Type

Units

Min Area

Price Range

4 BR

1152 sqft

S$1.4M

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$280K on this acquisition.
Located 7 min (560 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.

79 Dawson Road: A Cornerstone Address in Queenstown

Located in the heart of Queenstown, one of Singapore's most established and sought-after HDB estates, 79 Dawson Road represents a rare opportunity to acquire substantial, well-designed residential space in a mature neighbourhood. The development commands strong appeal across multiple buyer segments—from first-time upgraders seeking more room, to investor-minded purchasers capitalising on the area's proven rental demand and appreciation trajectory.

Queenstown itself carries significant pedigree within Singapore's public housing landscape. Built during the early phases of the Housing and Development Board's expansion programme, the estate has matured into a thriving residential community with excellent infrastructure, established social fabric, and consistent property value retention. 79 Dawson Road sits comfortably within this context, offering units that cater to families and buyers who prioritise space and practical living arrangements.

Connectivity and Location Advantages

The proximity to EW19 Queenstown MRT Station—a mere 7-minute walk or approximately 560 metres away—positions 79 Dawson Road as an exceptionally well-connected address. The East-West Line itself is one of Singapore's busiest and most strategically routed corridors, linking the CBD, business parks, shopping districts, and secondary employment nodes across the island. For commuters, this accessibility translates into reliable journey times to Raffles Place, Jurong East, Pasir Ris, and intermediate stations, making the development attractive to working professionals across all sectors.

The walking distance to the MRT station also underpins pedestrian-friendly urban design within the Queenstown precinct. Residents enjoy easy access to hawker centres, wet markets, supermarkets, medical clinics, and educational institutions without necessarily requiring a private vehicle for daily necessities. This convenience factor has historically supported rental demand and owner-occupier satisfaction levels in the estate.

Unit Specifications and Living Space

The flats at 79 Dawson Road are characterised by generous internal layouts. Units typically span approximately 1,152 square feet and accommodate four bedrooms with two bathrooms, providing substantial flexibility for families, multi-generational households, and those who require dedicated home office or study spaces. This floor area comfortably exceeds many newer HDB offerings in other districts, reflecting the estate's planning philosophy from an earlier era when land allocation was more generous.

For buyers contemplating extended family arrangements or hosting visiting relatives, the additional bedroom count becomes a practical asset. Professional couples or individuals working from home benefit from having a dedicated study or workspace separate from bedrooms, reducing noise and distraction in an otherwise active household.

Investment Potential and Rental Yield Considerations

From an investment lens, 79 Dawson Road presents interesting characteristics. The Queenstown estate has consistently performed well in the rental market, attracting both local tenants and expatriates seeking value-for-money HDB accommodation with mature amenities nearby. Units of this size and configuration command steady rental interest, particularly from young families and professionals who prefer HDB living over private condominiums. Estimated gross rental yields for units in this area typically range between 2.5% and 3.5% annually, though this depends on market conditions, exact unit configuration, and lease tenure. Capital appreciation has also been a feature of Queenstown properties over medium to long-term holding periods, supported by scarcity value as the estate matures and fewer resale units become available.

Pricing and Market Position

Properties at 79 Dawson Road are offered from approximately S$1.4 million, positioning them within the upper-mid range of the HDB resale market. Price per square foot in this locale typically aligns with other mature estates on the East-West Line, reflecting the balance between established infrastructure, transport accessibility, and overall property condition. Compared to newer Build-to-Order or EC developments in peripheral districts, 79 Dawson Road commands a premium that reflects its maturity, location permanence, and proximity to major transport hubs.

Buyers evaluating the cost-benefit ratio should note that the development's location, size, and condition have historically attracted repeat investor interest, suggesting that pricing remains relatively stable across market cycles. Recent comparable sales in the Queenstown precinct indicate that per-square-foot values have held firm, particularly for larger family units.

Lease Tenure and Long-Term Value Preservation

The tenure structure at 79 Dawson Road is critical to long-term investment strategy. Units with freehold or 999-year leases offer significantly greater capital preservation and resale appeal than properties approaching the 99-year threshold. Buyers acquiring freehold or ultra-long-lease units at this location benefit from negligible lease decay risk over multi-decade holding periods, whereas those purchasing 99-year leases should factor in gradual reductions in value as the unexpired term diminishes—typically becoming more pronounced as the lease drops below 80 years.

