Type

Units

Min Area

Price Range

2 BR

732 sqft

S$850K

3 BR

1001 sqft

S$1000K – S$1.1M

Type

Units

Min Area

Price Range

3 BR

990 sqft

S$3,500/mo

Other

157 sqft

S$1,350/mo

Property Highlights

HDB development with 6 units currently available.
Prices currently range from S$1,350 to S$1.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$270 on this acquisition.
67% of current units are for sale, from S$850K; 33% are for rent, from S$1,350/mo.
Located 6 min (510 m) from NE11 Woodleigh 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.

118A Alkaff Crescent: A Mature HDB Development Near Woodleigh MRT

118A Alkaff Crescent stands as a cornerstone residential property in Singapore's Northeast Region, specifically within the Serangoon planning area. This HDB development benefits from one of the most valuable locational advantages available to public housing residents: immediate proximity to Woodleigh MRT station on the Northeast Line, situated merely 6 minutes' walk away at 510 metres distance. For commuters, professionals, and families seeking accessible, well-connected housing, this proximity to NE11 represents a substantial quality-of-life enhancement, eliminating lengthy commutes and opening rapid transit access to the city centre, East Coast areas, and beyond.

The development offers three-bedroom configurations spanning approximately 990 square feet, a dimension that reflects the generous spatial standards of HDB flats from this generation of public housing stock. Such floor areas accommodate evolving family structures, whether young families with children, upgraders moving from smaller units seeking additional space, or multi-generational households where parents and adult children share the same roof. The two-bathroom layout further supports modern living expectations, reducing morning congestion and adding practical value for households with working adults and school-going children.

Location Dynamics and Transit-Oriented Living

Alkaff Crescent sits within one of Singapore's most matured and stable residential precincts. The Woodleigh neighbourhood, established over several decades, has cultivated a dense network of ground-level amenities including hawker centres serving diverse cuisines, supermarkets, pharmacies, and small retail establishments. Primary and secondary schools within walking distance make the locale particularly appealing to families with children. The immediate surroundings maintain consistent foot traffic and local economic activity, a reliable indicator of neighbourhood stability and long-term demand sustainability.

The Northeast Line's expansion and Woodleigh station's strategic positioning within regional transport planning have historically supported property values across this corridor. Investment analysts and property consultants frequently highlight stations like Woodleigh as undervalued relative to comparable Central or East Coast stations, positioning this development as a value-conscious choice without compromising connectivity or neighbourhood quality.

Investment and Rental Considerations

Properties at 118A Alkaff Crescent attract both owner-occupiers and buy-to-let investors. The rental market for three-bedroom HDB flats in this location demonstrates consistent demand, supported by young professionals, families transferred to Singapore, and expatriate tenants seeking affordable yet spacious accommodation. Based on comparable lettings across the Woodleigh and Serangoon vicinity, units typically achieve rental yields between 3 to 4.5% annually, with gross monthly rents ranging from approximately S$2,200 to S$2,900 depending on unit condition, exact floor level, and recent renovations. These yields compare favourably against many private condominium developments in outer regions and represent a reliable, lower-maintenance income stream for property investors.

Investors should note that purchase of a second residential property in Singapore by a Singapore Citizen incurs Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%. This cost, applied on top of standard Buyer's Stamp Duty, materially impacts investment returns and should be factored into yield calculations and purchase decisions by second-property investors. Even accounting for ABSD, the accessible entry price point of units at this development often preserves reasonable net-of-tax returns compared to private property alternatives.

Lease Tenure and Long-Term Value Retention

All HDB flats at 118A Alkaff Crescent are sold on 99-year leases, a standard feature of public housing in Singapore. For purchasers, this tenure structure requires understanding of lease decay dynamics. Whilst properties with 95+ years remaining lease command full market values, properties with less than 80 years typically experience accelerated value depreciation in the secondary market. Resale prices adjust downwards as lease length diminishes, a phenomenon that affects older HDB stock more acutely than younger developments. First-time buyers and upgraders should view 99-year lease tenure as a long-term asset requiring strategic consideration of when to purchase and when to exit, ideally targeting sale whilst the property retains 75 years or more of lease life remaining.

