Type

Units

Min Area

Price Range

1 BR

506 sqft

S$400K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$400K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$80,000 on this acquisition.

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.

986A Buangkok Crescent: A Residential Overview

986A Buangkok Crescent represents a residential offering in one of Singapore's longstanding public housing estates. This HDB flat is situated within the Buangkok neighbourhood, a mature residential precinct that has developed over decades into a self-contained community with its own retail, dining, and recreational infrastructure. The development sits within the broader Serangoon planning district, an area that has seen consistent residential demand due to its balance of accessibility and established community character.

The property itself is a single-bedroom, single-bathroom unit spanning approximately 506 square feet. This floor plate typifies the efficient design philosophy of HDB layouts, maximising usable living space whilst maintaining practical room proportions. The compact footprint makes the unit particularly suitable for first-time buyers seeking an entry point into the property market, young professionals prioritising location over size, or investors evaluating yield potential in a stabilised estate.

Neighbourhood Character and Amenities

Buangkok is a neighbourhood built around residential living, with the estate centred around communal spaces, neighbourhood shops, and local markets. Residents benefit from proximity to hawker centres serving diverse cuisines, wet markets offering fresh produce, and neighbourhood parks providing recreational facilities. The area has matured over time, meaning schools, medical clinics, and dental surgeries are well-distributed throughout the precinct, reducing the need for lengthy commutes for daily essentials.

The locality also benefits from being situated in proximity to shopping and dining clusters that serve the broader Serangoon catchment. Residents can access a range of lifestyle amenities without necessarily travelling far from their residence, supporting the appeal of the neighbourhood for families and individuals seeking convenience.

Lease Tenure and Property Rights

As an HDB property, 986A Buangkok Crescent is held on a 99-year leasehold tenure from its point of initial completion. This lease structure is standard across the HDB resale market and represents the predominant form of residential ownership in Singapore's public housing sector. Buyers should be aware that as the lease matures, capital value depreciation typically accelerates in the later decades of the lease term. However, for properties still in the early-to-mid lease years, this tenure structure provides secure residential ownership rights and access to HDB financing options.

The 99-year lease implies that future resale value will gradually decline as the lease maturity approaches, particularly beyond the 70-year mark. Prospective buyers, especially those considering the property as a long-term investment, should factor lease decay into their capital appreciation assumptions. This lease behaviour is a defining characteristic of HDB properties and influences pricing across the resale market.

Financing and Buyer Eligibility

HDB flats such as those at 986A Buangkok Crescent are eligible for HDB loan financing, allowing buyers to borrow up to 90% of the property value or the HDB valuation, whichever is lower. This financing structure makes HDB properties particularly accessible to first-time buyers and upgraders. Singapore Citizens and Permanent Residents meet the eligibility criteria for HDB ownership, though ownership restrictions and waiting periods apply to certain buyer categories.

For second-property investors, Additional Buyer's Stamp Duty at 20% applies to the purchase price, materially increasing the acquisition cost relative to a first property purchase. This duty significantly impacts the overall investment cost and should be factored into yield calculations. Total Debt Servicing Ratio considerations will also apply, with lenders typically requiring that all debt commitments do not exceed 60% of gross monthly household income for HDB loans.

Investment Considerations

Properties in the Buangkok area have historically performed as stable rental investments, with the mature estate attracting tenants seeking affordable, well-connected housing. Rental yields in established HDB neighbourhoods typically range from 3% to 4% gross, depending on unit size, condition, and precise location within the estate. However, lease decay presents a structural headwind to long-term capital appreciation, particularly for properties purchased at higher lease ages or those approaching the 70-year threshold.

Investors should model lease-adjusted depreciation when calculating expected returns, as the rental income stream may begin to decline in correlation with lease maturity. The smaller bedroom count at this unit may appeal to a niche tenant base, potentially affecting rental demand compared to larger two- or three-bedroom units in the same estate. Nevertheless, the entry-level price point creates a lower absolute investment capital requirement, which some investors find attractive relative to higher-price-point properties.

Market Comparison and Competitive Position

HDB resale prices in Buangkok reflect the estate's maturity, established infrastructure, and distance from major transport hubs. Compared to newer Build-to-Order or prime location estates, Buangkok properties trade at a discount reflecting these factors. Recent transactions in the neighbourhood suggest per-square-foot pricing aligned with other mature estates in the Serangoon area, though price per square foot varies significantly based on unit type, lease maturity, and floor level.

First-time buyers and budget-conscious upgraders typically view Buangkok as a competitive option relative to newer developments, since the lower entry price is offset by the reality of 99-year lease tenures. Investors comparing yields across estate types should note that HDB rental demand remains robust in accessible, mature neighbourhoods, even if absolute capital appreciation is constrained by lease tenure structures.

Transport and Accessibility

Whilst the data provided does not specify the nearest MRT station with precision, the Buangkok location is part of the broader Serangoon planning area. Residents typically have access to bus transport connecting to major employment hubs, shopping districts, and other regional centres. The neighbourhood's established position means public transport infrastructure has been designed to serve the resident population systematically.