For buy-to-let investors, lease tenure directly impacts the attractiveness to tenant pools and ultimate resale liquidity. Longer leases command stronger tenant demand and higher resale velocities when the time comes to exit the investment.

Suitability Across Buyer Profiles

First-time upgraders moving from smaller HDB flats or private apartments will appreciate the additional space and bedroom count that 79 Dawson Road offers, combined with the neighbourhood's stability and predictable capital growth. Young families benefit from proximity to established primary schools, childcare facilities, and community centres throughout Queenstown. High-net-worth buyers may view properties here as a strategic legacy holding or portfolio diversification play within Singapore's public housing market, particularly if seeking to balance private residential exposure with proven HDB quality assets. Investors targeting rental yield will find the unit sizes, location, and estate maturity conducive to consistent tenant demand and manageable maintenance responsibilities.

Financing, ABSD, and Tax Considerations

For Singapore Citizens purchasing 79 Dawson Road as a first property, standard HDB financing and stamp duty rules apply. For those acquiring this as a second residential property, Additional Buyer's Stamp Duty at the current rate of 20% applies on the purchase price, representing a significant cost component in transaction planning. At a purchase price around S$1.4 million, ABSD would amount to approximately S$280,000, so buyers should factor this into their financial arrangements and seek mortgage pre-approval confirmation of Total Debt Servicing Ratio headroom before proceeding.

Typical mortgage facilities for HDB resale transactions in this price band are readily available from all major banks and some specialist lenders, with Loan-to-Value ratios extending up to 80% for citizen owner-occupiers. Estimated monthly mortgage commitments at standard interest rates would fall within the capacity of dual-income households, though individual TDSR assessments vary by bank and personal financial profile.

Competitive Landscape and District Supply

Within the Queenstown and adjacent Dover-Bukit Timah corridor, 79 Dawson Road competes with other resale HDB units, a small number of private condominiums, and the occasional EC development launched in nearby areas. The relative scarcity of large-format HDB units in mature estates gives 79 Dawson Road a competitive edge over newer, smaller offerings elsewhere. Nearby Clementi and Commonwealth estates offer similar typologies, though Queenstown's eastward position on the East-West Line and established community identity provide distinct differentiation.

Longer-term district supply is unlikely to materially impact 79 Dawson Road values, as Singapore's focus on public housing rejuvenation rather than new large-scale HDB development means that replacement supply in established estates remains limited. This supply inelasticity supports capital value stability over multi-year time horizons.

Final Considerations

79 Dawson Road represents a solid, fundamentally sound choice for buyers prioritising space, connectivity, and proven neighbourhood stability. The combination of substantial unit sizes, MRT proximity, and established amenities positions the development as an accessible yet strategically located address within Singapore's public housing ecosystem. Whether for owner-occupation or investment, the property merits careful evaluation within the context of individual financial circumstances, holding timelines, and broader portfolio objectives.

Frequently Asked Questions

What is the estimated rental yield for investors buying units at 79 Dawson Road?

Based on comparable HDB resale transactions in the Queenstown estate, gross rental yields for large family units typically range between 2.5% and 3.5% annually, depending on exact unit size, condition, and prevailing market rents. The Queenstown precinct has demonstrated consistent rental demand from both local tenants and expatriates seeking value-orientated HDB accommodation, which supports stable monthly collection rates. Investors should note that net yields after property tax, maintenance contributions, and potential agent fees would be approximately 0.5% to 1% lower than gross yields, and actual performance depends on tenant acquisition speed and lease tenure—longer unexpired leases command premium rents and faster tenant uptake.

How does the price per square foot at 79 Dawson Road compare to recent transactions in Queenstown?

79 Dawson Road is priced at approximately S$1,200 to S$1,250 per square foot based on listed asking prices around S$1.4 million for circa 1,152 sqft units, which aligns with recent Queenstown resale benchmarks for similar-sized, similar-condition HDB flats. Comparable recent sales in the estate for 4-bedroom units have transacted in a similar per-sqft band, reflecting stable market pricing and the absence of significant appreciation or depreciation pressure in this mature estate. By contrast, newer 4-room flats in peripheral BTO projects may trade at S$900–S$1,000 per sqft, underscoring the Queenstown premium attributable to location maturity, MRT proximity, and established infrastructure.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase 79 Dawson Road as a second residential property?

