Type

Units

Min Area

Price Range

2 BR

818 sqft

S$475K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$475K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$95,000 on this acquisition.
Located 2 min (210 m) from CC28 Telok Blangah 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.

44 Telok Blangah Drive: A Landmark HDB Development in Singapore's Historic South

Located at 44 Telok Blangah Drive in the heart of Telok Blangah, this HDB development stands as a well-established residential address in one of Singapore's most sought-after neighbourhoods. Situated just two minutes' walk from Telok Blangah MRT Station (CC28), the development benefits from direct access to Singapore's rapid transit network, placing residents within easy reach of employment centres, educational institutions, and entertainment precincts across the island. The proximity to mass rapid transit infrastructure has historically supported property valuations in this estate, as commuters prioritise time-saving and transport flexibility when selecting their residential location.

Telok Blangah itself carries significant heritage and strategic importance within Singapore's urban geography. The area has evolved into a mixed-use neighbourhood combining residential character with commercial vibrancy, anchored by proximity to Tanjong Pagar, the Central Business District, and emerging lifestyle destinations. For property buyers seeking an established community with proven accessibility rather than speculative greenfield developments, 44 Telok Blangah Drive offers a mature alternative with the backing of a fully developed estate infrastructure and a long rental and sales history.

Property Composition and Unit Variety

The development offers multiple unit configurations catering to diverse buyer profiles and household structures. Units ranging from compact layouts to larger floor plans allow flexibility in selection based on family size, working-from-home requirements, or investment strategy. Individual units span approximately 818 square feet in the current available inventory, though the wider project encompasses a mix of dwelling types across different stacks and levels. Each unit is designed with practical spatial planning typical of HDB construction standards, maximising liveable area within carefully proportioned rooms, kitchens, and bathrooms.

The variety in available configurations means potential buyers can target specific unit types that align with their lifecycle stage or investment thesis. First-time buyers often gravitate towards compact units offering affordability and manageable maintenance costs, whilst upgraders and investors may prioritise larger configurations with stronger rental demand and capital appreciation potential. The range of current listings allows comparison across different floor levels and orientations, enabling more informed decision-making around natural lighting, ventilation, and views.

Strategic Location and Transport Connectivity

The defining advantage of 44 Telok Blangah Drive lies in its transport accessibility. At just 210 metres from Telok Blangah MRT Station, residents enjoy seamless connectivity to the Circle Line (CC28), which provides direct access to the Marina Bay financial district, Sentosa leisure hub, and residential neighbourhoods across the eastern and northern regions. The short walking distance—achievable in under three minutes—eliminates reliance on feeder bus services for regular commutes, a compelling factor in Singapore's transport-oriented property market.

This MRT proximity historically translates into tangible resale and rental demand. Properties within a five-minute walk radius of MRT stations command consistent buyer interest and achieve more stable price appreciation compared to estates requiring longer transit connections. For investors targeting medium-to-long-term rental income, the accessibility factor supports tenant demand from young professionals, expatriates, and families seeking convenient access to workplace or educational institutions in central Singapore. The maturity of the Circle Line and its integration with other transit lines amplify the neighbourhood's appeal to a broad demographic cross-section.

Neighbourhood Amenities and Commercial Proximity

Beyond the development itself, residents benefit from the comprehensive amenity ecosystem that has developed across Telok Blangah and immediately adjacent areas. The neighbourhood encompasses supermarkets, dining establishments, healthcare facilities, and community services within a ten-minute radius, addressing daily convenience requirements without substantial additional travel. The proximity to Tanjong Pagar's expanding retail and F&B scene, combined with the leisure attractions of Sentosa Island just further south, positions the estate as a lifestyle hub rather than a dormitory location.

Commercial proximity extends to Tanjong Pagar's established office cluster and the Marina Bay's expanding corporate landscape. This geographic positioning supports demand from white-collar workers seeking residential space close to workplace clusters, reducing commute time and transport expenditure. The convergence of residential, commercial, and leisure amenities within the broader Telok Blangah-Tanjong Pagar corridor creates a self-sustaining economic ecosystem that supports both property values and tenant confidence in the area's medium-to-long-term viability.

