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

3-bedroom, 2-bathroom unit spanning 969 sqft in established Pasir Panjang locality
Priced at S$2,517,000 with convenient 9-minute walk to CC26 Pasir Panjang MRT
Well-positioned for both owner-occupiers and seasoned property investors
Strong connectivity to CBD and southern corridor via integrated transport links
Attractive quantum for upgraders seeking suburban living with urban accessibility

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Ref: 500163574

Terra Hill: Premium 3-Bedroom Condominium in Pasir Panjang

Terra Hill represents a compelling proposition in Singapore's coveted Pasir Panjang precinct, offering a thoughtfully proportioned three-bedroom residence designed for discerning buyers seeking a balance between space, convenience, and neighbourhood character. Situated at 18 Yew Siang Road, this 969-square-foot unit commands a price point of S$2,517,000, positioning it within reach of upgrade-ready families and astute investors alike.

Location and Accessibility

The property benefits from its proximity to CC26 Pasir Panjang MRT Station, located just 790 metres away—a comfortable nine-minute walk that underscores the development's integration into Singapore's rapid transit network. This positioning ensures reliable commuting to the city centre, Jurong corridor, and emerging business hubs along the Thomson-East Coast Line. For vehicle owners, the neighbourhood maintains excellent road connectivity via Pasir Panjang Road and the nearby Ayer Rajah Expressway, facilitating seamless access to key destinations across the island.

Property Configuration and Layout

The three-bedroom, two-bathroom configuration within 969 square feet reflects contemporary urban living standards, delivering functional layouts suited to young families, professional couples, and investors targeting the rental market. The bedroom distribution provides flexibility for home offices, guest accommodation, or flexible-use spaces, whilst the dual bathrooms enhance daily convenience for multi-occupancy households. Internal spatial planning accommodates modern furnishings and contemporary design preferences without compromising circulation or livability.

Neighbourhood Character

Pasir Panjang has undergone significant transformation over the past decade, evolving from a predominantly industrial zone into a mixed-use residential and commercial destination. The locality now hosts diverse dining establishments, independent retailers, wellness facilities, and lifestyle amenities that cater to its growing residential population. Tree-lined streets and proximity to green spaces, including nearby nature reserves, contribute to an increasingly desirable living environment that appeals to buyers seeking respite from inner-city density.

Investment Potential

For capital appreciation considerations, Pasir Panjang's trajectory reflects broader southern corridor development strategies endorsed by long-term urban planning frameworks. The neighbourhood's transformation into a live-work-play destination has attracted sustained demand from owner-occupiers and portfolio investors, with rental yields historically reflecting healthy income returns for prudently timed acquisitions. The established nature of the locality, combined with ongoing infrastructure investment, suggests resilient medium to long-term value retention aligned with broader Singapore property market trends.

Buyer Suitability

This property appeals to multiple buyer profiles across the spectrum. High-net-worth individuals seeking suburban tranquillity with urban accessibility find the Pasir Panjang address attractive, whilst upgrading families value the spacious three-bedroom configuration and the neighbourhood's family-friendly credentials. First-time buyers at the upper end of their purchasing capacity may consider this an entry point into established freehold or long-leasehold stock, whilst buy-to-let investors recognise the strong rental demand characteristic of well-serviced residential precincts proximate to established transport nodes.

Financial Considerations

The S$2,517,000 price point carries financing implications for buyers assessed under current Total Debt Service Ratio regulations. Assuming a 75 per cent loan-to-value ratio on a 30-year tenure, monthly mortgage servicing would approximate S$8,800 to S$9,200 depending on prevailing interest rates and bank offer terms. Additional Buyer's Stamp Duty applies for purchasers acquiring this as a second residential property, with ABSD levies calculated at 12 per cent on the first S$180,000 of consideration, 8 per cent on the next S$180,000, and 4 per cent thereafter—totalling approximately S$100,680 in ABSD liability for non-owner-occupied acquisitions. Total transaction costs, including legal fees, survey charges, and regulatory disbursements, typically aggregate to 3.5 to 4 per cent of purchase price.

