Type

Units

Min Area

Price Range

2 BR

624 sqft

S$360K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$360K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$72,000 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.

88 Commonwealth Close: A Central Bukit Merah HDB Development

88 Commonwealth Close stands as an established Housing & Development Board residential development situated in the heart of Bukit Merah, one of Singapore's most established and well-connected neighbourhoods. Located within a brisk 4-minute walk of Commonwealth MRT Station on the East-West Line, this HDB project enjoys exceptional accessibility and proximity to public transport infrastructure that has made Bukit Merah a preferred address for families, professionals, and investors seeking convenient urban living without the premium price tag of private residential developments.

The development comprises practical, well-designed units that cater to diverse household compositions and lifestyle requirements. Current availability spans 2-bedroom flats with layouts engineered to maximise functional living space within a footprint of approximately 624 square feet. This configuration represents a sweet spot for first-time homebuyers, young couples, and empty-nesters seeking efficient, manageable accommodation in a prime location. The unit sizes are neither oversized nor cramped, striking a balance that appeals to pragmatic buyers who prioritise location and connectivity over sheer square footage.

Connectivity and Location Advantages

Commonwealth MRT Station is a defining asset for 88 Commonwealth Close residents. The East-West Line, Singapore's oldest and one of its busiest transport corridors, connects directly to Changi Airport, the Central Business District, and major employment clusters across the western and central regions. Commuting times to central office districts are typically under 15 minutes, while access to Changi Airport is achievable in roughly 20 minutes during off-peak periods. This level of connectivity significantly enhances both daily convenience and long-term capital appreciation prospects, as MRT-proximate properties consistently outperform those requiring longer commute times.

Beyond the station itself, the Bukit Merah precinct is densely serviced with everyday necessities. Hawker centres, supermarkets, medical clinics, and childcare facilities are within walking distance or a short bus journey. The area's maturity means infrastructure and community services are well-established, eliminating the uncertainty that sometimes accompanies newer or developing estates. Residents benefit from the reliability of a neighbourhood that has evolved organically over decades.

Market Positioning and Buyer Appeal

As a resale HDB development, 88 Commonwealth Close occupies a distinct position in Singapore's residential market. Unlike new launches, which command premium pricing and come with extended completion timelines, resale units here are available for immediate occupation or near-term takeover. This appeals particularly to buyers requiring housing within weeks rather than years, or those seeking to avoid developer speculation and achieve immediate equity position.

The development attracts multiple buyer cohorts. First-time homebuyers appreciate the accessibility of HDB ownership, transparent pricing benchmarked against recent district transactions, and the straightforward financing available through HDB loan schemes. Upgraders moving from older or smaller flats find the location and unit configuration ideal stepping stones toward their next housing goal. Investors regard well-located Bukit Merah HDB flats as reliable vehicles for rental income and long-term capital growth, particularly given the consistent tenant demand in central locations with excellent MRT access.

Investment and Resale Considerations

Pricing at 88 Commonwealth Close reflects current Bukit Merah resale valuations, which have historically tracked upward in line with overall HDB price movements and improvements to area infrastructure. Recent transactions across comparable Bukit Merah HDB projects indicate per-square-foot pricing in the region of S$550–620 psf, depending on unit size, floor level, and condition. Units at 88 Commonwealth Close are positioned competitively within this range, offering value-conscious buyers entry into a prime location without premium developmental or design overheads.

For owner-occupiers, the development's maturity and location ensure strong resale liquidity. A 5–10 year holding period typically yields measured capital appreciation, supported by MRT accessibility, estate stability, and demand from the consistent pipeline of buyers seeking Bukit Merah's combination of convenience and affordability. Rental yields for investors average 2–3% annually when calculated against purchase price, reflecting the HDB market's stabilised growth profile and the prevalence of owner-occupied HDB properties relative to pure investment stock.

