Deep Property Dossier
Piccadilly Grand
Northumberland Road · District D08 (Farrer Park / Serangoon Rd)
Tenure 99-year LeaseholdType CondominiumMRT NE8 Farrer Park MRT Station · 520mDeveloper City Developments Limited & MCL Land
Livability
6.5/10
Own-stay
Investment
6.8/10
Invest fit
Overall
6.7/10
Live + Invest
Bottom line: High-liquidity, well-connected new launch with a clear psf premium over D08 and modest 3.0% CAGR.
1
Overview
- Project
- Piccadilly Grand
- Address / District
- Northumberland Road · D08
- Positioning
- Farrer Park / Serangoon Rd
- Developer
- City Developments Limited & MCL Land
- Type
- Condominium
- Units
- ~2026
- Tenure
- 99-year Leasehold
- Nearest MRT
- NE8 Farrer Park MRT Station · 520m
- On-market
- ~201 listings
- Avg asking PSF
- ~$2581.0
- Historical txns
- ~399 txns
- District avg PSF
- D08 ~$1931
| Bed | Area sqft | On-sale | Txns | Avg PSF | Price range |
|---|---|---|---|---|---|
| 1-BR | 484–689 | 112 | 71 | $2306 | $1.16M–$1.50M |
| 2-BR | 646–872 | 56 | 116 | $2220 | $1.52M–$1.97M |
| 3-BR | 882–1356 | 20 | 106 | $2151 | $2.15M–$3.50M |
| 4-BR | 1377–1744 | 11 | 66 | $2091 | $3.30M–$3.69M |
| 5-BR | 1582–2046 | 1 | 40 | $1992 | $4.20M–$4.20M |
Avg PSF is the per-bedroom historical transaction mean. Source: open-market transaction records.
2
Livability · 6.5
Transport 8 · Amenities 6 · Green 5 · Schools 7 · Quiet 5 · Layout 8
- Transport：520m to NE8 Farrer Park MRT, within 600m, giving good connectivity but not doorstep MRT.
- Amenities：No detailed amenity data was supplied; estimated score 6 based on typical Farrer Park mixed-use access, but buyer should verify onsite retail and nearby malls.
- Green：No green-space distances provided; estimated score 5, likely no large park within 200m of the site.
- Schools：Farrer Park Primary is only 0.2km away, but the nearest top primary Hong Wen is 1.2km; several schools sit within 1-2km, giving a score of 7.
- Quiet：Northumberland Road frontage and mixed-use/roadside setting likely mean road noise and activity; estimated score 5 for environment.
- Layout：Unit sizes are efficient across all bedroom types, e.g. 1BR from 484sqft and 3BR from 882sqft, supporting a score of 8.
🚇 MRTNE8 Farrer Park MRT Station 520m
🎓 SchoolsFarrer Park Primary School (Primary 0.2km) · Northlight School (SECONDARY (S1-S4) 0.9km) · St. Joseph'S Institution Junior (Primary 1.0km) · St. Margaret'S School (Primary) (Primary 1.1km) · Hong Wen School (Primary ·top 1.2km) · Anglo-Chinese School (Junior) (Primary 1.3km)
Location · Northumberland Road (map: OneMap / SLA)
3
Investment · 6.8
- Price trend：Project psf rose from 2,170 in 2022 to 2,441 in 2026, a CAGR of about 3.0%/yr, indicating modest capital growth.
- Liquidity：Total 399 transactions across all unit types over the project history, averaging well above 15 per year, giving a high liquidity score of 9.
- Listing premium：Current listing average psf is about 2,581, roughly 6% above the last transacted 2026 psf of 2,441.
- Vs district：D08 2026 average psf is 1,931, while this project transacts at 2,441, a 26% premium; the D08 new-vs-resale gap is stark at 2,421 vs 1,543.
- Summary：Strong liquidity and steady but modest price growth are positives, but the high psf versus district resale makes entry value weak.
Upside 7 · Rental 6 · Liquidity 9 · Resilience 8 · Entry 4
Source: open-market records · per-bedroom deep history. *Last year partial.
Yearly avg PSF by bedroom; ≥4 txns/point. Source: open-market records.
Source: open-market records + URA. *Last year partial.
| Project | TOP | Asking PSF | — |
|---|---|---|---|
| City Square Residences | 2009 | $2,372 | |
| Sturdee Residences | 2019 | $2,288 | |
| The Ranz | 2026 | $2,130 | |
| Uptown @ Farrer | 2022 | $2,059 | |
| Citylights | 2007 | $2,054 | |
| 1953 | 2023 | $2,046 |
Same-district comparables · avg asking PSF. Source: open-market listings.
4
Entry Cost & Return
Price is only part of it — stamp duty (BSD + ABSD), monthly repayment, net yield and break-even decide whether it is worth it. Figures below use a representative 2-BR · $1.74M.
| Buyer | BSD | ABSD | Total duty | All-in price | % of price | Break-even* |
|---|---|---|---|---|---|---|
| Citizen · 1st | $0.06M | — | $0.06M | $1.80M | 3.3% | ~1.1 yr |
| Citizen · 2nd | $0.06M | $0.35M | $0.40M | $2.14M | 23.3% | ~7.1 yr |
| PR · 1st | $0.06M | $0.09M | $0.14M | $1.88M | 8.3% | ~2.7 yr |
| Foreigner | $0.06M | $1.04M | $1.10M | $2.84M | 63.3% | ~16.6 yr |
*Break-even = years of appreciation to offset stamp duty, at the project ~3%/yr historical growth; ABSD varies with policy.
Dark = at project ~3%/yr, light = district ~5%/yr (optimistic).
