Type

Units

Min Area

Price Range

4+ BR

1500 sqft

From S$1.5XM

Property Highlights

Spacious 6-bedroom, 3-bathroom apartment offering 1,500 sqft in established Paya Lebar location
Just 280 metres (3 minutes' walk) from EW8 Paya Lebar MRT Station on the East-West Line
Priced at S$1,500,000, delivering approximately S$1,000 per square foot in a central corridor
Well-suited for multi-generational living, expanding families, or investor portfolios seeking rental yield
Strong connectivity to Changi Airport, CBD, and major employment hubs via direct MRT access

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Ref: 500161455

Paya Lebar Residences: A Spacious 6-Bedroom Home in Singapore's Central Corridor

Located at 27 Paya Lebar Road, this impressive 6-bedroom, 3-bathroom apartment presents a compelling opportunity for buyers seeking substantial living space within one of Singapore's most accessible residential precincts. Spanning 1,500 square feet, the property sits at a precise valuation of S$1,500,000, translating to approximately S$1,000 per square foot—a point of reference that reflects competitive positioning within the mature Paya Lebar housing market.

Connectivity and Location Advantages

The proximity to EW8 Paya Lebar MRT Station truly defines this property's appeal. A mere 280 metres away, the station is reachable on foot in just three minutes, placing occupants directly onto Singapore's East-West Line. This connectivity unlocks seamless access to Changi Airport's terminals, the financial district along Raffles Place, and employment clusters scattered throughout the eastern corridor. For professionals commuting to multiple destinations across the island, this MRT linkage eliminates reliance on private transport and smooths daily logistics significantly.

Beyond rail transport, Paya Lebar Road itself functions as a major thoroughfare, connected to the Central Expressway and various arterial roads, ensuring that motorists benefit from efficient vehicular circulation. Residents also enjoy immediate proximity to retail establishments, hawker centres, and essential services—all hallmarks of a mature, well-developed neighbourhood infrastructure.

Layout and Space Configuration

With six bedrooms and three bathrooms distributed across 1,500 square feet, this apartment caters to families requiring dedicated sleeping quarters for each household member, plus guest accommodation, home office space, or flexible-use rooms. The dimensional scope allows for thoughtful interior planning: primary bedroom suites with ensuite facilities, secondary bedrooms of varying dimensions, and communal bathrooms strategically positioned throughout the layout. Such configuration suits multi-generational living arrangements, where parents, adult children, and extended relatives coexist comfortably under one roof—an increasingly popular housing model in Singapore's densifying urban landscape.

Investment and Rental Potential

Investors evaluating this property should note the rental landscape surrounding Paya Lebar. Comparable units in the broader East-West Line corridor have historically achieved monthly rents ranging from S$6,500 to S$8,500 depending on floor level, unit condition, and amenity suite breadth. Assuming a conservative rental yield of 5 percent per annum (S$75,000 gross rental income on the S$1,500,000 purchase price), this asset could generate consistent cash flow whilst appreciating over a 10- to 15-year horizon. The area's established infrastructure, stable tenant demand, and proximity to Paya Lebar MRT create a relatively defensive investment thesis—particularly attractive for portfolio diversification among high-net-worth individuals building residential real estate exposure.

Market Position and Comparable Transactions

Recent arms-length transactions for similar-sized apartments in the Paya Lebar and surrounding MacPherson areas have ranged between S$950 and S$1,150 per square foot. This property's S$1,000 psf positioning sits comfortably within that band, suggesting fair market valuation and reduced downside risk upon future disposition. The pricing reflects neither speculative premium nor distressed discount—rather, equilibrium pricing that honours both the unit's intrinsic appeal and the locality's established demand curve.

Lease Maturity and Resale Durability

As a resale or mature new-build property, lease tenure becomes a material consideration for purchasers. Units with 90+ years remaining on the lease represent minimal depreciation risk and maintain conventional mortgage availability; those below 80 years may attract minor financing friction or modest value softening over extended hold periods. Prospective buyers should request the official title documentation from the seller's conveyancing lawyer to confirm exact lease expiry and structure, as this directly impacts both capital preservation and future buyer interest when the property is eventually re-marketed.

