Type

Units

Min Area

Price Range

3 BR

1378 sqft

S$868K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$868K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$174K on this acquisition.
Located 12 min (1.02 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.

611 Elias Road: A Mature HDB Development in Pasir Ris

611 Elias Road is an established Housing and Development Board residential development situated in the heart of Pasir Ris, one of Singapore's most developed residential precincts in the north-eastern region. The project comprises multiple blocks of multi-storey apartment units, predominantly configured as 3-bedroom, 2-bathroom homes spanning approximately 1,378 square feet per unit. This size range makes the development particularly attractive to growing families and first-time upgraders seeking additional space without venturing into ultra-premium market segments.

The development's location represents a key strength for both owner-occupiers and investment-minded buyers. Situated just over one kilometre from Pasir Ris MRT station on the Circle Line (CP1), residents enjoy straightforward connectivity to the wider island via public transport. The 12-minute walking distance positions the development within easy reach of one of Singapore's most established transport hubs, facilitating smooth commutes to business districts, shopping precincts, and educational institutions across the island.

Accessibility and Transport Infrastructure

Pasir Ris has matured significantly over the past two decades, with comprehensive infrastructure supporting the residential community. The Circle Line connection provides direct access to major employment zones and lifestyle destinations, whilst the surrounding neighbourhood benefits from regular bus services linking residents to secondary transport nodes. For car owners, the development's proximity to major roads offers flexibility for vehicular travel, though the strong public transport provision means personal mobility is not essential for daily living.

The estate itself is characterised by strong pedestrian connectivity. Residents benefit from established market facilities, food courts, and retail outlets within walking distance, along with multiple educational institutions ranging from primary schools through secondary and tertiary establishments. Healthcare facilities are equally accessible, with clinics and hospitals serving the broader Pasir Ris region.

Pricing and Market Position

Units within this development are marketed from S$868,000, positioning them within the mid-range segment of the north-eastern resale HDB market. This price point reflects both the established nature of the estate and the current demand dynamics for spacious 3-bedroom family homes in accessible locations. The per-square-foot valuation is competitive relative to comparable developments in the immediate vicinity, making the project relevant for buyers prioritising space efficiency and location value over newer construction credentials.

The pricing reflects realistic market conditions where lease tenure, unit size, and proximity to transport intersect to create strong residual value. Properties at this price level attract serious owner-occupiers rather than purely speculative investors, suggesting a stabilised resale market with genuine demand underpinned by functional family housing needs.

Property Characteristics and Layout

The standard 3-bedroom, 2-bathroom configuration offers generous proportions suitable for multi-generational living or growing families requiring separate spaces for study, work, and leisure. The 1,378-square-foot floor plan provides superior flexibility compared to smaller unit types, enabling homeowners to configure living arrangements according to individual preferences. Ceiling heights and ventilation standards reflect Housing Board construction practices, typically delivering practical functionality and durability built to withstand tropical conditions.

Unit orientations vary across the development blocks, with some favouring eastern or western exposures that command premium valuations due to natural light and air circulation characteristics. Floor levels similarly influence desirability, with mid-level units often preferred by families with young children due to privacy considerations and reduced noise transmission from street level.

Investment and Rental Considerations

For investors evaluating rental yield potential, properties in this development attract solid tenant demand driven by the combination of affordable entry pricing, family-friendly configuration, and excellent transport links. The surrounding catchment area includes numerous expatriate communities and young professional households seeking quality HDB accommodation without the expense of private condominium rentals. Rental yields typically range between 3% and 4% gross depending on specific unit characteristics and prevailing market conditions, representing reasonable returns for a conservative real estate asset class.

The established nature of the estate and its proximity to Pasir Ris MRT suggest consistent demand from tenants prioritising accessibility and convenience. Unlike developments in newer estates still establishing community infrastructure, 611 Elias Road benefits from mature support services that attract reliable, long-term renters.

Financing and Buyer Considerations

For owner-occupiers purchasing as their primary residence, financing typically utilises HDB loan facilities or bank mortgages, with repayment periods extending up to 30 years. The pricing levels across this development generally position units within reach of first-time buyers with accumulated savings and steady employment records, whilst offering upgraders a cost-effective pathway to acquiring additional living space.

Buyers considering this development as a second property should be aware of Additional Buyer's Stamp Duty implications. Singapore Citizens purchasing a second residential property face a 20% ABSD levy on the purchase price, materially increasing the effective cost of acquisition. For example, a property at S$868,000 would incur approximately S$173,600 in ABSD, requiring careful financial planning alongside mortgage considerations. This levy significantly impacts investment return calculations and should form a central component of due diligence for investor-buyers.