Practical Living and Community

The neighbourhood around 88 Commonwealth Close embodies mature estate living at its practical best. Commonwealth Drive and its surroundings feature established void decks, community gardens, and pedestrian pathways that foster walkability and neighbourhood interaction. Residents enjoy proximity to Commonwealth Secondary School, making the area particularly attractive to families with school-age children. The catchment for primary and secondary schools is well-regarded, with multiple options within cycling or short bus distance.

Dining and leisure options span the full spectrum from affordable hawker fare to casual dining and larger shopping precincts accessible via bus or MRT. The Bukit Merah area's evolution has seen thoughtful planning that balances residential peace with convenient access to services, without the noise or congestion sometimes experienced in higher-density commercial zones.

Financing and Affordability

HDB financing through the Housing & Development Board itself remains the most accessible and cost-effective mortgage route for Singaporean citizens and permanent residents. At typical Bukit Merah HDB price points, total debt servicing ratios (TDSR) remain well within the 60% threshold for most household income profiles, meaning buyers can access financing headroom without compromising financial flexibility. The combination of reasonable pricing, established location appeal, and supportive HDB loan terms makes 88 Commonwealth Close accessible to a broad cross-section of buyers.

Additional Buyer's Stamp Duty considerations apply for Singapore Citizens purchasing a second residential property, with a levy of 20% calculated on the purchase price above S$180,000. Upgraders moving from a previous HDB flat should factor this into their financial planning, though many use their existing flat's sale proceeds to fund a substantial portion of the purchase, reducing ABSD exposure.

Long-Term Value and Estate Maturity

As a mature HDB estate, 88 Commonwealth Close does not carry the lease decay concerns that may affect much older projects from the 1960s and 1970s. The remaining lease tenure provides ample time horizons for both owner-occupancy and investment purposes, ensuring that capital appreciation is not eroded by lease maturity concerns for decades to come. Buyers can commit to this address with confidence in long-term value preservation.

The broader Bukit Merah planning context suggests stable or modest growth in property values, supported by ongoing estate renewal initiatives, maintained transport connectivity, and the area's established reputation as a core residential zone. This makes 88 Commonwealth Close a pragmatic choice for those seeking stable, liquid housing assets rather than speculative appreciation.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 88 Commonwealth Close as an investment?

HDB flats in prime central locations such as Bukit Merah typically generate gross rental yields of 2–3% per annum when calculated against purchase price. At the S$360,000 entry price point for 2-bedroom units, this equates to monthly rental income in the region of S$600–S$900, depending on exact floor level, unit condition, and prevailing tenant demand. The yield is modest relative to younger private properties, but reflects the HDB market's risk-adjusted, stable growth profile and the high owner-occupation rate that characterises the segment. Investors in 88 Commonwealth Close typically regard the property as a long-term capital appreciation vehicle with modest supplementary rental income, rather than pursuing aggressive yield-driven strategies. Bukit Merah's established reputation and MRT connectivity ensure consistent tenant demand, making rental risk relatively low compared to more peripheral locations.

How does pricing at 88 Commonwealth Close compare to recent per-square-foot transactions in Bukit Merah?

Recent resale transactions for comparable 2-bedroom HDB flats in Bukit Merah typically range from S$550–S$620 per square foot, depending on floor level, view, unit condition, and specific block location. At approximately 624 square feet, units at 88 Commonwealth Close priced at S$360,000 work out to roughly S$577 per square foot, positioning the development competitively within the mid-range of current Bukit Merah valuations. This pricing reflects fair value for the location and configuration, neither commanding a premium nor offering deep discounting. Comparing against immediate neighbouring HDB projects such as Queensway or Commonwealth estates reveals no significant variance, confirming that 88 Commonwealth Close is priced in line with contemporary market sentiment for the district. Buyers should validate actual comparables from recent transactions in adjacent blocks to confirm valuation assumptions.