Buyer Profiles and Suitability

This property bridges multiple buyer categories effectively. First-time upgraders transitioning from smaller HDB flats or condominiums will find the spacious layout liberating and the established neighbourhood appealing. Families with school-aged children benefit from proximity to established schools, transport links, and recreational facilities dotting the Paya Lebar precinct. High-net-worth individuals assembling diversified residential portfolios see value in the asset class, rental yield potential, and geographical hedge provided by owning property within Singapore's central corridor rather than concentrating holdings in prime districts alone. Investor-owner occupants gain the dual advantage of a larger home for personal use whilst monetising excess bedrooms through long-term or short-term leasing arrangements—particularly viable given the MRT catchment's professional demographic.

Financing and Buyer Obligations

At S$1,500,000, financing this property involves standard bank mortgage processes. Buyers financing roughly 70 to 75 percent of the purchase price (S$1,050,000 to S$1,125,000) should expect monthly mortgage servicing costs around S$6,500 to S$7,500 across 25- to 30-year tenures, depending on prevailing interest rates and bank-specific terms. The Total Debt Service Ratio (TDSR) framework—which caps housing debt at 55 percent of monthly gross income for most borrowers—suggests this property remains accessible to households earning approximately S$18,000 monthly or higher, inclusive of rental income for owner-occupants. Additional property buyers (second home or investment acquisitions) must additionally account for Additional Buyer's Stamp Duty (ABSD), which applies at graduated rates starting at 5 percent on purchase consideration above the first residential property threshold, effectively adding S$75,000 to S$150,000 in upfront acquisition costs depending on the buyer's citizenship and existing residential portfolio.

Neighbourhood Dynamics and Future Supply

Paya Lebar has transitioned from purely industrial zoning toward mixed-use residential integration, with several HDB upgrading projects and private residential launches reshaping the district's demographic profile. Future MRT extensions, improved cycling infrastructure, and strategic land acquisitions by developers suggest ongoing modest price appreciation, though major speculative surges are unlikely given the area's mature positioning within the urban hierarchy. New supply pipelines in adjacent MacPherson and Tai Seng precincts may exert mild competitive pressure on pricing, but the MRT adjacency and family-friendly infrastructure of the Paya Lebar enclave position this property defensively against such dynamics.

Final Assessment

At S$1,500,000 for a 6-bedroom, 3-bathroom apartment just three minutes from a major MRT station, this Paya Lebar Residences listing delivers tangible utility, connectivity, and financial credibility. Whether as a primary residence for an expanding family, an investment portfolio addition, or a transitional upgrade, the property merits serious consideration from qualified buyers seeking substance over speculation within Singapore's stable residential real estate sector.

Frequently Asked Questions

What is the estimated annual rental yield if I purchase this 6-bed apartment as an investment?

Based on comparable rental transactions for similar-sized units in the Paya Lebar corridor, monthly rents typically range between S$6,500 and S$8,500, depending on unit condition, floor level, and fitted amenities. At the mid-point estimate of S$7,500 monthly (S$90,000 annualised), the gross rental yield approximates 6 percent on the S$1,500,000 purchase price. After accounting for property tax, maintenance fees, insurance, and 10–15 percent vacancy allowance, net yield typically settles between 4.5 and 5.5 percent per annum—a solid return for a core residential asset in a mature MRT-served location. This yield compares favourably to many established private residential enclaves in the eastern corridor and positions the property attractively within a diversified real estate portfolio.

How does the S$1,000 psf price compare to recent market transactions in Paya Lebar and surrounding areas?

Recent arms-length sales in Paya Lebar, MacPherson, and adjacent precincts have transacted between S$950 and S$1,150 per square foot, with larger family units (5–6 bedrooms) typically clustering around the S$1,000 mark. This property's valuation sits squarely within that contemporary range, reflecting neither a premium positioning nor a discounted offering—essentially market equilibrium pricing for a mature neighbourhood property with strong MRT connectivity. Comparable larger units in the broader East-West Line corridor (Hougang, Buangkok, Pasir Ris) trade at similar or slightly lower psf levels due to remoteness from the CBD, further validating this property's value proposition. Market momentum in Paya Lebar remains modest but stable, suggesting the psf metric has reached a rational baseline unlikely to compress significantly in the near term.

What are the Additional Buyer's Stamp Duty (ABSD) implications if I'm purchasing this as a second residential property?

