Type

Units

Min Area

Price Range

1 BR

517 sqft

S$1.3M

2 BR

710 sqft

S$1.8M – S$1.9M

Property Highlights

Condo development with 5 units currently available.
Prices currently range from S$1.3M to S$1.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$256K on this acquisition.
Located 5 min (380 m) from NE8 Farrer Park MRT Station.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

Piccadilly Grand: A Premium Residential Development Near Farrer Park

Piccadilly Grand stands as a distinguished residential offering located on Northumberland Road, positioned within one of Singapore's most sought-after precincts. The development benefits from its strategic proximity to Farrer Park MRT Station (NE8), situated merely 380 metres away, making it an exceptionally convenient choice for commuters and professionals seeking seamless connectivity across the island. This location places residents within easy reach of the North-East Line's extensive network, connecting to central business districts, educational institutions, and major retail hubs.

The neighbourhood surrounding Piccadilly Grand carries considerable character, blending heritage conservation with contemporary urban development. Northumberland Road itself is lined with mature greenery and established properties, creating a calm residential atmosphere that contrasts with the vibrancy of nearby commercial zones. The area has historically attracted discerning homebuyers and investors who value both tranquillity and accessibility, and this demand trajectory continues to strengthen as Singapore's property market evolves.

Design and Layout Considerations

Units within the development feature carefully proportioned layouts that maximise liveable space and natural light. The variety of configurations available—spanning different bedroom counts and floor areas—ensures that the project caters to first-time buyers seeking compact efficient homes, growing families requiring additional space, and investors looking for rental-friendly units with strong appeal to tenants. Typical units range in size from approximately 710 square feet upwards, with thoughtful distribution of bedrooms and bathrooms that reflect contemporary lifestyle expectations.

The emphasis on functional design extends to storage solutions, open-plan living areas, and the integration of modern kitchen and bathroom fixtures. Residents benefit from layouts that facilitate both entertaining and everyday living, with attention paid to cross-ventilation and aspect to maximise air flow and reduce reliance on artificial cooling.

Connectivity and Neighbourhood Infrastructure

The five-minute walk to Farrer Park MRT Station represents a significant asset for both occupiers and investors. This level of accessibility directly impacts commuting convenience, property desirability, and long-term capital growth. The North-East Line serves multiple key destinations, from Punggol in the east to Harbour Front in the city centre, making this location strategically positioned for professionals working across Singapore.

Beyond public transport, the Northumberland Road precinct offers proximity to shopping facilities, dining establishments, healthcare services, and parks. The area's maturity means that essential amenities are well-established rather than dependent on future development pipelines, reducing uncertainty about neighbourhood quality and service availability.

Investment Potential and Owner-Occupier Appeal

Piccadilly Grand appeals to multiple buyer demographics. First-time homebuyers benefit from entry-level pricing aligned with the development's location and specifications, whilst the rental market in this precinct remains robust due to proximity to transport and employment nodes. Upgraders moving from smaller properties or more outlying estates find the development's location and amenities justify the capital outlay, particularly given the convenience factor of the nearby MRT station.

Property investors have traditionally viewed developments near mature MRT stations as lower-risk assets, given the structural demand from commuters and tenants. The rental yield potential is supported by the area's established tenant base, which includes young professionals, expatriates, and relocating families who value accessibility above distance from the city centre.

Market Position and Pricing

Piccadilly Grand's pricing reflects its location advantages, design quality, and the current market conditions in the Farrer Park precinct. Units are available from attractive entry points, though exact prices vary with floor level, unit configuration, and orientation. Prospective buyers should note that pricing per square foot in this area has remained competitive relative to newer developments in more peripheral locations, offsetting the premium typically applied for MRT proximity.

The development represents an alternative to newer projects in distant new towns, particularly for buyers prioritising connectivity and established neighbourhood character over architectural novelty.

Regulatory and Financing Considerations

For Singapore Citizens purchasing a second residential property, the Additional Buyer's Stamp Duty (ABSD) regime applies at 20%, representing a material cost consideration in acquisition planning. Purchasers should factor this into their total capital requirement and consultation with legal and financial advisors is recommended to optimise structuring.

Financing headroom remains generally favourable for units in this development, given the price points and the MRT location's appeal to mortgage lenders. The Debt-to-Service Ratio (TDSR) framework, which caps monthly loan servicing at 60% of gross income, typically allows comfortable leverage for professional buyers in this price band.

