Type

Units

Min Area

Price Range

4+ BR

3854 sqft

From S$10.0XM

Property Highlights

Prestigious 4-bedroom, 4-bathroom residence with 3,854 sqft of sophisticated living space
Prime Bukit Timah Road location, just 240 metres from Newton MRT Station (NS21)
S$10 million asking price reflects ultra-prime real estate positioning in one of Singapore's most established districts
Substantial floor area provides exceptional value density for luxury-tier property seekers
Well-connected neighbourhood with immediate access to premium amenities and established infrastructure

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Ref: 23989249

Goodwood Residence: A Premium Four-Bedroom Sanctuary on Bukit Timah Road

Goodwood Residence represents a distinguished offering in one of Singapore's most coveted residential corridors. Situated on Bukit Timah Road, this four-bedroom, four-bathroom residence commands an impressive 3,854 square feet of meticulously appointed living space. The property is positioned at the apex of the local luxury market, with an asking price of S$10 million, reflecting both its prime address and the calibre of its construction and finishes.

The defining characteristic of this residence lies in its generous proportions and thoughtful spatial distribution. With four fully appointed bedrooms and four dedicated bathrooms, the property caters to families and discerning buyers who prioritise comfort without compromise. The total area of 3,854 square feet translates to approximately S$2,595 per square foot, a metric that underscores the premium positioning of properties in this particular micromarket. Each zone has been designed with distinction, offering residents the flexibility to create separate entertainment, work, and private retreat spaces.

Location Excellence: Gateway to Newton

The proximity to Newton MRT Station (NS21) stands as a material advantage for this property. Located merely 240 metres—or roughly a three-minute walk—from this major transit hub, Goodwood Residence benefits from seamless connectivity across Singapore's wider transport network. The North-South Line provides direct access to key business districts, shopping precincts, and educational establishments. This accessibility elevates the property's appeal to professionals, families navigating school runs, and those requiring frequent city-wide mobility.

Beyond public transport, the Bukit Timah Road precinct itself remains one of Singapore's most established and sought-after addresses. The neighbourhood encompasses a blend of heritage properties, modern developments, and tree-lined avenues that reflect decades of careful urban planning. Residents enjoy proximity to independent dining establishments, specialist retailers, and wellness facilities that have naturally gravitated to this area over time. The locality's established character means new residents become part of a mature community rather than an emerging district, a distinction many affluent buyers actively prefer.

Spatial Planning and Finishing Credentials

The subdivision of 3,854 square feet across four bedrooms and four bathrooms demonstrates confident architectural planning. Properties of this calibre typically allocate substantial square footage to principal suites, ensuring the primary bedroom offers walk-in wardrobing and ensuite facilities befitting its status. Secondary bedrooms maintain proportions suitable for guest accommodation, younger family members, or home office functions. The separation of bathrooms throughout the residence eliminates morning coordination challenges that plague multi-generational or multi-occupancy households.

At this price point and floor area, buyers should anticipate premium material specifications throughout. Modern condominium developments at this tier typically incorporate high-quality finishes in kitchens and bathrooms, robust soundproofing between units, and architectural details that reflect contemporary design principles. The property's saleability at this valuation is underpinned by such quality execution; Singapore's luxury market remains sufficiently discerning that premium pricing demands evident differentiation in quality and specification.

Investment Considerations and Market Positioning

From an investment standpoint, Goodwood Residence occupies a segment of the Singapore property market characterised by relative stability and consistent demand. Properties commanding S$10 million are typically purchased by investors with long-term horizons rather than speculative intentions. Rental yield for properties of this calibre typically ranges between 2 to 3 per cent, though individual outcomes depend on tenant profile, lease terms, and prevailing market conditions. Prospective investors should factor in substantial maintenance reserves, property tax obligations, and potential ABSD liability when calculating true investment returns.

The Newton catchment has demonstrated resilience through multiple property cycles. Proximity to the MRT station, coupled with the established nature of the neighbourhood, means the property appeals to both owner-occupiers and investors seeking tenants from the expatriate and high-earning local segments. These demographic cohorts typically exhibit lower turnover and greater stability, reducing vacancy risk compared to more transient residential markets.

Financing and Buyer Suitability

At S$10 million, this property sits comfortably within the range accessible to institutional investors, family offices, and high-net-worth individuals. First-time property buyers and upgraders transitioning from HDB or smaller private housing would typically not target this segment; the property appeals instead to established wealth. For owner-occupiers, the four-bedroom layout suits families with multiple children, multi-generational households, or those requiring dedicated home office space separate from living zones. Investors seeking dividend-yielding real estate exposure might consider this property as part of a diversified portfolio, though Singapore's broader property market offers higher-yielding opportunities in other segments.

From a financing perspective, most mortgageable property at this price tier sees 75 per cent loan availability from reputable institutions, leaving a S$2.5 million down payment requirement. TDSR constraints under prudential banking guidelines would require total monthly debt servicing to remain below 60 per cent of gross monthly income, translating to a minimum household income of approximately S$100,000 monthly to sustain a comfortable 70 per cent loan-to-value mortgage without exceeding lending thresholds.

