Type

Units

Min Area

Price Range

1 BR

517 sqft

From S$1.2XM

3 BR

850 sqft

From S$2.2XM

4+ BR

1518 sqft

S$3.1XM – S$3.5XM

Property Highlights

Compact 517 sqft one-bedroom unit priced at S$1.2 million in the established Bukit Timah enclave
Just 420 metres and 5 minutes on foot to Cashew MRT Station on the Downtown Line
Well-positioned for both owner-occupiers seeking an intimate city pad and investors targeting rental yields
Prime residential corridor with strong capital appreciation fundamentals and consistent demand
Proximity to shopping, dining, and green spaces makes this a desirable mid-range property

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Ref: 24595406

The Myst: A Streamlined One-Bedroom in Bukit Timah's Heart

Nestled at 800 Upper Bukit Timah Road, The Myst represents a well-proportioned entry point into one of Singapore's most established residential neighbourhoods. This single-bedroom, single-bathroom condominium spans 517 square feet—a footprint that prioritises efficiency without sacrificing livability. Priced at S$1,200,000, the unit sits within the mid-market band for this locality, reflecting both its urban convenience and the neighbourhood's enduring appeal among both owner-occupiers and investment-focused buyers.

The location commands immediate attention. Positioned just 420 metres—roughly a five-minute walk—from Cashew MRT Station on the Downtown Line, residents enjoy seamless connectivity to Singapore's central business district, major employment hubs, and entertainment precincts. This proximity to mass transit is a defining asset, particularly for those who value car-free living or wish to minimise commute times. The Downtown Line's reach extends southward through Bukit Timah and eastward through the city, making it an instrumental transport corridor for professionals and active city-dwellers alike.

The Bukit Timah Advantage

Upper Bukit Timah Road sits at the intersection of suburban tranquillity and urban access—a characteristic that has sustained property values across this district for decades. The neighbourhood boasts established shopping facilities, schools, dining establishments, and proximity to green spaces including Bukit Timah Nature Reserve. This blend of convenience and greenery has proven resilient during property cycles, as the district consistently attracts both upgraders moving from HDB flats and affluent downsizers seeking a more compact lifestyle without surrendering accessibility.

The Myst itself operates within a framework of maturing residential infrastructure, where newer and older developments coexist, collectively underpinning neighbourhood character and market resilience. The presence of mass transit within walking distance—a relatively rare feature in this part of Singapore—elevates both rental potential and capital appreciation prospects for astute investors.

Layout and Living Scope

At 517 square feet, this one-bedroom unit requires thoughtful spatial planning but rewards deliberate design choices. Modern compact living trends have elevated the appeal of well-executed smaller units, particularly in transit-rich locations where residents prioritise location over sprawl. The single bathroom ensures straightforward maintenance, whilst the open-plan philosophy common in contemporary Singapore condos maximises perceived space and natural light penetration.

This footprint appeals strongly to first-time upgraders transitioning from HDB living, young professionals establishing independent city bases, and investors seeking to capitalise on rental demand from corporate tenants and students. The psychological appeal of owning freehold or near-freehold property—as opposed to long-term HDB leasing—carries substantial weight among these buyer cohorts.

Investment Dynamics and Rental Yield Potential

From an investment standpoint, units of this scale and location typically command rental yields in the region of 2.5 to 3.5 per cent per annum, depending on tenant profile and market conditions. A S$1.2 million purchase generating annual rental income of S$30,000 to S$42,000 (at the mid-range of the yield spectrum) reflects the characteristics of a yield-focused play rather than a capital-appreciation-driven acquisition. However, the location's enduring appeal and downstream transport connectivity often translate into steady tenant turnover and reliable occupancy rates, mitigating rental vacancy risk.

Investors should note that one-bedroom units in MRT-adjacent locations typically attract corporate relocatees, young professionals, and couples—demographics with secure employment and reliable rental payment behaviour. This reduces vetting friction compared to larger family units, which may experience longer vacancy periods between tenancies.

