Type

Units

Min Area

Price Range

4 BR

1102 sqft

S$2.1M

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$2.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$424K on this acquisition.
99-year Leasehold.
Located 9 min (740 m) from CC12 Bartley MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

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Developer Balance Units in a Prime City Fringe Location

This dual-tower residential development presents a distinctive opportunity to acquire a home in one of Singapore's most coveted neighbourhoods. Comprising two 16-storey structures, the project features a thoughtfully curated selection of developer balance units spanning from two-bedroom configurations through to generous four-bedroom plus study layouts. The availability of such units is increasingly rare in this micromarket, making this collection particularly attractive to discerning buyers seeking immediate occupancy without the traditional resale transaction timeline.

The development's positioning within the Rest of Central Region (RCR) pricing classification whilst delivering amenities and connectivity more commonly associated with premium central locations represents a compelling value inflection for the current market cycle. Prospective residents gain access to residences designed to accommodate diverse household compositions, from young professionals and upgrading families through to multi-generational arrangements that benefit from additional study spaces.

Unparalleled Transit Connectivity

The location's proximity to Bartley MRT Station (Circle Line) establishes immediate advantage for residents prioritising commute efficiency and lifestyle convenience. A sheltered walk of approximately five minutes connects the development to the station, eliminating friction during Singapore's daily tropical climate conditions. From Bartley, the Circle Line extends service to Serangoon MRT Interchange in merely one stop, simultaneously providing two-stop access to MacPherson MRT Interchange. This configuration unlocks efficient travel patterns across the eastern corridor and beyond into the broader metropolitan transport network.

The development's strategic placement within the Paya Lebar planning node amplifies its appeal to professionals working within the business district and those commuting towards the CBD, with alternative express routes available through the broader rapid transit system. The proximity to multiple interchange points reduces transport dependency on private vehicles whilst maintaining vehicle ownership viability for residents who prefer flexibility in their mobility arrangements.

Educational Excellence and Family-Oriented Amenities

The neighbourhood surrounding this development demonstrates exceptional concentration of established educational institutions, a decisive factor for family-oriented purchasers. Maris Stella High School and Cedar Primary School each sit within one kilometre of the residences, enabling school-to-home distances manageable by foot or brief vehicle journeys. Secondary-level options including Cedar Girls' Secondary, Zhonghua Secondary, and Stamford American International School provide a diverse spectrum of curricula and pedagogical philosophies across the immediate district.

Beyond educational infrastructure, the development enjoys proximity to NEX Shopping Mall, a comprehensive retail and entertainment hub serving everyday shopping requirements alongside recreational activities. Paya Lebar Quarter (PLQ) further enriches the neighbourhood's commercial ecosystem, offering dining establishments, professional services, and leisure venues within short walking distance. This concentration of lifestyle amenities and educational facilities particularly appeals to upgraders transitioning from smaller units or younger suburbs towards established residential corridors.

Leasehold Structure and Long-Term Ownership Considerations

The development operates on a 99-year leasehold tenure, a standard form of residential tenure in Singapore that provides clarity regarding long-term ownership rights and resale participation. Prospective buyers should recognise that whilst 99-year leases provide substantially stable value retention during the initial decades of ownership, the gradual lease decay that commences beyond the 60-year mark becomes increasingly material to resale valuations. Current market participants acquiring these units at this juncture remain positioned well within the tenure window where lease length exerts minimal impact on valuation multiples or financing availability.

For investors and owner-occupiers alike, the 99-year leasehold framework within this established neighbourhood provides sufficient tenure security to justify capital deployment. Financial institutions maintain standard lending practices towards such properties, and the secondary market has historically demonstrated consistent demand for residences in this location bracket regardless of tenure classification within normal lending horizons.

Investment Potential and Rental Market Dynamics

Investors evaluating this development benefit from a neighbourhood characterised by persistent rental demand driven by proximity to business districts, educational institutions, and transport nodes. The availability of multi-bedroom configurations enables investors to target family-oriented tenant segments seeking furnished or unfurnished longer-term tenancies, potentially commanding rental premiums above island-wide benchmarks. The development's positioning within the RCR classification simultaneously attracts owner-occupiers, maintaining healthy demand competition that stabilises the rental market.

The presence of diverse property types across nearby areas—ranging from public housing in adjacent planning zones through to larger landed properties—creates natural segmentation that insulates this development from excessive competitive rental pressure. Investors should anticipate that rental yields reflect the balanced supply-demand environment typical of established city-fringe locations, with returns typically ranging between 2.5% and 3.5% gross yield depending on unit configuration and lease terms negotiated with prospective tenants.

Market Positioning and Value Proposition

The fundamental appeal of acquiring developer balance units lies in transaction efficiency and certainty of completion. Unlike resale acquisitions which frequently encounter extended negotiation periods and occupancy timing uncertainties, developer units offer contractual clarity and predetermined handover schedules. For buyers seeking immediate occupancy or specific unit configurations, this certainty provides psychological and practical advantage over secondary market alternatives.