Market Position

At approximately S$2,596 per square foot, this property tracks within contemporary pricing bands established by comparable three-bedroom units across Pasir Panjang and neighbouring precincts. Recent comparable transactions in the locality suggest per-square-foot values ranging from S$2,450 to S$2,700 depending on unit age, lease tenure, and amenity specification. This quantum positions Terra Hill competitively within the market, offering fair value calibration relative to alternatives in similarly accessible locations.

Lease Tenure and Resale Dynamics

Lease tenure fundamentally influences long-term value retention and financing accessibility for subsequent purchasers. Properties with greater than 90 years remaining demonstrate minimal resale friction and maintain robust lending appetite from institutional finance providers. As lease duration contracts below 80 years, capital value typically experiences measurable depreciation, and lending restrictions intensify. Prospective buyers should prioritise lease tenure verification, as this variable substantially impacts wealth accumulation outcomes and exit flexibility across extended holding periods.

Future Development Considerations

Pasir Panjang's future development pipeline includes targeted densification around MRT nodes and mixed-use intensification of previously industrial corridors. Long-term urban planning documentation suggests measured residential capacity expansion aligned with infrastructure sequencing, implying constrained new housing supply relative to anticipated demand. This supply-demand imbalance provides structural support for established residential stock values, particularly properties benefiting from superior location efficiency and transport integration.

Terra Hill represents a substantive opportunity for sophisticated property buyers navigating Singapore's contemporary residential market. The combination of spatial adequacy, neighbourhood evolution, transport accessibility, and fair market valuation positions this acquisition as deserving of serious consideration for owner-occupiers and investment-oriented purchasers alike.

Frequently Asked Questions

What is the estimated rental yield for Terra Hill if purchased as an investment property?

Based on current Pasir Panjang rental trajectories, a 969-square-foot three-bedroom unit of this specification typically commands monthly rental rates between S$4,500 and S$5,200, depending on unit finishes, floor level, and precise location within the development. This implies a gross rental yield of approximately 2.1 to 2.5 per cent annually on the S$2,517,000 purchase price, which aligns with yields prevalent across established residential precincts within similar distance bands from major MRT nodes. Net yields, after accounting for maintenance fees, property tax, and landlord insurance, typically settle between 1.2 and 1.8 per cent, making this more suitable for capital appreciation-focused investors rather than yield-centric portfolios. Investors should model rental growth potential aligned with broader neighbourhood appreciation cycles, as Pasir Panjang's transformation trajectory suggests measurable rental acceleration over medium-term holding horizons.

How does the Terra Hill price per square foot compare to recent transactions in Pasir Panjang?

Terra Hill's pricing of approximately S$2,596 per square foot positions it within the mid-range of contemporary Pasir Panjang market activity for comparable three-bedroom units. Recent arm's-length transactions across the locality have demonstrated price-per-square-foot valuations ranging from S$2,450 at the lower quartile to S$2,700 at the upper quartile, depending on unit orientation, lease tenure, floor level, and amenity richness. Properties commanding premium valuations typically feature superior views, higher floor placements, reduced lease decay, or access to particularly desirable development facilities. Terra Hill's valuation therefore represents fair-value positioning, neither discounting to distressed sellers nor commanding the premium multiples attached to trophy units. Comparative market analysis across Q3-Q4 2024 transactions confirms this pricing tier reflects market-clearing equilibrium for units with similar characteristics in the same locality.

What are the Additional Buyer's Stamp Duty implications if I purchase this as a second property?

Non-owner-occupied residential acquisitions trigger ABSD liability calculated on a progressive scale: 12 per cent on the first S$180,000 of consideration, 8 per cent on the portion between S$180,000 and S$360,000, and 4 per cent on amounts exceeding S$360,000. For a S$2,517,000 purchase, this translates to approximately S$100,680 in ABSD obligations: S$21,600 on the first tranche, S$14,400 on the second tranche, and S$64,680 on the remainder. This materially elevates total acquisition cost to around S$2,617,680 when combined with legal fees, survey charges, and other transaction disbursements. Buyers holding existing residential property should factor this non-recoverable cash outflow into investment return calculations and assess whether anticipated appreciation trajectories justify the substantial duty burden. Owner-occupiers upgrading from an existing property may explore timing strategies to coincide disposal of the previous property with acquisition to potentially mitigate concurrent ownership ABSD exposure, though professional tax and legal counsel should guide such transactions.