Lease Tenure and Resale Dynamics

HDB properties operate under defined lease tenures, typically 99 years from the date of construction. The remaining lease duration directly influences resale value and financing availability, as mortgagees impose restrictions on advancing funds against properties with lease periods below certain thresholds. Buyers acquiring units in this established development should verify exact remaining tenure, as lease decay gradually impacts property value during the final years of the 99-year cycle. However, the Housing Board's Enhanced Lease Upgrading Programme offers lease extension pathways for eligible owners, providing a mitigation mechanism for properties approaching maturity.

Understanding lease position is particularly critical for younger buyers with decades of ownership ahead, as purchasing a property already 30 or 40 years into its tenure creates inherent drag on long-term capital appreciation. Conversely, for upgraders with shorter investment horizons, lease remaining may prove less material to purchase decision-making.

Market Competition and Comparable Developments

The broader Pasir Ris estate encompasses multiple residential clusters with varying ages, configurations, and price points. Newer developments and resale properties in adjacent locations offer both direct competition and reference points for assessing value. Buyers should evaluate pricing against comparable 3-bedroom units in nearby blocks, as floor-level preferences, unit orientation, and renovations create meaningful price spreads within the same general precinct.

The establishment of 611 Elias Road within a mature community actually enhances its competitive position, as prospective residents can assess real-world amenities and community character rather than relying on developer projections. This visibility supports informed decision-making and generally attracts serious buyers comfortable with proven neighbourhoods.

Long-Term Investment Thesis

From a capital appreciation perspective, HDB properties in accessible locations with strong public transport connections have historically demonstrated resilience across property cycles. The Pasir Ris location benefits from continued population growth in the north-eastern region and ongoing infrastructure investment supporting the wider area. Whilst HDB property appreciation typically trails private residential segments, the underlying fundamentals of location, accessibility, and housing demand suggest realistic expectations for modest long-term capital growth.

Buyers should approach this development with realistic expectations regarding appreciation trajectory. HDB properties function primarily as family homes delivering utility value rather than speculative assets, and pricing already reflects this market understanding. The key investment proposition rests on securing reliable accommodation in a proven location at a rational cost point, rather than capitalising on discovery or bottleneck supply.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase a unit at 611 Elias Road as an investment property?

Rental yields at 611 Elias Road typically range between 3% and 4% gross annual return, calculated on the purchase price. This yield reflects strong tenant demand driven by the development's accessible location near Pasir Ris MRT, affordable entry pricing compared to private residential alternatives, and the attractive 3-bedroom configuration appealing to families and professional households. The mature estate benefits from established community infrastructure and reliable transport connectivity, supporting consistent tenant demand from both expatriate communities and young local professionals seeking quality HDB accommodation at mid-market prices.

How does the pricing per square foot at 611 Elias Road compare to recent resale transactions in the Pasir Ris area?

At the advertised price point of S$868,000 for approximately 1,378 square feet, units at 611 Elias Road reflect a price-per-square-foot valuation that remains competitive within the Pasir Ris resale market for 3-bedroom HDB properties. Recent comparable transactions in nearby blocks suggest pricing within a tight band, typically ranging between S$600 and S$660 per square foot depending on lease remaining, unit orientation, and floor level. The development's established status and proven amenities support valuations in line with or slightly exceeding newer estate offerings, as the mature locale commands premiums for location certainty and proven neighbourhood character.

What is the Additional Buyer's Stamp Duty impact if I purchase 611 Elias Road as my second residential property?

Singapore Citizens acquiring 611 Elias Road as a second residential property face an Additional Buyer's Stamp Duty (ABSD) levy of 20% on the purchase price. For a property at S$868,000, this translates to approximately S$173,600 in ABSD costs payable at the point of acquisition, substantially increasing the effective cost of purchase alongside mortgage principal and interest. This levy applies in addition to standard conveyancing stamp duty and should be incorporated into financing calculations, as it materially impacts cash flow requirements and overall investment returns for investor-buyers.

What lease remaining issues should I consider, and how do they affect resale value and financing options?

611 Elias Road operates under HDB's standard 99-year leasehold tenure, with remaining lease duration directly influencing both resale value and mortgage availability. Properties significantly into their lease cycle (for example, 40 or 50 years remaining) experience value compression as prospective buyers face financing restrictions from lenders reluctant to advance mortgages against properties with insufficient lease runway. However, the Housing Board's Enhanced Lease Upgrading Programme offers eligible owners pathways to extend leases, mitigating long-term depreciation risk. Younger buyers with decades of ownership ahead should prioritise verifying exact remaining tenure, as lease decay creates inherent headwinds against long-term capital appreciation during the final 20 to 30 years of the original 99-year cycle.

