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 3-bedroom, 3-bathroom unit spanning 1,087 sqft in prime Yew Siang Road location
Just 9 minutes' walk (790m) from Pasir Panjang MRT Station on the Circle Line
Priced at S$2,699,000 with strong connectivity to CBD and waterfront lifestyle amenities
Well-positioned for both owner-occupiers and property investors seeking capital growth
Contemporary condominium development in established residential enclave with excellent schools nearby

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Ref: 24267564

Terra Hill: A Contemporary Haven on Yew Siang Road

Terra Hill stands as a sophisticated residential address on Yew Siang Road, offering discerning buyers a compelling blend of modern living and strategic location. This 3-bedroom, 3-bathroom condominium unit stretches across 1,087 square feet, delivering generous proportions that cater to families, professionals, and investors alike. Listed at S$2,699,000, this property represents a meaningful investment in one of Singapore's most desirable residential corridors.

Location and Connectivity

The property's proximity to Pasir Panjang MRT Station is a decisive advantage for daily commuters and property valuers alike. Situated merely 9 minutes' walk away—approximately 790 metres on foot—the Circle Line connection positions residents within easy reach of the financial district, educational institutions, and leisure precincts across the island. This accessibility fundamentally shapes the long-term appreciation trajectory and rental demand for units in this micro-location.

Beyond the MRT advantage, the Yew Siang Road corridor benefits from established infrastructure, including neighbourhood shops, dining establishments, and essential services. The area's maturity as a residential zone means comprehensive road networks and frequent bus services augment the public transport offering, rendering the development attractive to those who prioritise connectivity without dependence on private vehicles.

Space and Layout Considerations

The unit's 1,087 square feet footprint accommodates three generously proportioned bedrooms and three full bathrooms, a configuration that distinguishes it from more compact offerings in the same price band. This spatial generosity appeals particularly to families requiring dedicated work-from-home arrangements, guest accommodation, or room for growing children. The three-bathroom provision is notably practical, reducing morning congestion in households with multiple occupants and adding convenience during entertaining.

Interior design and finishes at Terra Hill reflect contemporary preferences, with attention given to functional layouts that maximise usable living space. The balance between bedrooms, bathrooms, and common areas positions this unit as genuinely liveable rather than merely speculative—a quality that investors recognise translates into consistent tenant interest and lower vacancy cycles.

Investment Potential and Market Positioning

At S$2,699,000, this property enters a market segment where both owner-occupiers and seasoned investors compete actively. The price point reflects the property's maturity, established amenities, and proximity to the Circle Line—factors that institutional and private investors carefully calibrate when assessing capital appreciation prospects. The confluence of these attributes creates a relatively defensive holding, wherein downside risk remains contained across economic cycles.

The rental market around Pasir Panjang exhibits consistent demand from expatriate professionals, academics, and corporate tenants relocating to Singapore. Units with three bedrooms command premium monthly rents, particularly those offering straightforward layouts and proximity to quality schools. This rental dynamic supports investors' hold-and-let strategies, providing a steady income yield whilst waiting for capital appreciation.

Neighbourhood Character and Lifestyle

Yew Siang Road's residential character reflects decades of planning that prioritised family-oriented communities with safe, tree-lined streets and accessible green spaces. The surrounding ward includes established shopping centres, healthcare facilities, and educational institutions that have anchored the area's reputation as a stable, well-serviced precinct. Residents enjoy proximity to both the Sentosa Cove leisure zone and the working waterfront, creating an unusual blend of commercial vitality and neighbourhood tranquillity.

The district's appeal extends to retirees seeking walkable neighbourhoods and young families appreciating the balance between urban convenience and suburban calm. This demographic diversity underpins consistent housing demand and resale liquidity, factors that property valuers weight heavily when assessing long-term holding viability.

Financial Considerations for Buyers

Prospective purchasers should engage licensed financial advisers to assess their borrowing capacity relative to the S$2,699,000 asking price. Most financial institutions extend loans covering 75–80% of the property value for Singapore citizens and permanent residents purchasing their first property, with more conservative lending ratios for subsequent acquisitions. At this price point, buyers should anticipate cash down payments of S$500,000 to S$700,000, depending on individual financing arrangements.

Additional purchase costs—including stamp duties, legal fees, and survey charges—typically aggregate 3–4% of the transaction value, a consideration that prudent purchasers factor into their total outlay. For investors acquiring a second or subsequent property, additional buyer's stamp duty (ABSD) applies at graduated rates, materially increasing the cost of acquisition and affecting investment yield calculations.

Comparative Market Context

Recent transactions in the Yew Siang Road and broader Pasir Panjang locality indicate that per-square-foot pricing ranges between S$2,400 and S$2,800, depending on unit age, layout, and amenity quality. This listing's price translates to approximately S$2,482 per square foot, positioning it competitively within that established range. Such positioning suggests realistic asking prices aligned with current market sentiment, reducing negotiation friction and supporting faster transaction completion.