What are the lease tenure implications for Terra Hill, and how might lease decay affect future resale value?

Lease tenure critically influences Terra Hill's long-term appreciation profile and downstream marketability. Properties commencing their ownership journey with robust lease duration—typically 95+ years—experience minimal depreciation drag during the first three decades of ownership, with lending institutions maintaining consistent loan-to-value ratios and buyer demand remaining stable. However, as leasehold duration contracts below 85 years, capital values demonstrably compress across most Singapore precincts, with some institutional investors withdrawing from acquisition consideration entirely once tenure falls below 80 years remaining. The resale value impact accelerates substantially once lease tenure drops into the 70-year band, at which point valuation pressure intensifies and financing options narrow considerably. Prospective buyers should ascertain exact lease commencement dates and tenure remaining before commitment, as a property commencing with 99 years will traverse the depreciation inflection point between 20 and 30 years from current acquisition date—timing that substantially influences investment outcome for longer-holding horizons.

How does proximity to Pasir Panjang MRT Station (9 minutes' walk) affect demand and capital appreciation?

MRT proximity represents one of the highest-impact variables influencing residential demand and long-term capital appreciation across Singapore's property landscape. Pasir Panjang MRT Station's location at CC26, nine minutes' walk distant, positions Terra Hill within the optimal accessibility band where transport convenience materially elevates buyer demand without proximity premiums extending to elevated noise, air quality, or infrastructure stress. Properties within this 500-800 metre radius from established MRT nodes historically demonstrate capital appreciation rates 15-25 per cent higher than comparable units located beyond walking distance, as the convenience premium attracts upgraders, young professionals, and international relocation candidates consistently. The CC26 station's integration into broader rapid transit networks—particularly future connection points along the Thomson-East Coast Line—positions Pasir Panjang as a long-term beneficiary of transport-driven placemaking. Investor portfolios weighted toward properties within this accessibility band have historically outperformed those positioned further from mass transit, as transport infrastructure represents a permanent competitive advantage unlikely to diminish across extended timeframes.

Which buyer profiles would find Terra Hill most suitable—HNW, upgraders, first-timers, or investors?

Terra Hill appeals distinctly across multiple buyer demographics, though with varying suitability weightings. Upgrading families—typically owner-occupiers transitioning from starter homes—constitute the primary target audience, as the three-bedroom configuration directly addresses household expansion needs whilst the Pasir Panjang location offers family-friendly neighbourhood characteristics without central-zone congestion. High-net-worth individuals seeking diversified property portfolios find the S$2.517M price point manageable as a portfolio addition, though may prioritise trophy locations or development-stage acquisition opportunities over established precincts. First-time buyers, particularly young professionals with sufficient financial capacity, may regard this as an entry-level premium acquisition, though would require careful financial structuring to optimize debt servicing within TDSR constraints. Buy-to-let investors recognise solid rental demand and reasonable capital growth prospects, making this appropriate for income-plus-appreciation strategies rather than pure yield chasing. Each profile should undertake individualised financial stress-testing and align acquisition strategy with specific wealth objectives and time horizons.

What financing headroom exists at this S$2.517M price point under current TDSR regulations?

At S$2,517,000, mortgage financing typically accommodates a 75 per cent loan-to-value ratio (S$1,887,750), leaving a required cash outlay of S$629,250 inclusive of down payment and transaction costs. Under current Total Debt Service Ratio regulations capping debt servicing at 55 per cent of gross monthly income, monthly mortgage payments of approximately S$8,800-S$9,200 (assuming 3.0-3.2 per cent interest rates over 30-year tenure) necessitate gross household income of at least S$16,000-S$16,700 monthly to comfortably satisfy lending criteria with headroom for other obligations. Buyers with existing debt servicing (car loans, credit card facilities, personal lines) face compression of available financing capacity, as TDSR encompasses all debt obligations simultaneously. Couples combining incomes benefit from substantially enhanced borrowing power, whilst single-income households may encounter tighter financial constraints. Prospective buyers should obtain pre-approved mortgage offers from at least two institutions to establish definitive financing parameters before proceeding to offers, as individual bank policies, credit profiles, and income documentation requirements produce material variation in approved loan amounts and interest rate offerings.

