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HIGHLINE RESIDENCES

Kim Tian Road · D3 Bukit Merah
Condominium99-year
$2,534 psf
median $psf
$7.54
median rent · psf/mo
~3.6%
gross rental yield
34
highest floor
500
total units
2018
TOP / completion
Median $psf excludes ground & top-floor units · basis: last 12 months. Median rent from 165 URA rental contracts (last 12 mo).
61
/ 100
HomeVestor Investor Score
Best for: Capital growth + Exit liquidity
Watch out for: Deep negative cashflow
Data confidence: High · overall risk: Low
Yield64
Cashflow11
Liquidity76
Growth85
Family68
How is this worked out? — the five sub-scores
Yield
Gross rental yield, scored across a 2.0–4.5% band.
Cashflow
Estimated net monthly cash at 75% LTV and today’s floating rate, rented out.
Liquidity
Project size plus sales & rental volume — how easily you could exit.
Growth
URA growth-node, MRT proximity and recent price momentum.
Family
A popular (oversubscribed) primary school within 1 km.
Overall
The average of the five sub-scores (each 0–100, higher = better).
Risk flags
Deep negative cashflow — ~$1538/mo top-up at 75% LTV
Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.
A screening heuristic — not financial advice; verify every figure and your own budget before transacting.
Investor verdict

Highline Residences is a 86-yr remaining leasehold project in D3 Bukit Merah with 3.6% gross yield, good liquidity and strong school demand (Alexandra Primary School within 1 km). It sits in a URA growth node (Greater Southern Waterfront). Expect to top up ~$1,538/mo at 75% LTV.

Best suited for
  • Capital growth buyers
  • Exit liquidity buyers
Less suited for
  • buyers needing positive monthly cashflow
Key due-diligence
  • Confirm the exact unit stack, facing and floor — our figures are project medians.
  • Stress-test cashflow at +1–2% interest in the calculator below.
  • Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.
  • Factor lease decay into your exit horizon.

Investment report

A plain-language read on Highline Residences — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.

Growth-corridorFamily-demandsignals — how they're defined
Why this may work
  • In the Greater Southern Waterfront URA growth precinct — a corridor earmarked for new jobs, transport and amenities.
  • Strong transaction liquidity — 18 resale deals in the past 12 months, so pricing is well-tested and exit is easier.
  • Active rental market — 165 recent lease contracts at a healthy ~3.6% gross yield.
  • Oversubscribed primary school (Alexandra Primary School) within 1 km — a durable family-demand anchor.
  • Well-sized 500-unit project — larger developments trade at firmer $psf and resell faster.
  • Tiong Bahru MRT Station MRT within ~271 m — walkable transit underpins rent and resale.
Why this may fail / what to watch
  • Entry $psf sits ~14% above the D3 median — a location/quality premium that has to keep being earned.
  • Negative monthly cashflow (~$1,538/mo top-up at 75% LTV, rented out) — and ABSD on a 2nd+ home makes the net return thinner still.
  • Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Signals screened from the data — strengths and risks, not confirmed facts. For educational purposes only — not financial advice.

How Highline Residences compares in D3

The nearest comparable D3 condos — matched on size, age, MRT distance and building height. Our fair-value model puts Highline Residences at about $2,700 psf; it trades at $2,549 psf, ~6% below that — Below fair value.

Meraprime213 units · 2006 · comparable$2,191 psf
The Regency At Tiong Bahru158 units · 2010 · comparable$2,529 psf
Domain 21141 units · 2007 · comparable$2,079 psf
Highline Residences — this project$2,549 psf

Comparables trade near their own fair value, so they anchor the level. A gap is a research lead, not a valuation — see the full screen.

Fair-value range

Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.

Recent project median $psfexcludes ground & top-floor units$2,534 psf
Same-size, recent compsfloor of ±25% size band, recency-weighted$2,501 psf
D3 district-comparablemedian $psf of all projects in the district$2,200 psf
Rental-yield-supportedrent $psf × 12 ÷ 3.4% target gross yield$2,661 psf
HomeVestor fair range$2,256–$2,717 psf
≈ $2,064,240–$2,486,055 for a ~915 sqft unit

See the D3 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).

How is this worked out? — the value bases & combined range
Project median
Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).
Same-size comps
Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.
District-comparable
Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).
Yield-supported
The $psf at which today’s median rent would return a 3.4% target gross yield for a RCR project — anchors price to rental fundamentals.
Combined range
A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.
Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›
For educational purposes only — not financial advice.

Buy · Watch · Avoid

Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.

BUY — below fair
WATCH — around fair
AVOID — above fair
Watch zoneCurrent median $2,534 psf is around fair value — whether it’s a good buy comes down to the specific unit and price.
Pressure-test one unit before you decide: check if it’s fairly priced ›  ·  work out what to offer ›  ·  download a one-page memo ›
Compares project medians to a computed fair range — individual units vary. For educational purposes only — not financial advice.

Price trend

6-month rolling median $psf · excludes ground & top floor

Long-run trend — project vs. market

Indexed to 100 at 2021 · 2021–2026

Long-run line = URA Private Residential Property Price Index (indexed market trend, not unit prices). Markers = actual transactions, past 5 years. Source: URA via data.gov.sg, SODL v1.0.