The RCR pricing positioning relative to OCR-equivalent developments in outer districts creates a compelling arbitrage opportunity for sophisticated purchasers aware of historical price trajectory divergence. Residents of this location gain access to the same educational institutions, transport networks, and lifestyle amenities as properties located several kilometres away, yet benefit from more economical entry price points. This dynamic has historically attracted investor cohorts targeting value-accretive properties as broader economic cycles expand.

Neighbourhood Infrastructure and Lifestyle Integration

The Paya Lebar and Bartley precincts have undergone sustained revitalisation over the past decade, with notable improvements to retail environments, dining options, and commercial services. Residents enjoy access to a mature neighbourhood ecosystem characterised by reliable utility services, established hawker centres, and diverse dining establishments catering to varied culinary preferences. This maturity distinguishes the location from emerging residential precincts that may lack equivalent infrastructure density.

The concentration of supermarkets, pharmacies, and professional services within walking distance substantially reduces day-to-day friction for residents managing household responsibilities. For families with young children or elderly relatives, this infrastructure proximity translates to practical convenience that extends quality of life and reduces dependence on vehicle ownership for routine errands. The neighbourhood's established character simultaneously appeals to owner-occupiers seeking stability and community continuity.

Frequently Asked Questions

What rental yield should I expect if I purchase a unit as an investment property?

Gross rental yields for units within this development typically range between 2.5% and 3.5%, dependent upon specific unit configuration, market lease terms negotiated with tenants, and whether the property is marketed furnished or unfurnished. The neighbourhood's dual appeal to both owner-occupiers seeking established residential character and investors targeting city-fringe locations with robust transport links creates stable rental demand that supports yields within this band. Investors should note that the RCR pricing classification relative to nearby OCR developments creates potential capital appreciation leverage that may exceed headline rental returns, making the development attractive for total-return orientated acquisition strategies rather than yield-chase positioning alone.

How does the per-square-foot pricing compare to recent arm's-length transactions in the same area?

Recent secondary market transactions in the Bartley and Paya Lebar precincts for comparable-sized private residences have generally transacted in the S$3,200 to S$3,600 per square foot range, depending upon unit configuration, floor level, and specific building amenities. The developer balance unit availability within this project presents pricing positioned competitively within that range, though specific per-unit pricing varies based on bedroom configuration, floor level stack, and unit orientation. Prospective buyers should request detailed comparable sales data from their advisers, as recent transaction activity in this micromarket demonstrates consistent demand from both upgrader cohorts and investor participants, suggesting that current pricing reflects genuine market equilibrium rather than distressed or inflated positioning.

What Additional Buyer's Stamp Duty (ABSD) implications apply if this is my second residential property?

Singapore Citizens purchasing this property as a second residential holding incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, substantially elevating total acquisition costs beyond standard stamp duty and legal fees. For a property acquired at S$2.1 million, this represents an additional S$420,000 in ABSD liability, a material consideration that must be incorporated into total cost-of-ownership analysis before proceeding. Prospective second-property buyers should consult with conveyancing specialists to model the complete tax impact and confirm whether the investment thesis remains compelling once ABSD obligations are quantified, particularly if the acquisition forms part of a broader portfolio strategy.

How does lease decay risk affect resale value and financing availability over a 15-20 year holding period?

At acquisition, the 99-year leasehold tenure provides substantial buffer before lease length becomes a material valuation factor; most financial institutions maintain standard lending criteria for properties with 80+ years remaining on the lease. However, purchasers acquiring today should anticipate that after approximately 60 years of lease consumption, buyers and lenders will increasingly apply haircuts to valuations, potentially reducing resale prices by 10-15% or more depending on market conditions and the specific decade in which resale occurs. For investors with 15-20 year holding horizons, lease decay remains a secondary consideration; however, owner-occupiers planning multi-decade ownership should factor in the gradual compression of resale optionality that characterises leasehold properties in their final decades. Prospective buyers concerned about lease perpetuity should monitor any en-bloc redevelopment activity within the neighbourhood, as the development's positioning within an established precinct makes collective sale scenarios feasible over extended ownership periods.

How does proximity to Bartley MRT station influence long-term demand and capital appreciation potential?

The Circle Line's positioning as one of Singapore's primary rapid transit corridors, combined with Bartley's accessibility to Serangoon and MacPherson interchanges, establishes the development within a transportation node that commands persistent premiums in both primary sales and secondary resale markets. Properties within 10-minute walk radius of MRT stations historically demonstrate capital appreciation rates 0.3-0.5% per annum above island-wide averages during normal market cycles, a cumulative advantage that materialises significantly over extended ownership periods. The development's specific positioning benefits additionally from Serangoon Interchange's emerging status as a secondary business node, with ongoing intensification of commercial and mixed-use development suggesting that transport accessibility premiums may expand rather than diminish over the next 10-15 years. Investors and owner-occupiers should recognise that whilst purchase prices reflect current MRT proximity benefits, future transport infrastructure enhancements (such as potential Circle Line extensions or emerging alternative corridors) could further amplify location value.

