Type

Units

Min Area

Price Range

1 BR

645 sqft

S$3,200/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,200.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$640 on this acquisition.
Located 4 min (310 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.

84 Commonwealth Close: A Connected HDB Development in Queenstown

84 Commonwealth Close stands as a well-positioned HDB development within the Queenstown estate, one of Singapore's most established and sought-after residential districts. The location represents a balance between mature neighbourhood character and modern urban convenience, making it an appealing choice for a broad spectrum of buyer profiles. Situated in proximity to Commonwealth MRT Station on the East-West Line, this development benefits from seamless integration into Singapore's rapid transit network, a critical consideration for both owner-occupiers and investment buyers evaluating long-term property prospects.

The development's most defining feature is its exceptional transport accessibility. Commonwealth MRT Station lies merely four minutes' walk away—approximately 310 metres—positioning residents within the wider East-West Line corridor that connects major employment hubs, shopping districts, and educational institutions across the island. This proximity translates to tangible quality-of-life advantages: commute times to the Central Business District, Changi Airport, and university campuses remain manageable even during peak hours. For tenants seeking rental accommodation, such connectivity is often a primary decision-making factor, which directly supports rental demand and yield potential for investment-oriented owners.

The Queenstown Estate Context

Queenstown has evolved into one of Singapore's most mature and established residential districts, with comprehensive infrastructure, schools, healthcare facilities, and retail options deeply embedded into the neighbourhood fabric. The estate's long history and well-planned layout mean that residents enjoy access to parks, community centres, and multipurpose facilities that enhance daily living. The presence of longstanding institutions—including primary and secondary schools, polyclinics, and wet markets—creates a self-contained residential environment where most everyday needs can be met locally. This maturity appeals particularly to families and long-term residents who value stability and community continuity.

The district's established character also influences property dynamics. Unlike newer estates where future supply and development patterns remain uncertain, Queenstown's layout and population density are largely fixed, reducing speculative volatility and supporting predictable resale demand. For buyers considering this development as a stepping stone in their property journey, or for investors evaluating stable, long-term rental demand, the settled nature of the estate provides a degree of certainty that developmental areas cannot match.

Unit Configuration and Market Appeal

84 Commonwealth Close accommodates a range of unit types, enabling the development to serve diverse market segments. Whether purchasers seek compact units for first-time buyer entry, larger configurations for growing families, or investment units targeting the rental market, the variety ensures broad appeal. The floor area of individual units typically ranges across practical residential spans, allowing buyers to select configurations that align with their spatial requirements and budget parameters. This diversity within a single development enhances liquidity and reduces concentration risk for investors, as demand is less dependent on any single segment of the buyer base.

Investment and Rental Considerations

For investors evaluating 84 Commonwealth Close as an income-producing asset, several factors merit consideration. The immediate proximity to Commonwealth MRT Station creates a compelling rental proposition, particularly among young professionals, expatriate workers, and students seeking convenient location without premium CBD pricing. HDB rental yields in mature, well-connected estates historically remain stable, reflecting consistent demand from a rental pool that values accessibility and affordability. The development's location on the East-West Line—a major corridor linking multiple economic clusters—further supports sustained tenant demand across economic cycles.

Prospective investors should consider purchase price relative to potential rental income, factoring in agent fees, maintenance contributions, and property tax. Additional Buyer's Stamp Duty (ABSD) applies at 20% for Singapore Citizens acquiring a second residential property, a significant cost that must be incorporated into investment appraisal. This means a buyer purchasing a second property at 84 Commonwealth Close would incur ABSD on the purchase price, materially affecting net entry cost and required capital. Detailed financial modelling, including stress-testing assumptions about tenant demand and rental rate sustainability, remains essential before committing investment capital.

Price Points and Market Positioning

Pricing at 84 Commonwealth Close reflects its position within the HDB resale market—mature location, established infrastructure, strong transport links, and relatively predictable demand characteristics. The development offers competitive pricing relative to newer estates in more peripheral locations, whilst providing superior connectivity compared to historical alternatives. Buyers comparing 84 Commonwealth Close to nearby competitive developments should consider not only headline price per square foot but also transport proximity, neighbourhood maturity, and rental demand sustainability. The per-square-foot metric provides a useful reference point, though location-specific factors often justify variations across the local market.

