Type

Units

Min Area

Price Range

3 BR

969 sqft

S$4,200/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$4,200.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$840 on this acquisition.
Located 2 min (190 m) from EW20 Commonwealth 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.

89 Tanglin Halt Road: A Mature HDB Development Near Commonwealth MRT

Located at 89 Tanglin Halt Road, this HDB estate occupies a well-positioned address in one of Singapore's established residential corridors. The development benefits from immediate proximity to Commonwealth MRT Station (EW20), situated just 190 metres away—a walking distance of approximately 2 minutes. This strategic placement on the East-West Line provides residents with seamless connectivity to the broader Singapore transit network, linking commuters directly to business districts, educational hubs, and leisure destinations across the island.

The estate represents a mature residential community where multiple generations of families have established roots. The area has evolved steadily over the decades, attracting a diverse cross-section of owner-occupiers and investment-minded purchasers seeking the balance of affordability and location convenience. The neighbourhood character reflects established patterns of community living, with established hawker centres, neighbourhood shops, and local services that cater to daily household needs.

Location and Transport Connectivity

Commonwealth MRT Station serves as the primary transport gateway for residents at 89 Tanglin Halt Road. Positioned on the East-West Line, this station connects directly to major employment zones including the Central Business District, as well as secondary business corridors. The 2-minute walking distance positions the development well within the optimal 400-metre catchment radius that real estate professionals typically associate with strong MRT influence on property demand and long-term capital appreciation.

Beyond the MRT connection, residents enjoy vehicular access via Tanglin Halt Road itself, which links to major arterial roads including Commonwealth Avenue and Alexandra Road. This dual connectivity—both public and private transport—provides flexibility for commuting preferences and supports the area's appeal to both working professionals and retirees seeking accessible locations without car dependency.

Unit Configurations and Living Spaces

The development offers a range of residential configurations, with units typically ranging across multiple bedroom counts and floor areas. Individual units vary in specification, with some offering approximately 969 square feet of internal floor area. The variety in unit types reflects the original planning intent to create a mixed-tenure estate suitable for different household compositions and life-stage transitions.

Unit layouts at this address have been designed to maximise natural light and ventilation, a hallmark of HDB design principles refined through decades of residential planning. Common features include multiple windows, practical kitchen arrangements, and bathroom facilities that meet contemporary household standards. The floor area sizing allows for flexible furniture arrangements and comfortable entertaining, important considerations for families evaluating long-term occupancy.

Amenities and Estate Facilities

As a mature HDB estate, 89 Tanglin Halt Road functions within an established community infrastructure network. Residents benefit from proximity to multiple shopping centres, including larger retail formats on Tanglin Halt Road and neighbouring zones. These centres provide grocery, fashion, dining, and services options within walking or short travel distances.

Educational institutions are well-represented in the surrounding area, with primary and secondary schools accessible via short commutes. Healthcare facilities, including polyclinics and private medical practitioners, are similarly convenient to reach. The neighbourhood supports active community life, with residents' associations, grassroots activities, and regular estate maintenance programmes typical of mature HDB estates.

Investment and Ownership Considerations

For purchasers evaluating 89 Tanglin Halt Road as a residential investment, the estate's MRT proximity remains the strongest capital appreciation driver. Properties within 400 metres of MRT stations historically command pricing premiums relative to non-MRT-served locations, and Commonwealth Station's position on a fully-developed transport corridor provides stable, long-term connectivity value.

The mature estate status brings both advantages and considerations. Established neighbourhoods offer predictable rental demand from workers seeking convenience and lower commuting costs, supporting potential rental income if purchased as an investment. However, purchasing as a second residential property triggers Additional Buyer's Stamp Duty at the current rate of 20% for Singapore Citizens, a cost that impacts the effective investment return and should be modelled into financial projections.

The estate's location within a fully-developed residential area also means limited future land redevelopment risk—a characteristic that provides long-term certainty. Unlike growth estates with significant pipeline supply, mature HDB locations operate within essentially fixed housing stock, potentially supporting steadier capital value maintenance for established properties.

Market Context and Competitive Positioning

Within the broader east-central HDB market, 89 Tanglin Halt Road competes with other Commonwealth-adjacent estates and alternative mature residential locations across EW20's catchment. Properties in this sub-market typically appeal to upgraders transitioning from smaller units, families seeking established neighbourhoods, and investors targeting stable rental yields from well-connected locations.

Recent transaction activity in the immediate area provides useful benchmarking data. Comparable units in the same block and neighbouring stacks typically transact at price points reflecting the MRT proximity premium, estate maturity, and unit-specific conditions including floor level, orientation, and renovation status. Prospective purchasers benefit from examining recent sales data for identical or similar unit types to establish fair-value anchors.

Financing and Affordability Framework

For first-time buyers, 89 Tanglin Halt Road remains within the accessible price range that HDB housing generally offers, supported by Housing and Development Board loan schemes and standard bank financing options. The mature estate's established status typically means straightforward mortgage approval processes, as valuation practices are well-established and lender appetite remains strong for properly-positioned MRT-served HDB stock.