Pricing and Market Context

Current offerings at 44 Telok Blangah Drive commence from S$475,000, positioning the development within the mid-to-upper segment of Singapore's HDB resale market. This price point reflects the estate's maturity, transport advantages, and location within a prime district. Compared to new launch HDB projects in outer regions or estates lacking direct MRT connectivity, pricing here incorporates the substantial value premium associated with established infrastructure and proven accessibility.

For investors and upgraders evaluating capital appreciation potential, the historical trajectory of Telok Blangah properties supports cautious optimism regarding long-term value retention. HDB estates with strong MRT connectivity in central or near-central locations have demonstrated resilience through economic cycles, though investors should remain mindful of lease decay dynamics as units age beyond the 30-year mark. The development's current market positioning offers entry points for diverse buyer profiles, from first-time purchasers capitalising on government housing assistance schemes to investors seeking stable, income-generating residential assets in proven neighbourhoods.

Investment Considerations and Financing

Prospective purchasers should evaluate several financial dimensions when considering units at this development. For owner-occupiers purchasing their first property, HDB financing via the Central Provident Fund and bank mortgages remains accessible, with debt servicing ratios typically manageable at the current price band. Upgraders transitioning from smaller to larger units may benefit from cash proceeds from sale of prior properties, improving equity positions and reducing financing requirements. Second-property investors, however, face the Additional Buyer's Stamp Duty (ABSD) at 20% on the acquisition price when purchasing as a Singapore Citizen, a material cost that must be factored into investment return calculations and cash flow analysis.

The mature nature of the HDB stock carries lease tenure implications that investors must evaluate carefully. Current unit leases will have diminished from the original 99-year grant, with remaining tenure a critical determinant of future resale value and rental yield. Units with significantly reduced lease terms may experience accelerated value depreciation, particularly if future upgrading requirements or collective lease renewal mechanisms emerge. Prospective buyers are strongly advised to verify exact lease commencement dates, remaining tenure, and any anticipated collective enhancements or refinancing schemes prior to committing to acquisition.

Target Buyer Profiles

44 Telok Blangah Drive appeals to multiple buyer archetypes, each drawn to different aspects of the location and property offering. First-time homebuyers benefit from established community services, proven transport infrastructure, and the psychological comfort of purchasing in a historically stable, well-known neighbourhood rather than speculative new precincts. Upgraders seeking to expand household space or relocate closer to workplace hubs find the location strategically advantageous, particularly professionals working in Tanjong Pagar, Marina Bay, or CBD-adjacent office parks.

Investors view the development as a stable, income-generating asset class, leveraging the consistent tenant demand that flows from the estate's accessibility and demographic appeal. The proximity to transport, employment, and lifestyle amenities supports mid-to-long-term rental stability, with tenant profiles spanning young working professionals, small families, and expatriate assignments of 2-5 year duration. Whilst newer HDB estates or private condominiums may compete on finishes or amenities, the transport advantage and established reputation position 44 Telok Blangah Drive as a fundamentally sound investment vehicle for cautious, value-oriented investors prioritising capital preservation and steady yield generation over speculative appreciation.

Market Comparison and Competitive Positioning

Within the broader Telok Blangah and Tanjong Pagar HDB market, 44 Telok Blangah Drive competes on location maturity, transport adjacency, and pricing relative to other available stock. Nearby HDB developments, depending on exact distance from MRT stations and estate age, may command premium pricing if substantially more recently completed or possess superior amenity packages. Conversely, estates positioned further from transport interchanges, whilst potentially more affordable on a per-square-foot basis, often experience muted rental and resale demand, resulting in longer holding periods and less predictable value trajectories.

Private residential alternatives in the same district, including small-plot collective sales in Tanjong Pagar or new launch developments, command substantially higher per-square-foot valuations, reflecting premium finishes, concierge services, and enhanced amenity offerings. For buyers seeking residential security and investment substance within the HDB framework, particularly those with constrained budgets or seeking government-backed financing pathways, 44 Telok Blangah Drive represents a pragmatic, value-conscious choice that retains strong fundamental demand characteristics despite competitive pressure from neighbouring developments.

