Type

Units

Min Area

Price Range

2 BR

721 sqft

S$368K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$368K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$73,600 on this acquisition.
Located 9 min (730 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.

Commonwealth Crescent HDB: Accessible Homeownership in Queenstown

109 Commonwealth Crescent stands within Queenstown, one of Singapore's most established public housing estates. This HDB development offers residents straightforward homeownership in a mature neighbourhood characterised by long-standing infrastructure, community amenities, and reliable transport links. The address sits within the Southernmost zone of the estate, positioning residents near essential services and recreational facilities that have developed over decades.

The development's proximity to Commonwealth MRT Station—approximately nine minutes' walk or 730 metres away on the East-West Line—forms a cornerstone of its appeal. Commuters benefit from direct connections to the CBD via Raffles Place, as well as access to key business and leisure destinations across the island. The station's maturity as an interchange also underscores the stability of transport infrastructure in this area, a factor that historically supports long-term property values in HDB precincts.

Layout and Spatial Design

Commonwealth Crescent offers units with thoughtful spatial layouts designed to maximise functionality within compact footprints. The two-bedroom configurations present efficient floor plans typical of HDB standards, with living areas positioned to capture natural light and ventilation. Each unit's interior arrangement reflects decades of public housing evolution, ensuring practical storage solutions and flexible living arrangements that suit both owner-occupiers and rental tenants.

Typical floor areas in this development allow residents to establish distinct zones for sleeping, living, and dining without compromise. The compact scale has historically made these units attractive to first-time buyers seeking affordable entry into homeownership, as well as investors seeking reliable rental yields from a tenant pool that values accessibility and affordability.

Neighbourhood Character and Amenities

Queenstown estate encompasses extensive community infrastructure accumulated over generations. Residents enjoy proximity to multiple neighbourhood centres, hawker complexes, supermarkets, and dining establishments that cater to everyday needs. The estate's mature gardens, recreational grounds, and sports facilities—including swimming complexes and tennis courts—foster an active community lifestyle without requiring travel beyond the precinct.

Educational facilities including primary and secondary schools operate within walking distance, supporting families with school-age children. Healthcare services, banking facilities, and government offices cluster within the estate, reinforcing its self-contained character and reducing reliance on distant commercial districts.

Transport Accessibility and Commuting

Commonwealth MRT Station's position on the East-West Line creates direct pathways for commuters targeting employment hubs across Singapore. The line's established infrastructure, frequency of service, and integration with bus networks ensure reliable connectivity for residents commuting to Marina Bay, the city core, or industrial areas in the East. This transport stability has historically supported property values in HDB developments proximate to mature MRT stations, as purchaser confidence in future resale liquidity typically correlates with transport certainty.

The nine-minute walking distance places the station within realistic daily commute range for most residents, particularly those utilising the first and last trains of peak service periods. The walkability also supports active ageing initiatives, enabling older residents to access medical facilities and community centres via public transport without automotive dependence.

Investment and Rental Considerations

HDB units at Commonwealth Crescent have demonstrated consistent appeal to the rental market, attracting tenants prioritising affordability and transport proximity. The estate's established reputation, mature facilities, and reliable tenant base create stable rental demand that typically supports modest but consistent yields. Investors seeking exposure to the HDB resale sector without excessive vacancy risk often view mature precincts like Queenstown as lower-volatility alternatives to newer estates experiencing supply fluctuations.

Rental rates in this precinct align with estate-wide averages, reflecting the balance between property supply, tenant demand, and neighbouring competing developments. The demographic diversity of Queenstown—spanning young professionals, families, and upgraders—creates multiple potential tenant profiles, reducing concentration risk for investor-owners navigating lease cycles.

Pricing and Valuation Dynamics

Commonwealth Crescent units trade within established price bands reflecting their size, condition, floor level, and position within the estate. The HDB resale market in Queenstown has historically demonstrated stable appreciation patterns aligned with island-wide inflation, though individual unit values depend heavily on unit-specific characteristics rather than development-wide factors. First-time buyers often find competitive pricing at this development compared with newer precincts requiring premium ABSD considerations or carrying higher absolute price tags.

Market comparables across Queenstown HDB developments typically cluster within narrow price ranges per square foot, reflecting the homogeneity of construction quality and tenant demographics. This pricing consistency provides transparency for valuation purposes and supports confidence in financing decisions among both owner-occupiers and investors.

