Type

Units

Min Area

Price Range

2 BR

678 sqft

S$850K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$850K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$170K on this acquisition.
Located 10 min (870 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.

95 Dawson Road: A Established HDB Development in Queenstown

95 Dawson Road stands as a well-established public housing development in the heart of Queenstown, one of Singapore's most mature and sought-after residential districts. This location offers buyers a rare combination of central positioning, mature estate infrastructure, and neighbourhood stability that defines one of the island's most established communities. The development benefits from decades of community investment, with schools, healthcare facilities, and retail options deeply embedded within walking distance, making it an attractive proposition for families and professionals alike.

The development's position relative to Queenstown MRT Station—approximately 10 minutes on foot or around 870 metres—positions residents within easy reach of the East-West Line. This proximity to a major transport corridor significantly enhances daily commute efficiency, whether travelling to the Central Business District or the eastern regions of Singapore. The MRT connection also underpins long-term demand resilience, as reliable public transport remains a cornerstone of residential value appreciation across Singapore's mature estates.

Design and Space at 95 Dawson Road

Units at 95 Dawson Road offer thoughtfully proportioned interiors that reflect the standards and layouts typical of HDB developments in this era. The configurations available across the development provide flexibility for different household compositions, from upgraders moving out of smaller flats to families seeking additional room without relocating far from established support networks. Interior finishes meet HDB standards, with layouts designed to maximise functional living space and natural light—critical factors that influence both residential comfort and long-term marketability.

The floor plates at 95 Dawson Road demonstrate efficient use of space, with multiple unit types ensuring that the development caters to a broad spectrum of buyer needs. This diversity within the project itself helps stabilise the secondary market, as demand flows are distributed across several configurations rather than concentrated in a single category. Buyers upgrading from smaller units often find that stepping into a larger format at this address provides the space gain they seek whilst preserving neighbourhood familiarity and transport accessibility.

Queenstown: A Mature Estate With Strong Fundamentals

Queenstown has evolved over five decades into one of Singapore's most mature residential zones, with deep community roots, established schools, and comprehensive retail and dining options. The estate's longevity means that infrastructure planning is well-advanced, with utilities, roads, and public facilities already embedded into neighbourhood fabric rather than dependent on future development. This maturity translates to stability for residential buyers, as large-scale redevelopment risks are minimal compared to newer, developing estates.

The neighbourhood character of Queenstown appeals particularly to buyers who value established communities over the novelty of new launches. Families with children benefit from proximity to multiple schools across all levels, whilst professionals appreciate the estate's walkability and local commercial density. The presence of Queenstown Shopping Centre, wet markets, hawker centres, and independent retailers means that daily needs are typically met without extensive travel, a factor that sustains neighbourhood demand across property cycles.

Investment and Capital Appreciation Potential

HDB flats at 95 Dawson Road represent a blend of owner-occupancy demand and investment appeal, typical of developments in mature, well-connected estates. Capital appreciation in Queenstown has historically been steady rather than volatile, reflecting the stable nature of demand from families and upgraders who prioritise established neighbourhoods. Buyers should approach projections conservatively, as HDB resale flat appreciation tends to follow broader economic cycles rather than outpace market benchmarks.

The rental yield potential at this address depends on unit type and configuration, with larger units attracting higher absolute rents from families and small corporate housing requirements. However, HDB rental markets are regulated under the Housing and Development Board's guidelines, and yields must be evaluated against both prevailing gross rental rates and the lease decay timeline. Investors should factor in the long-term impact of lease tenure erosion on future resale value, as the diminishing lease period becomes increasingly relevant beyond the 70-year mark.

Financing and Buyer Profiles

First-time buyers entering the market via the HDB secondary market will find units at 95 Dawson Road within reach of standard HDB mortgage offerings, provided they meet eligibility criteria and income requirements. The development attracts upgraders who have previously owned HDB units and are now seeking larger living space or superior configurations within a familiar estate context. Owner-occupier demand remains the primary driver of value at this address, with investor buyers typically representing a secondary segment seeking rental yield or longer-term capital appreciation through gradual value growth.

Second-property investors should note that the Additional Buyer's Stamp Duty (ABSD) applies to HDB purchases as second residential properties for Singapore Citizens at a rate of 20%, substantially increasing the acquisition cost. This duty applies on top of the standard Stamp Duty and other transactional fees, and must be factored into investment return calculations from the outset. The ABSD impact significantly affects investor decision-making, as the upfront cost burden reduces the effective yield and extends the time horizon required to achieve positive investment returns.

Lease Tenure and Long-Term Resale Considerations

All HDB flats operate under 99-year leases granted at the point of initial sales, with the lease countdown commencing from the official possession date. Properties at 95 Dawson Road will have varying lease lengths depending on their original build year and time spent in the market, making it essential for buyers to verify the exact lease tenure during the purchasing process. As leases deplete below 80 years remaining, resale values become increasingly sensitive to lease decay, with buyer pools shrinking as older lease lengths deter new mortgage approvals from financial institutions.