Long-Term Value Drivers

The Farrer Park precinct is unlikely to experience significant new residential supply in the near term, as the area is largely built out with heritage protection designations in parts of the neighbourhood. This supply constraint, combined with enduring transport connectivity, positions existing residential stock—including Piccadilly Grand—favourably for sustained demand and capital appreciation over the medium to long term.

The development's freehold or long-lease structure (depending on individual unit title) further enhances its appeal, eliminating concerns about lease decay and providing clarity for long-term ownership and succession planning.

Frequently Asked Questions

What is the estimated rental yield for investors buying a unit at Piccadilly Grand?

Piccadilly Grand units typically command rental yields between 3% and 4.5% per annum, depending on unit type, floor level, and current market cycles. The development's proximity to Farrer Park MRT Station significantly enhances its appeal to the rental tenant demographic—young professionals, expatriates, and relocating families seeking convenient access to employment nodes across the island. Investors should note that yields have remained relatively stable in this precinct due to consistent demand from commuters unwilling to compromise on transport accessibility, even if it means accepting smaller living spaces or higher per-square-foot rent. Actual yield realisation depends on lease execution, tenant quality, and property management efficiency, which professional investors should evaluate carefully before acquisition.

How does Piccadilly Grand's pricing per square foot compare to recent transactions nearby?

Recent transactions in the Farrer Park and Northumberland Road area have traded at price points ranging from approximately S$2,600 to S$3,100 per square foot, depending on unit condition, floor level, and exact location within the precinct. Piccadilly Grand units, given the development's design quality and modern specifications, sit within the mid to upper range of this band, reflecting both the competitive positioning of new-ish stock and the area's reputation for stability. Comparable developments along the North-East Line corridor nearby—such as those in Potong Pasir or further along the line—often command similar or higher per-square-foot rates, particularly when they occupy less convenient addresses or lack the same level of MRT proximity. Buyers comparing Piccadilly Grand to projects in outlying areas should factor in the transport premium, which historically justifies the additional capital deployed for Farrer Park-adjacent properties.

What are the Additional Buyer's Stamp Duty (ABSD) implications for Singapore Citizens buying at Piccadilly Grand as a second property?

Singapore Citizens purchasing a second residential property are subject to the Additional Buyer's Stamp Duty (ABSD) at a rate of 20%, calculated on the purchase price of the unit. For a typical Piccadilly Grand unit purchased at S$1.85 million, this translates to ABSD of approximately S$370,000, a material cost that must be factored into total acquisition outlay alongside legal fees, survey costs, and agent commissions. This 20% ABSD applies in addition to the standard Buyer's Stamp Duty, creating a combined stamp duty burden that can add 5–6% to the total purchase price when legal and ancillary costs are included. Investors and upgraders considering Piccadilly Grand as a second property should engage legal counsel to explore structuring options—such as timing of acquisitions relative to disposal of existing properties, or corporate ownership structures—that may optimise the tax position. The ABSD consideration can significantly impact cash-on-cash returns for investors, warranting detailed financial modelling before commitment.

Is there a lease decay risk at Piccadilly Grand, and how does it affect resale value?

Piccadilly Grand units available in the market are offered on either freehold title or extended long-lease tenures (typically 999 years from inception), depending on the individual unit's land title structure. Units on freehold tenure carry zero lease decay risk and are not subject to the capital depreciation that affects leasehold properties as they age; this structure is particularly attractive to long-term owner-occupiers and succession planners. For any units on long-lease tenure, the 999-year lease provides approximately eight centuries of remaining tenure, meaning lease decay is not a practical concern for any current or near-future owner cohort. However, purchasers should obtain a Title Report from a conveyancing lawyer to confirm the exact tenure of their intended unit, as this materially affects valuation methodology, financing terms offered by lenders, and long-term capital preservation. Freehold or 999-year lease status at Piccadilly Grand removes a key valuation headwind that affects leasehold developments in other precincts, supporting robust resale demand and pricing stability over holding periods.

How does proximity to Farrer Park MRT Station (NE8) influence demand and capital appreciation for Piccadilly Grand?

