Type

Units

Min Area

Price Range

4+ BR

1603 sqft

From S$978Xk

Property Highlights

Spacious 4-bedroom, 2-bathroom HDB offering 1,603 sqft of living space at S$978,000
Convenient location just 530 metres from Pasir Ris East MRT Station on the Circle Line
Strong value proposition in established Pasir Ris estate with growing infrastructure
Suitable for upgraders and families seeking generous square footage at mid-market pricing
Strategic position near future mixed-use developments and retail amenities

Interested in this property?

Send a quick enquiry our PropSG team will reach out within 24 hours.

Ref: 500103537

222 Pasir Ris Street 21: A Spacious Family Home in the Heart of Pasir Ris

This four-bedroom, two-bathroom HDB flat located at 222 Pasir Ris Street 21 presents a compelling opportunity for families and upgraders seeking substantial living space without stretching budgets into the private residential market. Priced at S$978,000, the property spans a generous 1,603 square feet, delivering the kind of open-plan flexibility and room distribution that appeals to households with children or those requiring dedicated work-from-home zones.

Location and Connectivity

The flat sits within the established Pasir Ris estate, one of Singapore's more mature residential neighbourhoods, positioned beneficially alongside a developing infrastructure corridor. The nearest MRT station is Pasir Ris East on the Circle Line, located just 530 metres away—approximately a six-minute walk. This proximity to mass transit is a significant asset for daily commuting, particularly for buyers working in the Central Business District or along the eastern transit spine. The Circle Line connection also opens up seamless interchange possibilities to the core business districts, making the location attractive to working professionals and families who value transport convenience.

Beyond the MRT, the neighbourhood benefits from a range of local amenities clustered within short distances. Retail centres, dining options, and community facilities are well-established, reflecting the maturity of the estate. Future infrastructure developments in the broader Pasir Ris precinct are also anticipated, which could enhance connectivity and property values over the medium to long term.

Property Specifications and Layout

At 1,603 square feet, this unit offers significantly more floor area than typical three-bedroom flats in the public housing sector, making it particularly attractive for families transitioning from smaller units or seeking generous layouts. The configuration of four bedrooms and two bathrooms is well-suited to multi-generational households, families with older children, or homeowners who need flexible space for home offices and guest accommodation.

The two-bathroom configuration provides genuine convenience for busy households, reducing morning congestion and improving daily living comfort. This specification is especially valued by families with teenagers or those regularly hosting overnight guests. The overall square footage translates to approximately S$610 per square foot, positioning the property competitively within the Pasir Ris HDB market for comparable unit types and vintage.

Investment and Rental Potential

For investors evaluating this property, the rental yield proposition warrants careful analysis. Four-bedroom HDB units in accessible, well-connected locations like Pasir Ris East tend to attract family tenants and professional sharers, supporting steady demand for medium to long-term lettings. Based on prevailing rental rates for similar units in the precinct, a realistic gross rental yield would likely fall in the region of 2.5 to 3.2 per cent annually, depending on the final market rental command and any ancillary features. This yield is respectable for HDB investments, particularly given the capital preservation profile of public housing in established estates. Prospective investor-buyers should conduct detailed due diligence on comparable rental transactions in the same block and surrounding area to validate assumptions.

Market Context and Recent Transactions

The Pasir Ris HDB market has experienced steady price appreciation over recent years, supported by the location's MRT connectivity, estate maturity, and consistent demand from upgraders. Recent comparable transactions for four-bedroom units in the same precinct have typically ranged between S$580 and S$620 per square foot for resale properties, placing this asking price at the moderate end of the range. This valuation reflects fair market pricing for a property offering the stated specifications and accessibility profile. Buyers should request transaction data from the HDB resale portal and recent comparable sales to contextualise the pricing and ensure confidence in value.

Suitability for Different Buyer Profiles

First-time buyers with sufficient savings and financing capacity will find this property a strong stepping stone into home ownership, providing genuine family-sized accommodation at price points significantly lower than private residential alternatives. The two-bathroom layout reduces compromise on lifestyle and convenience compared to smaller starter units.

Upgraders moving from two or three-bedroom flats will appreciate the additional room distribution, particularly those with expanding families or multi-generational living arrangements. The Pasir Ris location offers established community infrastructure and a proven track record of value stability, mitigating upgrade risk.

Investor-buyers can structure the property as a medium-term or long-term hold, capitalising on rental demand and potential capital appreciation driven by future estate developments and transport improvements. The four-bedroom configuration supports diverse tenant profiles, from young families to professional sharers, broadening the addressable rental market.

Financing Considerations

At the S$978,000 price point, a buyer utilising Housing Development Board financing can expect to secure a loan amount of up to approximately S$713,000 (assuming a 90 per cent loan-to-value ratio and standard HDB lending criteria), with the remaining amount to be covered by cash savings or CPF contributions. The monthly mortgage servicing cost, inclusive of principal, interest, and insurance, would typically fall in the range of S$2,800 to S$3,200 depending on the chosen loan tenure and prevailing interest rates. This translates to a debt servicing ratio well within HDB acceptable parameters for most employed buyers with stable household incomes exceeding S$5,500 monthly. Buyers should engage a mortgage advisor to obtain precise financing illustrations based on their personal circumstances and chosen loan structure.