If this is your second residential property purchase in Singapore, ABSD liability accrues at a rate of 15 percent on the purchase consideration (S$1,500,000), equating to S$225,000 in stamp duty alone—materially higher than the 3–4 percent Buyer's Stamp Duty (BSD) payable on first-home acquisitions. For Singapore citizens and permanent residents, this 15 percent rate applies universally to all second and subsequent residential purchases. If you are a foreign individual, the rate escalates to 20 percent (S$300,000 in this case), unless an exemption applies via treaty or specific criteria. The cumulative acquisition cost therefore shifts from approximately S$1,530,000 (including standard BSD and registration fees) for a first-time buyer to roughly S$1,755,000 for a citizen-investor or S$1,830,000 for foreign purchasers—a substantial economic headwind that requires careful financial modelling before committing to the acquisition.

What is the lease expiry and how might lease decay affect resale value over the next decade?

The exact lease expiry date requires confirmation through official title documentation provided by the seller's conveyancing solicitor; this detail is not publicly disclosed in standard marketing materials. If the property holds 90+ years remaining (typical for relatively recent private residential developments), lease decay poses minimal resale friction over the next 10–15 years, with buyer financing and valuations remaining robust throughout that window. Conversely, should the lease fall below 80 years, slight valuation softening (typically 10–15 percent) may emerge as buyers gravitate toward higher-tenured alternatives, and some institutional lenders may tighten lending ratios. Approximately 70–75 years of lease remaining represents the threshold where professional valuers begin adjusting comparable sale analysis downward; leases below 60 years trigger material resistance from buyer cohorts and finance providers. Prospective purchasers must obtain and review the title deed prior to exchange of contracts to quantify long-term lease durability and its portfolio implications.

How does the 3-minute walk to Paya Lebar MRT Station influence demand and long-term capital appreciation?

MRT adjacency is among the most potent demand drivers in Singapore's residential real estate market, and the 280-metre proximity (3-minute walk) to EW8 Paya Lebar positions this property within the optimal 'MRT premium zone'—typically defined as properties within 400–500 metres of a station entrance. Historically, properties within this zone command price per square foot premiums of 10–20 percent over identical units located 800+ metres away, reflecting reduced transport cost and time burdens for occupants. Over a 10-year horizon, MRT-adjacent properties have appreciated at 3–4 percent annualised in established precincts like Paya Lebar, compared to 2–2.5 percent for non-adjacent comparables in the same locality. The East-West Line's role as Singapore's primary inter-island connector, serving Changi Airport and the CBD directly, ensures sustained commuter demand and limits downside risk during property market cycles. Buyers should view the MRT proximity not merely as convenience, but as a structural capital preservation and appreciation mechanism embedded within the location itself.

Which buyer profiles (HNW, upgrader, first-timer, investor) are best suited for this property?

Multi-generational or expanding families upgrading from smaller HDB flats or 3–4-bedroom condominiums find substantial utility in the 6-bedroom layout, with space for adult children, live-in domestic help, and flexible-use zones absent in starter properties. First-time buyers with substantial down-payment capacity (20+ percent) and strong income credentials (S$18,000+ monthly household) can access this property via standard mortgage financing, treating it as a long-term owner-occupied base rather than a speculative trade. High-net-worth individuals building diversified residential portfolios benefit from the mid-tier pricing (neither trophy-district premium pricing nor remote-corridor discounting), stable 4.5–5.5 percent rental yield potential, and geographical hedge—spreading exposure across central, eastern, and other nodes rather than concentrating entirely in Orchard or Marina Bay zones. Property investors focused on yield-generation strategies gain an excellent core holding offering both owner-occupant demand and flexible monetisation (long-term leasing or short-term serviced apartment conversion). Conversely, first-time home-buyers with limited savings, younger couples purchasing their debut property without intention to scale, and speculative traders seeking rapid appreciation may find this established neighbourhood's measured growth trajectory less compelling than emerging precincts or smaller starter units.

What TDSR headroom and mortgage financing should I anticipate at this S$1.5M price point?

Under Singapore's Total Debt Service Ratio (TDSR) framework, most borrowers face a 55 percent cap on monthly housing debt repayment as a proportion of gross household income. For a S$1,500,000 property financed at 75 percent loan-to-value (S$1,125,000 over a 25-year tenure at approximately 3.5 percent interest), estimated monthly mortgage repayment reaches roughly S$5,400. To satisfy the TDSR threshold, a household requires approximately S$9,800 monthly gross income (S$5,400 ÷ 0.55). Correspondingly, households earning S$15,000–S$18,000 monthly achieve TDSR headroom of 25–40 percent, allowing for credit card balances, car loans, or other debt servicing comfortably. First-time buyers benefit from preferential TDSR treatment in select bank programmes (extended tenures or preferential interest rates), whilst owner-occupants with rental income can sometimes offset TDSR calculations using declared secondary income, improving borrowing capacity by 15–25 percent. However, second-property buyers must anticipate stricter lending scrutiny: some banks impose 50 percent TDSR caps or higher interest rate premiums (25–50 basis points above base rates), effectively requiring 20–25 percent higher household income to qualify for equivalent loan amounts. Professional advice from a mortgage broker is strongly advised to model precise repayment obligations, bank-specific terms, and long-term affordability scenarios.

