Terra Hill: Rare Freehold Low-Rise Living by the Greater Southern Waterfront

By Edmund Ee · Published 8 July 2026 · Last updated: 13 August 2026 · Independent New Launch Review

Terra Hill is roughly 77 percent sold, with about 62 of its 270 freehold homes remaining in low-rise Pasir Panjang. Source: reported sales data, 2026.

Most new launches in Singapore go up, not out. Terra Hill does the opposite. Set on the former Flynn Park site at Yew Siang Road in Pasir Panjang, this 270-unit freehold development by Hoi Hup and Sunway spreads across nine low-rise blocks terraced into a landscaped hillside. The result is a resort-style, low-density living experience that is increasingly rare in a city that mostly builds tall. With freehold tenure and a front-row position beside the future Greater Southern Waterfront, Terra Hill is worth a close look.

PropertyNet Insider Benchmark

78 / 100

Selective Buy · Rare Freehold Low-Rise by the GSW

Price

18/25

Mass Appeal

18/25

Future Demand

22/25

Exit Strategy

20/25

Scored against the same independent 100-point framework used across the PropertyNet Insider Benchmark. No developer fees, no sponsored placements.

Why This Score

Price18/25

Freehold pricing is fair value for District 5, and take-up has been healthy, with only about 62 of 270 units left ahead of the Q1 2028 completion. The deduction reflects the high absolute quantum on the larger and penthouse formats, and the yield compression that comes with freehold pricing relative to leasehold peers.

Mass Appeal18/25

A distinctive, low-density resort product: nine 5-storey blocks, a plot ratio of just 1.4, a tiered landscape and a 50m lap pool, within reach of one-north, NUS and the western employment nodes. The deduction reflects that low-rise living is a niche appeal, that Pasir Panjang MRT is a walk rather than at the doorstep, and that the address is quieter than a town centre.

Future Demand22/25

Terra Hill sits at the western edge of the Greater Southern Waterfront, one of Singapore's most significant long-term urban transformations, and a freehold low-rise enclave of this scale is genuinely scarce. The deduction reflects that the GSW is a decade-long, long-horizon thesis rather than an imminent catalyst.

Exit Strategy20/25

Freehold tenure and a differentiated low-rise product support strong resale character in a market of near-identical high-rise launches, and with only about 62 units left the remaining inventory is getting scarce. The deduction reflects the higher quantum on larger formats, a quieter location, and thinner near-term liquidity than a mass-market, MRT-doorstep project.

Below is an independent, practical breakdown of what makes Terra Hill stand out: the location, the freehold low-rise proposition, the architecture and landscape, the facilities, the specifications, and the investment case.

Project Snapshot

Project name: Terra Hill
Developer: Hoi Hup Realty & Sunway Developments (Hoi Hup Sunway Kent Ridge Pte Ltd, Licence No. C1435)
Location: 18-22 Yew Siang Road, D5, Pasir Panjang (Queenstown planning area)
Tenure: Freehold (former Flynn Park collective sale site)
Total units: 270 across nine 5-storey blocks with attic units
Site area: 19,365 sqm · Plot ratio 1.4 (low density)
Collections: Signature Collection (approx. 89%) and Prestige Collection (approx. 11%)
Unit types: 2BR (from 624 sqft) to 5BR penthouses (up to 3,035 sqft)
Carpark: 270 lots + 4 accessible lots (basement)
Expected TOP: Q1 2028 (under construction)
Sales status: About 62 of 270 units remaining (roughly 77% sold, 2026)

Why This Location Matters

Terra Hill location map showing the Yew Siang Road position in Pasir Panjang relative to the Greater Southern Waterfront, Pasir Panjang MRT, one-north, HarbourFront, VivoCity and Sentosa — Terra Hill sits at the western edge of the Greater Southern Waterfront, close to Pasir Panjang MRT, one-north and the HarbourFront belt.