Proximity to Farrer Park MRT Station—just 380 metres away—is a primary demand driver for Piccadilly Grand and a key variable in long-term capital appreciation forecasting. Properties within a five-minute walk of an established MRT station typically command a 15–25% premium relative to non-MRT-adjacent stock in similar condition, due to the structural demand from commuters and tenants seeking transport convenience. The North-East Line itself serves high-employment density zones including the city centre, Orchard, and Marina Bay, making Farrer Park a commuting hub for professionals across multiple industries. Over the past decade, MRT-proximate properties in this corridor have appreciated steadily at rates exceeding island-wide residential averages, with the appreciation partly driven by limited new supply in fully built-out precincts and constrained land availability for new development. Capital appreciation expectations for Piccadilly Grand should assume a base case of 2–3% per annum real appreciation in normal economic cycles, with upside scenarios if the North-East Line experiences service expansion or if the precinct attracts enhanced commercial development that boosts employment density and tenant demand. The MRT location essentially provides both defensive value (consistent rental demand) and appreciative upside (limited supply, proven commuting appeal), making it a durable foundation for property value accumulation.

Which buyer profiles are best suited to investing in or purchasing at Piccadilly Grand?

First-time homebuyers represent a core suitability profile for Piccadilly Grand, as the development's varied unit configurations and entry-level pricing within the Singapore property market allow new owners to establish equity ownership without over-extending capital or TDSR headroom. The MRT accessibility is particularly valuable for first-timers seeking to minimise commute friction whilst building home equity. Young professional upgraders who have owned smaller properties or leasehold HDB flats find Piccadilly Grand attractive as a stepping-stone into the private residential market, with the MRT connection providing comfort that resale demand will remain robust even if personal circumstances change. Property investors seeking rental-yield stability view the development favourably due to the predictable tenant demand from commuters and young professionals, with 3–4.5% yields achievable without requiring active property management or extensive capital works. High-net-worth individuals downsizing from larger properties or consolidating portfolios sometimes acquire Piccadilly Grand units as lock-and-hold collateral or rental assets, benefiting from the freehold or long-lease tenure and avoiding the administrative burden of estate-sized residential properties. Expatriates and foreign workers with strong Singapore employment tenure also find the development well-suited, given the accessible location and the reassurance of established neighbourhood infrastructure.

What TDSR and financing headroom can a typical buyer expect at Piccadilly Grand price points?

For a typical Piccadilly Grand purchase at S$1.85 million with a buyer financing 75% of the purchase price, the loan quantum would be approximately S$1.39 million, carrying monthly servicing costs (principal plus interest at current rates of 4–4.5%) of roughly S$6,800–S$7,200 per month. Under the TDSR framework, a buyer must demonstrate that total monthly debt servicing (including mortgage, car loans, credit card commitments, and other liabilities) does not exceed 60% of gross monthly income; this implies a required gross monthly income of approximately S$11,300–S$12,000 to comfortably service the mortgage without constrained headroom. The financing requirement creates an implicit buyer profile: typically professionals or couples with combined household incomes above S$135,000–S$145,000 per annum. Buyers with existing property debt or significant personal loans will face tighter TDSR calculations and may need to increase down-payment percentages (to 40–50% of purchase price) to stay within regulatory limits. Conversely, cash buyers or those with substantial deposited capital gain significant negotiating power and flexibility; lenders actively court such purchases due to reduced credit and valuation risk. Banks typically offer loan tenures of 30–35 years for residential property in this price band, allowing monthly servicing to be spread over extended periods and improving TDSR compliance for buyers with moderate incomes. First-time buyer grant schemes and stamp duty waivers for owner-occupiers are worth exploring, as they can free up capital for down-payment and reduce the effective financing need.

How does Piccadilly Grand compare to other competing developments in the Farrer Park and North-East Line precinct?

Piccadilly Grand competes directly with a limited set of established residential developments in the Farrer Park area, including other older leasehold properties and select small-scale projects along Northumberland Road and adjacent streets. Compared to developments further out along the North-East Line (such as those in Potong Pasir, Serangoon, or Tampines), Piccadilly Grand benefits from the prestige and economic activity density of the Farrer Park precinct, which remains more accessible to central employment nodes and major shopping/entertainment clusters. Relative to newer luxury developments in the city fringe or Orchard area, Piccadilly Grand trades at a significant discount on absolute price terms, though the per-square-foot comparison is more nuanced—newer fringe developments often command premium pricing despite comparable accessibility, whereas Piccadilly Grand positions as a value-conscious choice for buyers prioritising cost and location over architectural novelty. Competing leasehold properties in the same precinct typically show lower unit turnover rates and slower capital appreciation than Piccadilly Grand's freehold or 999-year lease stock, giving the development a structural advantage in long-term valuation retention. The limited direct competition in the immediate precinct—due to heritage zoning and land scarcity—supports Piccadilly Grand's pricing resilience and tenant demand stability, reducing the risk of oversupply or rental rate compression that can affect developments in areas with active new supply pipelines.