Financing and Borrowing Capacity

HDB property valuations and financing terms remain favourable for owner-occupiers, with the Housing and Development Board's loan schemes offering attractive terms and extended tenures. Buyers should obtain financial pre-approval before making an offer, ensuring clarity on the maximum loan quantum and remaining borrowing capacity under Central Provident Fund (CPF) regulations and Total Debt Servicing Ratio (TDSR) constraints. The TDSR framework typically permits debt servicing up to 60% of monthly income, meaning a buyer's combined housing and non-housing debt must remain within this threshold. Property price points across 84 Commonwealth Close will necessitate corresponding borrowing levels, with implications varying by individual income profile and existing debt commitments.

First-time buyers should note that HDB properties do not attract ABSD, making this development particularly accessible for owner-occupiers entering the property market. Upgraders selling a previous HDB property to purchase here would similarly avoid ABSD on the new purchase if acquiring their primary residence. However, investors or those acquiring a second property face the full 20% ABSD liability, materially altering deal economics.

Lease Tenure and Long-Term Considerations

HDB flats at 84 Commonwealth Close operate under the standard 99-year leasehold model. This tenure structure means that lease decay gradually reduces property value over time, a dynamic that becomes increasingly pronounced as the lease enters its final decades. Buyers should be aware that banks typically impose progressively stricter loan-to-value ratios as lease length diminishes below 70 years, restricting refinancing options and affecting resale marketability. For owner-occupiers planning to reside in the property long-term, this may present minimal practical concern; for investors with multi-decade holding horizons, lease expiry timing warrants careful attention.

Resale Market Dynamics and Capital Appreciation

Resale demand at 84 Commonwealth Close has historically remained stable, reflecting the development's established location and broad appeal. Capital appreciation potential typically tracks inflation and wage growth rather than delivering exceptional gains, consistent with the mature HDB market segment. Buyers should approach this development with realistic expectations regarding long-term value growth, viewing it as a housing solution offering stability and transport connectivity rather than as a speculative asset. The combination of reasonable entry pricing, strong rental demand, and predictable resale market conditions appeals to pragmatic investors and owner-occupiers alike.

Comparing Competitive Alternatives

The Queenstown district offers several HDB and private residential alternatives, each with distinct positioning. Nearby HDB developments may offer similar lease tenures and pricing, though relative transport proximity and estate maturity vary. Private options command premium pricing but offer greater flexibility regarding lease extension and freehold tenure structures. When evaluating 84 Commonwealth Close against alternatives, prospective buyers should weigh transport convenience, neighbourhood amenities, pricing relative to transacted comparables, and personal circumstances around lease tenure risk. The development's specific appeal lies in its optimal balance of accessibility, affordability, and established residential character.

84 Commonwealth Close represents a pragmatic choice for owner-occupiers prioritising transport connectivity and neighbourhood stability, and for investors seeking stable rental demand within the HDB segment. The proximity to Commonwealth MRT Station and the established Queenstown estate context create genuine value for buyers whose circumstances align with the development's particular strengths.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 84 Commonwealth Close as an investment property?

Rental yields at 84 Commonwealth Close typically range between 3% and 5% gross, depending on unit type, size, and current market rental rates. The proximity to Commonwealth MRT Station (EW20) significantly supports rental demand, particularly among young professionals and students seeking affordable, well-connected accommodation. However, actual yields vary based on the purchase price paid, tenant quality, vacancy periods, and maintenance costs. Investors should factor in the 20% Additional Buyer's Stamp Duty payable on a second residential property purchase by a Singapore Citizen, which materially affects net entry cost and required holding periods to achieve acceptable returns. Modelling rental demand against conservative occupancy assumptions (typically 85–90%) provides a more realistic yield picture than headline figures.

How does pricing at 84 Commonwealth Close compare to recent per-square-foot transactions in the Queenstown area?

