Type

Units

Min Area

Price Range

2 BR

807 sqft

S$779K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$779K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$156K on this acquisition.
Located 6 min (490 m) from EW17 Tiong Bahru 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.

37 Lim Liak Street: A Resale HDB Development in Tiong Bahru

37 Lim Liak Street represents a significant opportunity within Singapore's established public housing market, offering resale flats in one of the island's most characterful and historically significant neighbourhoods. Situated in the heart of Tiong Bahru, this development provides a compelling alternative for buyers seeking proximity to modern amenities without sacrificing the cultural richness and authentic character that defines this precinct.

The location stands as a key advantage, positioned merely 490 metres from Tiong Bahru MRT Station on the East-West Line (EW17). This direct proximity translates to a six-minute walk, enabling residents to access the broader MRT network with minimal friction. The East-West Line itself serves as a critical transport spine, connecting Tiong Bahru directly to the financial hub of Raffles Place, the business district at Bugis, and onwards to major employment centres across the eastern and western corridors of Singapore. Such accessibility renders the development particularly suited to professionals commuting to central business zones, reducing reliance on private transport and lowering household mobility costs over time.

Pricing and Market Position

Current resale offerings at 37 Lim Liak Street begin from S$779,000, positioning the development competitively within the Tiong Bahru market segment. Two-bedroom configurations at approximately 807 square feet represent efficient use of space, delivering modern domestic living standards whilst maintaining affordability relative to comparable private residential offerings across the Central Region. Per-square-foot pricing in this precinct typically ranges from S$850 to S$1,050 psf depending on unit size, floor level, and age, placing 37 Lim Liak Street within the mainstream competitive bracket for resale HDB stock in the area.

Tiong Bahru itself has undergone substantial gentrification over the past decade, with investor interest and owner-occupier demand rising markedly as the neighbourhood attracts young professionals, creatives, and upgrading families. This demographic shift has supported steady capital appreciation, with resale prices across the precinct advancing at a measured pace relative to broader HDB market growth. The area's trajectory suggests sustained demand pressure, underpinned by transport connectivity, culinary reputation, and the neighbourhood's cultural cache.

The Neighbourhood Context

Beyond the development itself, Tiong Bahru functions as a self-contained village within urban Singapore. The precinct is renowned for its concentration of independent cafés, artisanal food businesses, heritage shophouses, and design studios that have transformed it into a destination rather than merely a transit zone. Residents benefit from this ecosystem daily, accessing quality dining and retail experiences within walking distance whilst maintaining the convenience of a modern urban setting with efficient public transport.

Nearby facilities include healthcare services at Singapore's major medical institutions, which lie within five to ten minutes' travel via the MRT network. Shopping convenience is served by both traditional wet markets and modern supermarket chains, whilst leisure facilities including parks, community centres, and cultural venues are readily accessible. The neighbourhood's schools are well-established, with primary and secondary options serving families at every educational stage.

Investment Considerations

For investors evaluating 37 Lim Liak Street as a rental acquisition, the fundamentals present a balanced case. Tiong Bahru attracts a diverse tenant pool including young professionals, expatriates, small households, and empty-nesters, all seeking convenient access to the city centre without premium private residential pricing. Typical rental yields for two-bedroom HDB units in this locality range between 3% and 4% per annum, calculated on gross annual rental revenue against acquisition cost. The development's proximity to EW17 and the neighbourhood's reputation as a cultural and culinary destination strengthen lettings appeal, as tenants value the combination of transport access and lifestyle amenities.

Potential buyers should note that investors purchasing a second residential property face Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, materially impacting acquisition costs and return-on-investment calculations. This tax must be factored into financial planning, reducing effective cash-on-cash returns and extending the payback period compared to first-property acquisitions. Over a medium-term hold of five to seven years, however, capital appreciation in the Tiong Bahru precinct has historically offset ABSD exposure, particularly as lease decay remains a non-factor for properties in their early decades.

Lease Considerations and Asset Durability

As resale HDB stock, lease duration is a critical evaluation metric for all buyer profiles. The overwhelming majority of units at 37 Lim Liak Street carry 99-year leases, a tenure structure standard across HDB developments built in the late 1970s and 1980s. Early-stage lease decay—when a property enters its final 30 years—presents a potential headwind for resale value, as buyers become unwilling to pay full market rates for properties with shorter residual terms. Financial institutions also restrict lending on units with fewer than 30 years remaining.

Current two-bedroom units at this development typically retain 55 to 70 years of lease life, positioning them comfortably within the period where lease decay does not materially impair valuation or mortgageability. This buffer should remain adequate for owner-occupiers with typical holding periods of ten to fifteen years, though investors with longer-term horizons should verify exact lease commencement dates for specific units under consideration.

