is a material value enhancer, as it provides visual amenity and privacy relative to equivalently sized bungalows facing roads or neighbouring properties. Purchasers evaluating this specific asset should assess whether the internal layout, outdoor space configuration, and natural light capture align with personal lifestyle preferences and entertaining requirements, as these subjective factors influence long-term satisfaction and resale appeal more than objective floor-level rankings.

What is the future supply pipeline for freehold detached houses in the Clementi and Dunearn planning areas?

The Clementi and Dunearn areas are mature, established residential neighbourhoods designated for low-density living under the Master Plan, with explicit planning policies that constrain new major residential development and preserve existing greenery and character. The supply of new freehold detached houses in these precincts is inherently limited and largely dependent upon landowner decisions to sell existing properties for redevelopment, a scenario that remains infrequent given the established tenure of current residents and the absence of expiring leasehold leases that might trigger seller motivations. Over a five-to-ten-year horizon, the combination of constrained new supply, stable demand from affluent upgraders and institutional investors, and planning protections suggests that scarcity value will support stable-to-appreciative capital trajectories, provided the property is maintained to contemporary standards and macroeconomic conditions remain supportive of the high-net-worth residential segment.

[For Sale] A Rare Gem: Elevated Bungalow Facing Expansive Park Vista — From S$15M