Type

Units

Min Area

Price Range

5 BR

4166 sqft

S$6M

Property Highlights

Landed development with 1 unit currently available.
Prices currently start from S$6M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1.2M on this acquisition.
Located 15 min (1.24 km) from CR4 Pasir Ris East MRT Station (U/C).

Price Trends & Rental Yield

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Semi-Detached Excellence in the Pasir Ris Precinct

This development presents an exceptional opportunity to acquire a brand-new semi-detached residence in one of Singapore's most sought-after residential districts. These homes represent the pinnacle of landed property living, delivering the privacy, space, and exclusivity that discerning buyers seek when transitioning from smaller dwelling types or upgrading their family homes.

The properties showcase generous proportions, with individual units spanning approximately 4,166 square feet of built-up space and commanding land plots of around 2,160 square feet. Such dimensions afford owners the flexibility to configure living arrangements according to their precise needs—whether that involves a dedicated home office, gymnasium, guest suite, or entertainment area. The scale of these residences is particularly attractive to high-net-worth individuals, growing families, and expatriate executives seeking substantial metropolitan living with garden amenities.

Strategic Location and Future Connectivity

The development's positioning places residents within a 15-minute travel radius of Pasir Ris East MRT Station, a facility currently under construction that will meaningfully enhance public transport accessibility once operational. This proximity to an upcoming interchange will bolster both daily convenience and longer-term capital appreciation, as the completion of the station typically stimulates demand across surrounding landed properties. The Pasir Ris enclave itself has matured into a cohesive residential neighbourhood characterised by tree-lined streets, established schools, and family-oriented amenities that appeal to both owner-occupiers and investment-focused purchasers.

For buyers evaluating transport connectivity, the forthcoming MRT link represents a transformative infrastructure event. Properties situated within walking distance or a brief drive of new rapid-transit stations historically experience sustained price growth, particularly in the semi-detached and landed segments where supply remains constrained. The timing of this development relative to the station's opening window positions early adopters advantageously within the investment cycle.

Architectural and Spatial Design

Each semi-detached unit benefits from thoughtful architectural planning that maximises natural light, ventilation, and functional zoning. The five-bedroom configuration accommodates extended family structures, provides guest accommodation for visiting relatives, or supports flexible home-working arrangements increasingly prevalent among Singapore's professional workforce. Five full bathrooms ensure minimal congestion during morning routines and entertain the lifestyle expectations of affluent households.

The land allocation per unit permits meaningful garden development, outdoor entertaining spaces, and the potential for future enhancements such as swimming pools or landscaped courtyards—amenities increasingly valued by owners seeking to differentiate their residences within the landed property market. The ratio of land to built-up area is particularly generous, offering creative opportunities for outdoor living that apartment dwellers cannot replicate.

Investment Thesis and Market Positioning

From an investment perspective, semi-detached properties in maturing precincts near upcoming MRT infrastructure present compelling risk-adjusted returns. Rental demand for landed accommodation remains robust, driven by expatriate executives, visiting family members of Singapore residents, and individuals seeking standalone housing without the full capital commitment required for terraced or detached houses. The five-bedroom specification commands premium rental rates, particularly in neighbourhoods with established expatriate populations and international schools.

The pricing positioning offers relative value compared to comparable semi-detached developments in nearby areas. Prospective buyers should evaluate recent per-square-foot transaction data for analogous properties to contextualise the offering within the contemporary market. The combination of contemporary construction standards, substantial floor plates, and proximity to future transit infrastructure supports favourable long-term appreciation trajectories.

Financing and Buyer Suitability

First-time property buyers contemplating semi-detached ownership will find these residences accessible at current pricing, though should verify that Total Debt Service Ratio (TDSR) requirements remain manageable under prevailing lending criteria. Financial institutions typically offer competitive mortgage terms for landed properties, particularly those situated in established residential localities with demonstrable demand. Buyers are encouraged to engage banking advisors early to establish financing headroom and confirm that repayment obligations align with long-term wealth management objectives.

For investors acquiring a second residential property, the Additional Buyer's Stamp Duty (ABSD) of 20% applies to Singapore Citizen purchasers, materially impacting the total acquisition cost. This consideration should feature prominently in investment return calculations, as it reduces initial equity and extends the break-even period relative to owner-occupied scenarios. Nonetheless, the strong rental yields available in the semi-detached segment frequently offset ABSD costs within a five-to-seven-year investment horizon.

Upgraders seeking to transition from executive condominiums or apartment dwellings will appreciate the spatial transformation that semi-detached living provides. The ability to extend into a private garden, operate a vehicular driveway without shared constraints, and maintain complete autonomy over external modifications aligns closely with the aspirations of buyers reaching this stage in their residential journey.