Lease Tenure and Property Rights

Commonwealth Crescent, like all Singapore HDB flats, operates under a 99-year lease tenure from the point of initial government allocation. Buyers acquiring units in the resale market inherit the remaining lease term, which gradually declines with each year of tenure. Current units within this development carry a remaining lease period that reflects their initial allocation date and subsequent tenure decay. This lease structure fundamentally differs from freehold or 999-year leasehold private residential properties, and prospective purchasers should account for lease length in long-term financial planning and resale assumptions.

Lease decay accelerates in later years, typically impacting resale values and financing eligibility once properties fall below sixty years of remaining tenure. Buyers should carefully assess their investment horizon against the current lease remaining to ensure the property's utility aligns with their intended holding period.

Buyer Profiles and Suitability

Commonwealth Crescent appeals to diverse purchaser cohorts. First-time buyers benefit from accessible entry pricing and mature estate infrastructure, whilst upgraders seeking additional space in an established neighbourhood find value here. Investors pursuing stable rental income over capital appreciation align well with HDB resale characteristics, particularly in mature precincts offering low vacancy and predictable tenant profiles.

Owner-occupiers prioritising transport access and community amenities often favour Commonwealth Crescent, as the nine-minute MRT walk satisfies daily commuting needs whilst estate facilities reduce the necessity for external recreation expenditure. Retirees seeking affordable housing within established communities frequently purchase or rent units here, attracted by accessibility and the absence of complexity associated with newer private developments.

Financing and Affordability

HDB units typically attract competitive loan-to-value ratios from financial institutions, with many banks offering up to 80% financing for owner-occupier purchases. The affordable entry price point at Commonwealth Crescent typically permits first-time buyers to satisfy loan eligibility criteria with modest household incomes, particularly when accessing HDB concessional loan schemes through CPF. Debt-to-service ratios remain manageable for professional households, as monthly repayment obligations typically consume modest portions of household income even at standard housing loan rates.

Investors purchasing second residential properties through the resale market should account for Additional Buyer's Stamp Duty at the current rate of 20% for Singapore Citizen second-property purchasers, materially impacting effective acquisition costs and required capital reserves. This taxation consideration occasionally displaces investor activity toward HDB options considered lower-volatility despite modified taxation treatment.

Future Market Context

Queenstown estate continues receiving infrastructure investments and precinct improvements despite its established status. The HDB development pipeline in this district remains modest compared to newer precincts, suggesting continued supply scarcity and stable demand dynamics for existing developments like Commonwealth Crescent. Demographic shifts toward aging populations in established estates create ongoing demand from downsizers and retirees seeking accessible, affordable housing without relocating beyond familiar communities.

Commonwealth Crescent represents a stable, mature HDB offering suited to purchasers prioritising transport access, community amenities, and transparent pricing over contemporary design or premium specifications. The development's position within a generation-old estate ensures predictable demand patterns and established market comparables, supporting both owner-occupier and investor decision-making processes.

Frequently Asked Questions

What rental yield might an investor expect from purchasing an HDB unit at Commonwealth Crescent?

HDB resale units at Commonwealth Crescent typically generate rental yields ranging between 2% to 3.5% gross, depending on the specific unit's size, condition, and floor level. The mature Queenstown precinct attracts a stable tenant base of young professionals and families seeking affordable, transport-connected housing, creating consistent occupancy rates that support predictable rental income over multiple lease cycles. Investors should note that yields vary significantly based on individual unit characteristics—corner units and higher floors often command rental premiums—and that the 99-year lease structure limits long-term appreciation compared to freehold or 999-year leasehold private properties, shifting investor focus toward income rather than capital growth. The rental market in this estate has historically demonstrated resilience even during economic cycles, as tenants prioritise accessibility and affordability, suggesting stable yield sustainability across the lease term.

How does pricing per square foot at Commonwealth Crescent compare to recent HDB transactions in Queenstown?

Commonwealth Crescent units trade within the established Queenstown HDB pricing envelope, typically ranging between S$500 to S$550 per square foot for comparable two-bedroom configurations across the estate. This price range reflects the homogeneity of construction quality, tenant demographics, and transport accessibility that characterises the broader precinct, meaning individual units at Commonwealth Crescent should align with these benchmarks unless they exhibit unusual characteristics such as exceptional condition or premium floor positioning. Recent comparable sales data from neighbouring HDB blocks within the estate demonstrate consistent pricing clustering around these figures, suggesting that Commonwealth Crescent maintains competitive positioning without significant premiums or discounts relative to peer developments. First-time buyers and upgraders can reference these established comparables when evaluating offers, ensuring confidence that negotiated prices reflect genuine market conditions rather than outlier valuations driven by individual unit characteristics.