How significantly does proximity to Pasir Ris MRT station influence demand and capital appreciation at 611 Elias Road?

The 12-minute walking distance to Pasir Ris MRT station (CP1 on the Circle Line) represents a material advantage driving both rental demand and capital appreciation trajectories for this development. Properties within walking distance of major transport nodes consistently command premium valuations and exhibit superior lease-to-sale ratio stability compared to estate locations requiring bus-only connectivity. The MRT proximity attracts commuters, young professionals, and families prioritising transport accessibility, supporting sustained tenant demand and resale interest. Future transport infrastructure development, should it materialise within the Pasir Ris precinct, would likely benefit 611 Elias Road positively, as locations already well-served typically see reinforced demand rather than marginal incremental gains.

Which buyer profile would be best suited to purchasing at 611 Elias Road—first-timers, upgraders, HNW investors, or others?

611 Elias Road appeals most directly to upgraders transitioning from 2-bedroom to 3-bedroom family homes and first-time buyers with accumulated savings seeking spacious accommodation in established locations with proven amenities. The pricing of approximately S$868,000 positions units as accessible entry points for young professional couples and growing families without requiring ultra-premium financing. Whilst HNW investors may find the asset class uncompelling relative to private residential alternatives offering superior appreciation and rental spreads, conservative investors prioritising stable capital preservation and modest yields will appreciate the fund and lease stability. Upgraders specifically benefit from the mature estate's proven community infrastructure and established transport connectivity, eliminating the speculative elements of newer launches.

What is the TDSR impact at typical 611 Elias Road price points, and what financing headroom should I expect?

At the prevailing price point of approximately S$868,000, TDSR (Total Debt Servicing Ratio) calculations for HDB loans typically require household monthly debt servicing not to exceed 60% of gross household income. A 25-year mortgage at current rates around 3.5% would generate monthly repayments of approximately S$4,100, requiring gross household income of roughly S$6,800 monthly to maintain comfortable TDSR headroom. First-time buyers frequently qualify for HDB concessional loan rates and maximum loan tenure of 30 years, expanding financing accessibility considerably. Dual-income households in professional employment typically experience minimal financing constraints at this price point, whilst single-income buyers should model TDSR carefully to ensure sustainable debt servicing alongside living expenses.

How does 611 Elias Road compare to competing developments in Pasir Ris and neighbouring estates?

611 Elias Road competes directly with resale units across adjacent Pasir Ris blocks offering similar configurations and price points, as well as developments in neighbouring precincts such as Tampines and Hougang accessible via the Circle Line. The key competitive advantage rests on the mature estate's proven amenities and established community character, eliminating speculative risk associated with newer launches. Pricing typically aligns closely with comparable 3-bedroom resale units in immediate vicinity, as HDB transparency and standardised configurations create tight competitive banding. Buyers comparing 611 Elias Road against newer developments should account for the proven transport maturity and community infrastructure—factors worth material premiums for owner-occupiers prioritising reliability and certainty over modern finishes.

Which unit stacks or floor levels at 611 Elias Road offer the best value for money?

Mid-level units (typically floors 5 through 20 depending on block height) at 611 Elias Road generally command superior value-for-money relative to ground or top-floor alternatives, balancing privacy considerations with reduced noise transmission from street activity and improved security compared to ground exposure. Units facing east or west typically command premiums due to superior natural light penetration, whilst north-south facing units appeal to buyers prioritising cross-ventilation in tropical climates. Lower floor units occasionally offer discounted valuations despite HDB's standardised pricing, creating arbitrage opportunities for price-conscious buyers indifferent to altitude or noise factors. Investors should evaluate specific floor and orientation against rental demand profiles, as family tenants often prioritise mid-level positions and spacious balcony configurations.

What is the future housing supply pipeline in Pasir Ris and surrounding estates, and how might it affect 611 Elias Road's long-term value?

The Housing Board's residential pipeline across the north-eastern region includes new launches in emerging precincts such as Sengkang and Punggol, introducing incremental housing supply that could moderate capital appreciation trajectory for established estates like Pasir Ris. However, the underlying demand fundamentals supporting HDB ownership—including natural population growth, household formation, and upgrading activity—suggest sustained market absorption of new supply without catastrophic depreciation pressure on established locations. 611 Elias Road's mature positioning may paradoxically prove advantageous, as prospective buyers often gravitate toward proven estates with completed infrastructure rather than speculating on underdeveloped precincts. Long-term value stability appears more likely than appreciation, reflecting the fundamental housing utility function rather than speculative investment characteristics of the asset class.

[For Sale] Hdb Flat At 611 Elias Road — From S$868K