Which buyer profiles (first-timers, upgraders, HNW investors) are best suited to this development?

The development accommodates diverse buyer personas with particular strength in the upgrader segment—young families outgrowing smaller units and seeking established neighbourhoods with educational infrastructure and transport links without requiring premier central district positioning. First-time buyers with sufficient capital accumulation are well-served by the developer-direct unit availability and certainty of completion, though the price points (commencing in the low-to-mid millions) typically position the development beyond entry-level buyer capacity. High-net-worth (HNW) investors find appeal in the RCR-to-OCR value differential and the development's long-term capital appreciation potential combined with stable rental demographics, though purchasers prioritising trophy asset status or extreme prestige positioning may prefer more central or branded developments. Second-property buyers and investors targeting steady total returns benefit particularly from the neighbourhood's balance between occupier demand (families, professionals working in eastern business districts) and investor participation, which maintains liquidity in both sales and rental markets.

What Total Debt Service Ratio (TDSR) and financing headroom should I anticipate at typical purchase prices?

At current interest rate environments (approximately 4.0-4.5% for residential mortgages), a purchase price of S$2.1 million with standard 80% loan-to-value financing results in monthly debt servicing of approximately S$8,800-S$9,200 (inclusive of principal and interest), a level that typically demands gross household monthly income of S$25,000-S$27,000 to remain comfortably within the 60% TDSR threshold. Buyers utilising maximum available leverage should confirm their income documentation qualifies for full-quantum lending, as some purchasers experience TDSR constraints that reduce effective borrowing capacity below headline LTV maxima. The development's price positioning creates meaningful equity requirements upfront, distinguishing it from lower-priced segments where TDSR constraints prove less restrictive; prospective buyers should engage mortgage brokers early in their evaluation process to confirm concrete financing availability rather than assuming headline terms apply to their personal circumstances. Additional considerations include existing debt obligations (car loans, credit facilities) that reduce incremental TDSR headroom available for property acquisition.

How does this development compete with nearby alternatives in the Paya Lebar and Bartley precincts?

The immediate neighbourhood contains several competing developments of varying tenure, age profiles, and price positioning; older public housing (HDB) enclaves provide lower entry-price alternatives, whilst nearby private developments of comparable vintage offer similar amenities with potential tenure or configuration variations. The development's competitive advantage rests primarily in the availability of developer balance units (eliminating resale transaction delays), the dual-tower configuration providing diverse unit exposures and amenity access, and the specific floor-level inventory that permits strategic unit selection aligned with buyer preferences. Buyers should request comparative analyses of alternative properties within the same 1-2 kilometre radius, noting that pricing differentials between developments frequently reflect subtle distinctions in orientation, specific amenity provision (pool positioning, fitness facilities, security configurations), and unit design efficiency rather than fundamental location advantages. The established reputation of this development within market participant consciousness generally translates to stronger secondary market liquidity and premium pricing relative to less-prominent alternatives at equivalent distance from MRT facilities.

Are there specific unit stacks or floor levels that offer better value or investment potential?

Mid-level units (floors 6-12 within the 16-storey towers) traditionally command optimal value within high-rise residential developments, balancing the light and privacy premiums associated with higher floors against the reduced elevator wait times and more economical purchase prices of lower levels. Corner units and units positioned to face established green spaces (schools, parks) within walking distance typically attract 3-7% premiums relative to internal units, a premium that investors should evaluate against their target tenant demographic and total-return objectives. Ground and first-floor units carry inherent disadvantages (privacy, noise exposure, potential flooding risk during extreme weather events) that traditionally justify material pricing discounts; investors specifically targeting ground-level configurations should model rental demand conservatively and prioritise strategic layouts that offset visibility limitations. Prospective purchasers should inspect available unit plans to identify configurations offering optimal living areas relative to bedroom counts, as design efficiency variations between units sometimes create meaningful value differentials that sophisticated buyers exploit to enhance acquisition returns.

What future supply pipeline exists in this district, and how might it affect long-term pricing and rental markets?

The Paya Lebar precinct has undergone gradual intensification over the past decade, with limited new residential completions anticipated within the immediate 1-2 kilometre radius over the next 5-7 years, suggesting that supply constraints should support pricing stability and rental market firmness for existing residents. However, the broader eastern corridor benefits from sustained infrastructure investment and mixed-use development activity, which may increase resident populations and potentially elevate rental demand over extended timeframes. Urban redevelopment initiatives affecting adjacent precincts (such as potential en-bloc collective sales or government land sales activations) could introduce competing supply within 2-3 kilometres, a consideration that long-term investors should monitor through regular engagement with market specialists. The development's positioning within an established neighbourhood with mature planning frameworks makes dramatic oversupply scenarios unlikely; however, prudent investors should remain cognisant of planning announcements and land availability within the broader district, as incremental new supply generally exerts modest downward pressure on pricing growth trajectories even without creating absolute value erosion for incumbent residents.

Hdb Flat — From S$2.1M