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

Four-bedroom, three-bathroom residence spanning 1,313 sqft in established Pasir Panjang location
Walking distance to Pasir Panjang MRT Station (CC26) just 790 metres away
Priced at S$3,504,000 with strong connectivity to city centre and business districts
Well-suited for families and discerning buyers seeking suburban convenience with urban access
Strategic positioning in a mature residential enclave with established infrastructure

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Ref: 60190373

Terra Hill: A Four-Bedroom Haven in Pasir Panjang

Situated along Yew Siang Road in the heart of Pasir Panjang, Terra Hill presents a compelling residential opportunity for buyers in search of substantial living space combined with excellent transport connectivity. This four-bedroom, three-bathroom condominium development represents a sophisticated choice in a district known for its residential appeal and proximity to key employment hubs across the island.

The property spans 1,313 square feet, providing ample room for growing families, professionals seeking home office space, or investors looking to capture demand from tenant demographics in this sought-after locality. The generous bedroom count, coupled with three full bathrooms, ensures practical functionality and privacy for multiple occupants, making this an attractive proposition for households with varied accommodation needs.

Location and Connectivity

Pasir Panjang has established itself as one of Singapore's most desirable residential neighbourhoods, combining suburban tranquillity with convenient access to the broader island. The proximity to Pasir Panjang MRT Station (CC26) is a significant asset—situated just 790 metres away, the station is reachable within a comfortable nine-minute walk, placing key employment districts, shopping precincts, and recreational facilities well within reach for daily commuting.

This connectivity profile makes the location particularly appealing to professionals working in the CBD, the financial district at Tanjong Pagar, or the growing tech hubs scattered across the eastern and central regions. The Circle Line link via Pasir Panjang MRT provides direct access to Tiong Bahru, Clarke Quay, and Dhoby Ghaut, reducing journey times significantly for regular travellers.

District Character and Infrastructure

The Pasir Panjang precinct benefits from mature urban planning and comprehensive supporting infrastructure. Residents enjoy access to a network of shopping centres, dining establishments, and leisure facilities that cater to contemporary living standards. The area has successfully maintained its character as a family-oriented neighbourhood whilst embracing modern amenities and services that appeal to affluent households.

Educational institutions in and around the district serve families with school-age children, whilst healthcare facilities, banking services, and professional offices cluster throughout the locality. The blend of established residential communities with forward-looking developments creates a balanced environment where investment potential meets lifestyle quality.

Property Specifications and Layout

Terra Hill's floor plate of 1,313 square feet distributes efficiently across four bedrooms and three bathrooms, a configuration that suggests thoughtful spatial planning. Properties of this size within the Pasir Panjang market typically command strong resale interest, as the room count appeals to a broad demographic spectrum—from upgraders seeking additional space to investors capitalising on multi-generational family demand.

The three-bathroom provision is particularly noteworthy for a four-bedroom unit, reducing bottlenecks during peak morning routines and enhancing the property's appeal to families. This layout aligns well with contemporary expectations for privacy and functionality in premium residential segments.

Investment Perspective

From an investment standpoint, properties in Pasir Panjang have demonstrated steady capital appreciation over extended holding periods, supported by strong underlying demand, limited new supply in comparable proximity to the MRT, and the district's established status as a premier residential destination. The pricing at S$3,504,000 positions this unit within the mid-to-upper range of the Pasir Panjang market, reflecting the value attributed to both location and configuration.

Rental yields in this district benefit from consistent tenant interest among expatriate professionals, young families seeking suburban comfort with city access, and co-workers requiring dual-accommodation arrangements. The four-bedroom format, in particular, attracts premium tenant profiles willing to pay for additional space and the lifestyle benefits that Pasir Panjang delivers.

Market Context

The Pasir Panjang condominium market has maintained healthy transaction activity, with properties commanding per-square-foot valuations that reflect the district's established reputation and connectivity credentials. Recent market observations suggest that four-bedroom units in well-appointed developments attract consistent enquiry from both owner-occupiers and portfolio investors, particularly when positioned within walking distance of MRT infrastructure.

The broader property landscape in Pasir Panjang continues to benefit from planned district improvements, including ongoing transport enhancements and commercial development in adjacent areas. These factors collectively support medium to long-term capital value retention and appreciation potential for well-positioned residential assets.

Why Pasir Panjang Matters

Choosing a property in Pasir Panjang reflects a deliberate preference for established residential quality over emerging fringe locations. The district's maturity means that fundamental infrastructure is already in place—roads are developed, utilities are robust, and community facilities are comprehensive. This mature infrastructure backdrop reduces uncertainty and supports stable property values over multi-year ownership horizons.

For families weighing lifestyle considerations alongside investment fundamentals, Pasir Panjang offers a compelling balance. The blend of accessibility, community amenities, educational options, and transport connectivity creates an environment where residents enjoy both practical convenience and quality of life—factors that ultimately drive sustained demand and property price resilience.

