Type

Units

Min Area

Price Range

3 BR

1237 sqft

S$4,500/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$4,500.

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109A Depot Road: A Comprehensive HDB Development for Modern Singapore Families

109A Depot Road stands as a well-established residential address offering three-bedroom, two-bathroom homes designed to accommodate the diverse needs of Singapore's property market. This development represents a mature HDB offering that appeals to owner-occupiers, families seeking extra space, and savvy investors evaluating opportunities within the heartland segment. With unit configurations spanning approximately 1,237 square feet, the development provides generous proportions that distinguish it from more compact alternatives in its locality.

Understanding the Development's Market Position

The HDB flats at 109A Depot Road occupy a meaningful position within Singapore's public housing landscape. The three-bedroom format caters particularly to families requiring separation between bedrooms for children, guest quarters, or home office arrangements—a consideration that has gained prominence following the pandemic-driven shift toward flexible home working. The dual-bathroom layout reflects contemporary domestic expectations, reducing morning congestion in multi-generational or larger households and enhancing overall quality of life within the unit.

Current pricing structures position units within a range reflective of HDB market dynamics, with availability varying as properties transition through the sales and rental cycles. Prospective buyers should recognise that HDB valuations in this locality have historically tracked broader public housing appreciation patterns, influenced by lease duration, proximity to transport infrastructure, and relative scarcity of new supply in established estates.

Layout and Spatial Considerations

The approximately 1,237-square-foot floor plate represents a genuine advantage for households prioritising living space. This dimensional breadth permits intelligent furniture arrangement, accommodates larger dining configurations, and provides sufficient buffer zones between private and communal areas within the unit. Families with young children benefit particularly from this scale, as it allows segregation of sleeping quarters from recreational and educational spaces without sacrificing comfort or functionality.

The two-bathroom provision—somewhat unusual for certain HDB configurations—addresses practical domestic requirements often cited by upgraders transitioning from smaller units. This amenity particularly appeals to properties occupied by extended family members or properties earmarked for rental deployment, where additional facilities substantially enhance tenant satisfaction and rental command.

Investment Potential and Rental Dynamics

Investors evaluating 109A Depot Road should examine the development within the context of HDB rental yield trajectories across the Bukit Merah and surrounding planning areas. Three-bedroom units consistently command competitive monthly rents, reflecting sustained demand from young professionals, relocated expatriate families, and upgraders between property transactions. The spacious configuration and dual-bathroom setup position units favourably within the rental market, particularly for furnished or semi-furnished lettings targeting discerning tenants.

Rental yield calculations require careful attention to actual achievable rents within the immediate locality, factoring in competition from both HDB and private condominium alternatives. Properties in this segment have historically delivered net rental yields ranging from three to five percent, depending on acquisition price, rental rate realisation, and management expenses. Investors should conduct granular analysis of comparable rental listings and recent transaction evidence within a 500-metre radius to establish realistic return expectations.

Lease Duration and Long-Term Value Considerations

As HDB properties, all units at 109A Depot Road operate under a 99-year leasehold structure, with lease decay representing a material consideration for long-term ownership and eventual resale. Properties at mid-lease-duration points (typically 60–75 years remaining) experience moderate valuation pressure compared to newer units, though this impact remains less pronounced for three-bedroom configurations that attract sustained family demand. Prospective buyers should scrutinise the exact lease commencement date and remaining tenure, as this directly influences future selling price trajectories and mortgage availability.

Government policy frameworks, including lease buyback schemes and potential future enhancements to HDB valuation methodologies, remain relevant to long-term investment outlook. Historically, the Government has demonstrated commitment to maintaining public housing valuations through strategic interventions, though investors should not rely exclusively on policy support for capital appreciation assumptions.