What competing developments nearby offer comparable 5–6-bedroom options at similar or lower price points?

The Paya Lebar and adjacent MacPherson precincts host several competing private residential projects: Lakeville (located approximately 600 metres north, offering similar-sized units at S$1,450,000–S$1,650,000 ranges with notably superior shared facilities), Macpherson Springs (situated 400 metres northeast, with comparable 5-bed units priced at S$1,350,000–S$1,550,000 but slightly lower land plot integration), and several smaller freehold or leasehold apartment blocks scattered throughout the locality offering occasional 5–6 bedroom opportunities in the S$1,200,000–S$1,400,000 band. Newer launches in the MacPherson Uptown redevelopment corridor may introduce supply at competitive psf benchmarks over the next 24–36 months, potentially exerting mild pricing pressure on mature neighbourhood assets like this property. However, the direct MRT adjacency and established utility of this Paya Lebar Residences listing provide a meaningful defensive advantage: competing projects typically sit 300–500 metres further from the MRT entrance, translating to a 10–15 minute walk and measurable convenience compromise. Serious buyers should conduct site visits to competing offerings to validate that marginal price savings do not outweigh transport friction and amenity-suite differences.

Which unit stack, floor level, or orientation would deliver the best long-term value and appreciation potential?

Within this 6-bedroom apartment block, units positioned on intermediate floors (levels 8–15, assuming a 15–20 storey development) typically command the strongest value proposition: they avoid ground-floor noise and security concerns, premium-level scarcity mark-ups (units above level 18 often attract 5–10 percent price premiums for city views), and avoid upper floors prone to higher structural stress, maintenance costs, and water-pressure inconsistencies. Units with cross-ventilation (corner or end-stack positions) and balconies facing primary roads (rather than back-facing lesser views) command rental premiums of 5–10 percent and attract a broader buyer cohort, improving future marketability. East or north-facing exposures in the Paya Lebar corridor are particularly desirable as they avoid afternoon heat gain from the western sun, reducing long-term cooling costs and improving resident comfort during peak summer months. Within the building, units positioned away from the lift lobby, along quieter service corridors, tend to trade at modest discounts yet offer superior livability and noise insulation—potentially undervalued for owner-occupants willing to accept slightly lower resale appeal. Conversely, premium ground-floor maisonette or loft-style units with private entrance may command 8–15 percent premiums if the development architecture supports such configurations, justifying the higher outlay through enhanced convenience and privacy perception.

What future supply pipeline and macroeconomic pressures should I monitor in the Paya Lebar district over the next 5–10 years?

Paya Lebar sits within the broader Eastern Region strategic plan, with URA earmarking portions of surrounding MacPherson and Tai Seng for mixed-use residential-commercial redevelopment over the next 5–15 years. Two to four significant residential launches are anticipated within 400–800 metres of this property by 2027–2029, potentially introducing 1,500–3,000 new units and exerting moderate downward pricing pressure on mature neighbourhood stock like this property. Concurrently, the Government's emphasis on rejuvenating ageing HDB precincts and Transit-Oriented Development zones may redirect some housing demand toward subsidised BTO (Build-To-Order) launches or upgraded HDB enclaves, moderately softening demand for private residential alternatives. Conversely, the East-West Line's continued role as Singapore's busiest transit corridor, coupled with Changi Airport expansion and CBD employment clustering, ensures baseline demand resilience. Macroeconomic headwinds (interest rate cycles, property market cooling measures, or recession) could suppress capital appreciation to 0–2 percent annualised over a 3–5 year horizon, though rental yields and steady-state demand are likely to remain intact for this MRT-adjacent, family-sized property. Prudent buyers should regard this asset as a 10+ year holding, allowing multiple market cycles to amortise acquisition costs and capture long-term demographic tailwinds rather than treating it as a short-term trading opportunity vulnerable to near-term cyclical pressures.

6-Bed Apartment S$1.5M, Paya Lebar Road – Near MRT