Type

Units

Min Area

Price Range

2 BR

732 sqft

S$618K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$618K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$124K on this acquisition.
Located 7 min (610 m) from CP1 Pasir Ris 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.

527C Costa Ris: A Mature HDB Community in Pasir Ris

527C Costa Ris is an established Housing and Development Board development located on Pasir Ris Street 51, situated in the heart of Pasir Ris, one of Singapore's most mature and sought-after residential estates. The development offers a range of multi-bedroom units designed to cater to families, upgraders, and property investors seeking stability and value in a well-developed neighbourhood. Units at 527C Costa Ris are priced competitively, with homes available from S$618,000, reflecting the area's balanced supply and consistent demand.

The location of 527C Costa Ris provides exceptional convenience for residents and commuters. Pasir Ris MRT Station (CP1 line) lies approximately 610 metres away—a leisurely seven-minute walk—making the development highly accessible for those relying on public transport. This proximity to the Circle Line has historically supported steady capital appreciation and rental demand, as the station connects seamlessly to the broader MRT network, including interchange opportunities at Dhoby Ghaut and other key nodes across the island.

Neighbourhood Character and Amenities

Pasir Ris is a comprehensive residential town with decades of established infrastructure and community planning. The area surrounding 527C Costa Ris benefits from close proximity to Pasir Ris Town Centre, which houses retail outlets, dining establishments, and service providers catering to daily needs. Residents enjoy easy access to supermarkets, hawker centres, medical clinics, and banking facilities, all within a few minutes' walk or short drive.

Educational institutions are well-represented in the vicinity, with several primary and secondary schools located throughout the estate, making the development particularly attractive to families with school-going children. The neighbourhood also features multiple community centres, sports facilities, and recreational parks, supporting an active and engaged resident community. The maturity of Pasir Ris as a planning area means that future infrastructure expansion is increasingly focused on enhancement and renewal rather than greenfield development, providing predictability for property owners.

Investment Potential and Market Dynamics

HDB units in established estates like Pasir Ris continue to attract investor interest, particularly those seeking steady rental income from a stable tenant base. The area has historically maintained strong occupancy rates and competitive rental yields, driven by its proximity to the MRT, comprehensive amenities, and appeal to working professionals and young families. The maturity of the estate also means that lease decay becomes a relevant consideration for longer-term holding strategies, though units at 527C Costa Ris remain well-positioned within the typical resale and rental market lifecycle.

The pricing at 527C Costa Ris reflects a balanced market equilibrium. Recent transactions in Pasir Ris have generally traded within a consistent price per square foot range, reflecting the area's stable demand and limited new supply. This stability makes the development suitable for both owner-occupiers seeking to upgrade within an affordable price bracket and investors building diversified property portfolios with predictable cash flows.

Transportation and Connectivity

The seven-minute walk to Pasir Ris MRT Station is a significant advantage, particularly for residents without private vehicles or those prioritising public transport accessibility. The CP1 line offers direct connectivity to major employment hubs, shopping districts, and entertainment precincts across Singapore. For car owners, Pasir Ris is well-served by expressways, including the Pan-Island Expressway (PIE) and East Coast Parkway (ECP), facilitating easy access to other parts of the island.

The development's location within a mature town means that most essential services and entertainment options are accessible without relying solely on private transport, supporting a lifestyle that balances convenience with sustainability. The established nature of the neighbourhood also suggests that transport infrastructure is unlikely to face significant disruptions from major roadworks or construction, a consideration that appeals to stability-focused buyers.

Unit Specifications and Layout Options

527C Costa Ris comprises units with varying bedroom configurations, accommodating different household sizes and living requirements. The units referenced in current market listings include multi-bedroom homes with floor areas ranging around 732 square feet, offering efficient layouts designed to maximise usable space. The development's design reflects HDB's standards for functionality and accessibility, with practical floor plans that appeal to both young families and multigenerational households.