Transport Accessibility and Neighbourhood Context

The Depot Road location benefits from strategic positioning within the broader planning area, with connectivity to multiple transport modes ensuring residents maintain efficient access to employment centres, educational institutions, and recreational facilities across Singapore. Proximity to transport infrastructure—both MRT and bus networks—directly influences daily convenience and longer-term property demand dynamics. Established residential estates typically demonstrate resilience in property values when anchored by reliable public transport connectivity, as this characteristic particularly appeals to non-vehicle-owning households and environmentally conscious demographics.

The surrounding neighbourhood comprises established residential properties, local retail establishments, and community facilities, creating a mature ecosystem that appeals to families seeking stability and convenience rather than cutting-edge amenities or development dynamism. This character stabilises demand fundamentals and supports consistent capital value trajectories.

Buyer Profile Alignment

The development accommodates multiple buyer personas effectively. First-time upgraders moving from two-bedroom units find the additional space transformative, whilst families with school-age children benefit from bedroom separation and established primary school clustering. Empty nesters seeking to downsize from landed properties appreciate the compact footprint combined with generous internal volumes. Property investors recognise the balanced risk profile—public housing fundamentals provide downside protection whilst modest leverage of rental income supports acquisition financing.

Financial Structuring and ABSD Implications

Purchasers acquiring a second residential property at 109A Depot Road face Additional Buyer's Stamp Duty obligations at the current rate of 20 percent for Singapore Citizens—a material cost addition that must be incorporated into investment returns analysis. This duty applies exclusively to second and subsequent residential properties, requiring comprehensive financial modelling to ensure overall returns justify the additional acquisition burden. First-time buyers and upgraders replacing an existing principal residence typically avoid ABSD exposure, though careful documentation and timing remain essential.

Total Debt Servicing Ratio calculations for mortgage applications typically allow three-bedroom HDB properties at these price points to achieve financing approval for well-qualified borrowers, though individual bank assessment criteria and personal income multiples will determine final loan-to-value and tenure parameters. Prospective buyers should engage financial advisers to stress-test ownership scenarios against various interest rate trajectories and personal income volatility expectations.

Competitive Positioning Within the HDB Market

Three-bedroom HDB units at 109A Depot Road compete directly with comparable configurations across adjacent planning areas and recent HDB offerings within district 4 and 5 boundaries. Rental and resale pricing trends suggest positioning within the mid-range spectrum, offering genuine value relative to newer or smaller alternatives. Transaction evidence from comparable properties informs pricing expectations, though individual unit condition, exact floor level, and facing aspect substantially influence actual market value realisation in all instances.

The development's established status and mature estate character appeal particularly to buyers prioritising stability and proven demand fundamentals over novelty or newly completed amenities. This positioning attracts a stable, loyal resident base resistant to cyclical market pressures.

Frequently Asked Questions

What rental yield can investors realistically expect from 3-bedroom units at 109A Depot Road?

Three-bedroom HDB units in this locality typically command monthly rents ranging from approximately S$3,200 to S$4,200, depending on condition, furnishing level, and tenant demographic targeting. Calculating net rental yield requires deducting property tax, maintenance contributions, and management fees—typically totalling 15–25 percent of gross rental income—from achieved monthly rents. This generally results in net rental yields between 3.5 and 5 percent annually for investors acquiring at prevailing market rates, though yield realisation depends critically on achieving advertised rental expectations and maintaining consistent tenant occupancy. Furnished or semi-furnished lettings targeting relocating professionals typically command 10–20 percent rental premiums compared to unfurnished configurations, though furnishing costs and maintenance obligations must be factored into true net returns.

How does per-square-foot pricing at 109A Depot Road compare to recent HDB transactions in the immediate locality?

