Type

Units

Min Area

Price Range

3 BR

1012 sqft

S$575K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$575K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$115K on this acquisition.
Located 14 min (1.15 km) from NS11 Sembawang 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.

487 Admiralty Link: A Mature HDB Development in Sembawang

487 Admiralty Link stands as an established public housing development in the Sembawang precinct, offering residents a blend of accessibility, community amenities, and value-driven pricing. Located within the northern corridor of Singapore, this HDB project has matured into a sought-after address for families, upgraders, and property investors alike. The development presents units ranging from compact layouts to larger family configurations, each designed to maximise functional living space and modern comfort standards.

Strategic Location and Transport Connectivity

Situated approximately 1.15 kilometres from NS11 Sembawang MRT Station, the development enjoys a manageable 14-minute walk to the North-South Line interchange. This connectivity profile has historically supported consistent rental demand and resale liquidity, as commuters value the direct rail access to the Central Business District and employment hubs across the island. The proximity to Sembawang MRT also anchors the neighbourhood's commercial and retail ecosystem, with shopping centres, hawker facilities, and supermarkets clustered within the surrounding precincts.

Beyond rail transit, the area benefits from comprehensive bus services that extend regional connectivity to adjacent towns and industrial zones. For car owners, the development's location provides straightforward access to the Bukit Timah Expressway and secondary arterial roads, reducing friction for those commuting to the west or south-west regions.

Neighbourhood Profile and Community Infrastructure

Sembawang has evolved into a consolidated residential estate with multi-generational appeal. Schools, clinics, and community centres form the backbone of the neighbourhood's social infrastructure, making the area particularly attractive to families with young children and retirees seeking established amenities. The surrounding residential blocks create a dense, walkable community where residents enjoy proximity to essential services without venturing far from home.

Healthcare facilities, including polyclinics and private medical practices, are distributed throughout the estate. Recreational spaces such as community gardens, football pitches, and neighbourhood parks offer residents affordable leisure options. This mature infrastructure maturity has historically translated into stable property values and sustained demand across market cycles.

Unit Configurations and Pricing Structure

The development features flexible unit layouts tailored to diverse household compositions. Current market offerings commence from S$575,000, reflecting competitive pricing relative to comparative developments within the Sembawang–Yishun corridor. Three-bedroom configurations remain the primary unit type, catering to families and investors targeting rental returns from the middle-income tenant segment.

The pricing ladder across the development accommodates first-time buyers seeking entry into the HDB resale market, as well as upgraders pivoting from smaller units or external estates. Floor height, unit orientation, and remaining lease tenure all influence individual unit valuations, creating a granular pricing spectrum that supports buyer segmentation across income and investment profiles.

Investment Yield and Rental Demand

Properties within the Sembawang precinct have consistently attracted investor interest, particularly from those seeking stable rental yields in the S$2,000–S$2,500 monthly range for three-bedroom units. The proximity to Sembawang MRT and the established residential fabric support tenant demand from young professionals, small families, and expatriates seeking mid-market rental accommodation. Historical rental absorption rates in the area suggest reasonably rapid tenant placements for well-maintained units, minimising void periods and supporting consistent income streams.

The development's maturity and established tenant pool create predictable market dynamics, advantageous for buy-to-let investors focused on steady returns rather than speculative capital gains. Conservative yield estimates hover around 3–3.5% gross return, factoring in typical property tax and maintenance contributions, positioning this development squarely within risk-adjusted parameters for institutional and private investors.

Lease Tenure and Long-Term Value Considerations

HDB properties at 487 Admiralty Link operate under standard public housing lease frameworks, with lease remaining dependent on the individual unit's original grant date. Buyers should conduct due diligence on remaining lease tenure, as this variable materially impacts future resale value and financing accessibility. Banks typically begin restricting mortgage loan tenure when remaining lease falls below 60 years, a threshold that will eventually affect the broadest buyer pool.

The government's lease renewal and selective en bloc redevelopment policies add a layer of long-term optionality to HDB assets, though such outcomes remain subject to statutory criteria and policy evolution. Prudent buyers should factor current lease duration into their acquisition calculus, particularly if purchase intent extends beyond a 10–15 year holding horizon.

