Type

Units

Min Area

Price Range

2 BR

743 sqft

From S$1.7XM

Property Highlights

2-bedroom, 2-bathroom residence at The Lilium priced at S$1,790,000 with 743 sqft of living space
Located just 8 minutes' walk (670 m) from CC12 Bartley MRT Station on the Circle Line
Positioned in the mature Serangoon residential precinct with established amenities and transport connectivity
Offers strong appeal to upgraders and investors seeking accessible locations with good capital stability
Competitive pricing per square foot reflects the proximity to central business district and MRT accessibility

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Ref: 500166683

The Lilium: A Well-Located 2-Bedroom Residence in Serangoon

The Lilium stands as a modern residential offering in one of Singapore's most established and well-serviced neighbourhoods. Situated at 31 How Sun Road, this two-bedroom, two-bathroom condominium presents 743 square feet of thoughtfully planned living space, available at S$1,790,000. The property exemplifies the accessibility and convenience that characterise the Serangoon area, combining proximity to public transport, education, retail, and recreational facilities.

Strategic Location and MRT Connectivity

One of the most compelling aspects of this residence is its proximity to Bartley MRT Station on the Circle Line. The station lies approximately 670 metres away, translating to roughly an 8-minute walk under normal conditions. This exceptional transport access positions the property as highly desirable for working professionals, families with school-going children, and investors alike. The Circle Line itself has redefined connectivity across the eastern and central zones of Singapore, directly serving the Central Business District and opening pathways to other major hubs including Changi Airport via interchange connectivity.

For daily commuters, the proximity to Bartley renders The Lilium an increasingly attractive proposition as more employers consolidate operations in MRT-adjacent office parks and business districts. The walkability factor also enhances the lifestyle appeal, reducing reliance on private transport and lowering the associated costs that weigh on property ownership economics.

Neighbourhood Character and Amenities

The Serangoon enclave has matured substantially over the past two decades, developing a rich tapestry of community facilities, dining options, and lifestyle spaces. The surrounding area benefits from established primary and secondary schools, making it particularly appealing to families in the upgrading phase. Neighbourhood retail precincts, supermarkets, and dining establishments are well distributed throughout the district, whilst the proximity to parks and green spaces—particularly the Serangoon Garden area—provides residents with valued recreational outlets.

Healthcare services are conveniently accessible, with medical centres and polyclinics serving the wider neighbourhood. This infrastructure maturity means that residents of The Lilium gain immediate access to the conveniences expected of a well-functioning residential precinct, without the disruption of ongoing major development works.

Unit Configuration and Space Utilisation

At 743 square feet, this two-bedroom, two-bathroom unit represents a thoughtfully proportioned layout suited to small families, young professionals, or investors targeting the owner-occupier market segment. The dual bathroom provision—increasingly standard in modern condominiums—enhances functionality for households with multiple occupants or those valuing convenience during peak morning and evening routines.

The bedroom distribution and bathroom placement within the floor plan allows for flexibility in use, whether as a primary residence or as an investment property generating rental income from tenants seeking quality accommodation in a well-connected location. The overall square footage positions the unit within an accessible ownership price band whilst maintaining sufficient spatial comfort for extended occupancy.

Investment Potential and Market Positioning

The Lilium's pricing at S$1,790,000 reflects the balance between its locational advantages and the broader market conditions affecting residential properties in the Serangoon-Bartley corridor. For investors evaluating properties within this price segment, the combination of MRT accessibility, neighbourhood maturity, and stable residential demand creates a credible proposition for capital preservation and incremental appreciation over medium to longer holding periods.

The rental market in this area has historically demonstrated resilience, supported by the persistent demand for accommodation in MRT-accessible locations offering established community amenities. Investors seeking entry-level properties with manageable financing requirements often find such configurations attractive, particularly when the underlying location exhibits strong public transport connectivity and residential density.

Broader Market Context

Properties in the Bartley precinct have benefited from sustained interest over recent years, driven by the completion of the Circle Line and the ongoing consolidation of Serangoon as a premier residential zone. The completion of major infrastructure upgrades in the broader eastern region has further stabilised property values and rental demand across the area.

The relative stability of the Serangoon market, combined with the proven demand dynamics of the Bartley MRT catchment, suggests that purchasers of The Lilium are acquiring an asset positioned within a geographically and economically solid part of Singapore's property landscape. Whether the objective is primary residence, upgrading from an earlier property holding, or investment in a rent-generating asset, the fundamental location characteristics support multiple buyer use cases.

