Type

Units

Min Area

Price Range

Other

250 sqft

S$1,600/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,600.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$320 on this acquisition.
Located 7 min (560 m) from EW18 Redhill 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 Redhill Close: A Tiong Bahru HDB Development Near Redhill MRT

88 Redhill Close stands as an established Housing and Development Board residential block in the heart of Tiong Bahru, one of Singapore's most historically vibrant and increasingly cosmopolitan neighbourhoods. Located just seven minutes' walk from Redhill MRT Station on the East-West Line (EW18), this development offers buyers and renters a compelling blend of accessibility, affordability, and community character that continues to attract diverse buyer profiles across the capital gains and rental yield spectrum.

The development's positioning within Tiong Bahru places it at the intersection of heritage charm and urban convenience. The neighbourhood has undergone significant rejuvenation over the past decade, with independent cafés, restaurants, and creative enterprises establishing strong roots alongside traditional shophouses and community institutions. For property investors and owner-occupiers alike, this cultural and commercial vitality translates into sustained demand from both residential tenants and visiting professionals seeking temporary accommodation in a distinctive Singapore locale.

Location and Transport Connectivity

Redhill MRT Station serves as the primary transport node for residents of 88 Redhill Close, offering direct connections along the East-West Line to Changi Airport, Marina Bay, and the financial districts of the central business core. The seven-minute walking distance—approximately 560 metres—positions the development within the highly desirable 400-metre to 800-metre optimal catchment zone that maximises both daily commuting convenience and long-term capital appreciation. This proximity to rapid transit infrastructure underpins consistent tenant demand and appeals particularly to working professionals who prioritise speed of access over distance.

Beyond the East-West Line, the development benefits from proximity to other transport modes, including bus services that feed into regional networks and feeder routes into the Tiong Bahru planning area. This multi-modal connectivity reduces car dependency for residents and enhances the development's appeal to environmentally conscious buyers and renters who prefer public transport as their primary commuting method.

Property Specifications and Unit Mix

The units at 88 Redhill Close are characterised by compact floor plates typical of HDB stock in mature estates, with many units in the 200–300 square foot range. This dimensional footprint suits a wide spectrum of buyer personas: first-time purchasers entering the property market with modest capital; investors deploying funds into rental-yielding assets with lower entry barriers; and upgraders seeking a secondary investment property to diversify their residential portfolio. The modest floor area also translates into proportionately lower transaction costs, including legal fees and stamp duty, making this development an attractive proposition for cost-conscious acquirers.

The architectural typology reflects HDB design standards from the development's construction era, with attention to natural ventilation, daylighting, and efficient spatial planning. Many units feature corner or mid-block positions that influence both natural light penetration and street-facing appeal—factors that experienced investors consistently consider when evaluating long-term rental demand and occupancy stability.

Investment Yield and Rental Market Dynamics

88 Redhill Close occupies a strategic position within Singapore's rental investment ecosystem, particularly for compact units targeting the young professional, expatriate, and short-term corporate housing segments. The Tiong Bahru neighbourhood's cultural reputation and proximity to dining, entertainment, and lifestyle amenities create a rental pool that extends beyond routine commuter demand. Monthly rental enquiries typically reflect a blend of corporate tenants seeking temporary housing during Singapore postings and independent professionals who prioritise walkable neighbourhoods with strong food and beverage scenes.

Estimated rental yields for units at this development typically range from 3–4% per annum gross yield, depending on unit size, floor level, and aspect. These yields remain competitive within the broader HDB rental market and reflect the development's stable tenant demand profile. Investors should note that actual returns will depend on purchase price paid, tenant retention rates, maintenance costs, and property tax liabilities—all factors that warrant detailed financial modelling before commitment.

Pricing and Buyer's Stamp Duty Implications

Current asking prices for units across 88 Redhill Close typically range from approximately S$390,000 to S$520,000, depending on unit type, floor level, and condition. First-time HDB buyers benefit from zero Buyer's Stamp Duty (BSD) under current regulations, making this an exceptionally affordable entry point into Singapore's property market. However, investors or second-property purchasers must account for Additional Buyer's Stamp Duty (ABSD) at 20% for a Singapore Citizen acquiring a second residential property—a material cost that substantially increases the effective acquisition price and must be factored into investment yield calculations.

For example, a second-property purchase at S$450,000 incurs ABSD of S$90,000, bringing total acquisition costs (inclusive of legal and conveyancing fees) to approximately S$543,000. This cost structure meaningfully impacts gross and net yield calculations and underscores the importance of detailed financial planning before purchase. Prospective buyers should engage chartered financial planners or tax advisors to stress-test purchase scenarios against their specific circumstances and investment objectives.

Lease Tenure and Resale Value Considerations

As HDB properties, units at 88 Redhill Close are held on 99-year leasehold tenures from the original date of allocation. The implications of lease decay on long-term resale value represent a critical consideration for all buyer cohorts, particularly those intending to hold for 20+ years. As the lease matures and the remaining tenure contracts, both HDB and secondary market valuations typically compress, reflecting both reduced financing availability and psychological resistance to sub-50-year properties among owner-occupier buyers.

The Housing and Development Board's lease renewal policy permits existing lessees to extend leases by up to 30 years, contingent on meeting specific eligibility criteria and property value thresholds. Prospective buyers should investigate current lease duration and remaining tenure at the point of acquisition to understand both immediate affordability and medium-to-long-term asset depreciation trajectories. This is particularly material for investors with 15+ year holding horizons, where lease decay meaningfully erodes terminal capital values.

