Type

Units

Min Area

Price Range

3 BR

969 sqft

S$2.5XM – S$2.9XM

4+ BR

1313 sqft

S$3.5XM – S$5.3XM

Property Highlights

Spacious 4-bedroom, 3-bathroom unit spanning 1,335 sqft in established Pasir Panjang enclave
Located just 790 metres from CC26 Pasir Panjang MRT Station, enabling seamless connectivity across Singapore
Priced at S$3,529,000, representing approximately S$2,643 per square foot in a high-demand district
Well-positioned for both owner-occupiers seeking upgrade potential and investors targeting rental yield opportunities
Proximity to amenities, green spaces, and transport infrastructure underpins long-term capital appreciation prospects

Interested in this property?

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

Ref: 500129268

Terra Hill: Premium 4-Bedroom Condominium in Pasir Panjang

Terra Hill presents an exceptional opportunity for discerning buyers seeking a substantial family residence in one of Singapore's most desirable neighbourhoods. This thoughtfully designed four-bedroom, three-bathroom unit encompasses 1,335 square feet of well-appointed living space, offering the room and flexibility that modern households increasingly demand. Positioned at 18 Yew Siang Road, this address places you within an established residential community that balances urban convenience with residential tranquillity.

Strategic Location and Transport Connectivity

The property's proximity to CC26 Pasir Panjang MRT Station—a mere 790 metres away, equating to approximately nine minutes on foot—delivers substantial value for daily commuters and long-term residents alike. This accessibility to the Circle Line represents a significant competitive advantage, enabling residents to reach the city centre, key employment hubs, and entertainment precincts with minimal friction. The station's ongoing integration into Singapore's expanding rapid-transit network ensures that connectivity advantages will only strengthen as urban infrastructure develops.

For families with children attending schools across multiple districts, or professionals working in different parts of Singapore, the MRT proximity translates into tangible time and cost savings over the property's ownership lifetime. Commute reliability and frequency on the Circle Line have made this corridor increasingly attractive to upgraders and international assignees seeking suburban comfort without sacrificing accessibility.

Spacious Layout and Living Standards

The 1,335 square feet floor plate reflects contemporary residential design standards that prioritise both functional living and genuine personal space. Four generously proportioned bedrooms provide flexibility for growing families, home-office requirements, or guest accommodation—a luxury increasingly valued by Singapore's professional demographic. The inclusion of three full bathrooms eliminates morning scheduling conflicts that smaller units inevitably create, whilst supporting the property's appeal to multigenerational households or those entertaining frequently.

Beyond raw square footage, this unit's configuration suggests thoughtful attention to traffic flow, natural light penetration, and the separation of private and entertaining zones. Prospective occupants will appreciate the breathing room that such dimensioning affords compared to the more compact units that dominate Singapore's residential market, particularly in central and mid-range districts.

Market Positioning and Valuation Context

The asking price of S$3,529,000 translates to approximately S$2,643 per square foot, a valuation that reflects Pasir Panjang's established market profile and infrastructure maturity. This price point sits within the accessible end of the luxury residential spectrum, appealing to upgraders transitioning from smaller properties, expatriate families on substantial packages, and high-net-worth individuals seeking portfolio diversification rather than extreme price premiums. The per-square-foot metric compares favourably to many newly launched developments in comparable or lesser-positioned locations, providing discerning purchasers with tangible value.

Recent transaction patterns across the Pasir Panjang district indicate sustained demand from owner-occupiers seeking both permanence and investment potential, lending credibility to the asking price and suggesting reasonable liquidity at this price level. The balance between supply and demand in this neighbourhood has historically supported predictable capital appreciation, particularly for units offering the size and specification that Terra Hill delivers.