What are the Additional Buyer's Stamp Duty implications for a second property purchase at 88 Commonwealth Close?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price amount exceeding S$180,000. For a unit priced at S$360,000, ABSD would be calculated as 20% × (S$360,000 − S$180,000) = S$36,000. This represents a material cost that upgraders must factor into their purchase budget and financing requirements. However, many upgraders use the sale proceeds from their existing HDB flat to substantially reduce the net purchase price at 88 Commonwealth Close, thereby minimising net ABSD exposure. First-time homebuyers and Singapore Permanent Residents do not incur ABSD, making the development particularly accessible to first-time purchasers. Buyers should engage with a conveyancer or HDB loan officer to model ABSD scenarios based on their property ownership history and projected financing structure.

What is the remaining lease tenure on units at 88 Commonwealth Close, and could lease decay affect resale value?

HDB flats at 88 Commonwealth Close carry a 99-year lease tenure, which was granted at the original development or subsequently reset through the HDB's lease renewal scheme. With a 99-year lease structure, buyers can expect ample time horizons spanning many decades before lease maturity becomes a meaningful concern for resale value or financing purposes. Unlike much older HDB projects originally completed in the 1960s and now facing 40–50 year remaining terms, 88 Commonwealth Close does not present acute lease decay risk in the near to medium term. Banks and HDB loan officers typically maintain standard lending criteria for properties with 60+ years remaining on the lease, so financing availability should not be constrained for current or near-term purchasers. Nevertheless, all buyers should confirm the exact remaining lease term through the HDB resale portal or conveyancer, as lease renewal eligibility and timing may affect very long-term investment assumptions beyond 20–30 year horizons.

How does proximity to Commonwealth MRT Station affect property demand and capital appreciation at 88 Commonwealth Close?

MRT proximity is among the most powerful drivers of HDB capital appreciation and rental demand across Singapore's market, and Commonwealth Station's position on the East-West Line amplifies this effect significantly. Properties within 400–500 metres of an MRT station command measurably higher valuations and faster sales velocity than equivalent units 800 metres or further away. At 310 metres from Commonwealth Station, 88 Commonwealth Close sits in the optimal proximity band, ensuring residents benefit from the full convenience premium. The East-West Line's status as a core transport corridor linking Changi Airport, the CBD, and major employment zones means demand from commuters and families remains robust across economic cycles. Historically, MRT-adjacent HDB flats in established locations like Bukit Merah have appreciated 20–30% over 10-year periods, materially outperforming HDB stock in more peripheral areas. The development's location thus supports both owner-occupier lifestyle appeal and investor capital appreciation expectations.

Which buyer profiles are best suited to purchasing at 88 Commonwealth Close?

88 Commonwealth Close appeals to multiple cohorts, each for distinct reasons. First-time homebuyers value the accessible entry price point, straightforward HDB financing, transparent resale market comparables, and the certainty of immediate occupancy without extended launch timelines. Upgraders moving from smaller or older HDB flats appreciate the location's centrality and MRT connectivity, which may allow them to reduce commute times whilst accessing a marginally larger or refreshed unit. Young professionals and DINK households (dual income, no kids) find the 2-bedroom configuration ideal for current needs, with flexibility to upsize later if family circumstances change. Empty-nesters downsizing from larger private properties can access quality HDB accommodation at a fraction of private resale valuations, without sacrificing location or connectivity. Investor profiles seeking stable, liquid HDB assets with modest rental yield and long-term capital preservation regard Bukit Merah as a core holding, particularly given the area's demographic stability and lack of imminent large-scale redevelopment. The development is less suited to buyers prioritising premium finishes, high-specification kitchens, or extensive communal facilities characteristic of newer launches or private developments.

What TDSR headroom and financing capacity can I expect at typical 88 Commonwealth Close price points?

