Type

Units

Min Area

Price Range

3 BR

1076 sqft

S$2.7M – S$3M

4 BR

1539 sqft

S$3.6M – S$5.3M

5 BR

2120 sqft

S$5.6M

Property Highlights

Condo development with 10 units currently available.
Prices currently range from S$2.7M to S$5.6M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$540K on this acquisition.
Located 9 min (790 m) from CC26 Pasir Panjang MRT Station.

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Terra Hill: Premium Residential Living in the Heart of Bukit Merah

Terra Hill represents a thoughtfully designed residential development that captures the essence of contemporary Singapore living. Situated at 18 Yew Siang Road in the mature Bukit Merah planning area, this condominium development has been crafted to appeal to a broad spectrum of homebuyers—from families seeking spacious family homes to investors recognising the long-term value proposition of this well-established neighbourhood.

The development benefits from an exceptional location that strikes the ideal balance between accessibility and residential tranquility. Positioned just 790 metres from Pasir Panjang MRT Station (CC26), residents enjoy rapid transit connections to Tanjong Pagar, Outram Park, and the entire Circle Line network. This proximity to public transport infrastructure significantly enhances the appeal of the development for working professionals and ensures strong underlying demand across buyer and tenant segments.

Connectivity and Neighbourhood Character

Bukit Merah has long been recognised as one of Singapore's most desirable residential districts, combining mature infrastructure with an authentic sense of community. The neighbourhood is characterised by lush greenery, established schools, and a comprehensive range of healthcare facilities. Residents at Terra Hill benefit from this maturity whilst gaining access to newer amenities that the development brings to the locality. The short walk to Pasir Panjang MRT Station means that daily commutes to the CBD, Marina Bay, and other employment hubs remain straightforward, regardless of peak-hour congestion.

Beyond public transport, the immediate surroundings offer excellent shopping and dining options. The vibrant commercial strips along nearby roads provide everything from casual neighbourhood eateries to more upmarket establishments, ensuring that residents need not venture far for daily necessities or recreational activities. This confluence of convenience and established neighbourhood character has historically supported steady capital appreciation in the precinct.

Unit Configurations and Space Standards

Terra Hill offers a diverse range of unit configurations, with properties ranging across various bedroom counts and floor areas. Unit layouts typically exceed 2,000 square feet, providing genuine family-sized accommodation that remains rare in many newer developments. The generous floor plates reflect a thoughtful approach to space planning, ensuring that each unit delivers substantial living areas, comfortable bedrooms, and well-appointed bathrooms. This focus on spatial generosity appeals particularly to upgraders and high-net-worth individuals seeking properties that offer room for entertaining and multi-generational living.

The development's pricing structure reflects both the premium location and the quality of construction and finishes. Properties are available from competitive price points that represent fair value relative to comparable developments in the Bukit Merah and adjacent Tiong Bahru precincts. This positioning has ensured steady interest from both owner-occupiers and investment-focused buyers.

Investment Potential and Rental Yields

For investors, Terra Hill presents a compelling opportunity within the residential rental market. The combination of proximity to Pasir Panjang MRT Station, generous unit sizes, and the neighbourhood's reputation for housing young professionals and expatriate families creates strong tenant demand. Properties of this calibre in the Bukit Merah area have historically delivered annual gross rental yields ranging between 2.5% and 3.5%, depending on unit type and exact market conditions. The nearby MRT connection ensures that the development appeals to a diverse renter base, from single professionals seeking convenient city access to families prioritising neighbourhood stability and school proximity.

Investors should note that second-property purchases by Singapore Citizens are subject to Additional Buyer's Stamp Duty (ABSD) at the rate of 20%, which materially affects the acquisition cost and initial return calculations. This tax consideration should be factored into investment thesis development and financial modelling for second-home acquisitions.

Capital Appreciation Drivers

The historical performance of Bukit Merah properties reflects the district's enduring appeal and limited land supply. Leasehold properties in well-maintained developments with strong remaining lease tenures have appreciated steadily over the past decade, outpacing broader residential market indices in several periods. Terra Hill's newer vintage, modern construction standards, and proximity to strategic transport infrastructure position it favourably within this context. The MRT connectivity in particular acts as a long-term capital value driver, as the Circle Line has become increasingly central to residential property valuations across Singapore's southern and central precincts.

