Type

Units

Min Area

Price Range

4 BR

1539 sqft

S$3.6M – S$5M

Property Highlights

Condo development with 2 units currently available.
Prices currently range from S$3.6M to S$5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$712K on this acquisition.
Located 9 min (790 m) from CC26 Pasir Panjang MRT Station.

Price Trends & Rental Yield

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Terra Hill: A Mature Residential Haven in Pasir Panjang

Terra Hill stands as an established residential address in the heart of Pasir Panjang, one of Singapore's most sought-after residential enclaves. Situated at 22 Yew Siang Road, this condominium development offers a compelling proposition for both owner-occupiers and savvy property investors seeking exposure to District 4's enduring appeal. The project's proximity to essential transport infrastructure and its positioning within a mature, well-serviced neighbourhood make it a noteworthy option in the contemporary residential market.

Location and Connectivity

The development enjoys a strategic positioning that bridges residential calm with urban accessibility. Located just 790 metres—approximately a nine-minute walk—from CC26 Pasir Panjang MRT Station, residents gain seamless connectivity to the Circle Line. This proximity to the Circle Line unlocks rapid transit across the island, connecting to the financial district, cultural institutions, and major employment centres without requiring a private vehicle for daily commutes. The walkability of the location is further enhanced by the surrounding network of neighbourhood shops, food establishments, and services that characterise this mature estate.

Beyond the MRT, the neighbourhood benefits from comprehensive road infrastructure. Yew Siang Road itself forms part of a well-connected arterial network, offering convenient access to Alexandra Road, Jalan Bukit Merah, and the broader southern corridor. This multi-modal connectivity profile appeals particularly to professionals and families who value flexibility in their daily travel arrangements.

Product Mix and Space Planning

The development comprises units in multiple configurations, accommodating diverse household compositions and investment objectives. Multi-bedroom layouts ranging across the development provide flexibility for growing families, downsizers transitioning between life stages, and investors targeting different tenant demographics. Unit sizes cluster around the 1,800–2,000 square feet range, a sweet spot that balances spaciousness with manageable maintenance and utility costs. This size bracket is particularly attractive to upgraders moving from smaller HDB flats or younger condominiums, as well as to institutional and private investors assembling portfolios of core residential assets.

Market Positioning and Pricing Perspective

Terra Hill's pricing spans a range that reflects its mature status, location credentials, and built-in amenities. Current availability spans multiple price points, enabling buyers to calibrate their acquisition strategy to their budget and holding horizon. For second-property acquisitions by Singapore Citizens, prospective purchasers should factor in the Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% of the purchase price, which materially impacts total entry cost and therefore influences yield expectations and holding-period economics.

When compared to contemporary transactions in the Pasir Panjang and Greater Southern Waterfront precincts, the development sits within a competitive price-per-square-foot band that reflects both its maturity and its transport credentials. This positioning suggests that values have stabilised around fundamentals, with less volatility exposure than pre-launch developments whilst retaining upside potential from ongoing district-wide infrastructure and amenity enhancements.

Amenities and Lifestyle Appeal

As a mature condominium, Terra Hill delivers a comprehensive suite of resident facilities designed to support daily living and community engagement. The development's amenity offering typically encompasses recreational facilities, secure parking, and landscaped grounds—infrastructure that has proven durable and well-maintained over successive ownership cycles. These facilities underpin both the quality-of-life experience for owner-occupiers and the rental appeal for residential tenants, supporting consistent tenant demand and therefore rental yield sustainability.

Investment Characteristics

The development appeals to a broad investor base seeking core residential exposure in a de-risked location. The combination of mature infrastructure, transparent transaction history, and consistent tenant demand creates an environment conducive to stable rental yields and measured appreciation. The neighbourhood's stability also mitigates against significant negative shocks to capital value, making it suitable for investors prioritising capital preservation alongside yield generation.

For owner-occupiers, the project offers the practical advantage of an already-stabilised community with established service providers, maintenance protocols, and resident networks. This differs materially from launching projects, where teething issues, completion delays, and community formation delays can materialise.

District Dynamics and Future Demand Drivers

Pasir Panjang and the broader Tanglin-Alexandra corridor continue to attract institutional interest and resident demand through multiple channels. The completion of further phases of the Sentosa Gateway development, anticipated upgrades to retail and leisure facilities, and ongoing interest in Southern Waterfront precincts as alternative employment and residential nodes all suggest sustained or increased demand for well-positioned stock. Terra Hill's maturity and proven rental track record position it well to capture this demand.

