Type

Units

Min Area

Price Range

4 BR

1334 sqft

S$765K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$765K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$153K on this acquisition.
Located 9 min (720 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?

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183 Pasir Ris Street 11: A Mature HDB Development in North-East Singapore

Located along Pasir Ris Street 11 in Singapore's established north-eastern residential corridor, 183 Pasir Ris Street represents a substantial housing offering within the Pasir Ris planning area. This four-bedroom flat development provides spacious family accommodation in a neighbourhood that has steadily matured over the past two decades, establishing itself as a desirable residential destination for multigenerational households and upgrading families seeking additional living space without relocating too far from the city centre.

Connectivity and Proximity to Emerging MRT Infrastructure

A defining advantage of this property lies in its proximity to the forthcoming Pasir Ris East MRT station, situated approximately nine minutes' walk away at 720 metres distance. This station, set to open on the Cross Island Line, represents a significant strategic upgrade to the area's connectivity landscape. The Cross Island Line, when fully operational, will substantially reduce travel times to key employment hubs and commercial centres across the island, including the business districts of Marina Bay and the emerging Jurong Region Gateway. This infrastructure investment typically stimulates capital appreciation in surrounding residential properties, particularly larger family units that appeal to commuters seeking convenience without sacrificing dwelling space.

Neighbourhood Character and Established Amenities

Pasir Ris has evolved into a comprehensive neighbourhood with mature shopping facilities, educational institutions, and recreational zones. The Pasir Ris Town Centre offers diverse retail and dining options, whilst the broader estate benefits from multiple primary and secondary schools serving families across different educational preferences. Recreational amenities include waterfront parks and sports facilities that appeal to health-conscious residents and families with young children. The neighbourhood's established nature means that property values have demonstrated relative stability, and the community infrastructure is fully operational rather than still under development.

Property Specifications and Unit Variety

Units within this development feature four-bedroom configurations with one bathroom, offering approximately 1,334 square feet of internal floor space. This generous layout suits families seeking separate sleeping quarters for children, guest accommodations, or home office arrangements that have become increasingly valued in the post-pandemic property market. The floor area comfortably accommodates modern living standards with defined zones for cooking, dining, and entertaining, whilst maintaining the efficiency expected in HDB flat design. Pricing for four-bedroom units begins from S$765,000, though specific values vary based on floor level, orientation, and remaining lease duration.

Lease Tenure and Long-Term Value Considerations

Prospective buyers should evaluate the remaining lease period on units within this development, as lease decay becomes increasingly significant as properties approach their final decades. HDB flats in established estates like Pasir Ris typically carry 99-year leases granted at the point of original sale, meaning lease lengths vary considerably depending on acquisition year and subsequent resale history. Properties with lease periods below 80 years may experience accelerated valuation decline and encounter financing restrictions from mortgage lenders. Buyers intending to hold properties for extended periods or pass ownership to family members should prioritise units with longer remaining tenures, as this directly impacts both resale value trajectory and mortgageability throughout the ownership lifecycle.

Investment Potential and Rental Yield Assessment

For investors evaluating this development as a rental asset, the spacious four-bedroom configuration appeals to diverse tenant profiles including relocating families, multi-generational households, and organised share-living arrangements. The proximity to the upcoming Pasir Ris East MRT station enhances rental appeal by addressing commuter convenience, a primary driver of rental demand in mature estates. Rental yields for four-bedroom HDB flats in Pasir Ris typically range between 3% to 5% per annum, depending on lease tenure, floor level, and market conditions at the time of acquisition. Properties purchased closer to the MRT station opening date may benefit from cyclical rental rate appreciation as connectivity improvements take effect, though this benefit requires holding periods of three to five years to fully materialise.

Purchasing Considerations for Different Buyer Profiles

First-time homebuyers utilising CPF Housing grants and housing loans will find four-bedroom HDB flats strategically priced to align with grant entitlements and typical loan quantum. The mature estate setting provides established amenities that reduce integration costs and provide immediate lifestyle access without awaiting new infrastructure completion. Upgrading owners moving from two or three-bedroom premises will appreciate the additional space without incurring private property ownership costs or substantially extending their mortgage servicing period. Investors assessing portfolio diversification through residential property will benefit from the HDB sector's regulatory stability and established secondary market with predictable transaction velocity.

Financing Framework and Mortgage Serviceability

At the indicated price point of S$765,000, mortgage financing for four-bedroom units typically involves loan quantum between S$612,000 and S$637,500 depending on individual CPF contributions and grant eligibility. Standard HDB loan tenure extends to 25 years, resulting in monthly mortgage obligations ranging from approximately S$2,550 to S$2,800 depending on loan structure and prevailing interest rates. Total Debt Servicing Ratio evaluations by mortgage providers typically require monthly household income of S$10,000 to S$11,500 to comfortably service these obligations whilst maintaining serviceability headroom for other financial commitments. Buyers should conduct detailed mortgage pre-qualification assessments with their lending institutions to confirm precise serviceability parameters and available loan tenures.