The development's location also benefits from the absence of major competing new supply in the immediate vicinity. Unlike certain other districts where oversupply has tempered appreciation, Bukit Merah's constrained land availability and mature planning status suggest that Terra Hill will maintain relative scarcity value as years progress. This structural advantage has historically translated into resilient capital values, even during market correction periods.

Suitability for Different Buyer Profiles

First-time homebuyers with adequate financial capacity will find Terra Hill's spacious layouts and established neighbourhood particularly attractive. The location near Pasir Panjang MRT ensures strong fundamentals for capital preservation and future resale liquidity. Upgraders moving from older Housing Development Board flats or smaller private properties will appreciate the generous square footage and modern amenities. High-net-worth individuals seeking a secondary residence or primary family home benefit from the development's prestige location and privacy within the community.

Investors attracted to longer-hold residential assets will recognise the development's dual appeal: both owner-occupier resale liquidity and reliable tenant demand. The development's unit diversity means that different investor profiles—from those seeking family-unit lettings to those targeting professional sharers—can find appropriate stock.

Market Position and Future Outlook

Terra Hill's position within the Bukit Merah planning area places it at the intersection of several positive long-term trends. The district benefits from ongoing infrastructure investment, including improvements to parks and public spaces that enhance quality of life without disrupting the neighbourhood's established character. Additionally, the Pasir Panjang area has emerged as an increasingly attractive employment hub, with growing numbers of companies establishing headquarters and regional offices in the vicinity. This employment concentration further strengthens tenant demand and residential appeal.

The development represents a compelling proposition for buyers seeking to secure a property in an established, well-connected neighbourhood with proven capital growth credentials. Whether acquired as an owner-occupied family home or as a strategic investment asset, Terra Hill's proximity to transport infrastructure, spacious unit configurations, and positioning within one of Singapore's most sought-after precincts provide a solid foundation for long-term property ownership satisfaction and financial returns.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at Terra Hill as an investment property?

Properties at Terra Hill, positioned in the mature Bukit Merah district with direct MRT access, have historically attracted strong tenant demand from both young professionals and expatriate families seeking convenient city access. Investors can typically anticipate gross annual rental yields in the range of 2.5% to 3.5%, depending on unit type, floor level, and specific configuration. Larger family-sized units of 2,000+ square feet often command premium rents, supporting yields toward the upper end of this spectrum. However, investors must factor in the Additional Buyer's Stamp Duty (ABSD) at 20% for second-property purchases by Singapore Citizens, which materially increases acquisition costs and extends the payback period on invested capital. Additionally, property management costs, maintenance levies, and potential void periods during tenant transitions should be modelled into yield calculations to arrive at realistic net returns.

How does Terra Hill's pricing per square foot compare to recent transactions in Bukit Merah and surrounding areas?

Terra Hill's pricing reflects fair-market valuation relative to comparable condominium developments in the Bukit Merah and adjacent Tiong Bahru precincts. Recent transactions across similar-vintage, well-maintained private residential properties in this district have traded in the region of S$2,500 to S$3,200 per square foot, depending on specific location, unit size, and amenity profile. Terra Hill's positioning—combining genuine family-sized layouts exceeding 2,000 square feet with proximity to Pasir Panjang MRT—positions it competitively within this range. The development's pricing reflects both the premium location and the quality of modern construction. Buyers and investors should conduct independent valuation assessments and review recent transaction records at similar developments (such as nearby leasehold properties) to establish their own conviction regarding value relative to alternative acquisition targets in the district.

What are the ABSD implications if I am a Singapore Citizen purchasing Terra Hill as a second residential property?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a Terra Hill property priced at S$5.6 million, for example, this would result in ABSD payable of approximately S$1.12 million, materially increasing the total acquisition cost beyond the property price alone. This ABSD applies in addition to the standard Buyer's Stamp Duty and must be factored into financing calculations and investment returns modelling. To illustrate, if acquiring a property at Terra Hill's current price range via mortgage financing, the total acquisition cost including ABSD, conveyancing fees, and legal costs could exceed 22% of the property purchase price. Prospective second-property buyers should consult with legal advisors to understand the full tax impact and consider whether the expected capital appreciation and rental yield justify the substantial upfront tax outlay.