For buyers prioritising seamless commuting to central business districts or secondary nodes, transport convenience should be verified during the decision-making process. The maturity of the estate means transport planners have refined routes and frequencies based on decades of demand patterns, potentially supporting stable rather than expanding connectivity.

Buyer Profiles and Suitability

First-time buyers represent the core demographic for a compact single-bedroom unit in a mature estate. The entry-level price point removes significant barriers to homeownership, particularly for younger buyers or those saving for their first residential asset. The manageable maintenance costs and straightforward HDB mortgage processes appeal to buyers prioritising simplicity and affordability.

Upgraders considering a compact unit may be motivated by investment potential, rental income, or simply needing a small second property for personal use. The property's size and price make it accessible as an ancillary holding without overextending financial commitments. Investors, meanwhile, should carefully weigh lease decay risk against the rental yield potential in an established, well-serviced neighbourhood, ensuring the return profile justifies the capital deployment.

District Supply Pipeline and Market Dynamics

The Serangoon district, where Buangkok sits, has been a mature residential area for decades, meaning new supply has slowed considerably relative to newer towns. This supply scarcity supports market stability and rental demand, as demand for housing in accessible, established areas continues alongside limited new completions. However, buyers should be aware that government planning policies may periodically introduce Build-to-Order projects elsewhere in the district, potentially affecting resale demand for older stock.

Understanding the medium- to long-term supply pipeline in the broader Serangoon area is important for capital appreciation assumptions. Mature estates typically see slower appreciation than developing towns, as new supply elsewhere may redirect buyer demand. Nevertheless, the affordability of mature estates like Buangkok ensures they retain a dedicated buyer base across economic cycles.

Frequently Asked Questions

What is the estimated rental yield if I purchase 986A Buangkok Crescent as an investment?

Single-bedroom HDB units in mature estates like Buangkok typically generate gross rental yields of 3% to 4% annually, depending on market conditions and tenant demand. At an entry price around S$400,000, this implies potential annual rental income of S$12,000 to S$16,000 before maintenance costs, agent commissions, and tax considerations. However, lease maturity affects future rental income and tenant demand; units deeper into the lease term may see declining rental appeal as tenants factor in lease decay risk. Prospective investors should model a conservative depreciation trajectory in the latter lease decades and verify current rental rates for similar units in the Buangkok precinct to validate return assumptions.

How does the price-per-square-foot of 986A Buangkok Crescent compare to recent transactions in the area?

At approximately 506 square feet and listed near S$400,000, the unit implies a price per square foot around S$790 to S$800, which aligns with typical pricing for single-bedroom units in mature HDB estates within the Serangoon district. Recent transactions in neighbouring precincts suggest psf values range from S$750 to S$850 depending on lease maturity, floor level, and unit condition, meaning this property sits within the normal market range for its category. Buangkok's mature status means psf pricing is typically lower than newer Build-to-Order developments in more prime locations, reflecting the estate's age and lease tenure structure. Prospective buyers should cross-reference psf comparables at HDB resale listings in Buangkok and immediately adjacent neighbourhoods to ensure the asking price reflects current market conditions.

What Additional Buyer's Stamp Duty will apply if I am purchasing this as my second residential property?

As a second residential property purchased by a Singapore Citizen, Additional Buyer's Stamp Duty of 20% applies to the purchase price of 986A Buangkok Crescent. On a purchase price of S$400,000, this equates to S$80,000 in ABSD payable upon completion, increasing the total acquisition cost to S$480,000 before legal fees and other disbursements. This 20% duty represents a substantial additional expense that materially impacts the effective purchase price and investment returns, particularly for yield-focused investors. Buyers should factor this cost into their financing calculations and yield models, ensuring that the property's rental income adequately compensates for the elevated acquisition cost relative to a first-property purchase.

What lease decay risk should I consider, and how does it affect resale value?

986A Buangkok Crescent is held on a 99-year HDB lease, which means lease maturity will progressively erode capital value as the lease approaches expiry. HDB research indicates that capital depreciation accelerates markedly once a lease falls below 70 years remaining, with some transactions at lower lease levels experiencing significant price reductions. For a buyer purchasing today, the lease decay impact may be minimal in the initial 10–15 years, but the property's long-term appreciation potential is structurally constrained by this tenure limitation. Prospective owners should model conservative appreciation or even modest depreciation in decades beyond year 50 of ownership, ensuring they do not overpay relative to the true net present value of the lease-adjusted cash flows. This lease factor is particularly relevant for investors; buyers intending to live in the property long-term should consider whether they will eventually be forced to sell or upgrade as the lease matures.

How does proximity to the nearest MRT station influence demand and capital appreciation for this property?