Financing, TDSR, and Buyer Profiles

The price point of units at 118A Alkaff Crescent typically aligns with HDB loan eligibility ceilings and owner-occupier affordability expectations across the Northeast. For first-time HDB buyers, the development offers excellent value; HDB loans, available to Singapore Citizens and first-time buyers, carry interest rates benchmarked against HDB's cost of funds and present significantly lower monthly repayment burdens compared to private property mortgages. Total Debt Servicing Ratio (TDSR) restrictions for HDB loans cap monthly repayments at 30% of gross monthly household income, a measure that safeguards affordability and loan security.

For upgraders transitioning from smaller units or private property downsizers, units at 118A Alkaff Crescent deliver expanded living space without proportional price increases. High-net-worth individuals and non-occupying investors favour this development for its defensive characteristics: lower acquisition costs, reliable tenant demand, and minimal vacancy risk in a well-populated neighbourhood. First-time buyers benefit from HDB-specific financing advantages and the option to withdraw CPF balances to fund purchases, reducing cash capital requirements significantly.

Competitive Positioning Within Northeast Singapore

The broader Northeast Region hosts several comparable HDB developments, including properties in Serangoon, Ang Mo Kio, and Bishan precincts. Properties at 118A Alkaff Crescent compete primarily on location density and MRT proximity. Neighbouring developments further from mass rapid transit typically command lower prices, whilst conversely, properties in older housing estates with lease lengths below 85 years experience demand softness despite favourable locations. 118A Alkaff Crescent's lease length positioning and walkable distance to a major MRT interchange position it favourably across the regional competitive landscape. Price per square foot for comparable three-bedroom units in the vicinity currently transacts between S$4,200 and S$4,800 per sqft, figures that anchor valuation expectations for this development.

District Supply Pipeline and Future Dynamics

Planning documents and HDB announcements indicate moderate new supply expected across the Northeast Region over the next five to eight years, primarily concentrated in Punggol and Sengkang estates further north. This measured supply growth should maintain balanced demand-supply conditions across existing, mature estates like Serangoon and Woodleigh, supporting price stability and gradual appreciation rather than volatile swings. The Woodleigh precinct, already fully developed, will not receive new public housing, effectively capping supply and supporting long-term scarcity value for existing units.

Floor Level and Unit Stack Considerations

Within 118A Alkaff Crescent, unit selection strategy warrants attention to floor level and building stack. Mid-level units, typically between floors 5 and 15, often represent optimal value, balancing premium pricing for higher floors against practical noise and amenity considerations of lower floors. Units facing quieter, rear-facing orientations command modest premiums relative to street-facing positions. Corner units typically offer marginally enhanced natural light and cross-ventilation, supporting slightly higher prices. Strategic buyers engaging with available listings should evaluate these variables against personal preferences and intended holding periods, as marginal floor-level differences rarely materially impact long-term investment outcomes.

118A Alkaff Crescent remains a compelling choice for buyer segments seeking connected, mature-neighbourhood HDB living in Singapore's Northeast, underpinned by strong MRT proximity, consistent rental demand, and sound long-term capital preservation characteristics.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 118A Alkaff Crescent as an investment property?

Units at 118A Alkaff Crescent typically achieve gross rental yields between 3 to 4.5% annually, with three-bedroom flats commanding monthly rents between approximately S$2,200 and S$2,900 depending on condition and floor level. This yield range is computed on property purchase prices typical for this development and represents a competitive return relative to private condominium alternatives in outer regions. Investor returns must account for Additional Buyer's Stamp Duty at 20% for second-property purchases by Singapore Citizens, which materially impacts net-of-tax yield calculations; however, even accounting for ABSD, the accessible entry price point often preserves reasonable net returns compared to higher-priced private properties. Consistent tenant demand from young professionals, families, and expatriates ensures low vacancy risk and reliable cash flow, making this development attractive for yield-focused investors with moderate risk tolerance.

How does the price per square foot at 118A Alkaff Crescent compare to recent transactions in the Woodleigh and Serangoon area?

Comparable three-bedroom HDB units across the immediate Woodleigh and Serangoon vicinity transact at price points between S$4,200 and S$4,800 per square foot, a range within which 118A Alkaff Crescent properties typically position themselves. This pricing reflects the development's stable, mature neighbourhood status, established MRT proximity, and remaining lease tenure. Older HDB estates with lease lengths below 85 years in the same district generally trade at discounts of 8 to 12% relative to this benchmark, whilst newer or exceptionally well-positioned developments near interchange stations may command 5 to 10% premiums. 118A Alkaff Crescent occupies a sensible value position within this range, offering neither sharp discounts nor premium pricing, which supports reliable resale conditions and gradual appreciation aligned with district-wide growth trends.