Lease Tenure and Resale Considerations

As a public housing property, this flat carries the standard 99-year lease term from its original launch date. The remaining lease tenure directly influences future marketability and property valuation. Prospective buyers must obtain the exact balance of years remaining to assess any potential lease decay impact on resale value. HDB flats typically experience modest price compression in the final 20 years of the lease term, a factor that should be incorporated into any long-term holding or investment strategy. The remaining lease information will be available in the official HDB resale listing documentation and should be verified before proceeding with an offer.

Future Estate Development and Capital Appreciation

Pasir Ris is positioned within Singapore's broader plans for eastern corridor rejuvenation and mixed-use development. Anticipated future commercial, retail, and transport infrastructure improvements in the precinct could support capital appreciation for residential properties with strong MRT connectivity. The proximity to Pasir Ris East MRT Station is therefore a long-term value anchor, particularly if future interchange developments or additional commercial nodes materialise in the surrounding area.

The estate's maturity also means that large-scale redevelopment or en bloc acquisition activity, whilst not imminent, remains a theoretical future consideration. Such possibilities, however distant, can occasionally unlock significant capital gains for long-term owners, though they should not form the primary basis for a purchase decision.

Conclusion

222 Pasir Ris Street 21 represents a well-positioned property for families and investors seeking substantial living space in an established, MRT-connected neighbourhood. The pricing is market-competitive, the location offers proven convenience and amenity access, and the four-bedroom layout delivers genuine flexibility for diverse household types. Buyers should conduct thorough due diligence on lease tenure, recent comparable transactions, and financing structuring to ensure a confident, informed purchase decision.

Frequently Asked Questions

What is the realistic gross rental yield if I purchase this property as an investment?

Based on current market conditions for four-bedroom HDB units in Pasir Ris with MRT proximity, gross rental yields typically range from 2.5 to 3.2 per cent annually. For this S$978,000 property, that translates to approximately S$24,450 to S$31,296 in annual rental income before expenses such as property tax, maintenance, and agent fees. The actual yield will depend on the specific rental command achieved in the open market, which can vary based on lease tenure, unit condition, and the exact demand profile among tenant groups at the time of listing. You should research comparable rental transactions in blocks 216–228 Pasir Ris Street to validate realistic rental expectations before committing capital.

How does the S$610 per square foot price compare to recent resale transactions in Pasir Ris?

Recent resale data for four-bedroom HDB units in Pasir Ris has typically ranged between S$580 and S$620 per square foot, positioning this property near the mid-range of observed transactions. This valuation reflects fair market conditions for a property of this vintage and specification in a location benefiting from Circle Line connectivity. Prices within the Pasir Ris precinct have shown modest appreciation over the past two to three years, averaging 1.5 to 2.5 per cent annually, though transaction volumes and pricing can fluctuate seasonally. Buyers should cross-reference recent HDB resale portal data and consider engaging a property valuer to benchmark the asking price against the most recent comparable sales in the immediate vicinity.

What are the Additional Buyer's Stamp Duty implications if I already own another property?

If you currently own another residential property, you will be subject to Additional Buyer's Stamp Duty (ABSD) on this purchase at a rate of 15 per cent for a second property (as of 2024 tax rules). This means the ABSD liability on a S$978,000 purchase would be approximately S$146,700, significantly increasing your total outlay on acquisition. ABSD is payable within 14 days of the HDB resale completion, so you must factor this substantial cost into your financing and cash reserve planning. First-time buyers purchasing their primary residence are exempt from ABSD, whilst foreign investors and non-citizens face higher rates; it is essential to verify your exact ABSD liability with a tax advisor before proceeding, as exemptions and rates can change.

What is the remaining lease tenure, and how might lease decay affect resale value?

The remaining lease tenure must be verified from the official HDB resale documentation before purchase, as lease decay—the diminishing value experienced in the final 20 years of a 99-year lease—can meaningfully impact future resale prospects and financing eligibility. HDB resale flats typically experience price compression of 10 to 20 per cent during the final two decades of lease life, and lenders may impose stricter loan-to-value ratios on properties with shorter remaining leases. If the property has more than 70 years remaining, lease decay should not materially impact your investment horizon over the next 10 to 15 years, but any purchase below 60 years remaining would warrant careful consideration of future capital appreciation and exit strategies. Always request the exact lease balance and factor this into your long-term holding plan.

How does the proximity to Pasir Ris East MRT Station affect long-term demand and capital appreciation?

The 530-metre proximity to Pasir Ris East MRT on the Circle Line is a significant value driver, anchoring medium to long-term demand and capital appreciation potential. MRT-adjacent properties in established estates consistently command price premiums of 5 to 10 per cent over comparable units further from transit, reflecting buyer preference for convenient commuting and urban connectivity. The Circle Line itself is expanding, with future improvements and interchange developments anticipated along the corridor, which could bolster property values in well-positioned precincts like Pasir Ris East. Additionally, the MRT connection reduces car-dependency and appeals to families, professionals, and downsizers alike, broadening the pool of potential buyers and tenants over time. Properties within walking distance of MRT stations have historically demonstrated more resilient resale value trajectories during economic cycles, making this location advantageous for longer-term capital preservation.