What is the lease decay risk for Terra Hill, and how might this affect long-term resale value?

Terra Hill, as a modern condominium development, will be offered on a leasehold tenure with a full 99-year lease from the date of development launch. Newly constructed leasehold properties in Singapore do not face material lease decay risk during the first 30–40 years of ownership, as property valuations remain robust and financing remains freely available for buyers at these lease tenures. The development's location in the highly desirable Bukit Merah precinct, combined with strong underlying demand driven by MRT connectivity, provides structural support for resale values even as the lease gradually matures. However, purchasers should be aware that lease decay becomes an increasingly material consideration beyond the 80-year mark, when property valuations typically contract more sharply and conventional mortgage financing becomes harder to secure. For investment-focused buyers with a holding period of 20–30 years, lease decay is unlikely to materially affect returns; however, owner-occupiers planning to hold the property into retirement should factor in the eventual need to sell or pursue collective en bloc redevelopment, which has historically been the favoured resolution for ageing leasehold developments in prime Singapore locations.

How does proximity to Pasir Panjang MRT Station influence demand and capital appreciation at Terra Hill?

The 790-metre walk to Pasir Panjang MRT Station (CC26) is a material value driver for Terra Hill, placing the development within the most desirable catchment for residential property in the Bukit Merah district. MRT proximity is a primary consideration for owner-occupiers and tenants alike, reducing commute times to employment hubs across the CBD, Marina Bay, and other strategic business locations. Historically, properties within 800 metres of MRT stations in established neighbourhoods have consistently outperformed those requiring longer travel times, with capital appreciation rates typically 0.5–1.5% higher annually. The Circle Line has become increasingly central to residential valuations since its expansion, and developments positioned as conveniently as Terra Hill benefit from this secular trend. For rental investors, MRT connectivity broadens the tenant pool significantly, as young professionals and expatriate families prioritise transport accessibility in rental decision-making. This sustained demand support, driven by the MRT connection, provides a long-term buffer against market downturns and underpins capital value resilience across market cycles.

What types of buyer profiles would find Terra Hill most suitable, and why?

Terra Hill appeals to multiple distinct buyer segments. First-time homebuyers with substantial financial capacity will appreciate the spacious, modern layouts and the security of purchasing within a well-established, infrastructure-rich neighbourhood that offers strong capital preservation. Upgraders transitioning from Housing Development Board properties or smaller private residences benefit significantly from the generous square footage and contemporary amenities, positioning Terra Hill as an attractive step-up purchase. High-net-worth individuals seeking secondary residences or primary family homes value the development's prestige location, privacy, and proximity to entertainment and dining districts. Professional families with children prioritise the neighbourhood's proximity to quality schools and green spaces, both of which Bukit Merah provides in abundance. Investors—particularly those with a medium-to-long holding horizon of 10–20 years—find the combination of MRT connectivity, consistent tenant demand, and limited competing new supply compelling. For investors deploying capital across a diversified property portfolio, Terra Hill's dual appeal as both an owner-occupier asset and a stable rental investment makes it a pragmatic allocation choice within the residential sector.

What are the TDSR and financing implications for buyers at typical price points across Terra Hill?

Assuming a typical Terra Hill purchase price in the S$5.6 million range, prospective buyers should model Total Debt Service Ratio (TDSR) constraints carefully. Under current banking guidelines, TDSR is capped at 60%, meaning that total monthly debt repayments (including mortgage, credit cards, car loans, and other obligations) cannot exceed 60% of gross monthly income. For a S$5.6 million property with a 70% mortgage (S$3.92 million) at current rates of approximately 4.3% per annum, monthly repayments would be roughly S$18,600. To meet TDSR requirements without exceeding the ceiling, a purchaser would typically require gross monthly income of approximately S$31,000, or approximately S$372,000 annually. Buyers should also factor in stamp duty (standard plus ABSD for second-property purchasers), legal fees, and potential property agent commissions, which collectively may require an additional 22%+ of the purchase price in upfront capital. First-time buyers and upgraders purchasing their first or second residential property should consult with mortgage brokers and financial planners to stress-test financing assumptions across various interest-rate scenarios, as rising rates could materially affect serviceability and purchasing power.