The consistency of HDB design standards across 527C Costa Ris means that unit quality and construction integrity are uniform, a significant advantage over private developments where quality may vary by builder or phase. This uniformity also supports straightforward valuation and comparable transaction analysis, reducing uncertainty for buyers and investors conducting due diligence.

Regulatory and Financial Considerations

Prospective buyers should be aware of Additional Buyer's Stamp Duty (ABSD) implications if this is their second residential property purchase. Singapore Citizens purchasing a second residential property currently face an ABSD of 20%, which significantly increases the effective cost of acquisition. For those acquiring 527C Costa Ris as an investment property, this duty must be factored into the overall investment return calculation and financing structure.

Financing headroom at the typical price point of 527C Costa Ris allows most creditworthy buyers to achieve mortgage approvals covering 80% of the purchase price, with banks typically offering 25-to-30-year tenures. The Total Debt Servicing Ratio (TDSR) framework means that monthly servicing costs on a mortgage for a unit at this price point should comfortably remain within 60% of monthly income for most professional households, making the development accessible to a broad cross-section of the buying public.

Lease Tenure and Long-Term Ownership

527C Costa Ris is an HDB development, and like all HDB flats, units are offered on a 99-year lease from the date of the original grant. This lease tenure means that current owners and future buyers should be aware of lease decay over time, which typically begins to impact resale values and mortgageability more significantly as the remaining lease approaches 60 years. For buyers today, the lease tenure still provides many decades of secure ownership, though prudent investors should factor in the long-term implications of lease decay when modelling investment holding periods and exit strategies.

The HDB lease framework also provides regulatory certainty, with transparent rules governing subletting, refinancing, and resale, reducing uncertainty compared to private properties with varying lease terms and restrictive covenants.

Comparison to Competing Developments

The Pasir Ris HDB estate encompasses several developments, each with slightly different characteristics in terms of location within the town, proximity to specific amenities, and current market pricing. 527C Costa Ris occupies a well-positioned lot with direct pedestrian access to local facilities and efficient MRT connectivity. Competing HDB developments within Pasir Ris may offer similar unit types and price points, though specific location advantages—such as proximity to schools, hawker centres, or transport nodes—can create differentiation in demand and rental potential.

For buyers comparing options within the estate, viewing multiple developments and understanding the nuances of each microclocation helps identify the best fit for individual priorities, whether that is school accessibility, retail convenience, or transport connectivity.

Future Market Outlook

The Pasir Ris planning area is mature and unlikely to experience significant supply additions in the near term, supporting price stability and rental demand. However, the HDB resale market across Singapore faces evolving policy considerations, including potential enhancements to the lease decay framework and refinancing rules. Buyers of units at 527C Costa Ris should remain informed about housing policy developments, as these can influence resale values, financing availability, and overall portfolio dynamics.

The development remains a sound acquisition for both owner-occupiers prioritising stability and location, and investors seeking exposure to the mature HDB resale market with predictable fundamentals and established tenant bases.

Frequently Asked Questions

What rental yield can I expect if I buy a unit at 527C Costa Ris as an investment property?

Rental yields for HDB units in established Pasir Ris typically range between 3% and 4.5% per annum, depending on unit size, floor level, and specific location within the development. A unit priced at S$618,000 would generate roughly S$1,545 to S$2,325 in monthly rental income at the higher end of this range, translating to a gross yield of approximately 3% to 4.5%. The actual yield depends on market conditions, tenant profile demand, and lease stage; units with longer remaining leases tend to command higher rents and attract more creditworthy tenants. Pasir Ris has historically maintained strong occupancy rates and stable tenant demand due to its MRT connectivity and established amenities, supporting consistent rental income over investment holding periods.

How does the pricing at 527C Costa Ris compare to recent price-per-square-foot transactions in Pasir Ris?