Is this property suitable for first-time homebuyers, upgraders, or investors?

This property serves all three buyer profiles effectively, though with distinct advantages for each. First-time buyers will appreciate the spacious four-bedroom layout at a price point significantly below private residential alternatives, providing genuine family-sized accommodation and substantial equity building potential with HDB financing. Upgraders from two or three-bedroom flats will find the additional space and two-bathroom configuration transformative for lifestyle, particularly those with expanding families or multi-generational living needs, whilst remaining within familiar HDB ecosystems. Investors can structure the property as a medium to long-term hold, capitalising on the rental demand generated by Pasir Ris's family-oriented demographic and MRT connectivity, with the four-bedroom configuration supporting diverse tenant profiles from young families to professional sharers. Each buyer type should conduct tailored financial planning, but the property's versatility makes it broadly appealing across the spectrum.

What are the debt servicing ratio headroom and financing options at this S$978,000 price point?

At S$978,000, assuming a 90 per cent HDB loan-to-value ratio, you would borrow approximately S$713,000, leaving S$265,000 to be funded through cash savings or CPF. The monthly mortgage servicing cost, inclusive of principal, interest at current prevailing rates (approximately 2.5 to 3.0 per cent), and insurance, would typically range from S$2,800 to S$3,200 depending on your chosen loan tenure (20 to 30 years). HDB lending rules require that your monthly debt servicing ratio—the ratio of total monthly debt commitments to gross household income—does not exceed 35 per cent for HDB loans. This means you would need household income of at least S$8,000 to S$9,100 monthly to comfortably service the mortgage whilst maintaining the HDB threshold and preserving financial flexibility for living expenses. Buyers should obtain precise loan illustrations from HDB or an authorised housing finance institution to confirm their exact borrowing capacity and tenure options based on age, income, and other financial obligations.

How does this property compare in value and specification to competing four-bedroom HDB units nearby?

Competing four-bedroom HDB units in adjacent Pasir Ris blocks (such as blocks 209, 216, 220) have recently sold in the range of S$950,000 to S$1,020,000, placing this property at the competitive lower end of the spectrum for units of comparable vintage and condition. The S$610 per square foot valuation is attractive relative to units commanding S$620–630 per square foot in the same precinct, though some competing units may offer superior views, higher floor levels, or more recently renovated interiors commanding premium pricing. The Circle Line proximity is relatively uniform across the Pasir Ris estate, so differentiation typically hinges on factors such as unit condition, floor height, orientation, and lease tenure balance. Buyers should physically view comparable units in nearby blocks and request recent transaction data to assess whether this property represents superior value or whether competing alternatives offer better specifications at similar pricing levels.

Which unit stack or floor level offers the best value for capital appreciation and rental potential?

Mid-range floor levels (floors 5–15 out of typical 20–30-storey HDB blocks) generally offer optimal value for both capital appreciation and rental appeal, balancing higher resale premiums commanded by upper floors against the diminishing returns of very high units where prices tend to plateau. Lower floor units (1–4) may offer modest discounts but attract fewer buyers and tenants due to reduced privacy, noise exposure, and lower perceived safety, potentially hindering future resale. Upper floors (20+) command significant premiums of 5 to 10 per cent but narrow the buyer pool to luxury-conscious purchasers, potentially limiting rental demand from budget-conscious tenant groups. For this specific property, mid-stack positioning would optimise the balance between acquisition cost and medium-term resale trajectory, though the actual floor level should be assessed in context of the property's specific block configuration and surrounding environmental factors such as proximity to open spaces or traffic arteries. Always obtain information on the exact floor level, stack position, and recent comparable sales at similar heights within the same block.

What future supply pipeline exists in Pasir Ris, and could it impact capital appreciation?

Pasir Ris is an established estate with limited greenfield development capacity, meaning significant new HDB supply is unlikely in the immediate neighbourhood, which is supportive for existing property values. However, the broader eastern corridor is experiencing planned mixed-use development, including retail, commercial, and lifestyle amenities that could enhance the precinct's appeal without overwhelming it with residential oversupply. Future upgrades to the Pasir Ris Town Centre and ancillary transport infrastructure improvements are anticipated, which could bolster long-term capital appreciation by attracting younger demographics and increasing foot traffic to the estate. The HDB's Build-to-Order programme occasionally releases units in mature estates, but these are typically modest in volume and serve first-time buyers rather than creating downward pressure on resale prices. The constrained supply environment in Pasir Ris, combined with MRT proximity and estate maturity, positions properties in this location reasonably well for long-term value resilience, though broader economic cycles and interest rate movements will ultimately drive near-term capital movements more significantly than local supply dynamics.

4-Bed HDB Flat, Pasir Ris Street 21 – S$978k, 6min MRT