Future Considerations and Market Outlook

Telok Blangah and surrounding precincts remain subject to Singapore's long-term urban development agenda. Any future infrastructure investments—such as enhanced transport connectivity, new commercial developments in Tanjong Pagar, or leisure expansions associated with Sentosa—would likely support sustained property demand and value appreciation across the broader area. Conversely, continued supply growth of new launch HDB projects in emerging regions, combined with transport infrastructure extensions to outer areas, may gradually diffuse demand pressures away from mature, central estates, necessitating careful monitoring of supply-demand dynamics over medium-term horizons.

The development's lease tenure profile warrants ongoing attention, particularly as units approach or exceed 30 years of age. Historical HDB practice supports collective enhancements or lease-extension mechanisms for estates of strategic importance and geographic value, but these remain subject to government policy evolution and community consensus. Prospective buyers and investors should maintain awareness of such policy developments and factor potential lease-extension costs or upgrading contributions into long-term financial planning, ensuring realistic assumptions around residual property valuations in later years of the holding period.

Frequently Asked Questions

What is the estimated rental yield for investors purchasing units at 44 Telok Blangah Drive?

Rental yields at 44 Telok Blangah Drive typically range between 2.5% and 3.5% gross annual yield, depending on precise unit size, floor level, and market rental rates at the time of acquisition. The strong MRT connectivity and proximity to employment hubs in Tanjong Pagar and Marina Bay support consistent tenant demand, particularly from young working professionals and expatriate assignees seeking 2-5 year rental terms. Investors should conduct detailed analysis of comparable rental transactions in the immediate locality to validate yield projections specific to their target unit profile, accounting for landlord-borne maintenance contributions, property tax, and potential void periods between tenancies. The maturity of the estate and proven rental absorption rates position it as a fundamentally sound income-generating asset, though returns remain modest compared to earlier-cycle acquisitions and require disciplined tenant management and preventative property maintenance to sustain.

How does per-square-foot pricing at this development compare to recent transactions in Telok Blangah?

Per-square-foot pricing at 44 Telok Blangah Drive, at approximately S$580–S$600 per square foot based on current pricing, reflects the estate's mature status, central location, and immediate MRT adjacency within the broader Telok Blangah market. Recent comparable transactions across the broader Telok Blangah-Tanjong Pagar HDB landscape have ranged from S$550–S$650 per square foot depending on unit type, floor level, orientation, and remaining lease tenure, with premium positioning reserved for lower-level units with superior views, larger floor plates, or exceptional remaining lease duration. The development's pricing positions it competitively within this band, neither at the extreme upper end nor materially discounted, reflecting balanced market-clearing mechanics in a locality with sustained buyer and tenant interest. Investors should scrutinise transaction comparables from the past 3–6 months to validate whether current asking prices represent fair value relative to recent settlement figures, as rapid market shifts or inventory changes can influence pricing trajectories.

What is the Additional Buyer's Stamp Duty (ABSD) liability for a Singapore Citizen purchasing a second property at this development?

A Singapore Citizen purchasing a second residential property at 44 Telok Blangah Drive faces Additional Buyer's Stamp Duty at 20% of the acquisition price, a material cost that must be incorporated into cash flow analysis and return calculations for investment acquisitions. This duty applies in addition to standard buyer's stamp duty and land title registration fees, effectively increasing the total cost of acquisition by approximately 20% beyond the unit purchase price. For example, an acquisition at S$475,000 would incur approximately S$95,000 in ABSD liability, materially impacting the equity injection requirement and effective cost basis for the investment. This duty structure incentivises careful hold-period analysis and investment thesis validation, as the 20% upfront cost must be recouped through subsequent capital appreciation and rental income generation over the intended holding period. Investors should stress-test scenarios incorporating ABSD payouts and extended hold periods to ensure realistic return projections and investment discipline.

What is the lease decay risk profile, and how will remaining tenure affect long-term resale value?

As an established HDB development, units at 44 Telok Blangah Drive carry varying remaining lease tenures dependent on exact original lease commencement dates and unit acquisition history. HDB leases are granted for 99-year or 999-year terms from inception; units nearing or exceeding 30 years of age experience accelerated value depreciation as remaining tenure declines below 60 years, a threshold at which mortgage financing becomes increasingly constrained and buyer demand diminishes materially. Prospective purchasers must verify exact remaining tenure prior to acquisition, as units with only 40–50 years of residual tenure face compounding value depreciation and limited refinancing optionality. Singapore's HDB lease upgrade schemes provide potential relief mechanisms whereby estates of strategic importance may be offered collective lease extensions, but these remain subject to government policy discretion and community consensus, offering no guaranteed certainty. Investors should factor worst-case lease-decay scenarios into valuation models and assume potential extraction of value as leases approach expiry, ensuring investment timelines align with realistic tenure expectations and holding periods do not extend beyond prudent remaining-life parameters.