Investment calculator

Estimated cashflow, property tax & yield by unit type — owner-occupied or rented, adjust the terms below · all $ columns are per month

Simple mode assumes 75% LTV · 30-yr loan · CPF $1,840/mo · 1 buyer — switch to Advanced to change these.
or
%
Tap a preset — or type your own rate
UnitSizeEst. priceRentInstalmentCPF OAProp. tax?Maint.Net cashYield
Stress test
Monthly net cash for the representative unit — . Colour bands: green ≥ $0 · amber −$800 to $0 · red below −$800.
How is this worked out? — assumptions, property tax, CPF & maintenance
Est. priceProject median $psf × the typical size for that bedroom type.
RentMedian URA rental contract for that bedroom type.
InstalmentPrincipal + interest at the LTV, interest rate and loan tenure you pick.
Property taxIRAS 2025/26 residential rates on the property’s Annual Value — owner-occupied is lower (0% on the first $12k, then 4–32%); rented out / non-owner-occupier is higher (12–36%). We estimate AV at ~80% of the gross rent, because IRAS excludes furniture, furnishings and maintenance fees, so the real AV sits below the rent you collect. Check the exact figure with the IRAS Annual Value tool or tax-rate table.
Net cashRented out: rent − cash instalment − tax (before maintenance, insurance, income tax on rent and vacancy). Owner-occupied: no rent, so it’s −(cash instalment + tax) — your monthly holding cost.
CPF OAYour CPF Ordinary Account can pay part of the instalment, which lifts your monthly cash position (it’s still your own savings funding the loan, not extra profit). The $1,840 / month per buyer default is the normal monthly OA contribution (23% of the $8,000 2026 wage ceiling). If you have savings already sitting in your OA, you can put in more — up to the full instalment — so just type the amount you’ll actually draw into the CPF OA box.
Loan rateTap the Floating or Fixed preset, or type your own exact rate into the box.
Maintenance (MCST)An estimate (~$0.72–$1.00 psf/month by region) — Singapore has no central per-project MCST fee dataset, so confirm the real figure with the managing agent.
Tip: CPF OA is capped at the instalment — once it covers the whole instalment, your cash outlay is $0, and changing LTV or tenure just moves how much CPF you draw, not your net cash. Set CPF lower to see the full effect of the loan terms.
For educational purposes only — not financial advice.
Financing this purchase? Our mortgage partner Loan Experts compares 100+ home-loan packages free and locks in today’s lowest rate — no obligation.Book a free home-loan consult

Profit & ROI projection

Buy to rent out, hold, then sell — estimated total profit and annualised return by unit type. Reuses the loan terms above, plus capital growth & your holding period · $ figures are for the whole holding period

%
Default 2% — type higher or lower
yrs
Default 4 — the SSD period (sell after = 0% SSD)
UnitEst. priceCash in?Rental (4y)Appreciation (4y)?Total profitAnn. ROI
How is this worked out? — leverage, stamp duties & SSD
Cash inYour upfront equity: down-payment (price × (1−LTV)) + Buyer’s Stamp Duty + ABSD for your profile. Uses the LTV, rate & tenure set in the calculator above.
RentalRent over the holding period minus loan interest, property tax and maintenance (rented-out rates). Loan principal isn’t counted as a cost — it builds equity you get back at sale.
AppreciationSale price = today’s price compounded at your growth rate, minus ~1% selling cost and any Seller’s Stamp Duty. SSD (from 4 Jul 2025) is 16/12/8/4% for selling within 1/2/3/4 years and 0% after 4 years — hence the 4-year default.
Total profit & ROIRental + appreciation, minus the upfront BSD & ABSD. Ann. ROI = the compound annual return on your cash-in over the holding period.
Stamp dutiesBSD marginal tiers 1–6% (from 15 Feb 2023). ABSD (Singapore Citizen): 0% first home, 20% second, 30% third+; 60% for foreigners — pick your profile above.
Note: a leveraged buy-to-let estimate. If rent doesn’t cover the monthly instalment (see the cashflow table above), you top up cash monthly — those top-ups aren’t added to the cash-in base, so treat ROI as indicative. Excludes rental income tax, vacancy and renovation.
For educational purposes only — not financial advice. Confirm stamp duties with IRAS before transacting.
Zeroing in on one unit? Check if it’s fairly priced ›  ·  Work out what to offer ›

Popular schools nearby

Proximity to an oversubscribed primary school is a major driver of family demand. Being within 1 km gives the top P1 balloting priority; 1–2 km is next.

1 – 2 km
#23 Radin Mas Primary School 1321 m

Location & neighbourhood

Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.

Nearest MRT: Tiong Bahru MRT Station · ~271 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NameHIGHLINE RESIDENCES
Street NameKim Tian Road
Property TypeCondominium
Tenure99 yrs from 2013 · ~86 yrs left
District / Planning AreaD3 / Bukit Merah
Completion2018
Number of units500 units
Highest floor in the project34
DeveloperHARVESTLAND DEVELOPMENT PTE LTD
Land Area (sqm)10,991
Master Plan Plot Ratio4.0

All transactions (104)

Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.

e.g. 20-07 · 20- = storey 20 · -07 = stack 07
–both optional
Date ↕Address ↕Size
(sqft) ↕		$psf ↕Price ↕
Show

Rental transactions (870)

Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.

6-month rolling median $psf/month · from individual URA rental contracts

URA records the size band & bedroom count, not the unit number.
Lease date ↕Size
(sqft) ↕		Beds ↕Monthly rent ↕$psf/mo ↕
Show
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