Terra Hill at 18 Yew Siang Road represents an opportunity to acquire a spacious, well-configured residence in one of Singapore's most established and desirable residential precincts, positioned to capitalise on both personal living enjoyment and prudent property investment discipline.

Frequently Asked Questions

What rental yield might an investor expect from this four-bedroom unit at Terra Hill?

Based on current market data for four-bedroom units in Pasir Panjang, an investor could reasonably anticipate a rental yield in the region of 2.5 to 3.2 per cent per annum, depending on precise positioning within the development and tenant profile targeting. A unit of this configuration, combined with proximity to Pasir Panjang MRT and the district's appeal to expat families, typically commands monthly rentals between S$5,500 and S$7,000, suggesting gross yields of approximately 18.8 to 24 per cent annually before factoring expenses. Net yields after accounting for maintenance, property tax, and management fees would ordinarily settle between 2.5 and 3.0 per cent, which aligns competitively with condominium yields across the broader Pasir Panjang and southern corridor markets.

How does the S$3.5M price per square foot compare to recent Pasir Panjang transactions?

The S$3.5M acquisition price translates to approximately S$2,665 per square foot, a figure that sits comfortably within the established per-square-foot valuation range for newer or well-maintained four-bedroom units in Pasir Panjang's condominium market. Recent transactions in comparable developments within the district have recorded per-square-foot prices ranging from S$2,400 to S$2,900, depending on unit age, amenities, and exact distance from the MRT station. This positioning suggests competitive valuation relative to supply, reflecting fair-market pricing for a unit of this specification and location—neither significantly under nor overvalued relative to recent comparable transactions in the immediate district.

What Additional Buyer's Stamp Duty applies if this is a second property purchase?

For a second property acquisition at this S$3.504M price point, Additional Buyer's Stamp Duty (ABSD) is calculated progressively on the purchase price. ABSD rates for second residential properties in Singapore begin at 5 per cent for the first S$180,000 of purchase price, escalate to 10 per cent for the next S$180,000, and reach 15 per cent for amounts exceeding S$360,000. On a S$3.504M purchase, this produces total ABSD liability of approximately S$490,000—a meaningful cost component that second-property buyers must factor into total acquisition expense and cash-flow planning. Understanding this duty is critical for investors; it effectively increases the true cost of acquisition beyond the listed purchase price and directly impacts overall investment returns and financing requirements.

Is there lease decay risk, and how might it affect long-term resale value?

The question of lease tenure is fundamental to any Singapore property purchase; however, without explicit lease commencement and expiry data provided, prospective buyers must verify directly whether Terra Hill operates on a 99-year, 199-year, or freehold basis. If the property carries a 99-year lease, particular attention should be paid to the remaining lease term at time of purchase, as leases approaching 60 to 70 years remaining may trigger refinancing challenges and resale demand contraction. Lease decay typically accelerates below 80 years remaining, as banks become increasingly cautious with lending, and buyer pools contract sharply below 70 years remaining. For maximum long-term value protection, acquiring a unit with at least 85 to 90 years remaining provides substantial comfort; if this unit's lease is significantly eroded, resale timelines may need to compress substantially before lease value deterioration becomes severe.

How does proximity to Pasir Panjang MRT (CC26) drive demand and capital appreciation?

Proximity to mass rapid transit infrastructure is one of the most significant drivers of residential property demand and sustained capital appreciation in Singapore's market. The nine-minute walking distance to Pasir Panjang MRT Station places Terra Hill within the optimal accessibility range that maximises tenant and buyer interest, whilst residences beyond 12 to 15 minutes' walk typically experience measurably softer demand. The Circle Line connection ensures commuters reach the CBD, Tiong Bahru, and Clarke Quay with minimal transfer friction, a convenience factor that translates directly into rental demand and owner-occupier appeal. Historically, properties within this optimal MRT proximity band have outperformed peers further removed from stations, with appreciation trajectories typically exceeding district averages by 1 to 2 per cent annually over extended periods; this MRT positioning advantage reinforces both immediate marketability and longer-term value retention.

Is this property suitable for high-net-worth family owner-occupiers?

For affluent owner-occupier families, Terra Hill's four-bedroom, three-bathroom configuration offers practical functionality that appeals to households with multiple children or multigenerational cohabitation arrangements. The Pasir Panjang location delivers the suburban amenity and family-friendly infrastructure that discerning households prize—excellent schools, green spaces, and low traffic density—whilst the MRT proximity eliminates dependence on vehicle commuting for working-age occupants. At the S$3.5M price point, the property positions itself within the mid-market segment accessible to successful professionals; wealthy families seeking ultra-luxury finishes or investment-grade amenity density might explore higher-priced alternatives, whilst this property suits families prioritising practical space and location over showpiece status. For HNW owner-occupiers with a 15-year-plus holding horizon, this acquisition offers both lifestyle enjoyment and wealth preservation, supporting the lifestyle-first purchasing philosophy that characterises this buyer segment.

What is the suitability for upgraders moving from HDB or smaller private housing?

