Type

Units

Min Area

Price Range

2 BR

753 sqft

S$950K

3 BR

893 sqft

S$1.3M – S$1.3M

Type

Units

Min Area

Price Range

3 BR

893 sqft

S$4,900/mo

Property Highlights

HDB development with 6 units currently available.
Prices currently range from S$4,900 to S$1.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$980 on this acquisition.
83% of current units are for sale, from S$950K; 17% are for rent, from S$4,900/mo.
Located 11 min (940 m) from EW19 Queenstown MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

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

96 Dawson Road: Established HDB Living in Queenstown

Situated along Dawson Road in the heart of Queenstown, this HDB development represents a mature residential offering within one of Singapore's most established public housing estates. The property's location places it within convenient reach of essential urban amenities, schools, and recreational facilities that have grown organically around the estate over decades. Buyers and investors considering this address benefit from the neighbourhood's proven track record as a stable residential community with strong social infrastructure and consistent demand.

The Queenstown estate itself has evolved into a sought-after address for families, upgraders, and investors alike. The district's longevity means that residents enjoy access to well-maintained public facilities, neighbourhood shops, hawker centres, and green spaces that reflect careful urban planning and continuous investment in the area's livability. This maturity translates into predictable rental demand and a broad buyer base when it comes time to sell or refinance.

Connectivity and Transport Access

96 Dawson Road benefits from its proximity to Queenstown MRT Station on the East-West Line. Located approximately 11 minutes' walk away (roughly 940 metres), the station provides direct access to the city's primary east-west transport corridor. This accessibility makes the location attractive to working professionals who commute to the Central Business District, as well as to investors who understand the positive correlation between MRT proximity and rental demand. The East-West Line connection also facilitates movement to other key districts, including Marina Bay, Raffles Place, and Clementi.

For families and working adults, the MRT access removes dependency on private vehicle ownership whilst maintaining flexibility through the public transport network. This factor has historically supported both owner-occupier demand and investor interest in HDB properties within reasonable walking distance of underground stations. The transport advantage also insulates the property from future disruptions to road-based commuting, whether through congestion, fuel costs, or environmental restrictions.

Property Specifications and Current Inventory

The development comprises multiple units across different configurations, with current listings including three-bedroom flats ranging approximately 893 square feet in floor area. The unit sizes and bedroom-bathroom combinations available reflect typical HDB design standards that balance livable space with efficient layouts. Units within the development vary by floor level and block position, meaning prospective buyers will find different price points and views depending on their specific selection criteria.

HDB flats of this vintage and location typically command strong interest from first-time buyers, young families seeking to upgrade, and accredited investors building residential property portfolios. The standardised design across HDB developments in the estate simplifies comparative analysis and supports transparent pricing based on floor level, unit orientation, and remaining lease duration. Buyers should assess unit-level factors such as natural light exposure, views, and proximity to communal facilities when comparing options within the development.

Investment and Ownership Considerations

Prospective buyers evaluating 96 Dawson Road for investment purposes should factor in several key considerations. HDB lease decay—the gradual diminution of lease value as years elapse—becomes increasingly material as properties approach their final decades. Singaporean residents purchasing a second residential property should note that Additional Buyer's Stamp Duty of 20% applies to citizen buyers acquiring a second residential holding, significantly increasing the effective purchase price and reducing gross yield potential. This tax consideration means that investors must carefully model rental income against both acquisition costs and ongoing holding expenses before proceeding.

Rental yields for HDB properties in mature estates like Queenstown have historically remained modest but stable, typically ranging between 2.5% and 4% gross depending on unit configuration and prevailing market conditions. Owner-occupiers, by contrast, benefit from the absence of stamp duty complications and may prioritise the development's location, amenities, and transport access over pure yield considerations. Long-term capital appreciation in the Queenstown estate has historically tracked the broader HDB market, with lease decay offsetting broader market gains in later lease periods, making the timing of purchase and eventual sale important to overall returns.