District 5 covers Pasir Panjang, Clementi and the western coast, and Terra Hill sits in the greener, quieter pocket of it. Pasir Panjang MRT on the Circle Line is a walk away, giving a single-line ride to one-north, HarbourFront and the CCL loop. One-north and the Science Park cluster are around three MRT stops, VivoCity and HarbourFront around three stops, and Marina Bay roughly seven stops. For daily life, the address trades the buzz of a town centre for calm, greenery and proximity to nature. For a project-by-project comparison against other Singapore new launches in 2026, see the full PropertyNet Insider Benchmark.

The bigger story is the Greater Southern Waterfront. As the city port land at Tanjong Pagar and Pasir Panjang is progressively freed up and redeveloped over the coming decades, the entire southern coast is set to transform into a major new live-work-play frontage many times the size of Marina Bay. Terra Hill sits at the western end of that belt. It is a long-horizon thesis rather than an overnight one, but for a freehold home, the runway is exactly the point.

Terra Hill view-out render looking over the low-rise blocks and greenery towards the wider Pasir Panjang and southern city skyline — Looking out from Terra Hill: low-rise blocks set in greenery, with the southern city and coastline beyond.

The immediate surroundings are green and established. NUS and the Kent Ridge campus are nearby, along with Kent Ridge Park, HortPark and the Southern Ridges trail network, which links a chain of parks and hilltop walkways across the southern spine of the island. For families and nature-minded buyers, that access to greenery is a genuine, everyday draw.

A Rare Freehold, Low-Rise Proposition

Two things set Terra Hill apart. The first is tenure: it is freehold, built on the former Flynn Park estate acquired through a collective sale. Freehold sites of this size rarely come to market, and freehold tenure removes the lease-decay discount that weighs on ageing leasehold homes over time.

The second is density. At a plot ratio of just 1.4 across a 19,365 sq m site, Terra Hill is deliberately low-rise, with nine 5-storey blocks rather than a pair of towers. That gives generous space between blocks, room for a layered landscape, and a calmer, more private living experience. In a market dominated by high-density towers, a low-rise freehold enclave of this scale is a distinctive and defensible product.

Terra Hill Arrival Plaza render showing the timber-lined entrance, mature signature tree and greenery framing the drop-off — The Arrival Plaza sets the tone: a sheltered, timber-lined entrance framed by a signature tree and layered greenery.

Architecture and Landscape

Terra Hill is designed around its terrain. The name is the concept: the blocks step up the natural slope of the site, so the landscape is organised into tiers rather than a single flat plane. Cascading water features, a central water courtyard and lush planting run through the grounds, giving the development the feel of a private hillside resort rather than a standard condo podium.

Terra Hill sectional render showing how the low-rise blocks step up the hillside around the pool and glass clubhouse pavilion — A section through the site: the blocks terrace up the slope around the pool and a glass clubhouse pavilion.

Terra Hill Water Courtyard render showing a dramatic multi-level water feature with bamboo planting and timber steps at the heart of the development — The Water Courtyard: a dramatic multi-level water feature and bamboo garden at the heart of the development.

Resort-Style Facilities

The facilities lean into the resort theme. The centrepiece is a 50m Lap Pool that runs between the blocks, framed by greenery and sun decks. Around it sit a Jacuzzi and Hot Tub, and The Play Cove for families, all woven into the tiered landscape rather than parked on a flat deck.

Terra Hill 50m Lap Pool render showing the pool running between the low-rise blocks with landscaped decks and greenery — The 50m Lap Pool runs between the blocks, framed by the tiered landscape and sun decks.

Terra Hill Jacuzzi and Hot Tub render set within lush tropical planting and water features — The Jacuzzi and Hot Tub sit within lush planting and cascading water, a quiet spot to unwind.

Terra Hill The Play Cove render showing a children's water and play area surrounded by greenery — The Play Cove: a family water and play zone tucked into the landscape.

Indoor amenity is handled through a clubhouse with a Club Room, Creek Room and Media Room for gatherings and quiet time, plus a Gym and Social Space with views over the greenery. The mix is designed for a resident who wants space, wellness and privacy rather than a packed roster of facilities.