Buyer Suitability Across Profiles

First-time buyers benefit from HDB's lower entry price points and straightforward financing pathways via HDB loans and government grants. The development's established infrastructure and transparent resale market mechanics reduce acquisition complexity compared to private residential assets. Upgraders transitioning from one-bedroom or two-bedroom public housing find three-bedroom units here align with expanding family compositions and lifestyle evolution. Investors gain exposure to a stable, liquid asset class with predictable tenant demand and regulatory clarity.

High-net-worth individuals occasionally acquire HDB properties as portfolio diversification or near-family placements, though the asset class remains primarily targeted at owner-occupiers and middle-market investors. The development's price point generally appeals to household incomes in the S$6,000–S$9,000 monthly band, positioning it within the core HDB demographic.

Financing and Affordability Assessment

At current pricing levels, mortgage servicing for typical units requires household income levels supportive of 80% loan-to-value (LTV) financing under HDB mortgage schemes. Total debt servicing ratios (TDSR) for a S$575,000 purchase with 20% downpayment would typically consume 25–30% of gross household income at prevailing interest rates, leaving reasonable headroom for other financial obligations. Buyers should engage HDB or approved bank mortgage officers early to validate financing feasibility before committing to an offer.

Grant schemes, CPF accumulation, and housing subsidies may further improve affordability for eligible first-time purchasers, reducing effective out-of-pocket requirements. Upgraders leveraging sale proceeds from existing HDB units can substantially compress their cash requirement, enhancing the purchase accessibility for this demographic.

Additional Buyer's Stamp Duty for Second-Property Purchasers

Singapore Citizens purchasing 487 Admiralty Link as a second residential property incur Additional Buyer's Stamp Duty (ABSD) at 20% on the purchase price. This duty is payable on top of standard buyer's stamp duty and materially increases transaction costs for investors or upgraders holding an existing property. A S$575,000 purchase would trigger approximately S$115,000 in ABSD liability, a consideration that must factor into investment return projections and financing adequacy.

Notably, first-time buyers and permanent residents eligible for first-property exemptions avoid ABSD entirely, creating a significant cost advantage that skews HDB demand toward owner-occupiers and first-time investors. Existing property owners should model ABSD impact on net yield before proceeding with acquisition.

Comparative Market Position

487 Admiralty Link competes within a broader Sembawang–Yishun cohort of mature HDB blocks, with pricing broadly aligned to per-square-foot transactions across the precincts. Recent resale data suggests three-bedroom units in well-maintained blocks command S$550–S$620 per square foot, positioning this development well within contemporary market range. Comparable blocks in adjacent addresses show similar pricing progression, suggesting minimal pricing anomaly or premium relative to immediate peers.

The development's accessibility to Sembawang MRT provides a modest valuation anchor relative to estates further from rail transit, supporting consistent inter-block pricing cohesion. Buyers evaluating value proposition should cross-reference recent transacted prices across the broader neighbourhood to validate offer reasonableness.

District Supply Pipeline and Future Market Dynamics

Sembawang and the broader northern corridor face limited new HDB supply in the medium term, as the Housing and Development Board concentrates new launches in Growth Areas further from the city core. This supply constraint may support gradual capital appreciation across existing mature estates, though rates will likely remain modest relative to high-growth precincts. Upgraders and investors benefit from reduced new-supply pressure, which historically underpins stable resale values and tenant demand.

The neighbourhood's consolidation and absence of major redevelopment plans suggest a stable, low-disruption investment environment. Residents can expect long-term community continuity and infrastructure maturation rather than transformative change, appealing to those seeking predictable, risk-adjusted property outcomes.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 487 Admiralty Link as an investment property?

Three-bedroom units at 487 Admiralty Link typically attract monthly rents in the S$2,000–S$2,500 range, translating to a gross rental yield of approximately 3–3.5% based on current purchase prices around S$575,000. This yield calculation assumes a S$575,000 purchase price and annual rental income of S$24,000–S$30,000, positioning the development within standard HDB investment returns. The established Sembawang neighbourhood and proximity to Sembawang MRT support consistent tenant absorption, reducing void periods and supporting predictable income streams. Investors should factor in property tax, maintenance contributions, and insurance costs when calculating net yield, which typically reduces gross returns by 0.5–1 percentage point annually.

How does the per-square-foot pricing at 487 Admiralty Link compare to recent resale transactions in Sembawang?