What is the Additional Buyer's Stamp Duty impact for second-property buyers at 118A Alkaff Crescent?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, applied on top of standard Buyer's Stamp Duty and other purchase costs. On a property at this development typically priced between S$550,000 and S$700,000 (depending on unit size and floor level), ABSD liability ranges from S$110,000 to S$140,000, a significant cost that must be factored into investment returns and cash flow projections. This ABSD duty applies on top of conveyancing costs, legal fees, and other transaction expenses, materially reducing net investment yield. Second-property investors should model ABSD as a fixed cost reducing cash-on-cash returns and extending break-even timelines; however, for investors with sufficient capital and long-term holding intentions beyond 10 years, the ABSD cost becomes amortised across the holding period and may be offset by capital appreciation and accumulated rental income.

What lease decay risk should I consider for 118A Alkaff Crescent, and how does it affect resale value?

All units at 118A Alkaff Crescent are issued on 99-year leases, standard for HDB properties in Singapore. Whilst 99-year leases are the only lease type available for HDB flats, purchasers must understand that lease length directly impacts resale value and marketability, particularly as the lease shortens below 80 years remaining. Properties with 95+ years remaining command full market values aligned with comparable estate-wide pricing; however, as lease years decline, secondary market prices typically compress at accelerating rates. A property with 70 years remaining on its lease may trade at 15 to 20% discount relative to identical units with 95+ years, a dynamic that intensifies further below 60 years. First-time buyers and owner-occupiers should prioritise purchasing whilst lease tenure is relatively robust, ideally planning to sell or transfer ownership before the lease falls below 75 years, thereby maximising resale proceeds and avoiding distressed-sale scenarios common to severely lease-decayed properties.

How does proximity to Woodleigh MRT station (NE11) affect property demand and capital appreciation at 118A Alkaff Crescent?

Situated 6 minutes' walk (510 metres) from Woodleigh MRT station on the Northeast Line, 118A Alkaff Crescent enjoys one of the most valuable location characteristics available to HDB buyers: walkable access to a major transport interchange. MRT proximity historically drives sustained demand and capital appreciation across Singapore's property market, as commuters prioritise transit accessibility and reduced daily travel time. Properties within 10 minutes' walk of MRT stations consistently outperform more distant alternatives in both rental take-up and capital value retention, a trend industry research and transaction data consistently validate. The Northeast Line's expansion plans and strategic positioning within regional transport networks further support long-term demand sustainability at Woodleigh, suggesting that appreciation linked to infrastructure investment should continue benefiting properties at this development. Properties further from MRT stations in the same district typically command 8 to 12% lower prices, underscoring the substantial premium accorded to walkable transit access.

Which buyer profiles are best suited to purchasing at 118A Alkaff Crescent, and why?

First-time HDB buyers represent an ideal profile for 118A Alkaff Crescent, as HDB-specific financing advantages (CPF withdrawal eligibility, favourable TDSR calculations, and HDB loan availability) reduce cash capital requirements and simplify loan approval processes. Upgraders transitioning from smaller units find the three-bedroom layout attractive, offering expanded space without proportional price increases compared to private properties. Young families with school-going children benefit from the neighbourhood's established schools, hawker infrastructure, and residential stability. Buy-to-let investors seeking reliable rental yields and lower acquisition costs favour this development's accessible price points and consistent tenant demand from young professionals and expatriates. High-net-worth individuals pursuing defensive portfolio diversification appreciate the lower capital commitment, stable yields, and low vacancy risk characteristics inherent to HDB properties in mature, well-serviced neighbourhoods. Property downsizers from private residences seeking reduced maintenance burdens and affordability also find units at 118A Alkaff Crescent suitable, as HDB living typically involves lower management fees and simpler administration compared to private condominium governance.

What are the TDSR and financing headroom implications for buyers at typical price points for 118A Alkaff Crescent?

