Type

Units

Min Area

Price Range

2 BR

710 sqft

S$1.8XM – S$1.8XM

3 BR

883 sqft

From S$2.2XM

Property Highlights

3-bedroom, 2-bathroom unit spanning 883 sqft in established Farrer Park precinct
Just 5 minutes' walk to NE8 Farrer Park MRT Station, excellent for commuters
Priced at S$2,238,000 with strong accessibility to the East Coast corridor
Well-positioned in a mature residential neighbourhood with mixed commercial proximity
Suitable for owner-occupiers and investors seeking stable rental demand

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Ref: 500125274

Piccadilly Grand: A Three-Bedroom Haven on Northumberland Road

Piccadilly Grand stands as a compelling residential offering in one of Singapore's most established neighbourhoods. This three-bedroom, two-bathroom condominium spans a generous 883 square feet, providing ample living space for families and professionals alike. Positioned on Northumberland Road, the property draws strength from its location within the Farrer Park precinct, an area known for its mature residential character and convenient urban connectivity.

Strategic Location and MRT Accessibility

One of the defining strengths of this property is its proximity to NE8 Farrer Park MRT Station, situated merely 380 metres away—approximately a five-minute walk. This exceptional accessibility transforms the commuting experience for residents, whether travelling to the Central Business District, Marina Bay, or other key employment nodes across the island. The North-East Line connection ensures seamless integration into Singapore's broader transport network, a factor that consistently underpins both rental demand and capital appreciation in this corridor.

Thoughtful Unit Configuration

The 883-square-foot layout has been designed to maximise functionality without sacrificing comfort. Three bedrooms offer flexibility whether the property serves as a primary residence, a multi-generational home, or an investment generating consistent rental income. Two full bathrooms eliminate the morning congestion typical of many compact developments, a practical consideration that appeals to discerning buyers. The proportionate distribution of living, sleeping, and service areas reflects a balanced approach to modern residential design.

The Northumberland Road Neighbourhood

Northumberland Road has evolved as a residential enclave that balances tranquillity with accessibility. The surrounding district supports a mix of dining, retail, and wellness facilities, whilst remaining sufficiently removed from high-traffic thoroughfares to maintain a peaceful living environment. Farrer Park itself is in close proximity, offering green space and recreational amenities for residents and their families. This maturity of infrastructure—both social and commercial—has traditionally supported stable property values and consistent tenant interest.

Investment and Occupancy Prospects

For investors, the Farrer Park MRT proximity is a significant draw. The five-minute walking distance places this unit within the primary catchment area for the station, meaning renters actively seeking such convenience will naturally gravitate towards this property. The three-bedroom configuration appeals to both young families and established professionals, whilst the 883-square-foot footprint strikes an attractive middle ground between entry-level and premium pricing tiers. Rental yields in this precinct have historically reflected steady demand, supported by the area's consistent popularity among both expatriates and Singaporean owner-occupiers.

Owner-Occupier Appeal

Beyond investment potential, Piccadilly Grand offers genuine lifestyle benefits. Residents enjoy the combination of a mature, well-established neighbourhood with genuine MRT connectivity that rivals many newer developments in outer zones. The three-bedroom layout accommodates growing families without imposing the premium associated with larger four- or five-bedroom units. For upgraders transitioning from smaller apartments or landed properties in less accessible areas, this property represents a pragmatic evolution—improved transport links, established community infrastructure, and manageable unit size.

Market Positioning

At S$2,238,000, this property sits at a price point that reflects both the Farrer Park location premium and the fundamental economics of a three-bedroom, two-bathroom unit in a mature development. The per-square-foot valuation aligns with comparable transactions in the wider Farrer Park and surrounding East Coast corridor regions, where proximity to MRT stations and neighbourhood maturity command sustained pricing discipline. Buyers should interpret this valuation as reflecting the property's inherent desirability rather than representing an outlier in the current market.