Price Per Square Foot and Market Positioning

At S$1.2 million for 517 square feet, this unit trades at approximately S$2,321 per square foot. Recent comparable transactions in the Bukit Timah catchment—particularly those within 500 metres of Cashew MRT—have ranged from S$2,100 to S$2,600 per square foot, depending on unit age, finish quality, and specific floor level. The Myst's positioning at the mid-point of this range suggests fair market pricing, neither aggressively discounted nor inflated relative to immediate peer properties.

Purchasers should recognise that this per-square-foot metric is notably higher than older Housing and Development Board (HDB) flats in the vicinity but substantially lower than luxury condominiums in central locations such as Orchard or Marina Bay. This positioning encapsulates the property's role as a bridge asset—more premium than public housing but more accessible than ultra-luxury developments.

ABSD and Additional Buyer Stamp Duty Implications

For first-time property buyers, no Additional Buyer's Stamp Duty (ABSD) applies—this property purchase incurs only standard Buyer's Stamp Duty. However, second-property and foreign investors face significantly higher stamp duty obligations. Second-property Singapore citizens and permanent residents trigger ABSD at 5 per cent of purchase price (or S$60,000 on this transaction), whilst foreign investors face 15 per cent ABSD—totalling S$180,000 in supplementary duties alone. These levies materially inflate the effective purchase price and should be factored into investment return calculations and overall capital outlay planning.

Additionally, the Land Acquisition Act imposes a buyer's stamp duty of 1 per cent (capped at S$15,000) on all property transactions in Singapore, further increasing closing costs. Prudent buyers should budget for total transaction costs of approximately 7–9 per cent of purchase price for owner-occupiers and up to 25–27 per cent for foreign investors, including legal fees, valuation, and ABSD liabilities.

Lease Tenure and Resale Resilience

The overwhelming majority of Singapore condominiums, including The Myst, are held under 99-year leasehold tenure. For a newly launched or recently completed development, 99-year leases extend well into the 2110s, presenting negligible decay risk for at least the next 40–50 years. Resale value and mortgageability remain robust throughout this extended window, as banks and purchasers treat 80+ year leases as functionally equivalent to freehold for financing and valuation purposes.

However, purchasers should remain cognisant that leasehold decay becomes a material consideration only in the final 20–30 years of the lease term. For investors with 10–15 year holding horizons, lease tenure presents no practical encumbrance. Owner-occupiers planning to reside in the property for 20+ years should note that future owners of the property might face lease top-up costs or en-bloc redevelopment scenarios if the property approaches 40 years of remaining lease—though such scenarios remain speculative and dependent on future government policy and market valuations at that time.

MRT Proximity and Long-Term Capital Appreciation

Mass transit proximity is among the most durable drivers of residential property appreciation in Singapore. Properties within 400–500 metres of MRT stations consistently outperform those located 800 metres or further away, as accessibility directly correlates with tenant demand, owner-occupancy appeal, and broader market desirability. Cashew MRT Station, situated on the Downtown Line—a corridor with steady ridership growth and ongoing urban intensification—ensures sustained relevance as a transport node.

Over 10-year horizons, MRT-proximate properties in established suburban locations such as Bukit Timah typically appreciate 30–50 per cent above inflation, substantially outpacing average residential property returns. This long-term momentum stems from supply constraints (limited remaining development capacity in prime nearness to rail), steady demand from upgraders and investors, and Singapore's ongoing commitment to transit-oriented development and car-lite urban planning.

Buyer Profiles and Suitability Assessment

First-Time Upgraders: This unit appeals strongly to purchasers transitioning from HDB flats seeking freehold or near-freehold property ownership within the S$1–1.5 million budget band. The location offers transport convenience, neighbourhood maturity, and reasonable mortgage availability, making it an accessible entry point to the private residential market without overextending finances.

Investor Cohorts: Yield-focused investors benefit from steady rental demand for one-bedroom units in MRT-adjacent locations. A S$1.2 million investment generating S$30,000–42,000 annually provides portfolio diversification and inflation-hedged income, complementing equities or bonds within a balanced investment approach.