Recent comparable resales across Sembawang suggest three-bedroom HDB units trade within a S$550–S$620 per square foot band, with 487 Admiralty Link priced at approximately S$568 per square foot based on quoted rates around S$575,000 for 1,012 sqft units. This positioning places the development squarely within contemporary neighbourhood benchmarks, indicating fair market pricing relative to immediate peers. Variations typically reflect floor level, unit orientation, lease remaining, and maintenance condition rather than development-wide anomalies. Prospective buyers should independently verify recent transacted prices via HDB resale portal data to confirm ongoing pricing alignment and validate individual unit offers within the broader market context.

What is the Additional Buyer's Stamp Duty impact if I already own a property and purchase at 487 Admiralty Link?

Singapore Citizens purchasing 487 Admiralty Link as a second residential property are liable for Additional Buyer's Stamp Duty (ABSD) at 20% on the purchase price. For a S$575,000 purchase, this equates to approximately S$115,000 in ABSD payable at the point of acquisition, substantially increasing total transaction costs beyond standard buyer's stamp duty and legal fees. This 20% duty significantly compresses net investment returns and reduces financing capacity, as many buyers must fund ABSD from existing equity or savings rather than mortgage proceeds. First-time buyers, permanent residents qualifying for first-property exemptions, and those selling an existing property simultaneously should verify their ABSD liability status with HDB or their mortgage adviser before proceeding, as eligibility exceptions can meaningfully improve purchase economics.

Does remaining lease tenure affect the resale value and financing options for units at 487 Admiralty Link?

Remaining lease tenure materially impacts both resale valuation and mortgage accessibility for HDB units across the development. Banks typically impose restrictions on loan tenure when remaining lease falls below 60 years, effectively narrowing the prospective buyer pool and compressing resale values as the lease shortens. Units with 85+ years remaining enjoy maximum financing accessibility and broader buyer appeal, while units with 60–75 years remaining face incremental loan restrictions that reduce buyer pool depth and create modest valuation headwinds. The Housing and Development Board's lease renewal policies and potential selective en bloc redevelopment create long-term optionality for assets within qualifying precincts, though outcomes remain subject to statutory criteria and policy evolution. Buyers prioritising long holding horizons (15+ years) should prioritise units with lease remaining above 75 years to mitigate future refinancing friction and resale liquidity constraints.

How does proximity to Sembawang MRT Station influence demand and long-term capital appreciation for the development?

The 1.15-kilometre walk to NS11 Sembawang MRT Station positions 487 Admiralty Link within an established commuter corridor with reliable tenant demand and consistent capital appreciation relative to non-MRT-proximate estates. MRT proximity historically anchors both owner-occupier demand (commuting to CBD and regional employment hubs) and investor interest (rental tenant yield stability), creating dual-demand vectors that support liquidity across market cycles. Estates within 15-minute walk distance of MRT stations typically command modest price premiums and enjoy faster resale absorption compared to car-dependent neighbourhoods, a dynamic that has historically delivered 3–5% annual appreciation during measured real estate cycles. The North-South Line's connectivity to Jurong, the CBD, and Marina Bay reinforces employment accessibility, sustaining rental tenant demand from young professionals and small families. Long-term capital appreciation is unlikely to be spectacular but should track neighbourhood inflation and gradual stock filtering as lease decay creates gradual unit churn and supply-demand rebalancing across comparable older estates.

Is 487 Admiralty Link suitable for first-time buyers, upgraders, or investors—and which profile benefits most?

487 Admiralty Link serves all three buyer profiles but with distinct value propositions for each. First-time buyers benefit from straightforward HDB financing pathways, eligibility for government grants reducing cash requirements, and access to an established, transparent resale market with predictable pricing mechanics. Upgraders transitioning from smaller units to larger family configurations find competitive pricing and ample three-bedroom inventory supporting purchase flexibility and timeline control. Investors gain exposure to a liquid, well-understood asset class with stable tenant demand and regulatory clarity, though the development's modest growth trajectory and 3–3.5% yield suit conservative, income-focused strategies rather than capital appreciation plays. Upgraders likely derive maximum benefit, leveraging sale proceeds from existing units to minimise cash outlay and accelerate ownership progression. First-time buyers enjoy advantageous financing and grant access, while investors should model conservative yield assumptions and prioritise lower-price units to maximise rental return percentages.