Terra Hill Gym and Social Space render showing fitness equipment and a lounge area opening to the landscaped surrounds — The Gym and Social Space opens to the greenery, blurring the line between workout and retreat.

Terra Hill Club Room render showing a refined lounge and dining space for residents — The Club Room: a refined lounge and dining setting for private entertaining.

Terra Hill site plan showing the nine low-rise blocks, the 50m lap pool, water courtyard, clubhouse and tiered landscape across the Yew Siang Road site — Site plan: nine 5-storey blocks arranged around the 50m Lap Pool, Water Courtyard, clubhouse and tiered landscape.

Two Collections and the Layouts

Terra Hill is organised into two tiers. The Signature Collection makes up the bulk of the development, with 2-bedroom, 2-bedroom + study, 3-bedroom, 4-bedroom and 5-bedroom layouts, including a range of penthouses with attic and private roof spaces. The Prestige Collection is the smaller, more exclusive tier, with larger 4-bedroom (Type DP1, 1,894 sqft) and 5-bedroom penthouse (Type EP1-PH, 3,035 sqft) formats for buyers who want maximum space and privacy.

Four representative floor plans are featured below, spanning the range from an efficient 2-bedroom to the headline Prestige 4-bedroom: the 2-bedroom Type B2 (678 sqft), the 2-bedroom + study Type B3 (807 sqft), the 3-bedroom Type C5 (1,087 sqft) and the Prestige 4-bedroom Type DP1 (1,894 sqft). Speak to us for the specific stack, block and level that fit your needs.

Terra Hill 2 Bedroom Type B2 floor plan, 678 sqft, freehold condo at Yew Siang Road — 2-Bedroom, Type B2, 678 sqft. An efficient freehold entry point into the Signature Collection.

Terra Hill 2 Bedroom plus Study Type B3 floor plan, 807 sqft, freehold condo at Yew Siang Road — 2-Bedroom + Study, Type B3, 807 sqft. A flexible layout for couples and small families.

Terra Hill 3 Bedroom Type C5 floor plan, 1087 sqft, freehold condo at Yew Siang Road — 3-Bedroom, Type C5, 1,087 sqft. A right-sized family layout in a low-rise setting.

Terra Hill Prestige 4 Bedroom Type DP1 floor plan, 1894 sqft, freehold condo at Yew Siang Road — Prestige 4-Bedroom, Type DP1, 1,894 sqft. The headline large-format home in the Prestige Collection.

The Investment Case

First, freehold scarcity. A freehold site of this size is hard to replace, and freehold tenure holds its relative value better than leasehold as neighbouring homes age. In a district where much of the newer supply is leasehold, that permanence is a real edge.

Second, the low-rise product. A 5-storey, low-density freehold enclave is a distinctive format that appeals to a specific and loyal buyer segment: families and downsizers who want space, greenery and privacy over height and density. That differentiation supports both owner-occupier demand and long-term resale character.

Third, the Greater Southern Waterfront. The progressive transformation of the southern coastline is one of Singapore's most significant long-term urban plans. A freehold home on its western edge is positioned to benefit as the precinct is developed over the coming decades.

The honest counterweights are location and quantum. Pasir Panjang is quieter than a town-centre address, the MRT is a walk rather than at the doorstep, and the larger and penthouse formats carry a high absolute quantum that serves a narrower slice of the market. Take-up, though, has been healthy: with only about 62 of the 270 units left well ahead of the Q1 2028 completion, the market has largely validated the product, and the remaining inventory is getting scarce. For buyers who value the freehold, low-rise lifestyle and are comfortable with a completion in 2028, the proposition is coherent and genuine.

Who Terra Hill Is For

First, own-stay families and downsizers who want a calmer, greener, low-rise home with resort-style grounds and freehold tenure, within reach of the western employment nodes and nature.

Second, long-term buyers who prize freehold permanence and want exposure to the Greater Southern Waterfront transformation without paying a prime-district CCR entry price.

Third, buyers who value differentiated product. In a market of near-identical high-rise launches, a low-density freehold enclave with a distinctive tiered landscape is exactly the kind of home that stands apart at resale.