Investment and Rental Yield Potential

For investors evaluating this property through a rental-income lens, the 1,335 square feet and four-bedroom configuration address a persistently undersupplied segment of Singapore's residential rental market. International assignees, relocating families, and affluent rental seekers consistently demonstrate robust appetite for spacious family units in well-connected neighbourhoods, with rents typically ranging from S$6,500 to S$8,500 monthly for properties of this specification and location. Based on conservative rental assumptions of S$7,000 monthly, this investment would generate approximately 2.4 per cent gross yield—a figure that compares competitively with Singapore's broader residential investment opportunities and becomes significantly more attractive when capital appreciation is factored into long-term return calculations.

The MRT proximity and Pasir Panjang's reputation as a stable, family-oriented district enhance rental tenancy stability, reducing vacancy risk and supporting predictable cash-flow performance. Institutional investors and seasoned property portfolios have increasingly recognised the south-western corridor's potential, validating both income generation and capital preservation characteristics.

Buyer Profiles and Suitability

This property accommodates multiple buyer archetypes effectively. Owner-occupying upgraders benefit from the four-bedroom configuration, removing the constraint that smaller units impose on growing families whilst maintaining manageable maintenance and utility costs compared to landed properties. High-net-worth individuals seeking Singapore residential exposure will appreciate the balance between privacy, location, and price that this unit provides. First-time substantial-property purchasers stepping up from HDB or smaller private housing will find the space, amenities, and neighbourhood infrastructure supportive of long-term residential satisfaction.

Investment-focused buyers recognise the rental appeal and financing flexibility that this mid-tier luxury price point enables, avoiding the concentration risk of single very-high-value assets whilst maintaining meaningful portfolio positions. Expatriate families benefit from the international-school accessibility, diplomatic-area proximity, and Anglophone-friendly neighbourhood character that Pasir Panjang provides.

Development Context and Future Prospects

Pasir Panjang's established infrastructure, coupled with the broader rejuvenation of Singapore's southern corridor, underpins long-term neighbourhood vitality. Completed developments dominate this area, reducing the uncertainty associated with new-launch properties whilst supporting market stability and predictable appreciation patterns. The district's proximity to the Singapore Science Park, National University of Singapore, and diverse employment clusters generates sustained residential demand from knowledge workers and young professionals.

Long-term urban planning documents indicate continued investment in district amenities, green infrastructure, and transport optimisation, positioning Terra Hill for sustained capital appreciation beyond typical market cycles. The absence of major new-launch uncertainty in the immediate vicinity provides existing owners with confidence in valuation stability and market liquidity.

Conclusion

Terra Hill represents a compelling acquisition opportunity for buyers prioritising spaciousness, connectivity, and neighbourhood stability. The S$3,529,000 asking price reflects genuine market value for a well-proportioned four-bedroom unit in an established, well-connected district, offering both occupational satisfaction and investment potential. Whether evaluating this as a permanent family residence, an upgrade opportunity, or a portfolio investment, the property's fundamentals—size, location, transport accessibility, and market positioning—support confident decision-making aligned with long-term Singapore residential objectives.

Frequently Asked Questions

What is the estimated rental yield if I purchase Terra Hill as an investment property?

Based on current market rental rates for four-bedroom units in Pasir Panjang, a property of this size and specification typically commands between S$6,500 and S$8,500 monthly from tenants seeking spacious family accommodation. Using a conservative estimate of S$7,000 per month, this translates to a gross rental yield of approximately 2.4 per cent per annum, which is competitive within Singapore's residential investment landscape when factored alongside potential capital appreciation. The MRT proximity and established neighbourhood character enhance tenant quality and rental stability, reducing vacancy risk and supporting reliable cash-flow performance over longer holding periods. Many institutional investors have demonstrated sustained interest in properties matching this profile, validating both income-generation capacity and medium-term capital growth prospects.

How does the S$2,643 per square foot price compare to recent Pasir Panjang transactions?

The per-square-foot valuation of S$2,643 sits comfortably within the established market range for quality resale units in Pasir Panjang, reflecting neither a discount nor a premium relative to comparable recent transactions. Recent completed sales of four-bedroom units in the district have transacted between S$2,500 and S$2,800 per square foot depending on condition, floor level, and unit configuration, placing Terra Hill's pricing in the mid-market segment. The S$3,529,000 total price point avoids the steep premiums that new-launch developments in adjacent areas command, whilst maintaining comparable or superior specifications to newly completed projects. This valuation positioning suggests reasonable market acceptance and liquidity prospects, with limited risk of material price depreciation in an established neighbourhood with consistent demand fundamentals.

