Terra Hill Review — Pasir Panjang · D05
HuatScore: 65/100 — Good
Is Terra Hill a good buy?
HuatScore rates Terra Hill 65/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.2% yield. Strongest card: 3-bedder × investment — appreciation sweet spot. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-05 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Rest of Central Region
- Tenure: Freehold
- Expected TOP: 2026
- Units: 270
- Developer: Hoi Hup × Sunway
- Avg PSF: ~$2,675 psf
- Price from: S$1.4M
Live market data
- Resale transactions (12mo): 0
- Recent resale PSF: ~$2,670 psf
What works in its favour
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin transaction volume: Only 0 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Quiet resale demand: Demand pulse 0/100 — only 0.0% annual turnover (0 resales/12mo). Thin secondary-market activity; exits can be slow.
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 115 HDB blocks total within 2km), and 1 nearby BTO (incl. Berlayar Residences, ~2030) add a fresh upgrader wave from ~2035. Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who Terra Hill suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
Pasir Panjang MRT 3-min walk — slippers can already. Prices going backwards though — wait for a better entry.