Competing developments in the immediate vicinity offer similar spatial configurations and amenity offerings, though Terra Hill's specific location—within walking distance of the MRT and established neighbourhood services—provides differentiation that justifies its asking price relative to developments further from transport nodes.

Regulatory and Ownership Framework

As a condominium property, this unit benefits from streamlined ownership structures, transparent lease management, and professional facility oversight. Condominium developments in Singapore operate under established regulatory frameworks that protect resident interests, ensure transparent financial management, and mandate comprehensive insurance and maintenance regimes. These structural protections appeal to both first-time and institutional buyers seeking clarity regarding their ongoing ownership obligations and property management quality.

Prospective owners should review the condominium's financial statements, reserve fund position, and any major works planned for the coming years. These documents, typically available during the due diligence phase, provide critical insight into the development's operational health and any forthcoming expenses that may impact buyer cash flow or future resale valuations.

Future Outlook and Capital Appreciation

The Pasir Panjang locality has demonstrated consistent capital appreciation over the past decade, supported by urban renewal projects, improved transport infrastructure, and sustained demand from both owner-occupiers and investors. The Circle Line's completion strengthened transport connectivity, and ongoing plans for coastal development and lifestyle enhancement continue to position the precinct as an appreciating asset class within Singapore's residential market.

Terra Hill's positioning—established, professionally managed, and strategically located—aligns it with properties that tend to appreciate steadily over medium to long-term holding periods. Buyers purchasing with a five-to-ten-year horizon should reasonably anticipate capital growth aligned with broader Singapore residential market trends, particularly if property maintenance remains rigorous and neighbourhood amenities continue to develop.

Concluding Assessment

Terra Hill at 18 Yew Siang Road offers a substantive residential proposition: genuine space, practical layout, established location, and a price point that reflects realistic market conditions. Whether purchased for owner-occupation, investment, or portfolio diversification, this property delivers tangible attributes that justify consideration by sophisticated buyers prioritising location, connectivity, and lasting value.

Frequently Asked Questions

What rental yield might a buyer expect if purchasing Terra Hill as an investment property?

At the S$2,699,000 acquisition price, a 3-bedroom unit in this location typically commands monthly rents between S$4,500 and S$5,500, depending on unit condition, floor level, and amenity quality. This translates to an estimated gross rental yield of approximately 2.0–2.4% annually, which aligns with the broader Singapore residential investment market where yields of 2.0–2.8% are customary for properties in established, well-serviced precincts. Investors should deduct property tax, maintenance levies, insurance, and potential vacancy periods to calculate net yield; after these deductions, realistic net yields typically settle between 1.2–1.6% annually, a figure that many institutional investors balance against capital appreciation expectations over a 7–10 year holding horizon.

How does the S$2.7M price per square foot compare to recent Pasir Panjang transactions?

Terra Hill's asking price of approximately S$2,482 per square foot sits comfortably within the established Yew Siang Road and Pasir Panjang market range of S$2,400–S$2,800 psf, depending on recent transactions and individual unit attributes. Over the past 12–18 months, comparable 3-bedroom units in proximity to the MRT have transacted between S$2,450 and S$2,750 psf, suggesting this listing aligns realistically with current market sentiment. The relatively modest premium within the established range reflects the property's accessibility to the MRT station, established neighbourhood character, and contemporary condition—factors that valuers typically weight when reconciling asking prices with comparable sales data.

What are the Additional Buyer's Stamp Duty (ABSD) implications at this price point?

For Singapore citizen or permanent resident first-time buyers purchasing this property, no ABSD is payable; only standard Buyer's Stamp Duty (BSD) applies at a graduated rate, totalling approximately S$12,000–S$14,000 for this S$2.7M transaction. However, for investors or owner-occupiers acquiring a second or subsequent residential property, ABSD applies at graduated rates: 5% for the first S$180,000 of value, 10% for the next S$180,000, and 15% thereafter. At S$2.7M, total ABSD liability would reach approximately S$370,000, a material cost that significantly impacts investment returns and cash-flow requirements. Buyers should engage tax advisers and legal consultants to model these liabilities before committing to purchase, as ABSD fundamentally reshapes acquisition costs and affects investment viability calculations.

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

As a condominium property on what is typically held under a 99-year leasehold tenure (common for Singapore residential developments), the property currently enjoys a strong lease position with the vast majority of its economic life remaining. With most condominiums built within the last 30–40 years, lease decay becomes a material consideration only beyond the 70–80 year mark; at current lease ages, this property faces no meaningful lease-related depreciation that would impact resale valuation in the near to medium term. Buyers should verify the exact lease commencement date during the legal due diligence phase, but properties in this vintage typically exhibit robust resale liquidity and valuation stability through market cycles, as lender hesitation around short-lease properties does not yet apply.

How does proximity to Pasir Panjang MRT Station influence demand and long-term capital appreciation?

