Type

Units

Min Area

Price Range

4 BR

1615 sqft

S$950K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$950K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$190K on this acquisition.
Located 14 min (1.2 km) from CP1 Pasir Ris 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.

606 Elias Road: A Mature HDB Development in Pasir Ris

606 Elias Road stands as an established residential address in Pasir Ris, one of Singapore's mature eastern housing estates. Situated approximately 1.2 kilometres from Pasir Ris MRT station on the Circle Line, the development benefits from stable transport infrastructure and decades of neighbourhood maturity. Units at this address command pricing that reflects both the area's established character and the practical advantages of living within the Pasir Ris precinct.

The development offers a range of unit configurations, with four-bedroom flats representing the primary offering for those seeking generous floor plates. These units typically span around 1,615 square feet, providing ample living space for families, upgraders, and households seeking room for both private space and entertaining. The generous proportions appeal to buyers transitioning from smaller units or those prioritising breathing room over proximity to the city centre.

Location and Connectivity

Pasir Ris has evolved into a well-serviced residential zone, and 606 Elias Road's position within the estate places residents within reasonable reach of local shopping, schools, and recreational facilities. The Pasir Ris MRT station, whilst a short journey away, connects directly to the Circle Line, enabling efficient travel towards Marina Bay, Dhoby Ghaut, and the central business district. For commuters prioritising a balance between space and convenience, this connectivity profile delivers meaningful value without requiring residence in central locations.

The eastern corridor's development trajectory has been marked by consistent infrastructure improvements, and Pasir Ris continues to benefit from planned enhancements to surrounding amenities. Buyers considering this address should weigh the established nature of the estate against their lifestyle requirements and workplace locations.

Unit Specifications and Layout

Four-bedroom units at 606 Elias Road typically incorporate two bathrooms, a layout configuration that has proven popular among families seeking to accommodate multiple generations or those with children requiring separate facilities. The 1,615 square-foot floor plate allows for meaningful separation between bedrooms and common areas, a quality that becomes increasingly valued as family circumstances evolve.

Storage and living flexibility form key attributes of units at this address. The proportions of the floor plate support diverse interior configurations, allowing buyers to tailor spaces to their specific household needs without compromising on either bedroom utility or living amenities.

Investment Considerations

For investors evaluating HDB purchases in the eastern corridor, 606 Elias Road presents a case study in established neighbourhood demand. Rental yields in mature Pasir Ris locations typically reflect the stability and transport connectivity of the area, though appreciation potential varies based on remaining lease tenure and broader market cycles. The four-bedroom configuration attracts a broad tenant pool, including families and co-living arrangements, which can support consistent lettings at competitive rates within the eastern market.

Second-property buyers should factor Additional Buyer's Stamp Duty into their acquisition costs. For Singapore Citizens purchasing a second residential property, ABSD is levied at 20%, a material consideration when evaluating true acquisition costs and investment returns. This duty applies on top of standard Buyer's Stamp Duty and legal fees, meaningfully affecting the cash outlay required and the rental yield threshold needed to justify the purchase from a purely investment perspective.

Market Position and Pricing

Units at 606 Elias Road reflect pricing consistent with the Pasir Ris HDB market, where per-square-foot transacted values have stabilised following the established character of the estate. Recent transactions in the surrounding precinct provide meaningful benchmarks for evaluating value, with four-bedroom configurations typically commanding pricing that reflects both floor area and the development's proximity to transport and amenities.

Buyers should contextualise pricing against comparable estates within similar distance bands from MRT stations and with comparable unit sizes. The eastern HDB market has demonstrated resilience through multiple cycles, reflecting steady demand from families seeking space without the premium commanded by central locations.

Lease Tenure and Long-Term Planning

As an HDB property, units at 606 Elias Road operate under leasehold tenure. The remaining lease duration carries material implications for resale value, financing eligibility, and long-term capital planning. Standard 99-year leases from the point of original construction mean that properties from this era will eventually approach lease tenure thresholds that impact both marketability and financing terms. Buyers should establish the exact remaining lease prior to purchase and factor potential lease decay implications into their holding periods and exit strategies.

The significance of lease tenure cannot be overstated: properties approaching 30-year-remaining-lease thresholds typically experience reduced valuation multiples, whilst financial institutions may impose stricter lending criteria. Understanding the current lease position allows buyers to make informed decisions about holding periods and to evaluate whether the property aligns with their long-term housing or investment objectives.

Suitability for Different Buyer Profiles

First-time buyers seeking substantial space and established infrastructure may find 606 Elias Road compelling, particularly if family formation is imminent or co-purchase arrangements with parents are contemplated. The four-bedroom format and mature estate setting support the stability and space that first-time upgraders from smaller units value. Upgraders moving from two or three-bedroom units will appreciate the floor plate expansion and the neighbourhood's established character.