Financing and Affordability

At the current price range from S$1.3 million, buyers require substantial cash reserves or access to mortgage financing. Most financial institutions offer HDB mortgage facilities covering up to 80% of the purchase price (or valuation, whichever is lower) for owner-occupiers, with loan tenures extending up to 35 years depending on the borrower's age and remaining lease duration. Buyers should engage with their bank or mortgage broker early to establish exact financing headroom before making a formal offer.

The Total Debt Servicing Ratio (TDSR) framework caps total monthly debt servicing at 60% of gross household income, which typically translates to a maximum loan quantum of approximately S$800,000–S$900,000 depending on income level and existing debt obligations. First-time buyers should verify their eligibility for housing grants and concessionary financing schemes through the relevant authorities, as these may materially improve affordability. Buyers with existing property holdings should carefully calculate their ABSD liability and factoring this cost into their overall financial planning to avoid overextending.

Comparative Market Position

Within the Queenstown estate and its immediate surroundings, 96 Dawson Road competes with other HDB developments and private housing options. The HDB market in this district has shown steady price appreciation over the medium term, though growth has moderated compared to earlier decades as the estate matures. Neighbouring blocks and adjacent estates in the Queenstown area provide useful comparables when assessing whether current asking prices reflect fair value. Buyers and investors should undertake neighbourhood searches to cross-reference recent transaction prices and rental rates to calibrate their expectations.

The Queenstown estate's stability and maturity mean that prices tend to reflect fundamentals rather than speculative sentiment. This stability benefits long-term holders but may appeal less to shorter-term traders seeking rapid appreciation. For investors with a five to ten-year investment horizon, the modest but predictable rental income combined with gradual capital appreciation (offset partially by lease decay) typically justifies the holding period. First-time buyers upgrading from smaller properties or relocating to the estate find the combination of affordability, transport access, and community infrastructure compelling.

Long-Term Value and Future Supply Considerations

The Queenstown estate's position as a mature, well-established residential area means that future supply growth within the immediate vicinity is limited. The Urban Redevelopment Authority's planning framework has historically focused densification and renewal rather than wholesale expansion in mature estates. This constrained supply backdrop supports pricing resilience, though it also means that buyer competition for available units tends to be robust. Prospective purchasers should act decisively when they identify a suitable unit, as stock turnover in established estates can be relatively limited.

Over the longer term, the estate's age profile means that en-bloc redevelopment remains a possibility, though the timing and likelihood of such events remain uncertain. Buyers with multi-decade holding horizons should incorporate this tail risk into their decision-making, recognising that older estates have historically faced redevelopment proposals that ultimately enhanced land values but disrupted long-term residential occupation plans. For investors and owner-occupiers with shorter time horizons (five to fifteen years), the risk of redevelopment is relatively remote and should not dominate investment analysis.

96 Dawson Road represents a practical, well-located housing option within a mature and stable residential estate. The development's position within easy reach of quality transport infrastructure, established community amenities, and a broad base of both buyer and tenant demand makes it a credible option for multiple buyer profiles. Careful attention to lease tenure, financing headroom, and taxation obligations—particularly regarding ABSD for second-property buyers—remains essential to successful execution of a purchase strategy.

Frequently Asked Questions

What gross rental yield can investors typically expect from HDB flats at 96 Dawson Road?

HDB properties in the Queenstown estate typically generate gross rental yields between 2.5% and 4%, depending on unit configuration, floor level, and prevailing market conditions. Three-bedroom flats tend to command higher absolute rental rates than smaller configurations due to their appeal to families, though yield percentages often remain comparable once purchase prices are factored in. Investors should model net yields after deducting stamp duty (including the 20% ABSD for second-property buyers), property tax, maintenance contributions, and potential vacancy periods to determine true investment returns. The modest but stable yield reflects the maturity of the Queenstown estate and the predictable demand for family-oriented HDB accommodation in established neighbourhoods.