Financing and Affordability

Prospective buyers utilising Central Provident Fund (CPF) and bank financing will find that resale prices at 37 Lim Liak Street align well with typical mortgage serviceability constraints. At the entry price of S$779,000, a 20% cash deposit (S$155,800) combined with an 80% bank loan (S$623,200) would require monthly servicing of approximately S$3,100 to S$3,400 depending on loan tenure and prevailing interest rates. For dual-income households with combined monthly gross income exceeding S$8,000, the Total Debt Servicing Ratio (TDSR) remains well within acceptable parameters, typically not exceeding 60% of gross household income when including all outstanding liabilities.

First-time HDB buyers benefit from exemption from ABSD, rendering the acquisition significantly more affordable than for second-property investors. Upgraders moving from older or smaller units find the two-bedroom configuration at 37 Lim Liak Street strikes an efficient balance between space requirements and purchase price, particularly when factoring in the transaction costs of selling an existing property and acquiring a replacement.

Comparative Market Position

Within the immediate precinct, comparable resale HDB developments include properties along Tiong Bahru Road, Block 78–79 in nearby Blok 78–79 area, and scattered resale units across the larger Outram Planning Area. Recent transactions in these comparable locations have traded at broadly similar per-square-foot rates, confirming that 37 Lim Liak Street maintains competitive positioning. The key differentiator lies in specific floor levels and unit conditions: higher-floor units naturally command premiums due to superior views and reduced noise exposure, whilst ground-floor and mid-level units offer value-oriented pricing for budget-conscious buyers.

Future Supply and District Dynamics

The Tiong Bahru and Outram district is mature and substantially built-out, with limited scope for significant new public housing supply in the immediate vicinity. This supply constraint supports medium-term capital appreciation, as demand for accessible, well-connected resale HDB stock remains robust whilst fresh supply remains limited. Upcoming infrastructure upgrades, including potential improvements to the EW17 station precinct or related transport enhancements, would likely further strengthen the development's appeal and long-term value trajectory.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase a two-bedroom unit at 37 Lim Liak Street as an investment?

Two-bedroom units at 37 Lim Liak Street typically generate gross rental yields between 3% and 4% per annum, calculated on entry prices around S$779,000 to S$850,000. Tiong Bahru's strong demand from young professionals, expatriates, and small households supports consistent tenancy, with average monthly rents for similar units ranging from S$2,400 to S$2,800. However, investors must factor in Additional Buyer's Stamp Duty at 20% for second-property purchases, reducing net returns by approximately 0.6% to 0.8% per annum when amortised over a seven-year hold period. Actual yields will vary based on unit-specific factors including floor level, facing, condition, and tenant profile.

How do per-square-foot prices at 37 Lim Liak Street compare to recent market transactions in Tiong Bahru?

Units at 37 Lim Liak Street trade at approximately S$965 psf based on current pricing around S$779,000 for 807 sqft configurations, positioning the development squarely within the competitive Tiong Bahru resale HDB range. Recent comparable transactions across the broader Tiong Bahru and Outram precinct have ranged from S$850 to S$1,050 psf depending on unit size, floor level, lease remaining, and condition. The development maintains fair market value relative to its peers, with any pricing variance typically reflecting specific unit attributes rather than systematic under- or over-valuation. Buyers should compare individual floor plates and facing directions, as these factors drive more variation than broader development-level pricing.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm purchasing a second residential property here?

Singapore Citizens purchasing a second residential property face ABSD at the current rate of 20%, a substantial cost that must be incorporated into acquisition budgeting. On a S$779,000 purchase price, ABSD liability totals S$155,800, requiring either liquid reserves or increased bank financing to cover. This duty materially impacts effective purchase price and reduces return-on-investment metrics for investor acquirers compared to first-time buyers, who are ABSD-exempt. Over a five-to-seven-year holding period, appreciation in the Tiong Bahru precinct has historically compensated for ABSD exposure, though buyers must model various appreciation scenarios before committing. First-time HDB buyers face no ABSD liability, making this development significantly more affordable for this buyer segment.

What is the lease decay risk for units at 37 Lim Liak Street, and how does it affect long-term resale value?

Units at 37 Lim Liak Street typically carry 99-year HDB leases with residual terms of approximately 55 to 70 years, placing them comfortably outside the critical lease-decay zone. Lease decay materially impacts property values only when residual terms fall below 30 years, at which point both buyer demand and bank lending appetite sharply decline. Current units at this development will not encounter material lease-decay pressure for another 25 to 40 years, rendering lease duration a non-concern for owner-occupiers with typical holding periods of ten to twenty years. Investors with longer-term horizons should verify exact lease commencement dates for specific units, as leases commencing in the late 1970s will eventually enter the decay window earlier than those from the early 1980s.

How does proximity to Tiong Bahru MRT Station (EW17) affect property demand and capital appreciation potential?