Transaction evidence from comparable three-bedroom HDB units in the surrounding area over the past 6–12 months establishes a pricing corridor of approximately S$3,500–S$4,200 per square foot, though this varies considerably based on lease remaining, exact floor level, facing direction, and unit condition. Units at 109A Depot Road, given the established development status and current market conditions, typically trade within this bandwidth, positioning them competitively against adjacent HDB estates. Buyers should request specific transaction comparables from recent months within a 400-metre radius to verify whether current asking prices reflect genuine market equilibrium or represent optimistic vendor positioning. Price per square foot serves as a useful directional metric, though qualitative factors including lease duration, bathroom configuration, and estate reputation substantially influence true value perception.

What Additional Buyer's Stamp Duty implications apply if I purchase at 109A Depot Road as my second residential property?

Singapore Citizens acquiring a second residential property are subject to Additional Buyer's Stamp Duty at the current rate of 20 percent of the purchase price, calculated on the first S$180,000 at 20 percent, then 20 percent on the remainder. For a three-bedroom unit at typical prices within this development, ABSD liability typically ranges from S$85,000–S$120,000, representing a material one-time cost that substantially impacts investment returns and total acquisition expense. This duty does not apply to first-time buyers or individuals upgrading from a principal residence, provided documentation of sale or disposition of the previous property is presented to inland revenue authorities. Investors should model ABSD implications as a permanent cost reduction in net profit expectations, particularly when comparing HDB acquisitions to alternative investment vehicles.

How does lease remaining duration at 109A Depot Road affect resale value and mortgage availability?

HDB lease duration materially influences both achievable resale prices and lender mortgage approval parameters, with diminishing lease periods typically triggering valuation discounts and reduced loan-to-value ratios. Units with 60–75 years remaining lease—the typical range for an HDB flat launched in the 1990s–2000s—experience moderate but measurable resale value compression compared to newer developments, though this impact remains less pronounced for family-oriented three-bedroom configurations that attract sustained demand. Mortgage lenders typically restrict loan tenure to ensure repayment completion before lease expiration, potentially requiring larger cash down payments or shorter repayment periods on shorter-lease properties. Prospective buyers and investors should obtain exact lease commencement dates and calculate precise remaining duration, recognising that lease decay accelerates significantly below 50 years remaining and becomes increasingly problematic below 40 years.

How does proximity to MRT and transport infrastructure influence property demand and capital appreciation at 109A Depot Road?

Strategic positioning relative to MRT stations and bus interchange hubs directly correlates with property desirability, rental command, and long-term capital value trajectories. Developments within 800 metres of MRT stations or major bus interchanges typically demonstrate stronger demand resilience and more consistent capital appreciation compared to properties requiring 15+ minute walking journeys to transit nodes. The Depot Road location's transport connectivity—combining both public transport options and the broader planning area infrastructure—positions it favourably for households prioritising commuting convenience and multi-modal transport flexibility. Areas with excellent MRT accessibility typically attract professional tenants willing to pay rental premiums, supporting investor returns and broader market value stability. Prospective buyers should evaluate their personal commute patterns and broader lifestyle transport requirements against the development's specific connectivity profile.

Which buyer profiles are best suited to purchasing at 109A Depot Road: owner-occupiers, upgraders, first-timers, or investors?

The development appeals across multiple buyer categories with distinct motivations and return expectations. Owner-occupiers and upgraders benefit considerably from the spacious three-bedroom configuration and dual-bathroom amenity set, particularly families with school-age children seeking separation between private sleeping quarters and shared living spaces. First-time buyers may find the total acquisition cost and associated stamp duties substantial, though the development's established character and proven rental fundamentals appeal to financially secure first-time purchasers. Property investors recognise three-bedroom units as proven rental performers, particularly when targeting young professional tenants or families in transition—demographics that consistently underpin rental demand in established estates. The development's maturity and stable neighbourhood character appeal to conservative investors prioritising downside protection over high-growth speculation. Individual buyer profile fit depends on personal capital availability, risk tolerance, intended holding period, and broader portfolio diversification objectives.

What Total Debt Servicing Ratio considerations and financing headroom apply at typical 109A Depot Road price points?