High-Net-Worth Individuals: HNW purchasers typically favour this profile as a secondary urban pied-à-terre or guest accommodation investment rather than a primary residence. The location and size suit occasional city use without the burden of maintaining a larger property, making it an efficient capital deployment for affluent individuals with diverse property holdings.

Downsizers and Retirees: Empty-nesters and retirees seeking to consolidate from larger family homes find one-bedroom units in transit-rich locations appealing. The compact footprint simplifies maintenance, whilst proximity to shopping, healthcare, and transport reduces dependency on personal vehicle ownership—a significant lifestyle and cost benefit in later years.

Financing Headroom and TDSR Considerations

At S$1.2 million, most Singapore banks will offer loan-to-value (LTV) ratios of 75–80 per cent for owner-occupiers with stable income profiles, resulting in loan quantum of S$900,000–960,000 and required equity of S$240,000–300,000. Monthly mortgage instalments on a 25-year tenure at prevailing interest rates (approximately 3.5–4.0 per cent per annum) approximate S$4,000–4,500, requiring gross monthly income of roughly S$10,000–12,000 to comfortably satisfy Total Debt Service Ratio (TDSR) limits of 55–60 per cent.

Professionals earning above S$100,000 annually typically clear TDSR requirements without difficulty. However, self-employed individuals and commission-based workers may encounter stricter documentation requirements and larger equity contributions. First-time buyers should liaise with mortgage advisers early in the purchase process to confirm financing viability and identify any income documentation gaps that could delay loan approval.

Competitive Context and Neighbouring Developments

The Bukit Timah residential corridor accommodates a diverse array of condominiums spanning price points from S$800,000 to S$3,000,000+, creating a fragmented competitive landscape. Immediate peer developments in proximity to Cashew MRT and Upper Bukit Timah Road cluster around the S$1.0–1.5 million band for one-bedroom units, with comparable per-square-foot pricing to The Myst. Properties benefiting from more recent completion dates, premium finishes, or extended lease tenure may command slight premiums, whilst older developments or those further from the MRT station may transact at discounts.

Purchasers are well-advised to conduct comparative analysis across 5–10 recently transacted units within 800 metres of Cashew MRT to establish true market pricing and identify any exceptional features or value deficits within The Myst's offering. This comparative exercise ensures informed negotiation and confidence in purchase valuation.

Unit Configuration and Floor-Level Value Dynamics

Within the one-bedroom category, mid-rise units (floors 5–15) typically command premium pricing relative to ground-floor and very-high-floor units, balancing natural light, privacy, noise isolation, and lift proximity. Ground-floor units suffer from increased street noise and reduced privacy, whilst units above the 20th floor may experience slightly diminished tenant demand due to lift wait times and reduced walkability to ground-level amenities. Lower-to-mid-floor positioning (floors 3–12) often represents optimal value, blending accessibility, noise mitigation, and market demand.

Corner units and those with balconies or private outdoor space typically attract 5–10 per cent premiums relative to internal units of identical square footage, reflecting buyer preference for natural light, ventilation, and outdoor living. Purchasers should evaluate specific unit floor-plan characteristics and orientation relative to the S$1.2 million entry price to confirm alignment with market positioning.

Future Supply Pipeline and District Evolution

The Bukit Timah area remains a mature, largely built-out residential district with limited remaining greenfield development capacity. Most new supply emerges through en-bloc redevelopment of ageing condominiums or infill projects on scattered parcels—a supply profile substantially more restrained than expanding suburban districts further from the city core. This inherent supply scarcity supports pricing resilience and multi-year capital appreciation prospects, particularly for properties positioned optimally for transit access and neighbourhood amenities.

Government plans for intensification around MRT nodes suggest potential upzoning and increased residential density in pockets of the Bukit Timah corridor over the next 10–15 years. However, such intensification typically benefits properties already enjoying prime MRT adjacency, as increased footfall and amenity development enhance rather than diminish value. The Myst's positioning at 420 metres from Cashew MRT positions it favourably to benefit from any future neighbourhood evolution and increased transit-oriented development intensity.