Repayment & down-payment (LTV 75% · 3.5% · 25 yr):
| Bed | Ref price | Down 25% | Min cash 5% | Loan 75% | Monthly |
|---|---|---|---|---|---|
| 1-BR | $1.16M | $0.29M | $0.06M | $0.87M | ~$4,348 |
| 2-BR | $1.52M | $0.38M | $0.08M | $1.14M | ~$5,707 |
| 3-BR | $2.15M | $0.54M | $0.11M | $1.61M | ~$8,073 |
Indicative only; subject to bank approval.
Recent transactions (negotiation basis):
| Month | Bed | Floor | Area | Price | PSF |
|---|---|---|---|---|---|
| 2026-07 | 2-BR | 22 | 711 | $1.83M | $2,572 |
| 2026-07 | 2-BR | 20 | 710 | $1.80M | $2,535 |
| 2026-07 | 3-BR | 11 | 1,076 | $2.69M | $2,500 |
| 2026-07 | 3-BR | 09 | 883 | $2.17M | $2,456 |
| 2026-06 | 3-BR | 12 | 883 | $2.19M | $2,480 |
| 2026-06 | 4-BR | 14 | 1,410 | $3.48M | $2,468 |
| 2026-06 | 3-BR | 08 | 883 | $2.15M | $2,437 |
| 2026-06 | 2-BR | 10 | 646 | $1.57M | $2,430 |
| 2026-06 | 3-BR | 23 | 1,346 | $2.78M | $2,065 |
| 2026-05 | 2-BR | 10 | 678 | $1.70M | $2,507 |
| 2026-05 | 2-BR | 05 | 710 | $1.72M | $2,423 |
| 2026-05 | 3-BR | 1 | 1,098 | $2.65M | $2,413 |
Source: open-market transaction records (per-bedroom · with floor).
5
Supply · Demand · Planning
- Planning outlook：URA Master Plan 2025 highlights Greater Southern Waterfront, which is not directly near Farrer Park; limited direct uplift for this specific site.
- Future supply：Only The Ranz (14 units, 2026) is listed as upcoming in the immediate area; supply risk appears low, but the data may not capture all pipeline projects.
- Future demand：With approximately 2,026 units, the project will compete heavily with itself on resale and rental, especially for similar 1BR and 2BR units.
- Tenure & holding：99-year lease with an estimated >90 years remaining; holding beyond 10 years will start to see lease decay influence pricing.
- Impact on current investment value：The high listing premium over district and 3.0% CAGR suggest limited near-term upside; value will depend on rental demand and district price convergence.
Future supply pipeline (District D08 upcoming launches):
| Upcoming | Units | Est. TOP | Status |
|---|---|---|---|
| The Ranz | 14 | 2026 | U/C |
| Total | ~14 | completing |
Around 2025 new launches set the ceiling; resale here is the value entry. Source: URA (split by sale type).
Planning & supply timeline. Source: URA Master Plan 2025 + open-market listings.
Tenure & holding period: For a 99-yr lease, the future depends on how long you hold — below: remaining lease and CPF/loan impact by holding period.
| Hold | Lease left | Bala value* | CPF / loan |
|---|---|---|---|
| After 5 yr | ~93 yr | ~94% | Full access |
| After 10 yr | ~88 yr | ~92% | Full access |
| After 20 yr | ~78 yr | ~89% | Full access |
| After 30 yr | ~68 yr | ~85% | Full access |
*Bala curve is a lease-valuation rule of thumb; indicative only.
*Outlook is based on URA Master Plan 2025 and nearby public planning information, not an official forecast; launch unit counts/TOP are subject to official and developer announcements.
6
Risks & Fit
Who it suits
- Owner-occupiers wanting a large, new development within 600m of Farrer Park MRT.
- Investors who prioritize transaction liquidity and easy exit over high yield or low entry price.
- Families who accept non-top primary options like Farrer Park Primary at 0.2km.
- Buyers who prefer a new 99-year lease over older freehold properties in D08.
Caution / not for
- Buyers seeking a top primary school within 1km; Hong Wen is 1.2km away.
- Those needing a quiet, pure-residential environment; the project is likely roadside/mixed-use.
- Entry-price sensitive buyers; psf is 26% above D08 average and listing premium persists.
- Rental yield is not verified; high absolute psf may compress gross yield below 3.5% estimated.
Verify before buying
Verify actual onsite retail, nearby malls, and green spaces within walking distance. · Check the exact transaction psf and size for your target bedroom type, not just the project average. · Confirm remaining lease term and monthly maintenance fees given the 2,026-unit scale. · Calculate your own BSD and break-even period using the 2BR example of $1.74m and 3% annual appreciation.
7
Summary · Pros & Cons
| ✅ Pros | ⚠️ Cons · Risks |
|---|---|
| 520m to NE8 Farrer Park MRT. | No top primary within 1km; Hong Wen is 1.2km. |
| Very high transaction liquidity across all unit types. | Likely mixed-use/roadside noise. |
| Efficient unit layouts from 1BR to 5BR. | Clear psf premium over D08 average and resale. |
| New 99-year lease with estimated >90 years remaining. | Modest 3.0%/year price CAGR. |
| Primary school within 0.2km. | Limited green space data and unconfirmed rental yield. |
Overall · 6.7/10: Piccadilly Grand is a high-liquidity, well-connected new launch near Farrer Park MRT with efficient layouts and convenient primary school access, but it trades at a clear premium to the D08 resale market and has delivered only modest 3.0% annual price growth. It suits owner-occupiers who prioritize newness, connectivity and transaction ease over value and quiet, while investors should verify rental yield and entry price carefully before committing.
Want AI to model the negotiation and return on this unit?
Tell PropertyWealth your budget and goals — we tailor the analysis with live listings and per-bedroom transactions.
Start asking AI free →