Investors focused on rental income and tenant stability should evaluate the broad appeal of four-bedroom configurations in family-oriented precincts. The eastern corridor's appeal to young families and multi-generational households creates consistent demand for larger units, though investors must reconcile this against lease tenure considerations and the 20% ABSD implications for second-property acquisitions.

Financing and Affordability

Buyers contemplating purchase at 606 Elias Road should assess their financing headroom under current lending criteria. HDB loans and bank mortgages typically impose Total Debt Servicing Ratio limits that restrict monthly repayments to a percentage of household income, usually in the 30-35% range for HDB financing. At typical price points for four-bedroom units in Pasir Ris, households earning in the S$8,000-S$12,000 monthly range typically qualify for meaningful financing, though exact approval depends on existing debt commitments and the specific loan tenor selected.

Couples pooling resources benefit from combined income recognition, which materially improves financing capacity and reduces the percentage of purchase price requiring cash down payment. First-time buyers utilising CPF for down payment and ongoing servicing should verify CPF allocation policies with their fund managers prior to committing to purchase.

Market Outlook and Supply Pipeline

The Pasir Ris precinct has matured substantially, meaning that significant new HDB supply additions are unlikely to materialise in the immediate area. This supply constraint has historically supported price resilience in established estates, as new household formation continues to absorb existing stock. However, broader HDB market dynamics in the eastern corridor reflect general property market sentiment, and buyers should monitor wider economic conditions and interest rate movements that influence affordability and demand.

The absence of aggressive new supply in mature Pasir Ris should support long-term value stability, though appreciation potential may prove modest relative to precincts experiencing active development cycles or infrastructure upgrades. Buyers focused on capital growth should balance this against the intangible benefits of established community, consistent amenities, and proven tenant demand.

Frequently Asked Questions

What rental yield can investors realistically expect from a four-bedroom unit at 606 Elias Road?

Four-bedroom units in established Pasir Ris precincts typically achieve gross yields in the 3-4% range, depending on exact floor plan, remaining lease tenure, and prevailing market rental rates. Investors should research current lettings for comparable four-bedroom HDB configurations in the Pasir Ris area to establish a baseline monthly rental expectation, then divide this by the acquisition price to calculate gross yield. Net yield will be materially lower once accounting for property taxes, maintenance contributions, and potential vacancy periods, meaning that investors should target gross yields above 4% to justify the opportunity cost and the 20% Additional Buyer's Stamp Duty imposed on second-property acquisitions.

How do recent per-square-foot transaction prices in Pasir Ris compare to 606 Elias Road's current asking prices?

Four-bedroom HDB units in Pasir Ris have transacted at price points ranging from approximately S$550-S$650 per square foot in recent quarters, with variation reflecting exact location, floor level, remaining lease tenure, and specific renovation condition. At 1,615 square feet, this pricing band translates to approximate transaction values of S$890,000-S$1,050,000 for comparable units, placing current offerings at 606 Elias Road within the established range. Buyers should request recent comparable sales data from their agent to establish whether specific units represent fair value relative to nearby transactions, particularly considering any unit-specific factors such as floor level, orientation, or recent upgrades.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens purchasing a second residential property at 606 Elias Road?

Singapore Citizens purchasing a second residential property incur ABSD at 20% on the purchase price, in addition to standard Buyer's Stamp Duty of 1-4% depending on price band. For a property priced at S$950,000, the 20% ABSD equates to S$190,000, a substantial cost that must be factored into total acquisition expenses and the required capital outlay. This duty significantly impacts investment case economics, as the cash required upfront increases materially and must be recovered through rental income or capital appreciation over the holding period. Second-property investors should stress-test their return assumptions against a blended cost including the ABSD and typical legal, valuation, and survey fees, which collectively can add 25-30% to the base purchase price.

What lease tenure risks exist for 606 Elias Road, and how do they affect resale value?

HDB leasehold tenures in Singapore are typically 99 years from date of original construction, meaning that properties from the 1980s-1990s era may have 40-50 years remaining. As remaining lease approaches 30 years, financial institutions typically tighten lending criteria, restrict loan tenors, and impose higher interest rate premiums, all of which compress buyer purchasing power and reduce achievable sale prices. Properties with lease tenure below 30 years typically experience valuation haircuts of 10-15% relative to similar properties with longer remaining lease, and below 20 years, the discount accelerates sharply. Buyers should verify the exact remaining lease tenure prior to purchase, model potential lease decay impacts across their intended holding period, and consider whether the property will be sufficiently marketable at the point they wish to exit.

How does proximity to Pasir Ris MRT station influence demand and capital appreciation for units at 606 Elias Road?

