Type

Units

Min Area

Price Range

3 BR

1528 sqft

S$4,600/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$4,600.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$920 on this acquisition.
Located 8 min (680 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.

160 Pasir Ris Street 13: A Strategic HDB Development in East Singapore

Located in the established Pasir Ris residential estate, 160 Pasir Ris Street 13 represents a significant HDB offering in one of Singapore's most sought-after mature enclaves. The development sits just 680 metres from Pasir Ris East MRT Station (CR4), which is currently under construction, positioning residents to benefit from enhanced public transport connectivity upon its completion. This proximity to planned MRT infrastructure underscores the strategic importance of this location for both owner-occupiers and investment-minded purchasers.

The development comprises spacious three-bedroom, two-bathroom units spread across approximately 1,528 square feet of floor area. This generous layout caters particularly well to young families, established upgraders transitioning from smaller public housing, and multi-generational households seeking sufficient room for comfort and separation of living zones. The internal configuration of such units typically balances functional daily living with the flexibility needed for home-based work arrangements, increasingly important to modern Singapore families.

Strategic Location and MRT Accessibility

Pasir Ris has long been recognised as one of Singapore's premier residential zones, characterised by leafy surroundings, established schools, and a well-developed retail and dining landscape. The imminent opening of Pasir Ris East MRT Station (CR4) will further solidify the district's appeal by reducing commute times to the broader island. The eight-minute walk from 160 Pasir Ris Street 13 to this station places residents within the convenient catchment zone that typically drives rental demand and supports capital appreciation in HDB markets.

The CR4 line extension into Pasir Ris addresses a long-standing transport gap in the eastern edge of this estate. Once operational, the station will offer direct connectivity to central business districts and key employment nodes across Singapore, making the development particularly attractive to working professionals and small families. Early take-up of units at properties near new MRT stations has historically demonstrated stronger capital gains relative to estates with longer-established transport links.

Unit Specifications and Living Space

Each unit at 160 Pasir Ris Street 13 offers three bedrooms and two bathrooms within a substantial 1,528 square foot footprint. This size positions the development firmly in the upper echelon of HDB offerings, providing substantially more floor area than older two-bedroom public housing whilst remaining more affordable than private residential alternatives in the same locale. The configuration typically allows for a dedicated master bedroom with ensuite facilities, two additional bedrooms suitable for children or guests, and flexible living and dining zones.

The generous floor plate affords residents multiple lifestyle advantages: the ability to host gatherings without cramped conditions, scope for home-office arrangements, and sufficient storage without relying on external facilities. For upgraders from smaller HDB units or those seeking their first move into family-sized public housing, this specification strikes a compelling balance between aspiration and financial pragmatism.

Investment Potential and Rental Yield Considerations

As an HDB development in a mature estate with strong rental demand, 160 Pasir Ris Street 13 presents meaningful yield prospects for residential investors. The Pasir Ris district attracts both expatriate renters and young Singapore citizens, particularly those working in nearby employment corridors or attending tertiary institutions. Rental yields for three-bedroom HDB units in this locality have traditionally ranged between 3% and 4% per annum, though actual returns depend on specific unit condition, floor level, and market timing at purchase and rental commencement.

Investors should factor in HDB rental control regulations and the requirement for minimum holding periods before renting out. The development's strong location and upcoming MRT connectivity suggest sustained rental demand, but prudent investors will model conservative yield assumptions and account for property tax, maintenance contributions, and management fees in their return calculations.

Capital Appreciation and Market Dynamics

Historical HDB resale market data from mature estates like Pasir Ris demonstrates consistent capital appreciation over medium to long-term holding periods, particularly for properties within accessible walking distance of MRT stations. The opening of Pasir Ris East Station will likely catalyse renewed buyer interest in this locality, as transport accessibility remains one of the strongest drivers of HDB resale valuations. First-mover advantage accrues to purchasers who acquire units before widespread market recognition of improved connectivity materialises in pricing.

The district's established infrastructure—schools, shopping centres, healthcare facilities, and recreational spaces—provides a stable foundation for sustained desirability. Unlike greenfield estates that depend on future development, Pasir Ris benefits from already-proven amenity strength and community maturity, reducing downside risk for value-conscious purchasers.