For Singapore Citizens acquiring 79 Dawson Road as a second residential property, Additional Buyer's Stamp Duty is payable at the current rate of 20% on the purchase price. On a property valued at S$1.4 million, this amounts to S$280,000 in ABSD liability, which must be factored into the total acquisition cost alongside legal fees, valuation charges, and agent commissions. This significant cost burden means that second-property buyers should stress-test their financing headroom carefully—some banks will require evidence that ABSD is funded from cash reserves rather than drawn against the mortgage facility, effectively reducing borrowing capacity. First-time buyers purchasing 79 Dawson Road incur no ABSD, only standard Buyer's Stamp Duty of approximately 1% to 4% depending on purchase price bands, making the cost differential between first-time and second-property acquisition very material in investment returns.

Does lease decay pose a resale risk for 79 Dawson Road properties, and how does this affect long-term value?

The lease tenure answer depends critically on whether units at 79 Dawson Road carry freehold status, a 999-year lease, or a 99-year lease. If the property holds freehold or 999-year tenure, lease decay risk is negligible across any realistic holding period, and resale value preservation is robust across market cycles. Conversely, if units are on a 99-year lease, the unexpired term is currently decreasing annually, and as the lease approaches 80 years remaining, capital depreciation typically accelerates—both because tenant rental appeal diminishes and because institutional lenders and purchasers impose larger haircuts on financing. For a second-property investor or longer-term owner-occupier, understanding the exact lease tenure is paramount: freehold or 999-year properties appreciate broadly in line with estate fundamentals, whilst 99-year leases require exit strategy clarity and realistic capital retention expectations after 50+ years of ownership.

How does proximity to EW19 Queenstown MRT Station affect property demand and capital appreciation at 79 Dawson Road?

The 7-minute walk to EW19 Queenstown MRT Station is a significant demand driver that has historically supported both rental take-up and owner-occupier appeal at 79 Dawson Road. The East-West Line is one of Singapore's highest-utilisation transport corridors, linking major employment clusters (CBD, Jurong East, business parks) and retail/entertainment nodes, making the address inherently attractive to commuters across all sectors. This accessibility has historically underpinned steady capital appreciation for HDB properties along the line relative to more peripheral estates, though the rate of appreciation has moderated as the estate matured and much of the gain was realised in prior decades. Properties at 79 Dawson Road benefit from strong medium-term demand resilience because the MRT advantage is permanent and unlikely to be replicated in newer distant estates—analysts typically forecast 2% to 4% annual capital appreciation for well-maintained units in this location, outpacing generic HDB inflation but below the levels seen during rapid maturation phases of the estate.

Which buyer profiles are best suited to purchasing at 79 Dawson Road?

First-time upgraders seeking to move from smaller 2–3 room HDB flats or rental private apartments find 79 Dawson Road attractive because the 4-bedroom, 2-bathroom configuration offers substantial space and lifestyle upgrade at a price point (from S$1.4M) that remains accessible to dual-income professional households in Singapore. Young families prioritise the established schools, childcare facilities, and community infrastructure within Queenstown, making this a logical next-step property. Investor-minded buyers targeting rental yield over 10+ year holding periods appreciate the consistent tenant demand, Queenstown's mature amenity base, and stable capital value, though they must weigh the 20% ABSD cost for second-property acquisition against expected rental income streams. High-net-worth individuals may view properties here as portfolio diversification or legacy holdings, balancing private property exposure with direct participation in Singapore's proven public housing market. Owner-occupiers nearing retirement may also consider the development as a downsizing alternative from private property, gaining capital release while maintaining substantial living space in a walkable, low-maintenance environment.

What TDSR headroom and financing capacity should I expect at typical 79 Dawson Road price points?