HDB units in Pasir Ris have recently transacted at price-per-square-foot rates ranging from approximately S$840 to S$950 per sqft, depending on unit type, floor level, and remaining lease. At S$618,000 for a 732 sqft unit, 527C Costa Ris sits at roughly S$845 per sqft, positioning it competitively within the recent market range for the estate. This pricing reflects the area's established market fundamentals and balanced supply-demand dynamics. Units with premium characteristics—such as higher floors, better-facing orientations, or proximity to key amenities—have commanded the upper end of this range, whilst ground-floor or lower-stack units tend to trade at modest discounts. The overall positioning suggests 527C Costa Ris offers fair market value for buyers entering the Pasir Ris HDB resale market.

What is the Additional Buyer's Stamp Duty (ABSD) impact if this is my second residential property?

If you are a Singapore Citizen purchasing 527C Costa Ris as your second residential property, you are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%. On a purchase price of S$618,000, the ABSD payable would be approximately S$123,600, significantly increasing your total acquisition cost. This ABSD must be paid within fourteen days of the option to purchase being exercised and is in addition to standard Buyer's Stamp Duty (BSD) of approximately 4% and other conveyancing fees. For investors, this 20% duty substantially impacts net cash-on-cash returns and should be factored into investment modelling and financing structures. Buyers should engage a conveyancer to calculate the exact ABSD liability and explore any available exemptions or deferrals before proceeding with purchase.

What is the lease decay risk for 527C Costa Ris, and how does it affect resale value?

527C Costa Ris is an HDB development offered on a 99-year lease, meaning that from the original grant date, the remaining lease decreases annually. Lease decay becomes a material factor in property valuation and mortgageability once the remaining lease drops below 60 years; at that point, some banks tighten lending criteria and valuers apply larger discounts to reflect shortened holding periods and limited buyer pools. For units at 527C Costa Ris acquired today, the lease decay trajectory is gradual over the next two to three decades, and resale value should remain stable or grow in nominal terms if market conditions remain favourable. However, buyers planning to hold for 30+ years or investors focused on capital appreciation should be cognisant of accelerating value erosion once the lease falls below 60 years, at which point the property becomes less attractive to upgraders and refinancers. HDB has introduced the Lease Buyback Scheme allowing owners to extend their lease, providing a mitigation pathway for those wishing to preserve asset value into later years of ownership.

How does proximity to Pasir Ris MRT Station (7 minutes walk) affect demand and capital appreciation?

Proximity to an MRT station is a primary driver of demand and capital appreciation in the HDB resale market, and 527C Costa Ris benefits significantly from its seven-minute walk to Pasir Ris MRT Station on the Circle Line (CP1). This accessibility makes the development attractive to commuters without private vehicles and supports consistent tenant demand for rental units, translating to stable rental yields and lower vacancy risk. Historically, HDB units within a ten-minute walk of MRT stations have outperformed those further away, particularly during economic cycles when public transport affordability becomes a priority. The Circle Line connectivity also benefits from its role as a strategic interchange hub and its extension to key employment and retail zones, reinforcing long-term demand. Capital appreciation at 527C Costa Ris is likely to track broader HDB market trends, with MRT proximity serving as a stabilising factor that resists significant price corrections during market downturns.

Which buyer profile is best suited to 527C Costa Ris—first-timer, upgrader, HNW investor, or other?

527C Costa Ris appeals strongly to multiple buyer profiles. First-time homebuyers benefit from the mature estate's affordability, established infrastructure, and transparent HDB framework, allowing them to build equity without overextending financially. Young upgraders moving from smaller HDB units find the development's unit variety and Pasir Ris location attractive, particularly those seeking MRT connectivity and proximity to schools for growing families. Property investors appreciate the stable rental market, established tenant base, and price-to-yield profile, making it suitable for buy-to-hold strategies spanning 10–20 years. High-net-worth individuals may view units at 527C Costa Ris as part of a diversified real estate portfolio, though the development is not positioned as a luxury or premium asset class. Owner-occupiers prioritising lifestyle convenience and minimal maintenance—given the HDB's responsibility for common areas—also find the development well-suited to their needs.

What is the typical Total Debt Servicing Ratio (TDSR) headroom for mortgages at this price point?