The six-minute, 490-metre walk to EW17 positions 37 Lim Liak Street as a highly accessible development, directly benefiting from the East-West Line's role as a critical transport spine connecting the city centre to employment hubs across eastern Singapore. This proximity substantially elevates demand among working professionals, supporting both owner-occupier and investor interest and underpinning consistent capital appreciation relative to less-connected HDB estates. The MRT link has been instrumental in Tiong Bahru's gentrification and rising property values over the past decade, with transport connectivity cited as a primary driver by both tenants and owner-occupiers. Future transport infrastructure upgrades, should they occur in the EW17 precinct, would likely further strengthen the development's appeal and accelerate appreciation.

Which buyer profiles are best suited to 37 Lim Liak Street—first-timers, upgraders, investors, or high-net-worth individuals?

37 Lim Liak Street appeals across multiple buyer segments. First-time HDB buyers benefit from ABSD exemption and moderate pricing, making entry to homeownership achievable with reasonable deposit and financing outlay. Upgraders moving from older or smaller units find the two-bedroom configuration efficient, particularly given proximity to the city centre and Tiong Bahru's lifestyle appeal. Investors view the development favourably due to strong rental demand, 3–4% yield profiles, and Tiong Bahru's reputation as a magnetic neighbourhood for tenants. High-net-worth individuals typically gravitate toward private residential markets, though some acquire HDB stock for portfolio diversification or as heritage-asset investments in culturally significant precincts. The development's broad appeal reflects Tiong Bahru's role as an inclusive, mixed-income neighbourhood.

What are the TDSR (Total Debt Servicing Ratio) and financing headroom considerations at typical price points for this development?

At the entry price of S$779,000 with 20% deposit and 80% bank financing, monthly mortgage servicing approximates S$3,100 to S$3,400 depending on tenure and rates, requiring combined household gross income of approximately S$7,800 to S$8,500 to remain within acceptable TDSR thresholds (typically 60% maximum). Higher-priced units within the development range, around S$850,000 to S$900,000, would require proportionally higher household income to maintain serviceable ratios. First-time buyers with dual incomes in the S$8,000+ combined range enjoy substantial headroom, whilst single-income purchasers may require higher earnings or larger deposits. CPF utilisation typically reduces cash servicing requirements, improving affordability for Singapore Citizens with substantial Ordinary Account balances.

How do competing HDB developments nearby—such as those in Outram or neighbouring precincts—compare to 37 Lim Liak Street?

Comparable HDB resale stock in adjacent precincts, including Outram Planning Area blocks and nearby Tiong Bahru-adjacent estates, trades at broadly similar per-square-foot ranges (S$850–S$1,050 psf) depending on location, amenity proximity, and lease remaining. Key differentiators include specific MRT connectivity (EW17 at 37 Lim Liak Street is marginally closer than some outlying competitors), neighbourhood character (Tiong Bahru's cultural reputation is unique), and average unit condition. Outram-adjacent blocks may offer slightly lower pricing but often sacrifice the lifestyle appeal and tenant lettability associated with Tiong Bahru's established reputation. Most comparison is driven by unit-specific factors—floor level, facing, and condition—rather than systematic development-wide advantages, making direct unit-by-unit comparison essential.

Are higher-floor or specific unit stacks at 37 Lim Liak Street likely to offer better value or appreciation prospects?

Higher-floor units (typically 15th floor and above) at 37 Lim Liak Street command premiums of 5% to 12% over lower-floor equivalents, reflecting reduced noise exposure, enhanced natural light, and superior views—desirable attributes for both owner-occupiers and premium tenants. Mid-level units (floors 8–14) represent a value sweet spot, offering acceptable amenity without extreme pricing premiums, suitable for budget-conscious upgraders and value-focused investors. Lower-floor units may face road or street noise depending on facing and precinct layout, though they remain attractive to elderly or mobility-challenged occupiers seeking to minimise stairwell use. East or north-facing units generally command premiums over south-facing equivalents due to reduced afternoon heat exposure, a consideration in tropical Singapore. Appreciation potential is broadly similar across floor levels, though higher-floor units historically maintain resale appeal and tenant demand more consistently over extended holding periods.

What is the future supply pipeline for HDB resale stock in the Tiong Bahru and Outram district, and how does this affect long-term value?

The Tiong Bahru and Outram planning area is substantially built-out and mature, with minimal scope for significant new public housing construction given land constraints and the precinct's established character. This limited supply environment supports medium-to-long-term capital appreciation, as demand for well-connected, accessible HDB stock continues to exceed fresh supply. Unlike newer HDB estates in emerging precincts, Tiong Bahru's resale market is supply-constrained, providing natural underpinning for values as buyer cohorts age and upgrade cycles continue. Any upcoming infrastructure improvements—such as EW17 station enhancements or complementary transport interventions—would likely amplify demand pressure without corresponding supply increases, creating favourable conditions for existing property holders. This structural scarcity, combined with the neighbourhood's cultural reputation and established tenancy appeal, positions 37 Lim Liak Street favourably for long-term appreciation.

[For Sale] Hdb Flat At 37 Lim Liak Street — From S$779K