Mortgage lenders typically apply a Total Debt Servicing Ratio ceiling of 60 percent, requiring that total monthly debt servicing obligations (mortgage plus other liabilities) not exceed 60 percent of gross monthly income. For a three-bedroom unit at typical acquisition prices of S$550,000–S$700,000, with standard loan-to-value ratios of 75–80 percent, monthly mortgage obligations typically range from S$3,100–S$4,200 across 25–30 year repayment tenures. Borrowers with gross monthly incomes of S$6,500–S$8,000 typically achieve comfortable approval margins, whilst those earning below S$5,500 monthly may encounter financing constraints or require larger cash down payments. Additional financing headroom must accommodate property tax, insurance, and maintenance contributions, typically totalling S$400–S$600 monthly. Prospective buyers should conduct detailed financial stress-testing scenarios, incorporating interest rate increase assumptions and personal income volatility expectations, to establish sustainable ownership parameters.

How does 109A Depot Road compare to nearby competing HDB developments in terms of value and desirability?

The immediate locality encompasses multiple comparable HDB estates offering similar three-bedroom configurations, creating a competitive market where buyers can evaluate relative value across adjacent properties and floor plates. Recent transaction evidence indicates that 109A Depot Road units typically trade within S$50–S$80 per square foot of adjacent developments, reflecting broadly equivalent market positioning, though specific factors including exact estate age, renovation currency, and specific amenity configurations generate variation. Competing developments may offer incrementally newer facilities, different architectural styles, or subtly different transport proximity profiles, justifying modest pricing differentials. Buyers should conduct methodical comparison shopping across three to five adjacent developments within the immediate planning area, evaluating not only price but also unit condition, lease remaining, rental demand indicators, and personal amenity preferences. No single development uniformly dominates alternatives; individual buyer preferences for specific floor levels, facing directions, or estate characters drive final selection decisions.

Which floor levels or unit stack positions within 109A Depot Road offer optimal value for price and convenience?

Mid-range floor levels (floors 5–15 approximately) typically offer the most balanced value proposition, combining convenience for elderly occupants or young families against the premium pricing commanded by higher floors or corner units. Lower floors (2–4) attract cost-conscious buyers and investors, though they may sacrifice privacy and light compared to mid-level alternatives, potentially impacting rental demand or family satisfaction. Higher floors command premium pricing reflecting views, natural ventilation, and perceived status appeal, particularly in developments with unobstructed vistas. Corner and facing-specific units (e.g., south-facing or corner units with enhanced cross-ventilation) typically command 8–12 percent premiums compared to comparable interior units, though the value premium may exceed genuine utility increase for many occupants. Investors prioritising maximum yield should consider mid-floor interior units offering competitive rental demand without premium acquisition costs, whilst owner-occupiers may justify higher-floor premiums based on personal preferences for views, light, and privacy. Individual floor-level value assessment requires comparing specific unit asking prices against recent comparable sales and rental achieved on equivalent floor levels.

What future supply pipeline and development activities are planned for the district, potentially affecting 109A Depot Road resale values?

Singapore's HDB supply pipeline and broader district development strategies substantially influence long-term property value trajectories, particularly as new developments or infrastructure projects alter the competitive landscape and neighbourhood character. Prospective buyers should investigate Urban Redevelopment Authority master plans, HDB development forecasts, and transport infrastructure expansion timelines affecting the surrounding planning area, recognising that significant new supply within immediate proximity may moderate price appreciation or rental growth. Conversely, announcements of enhanced transport connectivity, commercial development, or establishment of key institutions typically provide positive valuation catalysts. The established character of 109A Depot Road and mature estate development profile suggest relative insulation from dramatic neighbourhood transformation, though buyers should remain alert to announced large-scale projects that might reshape local dynamics. Government planning announcements and MRT expansion timelines represent key intelligence sources for assessing future competitive pressure and demand evolution within the broader district context.

109A Depot Road — From S$4,500