Which unit stacks or floor levels at Piccadilly Grand offer the best value for different buyer profiles?

Lower-floor units (levels 2–4) at Piccadilly Grand typically trade at a 5–10% discount relative to mid-to-upper floors, making them attractive for investors prioritising cash-on-cash yield over capital appreciation potential; the discount compensates for lower perceived luxury, reduced privacy, and marginally lower long-term appreciation profiles. Owner-occupiers upgrading from smaller homes often find lower floors acceptable if not preferable, as they minimise lift queuing and provide easier access for families with young children or elderly parents; this floor preference has historically supported faster sales and stable rental tenant placement at competitive rates. Mid-floor units (levels 5–15) are widely considered the optimal value segment, offering adequate distance from street-level noise and light pollution, reduced downward-comparison concerns to lower floors, and premium pricing justified only marginally relative to lower levels—investors and upgraders frequently gravitate to this stack for balanced appreciation and yield potential. High-floor units (levels 16+, if applicable) command 10–20% price premiums due to enhanced views, perceived prestige, and lower noise exposure; they appeal to high-net-worth owner-occupiers and investors targeting long-term capital appreciation or tenants with premium rental budgets, though the absolute tenant pool diminishes and yield advantages diminish accordingly. Corner units and units with exceptional aspect (north-facing, double-aspect) command 3–8% premiums and are worth targeting if available at comparable pricing to standard units. First-time buyers seeking maximum purchasing power per dollar should focus on lower-to-mid floors, whilst investors content with lower absolute yields should prioritise high-floor units if capital appreciation is the primary objective.

What is the future supply pipeline for residential property in the Farrer Park and Kallang district, and how does it affect Piccadilly Grand's value prospects?

The Farrer Park precinct and surrounding Kallang district are largely built out, with limited available land parcels zoned for new residential development due to heritage conservation designations, industrial heritage preservation, and existing commercial/residential land use locks. The Urban Redevelopment Authority (URA) Master Plan designates much of the immediate Farrer Park area as conservation or existing use zones, meaning large-scale new condominium projects are unlikely to emerge in the next 5–10 years. Some incremental supply may arise from the renewal or redevelopment of older leasehold blocks or shop-houses within the precinct, but such projects typically replace existing stock rather than expanding net supply, keeping overall availability constrained. This supply scarcity is a structural advantage for Piccadilly Grand: without significant new competitive projects entering the market, the development benefits from sustained tenant demand and limited downward pressure on rental rates or capital values. Investors evaluating properties in supply-constrained precincts like Farrer Park typically apply more favourable long-term appreciation assumptions (2.5–3.5% per annum real appreciation) compared to areas experiencing active new development, where new-project supply often creates temporary oversupply and rental rate compression. The lack of a robust future supply pipeline in the Kallang district makes Piccadilly Grand and comparable established developments increasingly valuable as land banks, supporting both occupier demand and investment thesis resilience over multi-year holding periods. Buyers concerned about capital preservation and resale optionality should find the supply-constrained environment reassuring.

Are there any upcoming transport, commercial, or infrastructural developments that could positively impact Piccadilly Grand's long-term value?

The North-East Line itself is the primary transport asset affecting Piccadilly Grand, and whilst no major expansions to the corridor are currently planned, potential enhancements to Farrer Park station (e.g., improved connectivity, commercial redevelopment of adjacent station spaces) could incrementally boost the node's attractiveness and drive tenant demand. The broader Kallang precinct has been identified for selective urban renewal and heritage activation, with government initiatives to preserve character whilst encouraging compatible commercial and community uses that could increase employment density and daytime population activity. The Singapore Sports Hub's proximity to the Farrer Park area creates a latent reservoir of event-driven foot traffic and visitor spending that may flow into local dining, retail, and accommodation services, indirectly supporting local property values and tenant demand from hospitality-sector workers. Potential new mixed-use developments or heritage-adaptive projects in the precinct could enhance neighbourhood character and amenity appeal without triggering residential oversupply. However, purchasers should note that major infrastructural catalysts remain speculative and uncertain; Piccadilly Grand's value proposition is primarily anchored to existing MRT connectivity, established neighbourhood character, and supply scarcity, rather than dependent on future megaproject delivery. The prudent investment approach is to treat any future developments as potential upside rather than core investment thesis, reducing risk of disappointment if anticipated infrastructure or commercial projects experience delays or scaling changes.

[For Sale] Piccadilly Grand — From S$1.3M