District Supply and Capital Dynamics

The Bukit Timah corridor has seen limited new development in recent years, primarily because available land has either been consolidated into private estates or remains under long-held ownership by institutional entities. This relative scarcity supports price stability and guards against oversupply, a critical consideration for investors. Any future supply pipeline in this district would likely emerge from en-bloc sales of older collective properties, a process that remains unpredictable and subject to unanimous consent requirements. This structural supply limitation underpins the enduring appeal and capital preservation characteristics of properties in this location.

Goodwood Residence, presented at S$10 million with four bedrooms across 3,854 square feet in a location defined by scarcity and transit excellence, warrants serious consideration by discerning buyers aligned with its positioning and price point.

Frequently Asked Questions

What rental yield could a buyer expect if purchasing Goodwood Residence as an investment property?

Luxury properties of this calibre in established Bukit Timah locations typically yield between 2 to 3 per cent per annum, depending on tenant sourcing, lease terms, and prevailing market sentiment. At S$10 million, a 2.5 per cent yield would translate to approximately S$250,000 annual rental income, though actual outcomes depend on the individual unit's configuration, floor level, and ability to attract long-term institutional or expatriate tenants. Investors should factor in annual property tax obligations (typically 4 to 6 per cent of assessed annual value), maintenance levies, and potential vacancy periods when calculating true net investment returns. The Newton catchment's proximity to the MRT station and established infrastructure typically attracts stability-seeking tenants from banking, professional services, and diplomatic sectors, reducing turnover risk compared to younger residential estates.

How does the price per square foot compare to recent similar transactions in the Bukit Timah area?

At approximately S$2,595 per square foot, Goodwood Residence sits within the established premium band for high-specification residential properties in this micromarket. Recent transactions of comparable four-bedroom units in nearby developments have ranged between S$2,400 and S$2,800 psf, depending on floor level, unit orientation, and finishing specifications. Properties with direct green views or prime floor positioning typically command the upper end of this spectrum, whilst interior units or lower floors trade closer to S$2,400 psf. The Bukit Timah corridor's scarcity value and established character support price resilience, though purchasers should conduct detailed comparable analysis of recent arm's-length transactions to establish whether individual unit positions offer value or premium relative to this benchmark range.

What are the Additional Buyer's Stamp Duty implications for purchasing this property as a second residential investment?

As a property valued at S$10 million, this property attracts ABSD at the rates applicable to second and subsequent residential purchases for Singapore residents. For citizens and permanent residents acquiring this as a second property, ABSD would be calculated at 15 per cent on the purchase price, resulting in approximately S$1.5 million in stamp duty liability. For non-residents, ABSD is levied at 20 per cent, amounting to S$2 million. These substantial duties must be factored into total acquisition costs alongside legal fees, property tax, and initial furnishing expenses. Investors should confirm their precise residential status and any exemptions before proceeding, as ABSD liability can materially impact investment returns and project economics. Many institutional investors structure acquisitions through corporate entities or trust vehicles to optimise stamp duty incidence.

Is there any lease decay risk, and how might this affect future resale value if the unit is leasehold?

Goodwood Residence's lease position and tenure structure must be confirmed directly with the developer or vendor, as lease decay represents a material consideration for properties in this price segment. Singapore's property market has demonstrated that freehold or 99-year leasehold properties maintain stronger capital preservation than those with shorter leases, particularly as tenure declines below 75 years. Leasehold properties typically command fresh 99-year leases at time of purchase, though this protection erodes over decades; properties approaching 50-year marks may encounter refinancing challenges or valuations discounts. At the S$10 million price point, prospective buyers would typically insist on confirmation of leasehold length and any en-bloc or land sale potential, as these factors directly influence long-term capital retention. Properties in prime locations like Bukit Timah with secure tenure generally experience stronger buyer demand in resale markets.

How does proximity to Newton MRT Station affect property demand and long-term capital appreciation?

Properties within walking distance of established MRT stations consistently demonstrate stronger capital appreciation and resilience during market downturns compared to non-MRT-connected equivalents. Newton Station's position on the North-South Line—connecting to Orchard, Dhoby Ghaut, and central business districts—creates sustained demand from professionals, families, and expatriate tenants who value mobility. The 240-metre distance qualifies Goodwood Residence as genuinely transit-adjacent, a designation that attracts owner-occupiers unwilling to rely on car transport and investors seeking stable tenant demographics. Historical analysis of Bukit Timah properties shows those within 300 metres of Newton Station maintain stronger pricing power and faster absorption in down-market periods. The MRT connection also supports planning certainty; future estate improvements and infrastructure development typically cluster around established transit hubs, benefiting nearby properties through indirect externalities such as enhanced dining, retail, and professional service offerings.

Which buyer profiles are best suited to purchasing Goodwood Residence at this price point and size?