How does proximity to Telok Blangah MRT Station (CC28) affect property demand and capital appreciation potential?

Proximity to Telok Blangah MRT Station (CC28), located merely 210 metres from 44 Telok Blangah Drive, represents a tangible competitive advantage within Singapore's transport-oriented property market, where MRT accessibility is consistently rated among the top valuation determinants by both owner-occupiers and investors. The immediate walking distance—achievable in under three minutes—eliminates reliance on feeder buses and affords residents seamless access to Central Business District employment centres, Sentosa leisure infrastructure, and residential neighbourhoods across the eastern and northern regions via the Circle Line network. HDB estates within a five-minute walk radius of MRT stations historically command 10–15% valuation premiums relative to comparable properties requiring longer transit connections, reflecting both higher tenant demand and greater buyer willingness to pay. This transport advantage provides downside protection during market corrections, as the fundamental commuting advantage maintains steady demand even when broader property markets experience cyclical softness. Future infrastructure investments or transport line extensions in the broader district would likely reinforce the area's attractiveness, though existing Circle Line maturity and integration with broader transit networks already position 44 Telok Blangah Drive as a fundamentally well-connected location with sustained medium-to-long-term demand characteristics.

What buyer profiles are best suited to 44 Telok Blangah Drive, and what are their respective investment theses?

First-time homebuyers benefit substantially from the development's mature status, proven transport infrastructure, and established community amenities, which reduce the psychological and practical uncertainties associated with purchasing in speculative new precincts or outer-region estates. The availability of HDB financing via Central Provident Fund and government grants further enhances affordability, positioning the development as an entry-point residential asset for young working professionals and growing families prioritising location stability and transport access over premium finishes. Upgraders transitioning from smaller to larger units leverage cash proceeds from sale of prior properties to improve equity positions and access superior floor plates or orientations, benefiting from the diversity of available configurations within an established estate ecosystem. Buy-to-let investors view the development as a stable, income-generating asset anchored by consistent tenant demand from working professionals and expatriates seeking convenient proximity to employment hubs; the modest rental yields and capital appreciation potential align with cautious, value-oriented investment strategies rather than speculative return generation. Each buyer profile exhibits distinct priorities—owner-occupiers emphasise accessibility and community stability, whilst investors prioritise tenant demand resilience and balanced risk-return profiles—and the development accommodates all three archetypes, though success requires alignment between acquisition thesis and realistic long-term value and income expectations.

What are TDSR implications and financing headroom at typical price points for this development?

At the current price band commencing from S$475,000, owner-occupier financing via HDB loans or bank mortgages typically involves TDSR (Total Debt Servicing Ratio) constraints of 60% maximum, meaning monthly debt servicing across all obligations cannot exceed 60% of household gross monthly income. For a S$475,000 unit acquisition with standard HDB loan terms (20-year amortisation, indicative interest rates of 2.6–3.0%), monthly instalments approximate S$2,400–S$2,600, requiring gross household monthly income of approximately S$4,000–S$4,300 to remain comfortably within TDSR parameters when accounting for existing credit obligations. The typical financing capacity at this price band accommodates young dual-income professional couples or established families with stable employment, reducing refinancing risk and maintaining lending headroom for other personal or business financing requirements. Buyers should model TDSR impacts under scenarios incorporating CPF contribution rates, variable mortgage rates, and anticipated household expense growth, ensuring realistic assumptions around debt servicing sustainability across economic cycles. The moderate price point supports meaningful equity injection optionality, permitting down-payment flexibility whilst maintaining acceptable loan-to-value ratios and avoiding mortgage insurance premiums, a material advantage for prudent household financial planning.

Which competing HDB or private developments in Telok Blangah offer comparable value, and how does 44 Telok Blangah Drive differentiate?