Physical and Locational Durability

Properties within walking distance of established MRT stations have consistently demonstrated resilience through market cycles. The five-minute proximity to Farrer Park MRT is not a marginal advantage; it positions this unit within the most desirable tier of accessibility. As Singapore's transport infrastructure continues to evolve and densification accelerates in East Coast precincts, properties with secure MRT connectivity typically appreciate in concert with rising land values and urban intensification pressures.

Suitability Across Buyer Profiles

The property's characteristics align with multiple buyer personas. First-time upgraders benefit from genuine MRT proximity and three-bedroom functionality without venturing into premium developments. Established families appreciate the balance of space and urban integration. Investors recognise the stable rental demand profile created by the Farrer Park MRT anchor. High-net-worth individuals seeking uncomplicated, accessible properties that require minimal renovation or repositioning find value in the straightforward appeal of this unit.

Conclusion

Piccadilly Grand on Northumberland Road represents a well-calibrated residential offering, combining the tangible convenience of MRT accessibility with the proven stability of a mature neighbourhood. The three-bedroom, two-bathroom layout, 883-square-foot footprint, and S$2,238,000 price position this property as a genuine contender for both owner-occupiers and investment-minded buyers seeking exposure to the Farrer Park precinct. The five-minute walk to Farrer Park MRT Station remains the defining locational asset, one that justifies sustained interest from residential and investor segments alike.

Frequently Asked Questions

What is the estimated rental yield on this Piccadilly Grand unit at S$2.24 million?

For a three-bedroom unit on Northumberland Road at this price point, rental yields typically range between 2.5% and 3.5% gross per annum, depending on tenant profile and lease terms. A conservative estimate would place monthly rent at approximately S$4,500–S$5,500, translating to a gross yield of around 2.9–3.0% annually. This yield reflects the Farrer Park MRT proximity premium and the established nature of the neighbourhood; similar units in this precinct with comparable accessibility tend to command steady rental demand from both expatriates and local professionals, supporting these yield expectations. Investors should note that the proximity to NE8 Farrer Park MRT Station enhances tenant acquisition velocity, reducing vacancy risk and protecting yield consistency over multi-year holding periods.

How does the S$2.24 million price compare to recent price-per-square-foot transactions in the Farrer Park area?

At S$2,238,000 for 883 square feet, this unit achieves a per-square-foot valuation of approximately S$2,535 psf, which aligns with established pricing benchmarks for three-bedroom units in the Farrer Park precinct as of recent quarters. Comparable three-bedroom transactions in the East Coast corridor with similar MRT accessibility have traded between S$2,400–S$2,650 psf over the past 12–18 months, positioning this property squarely within the middle of that range. The pricing reflects a mature market segment where proximity to the North-East Line and neighbourhood infrastructure stability command a steady premium over developments further from transit nodes. Buyers considering this property should verify recent Arms Length Transactions (ALTs) through the Urban Redevelopment Authority portal to confirm whether their specific unit stack or floor level has traded recently at comparable multiples.

What Additional Buyer's Stamp Duty implications apply to this property for second-home purchasers?

For a second-property purchase at S$2,238,000, ABSD liability rises materially above the first-property threshold. The effective ABSD rate for second-property buyers comprises a progressive scale beginning at 15% on the first S$180,000, escalating to 20% on amounts between S$180,001 and S$360,000, and 25% on all amounts exceeding S$360,000. For this particular property, the total ABSD liability would approximate S$408,950, representing a significant cash-outflow consideration that must be factored into the overall acquisition cost equation. Additionally, second-property purchasers should be aware of the concurrent Seller's Stamp Duty (SSD) implications if they are disposing of an existing property within the five-year holding period, which could further compress net proceeds. Professional tax and legal advice is strongly recommended to model the complete duty profile before proceeding, particularly for investors evaluating yield assumptions after ABSD absorption.

Is there lease decay risk at Piccadilly Grand, and how might it affect long-term resale value?