Conclusion

The Myst at 800 Upper Bukit Timah Road represents a pragmatic, well-positioned one-bedroom condominium suited to diverse buyer cohorts—from first-time upgraders and young professionals to yield-focused investors and HNW individuals seeking compact urban bases. The S$1.2 million price point reflects fair market positioning within the Bukit Timah corridor, balanced against reliable location fundamentals, transit accessibility, and sustained neighbourhood demand. Prospective purchasers would be wise to evaluate this property within the context of immediate peer transactions, confirm mortgage availability and TDSR clearance, and assess whether the one-bedroom configuration aligns with immediate lifestyle requirements or medium-term investment objectives.

Frequently Asked Questions

What rental yield can I expect if I purchase The Myst as an investment property?

A S$1.2 million investment in a one-bedroom unit at The Myst typically generates annual rental yields in the region of 2.5 to 3.5 per cent, translating to S$30,000–42,000 in gross annual rental income. This yield range reflects current market rental rates for one-bedroom units in MRT-proximate Bukit Timah locations, where corporate tenants and young professionals command steady tenant demand. Actual yields vary depending on your specific unit's floor level, orientation, and lease terms you negotiate. Properties within 400–500 metres of MRT stations tend to attract more reliable tenants with lower vacancy periods, enhancing net yield outcomes. To maximise rental income, you should position the property competitively relative to peer units, maintain professional property management, and budget approximately 5–8 per cent of gross rental income for maintenance reserves and management fees.

How does the S$2,321 per sqft price compare to recent sales in the Bukit Timah area?

The Myst's effective price of approximately S$2,321 per square foot sits squarely within the recent trading range for one-bedroom units within 500 metres of Cashew MRT, where comparable sales have ranged from S$2,100 to S$2,600 per square foot over the past 12–18 months. This mid-range positioning suggests fair market pricing—neither aggressively discounted to stimulate sales nor inflated beyond market appetite. Variations within this range reflect factors such as unit age, completion date, finish specification, floor level, and whether the unit commands premium views or corner positioning. Comparing The Myst against 5–10 recent transactions in the immediate vicinity remains essential to confirm whether specific unit features justify any premium positioning within your target property. Older developments in the same catchment may transact at the lower end of the per-square-foot spectrum, whilst newly completed projects with premium finishes may occupy the upper quartile.

What ABSD implications apply if I'm a second-property buyer at this S$1.2 million price point?

Second-property Singapore citizens and permanent residents purchasing The Myst face Additional Buyer's Stamp Duty (ABSD) of 5 per cent on the S$1.2 million purchase price, totalling S$60,000 in supplementary stamp duty alone. This ABSD obligation materialially increases your effective purchase cost and should be factored into investment return projections and cash-flow planning from the outset. Foreign investors face substantially higher ABSD at 15 per cent, equivalent to S$180,000 additional duty—effectively increasing the total capital outlay by S$180,000 before transaction fees, legal costs, or valuation charges. Beyond ABSD, you'll incur standard buyer's stamp duty at approximately 1 per cent (capped at S$15,000) and conveyancing costs of roughly S$2,500–3,500. The cumulative transactional burden for second-property buyers therefore approaches S$75,000–80,000, representing 6–7 per cent of the purchase price. When calculating investment yield, investors should amortise these upfront costs over your projected holding period to accurately reflect true return-on-capital deployed.

What lease tenure and residual lease decay risks should I be aware of?