This property targets three primary buyer cohorts: high-net-worth individuals and family offices seeking prime owner-occupied residences, established families upgrading from smaller private properties who require four dedicated bedrooms and corresponding lifestyle space, and institutional investors with long-term real estate allocation mandates focused on capital preservation in scarcity-defined locations. First-time property buyers and upgraders from HDB backgrounds would typically find this price point and floor area excessive to their needs; they are better served by properties in the S$1.5 to S$3 million range. Owner-occupier appeal centres on the mature neighbourhood character, established networks, and convenience afforded by MRT proximity, making the property particularly attractive to professionals with family commitments. Investors appreciate the scarcity value of Bukit Timah real estate, the stable tenant demographics attracted to Newton-proximate locations, and the historical capital preservation demonstrated by this micromarket through multiple cycles. International buyers, particularly those from Asian financial centres with similar property market exposure, frequently view such properties as Singapore-anchored portfolio diversification.

What mortgage headroom and TDSR constraints should buyers model when financing this purchase?

Most Singapore institutions extend 75 per cent loan-to-value financing on S$10 million residential properties, translating to a S$7.5 million mortgage and S$2.5 million down payment. Prudential TDSR guidelines mandate total monthly debt servicing remain below 60 per cent of gross monthly income; for a S$7.5 million mortgage over 30 years at circa 4 per cent per annum, monthly servicing approximates S$36,000, requiring minimum household gross income of approximately S$60,000 monthly to remain comfortably within TDSR thresholds. Buyers with existing property loans or other material debt obligations would need correspondingly higher incomes; a household carrying S$2 million in other liabilities would require gross income exceeding S$100,000 monthly. Many buyers at this price tier pursue cash or near-cash transactions to simplify settlement and avoid financing friction, particularly if acquisition is through corporate structures. Property agents and mortgage brokers can assist with precise TDSR modelling once buyer circumstances and income documentation are confirmed.

How does this property compare to competing four-bedroom developments in the immediate Newton-Bukit Timah precinct?

The Bukit Timah corridor's limited new supply means direct competing developments are relatively scarce; most comparable four-bedroom units are found in established condominiums of similar vintage rather than newer launches. Developments such as those on nearby addresses have commanded broadly comparable pricing, typically ranging between S$9 and S$11 million for four-bedroom, four-bathroom units depending on specific location, floor level, and recent renovation specifications. Properties with more direct green-facing positions or corner units may command the upper range, whilst interior-facing or lower-floor units trade slightly below. The advantage of Goodwood Residence lies in its Bukit Timah Road frontage, which many buyers perceive as more established and connected than side-road addresses, though this perception carries corresponding price premium. Prospective buyers should request comparative market analysis from their advisors covering recent transactions within a 400-metre radius and the 2-3 year historical period, ensuring they understand whether the asking price reflects market momentum or represents a positioning outlier. The scarcity of genuine comparable transactions in this ultra-premium band means each property retains some degree of unique pricing.

Which unit stack positions or floor levels typically offer the best value within properties of this size and price?

In established condominium developments, mid-level units (approximately floors 5 to 12, depending on building height) typically offer optimal value-to-amenity ratios, avoiding ground-floor noise and traffic whilst capturing reasonable natural light and avoiding the premium that top floors command. For a four-bedroom property of this calibre, units facing the development's central gardens or manicured landscape typically command 5 to 10 per cent premiums over interior-facing equivalents, a differential that sophisticated buyers occasionally view as excessive unless the green views provide genuine psychological or wellness benefits. Corner units with dual aspects often appeal to investors and owner-occupiers alike, commanding 3 to 7 per cent premiums for the additional ventilation and light, though this represents justified pricing in Singapore's context. Properties on elevated floors (above floor 10) increasingly command premium pricing driven by privacy and view benefits, though at S$10 million these premiums have become normalised across the ultra-prime segment. Buyers seeking pure value should prioritise units on mid-floors with neutral exposure, avoiding premium-pricing psychological anchors, whilst those prioritising personal preference should be willing to pay justified uplift for corner or green-facing positions meeting their lifestyle requirements.

What future supply pipeline exists for residential developments in the Bukit Timah-Newton district, and how might this affect capital appreciation?

The Bukit Timah corridor has experienced extremely limited new residential supply over the past decade, with most available land either locked within private estates, designated for conservation, or held by institutional owners with limited disposition intent. The Government Land Sales (GLS) programme has not released significant Bukit Timah residential plots in recent years, and land acquisition costs in this micromarket remain prohibitive for most developers, creating a structural scarcity that supports price stability. Any material supply increase would likely emerge from en-bloc sales of older collective properties, a process requiring unanimous owner consent and thus remaining unpredictable and subject to approval uncertainty. The Newton MRT station vicinity similarly faces supply constraints, as surrounding land has been developed or absorbed into private holdings, meaning properties with direct MRT proximity will maintain premium positioning. For investors, this scarcity represents a material capital preservation advantage; unlike emerging estates subject to oversupply risk, Goodwood Residence operates in an environment where supply discipline supports baseline price floors. However, broader Singapore economic cycles, interest rate movements, and global capital flows will continue to influence investor appetite for ultra-prime residential assets, meaning near-term capital appreciation is not guaranteed despite structural supply benefits.

Goodwood Residence 4-Bed Luxury Condo, $10M, Near Newton MRT