Pricing at 84 Commonwealth Close reflects the established Queenstown HDB resale market, typically ranging between S$8.50 and S$10.50 per square foot depending on unit type, floor level, and condition. Recent comparable transactions in the immediate neighbourhood have shown relative stability around these benchmarks, with modest variations based on lease remaining, renovation quality, and unit orientation. The development's proximity to Commonwealth MRT—just 310 metres away—positions it competitively against other Queenstown HDB blocks lacking equivalent transport convenience. Buyers comparing per-square-foot metrics should adjust for transport distance, as excellent MRT accessibility typically commands a modest premium versus more peripheral alternatives within the same estate. A formal valuation by a professional surveyor remains essential to confirm fair value relative to recent transacted evidence in the immediate locality.

What is the Additional Buyer's Stamp Duty impact if I purchase a second property at 84 Commonwealth Close?

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price. For example, a S$500,000 purchase would attract S$100,000 in ABSD, significantly increasing total acquisition costs. This duty applies whether the property is intended for personal occupation or investment, and must be paid before the purchase completes. Permanent Residents and foreign nationals face even higher ABSD rates (15% and 20% respectively for second properties). ABSD materially affects investment returns, as capital deployed toward stamp duty is unavailable for other investments; investors should factor this cost into their financial modelling and break-even analysis. First-time buyers and those purchasing a primary residence face no ABSD liability, making 84 Commonwealth Close particularly accessible for owner-occupiers entering the HDB market or upgrading from a previous property.

What is the lease decay risk at 84 Commonwealth Close, and how will it affect resale value?

All HDB properties at 84 Commonwealth Close operate under the standard 99-year leasehold tenure. As the lease decays—reducing from 99 years toward 70 years and below—both property value and mortgage accessibility gradually decline. Banks typically impose stricter loan-to-value ratios once lease falls below 70 years, meaning buyers in later lease periods secure smaller mortgages relative to purchase price, effectively restricting the buyer pool and reducing demand. For owner-occupiers planning to reside in the property indefinitely, lease decay presents minimal practical concern. However, investors intending to hold for multiple decades should carefully consider the lease timeline, as properties in their final decades face significantly reduced resale demand and liquidity. The HDB's lease extension policies remain subject to government discretion; properties do not automatically gain fresh leases, so buyers should not rely on lease extension as a certainty when evaluating long-term prospects.

How does proximity to Commonwealth MRT Station affect demand and capital appreciation potential at 84 Commonwealth Close?

Commonwealth MRT Station (EW20) lies just four minutes' walk from 84 Commonwealth Close, positioning the development within an optimal transport accessibility band that appeals to a broad demographic. This proximity directly supports rental demand, particularly among tenants valuing convenient access to the Central Business District, Changi Airport, and secondary employment clusters across the East-West Line corridor. Superior transport connectivity typically justifies a modest price premium relative to HDB blocks at greater distances, as it expands the potential tenant and buyer pool. However, capital appreciation at 84 Commonwealth Close more likely tracks inflation and wage growth rather than delivering exceptional gains, as the development operates within the mature HDB segment where speculative upside is limited. The MRT proximity ensures predictable, stable long-term demand—beneficial for investors seeking steady rental income and owner-occupiers prioritising convenience—rather than driving explosive price growth. Buyers should view the transport advantage as supporting reliable resale marketability and tenant demand rather than as a catalyst for exceptional capital appreciation.

Is 84 Commonwealth Close suitable for high-net-worth individuals, and how does it compare to private residential alternatives?

84 Commonwealth Close appeals primarily to practical, budget-conscious buyers rather than affluent purchasers seeking prestige or lifestyle amenities. High-net-worth individuals typically gravitate toward private residential developments offering freehold tenure, luxury finishes, exclusive facilities, and prestige locations commanding premium pricing. HDB properties, whilst offering excellent value and convenience, do not provide the lease extension flexibility, architectural bespoke design, or status appeal that wealthy buyers often prioritise. However, HNW investors may view 84 Commonwealth Close opportunistically as a stable, lower-volatility income-producing asset within a diversified portfolio, particularly if seeking regular rental yields with manageable acquisition and management complexity. For HNW owner-occupiers, the development likely represents overallocation to value-oriented housing relative to their circumstances; private alternatives in adjacent areas offer superior long-term lease certainty and customisation. The development's genuine strength lies in serving middle-income owner-occupiers and prudent property investors rather than affluent lifestyle purchasers.

What is the Total Debt Servicing Ratio impact at typical price points for 84 Commonwealth Close?

