Type

Units

Min Area

Price Range

3 BR

1334 sqft

S$718K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$718K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$144K on this acquisition.
Located 8 min (650 m) from CR4 Pasir Ris East MRT Station (U/C).

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.

228 Pasir Ris Street 21: Well-Positioned HDB Living in a Thriving Residential Neighbourhood

228 Pasir Ris Street 21 stands as an established residential development in one of Singapore's most vibrant residential districts. Located in the heart of Pasir Ris, this HDB project offers practical, well-designed housing options that cater to diverse buyer profiles, from first-time homebuyers seeking affordable entry points to upgraders desiring larger living spaces and established families seeking a move to this mature estate.

The development comprises three-bedroom and two-bathroom units with floor areas reaching approximately 1,334 sqft, providing ample space for comfortable family living. These configurations strike a balance between practical functionality and responsive design, making them particularly appealing to households requiring flexibility in their day-to-day arrangements. The units available within this project are priced from S$718,000, positioning them competitively within the broader Pasir Ris HDB resale market.

Strategic Location and Transport Connectivity

One of the most compelling attributes of 228 Pasir Ris Street 21 is its proximity to Pasir Ris East MRT Station, currently under construction and located approximately 650 metres away—a manageable eight-minute walk. When this station becomes operational, it will fundamentally reshape transport accessibility for residents, providing direct connections across the greater North-East Region and beyond. This anticipated infrastructure investment serves as a significant catalyst for future demand and resale appeal, as improved MRT connectivity has historically driven capital appreciation in surrounding residential areas.

Beyond the forthcoming MRT expansion, the neighbourhood already benefits from established bus networks and proximity to major arterial roads, ensuring convenient access to employment centres across the island and regional shopping destinations. The Pasir Ris Transport Interchange remains a key hub, connecting multiple bus services that serve both local and regional routes.

Neighbourhood Amenities and Living Environment

Pasir Ris has evolved into a fully mature residential estate with comprehensive amenity infrastructure. The precinct is home to several primary schools, secondary institutions, and junior colleges, making it particularly attractive for families with school-aged children. Shopping and dining options are abundant, anchored by Pasir Ris Town Centre and supplemented by multiple neighbourhood shopping nodes that cater to everyday retail and F&B requirements.

Recreational facilities within the wider estate include parks, community centres, and sports complexes, contributing to an active neighbourhood lifestyle. The proximity to Pasir Ris Park and waterfront areas provides residents with accessible green spaces for leisure and informal outdoor recreation. Healthcare services are similarly well-represented, with polyclinics and private medical facilities serving the resident population.

HDB Lease Structure and Resale Considerations

As an HDB development, units at 228 Pasir Ris Street 21 operate under Singapore's public housing framework, offering lease tenures that align with HDB's standard leasehold model. The resale market for HDB properties remains robust, supported by the transparent valuation mechanisms set by HDB and the consistent demand from successive generations of homebuyers. HDB resale transactions benefit from streamlined administrative processes and strong financing accessibility, as most mainstream lenders offer competitive mortgage products tailored specifically to HDB properties.

Buyers should be aware that HDB lease decay—the gradual reduction in lease value as properties age—becomes a material consideration beyond the 80-year mark. Properties at 228 Pasir Ris Street 21, being an established development, fall within the later stages of their lease cycle, making capital appreciation patterns somewhat different from newer projects. However, the development's mature infrastructure, established community, and anticipated MRT connectivity improvements support relative stability in medium-term resale demand.

Investment Characteristics and Financing Accessibility

From an investment perspective, HDB resale properties in established estates like Pasir Ris continue to attract both owner-occupiers and modest investment interest. Rental yields on comparable properties in this precinct typically range between three and four percent gross, dependent on unit size, floor level, and lease remaining. Investors must account for the 20% Additional Buyer's Stamp Duty (ABSD) applicable to Singapore Citizens purchasing a second residential property, alongside standard buyer's stamp duty and other transactional costs. This ABSD burden reduces effective returns and should be carefully modelled within any investment thesis.