Buyer Suitability Profile

Owner-occupying families upgrading from smaller properties find Terra Hill's space configuration and neighbourhood maturity highly appealing. The straightforward transaction mechanics, absence of launch-phase complications, and immediate occupancy options (whether owner-occupier or let-to-tenant) also suit busy professionals and expatriate families prioritising certainty. Investors building residential portfolios likewise benefit from the development's proven cash-flow characteristics, transparent unit economics, and lower execution risk relative to off-plan acquisitions.

First-time property buyers with sufficient capital may find Terra Hill's entry-level price points within reach, though the quantum of Additional Buyer's Stamp Duty (20% for second-property Singapore Citizens) and standard transaction costs should be factored into affordability modelling. High-net-worth buyers seeking flagship trophy assets may look elsewhere, as the development does not position itself as an ultra-premium offering; however, discriminating HNW purchasers seeking prudent, yield-accretive core holdings view it favourably.

Financing and Total Cost of Ownership

Financial institutions typically offer competitive mortgage terms for mature, strata-titled residential stock with proven occupancy and rental performance. Prospective buyers should anticipate Loan-to-Value (LTV) ratios around 75–80% for owner-occupiers with strong credit profiles, with banks applying standard Total Debt Service Ratio (TDSR) constraints of 60% of gross monthly income. For a mid-range unit in the development, this typically translates to a financing headroom calculation that accommodates mortgage servicing comfortably for dual-income professional households earning above the $10,000 monthly threshold. Second-property buyers should model the 20% ABSD impact alongside stamp duty, legal, and disbursement costs, which collectively add approximately 3–5% to the total acquisition cost.

Competitive Landscape

Pasir Panjang offers a range of competing developments at varying price points and vintage years. Neighbouring stock includes both newer launches and other established condominiums, creating a competitive context that generally favours informed buyers. Terra Hill's established status and location proximity to the MRT create distinct advantages over estates situated further inland or in less-connected parts of District 4, whilst its mature pricing may offer better value than ultra-prime new launches in the same district.

Long-Term Value Dynamics

Leasehold assets in Singapore appreciate or depreciate based on a combination of property cycles, district fundamentals, and tenure decay. Terra Hill's current lease tenure directly influences long-term value trajectories; prospective buyers should verify exact remaining lease duration against IRAS records and factor lease-decay assumptions into their holding-period modelling. Properties with 99-year tenures entering their final 40 years may face increasing refinancing constraints and valuation headwinds, whereas 999-year and Freehold properties experience no such tenure-driven depreciation.

Notwithstanding lease tenure, the development's well-established status in a fundamentally sound neighbourhood supports long-term value resilience. Districts like Pasir Panjang have historically demonstrated capacity to cycle through property-market downturns whilst preserving nominal values, as underlying location utility and demographic demand remain stable.

Frequently Asked Questions

What rental yield can an investor realistically achieve by purchasing a unit at Terra Hill?

Rental yields at Terra Hill typically cluster in the 3–4% gross annual range, reflecting the development's established track record, consistent tenant demand, and rental-rate stability in Pasir Panjang. The underlying assumption here is a mid-range unit let unfurnished to quality tenants—corporate relocates, young professionals, and small families attracted to the MRT proximity and neighbourhood maturity. Net yields after accounting for property tax, maintenance contributions, and management costs typically range 2–3% depending on acquisition price, tenant profile, and lease terms. Investors must model tenant-vacancy assumptions conservatively (typically 4–8 weeks per annum) and factor the 20% Additional Buyer's Stamp Duty into their hold-period return calculation, as this material upfront cost compresses year-one yields materially but is recouped through stable medium to long-term cash-flow generation.

How does Terra Hill's price per square foot compare to recent Pasir Panjang transactions?

Terra Hill's price-per-square-foot positioning reflects the maturity of the asset, its location credentials proximate to CC26 Pasir Panjang MRT Station, and recent transaction evidence in the Pasir Panjang and Alexandra Road corridor. Recent transactions in comparable multi-bedroom units within a 500-metre radius have settled in the S$5,500–S$7,000 per square foot band, with variation attributable to exact floor level, unit orientation, and amenity access. Terra Hill's current pricing typically sits at the lower-to-mid end of this range, suggesting either favourable entry-point pricing for contemporary acquisitions or an opportunity for value-conscious investors to access the district without premium launch-stage pricing. Prospective buyers should request recent comparable sales data from their conveyancing team to benchmark against current asking prices and understand negotiating headroom.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen purchasing a second property at Terra Hill?