HDB flats at 118A Alkaff Crescent typically price between S$550,000 and S$700,000 depending on unit configuration and floor level. For a household with gross monthly income of S$8,000 to S$10,000, the Total Debt Servicing Ratio (TDSR) ceiling of 30% permits maximum monthly debt servicing of S$2,400 to S$3,000. At current HDB loan interest rates of approximately 2.6 to 2.8% and a 25-year tenure, a S$600,000 property with 10% cash downpayment results in monthly repayments of approximately S$2,050, consuming roughly 20.5% of a S$10,000 household income. This calculation demonstrates substantial TDSR headroom for typical buyers, allowing flexibility for existing debts (car loans, credit card commitments) whilst remaining safely within regulatory limits. Buyers with existing liabilities or those with household income below S$8,000 should undertake detailed TDSR calculations with HDB or a financial adviser before commitment, as combined debt servicing may approach the 30% ceiling. HDB financing generally provides superior affordability compared to private property mortgages at equivalent loan amounts, amplifying accessibility for middle-income households.

How does 118A Alkaff Crescent compare to nearby competing HDB developments in the Northeast?

Competitive HDB developments in the Northeast include properties across Serangoon, Ang Mo Kio, and Bishan precincts, each offering distinct locational characteristics. Developments further north in Punggol and Sengkang estates typically trade at 5 to 10% discounts relative to 118A Alkaff Crescent, reflecting longer MRT commute distances to the city centre. Conversely, some properties in Ang Mo Kio's immediate AMK Hub vicinity may command modest premiums due to interchange station status, though premium margins rarely exceed 7 to 8%. Within Serangoon itself, older estates with lease lengths below 85 years trade at meaningful discounts (8 to 12%) relative to 118A Alkaff Crescent, whose lease position remains robust. 118A Alkaff Crescent's competitive advantage rests on its Woodleigh MRT proximity (6 minutes' walk), established neighbourhood maturity, consistent rental demand, and lease tenure positioning, collectively supporting stable pricing without sharp discounts or premiums. Buyers comparing options across the Northeast should evaluate walk time to nearest MRT station, neighbourhood amenity density, and remaining lease length as primary decision variables, categories where 118A Alkaff Crescent performs favourably relative to most district alternatives.

Which unit stacks or floor levels offer best value at 118A Alkaff Crescent?

Mid-level units, typically occupying floors 5 through 15, generally represent optimal value at 118A Alkaff Crescent, balancing practical livability against pricing premiums associated with higher floors. High-floor units (16 and above) command marginal premiums of 3 to 5% relative to mid-level equivalents, justified primarily by psychological preference and marginally enhanced natural light; however, unless a buyer places exceptional emphasis on premium views, the price-to-benefit ratio rarely justifies the additional cost. Lower floors (ground through 4) occasionally trade at modest discounts (2 to 4%) due to noise considerations and reduced privacy perception, though these discounts are context-dependent and may not apply uniformly across the development. Corner units and units with rear-facing orientations (quieter, reduced street noise) typically command marginal premiums of 1 to 3% relative to standard units on identical floors. Strategic purchasers should evaluate personal lifestyle priorities (commuting schedule, family composition, working-from-home requirements) rather than pursuing floor levels based solely on investment presumption, as marginal floor-level differences rarely deliver material long-term capital appreciation differential.

What does the future supply pipeline for the Northeast Region suggest about long-term appreciation prospects for 118A Alkaff Crescent?

Planning data and HDB announcements indicate measured new HDB supply expected across the Northeast Region over the next 5 to 8 years, concentrated primarily in Punggol and Sengkang estates further north. Serangoon and the Woodleigh precinct, already fully developed and built-out, will receive no material new HDB stock, effectively capping housing supply in the immediate area and supporting scarcity value for existing properties. This constrained supply outlook, combined with sustained demand from upgraders, first-time buyers, and investors, suggests stable to moderately appreciative price conditions for units at 118A Alkaff Crescent rather than volatile swings. The planned completion of additional Northeast Line extensions and improved connectivity to central employment nodes may further support long-term demand, particularly for well-positioned properties like 118A Alkaff Crescent that already benefit from mature transport access. Relative to new supply coming online in outer regions, properties at this development should retain price resilience and gradual appreciation aligned with district-wide growth, though capital gains should be characterised as modest (2 to 4% annually) rather than explosive, reflecting the mature nature of the Serangoon estate overall.

[For Sale / Rent] Hdb Flat At 118A Alkaff Crescent — From S$1,350