MRT proximity is among the strongest correlates of sustained capital appreciation in Singapore's residential market; properties within a 10-minute walk of MRT stations typically command 8–15% price premiums relative to equivalent properties 15+ minutes' walk away. Terra Hill's 790-metre (9-minute walk) proximity to Pasir Panjang MRT Station on the Circle Line positions it within the high-accessibility cohort, supporting consistent demand from commuters, expatriate tenants, and investors seeking liquid, appreciating assets. The Circle Line's enhanced connectivity to the CBD, airport, and emerging lifestyle precincts continues to drive rental and capital demand; historical data suggests MRT-proximate residential properties in established areas like Pasir Panjang have appreciated at rates 1.5–2.5% annually above properties lacking equivalent connectivity.

Is this property suitable for first-time home buyers, upgraders, investors, and high-net-worth individuals?

Terra Hill accommodates a broad spectrum of buyer profiles: first-time buyers benefit from the property's straightforward 3-bed, 3-bath layout, established neighbourhood character, and proximity to schools and services, though financing at S$2.7M requires demonstrated income capacity and savings discipline. Upgraders typically find this unit ideal, as the spatial generosity and three-bathroom provision reduce the need for further upgrades within a 7–10 year ownership horizon, stabilising housing costs. Property investors view this property favourably given the rental demand profile, established location, and liquid resale market, particularly those building balanced portfolios across established precincts. High-net-worth buyers may perceive the property as a defensive core holding or a rental asset within a diversified property portfolio, valued for its professional management, reliable cash flow generation, and capital preservation rather than speculative appreciation.

What financing headroom and TDSR implications exist at the S$2.7M price point?

At S$2,699,000, buyers financing 80% (approximately S$2,159,000) face estimated monthly mortgage payments of S$11,000–S$12,500 across a 25–30 year amortisation, depending on interest rates prevailing at time of drawdown. The Total Debt Servicing Ratio (TDSR) framework typically limits borrowers' aggregate monthly debt servicing (mortgage, car loans, credit cards, other commitments) to 55% of gross monthly income. For the S$2.7M property mortgage alone to remain within comfortable servicing capacity, buyers should demonstrate gross monthly household income of approximately S$20,000–S$23,000; higher incomes provide greater flexibility for investment properties or additional debt. Prospective purchasers should engage mortgage brokers to conduct formal pre-approval assessments, as individual circumstances, existing debt obligations, and lender policies materially affect available financing quantum.

How does Terra Hill compare to nearby competing developments in terms of value and positioning?

The Yew Siang Road and broader Pasir Panjang locality hosts several competing developments, including established condominiums and newer projects; Terra Hill's positioning emphasises established credentials, professional management, and consistent tenant demand. Competing newer developments may offer modern finishes and contemporary facilities, but often command 5–10% price premiums relative to established properties whilst delivering similar or lower rental yields due to elevated acquisition costs. Conversely, older condominiums in the vicinity may offer discounted entry prices but require buyers to assess age-related maintenance risks and potentially lower capital appreciation. Terra Hill's middle positioning—established and professionally maintained without cutting-edge finishes or premium pricing—appeals to pragmatic buyers seeking reliable cash flow and steady appreciation without speculative risk or excessive capitalisation premiums.

Which unit stack or floor level typically offers optimal value within this development?

Within condominium developments, mid-level floors (typically 8–18 storeys) often represent optimal value propositions, balancing privacy, reduced noise exposure, and lift accessibility against the premium pricing commanded by higher storeys. Lower floors (1–7) command discounts of 3–7% relative to mid-level equivalents, typically justified by increased street-level noise, reduced privacy, and some buyers' perception of lower prestige; however, accessibility benefits and reduced lift waiting times appeal to elderly residents and those with mobility considerations. Higher floors (18+) attract premiums of 5–12%, reflecting enhanced views, reduced noise, and prestige—premiums that may exceed documented rent premiums or yield improvements, rendering them suboptimal for investors. For owner-occupiers prioritising comfort and practicality, mid-level eastern or western-facing units typically deliver the best balance of light, ventilation, privacy, and value; investors should favour units with demonstrated rental demand profiles regardless of floor level.

What future supply pipeline developments could affect Terra Hill's long-term appreciation prospects?

The broader Pasir Panjang locality continues to experience regeneration initiatives, with brownfield sites gradually transitioning from industrial use to mixed residential-commercial development; however, new supply additions remain moderate relative to overall market size, supporting steady rather than speculative appreciation. The government's push to rejuvenate coastal precincts near Sentosa Cove and the Southern Islands continues to enhance the locality's lifestyle credentials and attract premium-seeking demographics, supporting longer-term capital values. Simultaneously, intensifying property cooling measures, modest new residential supply additions, and the mature nature of many existing precincts suggest appreciation will remain anchored to modest annual growth (2–4%) rather than cyclical booms; buyers should plan holding horizons of 7–10 years to realise meaningful capital gains and weather short-term market volatility. The absence of major disruptive developments (MRT extensions causing construction disruption, large new supply launches) in the immediate vicinity supports Terra Hill's positioning as a stable, defensible investment within Singapore's property landscape.

Terra Hill 3BR Condo, S$2.7M, 9 Min to Pasir Panjang MRT