Financing accessibility for owner-occupiers remains straightforward through HDB loans, which offer tenure matching up to 35 years and competitive interest rates reviewed periodically by HDB. First-time buyers benefit from HDB loan quantum ceilings set at 90% of the purchase price or the property's valuation—whichever is lower—enabling relatively low deposit requirements. Debt servicing ratio (DSR) assessments typically allow buyers to commit up to 40% of gross monthly household income to the total housing loan repayment, providing reasonable headroom for most families at current price points within this development.

Comparative Market Position

In the context of the broader Pasir Ris HDB resale market, 228 Pasir Ris Street 21 offers pricing and unit configurations that reflect the estate's mid-range positioning. Three-bedroom units across the Pasir Ris estate trade at varying price points depending on block location, floor level, and lease remaining, with some premium blocks commanding higher price per square foot (psf) due to superior views, newer construction, or proximity to transport nodes. The development's position relative to the forthcoming Pasir Ris East MRT Station may influence relative demand compared to blocks more distant from this emerging transport interchange.

Suitability Across Buyer Segments

First-time homebuyers will find this development accessible, offering established neighbourhood infrastructure, clear financing pathways, and the psychological reassurance of purchasing within a mature, proven residential estate. Young families upgrading from smaller properties or rental arrangements benefit from the spacious three-bedroom layouts and comprehensive local amenities supporting active family life.

High-net-worth individuals and sophisticated investors may view HDB resale properties more selectively, considering them primarily for owner-occupied use given the lease decay considerations and ABSD implications; however, those seeking stable, income-producing assets with long remaining tenure may identify pockets of opportunity within this development. Current empty-nesters or older households considering rightsizing downwards may find the supply of larger HDB units somewhat constrained in comparison to smaller two-bedroom offerings.

Future District Supply Pipeline and Long-Term Outlook

The North-East Region continues to receive policy attention and infrastructure investment, supporting long-term residential demand and capital retention. The opening of Pasir Ris East MRT Station will redirect transport patterns and potentially unlock additional development opportunities in surrounding areas, though 228 Pasir Ris Street 21's established position within the core estate should insulate it from material negative externalities. New HDB launches in the region have been sporadic and geographically dispersed, meaning demand pressure on existing estates like Pasir Ris remains relatively steady. Completed developments such as this one benefit from the absence of fresh competition within their immediate vicinity, supporting steady resale demand from subsequent purchaser cohorts.

Frequently Asked Questions

What is the estimated gross rental yield for units at 228 Pasir Ris Street 21 if purchased as an investment property?

Gross rental yields on comparable three-bedroom HDB resale units in the Pasir Ris estate typically range between 3.0% and 4.0% per annum, depending on factors such as floor level, block orientation, and remaining lease term. A property purchased at the current indicative pricing of around S$718,000 could reasonably generate monthly rental income between S$1,800 and S$2,400, based on market rates for this unit profile in the neighbourhood. However, prospective investor-buyers must factor in the 20% Additional Buyer's Stamp Duty (ABSD) payable on acquisition as a second residential property—a significant upfront cost of approximately S$143,600—alongside standard buyer's stamp duty, legal fees, and agent commissions, all of which materially compress net returns. After accounting for these acquisition costs, annual outgoings, and the 20% ABSD burden, net yields fall closer to the 2.0%-2.5% range, making this investment suitable primarily for conservative capital preservation strategies rather than aggressive yield-seeking portfolios.

How does the price per square foot at 228 Pasir Ris Street 21 compare to recent HDB transactions in the same Pasir Ris neighbourhood?

At the current pricing of approximately S$718,000 for a 1,334 sqft unit, the effective price per square foot is approximately S$538 psf, positioning this development within the mid-to-upper range for Pasir Ris HDB resale properties. Recent comparable transactions across the Pasir Ris estate have seen three-bedroom units trade between S$480 psf and S$580 psf, with significant variation driven by block newness, floor height, and lease remaining; premium blocks nearer to established amenities or newly refreshed in recent years have achieved higher psf valuations. Units at 228 Pasir Ris Street 21 occupy a competitive position reflecting the development's maturity and established neighbourhood credentials, though blocks in immediate proximity to the forthcoming Pasir Ris East MRT Station may command modest premiums once that transport link becomes operational. Buyers should cross-reference recent transaction data within a three-block radius to validate whether the asking prices represent fair value relative to comparable sales in the immediate area.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at 228 Pasir Ris Street 21?