For a property priced around S$1.4 million, typical Loan-to-Value financing from major banks extends to 80% for Singapore Citizen owner-occupiers, translating to approximately S$1.12 million mortgage availability and a S$280,000 cash down payment requirement (before ABSD and stamp duty for second-property buyers). At prevailing mortgage rates around 3.5% to 4%, monthly principal-and-interest servicing on S$1.12 million would fall between S$5,200 and S$5,600, depending on loan tenure (typically 25–30 years). The Total Debt Servicing Ratio threshold for HDB financing is generally 60% of gross monthly household income, meaning a household income of approximately S$10,000–S$9,300 monthly is required to service this mortgage comfortably whilst remaining within bank lending criteria. Dual-income professional households, particularly in tech, finance, healthcare, and government sectors, typically satisfy this criteria, though individual bank assessments vary and some lenders impose more conservative thresholds. Second-property buyers should confirm mortgage eligibility in writing before proceeding, as some banks restrict lending or impose additional conditions on non-first-property acquisitions.

How does 79 Dawson Road compare to nearby competing HDB developments and private options?

Within the immediate Queenstown precinct and wider Clementi-Dover-Bukit Timah corridor, 79 Dawson Road is one of the few resale opportunities offering 4-bedroom HDB units in a fully mature estate with established MRT connectivity and community infrastructure. Competing HDB alternatives in nearby Clementi or Commonwealth estates offer broadly similar per-sqft pricing (S$1,150–S$1,300 psf) but may have either smaller unit sizes or less central MRT proximity depending on exact location. Private condominium alternatives in the area—such as developments in Clementi Road or Alexandra Road precincts—trade at significantly higher absolute prices (typically S$2.2M–S$3M+) and per-sqft multiples (S$1,800–S$2,400 psf), placing them outside the budget consideration of HDB-focused buyers. Newer Build-to-Order developments in more distant MRT-accessible areas (e.g., Punggol, Bukit Batok) offer lower per-sqft pricing (S$800–S$1,050 psf) but lack the location permanence, mature amenities, and immediate MRT walkability that 79 Dawson Road provides. For buyers prioritising the established neighbourhood balance of location, size, and price, 79 Dawson Road represents a competitive middle ground within its market segment.

Are certain floor levels or unit stacks at 79 Dawson Road likely to offer better value than others?

Within HDB resale markets, unit stacks (lower floors vs. higher floors) can influence pricing and appeal depending on buyer preference and demographic factors. Mid to upper-storey units at 79 Dawson Road—typically floors 8–15 in older HDB blocks—often command modest price premiums (2%–5%) relative to lower floors because they offer reduced street noise, improved views, and reduced exposure to ground-level dampness or pest ingress, whilst remaining within practical lift-access convenience. Ground-floor or very low-storey units (floors 1–3) may trade at slight discounts despite some buyers appreciating the proximity to communal gardens, ease of moving belongings, and reduced lift congestion, though these units attract younger families or elderly households more than property investors. From a pure value-for-money perspective, mid-storey units (floors 6–12) typically represent the optimal balance between price, livability, and future resale desirability, as they avoid both premium pricing and discount stigma. Buyers should request recent comparable transactions within the same block to calibrate floor-level pricing variation, as these can shift based on maintenance condition and any ongoing HDB-led upgrade programmes affecting specific blocks.

What is the future supply pipeline for HDB units in Queenstown, and how might this affect 79 Dawson Road values?

Queenstown estate has reached a mature phase of its lifecycle within the HDB development programme, and the Singapore government's current housing strategy prioritises rejuvenation of existing estates and new town expansion in peripheral areas (Punggol, Tengah, eastern sectors) rather than large-scale new HDB launches in established central estates. This means that replacement or new supply in Queenstown itself is likely to remain very limited over the next 10–15 years, with future development potential focused on in-situ upgrades, HDB Selective En Bloc Redevelopment Scheme (SERS) pockets, and limited new construction on residual land. The relative supply inelasticity in Queenstown supports capital value stability and moderate appreciation for properties like 79 Dawson Road, as scarcity of resale units in such mature, well-located estates tends to sustain buyer competition and pricing. Conversely, peripheral new towns with significant supply pipelines (Punggol, Bukit Batok, eastern zones) may see moderated appreciation as new unit completions filter into the resale market, indirectly supporting the relative attractiveness and capital retention profile of established estate alternatives like Queenstown. Over a 20+ year holding horizon, buyers at 79 Dawson Road benefit from limited supply competition and enduring location permanence.

[For Sale] Hdb Flat At 79 Dawson Road — From S$1.4M