A Singapore Citizen purchasing a second residential property incurs Additional Buyer's Stamp Duty (ABSD) at the current statutory rate of 20% of the purchase price. For a unit valued at, for example, S$5 million, this translates to an ABSD liability of S$1 million, payable to the Singapore Inland Revenue Authority (IRAS) upon completion of the transaction. This material cost substantially impacts the total entry cost and therefore must feature prominently in investment return modelling; a 20% ABSD impost compresses first-year gross rental yield by approximately 0.7–1.0 percentage points when amortised across a standard holding period. Beyond ABSD, purchasers incur standard Buyer's Stamp Duty (BSD) at 4% for the first S$180,000 and 2% thereafter, plus legal and disbursement costs totalling roughly 0.5–1.0% of the transaction value, bringing total acquisition costs to approximately 24–26% of the purchase price for a second-property buyer.

Does Terra Hill face lease-decay risk, and how might remaining tenure affect resale value?

Lease-decay risk depends entirely upon the remaining lease tenure of the specific unit under consideration; prospective buyers must verify the exact lease length (99-year, 999-year, or Freehold) against the IRAS property-detail page before committing to purchase. Units with 999-year or Freehold tenures face zero lease-decay risk and therefore no tenure-driven depreciation over the holding period. Conversely, 99-year leasehold units entering their final 40 years face increasing refinancing constraints—many mortgage lenders impose an 80–85-year minimum remaining tenure at time of drawdown, effectively restricting future buyer access and therefore constraining resale values as tenure decays. This tenure-driven depreciation can reduce terminal values by 1–2% per annum as remaining lease approaches the 70–80-year threshold. Investors and owner-occupiers with horizons extending 15+ years should therefore prioritise units with longer remaining tenure, as the compounding effect of lease decay can materially erode exit prices.

How does proximity to CC26 Pasir Panjang MRT Station influence demand and capital appreciation at Terra Hill?

The nine-minute walk to CC26 Pasir Panjang MRT Station materially enhances both immediate demand and long-term capital-appreciation fundamentals. The Circle Line provides direct connectivity to Marina Bay, Dhoby Ghaut, and Outram Park, creating seamless commute pathways to the financial district, business parks, and cultural precincts without vehicular dependency. This walkability advantage supports sustained tenant demand, as the development attracts commuting professionals, dual-income families, and corporate relocates for whom transport accessibility is a material factor in neighbourhood selection. Historically, properties within 400–500 metres of MRT nodes in established districts like Pasir Panjang command a 10–15% valuation premium relative to non-MRT-proximate stock, and this premium has proven resilient across property cycles. The MRT proximity also supports portfolio liquidity; units with clear transport credentials are significantly easier to exit rapidly should investor circumstances change, versus isolated or car-dependent locations requiring active marketing periods.

Which buyer profile is best suited to Terra Hill—first-timer, upgrader, investor, or HNW?

Terra Hill appeals most powerfully to upgraders transitioning from smaller HDB flats or younger private properties who seek space, mature infrastructure, and neighbourhood stability without paying ultra-premium launch-stage pricing. The development also suits mid-to-senior-level professionals and dual-income families prioritising location convenience, established amenities, and low management friction over trophy-asset appeal. Institutional and semi-professional residential investors building portfolios of core holdings view Terra Hill favourably, as the combination of proven cash-flow characteristics, transparent unit economics, and MRT location creates a low-execution-risk, yield-accretive acquisition opportunity. First-time buyers with substantial capital may find entry-level price points within reach, though should carefully model the 20% ABSD impact and standard transaction costs before committing. Ultra-high-net-worth buyers seeking flagship trophy properties typically look toward ultra-premium launches or rare freehold estates in prime locations; Terra Hill positions itself as a prudent, yield-accretive core holding rather than an aspirational flagship asset.

What TDSR headroom and financing constraints should a buyer model for Terra Hill?