Singapore Citizens purchasing a second residential property (including HDB resale flats) are subject to Additional Buyer's Stamp Duty at the rate of 20% on the purchase price, over and above standard buyer's stamp duty payable on all residential acquisitions. For a property purchased at S$718,000, the ABSD liability amounts to approximately S$143,600, representing a substantial transactional cost that must be funded from the buyer's own resources and cannot be financed through a mortgage loan. This 20% ABSD duty applies whether the purchase is intended for owner-occupation or investment purposes, creating a meaningful barrier to entry for upgraders and investors alike. When combined with standard buyer's stamp duty (ranging from 1%-4% depending on purchase price bands), legal fees, and agent commissions, total acquisition costs can easily exceed S$175,000 to S$185,000, reducing effective purchasing power and net returns for investment buyers. First-time homebuyers are exempt from ABSD, making owner-occupation the most economically efficient buyer profile for this property.

What is the lease decay risk for 228 Pasir Ris Street 21, and how does remaining lease term affect resale value?

As an established HDB development, properties at 228 Pasir Ris Street 21 are operating with a remaining lease term that has progressed beyond the mid-point of the original 99-year tenure, placing them within the period where lease decay begins to exert measurable downward pressure on resale valuations. HDB valuation methodology incorporates remaining lease into the assessment matrix, with properties below 90 years lease remaining experiencing proportionally steeper valuation reductions as the lease further declines; beyond 80 years remaining, the rate of value erosion typically accelerates. The development's current lease position means prospective buyers should verify the exact remaining years before purchase, as this directly influences financing eligibility (HDB loans are tenure-matched to the shorter of 35 years or remaining lease), resale demand from subsequent buyer cohorts, and long-term capital appreciation trajectory. Buyers with extended holding horizons (20+ years) should carefully model the cumulative impact of lease decay on end-of-hold resale prices, as a property held for 25 years will face material headwinds in attracting successor buyers if lease remaining drops below 75 years. Conversely, investors with shorter 7-10 year holding periods may experience more muted lease decay effects, though the 20% ABSD outlay and transactional costs require correspondingly stronger price appreciation to achieve attractive returns.

How will the opening of Pasir Ris East MRT Station affect demand and capital appreciation for properties at 228 Pasir Ris Street 21?

The upcoming Pasir Ris East MRT Station, currently under construction and located approximately 650 metres (eight minutes walk) from 228 Pasir Ris Street 21, represents a transformational infrastructure catalyst that is likely to positively influence demand dynamics and capital appreciation for this development once the station becomes operational. Historically, HDB properties within 400-600 metres of newly opened MRT stations experience heightened buyer interest from first-time purchasers and upgraders seeking improved transport connectivity, typically manifesting in accelerated demand and modest price appreciation in the year or two following station opening. The new MRT connection will provide seamless integration with the broader North-East Region transport network and offer alternative routes to central business districts and other employment centres, reducing commute times and modal flexibility for residents compared to the current bus-dependent connectivity. However, market appreciation tends to be front-loaded in the months immediately preceding and following station opening; properties already priced at the upper end of the Pasir Ris range may have already capitalised much of the anticipated MRT benefit, whereas slightly newer or remoter blocks may still offer better value capture opportunities. Long-term capital growth for properties at this location should be supported by the improved MRT access, though overall appreciation will remain constrained by lease decay effects and the broader maturity of the Pasir Ris estate.

Which buyer profiles are best suited to purchasing at 228 Pasir Ris Street 21—first-timers, upgraders, investors, or empty-nesters?