Related reviews: compare with River Green, River Modern and Sophia Meadow, or browse the full Insider Benchmark.

Frequently Asked Questions

How many units does Terra Hill have, and what is the unit mix?

Terra Hill has 270 freehold units across nine 5-storey blocks with attic units. The mix spans 2-bedroom (from 624 sqft), 2-bedroom + study (807 sqft), 3-bedroom (904 to 1,335 sqft), 4-bedroom (1,302 to 1,894 sqft) and 5-bedroom penthouses (up to 3,035 sqft), split into the Signature Collection (about 89% of units) and the larger Prestige Collection (about 11%).

Is Terra Hill freehold or leasehold?

Terra Hill is freehold. It was built on the former Flynn Park site, acquired through a collective sale. Freehold tenure is a key part of the investment case, particularly in a District 5 location set to benefit from the long-term Greater Southern Waterfront transformation.

How much does Terra Hill cost?

As at mid-2026, indicative prices for the remaining units run at roughly S$2,300 to S$3,000 psf depending on unit type, floor and view, with a typical 2-bedroom starting from the low S$1 million range. Only about 62 of the 270 units are left, and pricing tends to firm as inventory narrows, so check the latest quantum and available units with us.

When is Terra Hill's expected TOP?

Terra Hill's expected Temporary Occupation Permit (TOP) is Q1 2028. The development is under construction, with show units available to view. Take-up has been healthy well ahead of completion, with only about 62 of the 270 units left as at 2026. The Progressive Payment Calculator can help map out the cash flow through to completion.

How well connected is Terra Hill?

Terra Hill is at Yew Siang Road in Pasir Panjang (D5), a walk from Pasir Panjang MRT (Circle Line). One-north and the Science Park cluster are about three MRT stops away, VivoCity and HarbourFront are about three stops away, and Marina Bay is around seven stops. NUS, Kent Ridge Park and the Southern Ridges are all close by.

Who is the developer of Terra Hill?

Terra Hill is developed by Hoi Hup Realty and Sunway Developments, through the joint-venture entity Hoi Hup Sunway Kent Ridge Pte Ltd (Housing Developer's Licence No. C1435). Both are established developers with a long track record of Singapore residential projects.

Why is Terra Hill significant?

Terra Hill is a rare freehold, low-density development. At a plot ratio of 1.4 across nine 5-storey blocks on a 19,365 sqm site, it offers a resort-style, low-rise living experience that is increasingly scarce in Singapore. It also sits next to the Greater Southern Waterfront, one of the country's most significant long-term urban transformations.

Can I view Terra Hill's show units or the actual development?

Yes. Show units are available to view, and with TOP expected Q1 2028 you can also see the development taking shape on site. Message us for the latest available units, indicative pricing and a viewing appointment.

The Bottom Line

Terra Hill is a deliberately different kind of new launch. Instead of another high-rise tower, it offers a freehold, low-rise enclave terraced into a Pasir Panjang hillside, with a resort-style landscape and a front-row seat to the Greater Southern Waterfront transformation. The trade-offs are real: a quieter location, a walk to the MRT, a completion in Q1 2028, and a high quantum on the larger formats. But the core proposition, freehold tenure, genuine low-density living, and long-term GSW upside, is coherent and increasingly hard to find, and with only about 62 units left it is also getting scarce. At 78/100 on the Insider Benchmark, Terra Hill earns a Selective Buy: a strong fit for the right owner-occupier or long-horizon buyer, rather than a fast-flip play.

Information herein is based on the developer's brochure and publicly available data, and is subject to change without prior notice. Balance units and pricing move over time. Please verify all figures, plans, and timelines with the official sales team before making any purchase decision. This article is for general information only and does not constitute financial, legal, or investment advice. Please consult your banker, lawyer, and a licensed property professional before committing to any purchase. PropertyNet Insider Benchmark scoring is the independent opinion of PropertyNet.SG based on the framework published at /insider-benchmark/, with no developer affiliation or sponsorship.