The Myst operates under a 99-year leasehold tenure, standard for virtually all Singapore condominiums. Assuming recent completion or recent sale history, the property retains approximately 95–99 years of lease remaining, positioning it well beyond any practical decay threshold for the next 40–50 years. Lease tenure presents negligible risk for purchasers with 10–25 year holding horizons, as banks mortgage units with 80+ years remaining lease on substantially identical terms to freehold property, and buyer demand remains robust throughout this extended window. However, purchasers should recognise that leasehold properties approaching 30 years of remaining lease become difficult to finance and experience resale value deterioration as buyers and lenders become increasingly cautious. For ownership beyond 40+ years, future generations may encounter lease top-up costs or en-bloc redevelopment scenarios, though these remain speculative and dependent on government policy and future property valuations. Practically speaking, if you intend to hold the property for 20–30 years and eventually pass it to heirs, you should anticipate potential lease top-up costs in the final 20 years of ownership, though precise costs cannot be forecasted currently.

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

Proximity to mass transit is among Singapore's most reliable drivers of long-term residential property appreciation, and The Myst's position 420 metres (5 minutes' walk) from Cashew MRT Station represents a material asset. Properties within 400–500 metres of MRT stations consistently outperform those located 800 metres or further away, as accessibility directly correlates with tenant demand, owner-occupancy appeal, and broader market desirability—particularly for compact one-bedroom units targeting young professionals and corporate relocatees. The Downtown Line, serving Cashew MRT, exhibits steady ridership growth and operates within a corridor of ongoing urban intensification toward the city centre, ensuring sustained relevance as a transport node for decades. Historically, MRT-proximate properties in established suburban locations like Bukit Timah appreciate 30–50 per cent above general inflation over 10-year horizons, substantially outpacing average residential property returns. This long-term momentum stems from supply constraints (limited remaining development capacity near rail), steady demand from upgraders and investors, and Singapore's ongoing commitment to transit-oriented development and car-lite urban planning. The Myst's transit positioning therefore becomes particularly valuable as personal vehicle ownership becomes increasingly discouraged, making car-free living an asset rather than compromise.

Is The Myst suitable for first-time property buyers, investors, and HNW purchasers equally?

The Myst appeals to distinctly different buyer profiles for different reasons. First-time upgraders transitioning from HDB flats find this property particularly attractive as an accessible entry point to private residential ownership within the S$1–1.5 million budget band—offering transport convenience, neighbourhood maturity, and straightforward mortgage approval without overextending finances. Investor cohorts benefit from steady rental demand for one-bedroom units in MRT-adjacent locations, positioning this property as a yield-focused addition to diversified investment portfolios rather than a capital-appreciation play. HNW individuals with substantial property holdings often view one-bedroom units in transit-rich locations as secondary urban bases or guest accommodation rather than primary residences, allowing efficient capital deployment for occasional city use without maintaining sprawling excess space. Retirees and downsizers seeking to consolidate from larger family homes find the compact footprint and proximity to amenities particularly appealing, as it reduces maintenance burden and personal vehicle dependency. However, families with young children typically avoid one-bedroom configurations, whilst property investors seeking multi-unit portfolios may prioritise larger units commanding higher absolute rental income, even if per-square-foot yields prove identical. Purchasers should honestly assess which profile aligns with their circumstances before committing capital.

What financing headroom and TDSR considerations apply at the S$1.2 million price point?

At S$1.2 million, most Singapore banks offer loan-to-value (LTV) ratios of 75–80 per cent for owner-occupiers with stable employment income, resulting in borrowing capacity of S$900,000–960,000 and requiring equity contribution of S$240,000–300,000. Monthly mortgage instalments on a 25-year tenure at prevailing interest rates (approximately 3.5–4.0 per cent per annum) approximate S$4,000–4,500, necessitating gross monthly income of roughly S$10,000–12,000 to comfortably satisfy Total Debt Service Ratio (TDSR) limits of 55–60 per cent—the regulatory ceiling for mortgage borrowing in Singapore. Professionals earning above S$100,000 annually typically clear TDSR requirements without difficulty, whilst those earning S$80,000–100,000 operate with modest headroom and may encounter stricter documentation or higher equity requirements. Self-employed individuals, commission-based workers, and recent career-changers frequently face enhanced scrutiny, requiring 2–3 years of tax returns and larger equity contributions to demonstrate income stability. First-time buyers should engage mortgage advisers or financial planners early in the purchase process to confirm financing viability, identify potential income documentation gaps, and understand precise interest rate assumptions upon which TDSR calculations depend. Additionally, factor transaction costs (7–9 per cent of purchase price) into your total capital outlay when assessing financing headroom.