Buyers contemplating a long ownership horizon should be mindful that HDB policies and government interventions surrounding aging leases continue to evolve. Historically, the government has offered lease extension schemes or other interventions, but availability and terms are not guaranteed. Purchasing decisions should factor in realistic lease timelines, potential future top-up costs, and the narrowing buyer pool as lease tenure declines, all of which influence ultimate capital recovery and resale flexibility.

Neighbourhood Connectivity and Lifestyle

The Queenstown precinct offers comprehensive lifestyle amenities within short walking or bus distances from 95 Dawson Road. The area's mature retail infrastructure—anchored by major shopping centres, markets, and dining establishments—supports a self-contained lifestyle that minimises commuting friction. Public transport options extend beyond the MRT station to multiple bus routes serving different directions across Singapore, making the location suitable for professionals with varied workplace locations.

Schools in the Queenstown area span primary, secondary, and international options, a factor that drives sustained demand from families with children. Healthcare facilities, including polyclinics and private clinics, are well-integrated into the estate, supporting accessibility for residents across all life stages. Parks and recreational facilities provide community gathering spaces and promote physical wellness, qualities that enhance livability and neighbourhood retention among property owners.

Market Position and Competitive Context

95 Dawson Road competes within the broader Queenstown and adjacent Pasir Panjang HDB market, where multiple developments offer varying unit types, lease tenures, and proximity to amenities. Price positioning at this development reflects its estate maturity, transport access, and unit specifications relative to neighbouring alternatives. Buyers evaluating this address should conduct comparative analysis across the immediate area, examining recent transactional volumes, price per square foot trends, and lease decay patterns to inform valuation assessments.

The development's established market presence means ample transactional history exists to benchmark pricing and anticipate resale dynamics. This historical depth provides buyer confidence that future liquidity will likely remain accessible, as the secondary market for HDB flats in Queenstown remains active across multiple price bands. Comparing per-square-foot pricing against recent Queenstown sales provides a robust starting point for negotiations and value validation.

Frequently Asked Questions

What is the estimated rental yield for properties at 95 Dawson Road if purchased as an investment?

Rental yields at 95 Dawson Road typically range from 2% to 3.5% gross per annum, depending on unit type and prevailing market rental rates, though actual yields vary based on configuration size and current tenant demand. Larger two-bedroom and three-bedroom units generally command higher absolute rents, making them more attractive to investors seeking absolute rental income rather than yield percentage. However, investors must factor in the 20% Additional Buyer's Stamp Duty for second-property purchases as Singapore Citizens, alongside property tax and management contributions, which meaningfully reduces net yield and extends the timeline to positive cash flow. The HDB's rental guidelines and regulations also limit rental income potential compared to private properties, capping the upside available to investors in this segment.

How does per-square-foot pricing at 95 Dawson Road compare to recent HDB sales in Queenstown?

Recent transactional data across Queenstown HDB developments typically reveals per-square-foot pricing in the range of S$1,200 to S$1,450, depending on lease tenure, unit size, and floor level, with older leases trading at the lower end of this spectrum. 95 Dawson Road's pricing relative to this benchmark depends on the specific unit's lease remaining, condition, and buyer demand dynamics at the time of transaction. Comparing this address's per-square-foot valuation against Blk 1-10 Dover Court, Blk 81-88 Tiong Bahru, and other Queenstown neighbours reveals whether the development is trading at a premium or discount relative to peer properties with similar characteristics. Buyers should examine transactional histories from the past 12 months within the same development and immediate adjacencies to establish realistic fair value, as per-square-foot metrics can obscure lease length and configuration differences.

What is the Additional Buyer's Stamp Duty impact for a second-property buyer purchasing at 95 Dawson Road?

Singapore Citizens purchasing a second residential property at 95 Dawson Road incur Additional Buyer's Stamp Duty at the rate of 20% on the purchase price, applied on top of standard Stamp Duty of 1% to 3% depending on price bands. For a purchase at S$850,000, the ABSD would amount to S$170,000, representing a significant upfront cost that substantially increases total acquisition expenses beyond the purchase price itself. This 20% duty applies to HDB purchases and private residential properties alike, and must be paid within 14 days of the instrument of transfer, affecting buyer liquidity and financing calculations. For investors, the ABSD burden meaningfully reduces effective yield and extends the break-even timeline, making careful return modelling essential before proceeding with investment purchases at this address.

What lease decay risks should buyers at 95 Dawson Road consider for future resale value?

HDB flats at 95 Dawson Road operate under 99-year leases, and the remaining lease tenure directly impacts both current resale value and future buyer demand, with particular sensitivity emerging below the 80-year mark when mortgage approvals become constrained. Once a flat's remaining lease falls below 80 years, many financial institutions tighten lending criteria, shrinking the pool of eligible buyers and placing downward pressure on resale prices to clear inventory. Properties in Queenstown with leases below 70 years typically trade at steeper discounts, and government interventions such as lease top-ups are not guaranteed, making long-term ownership value dependent partly on policy changes beyond the owner's control. Buyers should verify the exact lease remaining on any unit before purchase, as lease decay is the single largest factor influencing long-term HDB resale value and buyer liquidity in this market segment.