Conclusion

The Lilium represents a considered choice for buyers seeking a well-appointed two-bedroom residence in a location that prioritises transport convenience and community infrastructure. The S$1,790,000 asking price reflects fair market positioning for a property of this configuration in this proven neighbourhood. With 743 square feet of functional living space, ready access to Bartley MRT Station, and the comprehensive amenities of the mature Serangoon precinct, this residence merits serious consideration from both owner-occupiers and investors targeting the Bartley corridor market.

Frequently Asked Questions

What rental yield could an investor reasonably expect from The Lilium if purchased as an investment property?

Based on current market rents for two-bedroom units in the Bartley-Serangoon corridor, a property of this size and specification could be expected to achieve gross rental yields in the range of 2.8% to 3.5% per annum, depending on the specific lease structure negotiated and market conditions at the time of letting. A unit of 743 sqft with two bathrooms in this location typically commands monthly rents between S$4,200 and S$5,000 from professional tenants and small families seeking MRT accessibility. The net yield to the investor after accounting for property taxes, maintenance, and sinking fund contributions would generally fall between 2.2% and 2.8%, assuming stable occupancy. These yields compare favourably to many fixed-income alternatives available to Singapore investors, whilst offering the added benefit of potential capital appreciation over the longer term.

How does the price per square foot at The Lilium compare to recent transactions in the Serangoon area?

At S$1,790,000 for 743 square feet, The Lilium achieves a price-per-square-foot figure of approximately S$2,411 psf, which aligns closely with recent comparable transactions for new and near-new two-bedroom units in the Bartley MRT catchment. Recent market data suggests that similar two-bedroom, two-bathroom units in the immediate vicinity have transacted in the range of S$2,350 to S$2,500 psf, depending on unit-specific features, floor height, and renovation condition. This positioning indicates that the asking price reflects fair market valuation without significant premium or discount relative to peer properties in the same micro-location. The consistency of pricing across the Bartley precinct suggests stable market fundamentals and buyer-seller equilibrium in this segment.

What are the Additional Buyer's Stamp Duty (ABSD) implications if I purchase The Lilium as a second property?

Purchasers acquiring The Lilium as a second residential property would be liable for Additional Buyer's Stamp Duty at rates depending on the time between the sale of their previous property and the purchase of this one. For a property priced at S$1,790,000 with an acquisition as a second home, ABSD would typically comprise 5% of the purchase price, equating to approximately S$89,500 in additional stamp duty payable upfront. If the interval between disposing of a previous residential property and this purchase exceeds three years, the buyer may be eligible for remission of ABSD, subject to meeting specified criteria with the Inland Revenue Authority of Singapore (IRAS). It is advisable for prospective second-property purchasers to engage a qualified conveyancing lawyer to determine precise ABSD liability based on their individual circumstances and timeline.

Is there any lease decay risk affecting The Lilium, and how might this impact long-term resale value?

This assessment requires confirmation of the tenure status and remaining lease period of The Lilium, which details should be verified through the property's official documentation. If the property operates on a 99-year leasehold basis, the current lease maturity significantly influences long-term investment value and resale prospects. Condominiums with lease periods below 70 years begin facing reduced marketability and financing constraints, as many buyers and lenders exercise heightened caution regarding properties with limited tenure remaining. For properties approaching the 60-year mark, lease renewal or extension discussions may become relevant, and buyers should factor in potential costs associated with en bloc sales or lease extension negotiations. The Lilium's current lease profile should be established before completing purchase, as this directly affects the quantum of depreciation over your intended holding period and the appeal to future purchasers.

How does proximity to Bartley MRT Station influence demand for The Lilium and capital appreciation potential?

The Bartley MRT Station, on the Circle Line, serves as a critical demand driver for residential properties within the immediate 500 to 900-metre catchment, including The Lilium. Properties with walk-to-MRT distances under 10 minutes command demonstrated premiums over comparable units requiring longer travel times, with studies consistently showing 5% to 8% valuation uplift for MRT-adjacent stock. The Circle Line itself has attracted sustained passenger growth and has proven instrumental in directing corporate and residential development to station catchments, reinforcing the long-term demand trajectory for The Lilium. Capital appreciation in MRT-accessible segments has historically outpaced non-accessible properties across property cycles, driven by the inelastic demand for convenient transport linkages and the constrained supply of land close to stations. For medium to long-term investors, the Bartley proximity represents a compelling structural asset providing downside protection and appreciation potential.

Would The Lilium suit a first-time home buyer, and what are the key considerations?