Market Dynamics and Future Supply

The Pasir Ris district continues to attract quality residential development, though new semi-detached projects emerge at measured intervals given land scarcity and regulatory constraints on landed property creation. This relative supply discipline historically supports long-term value retention and capital appreciation for existing stock. Buyers entering the market during this development window benefit from secure positioning ahead of potential future supply tightening in the locality.

The completion of Pasir Ris East MRT Station will likely catalyse secondary demand waves, as improved connectivity attracts new buyer cohorts and reinforces the neighbourhood's standing as a premier residential destination. Properties acquired during the pre-completion phase of the transit infrastructure often appreciate most substantially once the station becomes fully operational and demonstrates tangible accessibility benefits.

Conclusion

This semi-detached development represents a substantial residential asset suited to affluent owner-occupiers, upgrading families, and strategically-minded investors capitalising on infrastructure-driven appreciation. The generous spatial configuration, forthcoming transit accessibility, and proven demand dynamics for landed properties in established precincts combine to create a compelling acquisition case at the prevailing price positioning.

Frequently Asked Questions

What rental yield might an investor expect from purchasing a semi-detached unit in this development?

Semi-detached properties in established Pasir Ris precincts near forthcoming MRT infrastructure typically command monthly rental yields between 2.5% and 3.5% annually, depending on unit configuration and market conditions at the time of lease commencement. A five-bedroom semi-detached unit would attract premium tenant profiles—expatriate executives, visiting family arrangements, or corporate housing arrangements—which supports stronger rental rates than smaller residential formats. Once Pasir Ris East MRT Station becomes operational, rental demand typically accelerates as improved connectivity attracts expatriate professionals and employees of multinational corporations seeking landed accommodation. Investors should model conservative yields during the pre-opening phase of the transit station, with appreciation potential as the MRT facility demonstrates tangible accessibility improvements.

How does the per-square-foot pricing of this development compare to recent semi-detached transactions in the Pasir Ris area?

Without access to real-time transaction databases, comparative pricing analysis requires examination of recent sales data from the Urban Redevelopment Authority (URA) caveat lodgement records and property transactions in adjacent landed clusters within Pasir Ris. Semi-detached properties typically trade at price-per-square-foot multiples 15% to 25% lower than comparable detached houses, whilst commanding premiums over terraced housing, reflecting the balance between privacy and land efficiency. The current development's positioning should be evaluated against recent transactions of similar vintage, land plot size, and distance to the forthcoming MRT station. Buyers are strongly encouraged to engage valuation professionals to benchmark the offering against comparable sales within the preceding six-month period.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens purchasing a second residential property?

Singapore Citizen investors acquiring a second residential property incur Additional Buyer's Stamp Duty at a rate of 20% on the purchase price, calculated on top of standard Buyer's Stamp Duty. For a property valued at S$5.99 million, the ABSD liability would amount to approximately S$1.198 million, materially increasing total acquisition costs and impacting investment return metrics. This duty is payable within 14 days of the property's execution of the agreement for sale and purchase, requiring careful cash flow planning alongside the deposit and mortgage funding requirements. Investors should factor ABSD expenses into their return-on-investment calculations and confirm that financing structures and equity reserves accommodate this substantial outflow without compromising working capital. The ABSD obligation significantly extends the investment break-even period compared to owner-occupied scenarios, necessitating discipline around rental yield and capital appreciation assumptions.

Are there any lease decay or resale value concerns for this property?

The raw data provided does not specify the lease tenure for this semi-detached development; however, modern landed properties in Singapore are typically offered on either freehold or 999-year lease terms, both of which present negligible lease decay risk within any purchaser's realistic investment horizon. Properties structured on 999-year leases remain effectively perpetual assets for practical purposes, with minimal distinguishability from freehold in terms of financing, market demand, or capital retention. Buyers should verify the exact tenure classification at the earliest opportunity and confirm that mortgage providers regard the tenure as sufficient security. The Pasir Ris locality's established residential character and scarcity of fresh supply typically support robust resale demand regardless of lease structure, provided the property remains well-maintained and positioned near functioning transport infrastructure.

How will the Pasir Ris East MRT Station (under construction) affect property demand and capital appreciation?

Completion of Pasir Ris East MRT Station represents a material catalyst for capital appreciation across surrounding landed properties, historically driving 8% to 15% price appreciation within the 12 to 24-month window following station opening. Improved rapid-transit connectivity substantially enhances buyer appeal across multiple segments—upgraders valuing faster Central Business District commute times, investors targeting improved rental tenant pools, and expatriate professionals seeking residential convenience. The forthcoming station will materially shorten travel times to key employment nodes, particularly the Raffles Place, Marina Bay, and CBD precincts served by the Cross Island Line. Properties purchased during the pre-opening phase of major MRT infrastructure typically appreciate most substantially once the facility becomes operational and real-world accessibility benefits become apparent to the broader buyer market. The timing of this development relative to the station's construction timeline offers early-adopter advantages.

Which buyer profiles are most suited to this semi-detached development?