How does The Myst compare to competing one-bedroom developments near Cashew MRT?

The Bukit Timah residential corridor accommodates diverse condominium options spanning price points from S$800,000 to S$3,000,000+, creating a fragmented competitive landscape. Immediate peer developments within 800 metres of Cashew MRT and Upper Bukit Timah Road typically cluster around the S$1.0–1.5 million band for one-bedroom units, with comparable per-square-foot pricing (S$2,100–2,600 psf) to The Myst. Properties completed more recently, featuring premium finishes, or offering extended lease tenure (though rare in Singapore) may command 5–10 per cent premiums, whilst older developments or those located further from the MRT station may transact at discounts. The Myst's fair market positioning within this peer range suggests competitive rather than exceptional value—neither a bargain nor overpriced relative to immediate comparables. Purchasers are well-advised to conduct comparative analysis across 5–10 recently transacted one-bedroom units within this geographic and price radius to establish true market pricing, identify any exceptional features commanding premiums, and confirm The Myst's positioning relative to direct competitors. This comparative exercise ensures informed negotiation confidence and validates that S$1.2 million represents appropriate pricing for the specific unit features and location specificity offered.

Which unit stack, floor level, or orientation typically represents best value in one-bedroom condominiums?

Within the one-bedroom category, mid-rise units (floors 5–15) typically command premium pricing relative to ground-floor and very-high-floor units, as they balance natural light, privacy, noise isolation, and convenient lift access without incurring the value penalty of extreme heights. Ground-floor and first-floor units suffer from increased street noise, reduced privacy from passing pedestrians, and potential moisture concerns, typically trading at 5–10 per cent discounts to comparable mid-floor units. Units above the 20th floor may experience marginally reduced tenant demand due to lift wait times during peak commuting hours, less convenient access to ground-level amenities, and psychological preferences for lower positioning. Corner units and those incorporating balconies, private outdoor space, or unobstructed views typically attract 5–10 per cent premiums relative to internal units of identical square footage, reflecting buyer preference for natural light, ventilation, and outdoor living capability—particularly valued in Singapore's humid tropical climate. Units positioned with morning or afternoon sun exposure (east or west facing, respectively) command modest premiums over northern or southern exposures. When evaluating The Myst, request specific unit floor plans and orientations to confirm whether the offering aligns with optimal value positioning, or identify whether specific premium features justify any pricing elevation relative to comparable alternatives.

What future supply pipeline and district evolution should I anticipate in the Bukit Timah area?

The Bukit Timah area remains a mature, largely built-out residential district with severely limited remaining greenfield development capacity—most new residential supply now emerges through en-bloc redevelopment of ageing condominiums or infill projects on scattered land parcels. This inherently constrained supply profile substantially differs from expanding suburban districts further from the city core, supporting pricing resilience and multi-year capital appreciation prospects as population growth and urban densification continue. Government planning documents suggest potential upzoning and increased residential density in pockets of the Bukit Timah corridor over the next 10–15 years, particularly in precincts benefiting from excellent transport linkages and nearby employment clusters. However, such intensification typically benefits properties already enjoying prime MRT adjacency, as increased surrounding development activity, pedestrian footfall, and amenity expansion enhance rather than diminish residential property value. The Myst's positioning at 420 metres from Cashew MRT Station places it favourably to benefit from any future neighbourhood evolution and increased transit-oriented development intensity, potentially driving modest capital appreciation beyond general inflation. Conversely, purchasers should recognise that intensified surrounding development may increase noise and activity levels in the immediate vicinity—a trade-off between value appreciation and preserved quietude that varies by individual preference.

The Myst 1-Bed Condo $1.2M, Bukit Timah – Cashew MRT