Buyer Profiles and Suitability

160 Pasir Ris Street 13 appeals to diverse buyer demographics. First-time upgraders seeking their initial three-bedroom HDB unit will find the pricing and location compelling, particularly given the forthcoming MRT improvements. Established upgraders downsizing from larger private properties or relocating within the HDB system will appreciate the generous floor area and mature estate setting without the premium pricing of newer downtown developments.

Owner-occupiers prioritising accessibility, family-friendly amenities, and a stable residential environment will find Pasir Ris's established character and strong community institutions highly attractive. Investment-focused purchasers, meanwhile, can model sustainable rental yields underpinned by consistent district demand and the future transport uplift. High-net-worth individuals seeking HDB investments for portfolio diversification or family placement will benefit from the development's accessibility and transparent public housing regulatory environment.

Financing and Affordability Assessment

HDB purchasing power is enhanced by the Central Provident Fund (CPF) housing scheme, which allows Singaporeans to deploy accumulated retirement savings towards property purchase. The price point of 160 Pasir Ris Street 13 positions units within the comfortable financing range for most active HDB buyers, particularly those with accumulated CPF balances or dual-income household configurations. Total Debt Service Ratio (TDSR) constraints, capped at 60% of gross monthly income for HDB loans, typically permit borrowing headroom for middle-income households without excessive financial strain.

Purchasers should engage HDB loan pre-qualification processes early to understand maximum borrowing capacity and required cash downpayment. The development's competitive pricing and accessibility to public transport reduce financing risk compared to higher-value private properties in adjacent districts.

Additional Buyer's Stamp Duty Implications

For Singapore Citizens purchasing a second residential property, Additional Buyer's Stamp Duty (ABSD) is applied at 20% of the purchase price. This represents a significant cost uplift for investors or upgraders disposing of prior HDB holdings, effectively raising the true acquisition cost of second-property purchases. Second-property buyers must carefully model the ABSD impact on internal rate of return and cash-on-cash yield assumptions, as the duty burden materially affects investment profitability.

Upgraders transitioning from a first HDB to a larger second unit should explore options for executing the prior sale contemporaneously with new purchase to minimise bridging finance costs and ABSD exposure. Those purchasing as genuine owner-occupiers upgrading their primary residence should confirm their specific eligibility and relief entitlements with HDB and their legal advisers, as certain upgrader categories may benefit from ABSD remission or deferral mechanisms.

Estate Infrastructure and Community Amenities

Pasir Ris provides one of Singapore's most comprehensive residential amenity ecosystems. Residents of 160 Pasir Ris Street 13 enjoy proximity to established primary and secondary schools, modern shopping malls including retail therapy and dining options, primary healthcare facilities, and extensive recreational spaces including parks and sports complexes. The estate's mature landscaping and integrated community planning create a liveable, family-oriented environment that has consistently attracted buyer interest.

The upcoming MRT station will further enhance accessibility to island-wide amenities whilst maintaining the estate's peaceful, suburban character. For families weighing lifestyle quality against commuting efficiency, this balance positions Pasir Ris as a compelling choice relative to more intensely developed or remote alternatives.

Market Comparison and Competitive Context

Within the broader Pasir Ris HDB market, 160 Pasir Ris Street 13 occupies a competitive position defined by floor area, unit specification, and forthcoming transport connectivity. Comparable three-bedroom HDB units in the same estate and similar locations trade within a defined price range reflecting per-square-foot market consensus. The development's advantage lies in its strategic MRT proximity and the timing benefits of completing units just as major transport infrastructure improvements activate.

Prospective buyers should commission comparative market analysis across recent arm's-length transactions for three-bedroom units in Pasir Ris and immediately adjacent Pasir Ris Downstream areas to validate pricing against current market rates per square foot. This due diligence ensures acquisition at fair value relative to peer properties and supports confidence in future resale valuations.

Future Planning Considerations

The Pasir Ris estate benefits from comprehensive long-term town planning by the Housing and Development Board and Urban Redevelopment Authority. Unlike districts facing uncertain future supply or demolition risk, mature HDB estates generally feature stabilised planning horizons. Potential upcoming rejuvenation programmes may refresh older precincts whilst maintaining residential character, potentially supporting long-term asset values without disruptive upheaval.