Within the immediate Telok Blangah locale, neighbouring HDB estates including Block 5 and surrounding developments compete on similar location advantages and MRT proximity, though variations in estate age, remaining lease tenure, and unit configurations result in pricing and demand differentials. Newer HDB launches in outer regions such as Punggol or Woodlands offer substantially lower per-square-foot pricing (often S$400–S$500 per square foot) but sacrifice immediate MRT adjacency and commute-time advantages, appealing primarily to cost-conscious first-time buyers or retirees prioritising affordable homeownership over transport convenience. Private residential alternatives in Tanjong Pagar, including collective sale developments or new launch condominiums, command premium per-square-foot valuations of S$1,200–S$1,600, reflecting superior finishes, concierge services, and amenity packages that appeal to affluent upgraders but remain inaccessible to most first-time buyers and modest-income households. 44 Telok Blangah Drive occupies the pragmatic middle ground, offering mature-estate stability and transport connectivity comparable to near-peers whilst maintaining HDB affordability and government-backed financing pathways unavailable in private residential segments. The development's competitive differentiation rests on proven demand fundamentals, established community character, and balanced risk-return positioning for disciplined buyers and investors unwilling to pursue speculative newer precincts or sacrifice accessibility for marginal cost savings.

Are particular unit stacks, floor levels, or orientations within the development better positioned for value appreciation or rental appeal?

Lower-level units (storeys 1–3) typically command premium pricing within HDB developments due to reduced stair-climbing burden for elderly residents and families with young children, though they may experience diminished natural ventilation and views compared to mid-to-upper levels. Mid-to-upper level units (storeys 10–15) often represent optimal value positioning, combining superior light, ventilation, and wind exposure with reduced premium relative to ground-floor equivalents, appealing particularly to investors seeking balanced rental appeal across demographic segments. Units with unobstructed views of open space, water bodies, or neighbourhood landmarks command 5–10% pricing premiums relative to obstructed counterparts, reflecting aesthetic preferences and perceived lifestyle value, though tenant price-sensitivity may be lower for rental-purpose acquisitions. Specific stack orientations—particularly east or north-facing exposures ensuring morning light and reduced afternoon heat ingress—support enhanced tenant satisfaction and rental retention, a consideration for longer-hold rental-focused investors. Investors should evaluate target unit stack configurations against recent comparable rental transactions to identify optimal risk-return positioning; mid-to-upper level units with moderate pricing, superior ventilation, and broad demographic appeal often represent prudent value positioning balancing acquisition cost against rental demand and tenant satisfaction metrics. Detailed floor-by-floor analysis and stack comparability review should precede final acquisition decisions, ensuring selections align with intended holding period and investor risk profile.

What new HDB supply pipeline exists in the Telok Blangah, Tanjong Pagar, or adjacent districts, and how may it affect future demand?

Singapore's HDB development pipeline remains concentrated in growth precincts such as Punggol, Woodlands, and Bukit Merah, with limited new HDB launches directly within or immediately adjacent to the Telok Blangah-Tanjong Pagar corridor in recent years. However, Housing Development Board's broader estate rejuvenation programs and potential collective enhancements targeting mature estates like those in the Telok Blangah locality may introduce upgrading-related expenditure and potential lease-extension opportunities, outcomes that generally support long-term value retention in established, centrally-located precincts. The scarcity of new HDB supply in prime, transport-connected locations reinforces structural demand for mature estates offering immediate accessibility and established amenities, a dynamic historically benefiting valuations in well-positioned existing stock. Conversely, sustained supply growth in emerging fringe precincts may gradually diffuse buyer and tenant interest away from mature estates through superior affordability and newness appeal, a risk requiring monitoring particularly over 5–10 year horizons. Investors should track HDB release schedules and monitor government announcements regarding potential estate rejuvenation or lease-extension schemes, as policy shifts may materially influence long-term demand trajectories and residual lease value preservation within mature developments like 44 Telok Blangah Drive. The broader trend toward declining HDB new-unit supply in central locations historically supports valuations in existing mature estates, though individual transaction outcomes remain dependent on specific unit characteristics and holding-period dynamics.

[For Sale] Hdb Flat At 44 Telok Blangah Drive — From S$475K