What Additional Buyer's Stamp Duty implications apply if I purchase a Commonwealth Crescent unit as my second residential property?

Singapore Citizen purchasers acquiring a second residential property at Commonwealth Crescent must calculate Additional Buyer's Stamp Duty at the current statutory rate of 20% on the purchase price, applied on top of standard Buyer's Stamp Duty. This means that a purchaser acquiring a unit valued at S$368,000 would incur approximately S$73,600 in ABSD liability alone, materially increasing total acquisition costs and required capital reserves beyond the initial purchase price and professional fees. ABSD treatment applies consistently to HDB resale purchases, distinguishing them from Primary Divestment Schemes or first-property acquisitions which attract preferential or waived ABSD treatment. This taxation consideration often influences investor decision-making, as the 20% duty effectively compresses cash-on-cash yields and extends payback periods; however, many investors accept this cost structure when targeting stable, mature precincts like Queenstown, reasoning that lower volatility and consistent demand offset the elevated acquisition burden compared to new private residential developments.

Does lease decay pose a significant risk to resale value and financing eligibility for Commonwealth Crescent units?

Commonwealth Crescent operates under the standard 99-year HDB lease tenure common to all public housing stock in Singapore. Current units within this development carry progressively declining remaining lease terms reflecting their original allocation dates; as the lease depreciates, resale values and financing eligibility gradually compress, particularly once remaining tenure falls below sixty years. This lease decay mechanism fundamentally constrains long-term appreciation compared to freehold or 999-year leasehold properties, meaning purchasers must carefully align their investment horizon against the property's current lease length to avoid scenarios where remaining tenure constrains future resale liquidity or forces significant discounting. Most financial institutions tighten lending criteria as properties approach critically short lease lengths, potentially restricting a future purchaser's ability to secure mortgage financing; this financing constraint typically accelerates value deterioration in final decades of the lease term. Purchasers should factor lease decay explicitly into their valuation models and resale assumptions, recognising that the property's utility and market value are inextricably linked to the remaining lease duration at the point of eventual sale.

How does proximity to Commonwealth MRT Station influence demand and capital appreciation for units in this development?

Commonwealth MRT Station's position on the East-West Line creates a compelling value proposition for residents commuting to the CBD, Marina Bay, or Changi Airport, establishing consistent demand pressure from employment-focused purchasers and rental tenants seeking efficient transport connectivity. The nine-minute walk to the station falls within the threshold typically associated with maximum walkability for daily commuting, meaning the development captures the full benefit of MRT proximity without being directly adjacent (which can carry noise or air quality trade-offs). Historical analysis of HDB resale performance across the broader Queenstown estate demonstrates that units within comfortable walking distance of established MRT stations command modest premiums relative to comparable units requiring longer commute journeys, reflecting purchaser valuation of transport certainty and reduced commuting burden. This transport infrastructure stability has historically supported resilient capital values during economic cycles, as employment-based demand anchors property values regardless of broader market sentiment; however, appreciation tends to track inflation rather than exceed it, suggesting that transport accessibility sustains values rather than driving exceptional growth.

Which buyer profiles are best suited to purchasing at Commonwealth Crescent, and why?

First-time buyers represent an ideal purchaser cohort for Commonwealth Crescent, as the accessible entry pricing, mature estate amenities, and established MRT transport network reduce complexity and financial strain associated with homeownership initiation. Upgraders relocating from smaller HDB units or private apartments seeking additional space within budget constraints often find Commonwealth Crescent attractive, leveraging accumulated CPF balances and improved borrowing capacity to access more spacious configurations within the same affordable envelope. Investors pursuing stable rental income over capital appreciation align well with the development's characteristics, as the mature neighbourhood ensures consistent tenant demand and predictable yields without requiring exposure to new-project volatility or premium pricing. Owner-occupiers prioritising commuting efficiency and established community infrastructure—rather than contemporary design or exclusive amenities—typically find the development well-suited to their lifestyle needs. Retirees seeking downsizing opportunities within familiar, accessible communities often select Commonwealth Crescent, as the established neighbourhood infrastructure supports active ageing whilst HDB affordability preserves wealth for healthcare expenditure or legacy planning.

What TDSR and financing headroom calculations should I consider at typical price points for Commonwealth Crescent?