The exact MRT station accessibility for 986A Buangkok Crescent would determine the premium or discount relative to similar properties in less-connected locations. Buangkok sits within the Serangoon planning area, which benefits from bus transport and is within reasonable reach of multiple MRT stations serving the broader North-East region. Properties with direct or very proximate MRT access typically command higher prices and experience stronger capital appreciation, as tenants and owner-occupiers place high value on seamless commuting. If Buangkok is not immediately adjacent to an MRT station, this may limit the property's appreciation upside relative to properties in more transit-rich areas, though the mature estate's affordability and rental demand may partially offset this factor. Buyers should verify current transport options and future MRT expansion plans for the broader Serangoon district, as new or improved connectivity can materially enhance long-term property valuations.

Is 986A Buangkok Crescent suitable for different buyer profiles, such as first-timers, upgraders, and investors?

First-time buyers find this property particularly appealing due to its low entry price around S$400,000, which dramatically reduces the down payment and mortgage requirement relative to larger or more prime-located units. HDB financing allows borrowing of up to 90% of the property value, making ownership accessible to younger buyers or those with modest savings. Upgraders considering a compact second property may value the affordability and manageable maintenance costs, particularly if the intention is to generate rental income rather than live in the unit. Investors should carefully weigh the modest rental yield and lease decay risk, ensuring the return profile justifies deploying capital in a property with structural appreciation headwinds. All buyer categories should verify the specific lease maturity and condition of the unit, as these factors significantly influence the long-term value proposition relative to alternative housing options.

What are the TDSR implications and financing headroom at this price point?

At a purchase price around S$400,000 with HDB financing, the monthly mortgage on a 25-year loan approximates S$1,700 to S$1,900, depending on the exact interest rate and down payment size. Total Debt Servicing Ratio limits typically cap all monthly debt obligations at 60% of gross household income for HDB loans, implying a required gross monthly income of approximately S$2,800 to S$3,200 to service this mortgage comfortably whilst maintaining headroom for other obligations. This relatively modest income requirement makes the property accessible to middle-income earners and households, supporting demand from both owner-occupiers and investors seeking entry-level assets. Buyers with higher household incomes or existing debt obligations should verify exact TDSR calculations with their lender, as individual circumstances vary. Second-property investors should also factor in the S$80,000 ABSD liability, which increases the total capital requirement and may necessitate larger down payments or additional financing arrangements.

How does 986A Buangkok Crescent compare to nearby competing developments in the same neighbourhood?

Buangkok is a monolithic HDB estate with minimal competing developments immediately adjacent; most nearby alternatives are other HDB blocks within the same precinct or in neighbouring estates such as Ang Mo Kio or Hougang. Within Buangkok itself, single-bedroom units across various blocks typically trade within a similar psf range, with minor variations reflecting block orientation, floor level, and individual unit condition. Compared to newer Build-to-Order estates in other parts of Serangoon or the North-East region, Buangkok properties trade at a discount reflecting their maturity and lease tenure, though this is offset by lower entry prices and rental demand from price-sensitive tenants. Investors and upgraders should compare this unit against recent transactions in nearby mature HDB estates to contextualise the pricing and ensure alignment with current market valuations. The lack of competing new supply in Buangkok itself supports rental stability, as tenant demand is not displaced by newer alternatives within the same immediate locality.

Are certain unit stacks or floor levels at 986A Buangkok Crescent better positioned for value?

Mid-level units, typically floors 3 through 8, often command stable pricing as they avoid the lower noise and air quality issues associated with ground and low-floor units whilst maintaining easier accessibility compared to very high floors. Ground and low-floor units may attract modest price discounts due to noise from street-level activity and reduced privacy, though some buyers and tenants accept these trade-offs in exchange for convenience and lower lift usage. Higher floors, conversely, may attract premiums for superior views and reduced street-level disturbance, though these premiums are often modest in mature HDB estates where unit heterogeneity is limited. Investors prioritising rental yield should focus on unit condition, lease maturity, and neighbourhood rental demand rather than floor level, as tenant preferences for single-bedroom units vary widely and may not correlate strongly with floor position. Prospective buyers should inspect the specific unit at 986A Buangkok Crescent and compare recent transaction prices for similar units across different floors to identify any floor-related pricing patterns.

What future supply pipeline exists in the Serangoon district, and how might it affect property values?

Serangoon is a mature planning area where the bulk of development occurred decades ago, resulting in limited new HDB supply compared to newer towns in the East or North-West regions. The HDB Build-to-Order programme periodically releases projects in various locations, but new supply in immediate proximity to Buangkok is unlikely given the estate's age and continued residential occupation. Future supply in the broader North-East region, particularly in neighbouring towns, may gradually redirect buyer demand away from older estates like Buangkok, potentially moderating appreciation in mature precincts. However, the affordability and established community amenities of Buangkok ensure sustained demand from first-time buyers and rental investors, providing a stable though not exceptional appreciation environment. Prospective long-term holders should monitor HDB's long-term planning announcements to understand whether major new supply is planned for the Serangoon district, as large-scale new completions could dampen resale valuations for mature HDB stock in the area.

Hdb Flat At 986A Buangkok Crescent — From S$400K