How does Terra Hill compare to competing developments in the Bukit Merah and nearby Tiong Bahru precincts?

Terra Hill competes directly with leasehold condominium developments in the immediate Bukit Merah area and the adjacent Tiong Bahru precinct, which has experienced significant densification in recent years. Key competitors include established developments that may offer similar unit sizes and amenity profiles but often suffer from more ageing infrastructure or less convenient MRT positioning. Terra Hill's advantages include its modern construction standards, generous floor plates exceeding 2,000 square feet across multiple unit types, and immediate proximity to Pasir Panjang MRT Station. Compared to newer developments further afield (such as those in Clementi or Jurong East), Terra Hill commands a location premium reflecting Bukit Merah's status as a more mature, established neighbourhood with stronger capital appreciation history. Developments in the immediately adjacent Tiong Bahru area may offer similar price points but often feature smaller unit configurations or longer walking distances to MRT stations. The development's positioning—combining modern amenities with neighbourhood maturity, accessible transport, and spacious layouts—represents solid middle-market positioning that appeals to pragmatic buyers unwilling to compromise on either location or space standards.

Are there specific unit stacks or floor levels at Terra Hill that offer better value or investment returns?

Mid-to-upper floor units (typically levels 8–15) at Terra Hill typically command premium pricing due to enhanced views, reduced noise exposure, and improved natural ventilation; however, they do not necessarily deliver proportionately higher rental yields or superior capital appreciation. Lower-to-mid floor units (levels 3–7) often represent better value for cost-conscious buyers and investors, particularly if the development's layout positions these units to capture natural light and outlook despite lower elevation. Units positioned away from main roads or facing internal courtyards may offer relative pricing discounts whilst still delivering strong rental performance, as tenants increasingly value quietness and privacy over elevation. From an investment perspective, investors should prioritise unit orientation (north-facing units in tropical climates benefit from more consistent natural light) and layout efficiency over floor level, as these factors more directly influence tenant satisfaction and retention. The development's unit size (ranging across various configurations) may prove more material to investment returns than specific floor positioning; family-sized units of 2,000+ square feet typically achieve stronger per-unit rents and attract more stable, longer-tenure tenants compared to smaller configurations. Prospective purchasers should review the development's floor plans and conduct site visits to assess which specific stacks or unit types align with their investment thesis or occupancy preferences.

What is the future supply pipeline in the Bukit Merah and Pasir Panjang districts, and how might this affect Terra Hill's value?

The Bukit Merah planning area is largely built out and characterised by limited residual development land, with most available sites already occupied by established residential communities, schools, and commercial facilities. Unlike growth districts such as Jurong East or Punggol, where substantial new residential supply continues to materialise, Bukit Merah faces structural supply constraints that support long-term capital value resilience. The Urban Redevelopment Authority's master plan for the Pasir Panjang area emphasises mixed-use development and transformation of industrial precincts into residential and recreational spaces; however, large-scale new residential developments remain limited. This supply scarcity has historically translated into steady capital appreciation for existing quality stock, as buyer demand consistently outpaces available inventory. Prospective buyers and investors should recognise that Terra Hill's positioning within a land-constrained, mature neighbourhood provides natural protection against oversupply-driven value erosion. The development competes primarily with resale stock in the precinct rather than a pipeline of newly launched condominium projects, a structural advantage that has historically supported investor conviction and capital preservation over extended holding periods. As Singapore's population growth moderates and housing preference increasingly skews toward mature, transport-connected neighbourhoods, districts such as Bukit Merah are likely to remain in strong demand relative to supply, supporting long-term value accretion for quality residential stock like Terra Hill.

[For Sale] Terra Hill — From S$2.7M