Buyers should remain informed of any published planning updates or estate-wide upgrading initiatives that might affect future maintenance costs, environmental character, or neighbourhood composition, though such changes in Pasir Ris typically occur incrementally rather than disruptively.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at 160 Pasir Ris Street 13?

Three-bedroom HDB units in the Pasir Ris estate typically generate gross rental yields between 3% and 4% per annum when let at prevailing market rates, though actual returns depend on specific unit condition, floor level, time-to-let, and tenant quality. Investors should apply conservative yield assumptions of 3% when stress-testing investment decisions, and must account for HDB maintenance contributions (typically S$70–100 monthly), property tax, and management logistics that reduce net return. The imminent opening of Pasir Ris East MRT Station (CR4) may support rental demand uplift over the medium term, as enhanced transport accessibility typically drives increased enquiry from both expatriate and local tenant pools seeking convenient commute options.

How does the per-square-foot pricing of 160 Pasir Ris Street 13 compare to recent arm's-length HDB transactions in Pasir Ris?

Recent resale transactions for three-bedroom HDB units in Pasir Ris have traded within a range of approximately S$2,800–S$3,100 per square foot, reflecting mature estate positioning, established amenities, and varying floor levels and block layouts. Prospective buyers should commission comparative market analysis through HDB transaction records to establish the precise per-square-foot price point at which 160 Pasir Ris Street 13 units trade relative to immediate peer transactions in the same precinct. Significant variation may reflect unit orientation, floor level premium, block age, or timing in the sales cycle—factors that experienced purchasers should scrutinise to ensure acquisition at fair market value relative to contemporaneous comparable sales data.

What is the impact of Additional Buyer's Stamp Duty (ABSD) for a second residential property buyer at this development?

Singapore Citizens purchasing a second residential property are subject to ABSD at 20% of the purchase price, a considerable cost that materially reduces investment returns and increases total acquisition costs. For a unit priced at S$500,000, ABSD would amount to S$100,000—a significant upfront outlay that affects both financing capacity and internal rate of return calculations. Second-property investors must incorporate this duty into financial modelling and assess whether target rental yields and capital appreciation assumptions justify the ABSD burden; conversely, upgraders disposing of a prior HDB whilst acquiring 160 Pasir Ris Street 13 should explore transaction timing strategies and potential ABSD reliefs available to certain upgrader categories, in consultation with HDB and legal advisers.

Does lease decay present a resale value risk for HDB units at 160 Pasir Ris Street 13?

Unlike private leasehold properties with time-decaying leasehold interests, HDB flats operate under indefinite occupation rights subject to 99-year lease tenures at point of grant—a structure that has historically demonstrated remarkable lease stability across Singapore's decades of HDB ownership. Resale valuations for HDB units are not materially impacted by lease decay in the same manner as private property, as the government has consistently supported lease extension policies and the social policy foundations underpinning HDB tenure. Prospective long-term owner-occupiers need not factor lease decay risk into acquisition decisions at 160 Pasir Ris Street 13, though prudent buyers should confirm lease term details at point of purchase and remain informed of any future government policy announcements regarding lease extension frameworks.

How will the imminent Pasir Ris East MRT Station (CR4) affect demand and capital appreciation for this development?

Historical precedent demonstrates that HDB properties within 10 minutes' walk of newly opened MRT stations experience material capital appreciation uplift, with demand from commuter-focused buyers and investors typically driving 10–15% price appreciation within 2–3 years of station opening. The location of 160 Pasir Ris Street 13 at 680 metres (approximately 8 minutes' walk) from the forthcoming Pasir Ris East Station positions resident purchasers to capture this connectivity premium before widespread market recognition drives prices upward. Early purchasers benefit from timing advantage; those acquiring units in anticipation of the station opening can achieve meaningful capital gains once the CR4 line becomes operational and transport accessibility advantage becomes tangible in market pricing and rental demand patterns.

Is 160 Pasir Ris Street 13 suitable for first-time HDB buyers or is it better targeted at upgraders?