What Total Debt Servicing Ratio (TDSR) and financing headroom should I expect at typical 487 Admiralty Link price points?

At the S$575,000 entry price with 20% downpayment (S$115,000) and 80% mortgage financing (S$460,000), typical monthly servicing under HDB mortgage schemes at prevailing 2.0–2.5% interest rates would consume approximately S$2,200–S$2,450 in principal and interest payments over a 25-year loan tenure. This translates to a TDSR of 25–30% for household incomes in the S$7,500–S$9,000 monthly band, leaving reasonable headroom (35–40% TDSR limit) for other financial obligations such as car loans, personal credit, and spouse employment income volatility. Buyers should obtain pre-approval from HDB or approved mortgage banks to validate financing adequacy before proceeding with offers, as individual income verification, asset holdings, and existing debt profiles materially influence final loan quantum and tenure. Upgraders leveraging sale proceeds from existing units substantially compress their cash requirement and improve financing headroom, effectively reducing out-of-pocket outlay by S$100,000–S$200,000 and freeing TDSR capacity for other financial commitments.

How does 487 Admiralty Link compare to nearby competing HDB developments in Sembawang or Yishun?

487 Admiralty Link competes directly with established HDB blocks across central Sembawang and northern Yishun precincts, with pricing broadly aligned to per-square-foot transacted data across the cohort. Immediate comparable developments trade within similar price bands (S$550–S$620 per sqft), and architectural quality, floor plans, and community amenities show minimal differentiation across blocks built within the same HDB development era. Competitive advantages typically centre on individual unit characteristics (floor level, orientation, balcony, remaining lease) rather than development-wide features. The development's positioning relative to Sembawang MRT provides a modest connectivity advantage over blocks in deeper Yishun precincts, historically supporting slightly firmer pricing and faster resale velocity. Buyers should conduct direct price comparisons across recent resale transactions in immediately adjacent blocks to validate individual unit offer reasonableness and identify marginal pricing anomalies favouring particular stack positions or floor levels across the wider neighbourhood.

Which unit stacks or floor levels offer the best value within 487 Admiralty Link?

Middle-floor units (fourth to eighth storey) typically offer superior value within the development, as they command modest pricing discounts relative to premium high-floor units while avoiding ground-floor noise, security, and natural light compromises. Mid-stack positioning balances accessibility (shorter lift wait, reduced lift dependency for young children and elderly residents) with vista quality and privacy advantages over lower storeys. Units facing quieter streets (away from main arterial roads) and receiving north-facing or east-facing orientation command modest pricing premiums reflecting reduced heat gain and improved thermal comfort, though premiums rarely exceed 2–3% across HDB estates. Ground-floor units may offer purchasing discounts of 5–8% reflecting security, noise, and natural light constraints, presenting opportunities for investor value-hunting where rental yield takes precedence over occupancy comfort. Prospective purchasers should conduct site visits across comparable floor levels to assess personal comfort thresholds, as individual preferences for lift wait times, light quality, and neighbourhood noise profiles vary materially and should drive floor selection rather than pure pricing mathematics.

What is the future supply pipeline for new HDB units in the Sembawang district, and how might this affect long-term property values?

Sembawang and the broader northern corridor face limited new HDB supply within the immediate 5–10 year horizon, as the Housing and Development Board concentrates new launches in designated Growth Areas including Ang Mo Kio and Punggol, driving population dispersal away from mature central estates. This structural supply constraint typically supports gradual capital appreciation across existing mature stocks, as new-supply competition diminishes and stock filtering (lease decay, upgrading outflows) gradually rebalances supply-demand dynamics across the neighbourhood. Upgrade demand from first-time buyers graduating to larger units, combined with reduced new-supply churn, historically generates modest annual appreciation in the 2–4% range across mature estates—well below high-growth precincts but substantially above inflation for risk-adjusted real estate exposure. The absence of major redevelopment plans or district transformation initiatives suggests long-term community continuity, stable service infrastructure, and low disruption risk, appealing to buyers prioritising predictable returns over speculative upside. Prospective buyers should frame investment expectations around capital stability and income generation rather than transformational appreciation, positioning 487 Admiralty Link squarely within conservative, yield-focused portfolio strategies.

[For Sale] Hdb Flat At 487 Admiralty Link — From S$575K