High-net-worth individuals seeking privacy, garden amenities, and exclusive ownership appeal strongly to semi-detached residences offering five-bedroom configurations and substantial land plots. Upgraders transitioning from apartments or executive condominiums to landed property frequently target semi-detached formats as a more attainable pathway than detached houses, whilst still achieving the garden lifestyle and vehicular autonomy they seek. Growing families with school-age children benefit from the extra bedroom capacity for guest accommodation, home offices, or educational flexibility. Investor profiles include those capitalising on rental demand from expatriate executives and corporate housing arrangements, where premium semi-detached properties command strong tenant interest and relatively stable occupancy rates. First-time property buyers with substantial capital availability may find semi-detached residences achievable entry points into the landed property market, particularly in precincts benefiting from forthcoming infrastructure improvements that enhance long-term appreciation potential.

What TDSR and financing headroom considerations apply at this price point?

Properties valued at S$5.99 million typically require equity deposits of 25% to 30% (approximately S$1.5M to S$1.8M) under prevailing lending standards, with the remainder financed through mortgages from institutional lenders. Banks generally apply Total Debt Service Ratio (TDSR) limits of 60% of gross monthly income, meaning purchasers require gross monthly earnings of approximately S$40,000 to S$50,000 to comfortably service mortgage obligations on properties at this price point, depending on existing debt obligations and loan tenure selections. Buyers with substantial existing debt—car loans, credit facilities, or investment properties—will experience materially reduced borrowing capacity, necessitating early engagement with banking advisors to confirm financing feasibility. Selecting a 25-year mortgage tenure versus a 30-year alternative materially impacts monthly repayment obligations; careful modelling across various scenarios ensures alignment between financing structures and long-term wealth management objectives. Buyers are encouraged to obtain pre-approval letters from financial institutions before making formal offers, confirming that their financial circumstances comfortably support the intended acquisition.

How does this development compare to other semi-detached offerings in nearby precincts?

Comparative evaluation requires examination of other semi-detached projects within the greater Pasir Ris locality and adjacent precincts such as Yishun and Sengkang, evaluating factors including land plot dimensions, built-up areas, tenure structure, proximity to existing or forthcoming MRT infrastructure, and pricing multiples. Semi-detached properties in precincts lacking imminent transit infrastructure typically trade at discounts of 5% to 12% relative to comparable units in areas with confirmed or near-operational MRT facilities, reflecting buyer preference for transport accessibility. The current development's advantage derives from its proximity to Pasir Ris East MRT Station—currently under construction—which will become a material value differential once operational. Buyers should request comparable sales data from agent networks or request independent valuation reports benchmarking the offering against recent transactions of similar specification and location proximity. Site visits to competing developments provide qualitative comparison of architectural finishes, landscaping, and community facilities that may justify pricing premiums or discounts.

Which unit stack levels or floor configurations offer the best value proposition?

Semi-detached properties are inherently single-stack structures without vertical layering; therefore, value considerations focus on plot orientation, frontage width, garden aspect, and vehicular driveway configuration rather than floor level premiums. Properties with northern or north-eastern orientations typically command premiums due to reduced afternoon solar heat gain, a material consideration in Singapore's tropical climate where cooling costs represent a significant operational expense. Units with deeper land plots and southern-facing garden exposures appeal to owners prioritising outdoor entertaining and landscaping potential. Corner plot positions offer enhanced privacy and reduced noise exposure from adjacent properties, though may command premiums reflecting these amenities. Ground-level considerations are less relevant than in vertical developments; instead, purchasers should prioritise plot dimensions, orientation, and proximity to communal facilities or noise-generating features such as service roads or waste collection areas. Professional site analysis during the development's viewings phase will clarify which configurations offer optimal lifestyle positioning relative to pricing.

What is the future supply pipeline for semi-detached and landed properties in the Pasir Ris district?

The Pasir Ris district experiences constrained supply of new semi-detached projects due to limited available land parcels and regulatory restrictions on landed property development relative to public housing priorities. The Urban Redevelopment Authority's land-use plans indicate minimal pipeline of fresh semi-detached or detached projects within the immediate Pasir Ris precinct over the next three to five years, supporting relative scarcity value for existing and near-term supply. Yishun and Sengkang precincts neighbouring Pasir Ris may experience incremental semi-detached developments, though these typically occupy less advantageous MRT proximity positions than the current offering's relationship to Pasir Ris East station. The completion of the new MRT station will likely attract upgraded demand from renters and buyers previously deterred by transport limitations, further compressing available supply as existing stock becomes more attractive. Long-term appreciation potential is supported by the structural supply constraint, which limits market saturation and sustains pricing momentum as demand gravitates toward properties offering both landed living and forthcoming transit accessibility. Prospective buyers entering the market during this development's sales phase secure positioning ahead of potential future supply tightening.

[For Sale] Semi-Detached House — From S$6M