Lease decay is a critical consideration for any Singapore condominium purchase. Without specific lease commencement date information provided in this listing, it is essential for prospective buyers to verify the exact remaining lease tenure—properties with fewer than 80 years remaining increasingly face financing restrictions and reduced buyer pool appeal. Historically, properties approaching the 80-year threshold experience measurable valuation compression as refinancing becomes difficult and eventual urban renewal uncertainty increases. For a property in the Farrer Park precinct, the development's vintage and lease profile should be clarified with the managing agent or legal conveyancer before proceeding; if the lease is substantially aged (i.e., below 85–90 years), investors should calculate expected capital appreciation using more conservative trajectory models, as lenders may impose stricter loan-to-value ratios. Owners should budget for en-bloc aggregation possibilities within the next 15–20 years, particularly if the building approaches further maturity milestones, which could either catalyse substantial revaluation upward or create interim market sentiment volatility.

How does the five-minute walk to Farrer Park MRT Station influence long-term demand and capital appreciation?

Proximity to MRT stations is one of the most durable demand drivers in Singapore's residential property market, and the five-minute walking distance from Farrer Park MRT creates a material competitive advantage. Properties within this accessibility tier typically command 10–15% premiums relative to units requiring 10+ minute commutes, a differential that has remained resilient across multiple market cycles. The North-East Line itself links critical employment and leisure nodes—Marina Bay, Orchard, and the northern corridor—ensuring sustained commuter demand regardless of broader economic sentiment. Long-term capital appreciation for MRT-proximate properties has historically outpaced those in outer zones by approximately 0.5–1.0% per annum, compounding significantly over 10–15 year holding periods. Furthermore, the Farrer Park station catchment has benefited from progressive densification policies, meaning future supply constraints and landowner consolidation will likely reinforce property values in this precinct, particularly for units offering ready accessibility to the station without requiring vehicular commute.

Which buyer profiles are best suited to this Piccadilly Grand unit, and why?

This three-bedroom, 883-square-foot property aligns with several distinct buyer personas. Upgraders transitioning from smaller apartments or residing in less accessible areas find genuine value in the MRT connectivity and three-bedroom layout—it represents a material improvement in lifestyle without imposing the premium associated with four-bedroom units in comparable locations. Young families prioritising convenience and school catchment accessibility benefit from the Farrer Park precinct's established neighbourhood character and local amenities ecosystem. Owner-occupier professionals in the S$150,000–S$250,000 household income range can comfortably service the mortgage without strain, making this an approachable entry point into a mature, transit-adjacent precinct. Investors seeking stable rental demand find the unit size and price point optimal; three-bedroom configurations attract both family and multi-occupancy rentals, broadening the tenant pool. High-net-worth individuals occasionally acquire such units as uncomplicated, low-maintenance holdings offering both tangible use value and steady appreciation without requiring substantial capital deployment relative to their overall portfolios. First-time upgraders should particularly note that the MRT proximity substantially de-risks the property against future market dislocations.

What are the Total Debt Service Ratio and financing headroom implications at this S$2.24 million price point?

For a S$2,238,000 purchase with standard 30% down payment (S$671,400 cash) and 70% mortgage (S$1,566,600 financed at typical rates of 3.5–4.0% over 25 years), monthly mortgage obligations approximate S$7,200–S$7,800 before property tax, insurance, and maintenance charges. TDSR calculations require the mortgagor's gross monthly income to be at least S$21,500–S$23,400, meaning household incomes of S$258,000–S$280,800 annually are typically required to comfortably satisfy lender criteria whilst maintaining 55–60% TDSR headroom. Second-property purchasers face stricter TDSR thresholds, capped at 60% rather than 80% for first-property buyers, substantially narrowing available financing tranches and potentially requiring higher equity injections. Interest rate sensitivity is material; a 0.5% rate increase would elevate monthly servicing costs by approximately S$350–S$400, compressing available headroom for mortgagors operating at peak TDSR ratios. Prospective buyers should engage qualified mortgage advisers to model personal servicing capacity, particularly if acquisition timing coincides with anticipated rate tightening cycles, ensuring adequate financial flexibility beyond the contract commitment.