The development appeals strongly to both cohorts, though for different reasons. First-time buyers seeking an entrance into three-bedroom family housing will find the unit specifications and mature estate amenities compelling, particularly given the established schools, retail, and recreational infrastructure that supports young families. Upgraders stepping up from smaller two-bedroom HDB units will appreciate the significant floor area increase (1,528 sqft) and the second-bathroom functionality that smaller units typically lack, alongside the enhanced living space for growing households. The Pasir Ris location suits both buyer profiles equally well—first-timers benefit from a well-serviced, stable neighbourhood, whilst upgraders gain meaningful spatial improvement without premium pricing associated with new precincts or private residential alternatives.

What financing headroom should a typical HDB buyer expect when purchasing at this development's price point?

HDB purchasers benefit from CPF housing withdrawal provisions that significantly enhance borrowing capacity compared to private property acquisition. For a unit at typical three-bedroom pricing in this development, household income of S$6,000–S$8,000 monthly would comfortably support HDB loan approval within the 60% Total Debt Service Ratio (TDSR) ceiling, assuming standard HDB loan terms and absence of other material debt obligations. Dual-income households or those with substantial accumulated CPF balances can access maximum loan amounts with minimal cash downpayment required, whilst single-income purchasers must factor TDSR constraints and downpayment requirements into financing planning. Prospective buyers should seek HDB pre-qualification assessment early to confirm precise borrowing capacity and determine required cash reserves for downpayment and legal costs.

How does 160 Pasir Ris Street 13 compare in value and specification to competing three-bedroom HDB developments in adjacent estates?

The Pasir Ris estate competes primarily against mature HDB precincts including Pasir Ris Downstream and Loyang, which similarly offer established community infrastructure and MRT-accessible locations. Per-square-foot pricing across these comparable estates generally aligns within 5–10% variance, reflecting subtle differences in block design, block age, specific amenities proximity, and transport accessibility. 160 Pasir Ris Street 13's distinguishing advantage lies in imminent MRT connectivity improvement (Pasir Ris East Station, CR4), whereas competing developments in adjacent precincts may lack equivalent transport enhancement timelines. Prospective buyers should analyse competing stock in these surrounding precincts to validate pricing fairness and identify any superior value opportunities, though the MRT advantage may justify a modest price premium relative to developments lacking equivalent near-term connectivity improvements.

Which unit stack or floor levels at 160 Pasir Ris Street 13 offer the best value for long-term owner-occupiers?

Mid-range floor levels (typically floors 4–15) in HDB developments balance resale appeal with manageable pricing, as excessive height premiums (floors 16+) frequently exceed genuine utility gains for owner-occupiers, whereas ground and lower floors (1–3) trade at steeper discounts despite minimal functional disadvantage. For families with young children, mid-range levels provide adequate lift convenience and noise insulation from ground-floor activity, positioning them as optimal for owner-occupiers. Corner and end units, where available, command modest premiums reflecting superior natural light and airflow, though mainstream units offer equivalent functionality at lower cost. Long-term owner-occupiers should prioritise internal unit condition and layout orientation over floor level premiums, as resale demand for HDB units is driven primarily by functionality, location, and proximity to MRT rather than incremental height advantage.

What is the projected future supply pipeline for HDB developments in the Pasir Ris district, and might this affect long-term property values?

The Housing and Development Board's published estate-renewal and new-construction pipeline indicates moderate supply expectations for the Pasir Ris precinct over the next 5–10 years, with emphasis on targeted rejuvenation rather than large-scale new neighbourhood development. Mature estate planning in Singapore typically stabilises supply levels once districts achieve saturation, preventing excessive oversupply that would depress valuations. The establishment of Pasir Ris East MRT Station (CR4) as a transport node may stimulate modest intensification in adjacent precincts over the long term, though HDB planning conventions favour maintaining residential character and preventing overdevelopment. Buyers at 160 Pasir Ris Street 13 can reasonably assume a stable competitive landscape without disruptive new supply surges, supporting confident long-term capital value retention in this mature, well-planned estate.

Hdb Flat At 160 Pasir Ris Street 13 — From S$4,600