At the current price level of approximately S$360,000 for a 2-bedroom unit, total debt servicing ratio (TDSR) calculations work favourably for most household income profiles. Assuming a 25-year HDB mortgage at approximately 2.6% interest, monthly repayment obligations would be roughly S$1,650. For this repayment to sit comfortably within the 60% TDSR threshold, a household would need a gross monthly income of approximately S$2,750 or higher. This income level is achievable for single professionals earning above S$33,000 annually, or dual-income households where either spouse meets this threshold. Most buyers in the Bukit Merah HDB market comfortably exceed these income requirements, meaning financing headroom is substantial and not a constraint for the majority of purchasers. Buyers should obtain pre-approval from HDB or a commercial bank to confirm their precise borrowing capacity, as TDSR limits may be tighter for those with existing personal loans, car loans, or credit card obligations. First-time buyers benefit from HDB's supportive loan terms and the possibility of utilising CPF savings to reduce the cash down payment requirement.

How does 88 Commonwealth Close compare to competing HDB developments in Bukit Merah and neighbouring areas?

Competing HDB projects in immediate proximity include Commonwealth estate, Queensway, and various blocks within the broader Bukit Merah precinct. Pricing across these comparable projects typically clusters within a narrow S$50–100 per square foot band, reflecting similar location appeal and unit configurations. 88 Commonwealth Close does not command a significant premium relative to these neighbours, nor does it trade at a discount, suggesting fair market valuation. Blocks with superior views, lower street-level exposure, or recently upgraded lift lobbies may command modest premiums of 3–5%. The primary differentiation drivers across competing Bukit Merah projects tend to be floor level (higher floors command 5–10% premiums), unit condition and renovation status, and proximity to hawker centres or community facilities rather than inherent development characteristics. Buyers comparison-shopping across Bukit Merah should focus on individual unit inspection and recent transaction precedents for similar blocks, rather than assuming significant value gaps between adjacent projects. The district's homogeneous supply of well-maintained, mature HDB stock means location specificity within Bukit Merah matters more than inter-project competition.

Are certain unit stacks or floor levels at 88 Commonwealth Close better value than others?

Unit valuation at 88 Commonwealth Close is primarily driven by floor level, with higher floors (typically 10th floor and above) commanding 5–10% premiums over lower floors due to superior natural light, ventilation, reduced street-level noise, and psychological appeal. Mid-range floors (5th–9th) typically offer best value, providing meaningful elevation advantages whilst avoiding the marginal premium of highest floors. Ground-floor and first-floor units may offer slight discounts (2–3%) reflecting noise and security perceptions, though these can be excellent value for elderly residents or those with mobility constraints. Stack position within a block (corner units, end units with dual aspect windows) can justify 3–5% value uplifts. However, the most decisive factor remains view and environmental exposure: units facing parks, reserves, or quieter roads command higher valuations than those overlooking busy thoroughfares. Buyers should prioritise unit inspection over relying solely on floor-level generalisations, as a quiet mid-level unit with good orientation may outperform a high-floor unit on a noisy side. Overall, mid-to-upper floors (5th–12th) represent the optimal value-to-premium balance for most buyers.

What future supply pipeline and development potential exists in Bukit Merah that could affect property values?

Bukit Merah is a mature, well-established estate with limited large-scale new HDB supply pipeline in the immediate vicinity. The Government's focus on new HDB development has shifted towards newer generation towns in the north-eastern and western corridors, meaning Bukit Merah is unlikely to experience significant new large-scale residential supply that might suppress valuations. However, the HDB's Selective En Bloc Redevelopment Scheme (SERS) programme occasionally targets older Bukit Merah blocks for potential redevelopment, which can create temporary price volatility and relocation disruption but ultimately supports estate renewal. Broader infrastructure upgrades, such as ongoing estate maintenance, lift modernisation, and potential precinct improvements, tend to support valuations rather than suppress them. The district's established amenity base and transport connectivity mean it is unlikely to experience the kind of disruption that occasionally accompanies emerging estates with significant new supply. From an investment perspective, Bukit Merah's relative stability and low future supply risk represent positive factors for long-term capital preservation, albeit with correspondingly modest appreciation relative to emerging locations with expanding infrastructure and young, growing populations. Buyers can confidently commit to 88 Commonwealth Close without concern that major new residential supply will materially erode valuations.

Hdb Flat At Commonwealth Close — From S$360K