Comparative Market Positioning Within the District

Within the Pasir Ris planning area, four-bedroom HDB flats compete across multiple sub-districts and estate locations, each with distinct infrastructure advantages and age profiles. Developments closer to established MRT infrastructure on the Circle Line command higher price points per square foot than those in peripheral locations, reflecting transport accessibility premium. The upcoming Pasir Ris East MRT station represents an inflection point that may narrow these accessibility-driven price differentials as previously peripheral locations gain convenient connectivity. Properties within walking distance of this emerging station may experience proportionally greater capital appreciation than those requiring longer travel times to existing transport nodes.

Future District Development and Property Appreciation Drivers

The broader Pasir Ris area forms part of Singapore's strategic decentralisation planning, with the Serangoon planning area undergoing gradual intensification through new mixed-use developments and commercial hubs. The Cross Island Line, when fully operational, will establish Pasir Ris as a more strategic transport interchange connecting to multiple growth corridors including the Jurong Region and new business parks in the eastern sector. This infrastructure catalysation typically stimulates both residential demand and property value appreciation in surrounding neighbourhoods, particularly for properties offering the space and family orientation that appeal to households relocating to optimise work-life balance. Buyers acquiring properties in this timeframe benefit from positioning prior to full infrastructure deployment and resulting market cycle acceleration.

Unit Selection Strategy and Floor-Level Considerations

Within multi-storey HDB developments, floor level selection significantly impacts both ownership experience and resale appeal. Lower-level units typically experience higher noise exposure from common areas and street-level activity, whilst commanding marginally lower purchase prices that appeal to budget-conscious buyers and investors prioritising cash-on-cash returns. Mid-level units between the fourth and eighth floors balance natural lighting, noise mitigation, and accessibility without commanding the premium pricing of higher floors. Upper-level units provide superior views, enhanced natural ventilation, and perceived lifestyle quality, typically justifying 2% to 4% price premiums that investors may recover through modest rental rate improvements. Buyers selecting units should consider personal lifestyle preferences, intended holding period, and the target tenant demographic for whom they are optimising property features.

Frequently Asked Questions

What is the estimated rental yield for four-bedroom HDB flats at 183 Pasir Ris Street 11?

Four-bedroom HDB flats in Pasir Ris typically generate rental yields between 3% to 5% per annum, with performance varying based on lease tenure, floor level, and the unit's proximity to transport infrastructure. For units purchased at the indicated price point of S$765,000, this translates to annual rental income ranging from S$22,950 to S$38,250, depending on market rental rates at the time of lease agreement. The forthcoming Pasir Ris East MRT station opening may enhance rental yield trajectory by increasing tenant demand from commuters seeking convenient access to employment centres across the island, potentially supporting rental rate appreciation over a three to five-year holding period.

How does the S$765,000 price point compare to recent per-square-foot transactions for four-bedroom HDB flats in Pasir Ris?

At S$765,000 for approximately 1,334 square feet, the development offers a per-square-foot price of roughly S$574 per sqft, positioning it within the mid-range of recent Pasir Ris HDB transactions for comparable unit sizes. Recent transactions in the area have ranged from S$550 to S$620 per sqft depending on lease tenure, floor level, and estate age, suggesting this development is competitively priced relative to recent comparable sales. Units with longer remaining lease periods and higher floor levels may command prices at the upper end of this range, whilst those with shorter leases or lower-level locations may trade closer to the S$550 per sqft threshold.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen purchasing a second residential property here?

Singapore Citizens purchasing a second residential property, including HDB flats at 183 Pasir Ris Street 11, incur Additional Buyer's Stamp Duty at 20% of the property's purchase price. For a unit priced at S$765,000, the ABSD liability would be S$153,000, bringing total acquisition costs to approximately S$918,000 when combined with standard stamp duty and associated legal fees. This substantial additional cost significantly impacts overall purchase price affordability and mortgage serviceability, making it essential for second-property buyers to factor ABSD into their financial planning and loan pre-qualification discussions with lenders.

What lease decay risks should buyers consider for properties in this development?

HDB flats at 183 Pasir Ris Street 11 were originally granted 99-year leases, meaning remaining tenure varies considerably based on the initial sale year and subsequent resale history. Properties with less than 80 years remaining lease experience accelerated valuation decline and encounter increased mortgage lending restrictions, with some lenders reducing loan tenures or declining applications entirely for leases below this threshold. Buyers intending to hold properties for extended periods or pass them to future generations should prioritise units with longer remaining leases, as lease decay directly impacts both resale value trajectory and the pool of prospective purchasers in future transaction cycles. Detailed lease tenure verification from the HDB records should form a central component of any purchase decision.

How will the Pasir Ris East MRT station affect property demand and capital appreciation?