First-time homebuyers represent the optimal buyer profile for 228 Pasir Ris Street 21, leveraging ABSD exemptions, maximum HDB loan eligibility (90% of purchase price or valuation), favourable financing terms, and the neighbourhood's comprehensive family-oriented amenities including schools, parks, and healthcare facilities. The three-bedroom, two-bathroom configuration provides adequate space for young families and offers greater flexibility than smaller two-bedroom units without commanding premium pricing relative to comparable properties. Upgraders downsizing from private condominiums or larger HDB units will find the development's established infrastructure and proximity to mature amenities (shops, schools, transport) appealing, though the 20% ABSD cost makes this profile less financially efficient unless the upgrader is willing to factor in the acquisition cost overhead. Investors can purchase at 228 Pasir Ris Street 21, but the combination of 20% ABSD, moderate gross yields (3%-4%), and advancing lease term means this investment profile is best suited to conservative, capital-preservation strategies rather than aggressive yield targets; the property appeals most to investors with very long holding horizons or those committed to building a portfolio for eventual owner-occupation. Empty-nesters and retirees seeking to rightsize may find limited appeal in the three-bedroom configuration, as HDB's supply of smaller, more suitable units (one and two-bedroom configurations) in comparable locations typically offers better value and lower complexity.

What are the typical TDSR and financing headroom considerations for buyers at 228 Pasir Ris Street 21's current price points?

At the indicative pricing of S$718,000 for a three-bedroom unit, prospective owner-occupying buyers can access HDB loans covering up to 90% of the purchase price (approximately S$646,200), reducing the required cash deposit to S$71,800 before accounting for stamp duties and incidental costs. HDB applies a Debt Servicing Ratio (DSR) assessment allowing borrowers to commit up to 40% of gross monthly household income to total housing loan repayment; assuming a 25-year loan tenor at current HDB interest rates (typically 2.6%-2.75%), the monthly instalment would be approximately S$3,100-S$3,300, implying a minimum gross monthly household income of approximately S$7,750-S$8,250 to comfortably pass DSR screening with 40% headroom utilisation. Households earning between S$8,000 and S$12,000 monthly gross income will experience reasonable financing accessibility with meaningful surplus income after housing loan repayment, allowing capacity for other financial commitments and savings. Higher-income households (S$12,000+ monthly gross) will find financing elementary and retain substantial DSR headroom, potentially qualifying for shorter-tenure loans or larger purchasing power; conversely, households in the lower income quartile (sub-S$8,000 monthly gross) may face constrained approval odds or require larger cash deposits. Buyers should obtain HDB pre-approval before making offers, as this validates actual borrowing capacity and prevents post-offer financing complications.

How does 228 Pasir Ris Street 21 compare to other competing HDB developments in the Pasir Ris neighbourhood?

The Pasir Ris HDB estate comprises multiple housing blocks built across several decades, creating a diverse supply landscape with varying ages, configurations, and price points; 228 Pasir Ris Street 21 occupies a mid-range positioning within this neighbourhood, offering established build quality and neighbourhood credentials without commanding the premium pricing of newer or specially refreshed blocks. Comparable three-bedroom developments in the immediate Pasir Ris precinct trade at broadly similar price points (S$680,000 to S$760,000 range) but offer differentiated positioning based on block newness, floor levels, proximity to amenities, and lease remaining; buyers shopping across the Pasir Ris estate should systematically review multiple blocks to identify relative value. Developments positioned very close to Pasir Ris MRT Interchange (the existing transport hub) command modest premiums due to established transport convenience, whilst blocks positioned in the hinterland areas away from main arterials tend to trade at discounts despite potentially offering larger open spaces and reduced noise. Once Pasir Ris East MRT Station becomes operational, the relative premium positioning of developments closest to the new station may shift, potentially elevating the appeal of 228 Pasir Ris Street 21 and nearby blocks whilst making more distant blocks relatively less attractive. Buyer strategy should involve shortlisting three to five comparable blocks within the estate, analysing recent transaction prices and lease positions, and selectively negotiating based on the identified value gaps.

Are there specific unit stacks, floor levels, or corner blocks at 228 Pasir Ris Street 21 that offer superior value?