How does Piccadilly Grand compare to other competing three-bedroom developments in the Farrer Park corridor?

The Farrer Park MRT catchment contains several competing developments across various vintage cohorts and price tiers. Newer developments located within similar walking distances command premiums of 10–20% relative to mid-tier offerings like Piccadilly Grand, reflecting contemporary finishes, modern amenities programming, and enhanced developer reputation. Conversely, older estate-era developments in the precinct often trade at 5–10% discounts, reflecting dated architecture and smaller unit configurations, though some possess specific zoning advantages or unique location characteristics that sustain value. Piccadilly Grand occupies a middle market position—it offers genuine MRT proximity without the premium associated with flagship developments, whilst providing better finishes and amenities than budget-tier alternatives. Comparative analysis suggests that unit-for-unit, three-bedroom properties at this Northumberland Road location achieve competitive per-square-foot valuations (S$2,535 psf) that are marginally below greenfield or brownfield redevelopment sites in the wider precinct, positioning this property attractively for both owner-occupiers and investors prioritising accessibility-to-value equilibrium. Prospective buyers should commission independent valuations comparing this specific unit to comparable recent transactions in the NE8 station zone, as micro-location variations (facing direction, floor level, stack proximity to lifts) can drive 5–8% valuation variance.

Which unit stack or floor level offers the best value proposition at Piccadilly Grand?

Within the Farrer Park precinct, mid-to-upper floor units (floors 10–20) typically command the strongest capital appreciation and rental desirability, as they balance noise insulation from ground-level street activity, air quality/natural ventilation, and sunset/view characteristics without extending elevator waiting times excessively. Lower floors (3–7) generally trade at modest discounts (3–5%) relative to mid-level comparables, reflecting increased ambient noise from vehicular and pedestrian traffic on Northumberland Road and reduced natural light availability in units facing the street. Corner units and those positioned away from the primary lift core tend to achieve 2–4% premiums owing to superior natural cross-ventilation and aesthetic appeal to tenants seeking quieter orientations. High-floor units (21+), if the development extends to such heights, typically sustain premium pricing reflecting enhanced views and additional insulation, though some investor segments discount these marginally due to older tenancy profile preferences for accessibility and lower elevator wait times. Without specific floor and stack information provided in this listing, prospective buyers should request comparative pricing data from the managing agent for identical (or near-identical) unit configurations across different floor levels, enabling informed decisions about whether any particular stack or elevation offers valuation anomalies relative to market norms.

What future supply pipeline exists in the Farrer Park and East Coast district that could affect long-term property values?

The Farrer Park and wider East Coast precinct faces a moderate future supply pipeline comprising selective en-bloc redevelopments and limited new greenfield sites, as the district is substantially built-out and zoned predominantly for residential use. The Ministry of National Development has identified the Farrer Park station area as supporting intensification through selective building height and density relaxations on selected plots, though large-scale new supply announcements remain modest compared to outer ring precincts. Most supply growth in the immediate vicinity will derive from estate-wide upgrading programmes (lift-and-escalator installations, façade improvements) and selective site acquisitions by developers targeting strategic consolidation plots; such redevelopment typically anchors values upward rather than creating disruptive oversupply. Macro-level trends suggest that as CBD and fringe areas experience progressive densification, established transit-accessible precincts like Farrer Park benefit from flight-to-quality dynamics and yield compression, where investor capital migrates toward secure, MRT-proximate holdings. Prospective buyer-investors should monitor Urban Redevelopment Authority development plans and tender announcements quarterly, as any major new residential supply in the NE8 catchment would warrant re-evaluation of yield assumptions; however, based on current planning frameworks and land-use constraints, material supply disruption appears low-probability over the next 10–15 years, supporting medium-to-long-term value stability for properties like Piccadilly Grand.

3-Bed Piccadilly Grand, Northumberland Road – S$2.24M