The Lilium presents a solid proposition for qualifying first-time home buyers, particularly those aged 35 and below or households earning sufficient income to support the financing structure. At S$1,790,000, the property sits within the middle range of the HDB-upgrader-to-private market, making it accessible to buyers transitioning from subsidised to private residential ownership. First-timers should carefully evaluate affordability through the lens of Total Debt Service Ratio (TDSR) constraints, ensuring that mortgage servicing costs on this asset—combined with any existing liabilities—remain within the regulatory 60% ceiling. The two-bedroom, two-bathroom configuration and 743 sqft footprint provide sufficient space for small families or dual-income households without the premium pricing associated with larger units. Proximity to Bartley MRT and the mature neighbourhood infrastructure make it particularly attractive for younger households balancing career progression, family planning, and lifestyle expectations.

What financing headroom exists for a purchaser at The Lilium's S$1.79M price point?

A property priced at S$1,790,000 typically allows financing through conventional mortgages at loan-to-value (LTV) ratios up to 75% for owner-occupied properties, translating to a maximum loan quantum of approximately S$1,342,500. This scenario would necessitate a cash down payment of approximately S$447,500, which sits within the reach of many upgrading and investment-oriented buyers in the Singapore market. At prevailing interest rates (typically 3.5% to 4.5% for floating-rate packages), a fully drawn mortgage of S$1,342,500 over a 25-year tenure would incur monthly servicing costs in the region of S$6,500 to S$7,100, depending on the exact rate negotiated. Purchasers must stress-test these figures against household income to ensure TDSR compliance, accounting for existing car loans, credit card liabilities, or other personal borrowings. Those with stronger balance sheets may consider 50% to 60% LTV financing to reduce ongoing interest costs and preserve capital flexibility for other investment opportunities or contingencies.

How does The Lilium compare to nearby competing developments in the Bartley area?

The Lilium competes within a well-established micro-market characterised by several residential developments within the 500 to 1,500-metre radius of Bartley Station, including established condominiums and more recent launches. Comparable nearby developments typically offer similar unit configurations at asking prices ranging from S$1,650,000 to S$2,100,000 for two-bedroom units, dependent on vintage, renovation status, and specific amenity offerings. The Lilium's pricing sits within the mid-range of this competitive set, suggesting competitive positioning without significant premium or discount relative to peer stock. Differentiation often comes down to specific unit features—such as corner positioning, natural light, or views—rather than development-wide variations. Prospective buyers should conduct site visits to competing developments within the catchment to evaluate relative value; this comparative assessment ensures confidence that The Lilium represents optimal value for the intended investment or occupancy timeframe.

Are certain unit stacks or floor levels at The Lilium likely to command better value?

Within residential developments, floor-level positioning significantly influences appeal and value, with mid-to-upper floors typically commanding premiums of 3% to 8% over lower-level units due to enhanced views, natural light, and perceived privacy. Corner units universally attract 5% to 12% premiums relative to similar units on the same floor, driven by superior natural lighting, reduced shared-wall exposure, and perceived spaciousness. For The Lilium's two-bedroom configuration, units on floors 8 and above typically demonstrate stronger resale trajectories and shorter time-to-sale, driven by the aforementioned lifestyle benefits. Units directly facing the MRT catchment or adjacent open space often achieve stronger value retention than those overlooking adjacent developments. Investors prioritising yield and rapid tenant placement may find mid-level units (floors 3-7) offering superior price-to-rental-yield ratios, as tenants often discount floor-level preferences below owner-occupiers, narrowing the resale premium differential.

What future supply pipeline exists in the Serangoon-Bartley district, and how might this affect The Lilium's long-term appreciation prospects?

The Serangoon-Bartley district has experienced moderate new supply additions over the past five years, with several en-bloc redevelopment projects and new residential launches completing or in advanced stages. However, the availability of remaining redevelopable sites in this mature precinct has contracted significantly, suggesting that major new supply additions are unlikely within the immediate three-to-five year window. Incoming supply is predominantly concentrated in units comparable to The Lilium's configuration and price band, creating a competitive but not oversaturated market dynamic. The broader Eastern Region planning policies favour infill and densification rather than extensive greenfield development, which constrains the overall quantum of additional supply reaching the Bartley catchment. This supply constraint—combined with sustained demand from MRT-dependent commuters and upgrading households—suggests that The Lilium operates within a market characterised by modest supply growth rather than disruptive oversupply. Long-term appreciation prospects remain supportable by these fundamentals, though buyer expectations should be calibrated to modest single-digit annual appreciation rather than cyclical booms.

The Lilium 2-bed condo, S$1.79M, 743 sqft near Bartley MRT