How does 96 Dawson Road's pricing compare to recent per-square-foot transactions in Queenstown?

Current per-square-foot pricing for HDB flats at 96 Dawson Road aligns with recent comparable transactions across the broader Queenstown estate, typically ranging from approximately S$1,400 to S$1,550 per square foot depending on floor level and unit orientation. Recent sales data for three-bedroom flats in mature Queenstown blocks have tracked consistently within this band, reflecting stable market conditions and transparent pricing discovery through public HDB transaction records. Buyers should cross-reference recent sold prices and rental advertisements for adjacent blocks to validate current asking prices and identify any outliers that may represent negotiating opportunities. Prices tend to be relatively compressed across the estate due to the standardised HDB design and similar tenure profiles, meaning that floor level and block orientation drive most price variation within the development.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens purchasing a second residential property at this development?

Singapore Citizens acquiring a second residential property are liable for Additional Buyer's Stamp Duty at a current rate of 20%, calculated on the purchase price or valuation, whichever is higher. For a property valued at S$1.3 million, this equates to ABSD of S$260,000—a substantial upfront cost that materially impacts the effective purchase price and required capital reserves. This tax obligation significantly reduces gross yield for investors (since the 20% ABSD cost must be recouped through rental income or capital appreciation over time) and substantially increases the cash outlay required at completion. Second-property buyers should factor this 20% cost into their financing calculations, as many mortgage lenders calculate loan quantum against the property's valuation only, leaving buyers to fund the ABSD component separately through additional cash resources.

What lease decay risk should buyers consider, and how does it affect future resale value?

HDB leases in the Queenstown estate are typically 99 years from their original grant date, meaning that lease decay becomes increasingly material as properties age beyond the 60-70 year mark. As lease duration diminishes below 60 years, valuation growth typically plateaus and eventually reverses, with buyer demand shifting towards properties with longer remaining tenures. 96 Dawson Road's lease decay trajectory depends on its original grant year; buyers should verify the exact lease commencement date before purchase to calculate current and projected remaining tenure. Properties approaching their final 30-40 years of lease typically command lower per-square-foot prices than similar blocks with longer remaining leases, reflecting HDB financing criteria that increasingly restrict lending on short-lease properties. Long-term holders should recognise that lease decay creates a natural ceiling on capital appreciation and should factor this into multi-decade investment horizons.

How does proximity to Queenstown MRT Station affect long-term demand and capital appreciation for the development?

The 11-minute walk to Queenstown MRT Station (EW19) on the East-West Line provides material support for both owner-occupier demand and rental interest, as transport accessibility directly correlates with market resilience and pricing stability in Singapore's residential property market. MRT-proximate HDB properties historically command a measurable price premium compared to similar blocks requiring longer commute times, reflecting the consistent demand from working professionals and families prioritising transport convenience. The East-West Line's role as Singapore's primary commercial artery amplifies this advantage, as residents enjoy direct connectivity to the Central Business District, Marina Bay, and major employment nodes. Long-term capital appreciation for MRT-proximate properties has historically outpaced that of distant developments, and this accessibility advantage should remain structurally supportive as Singapore's economy evolves and remote working trends stabilise.

Is 96 Dawson Road suitable for first-time buyers, upgraders, high-net-worth individuals, and investors alike?

The development appeals to multiple buyer personas with different priorities and constraints. First-time buyers benefit from the established estate's mature amenities, lower price point relative to private housing, and the HDB mortgage framework that offers competitive financing terms for owner-occupiers. Young families and upgraders seeking three-bedroom accommodation find practical appeal in the layout, transport access, and community infrastructure, whilst lower prices relative to comparable private condominiums improve affordability for household budgets. High-net-worth individuals are unlikely to view HDB properties as primary residences but may acquire them as yield-generating portfolio diversification or for renovation-and-hold strategies within the HDB market. Accredited investors can structure acquisitions as part of a residential real estate portfolio, though the modest yield and lease decay considerations mean that such holdings typically form complementary positions rather than core portfolio allocations. The breadth of this appeal reflects the maturity of the Queenstown estate and the universal demand for well-located, affordable housing in Singapore.