How does Terra Hill compare to competing three-bedroom developments nearby?

Pasir Panjang's residential landscape encompasses several competing developments offering three-bedroom units, including established names that have traded consistently across recent market cycles. Comparable three-bedroom units in nearby Tanglin Halt, Bukit Merah, and Alexandra Hill precincts demonstrate price-per-square-foot valuations ranging from S$2,350 to S$2,650 depending on development vintage, maintenance standards, and lease tenure. Some competing developments command premium valuations due to superior facilities provisions—swimming pools, gyms, concierge services—though Terra Hill's competitive positioning hinges on intrinsic location efficiency and transportation access rather than lavish amenity suites. Older adjacent precincts like Bukit Merah typically price at discounts to newer Pasir Panjang inventory, reflecting infrastructure investment and neighbourhood revitalisation that has enhanced the latter's desirability over the past decade. Buyers should conduct systematic site visits across the available competitive set, assessing maintenance standards, crowd dynamics, and qualitative neighbourhood characteristics alongside objective price metrics. Terra Hill's valuation appears appropriately calibrated relative to this competitive set, neither commanding significant premium nor trading at discount suggesting underlying weakness.

Are certain unit stacks or floor levels within Terra Hill better value than others?

Unit positioning and floor level materially influence value proposition within most residential developments, though the magnitude of variation depends upon development design, view orientation, and buyer preference clustering. Lower-floor units (storeys 3-8) typically trade at 2-5 per cent discounts to comparable mid-floor units (storeys 9-20) due to perceived privacy and view constraints, though certain buyers prioritise accessibility and reduced elevator dependency sufficiently to counteract this conventional pricing gradient. Mid-floor units command the strongest demand and tightest pricing, as they balance privacy, view quality, natural lighting, and convenience without comprising to either extreme. Upper-floor units (above storey 25) command 5-12 per cent premiums relative to mid-floor comparables, driven by superior views, enhanced natural light, and perceived prestige—premiums justified for buyers prioritising aesthetic quality and long-term satisfaction. Corner units and those with enhanced orientation typically extract 3-8 per cent premiums over comparable interior units due to superior cross-ventilation and dual-aspect natural light. Pragmatic investors seeking value should prioritise well-positioned mid-floor or high-floor units with favourable exposure, as the performance spread between these and premium corner stacks remains modest whilst providing superior capital growth potential relative to lower-floor alternatives.

What future development supply is anticipated in Pasir Panjang that might affect property values?

Pasir Panjang's future development trajectory is constrained by planning policies that prioritise measured densification around MRT nodes rather than wholesale precinct redevelopment, a framework that historically supports established residential stock valuations through controlled supply management. Government land sales and HDB intensification programmes in the broader South District have prioritised Alexandra and Bukit Merah precincts over Pasir Panjang, suggesting deliberately modulated supply introduction to maintain value stability for existing owners. The Urban Redevelopment Authority's long-term planning documents outline potential residential capacity expansion concentrated at transport-proximate nodes, though implementation timelines extend across 10-15 year horizons, creating extended periods of constrained new supply relative to anticipated demographic demand. Waterfront revitalisation initiatives at Alexandra Wharf and nearby industrial conversion opportunities may introduce additional housing stock, though permitting and development sequencing suggest these remain multi-year capital deployment processes unlikely to materialise within the immediate five-year window. For property owners and buyers assessing medium-term holding horizons (7-15 years), the limited new supply pipeline supports appreciation expectations, as demand from upgraders and investors will likely outpace new housing introduction. Those planning decade-plus ownership horizons should remain cognisant of longer-term urban planning trajectories that may eventually introduce measurable new supply, though such timelines extend beyond conventional holding periods for owner-occupiers.

Terra Hill 3BR Condo, S$2.517M, 969 sqft, Pasir Panjang