Within the development, unit positioning and floor level materially influence both buyer preference and pricing dynamics; lower-level units (ground to third floors) typically trade at modest discounts of 2%-5% compared to mid-level units due to perception of reduced privacy, noise from street activity, and lower perceived prestige, though they offer practical benefits for buyers with mobility constraints or families with young children requiring easy outdoor access. Mid-level units (fourth to eighth floors) command peak valuations, balancing natural light, views, safety perception, and general livability without the premium pricing of high-level properties; this middle band represents optimal value for most buyer profiles. Higher-level units (ninth floor and above, where applicable) attract aesthetic premiums for panoramic views and perceived exclusivity, typically commanding 5%-12% price increases over comparable mid-level units, though this premium may not translate to proportional rental income uplift if the property is held as investment. Corner units and end-of-block positions command modest premiums (2%-4%) due to enhanced natural light and ventilation, though they sometimes experience greater exposure to external noise if positioned adjacent to main roads or bus routes. Units positioned away from potential noise sources (distance from main arterials, serving lift banks, or common areas) typically command subtle preference premiums. Savvy buyers should prioritise mid-level, non-corner units positioned away from obvious noise sources, as these offer optimal value proposition without the premium pricing of boutique positions whilst delivering superior liveability compared to lower-level alternatives.

What is the future supply pipeline for HDB properties in the North-East Region, and how does this affect long-term outlook for 228 Pasir Ris Street 21?

The North-East Region, encompassing Pasir Ris, Punggol, and Sengkang, continues to receive sustained HDB development focus with new Build-to-Order (BTO) projects periodically launched in areas such as Sengkang West and other emerging precincts; however, new supply in the established Pasir Ris core estate itself remains constrained as the estate reached build-completion several decades ago and is not scheduled for large-scale rejuvenation programmes in the immediate term. This supply scarcity in the Pasir Ris core is favourable for resale prices, as pent-up demand from households seeking housing in the area must be absorbed by the existing stock rather than being satisfied through fresh BTO launches, supporting steady or moderately appreciating demand for developed properties. HDB's ongoing Home Improvement Programme (HIP) and lift upgrading initiatives in mature estates like Pasir Ris may encourage longer holding periods and moderate capital appreciation as properties receive visual and functional upgrades, though these programmes do not prevent lease decay or fundamentally alter the trajectory of ageing properties. The opening of Pasir Ris East MRT Station will likely channel incremental demand towards this precinct from households valuing enhanced transport connectivity, providing medium-term demand support; however, very long-term (20+ year) capital appreciation may be limited by the continued lease decay affecting all HDB properties in the estate. Investors and owner-occupiers should view 228 Pasir Ris Street 21 as a secure, established neighbourhood choice offering stable demand rather than as a speculative capital appreciation vehicle, with realistic expectations of modest real price appreciation and material reliance on lease remaining as the primary value determinant in future decades.

What are the key transaction costs and considerations beyond the purchase price when buying at 228 Pasir Ris Street 21?

Beyond the headline purchase price of approximately S$718,000, buyers must budget for several material costs and considerations that materially influence true acquisition expense. For second property buyers (not first-timers), the 20% ABSD is by far the largest additional cost at S$143,600, non-negotiable and due at completion; first-time buyers are exempt from this burden, creating substantial cost advantage for this profile. Standard buyer's stamp duty ranges from 1%-4% depending on purchase price bands and applies to all buyer profiles, typically adding S$7,000-S$10,000 to acquisition costs. Legal and conveyancing fees charged by solicitors typically range from S$600 to S$1,200, whilst HDB processing and administrative fees add approximately S$100-S$200. Real estate agent commissions, where applicable, are typically 1%-1.5% of purchase price (approximately S$7,200-S$10,800), though this may be negotiable or shared between buyer and seller depending on prevailing market conditions and agent agreement terms. Buyers should also budget for valuation fees (S$200-S$400) if arranging their own property valuation, though HDB provides a valuation within their approval process. Property inspection and pest management costs might add S$300-S$600. Total transactional costs for first-time buyers typically range S$9,000-S$13,000 (1.2-1.8% of purchase price, excluding agent commission), whilst second-property buyers face S$160,000-S$165,000 in total transactional costs inclusive of the 20% ABSD (22-23% of purchase price). Buyers should obtain itemised quotes from solicitors and build these costs into their financial planning to avoid completion surprises.

[For Sale] Hdb Flat At 228 Pasir Ris Street 21 — From S$718K