How does proximity to Queenstown MRT Station influence demand and capital appreciation at 95 Dawson Road?

The 10-minute walking distance to Queenstown MRT Station (EW19) on the East-West Line positions 95 Dawson Road within a highly accessible transport corridor, a factor that underpins sustained buyer demand across economic cycles. Properties within walking distance of MRT stations typically command price premiums of 5% to 15% relative to similar units further from public transport, reflecting buyer preference for reduced commute friction and enhanced property liquidity. Historical capital appreciation in transport-proximate HDB developments has outpaced estates with poor MRT access, though growth rates remain modest compared to new private launches, typically in the range of 2% to 3% annually. The MRT connection also supports rental demand from tenants seeking commute convenience, enhancing investment appeal for owners considering rental strategies alongside owner-occupancy.

Which buyer profiles are best suited to 95 Dawson Road, and why?

First-time HDB buyers and young families represent the primary target audience, as the development's Queenstown location offers established schools, community infrastructure, and affordable entry pricing relative to private residential alternatives. Upgraders moving from smaller one-bedroom or two-room flats find the larger unit configurations and mature estate amenities attractive, particularly if they have children in local schools or established employment nearby. Owner-occupier buyers prioritising stability, transport access, and neighbourhood maturity over cutting-edge finishes or new launch glamour typically view this address as aligned with their lifestyle priorities. Secondary-property investors can achieve modest rental yields, though the 20% ABSD levy and HDB rental regulations mean this segment requires careful financial modelling and longer holding horizons to justify acquisition costs relative to alternative investments.

What TDSR and financing headroom considerations apply at typical price points for 95 Dawson Road?

At typical pricing around S$850,000 for units at 95 Dawson Road, buyers require gross household monthly incomes of approximately S$7,000 to S$8,000 to comfortably meet Total Debt Servicing Ratio (TDSR) limits of 60% under HDB financing guidelines, assuming minimal existing debt obligations. HDB loans typically extend over 25 to 30 years, with monthly instalments on a S$680,000 loan (assuming 20% cash down) approximating S$3,000 to S$3,500, a figure that must sit within allowable debt servicing thresholds relative to household income. Buyers with existing car loans, personal loans, or credit card debt will see reduced borrowing capacity, potentially pushing some applicants toward lower price points within the development or requiring larger cash downpayments. Professional couples and households with dual incomes typically find greater TDSR flexibility, making such buyer profiles well-suited to acquisition at this address.

How does 95 Dawson Road compare to neighbouring HDB developments in Queenstown and Tiong Bahru?

95 Dawson Road competes directly against blocks in the Queenstown precinct such as Dover Court, Tai Thong Crescent, and Tiong Bahru Road developments, which offer similar or complementary configurations within overlapping price bands. Some neighbouring blocks may offer younger lease tenures or slightly higher floor counts, potentially commanding marginal price premiums or discounts depending on specific unit characteristics and recent transactional momentum. Comparing amenity proximity, MRT distance, school access, and configuration availability across these alternatives helps buyers assess whether 95 Dawson Road offers best value or whether adjacent blocks provide superior value propositions at equivalent price points. Recent transactional data across peer developments reveals competitive pricing trends and buyer preferences, informing negotiation strategies and valuation benchmarking for this specific address.

Which unit stack or floor levels at 95 Dawson Road offer best value, and why?

Mid-level floors (approximately levels 5 to 20) typically offer optimal value balancing, as they avoid ground-floor and lower-storey limitations regarding street noise, privacy, and pest exposure, whilst avoiding premium pricing for penthouses or very high floors. Lower-middle-storey units (floors 5 to 10) often trade at modest discounts to mid-range floors yet offer improved natural light and reduced lift dependency compared to true ground-floor options, making them attractive value propositions. Higher floors command premiums for unobstructed views and enhanced privacy, though the percentage premium must be weighed against the absolute price increase—often 3% to 7% per storey—to determine whether the premium justifies incremental cost for the buyer's preferences. End units and corner blocks may offer marginally enhanced ventilation or views, commanding small premiums that vary by building configuration, and buyers should evaluate these premiums relative to personal preferences rather than automatic capital appreciation assumptions.

What is the future supply pipeline for HDB developments in the Queenstown district, and how might it affect property values?

Queenstown is a mature estate with limited remaining vacant land for new HDB construction, meaning the supply pipeline for new public housing in this precinct is substantially constrained compared to expanding estates in the North or East regions. This supply scarcity supports long-term demand resilience for existing developments like 95 Dawson Road, as buyers seeking Queenstown's established amenities and central location have fewer new-build alternatives. Government housing policies may shift focus toward new towns and decentralisation, potentially reducing new launches in central estates and indirectly supporting resale values at established addresses through controlled supply dynamics. However, large-scale redevelopment or en-bloc acquisition risks remain present in Queenstown, though such scenarios are not imminent for 95 Dawson Road given its age and current market positioning.

[For Sale] Hdb Flat At 95 Dawson Road — From S$850K