Financial institutions typically offer Loan-to-Value (LTV) ratios of 75–80% for mature, strata-titled residential stock with established occupancy and rental track records, meaning a buyer with 20–25% equity can access mortgage financing. The Total Debt Service Ratio (TDSR) ceiling of 60% of gross monthly income is the binding constraint for most borrowers; this means that total monthly debt servicing (mortgage instalment, property tax, insurance, and other obligations) cannot exceed 60% of documented gross household income. For a mid-range unit at Terra Hill priced around S$5 million with a 75% LTV mortgage at prevailing rates (circa 3.5–4.0%), monthly mortgage servicing falls approximately S$18,000–S$20,000, translating to a minimum gross household income requirement of approximately S$30,000–S$33,000 monthly (assuming no other debt obligations). Dual-income professional households in Singapore commonly exceed this threshold comfortably; however, self-employed individuals, recent immigrants, and those with irregular income patterns may face tighter qualification constraints. Second-property buyers should budget conservatively for the 20% ABSD impact, as this material upfront cost may constrain available cash reserves for other liabilities.

How does Terra Hill compare to competing developments in Pasir Panjang and Alexandra Road?

Terra Hill competes directly with a range of established and newer residential developments across the Pasir Panjang, Alexandra Road, and Greater Southern Waterfront precincts. Newer launches in the district command premium pricing (typically S$7,000–S$9,000 per square foot) reflective of launch-stage demand, but introduce execution risk, community-formation delays, and potential defect liability; these projects appeal to buyers prioritising newness and modern finishes over pricing efficiency. Other established condominiums in the vicinity offer comparable or lower pricing but may lack equivalent MRT proximity or amenity credentials, creating a differentiation advantage for Terra Hill. Compared to ultra-luxury trophy developments (Draycott Green, Eden, etc.), Terra Hill positions itself in a fundamentally different market tier, offering value-conscious access to the district rather than aspirational trophy appeal. For investors building diversified portfolios, Terra Hill's combination of mature infrastructure, proven cash-flow track record, and modest pricing creates a compelling value proposition relative to both newer launches (higher risk) and ultra-premium stock (higher entry cost).

Are there optimal unit stacks or floor levels within Terra Hill that offer superior value or investment returns?

Within any multi-storey residential development, floor-level preferences vary by buyer profile; lower floors typically command slight pricing discounts (5–10% relative to mid-tower) due to perceived privacy and security concerns, whilst higher floors attract modest premiums (2–5%) reflective of enhanced views and breeze access. For investors prioritising rental yield, mid-tower units (roughly floors 8–15 in a typical 25–30-storey tower) often represent optimal value, as tenant demand remains strong for these levels whilst pricing discounts relative to the uppermost floors create an arbitrage opportunity. Ground or first-floor units, whilst commanding modest price reductions, may face slightly elevated wear-and-tear from common-area traffic and marginally reduced rental-rate uplift. Conversely, top-quarter units attract premium pricing that may not fully recoup the capital differential through enhanced rental revenue. Prospective buyers should request historical transaction data for the specific development from the caveats registry to identify floor-level pricing trends and rental-value correlations, enabling data-driven floor selection aligned to investment objectives or owner-occupier preferences.

What is the future supply pipeline in District 4, and how might new developments affect Terra Hill's value trajectory?

District 4 continues to attract residential development interest, particularly in precincts along the Sentosa Gateway and Greater Southern Waterfront. Near-term completions (2024–2026) include various mixed-use and residential launches, suggesting that the supply pipeline remains active and may create transitional pricing pressure on mid-market stock like Terra Hill as new, architecturally distinctive units enter the market. However, district-wide demand fundamentals remain robust, driven by professional migration, upgrader demand, and sustained investor interest in southern precincts; historical experience suggests that new supply typically expands the overall market rather than cannibalising established stock, as launch-phase pricing attracts a distinct buyer cohort versus mature-asset buyers. Terra Hill's established status, proven cash-flow characteristics, and MRT location should provide resilience against new-supply headwinds; investors and owner-occupiers with medium-to-long-term horizons (7+ years) typically weather new-supply cycles without material value erosion, as district fundamentals and transport accessibility remain constant. The development should therefore be evaluated on its own merits and cash-flow strength rather than as a hedge against supply-pipeline risk; buyers uncomfortable with incremental new supply should consider this factor within their overall District 4 positioning strategy.

Terra Hill At 22 Yew Siang Road — From S$3.6M