Owner-occupiers should model the total acquisition cost including stamp duties, legal fees, and any renovation requirements. Whereas first-time buyers benefit from stamp duty relief, subsequent purchasers face Additional Buyer's Stamp Duty at 20%, materially affecting the effective purchase cost. Financial advisors typically recommend stress-testing affordability at higher interest rate scenarios to ensure Debt-to-Service Ratio headroom above the standard 35% regulatory threshold.

Future Considerations and Long-Term Holding Value

The east-central district continues to benefit from public sector planning investments, including transport network improvements and estate renewal programmes affecting adjacent constituencies. Whilst 89 Tanglin Halt Road itself is mature and not part of active renewal pipelines, the broader district's development trajectory supports stable, predictable property values.

Buyers should remain cognisant of the long-term lease decay risk inherent in leasehold HDB properties. As remaining lease tenure shortens, properties eventually encounter affordability constraints for financing and capital value compression. Buyers purchasing at 89 Tanglin Halt Road should verify exact lease remaining tenure and factor potential future en-bloc restructuring scenarios into investment timeframes, though such outcomes remain speculative and dependent on multiple regulatory and procedural factors outside individual owner control.

Frequently Asked Questions

What rental yield might I expect if I purchase a unit at 89 Tanglin Halt Road as an investment property?

Rental yields for well-positioned HDB units near MRT stations typically range between 3% and 5% gross annual yield, depending on unit type, floor level, and market conditions. Properties at 89 Tanglin Halt Road benefit from Commonwealth MRT's proximity, which attracts consistent tenant demand from working professionals seeking convenient access to the CBD and other employment centres. However, you should model your specific expected rental income based on comparable unit rents in the same block and neighbouring estates, accounting for potential vacancy periods and maintenance costs. As a second residential property investment, remember that Additional Buyer's Stamp Duty of 20% will materially reduce your effective return, so this cost must be factored into your investment case before committing capital.

How does pricing per square foot at 89 Tanglin Halt Road compare to recent transactions in the same area?

Recent transaction activity for comparable units in the immediate Commonwealth MRT catchment typically reflects pricing patterns established by unit type, floor level, remaining lease tenure, and specific condition factors. To obtain accurate psf comparisons, you should examine recent sales data from the Housing and Development Board's resale flat prices portal and cross-reference transactions from the same block and adjoining stacks within the past 3-6 months. The MRT proximity premium typically adds 8-12% to the psf price relative to non-MRT-served estates in the same district, a reflection of the sustained commuting convenience value. Working with a property advisor who has access to transactional databases will allow you to benchmark candidate units against comparable sales and identify whether specific units offer fair value relative to recent market activity.

What is the Additional Buyer's Stamp Duty cost for purchasing at 89 Tanglin Halt Road as a second property?

If you are a Singapore Citizen purchasing 89 Tanglin Halt Road as a second or subsequent residential property, you must pay Additional Buyer's Stamp Duty (ABSD) at the current statutory rate of 20% on the purchase price. For example, a purchase price of S$400,000 would incur ABSD of S$80,000, materially increasing your total acquisition costs. This duty is payable separately from standard conveyancing stamp duty and must be factored into your financing structure, as most banks will not lend against ABSD costs. First-time buyers purchasing their first residential property are exempt from ABSD, making this an important eligibility question to clarify with your bank and legal advisors before committing to a purchase.

What is the lease decay risk for 89 Tanglin Halt Road, and how does it affect resale value?

Like all HDB leasehold properties, units at 89 Tanglin Halt Road are subject to lease tenure decay, which progressively compresses property values as the remaining lease falls below 80 years. You must verify the exact remaining lease tenure for any unit you consider—this information is available from HDB resale transaction records and should be confirmed with your legal advisor before purchase. Properties with fewer than 70 years remaining typically experience accelerated value compression and encounter financing difficulties, as most banks will not lend on units with shorter leases. The development's maturity means remaining lease periods are a critical due diligence factor; buyers should model potential resale value scenarios across different lease deterioration timeframes to understand long-term hold value implications. Future en-bloc restructuring remains speculative and is not a reliable planning assumption, though mature estates with significant numbers of units nearing lease expiry may eventually become candidates for collective redevelopment under HDB's lease-to-ownership schemes.

How does proximity to Commonwealth MRT Station influence long-term capital appreciation and tenant demand?

MRT proximity is consistently the strongest demand driver for HDB properties, as it directly reduces commuting time and cost for working-age populations. Commonwealth Station's position on the established East-West Line provides direct access to major employment centres including the CBD, with stable, long-term usage patterns unlikely to change materially. Properties within 400 metres of fully-operational MRT stations historically command 8-15% pricing premiums relative to equivalent units further from transit, a premium that remains stable across economic cycles because it reflects fundamental commuting convenience value. For investment purchasers, the MRT proximity ensures consistent tenant demand from professionals willing to pay rental premiums for convenient location, supporting predictable income streams. Capital appreciation prospects for MRT-served HDB units are typically more stable than non-MRT locations, though ultimate long-term values depend on broader district-level development trajectories and lease decay dynamics rather than MRT proximity alone.