Upgraders transitioning from HDB flats to private residential property frequently target four-bedroom configurations that accommodate expanded family needs whilst offering meaningful space premiums over public housing. The 1,313 square-foot footprint delivers more than double the typical HDB four-room flat area, providing the sense of spacious, uncluttered living that upgraders prioritise. The Pasir Panjang district appeals particularly to upgraders seeking a more established, family-oriented environment with proven schools and community infrastructure, rather than speculative new developments. At S$3.504M, the property sits within realistic acquisition range for dual-income professional families who have accumulated capital gains on prior HDB sales or inherited wealth; financing this price point through mortgage typically requires household income of S$280,000 to S$350,000 annually, placing it within reach for senior-level professionals. This property represents a logical and pragmatic upgrading pathway for HDB owners seeking meaningful quality-of-life improvement without overextending into ultra-premium market segments.

What mortgage financing and TDSR headroom should first-time buyer families anticipate?

First-time buyers (FTBs) purchasing residential property in Singapore can typically secure financing up to 80 per cent of purchase price through established mortgage providers, equating to approximately S$2.8M in mortgage facility on this S$3.5M acquisition—requiring S$700,000 in liquid capital. The Total Debt Service Ratio (TDSR) framework, set at 60 per cent of gross monthly income, means a household purchasing this property would need combined gross monthly income of approximately S$24,500 to comfortably accommodate mortgage servicing alongside other obligations. For dual-income professional families earning S$280,000 to S$320,000 annually, mortgage servicing typically consumes 40 to 50 per cent of TDSR capacity, leaving room for other borrowing arrangements. First-time buyers should note that stamp duty, legal fees, and registration costs add approximately 3 to 4 per cent to the acquisition cost, requiring total liquid capital of approximately S$850,000 to S$950,000 to complete the transaction comfortably; for families at the threshold of first-time purchase, this price point may require careful cash-flow planning but remains achievable for established professional households.

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

Terra Hill competes within a Pasir Panjang market that includes established developments such as Hillview Heights, Pasir Ris, and scattered newer boutique projects. In terms of per-square-foot pricing, Terra Hill's S$2,665 psf positioning sits in line with comparable developments offering similar MRT proximity and four-bedroom configurations. Competitive differentiation typically turns on facility quality, building age, maintenance standards, and precise distance to Pasir Panjang MRT; properties markedly closer to the station (under 600 metres) may command 5 to 10 per cent premiums, whilst those positioned further away typically discount proportionally. Terra Hill's specific amenity offering—clubhouse facilities, swimming pool provision, landscaping quality—should be evaluated against peers to determine whether the pricing reflects competitive advantage or parity positioning. For prospective buyers, comparative unit inspections across three to four established developments in the district, combined with per-square-foot analysis, typically reveal whether Terra Hill offers meaningful value advantage or whether alternative configurations might deliver superior value for the same investment quantum.

Which unit stack or floor levels typically offer best long-term value in this development?

In four-bedroom condominium layouts, mid-level units (typically floors 8 to 15) frequently represent optimal value positioning, as they avoid premium pricing commanded by exceptionally high floors whilst delivering superior natural light and privacy compared to lower floors (which may face overlooking or noise proximity to common areas). Corner units and end-stack positions within the same floor range typically command 3 to 8 per cent premiums over standard layouts due to enhanced natural ventilation and reduced neighbour interfaces. Lower floors (1 to 5) often present modest discounts of 2 to 5 per cent due to reduced views and potential overlooking concerns, whilst premium high-floor units (16 and above) typically attract 5 to 15 per cent premiums that may exceed the actual lifestyle uplift, particularly in a suburban location where vertical extent is less dramatic than in city-centre developments. For investor and owner-occupier buyers alike, mid-stack corner units typically deliver the strongest value-per-dollar positioning, balancing amenity delivery against premium cost structure; buyers fixated on top-floor prestige may find superior value-for-money by settling intentionally for floor 10 to 12 positioning with corner aspect rather than overpaying for diminishing returns from maximum height.

What future supply pipeline exists in Pasir Panjang, and how might it affect property values?

The Pasir Panjang district faces a moderately constrained new supply outlook over the next five to seven years, with limited Concept Masterplan land releases and most premium sites already developed or reserved for commercial use. This supply constraint is structurally supportive for existing property values, as incremental demand from population growth encounters relatively fixed stock—a dynamic that historically underpins price appreciation in established residential districts. Urban Redevelopment Authority (URA) land release schedules indicate occasional small sites coming forward for residential development, but nothing approaching the scale required to materially flood Pasir Panjang's property market. The district's maturity and extensive conservation heritage zones further limit redevelopment intensity, providing existing residents and investors with confidence that supply pressure will remain moderate. Over a 10-year holding horizon, constrained supply combined with MRT connectivity and location credentials supports the probability of mid-to-long-term capital appreciation; however, over shorter five-year timeframes, appreciation is likely to reflect broader market sentiment and interest-rate cycles rather than supply-driven constraints, making it a relatively stable rather than explosive growth opportunity.

Terra Hill 4-bed condo, $3.5M at Pasir Panjang—1,313 sqft