What are the Additional Buyer's Stamp Duty implications at this S$3.53M price point?

For second-property purchasers, Additional Buyer's Stamp Duty (ABSD) at the S$3,529,000 price triggers the highest residential rate of 16 per cent for Singapore citizens and permanent residents, or 20 per cent for foreign entities. This equates to approximately S$564,640 in ABSD liability for citizen/PR second-home buyers, representing a material upfront cost that must be factored into total acquisition expenses. The quantum of ABSD, combined with legal fees, surveys, and property agent commissions, typically brings total acquisition costs to approximately 18-20 per cent of purchase price for second-property buyers. This elevated duty structure reflects policy intentions to manage housing affordability and property speculation, making the financing and cash-position planning critical during the purchase evaluation process for investors or upgraders without HDB disposal proceeds to offset costs.

What lease decay considerations affect resale value and long-term investment returns?

This property's long-term lease tenure is a fundamental value determinant that must be evaluated across the anticipated holding period. Properties in Singapore's freehold and 999-year leasehold districts typically experience accelerating value depreciation once lease duration falls below 70-80 years remaining, as institutional financing becomes increasingly restricted and buyer pools shrink materially. For Terra Hill, the original lease commencement date directly impacts future resale value trajectories, making lease-decay analysis central to long-term investment planning. Properties with 99-year leases initiated in the 1980s-1990s are now entering the risk zone where buyer financing becomes problematic, supporting the market preference for newly commenced long-leases or freeholds. Understanding the specific lease length remaining and anticipated decay timelines is essential for calculating realistic exit values and ensuring investment returns are not compromised by inadequate remaining tenure.

How does proximity to Pasir Panjang MRT Station affect demand and capital appreciation?

MRT proximity represents one of the strongest demand drivers in Singapore's residential market, as accessibility to rapid transit reduces commute friction and enhances neighbourhood attractiveness across buyer demographics. The 790-metre distance to CC26 Pasir Panjang Station positions Terra Hill within the optimal walkability zone, typically supporting 5-10 per cent property-value premiums relative to comparable non-MRT-adjacent properties in the same district. The Circle Line's completion and ongoing integration into Singapore's transit network has steadily lifted property values across the corridor, with particular strength in established residential nodes like Pasir Panjang that combine heritage character with modern infrastructure. Capital appreciation in MRT-adjacent properties has historically outpaced district averages by 0.5-1.5 per cent annually, reflecting both demand durability and the network effects that improved transit connectivity generates as job clusters and educational institutions expand access to these catchments.

Is Terra Hill suitable for high-net-worth individuals, upgraders, first-timers, and investors?

Terra Hill accommodates multiple sophisticated buyer profiles with differentiated appeal mechanisms. High-net-worth individuals benefit from the balanced positioning that avoids extreme-price clustering whilst maintaining privacy, neighbourhood stability, and investment optionality; the S$3.5M price point sits below ultra-luxury thresholds where competition intensifies and liquidity becomes concentration-dependent. Upgraders transitioning from smaller private or HDB properties appreciate the four-bedroom configuration that resolves family-space constraints whilst maintaining manageable maintenance profiles compared to larger luxury units. First-time substantial-property purchasers stepping up from entry-level housing find the MRT proximity, established amenities, and mid-market valuation supportive of confident acquisition decisions without oversizing to properties beyond genuine requirement. Investment-focused buyers recognise the rental-yield potential, borrowing capacity flexibility, and diversification value that this price tier delivers, avoiding the illiquidity and leverage constraints of single ultra-high-value assets.

What financing headroom and TDSR implications apply at the S$3.53M price point?