Is 89 Tanglin Halt Road suitable for first-time buyers, upgraders, or investment-focused purchasers?

The estate serves different buyer profiles with varying requirements. First-time buyers benefit from stamp duty exemptions and Housing and Development Board loan schemes offering below-market interest rates, making 89 Tanglin Halt Road an affordable entry point into ownership with strong MRT connectivity; financial advisors typically recommend first-timers prioritise established, mature estates with proven rental characteristics over speculative new launches. Upgraders transitioning from smaller units appreciate the established neighbourhood character, mature community infrastructure, and proximity to schools and shopping—factors that mature HDB estates emphasise over newer developments lacking these amenities. Investment-focused purchasers are attracted by the MRT proximity and proven rental demand, though they must account for the 20% Additional Buyer's Stamp Duty cost and carefully model rental income against total acquisition costs including financing and maintenance. Each buyer profile should conduct scenario analysis specific to their investment timeframe and cash flow requirements before committing capital.

What TDSR and financing headroom should I model at typical purchase prices for this estate?

The Debt-to-Service Ratio (TDSR) regulatory framework limits mortgage servicing to 35% of gross monthly income for most borrowers, though HDB loan schemes may offer slightly different parameters—you should verify current HDB financing rules with an HDB-approved financial advisor. For a typical purchase price range at 89 Tanglin Halt Road, buyers should stress-test affordability at interest rates 1-2 percentage points above current market rates to ensure adequate headroom for economic cycles and personal income variations. Working backwards from the 35% TDSR threshold, a household with gross monthly income of S$6,000 could typically service a mortgage of approximately S$2,100 monthly, supporting borrowing capacity of approximately S$350,000-400,000 depending on loan tenure and interest assumptions. You should obtain pre-approval from your bank or HDB before making an offer, as this formalises your borrowing capacity and allows for informed negotiation. Always model total acquisition costs including the 20% Additional Buyer's Stamp Duty if applicable, as this cash outlay affects your available equity and overall financing structure.

How does 89 Tanglin Halt Road compare to nearby competing HDB estates in the same MRT catchment?

The immediate competitive set includes other mature HDB estates within Commonwealth MRT's accessible radius and alternative locations on the East-West Line serving similar commuter populations. Properties in adjacent blocks and neighbouring estates typically transact at comparable price points, with differentials reflecting specific unit characteristics—floor level, orientation, renovation condition, and remaining lease tenure—rather than estate-level factors. Some nearby competing estates may offer slightly newer building stock or different unit sizes, while 89 Tanglin Halt Road's maturity brings established community infrastructure and potentially lower maintenance costs. Rental demand patterns are broadly similar across the catchment, as tenant profiles prioritise MRT proximity equally across different estate options. You should conduct comparative site visits to multiple competing estates and examine recent transaction data to assess whether 89 Tanglin Halt Road units offer superior value relative to alternatives, accounting for specific unit characteristics rather than assuming estate-level positioning determines relative value.

Which unit stack or floor level typically offers the best value at 89 Tanglin Halt Road?

Value assessment at 89 Tanglin Halt Road depends on balancing competing factors across different unit positions. Lower floor units (1-4 levels) typically command modest price discounts relative to mid-range floors due to reduced natural light and privacy concerns, though these discounts may not accurately reflect actual utility for families with young children or elderly residents who prioritise ground-level accessibility. Mid-range floors (5-10 levels) traditionally offer optimal value, combining reasonable natural light and ventilation with price points below premium higher floors, whilst maintaining acceptable noise insulation from street-level activities. Upper floors command premiums for superior views and reduced ambient noise, premiums that may not justify the additional cost for owner-occupiers but might appeal to investors targeting higher-income tenant profiles. You should physically visit units across multiple floor levels and stacks to assess which configuration aligns with your specific lifestyle preferences and investment objectives; avoid assuming published unit valuations automatically reflect your personal utility priorities. Comparative rent data by floor level in the same block will inform whether premium pricing for higher floors translates to corresponding rental income uplift.

What is the future supply pipeline for new HDB development in the east-central district, and how might this affect 89 Tanglin Halt Road values?

The east-central district encompassing Commonwealth MRT and 89 Tanglin Halt Road is substantially built-out, with limited undeveloped land available for new HDB construction. Most future supply in this submarket will originate from estate renewal programmes and potential en-bloc restructuring of ageing blocks, rather than greenfield developments creating significant additional unit stock. The Housing and Development Board's long-term planning maps may identify specific blocks for eventual renewal, but such programmes typically occur across 15-20 year horizons and do not represent near-term supply pressures. The absence of major competitive supply pipeline supports stable capital values for established properties like 89 Tanglin Halt Road, as new unit delivery will remain limited relative to persistent demand from workers seeking MRT-connected housing. However, you should monitor HDB and Urban Redevelopment Authority announcements regarding district-level planning, as occasionally neighbouring sites may be designated for large-scale development affecting longer-term property value trajectories. For most owner-occupiers with 10-15 year holding periods, the mature supply profile is advantageous, supporting predictable demand patterns and stable pricing trajectories.

[For Rent] Hdb Flat At 89 Tanglin Halt Road — From S$4,200