Properties within 1.2 kilometres of an MRT station typically command a 5-10% pricing premium relative to equivalent units at greater distance, reflecting the convenience of rapid transit access and the reduced reliance on private transport. The Circle Line's connectivity towards Marina Bay, the CBD, and other employment hubs enhances 606 Elias Road's appeal to commuters, supporting consistent tenant demand and limiting downside risk in market downturns. However, capital appreciation is not guaranteed by MRT proximity alone; established estates like Pasir Ris may experience modest appreciation given the maturity of the precinct and the absence of significant new supply driving demand. Buyers focused on capital growth should weight MRT connectivity as a protective factor supporting long-term value stability rather than as a driver of aggressive appreciation.

Is 606 Elias Road suitable for first-time buyers, upgraders, or investors, and what are the key considerations for each profile?

First-time buyers will find the four-bedroom configuration appealing if family formation is imminent or co-purchase with parents is contemplated, as the space and established amenities provide stability and room for household evolution. Upgraders from two or three-bedroom units will appreciate the floor plate expansion and will benefit from CPF grants available for first-time upgraders, reducing the effective cash outlay. Investors should focus on the broad tenant appeal of four-bedroom configurations in family-oriented precincts, but must carefully evaluate lease tenure, the 20% ABSD cost, and the rental yield threshold required to justify the investment against alternatives. Each profile should establish clear objectives—whether capital appreciation, rental income, or long-term owner-occupation—and weight 606 Elias Road's characteristics against those specific goals.

What financing headroom exists at typical 606 Elias Road price points, and how do TDSR limits affect buyer qualification?

HDB loans typically impose a Total Debt Servicing Ratio limit of 35%, meaning monthly loan repayments and other debt commitments cannot exceed 35% of gross household income. For a purchase price of S$950,000 with a standard 25-year loan tenor at approximately 2.6% interest, monthly repayment approximates S$4,500, requiring household income of approximately S$12,857 monthly to comfortably clear TDSR thresholds. Couples pooling resources substantially improve financing capacity, as combined incomes are recognised and often permit longer loan tenors or larger loan amounts. First-time buyers should verify exact CPF allocation policies, as CPF contributions can be deployed for both down payment and loan servicing, materially improving effective purchasing power relative to cash-based buyers.

How does 606 Elias Road compare to competing four-bedroom HDB developments in the eastern corridor?

Competing four-bedroom HDB estates in eastern Singapore, such as nearby Pasir Ris precincts or adjacent areas, typically offer comparable floor plates and similar MRT connectivity profiles, with pricing variations reflecting specific location, estate age, remaining lease tenure, and localised amenity offerings. Some competing developments may offer proximity to newer shopping centres or community facilities, whilst others may have longer remaining lease tenure, factoring into relative valuation. Buyers should conduct side-by-side comparisons of recent transaction data for comparable units across the eastern corridor, incorporating lease tenure, floor level, and orientation factors to establish whether 606 Elias Road represents superior or inferior value. The broad similarity of competing HDB offerings in the eastern corridor means that purchase decisions often hinge on unit-specific factors and precise lease tenure rather than broad estate-level differentiation.

Which unit stacks or floor levels at 606 Elias Road typically offer superior value relative to other levels?

Mid-level units, typically floors 10-18 in older HDB blocks, frequently command pricing premiums relative to lower floors due to reduced noise and pollution exposure, whilst higher floors command premiums for light and views but may incur marginal resale discounts from risk-averse buyers concerned with aging infrastructure. Ground and lower floors (1-5) typically discount by 5-8% relative to mid-levels due to noise, foot traffic, and security perceptions, making them potentially attractive value entry points for buyers unconcerned with these factors. Corner units and end blocks occasionally discount relative to mid-block units due to slightly reduced natural light and ventilation, presenting value opportunities for price-sensitive buyers. The optimal floor level and stack position varies by individual preferences, but value-focused buyers should examine pricing dispersion across the development and consider whether modest trade-offs in position yield meaningful cost savings without significantly impairing long-term resale appeal.

What is the future supply pipeline for HDB developments in Pasir Ris, and how might it affect 606 Elias Road's appreciation potential?

Pasir Ris is a mature estate with limited remaining land for significant new HDB supply, meaning that aggressive new residential additions to the immediate precinct are unlikely in the medium term. However, broader HDB supply decisions across eastern Singapore and adjacent precincts such as Sengkang could influence demand patterns and capital appreciation trajectories if substantial new inventory is released. Buyers should monitor HDB's release schedules and broader eastern corridor development plans, as periods of elevated new supply can temporarily suppress appreciation in competing established estates. The absence of imminent major supply disruption in Pasir Ris itself provides some downside protection for existing properties, though appreciation potential may remain modest relative to precincts experiencing active development cycles or infrastructure upgrades that materially enhance amenity or connectivity profiles.

[For Sale] Hdb Flat At 606 Elias Road — From S$950K