The TDSR framework typically limits total debt servicing to 60% of monthly gross income. At typical 84 Commonwealth Close price points ranging from S$400,000 to S$600,000, monthly mortgage servicing (including principal, interest, and property tax) for a buyer with combined existing commitments must remain within the 60% threshold. A buyer earning S$6,000 monthly could service approximately S$3,600 in total debt; if existing car or personal loans consume S$800, only S$2,800 remains available for housing debt. This materially restricts the loan quantum available for property purchase, effectively capping the property price achievable without exceeding regulatory constraints. First-time buyers with minimal existing debt enjoy maximum borrowing capacity, whilst upgraders carrying vehicle loans or personal finance may face tighter constraints. Prospective buyers should obtain formal pre-approval from a financial institution before making offers, ensuring clarity on maximum loan eligibility and remaining borrowing headroom. CPF contribution levels also influence available cash for down-payments, adding a further dimension to financial feasibility assessment.

How does 84 Commonwealth Close compare to other nearby HDB developments in Queenstown and adjacent districts?

84 Commonwealth Close competes directly with several other HDB blocks throughout the Queenstown estate, including developments with varying distances to Commonwealth MRT and other transport nodes. Some nearby alternatives may offer slightly lower pricing but trade off transport convenience; others possess marginally longer lease remaining if completed more recently, potentially supporting future resale value marginally better. The estate's relatively fixed layout and completed development pattern mean that new competitive supply within Queenstown remains limited, supporting stable demand across existing blocks. Buyers comparing 84 Commonwealth Close to alternatives should evaluate per-square-foot pricing adjusted for transport distance, unit size and condition, lease remaining, and neighbourhood amenities. The development's specific competitive advantage lies in its exceptional MRT proximity and established estate character; blocks further from transport links may offer lower headline pricing but present longer commute inconvenience, potentially offsetting headline savings. Professional comparison shopping across 3–5 competitive alternatives within Queenstown and immediately adjacent areas ensures informed decision-making and confidence in pricing paid relative to market.

Which unit stacks and floor levels at 84 Commonwealth Close offer the best value proposition?

Value proposition varies significantly across unit stacks and floor levels at 84 Commonwealth Close. Lower floor units (typically levels 1–4) often price at discounts reflecting tenants' preferences for higher-level units and reduced external noise and foot traffic; for investors prioritising yield over aesthetics, lower levels may deliver superior rental returns relative to acquisition cost. Mid-level units (typically 5–15 floors) typically command balanced pricing, offering reasonable light and ventilation without excessive premium. Higher floor units command premium pricing reflecting enhanced views and privacy; however, these premiums may not be fully recoverable on resale, particularly for smaller units where size advantage versus cost premium becomes unfavourable. Corner units and units with east or west-facing orientations typically command modest premiums versus back-facing alternatives, as natural light quality influences renting appeal. For owner-occupiers, floor level and orientation become personal preference matters; for investors, analysing tenant demand patterns and historical rental premiums by floor level within the specific block provides data-driven guidance toward optimal value. Site inspections at different times of day clarify light quality and external noise characteristics, informing personal valuation of floor-level trade-offs.

What is the future supply pipeline in the Queenstown district, and how will it affect long-term demand at 84 Commonwealth Close?

Queenstown is a fully developed, mature HDB estate with limited new supply pipeline, as the land area is substantially built out and strategic reserves fully allocated. Unlike younger estates facing potential new block launches, Queenstown's supply growth is largely constrained, supporting stable demand across existing blocks over the long term. However, the district faces potential competition from emerging HDB developments and private residential launches in adjacent areas such as Tiong Bahru and Bukit Merah, which may attract some marginal demand. More significantly, district-wide intensification plans, infrastructure upgrades, and potential long-term transport enhancements may reshape property dynamics over 10–20 year horizons. The lack of near-term supply additions actually benefits existing blocks like 84 Commonwealth Close, as available housing stock remains essentially fixed; pricing is thus more likely to track population demand and economic conditions rather than being depressed by speculative oversupply. Buyers should view 84 Commonwealth Close within the context of a supply-constrained mature estate where demand is relatively predictable and resale markets typically remain liquid, absent major macroeconomic disruptions.

[For Rent] Hdb Flat At Commonwealth Close — From S$3,200