Debt-to-Service Ratio (TDSR) constraints, currently capped at 60 per cent of monthly income, create material financing headroom only for buyers with substantial earnings capacity. A S$3,529,000 purchase with typical 25-year financing and 70 per cent loan-to-value ratio generates a monthly debt obligation of approximately S$12,500-S$13,500, requiring gross monthly income exceeding S$21,000-S$22,500 to satisfy TDSR restrictions. This financing reality positions the property firmly within the professional and executive demographic, limiting accessibility to first-time buyers without substantial accumulated capital or existing real-estate equity. Purchasers with depreciated HDB properties or previous property disposals benefit from ABSD exemptions and accumulated downpayment capacity, materially improving financing efficiency compared to entirely capital-constrained first-time buyers. The combination of TDSR, ABSD, and absolute quantum of required downpayment (typically S$1,000,000-S$1,100,000) means this property remains most accessible to upgraders with existing equity or high-income professionals with bank capacity to support meaningful leverage.

How does Terra Hill compare competitively to nearby developments in Pasir Panjang?

Pasir Panjang's residential landscape encompasses both established resale developments and select newer projects, creating a mixed competitive environment where Terra Hill benefits from resale-inventory stability and pricing transparency. Comparable four-bedroom units in nearby completed developments typically range from S$3,200,000 to S$3,800,000 depending on condition, floor level, and project age, positioning Terra Hill competitively within the mid-market segment. New-launch projects in the broader southern corridor (such as those in Keppel or one-north precincts) command 10-15 per cent premiums for contemporary specifications and turnkey finishes, whilst lacking the heritage character and neighbourhood maturity that established Pasir Panjang addresses. From an investment-yield perspective, Terra Hill's competitive pricing relative to marginal new launches, combined with established MRT connectivity and tenant-demand stability, positions it favourably for investors prioritising cash-flow predictability over speculative capital gains. The absence of major new supply immediately adjacent to Pasir Panjang enhances relative scarcity and supports valuation stability.

Which unit stack or floor level typically offers best value within Terra Hill?

Floor-level and stack selection materially impacts both occupational satisfaction and resale-value positioning within any residential development. Mid-level units (floors 8-18 in typical Pasir Panjang developments) typically deliver optimal value, balancing unobstructed views and natural light against the noise and occasional functional limitations of very-high-level units and the reduced privacy and light penetration of lower floors. Stack location affects natural ventilation, water-pressure reliability, and susceptibility to noise transmission from common areas, with centrally-positioned stacks often delivering superior performance compared to units proximate to lifts or refuse chutes. Corner units command 3-7 per cent premiums for increased light and private views, though this premium appreciation decays rapidly once floor levels exceed 15-16 floors. For investors prioritising rental demand, mid-level units in optimal stacks offer the balance between premium-tenant appeal and realistic leasing velocity; executive tenants consistently demonstrate stronger preference for units offering genuine morning light, minimal neighbour-impact noise, and practical floor levels that make balcony access convenient.

What is the future supply pipeline in Pasir Panjang and how does it affect long-term appreciation?

Pasir Panjang's supply pipeline comprises predominantly infill and intensification projects rather than substantial new residential launches, a characteristic that underpins medium-to-long-term value stability and supply constraints. The district's established character, heritage conservation overlays, and land-use constraints limit the feasibility of major new-launch developments, instead channelling new supply through selective enhancements to existing older stock through en-bloc reconstruction or strata subdivision. This constrained-supply environment historically supports capital appreciation outperformance relative to districts with active new-launch pipelines that introduce competitive pricing pressure and tenant-migration vectors. Singapore's broader urban planning documents indicate sustained focus on rejuvenation within established nodes rather than wholesale intensification, suggesting Pasir Panjang will maintain its character as a stable, supply-constrained residential enclave. The limited future supply pipeline, combined with established MRT connectivity and ongoing southern-corridor amenity investment, positions existing quality inventory like Terra Hill favourably for sustained medium-term value creation and reduced volatility compared to properties in supply-pipeline-dense districts.

Terra Hill 4-bed Condo S$3.53M Pasir Panjang | PropSG