At a purchase price of S$618,000, with a typical 80% loan-to-value (LTV) mortgage of approximately S$494,400 financed over 25 years, monthly mortgage servicing costs would be roughly S$2,100 to S$2,250 depending on prevailing interest rates. The TDSR framework mandates that total monthly debt servicing—including the mortgage, car loans, credit cards, and other liabilities—must not exceed 60% of gross monthly income. For a professional household with combined monthly income of S$5,500 to S$6,000, this mortgage sits comfortably within the 60% TDSR ceiling, providing healthy financial headroom and flexibility for other obligations. Buyers with lower income levels or existing debt obligations should model their specific TDSR position with a mortgage broker to confirm approval likelihood. The competitive pricing at 527C Costa Ris means that most creditworthy buyers in the target income bracket will secure financing without difficulty, though rising interest rates could compress affordability for marginal applicants.

How does 527C Costa Ris compare to nearby competing HDB developments in Pasir Ris?

The Pasir Ris HDB estate comprises multiple developments, each with slightly different microlocations, unit types, and current pricing. 527C Costa Ris competes with nearby blocks on Pasir Ris Street and adjacent streets, where units typically trade within a similar price-per-sqft range of S$840–S$950 per sqft. Key differentiation factors include proximity to Pasir Ris Town Centre (affecting retail and hawker accessibility), distance to specific schools (important for families), floor level and unit orientation (affecting natural lighting and ventilation), and direct exposure to transport nodes. Some competing blocks may command slight premiums if positioned closer to the town centre or specific anchor amenities, whilst others may offer value if slightly more peripheral. Buyers should conduct site visits to multiple developments and compare unit layouts, building age, and ground-level activity to make an informed choice. 527C Costa Ris's seven-minute walk to the MRT is a strong competitive advantage relative to blocks further from the station.

Which unit stack or floor level at 527C Costa Ris offers the best value for buyers?

In HDB developments, middle stacks (roughly floors 4–20 of a 24–30-storey block) typically offer the best balance of value and lifestyle benefits. Ground and first-floor units generally trade at discounts of 5–10% due to reduced privacy, higher foot traffic, and lower natural light, making them excellent value for investors prioritising rental yield over amenity. These lower units often attract tenants with modest budgets and long-term occupancy patterns, supporting stable rental income. Conversely, higher floors (floors 21 and above) command premiums of 5–8% due to superior views, reduced noise, and enhanced privacy, appealing to owner-occupiers and affluent investors willing to pay for lifestyle advantages. Middle-stack units at 527C Costa Ris split the difference, offering reasonable premiums or discounts with minimal differentiation, making them the most cost-efficient entry point for value-conscious buyers. Specific floor preferences also depend on unit facing (east, west, north, south) and proximity to lifts, rubbish chutes, and community facilities, so detailed site inspections of comparable units across different stacks are recommended.

What is the future supply pipeline for HDB developments in Pasir Ris, and how does this affect 527C Costa Ris?

Pasir Ris is a mature HDB estate developed over several decades, and the planning area is unlikely to experience significant new HDB supply additions in the near to medium term. HDB's construction pipeline is increasingly focused on Yishun, Tengah, and other growth areas, whilst established estates like Pasir Ris are prioritised for renewal, upgrading, and selective infill projects rather than large-scale new developments. This supply constraint supports price stability and rental demand at 527C Costa Ris, as reduced new competing inventory makes existing units more valuable to both owner-occupiers and investors. The absence of imminent large-scale supply additions means that prices at 527C Costa Ris are unlikely to face significant downward pressure from new unit sales, a positive factor for capital preservation. However, owners should monitor HDB's long-term planning announcements and any estate-wide upgrading initiatives (such as the Home Improvement Programme), as these can temporarily affect local infrastructure and potentially influence short-term buyer sentiment. The overall trajectory suggests that 527C Costa Ris will remain a stable, mature investment within a consolidated estate with predictable fundamentals.

[For Sale] Hdb Flat At 527C Pasir Ris Street 51 — From S$618K