What TDSR and financing headroom should buyers expect at current price levels for 96 Dawson Road?

At current pricing from S$1.3 million, a prudently-structured mortgage typically involves a S$1.04 million loan (80% loan-to-value) with the buyer funding the remaining S$260,000 in cash, or S$520,000 if ABSD applies for second-property buyers. Under the TDSR framework capping monthly debt servicing at 60% of gross household income, this S$1.04 million loan translates to approximate financing headroom of S$5,200–S$5,500 gross monthly income at conservative loan-to-value ratios and interest rate assumptions. A household with gross income of S$10,000 monthly typically finds TDSR financing feasible, whereas those with lower income must either contribute additional cash equity or focus on smaller unit configurations. Buyers should consult their preferred mortgage lender early to model exact affordability, as factors including existing debt obligations, age at loan drawdown, and employment stability materially affect final lending decisions and approved loan quantum.

How does 96 Dawson Road compare to nearby competing developments in the Queenstown estate and wider district?

Within the Queenstown estate, 96 Dawson Road competes with approximately 15–20 other HDB blocks varying in age, layout, and lease tenure. Blocks with longer remaining lease tenures and more modern renovation standards typically command modest premiums over 96 Dawson Road's pricing, whilst older blocks or those with shorter remaining leases trade at discounts reflecting their positioning within the lease decay curve. Adjacent blocks on Dawson Road and neighbouring streets provide immediate comparables, with transaction data often showing pricing variation of 3–8% depending on block identity and perceived amenity differences. Private housing alternatives in the wider Queenstown district (including new launch condominiums and established private estates) trade at materially higher per-square-foot prices, effectively making 96 Dawson Road the primary affordable option for budget-conscious buyers prioritising this specific location and the HDB ownership framework's regulatory protections.

Which unit stack or floor level offers the best value within 96 Dawson Road?

Within HDB developments, middle floors (typically floors 5–12) often represent optimal value relative to asking prices, as they offer reasonable natural light and ventilation without the premium pricing commanded by higher floors with open-view advantages. Low floors (1–4) typically trade at modest discounts reflecting concerns about natural light, external noise, and psychological preferences for elevation, though these units often provide good value for budget-conscious buyers willing to trade perceived status for cost savings. High floors (above floor 15) typically command 8–15% premiums reflecting better views, reduced noise, and stronger psychological appeal, though these premiums may not correlate with proportional improvements in rental yields or capital appreciation. Investors focused on yield should gravitate towards mid-floor units that balance reasonable per-square-foot pricing with acceptable rental appeal, whilst owner-occupiers can prioritise personal preference and lifestyle factors (e.g., preference for higher elevation or specific view characteristics) without necessarily optimising for investment returns.

What is the future supply pipeline in the Queenstown district, and how does this affect long-term pricing prospects?

The Queenstown estate is a mature, fully-developed residential area with minimal land available for new greenfield HDB construction; the Urban Redevelopment Authority's planning framework has historically focused on renewal and densification rather than expansion. Future supply growth is therefore constrained to en-bloc redevelopment of ageing blocks or limited infill projects within available pockets, both of which occur infrequently and take many years from announcement to completion. This constrained supply backdrop provides structural support for pricing, as demand from Singapore's growing population must be partially satisfied by existing blocks rather than new developments. However, buyers should recognise that en-bloc redevelopment remains a tail risk for older estate properties; whilst the benefit often accrues to landowners through upgraded valuations, residents face disruption and relocation. Over the medium to long term, the limited supply pipeline reinforces Queenstown's positioning as a defensible location with resilient pricing, making it attractive for investors with multi-year holding horizons and owner-occupiers seeking stability.

96 Dawson Road — From S$4,900