The Cross Island Line's Pasir Ris East MRT station, opening within nine minutes' walk of this development, represents a transformative infrastructure investment that typically catalyses capital appreciation in surrounding residential properties. Properties within walking distance of emerging MRT stations historically experience 10% to 15% value appreciation in the two to three years following station opening, as commuter convenience premiums materialise and rental demand intensifies. The station's connectivity to multiple growth corridors including Marina Bay, Jurong Region, and eastern employment centres positions this property at the intersection of multiple commuting flows, potentially supporting sustained appreciation beyond the immediate post-opening cycle. Buyers acquiring now benefit from positioning prior to full infrastructure deployment and resulting market cycle acceleration.

Which buyer profiles are best suited to purchase at 183 Pasir Ris Street 11?

First-time homebuyers seeking spacious family accommodation will find the four-bedroom configuration and HDB sector stability well-aligned with their purchasing objectives and financing constraints. Upgrading owners moving from two or three-bedroom premises represent a strong demographic for this development, benefiting from additional space without incurring the premium pricing of new private developments or the complexity of upgrading to private property ownership. Investors constructing diversified residential portfolios will appreciate the HDB sector's regulatory predictability, established secondary market, and the infrastructure catalyst represented by the nearby MRT station. High-net-worth individuals downsizing from larger private properties may find the configuration limiting, as this development targets middle-income upgrading families rather than ultra-premium market segments.

What Total Debt Servicing Ratio and mortgage serviceability headroom apply at typical price points?

At the S$765,000 price point, mortgage financing typically involves loan quantum of S$612,000 to S$637,500 depending on CPF contributions and grant eligibility, with standard 25-year HDB tenures producing monthly obligations of approximately S$2,550 to S$2,800. Total Debt Servicing Ratio requirements typically mandate minimum household income of S$10,000 to S$11,500 to comfortably service these obligations whilst maintaining conventional serviceability headroom of 30% to 35% for other financial commitments. Buyers with household incomes between S$12,000 and S$15,000 will experience substantial serviceability headroom that accommodates family expenses, children's education costs, and discretionary spending without mortgage stress. Detailed pre-qualification discussions with mortgage lenders will confirm precise serviceability parameters and available loan tenures based on individual financial circumstances.

How do other four-bedroom HDB developments in Pasir Ris compare on pricing and specifications?

Competing four-bedroom HDB developments in Pasir Ris span multiple estate locations with varying age profiles, MRT proximity, and lease tenure characteristics. Newer developments or those with extended lease periods typically command 5% to 8% premiums compared to this property's indicated price point, whilst older estates with shorter leases trade at corresponding discounts of 5% to 10%. Developments closer to established Circle Line MRT stations command accessibility premiums that may narrow as the Pasir Ris East station opens and regional connectivity equalises across previously peripheral locations. This development's strategic positioning relative to emerging transport infrastructure and competitive pricing against immediate comparable properties positions it favourably within the current market cycle for households prioritising transport convenience and family space.

Which unit stacks or floor levels offer optimal value for different buyer objectives?

Lower-level units between ground and third floor typically command 3% to 5% price discounts compared to mid and upper-level alternatives, appealing to budget-conscious buyers and investors prioritising initial cash outlay minimisation. Mid-level units between fourth and eighth floors balance natural lighting, noise mitigation, and accessibility, frequently representing optimal value for owner-occupiers seeking lifestyle quality without premium pricing. Upper-level units above the eighth floor command 2% to 4% price premiums justified by enhanced views, superior natural ventilation, and perceived prestige, benefits that may translate into modest rental rate improvements for investor-focused acquisitions. Buyers should evaluate personal lifestyle priorities and intended holding periods when selecting floor levels, as these choices impact both ownership experience and eventual resale appeal.

What is the future supply pipeline for HDB four-bedroom flats in the Pasir Ris and Serangoon planning areas?

The Pasir Ris and Serangoon planning areas are classified as established mature estates with limited new HDB construction, as Housing and Development Board prioritises new development in designated growth zones and expansion areas beyond the existing urban core. Supply constraints in mature Pasir Ris are expected to persist, supporting long-term demand for resale HDB units and gradual capital appreciation as demographic pressures and urban consolidation intensify. New construction in nearby Bidadari and Serangoon planning areas will provide incremental regional supply, though significant portions of this development will remain unbuilt for five to seven years, creating extended periods where properties like 183 Pasir Ris Street 11 experience favourable supply-demand dynamics. Buyers acquiring properties in this development benefit from positioning within a supply-constrained mature estate whilst emerging neighbourhood infrastructure catalyses appreciation.

What renovation and customisation options are available for buyers at this development?

HDB flat purchasers typically possess substantial customisation rights within defined parameters, including internal wall repositioning, kitchen and bathroom reconfiguration, and flooring upgrades following HDB's Design Guidelines. However, structural modifications, external envelope changes, and load-bearing wall alterations require explicit HDB approval and must comply with building regulations and safety standards. Buyers should conduct detailed inspections of existing fixtures and engage HDB-approved renovation contractors to assess upgrade feasibility and associated costs before purchase commitment. Renovation investment timelines should be factored into ownership planning, as substantial improvements typically require three to six months and may justify deferral until mortgage stability and CPF contribution patterns are established.

[For Sale] Hdb Flat At 183 Pasir Ris Street 11 — From S$765K