A unit priced at approximately S$368,000 with standard 80% LTV financing (S$294,400 loan) typically requires monthly repayments near S$1,600 to S$1,800 depending on prevailing interest rates and selected loan tenures. Total Debt Service Ratio calculations for a dual-income household require this housing obligation to consume no more than 30% of combined monthly income, implying a minimum household income threshold of approximately S$5,300 to S$6,000 monthly to satisfy standard TDSR eligibility criteria comfortably. First-time buyers utilising HDB concessional loan schemes often access more favourable terms than standard bank mortgages, effectively reducing monthly obligations and improving TDSR headroom. Professional households earning S$7,000 to S$9,000 monthly typically enjoy substantial financing headroom at this price point, permitting simultaneous management of other liabilities such as vehicle loans or personal credit whilst maintaining prudent debt ratios. Purchasers should model multiple interest rate scenarios (acknowledging potential future increases beyond current floors) when assessing whether monthly obligations remain sustainable across property ownership cycles.

How does Commonwealth Crescent compare to competing HDB developments in the broader Queenstown precinct?

Commonwealth Crescent competes directly with neighbouring HDB blocks within Queenstown estate, including developments such as the adjacent precincts offering comparable two- and three-bedroom configurations priced within similar bands (typically S$350,000 to S$420,000 depending on unit specifics). Differentiation across Queenstown HDB developments centres primarily on floor level, block orientation, and proximity to key amenities rather than fundamental property quality or lease terms, which standardise across the estate. Some neighbouring blocks occupy positions closer to the estate's vibrant retail and dining hubs, potentially offering marginal convenience premiums; conversely, Commonwealth Crescent's nine-minute MRT proximity creates competitive transport advantages for commuting-focused purchasers prioritising efficiency over local neighbourhood character. Pricing tends to cluster tightly across Queenstown's resale market, reflecting homogeneous construction and tenant demographics, meaning significant price variations typically signal individual unit condition or positioning rather than development-specific advantages. Purchasers evaluating Commonwealth Crescent against competing blocks should focus on unit-level factors—floor height, internal condition, ownership length—rather than expecting development-wide pricing or quality differentials.

Which unit stacks or floor levels offer the best value at Commonwealth Crescent?

Mid-level floors (typically storeys four through eight) at Commonwealth Crescent often present optimal value propositions, as they command modest premiums over ground-to-second-storey units whilst avoiding the steeper pricing uplift associated with higher storeys. Mid-level positioning typically balances natural light access, reduced noise exposure, and improved private outlooks compared to lower floors, justifying their modest pricing premium whilst remaining substantially cheaper than premium upper-storey configurations. Ground and lower-floor units historically attract discounting of 5% to 8% relative to mid-level comparables, reflecting tenant concerns about privacy, natural light limitation, and external noise; however, physically mobile or elderly residents sometimes prefer lower-floor positioning given reduced stairwell dependency and emergency evacuation access. Premium upper floors (typically storeys twelve and above) command significant premiums—often 10% to 15% above mid-level baselines—primarily reflecting superior outward views and reduced external noise, though this premium often exceeds genuine utility improvement for most occupants. Strategic purchasers seeking value optimisation typically target mid-level storeys offering genuine amenity enhancement without excessive premium pricing relative to the development's overall positioning.

What does the future supply pipeline in the Queenstown district suggest about long-term demand for Commonwealth Crescent?

The Queenstown estate has matured substantially over multiple decades, with limited new HDB construction currently planned within this precinct compared to newer districts such as Punggol or Jurong Lake. This constrained supply pipeline suggests ongoing scarcity pressure for existing Queenstown HDB stock, supporting stable resale demand as demographic cohorts seek housing within this established, transport-connected neighbourhood. The HDB Development Pipeline typically allocates construction resources to greenfield precincts offering larger land areas and higher unit densities; accordingly, established estates like Queenstown function as mature markets characterised by resale activity rather than new-build supply cycles. This supply constraint historically favours resale values in mature estates, as limited new competing stock preserves demand resilience across economic cycles. However, purchasers should recognise that long-term appreciation remains modest—typically tracking inflation rather than exceeding it—given that the overall market expansion opportunities diminish as precincts mature. Demographic trends suggesting ongoing demand from retirees, upgraders, and affordability-focused purchasers imply that Commonwealth Crescent will continue attracting consistent buyer interest across property market cycles, supporting liquidity and predictable valuation benchmarks.

Hdb Flat At 109 Commonwealth Crescent — From S$368K