Neighbourhood Amenities and Community Infrastructure

The Tiong Bahru precinct provides residents of 88 Redhill Close with access to a distinctive ecosystem of independent retail, food service, healthcare, and cultural amenities. The Tiong Bahru Market, located within walking distance, remains an iconic Singapore institution and community gathering point that draws both local residents and tourists seeking authentic culinary experiences. This cultural infrastructure underpins neighbourhood character and supports sustained tenant demand from renters seeking immersion in authentic Singapore communities rather than homogenised modern residential enclaves.

The neighbourhood also hosts primary schools, community centres, and religious institutions that serve the broader planning area, together with pharmacy, general practitioner, and dental facilities that cater to day-to-day healthcare needs. Proximity to these essential services enhances quality of life for owner-occupiers and broadens the tenant pool for investors, as families and professionals prioritise walkable access to schools, healthcare, and community facilities.

Suitability Across Buyer Profiles

88 Redhill Close aligns distinctly well with first-time home buyers and first-time HDB purchasers who require affordable entry prices, zero BSD on initial purchase, and stable neighbourhood fundamentals. The development's location within a well-established, mature estate minimises future development uncertainty and supports confidence in long-term capital stability. For upgraders transitioning from smaller flats to marginally larger units or relocating into Tiong Bahru specifically for its neighbourhood character, this development offers both affordability and position.

Investors seeking entry-level rental properties will find 88 Redhill Close particularly attractive given manageable capital deployment, steady tenant demand from the young professional and expatriate cohorts, and stable cash-on-cash returns. High-net-worth purchasers typically view this segment as part of broader portfolio diversification strategies rather than core wealth accumulation vehicles, but the stable fundamentals support this secondary investment role effectively.

Financing Headroom and TDSR Calculations

The Total Debt Servicing Ratio (TDSR) framework, administered by the Monetary Authority of Singapore, caps borrower debt servicing at 60% of gross monthly income. At typical 88 Redhill Close price points of S$400,000–S$480,000, assuming 80% loan-to-value financing and current mortgage interest rates near 3.5–3.75% per annum, monthly mortgage servicing costs approximate S$1,800–S$2,200. A buyer earning S$4,000 gross monthly income would have TDSR headroom of approximately S$2,400, suggesting comfortable financing at this development's price tier.

First-time buyers should note that HDB concessional financing—offered directly by the HDB at rates typically below market—further improves affordability and TDSR headroom compared to bank mortgages. This represents a material advantage and underscores why HDB properties remain cornerstone assets within Singapore's retail property investment market despite newer private residential alternatives.

Comparative Market Position

Within the broader Tiong Bahru and surrounding Redhill planning precinct, 88 Redhill Close competes against other established HDB blocks, nearby BTO (Build-to-Order) developments with longer lease tenures, and premium private residential projects marketed at meaningfully higher price points. The HDB blocks contemporaneous with 88 Redhill Close typically command similar pricing but may vary in configuration, lift provisioning, and community amenities. Prospective buyers should evaluate comparable transactions in nearby blocks to validate pricing and assess relative value, particularly for units at similar floor levels and aspect ratios.

The introduction of new private residential projects in surrounding precincts has not materially eroded demand for mature HDB stock at 88 Redhill Close, as the pricing differential, financing availability, and neighbourhood character remain distinctly appealing to broad buyer cohorts. Investors comparing this development to private alternatives should account for material differences in TDSR treatment (HDB loans are not TDSR-constrained in the same manner), transaction costs, and lease tenure implications.

District Supply Pipeline and Future Prospects

The Tiong Bahru planning area has been substantially developed over preceding decades, with limited remaining capacity for new residential supply within the immediate precinct. This supply scarcity supports longer-term capital appreciation dynamics and suggests that existing HDB stock within mature, well-serviced locations will continue commanding premium relative to outlying estates. The Urban Redevelopment Authority's land use planning for this district prioritises commercial, heritage, and cultural uses rather than large-scale residential intensification, reducing downside supply-driven depreciation risk.

Prospective buyers considering 88 Redhill Close as a long-term capital growth investment should view this limited supply backdrop favourably. Whilst rental yield remains the primary return driver over near-to-medium term horizons, the constrained pipeline supports capital appreciation assumptions over 10+ year holding periods, particularly for units held through lease renewal cycles that reset tenure and support fresh buyer cohorts entering the market.

Frequently Asked Questions

What is the estimated gross rental yield for investment units at 88 Redhill Close, and how does this compare to broader HDB rental market benchmarks?

Gross rental yields for units at 88 Redhill Close typically range from 3–4% per annum, depending on unit configuration, floor level, and tenant profile. This yield profile reflects stable tenant demand from young professionals, expatriates, and short-term corporate housing cohorts attracted to Tiong Bahru's walkable neighbourhood character and proximity to Redhill MRT. Net yields will vary based on actual purchase price, maintenance costs, property tax, and vacancy periods—investors should model these variables against their specific acquisition cost and holding horizon. Comparative HDB developments in more peripheral estates may offer marginally higher gross yields (4–5%), but this often reflects lower entry prices and longer commute times; 88 Redhill Close's location premium justifies the relatively modest yield differential through enhanced capital stability and tenant retention.

How does the price per square foot (psf) at 88 Redhill Close compare to recent HDB transactions in the Tiong Bahru and surrounding Redhill area?

Current asking prices for units at 88 Redhill Close approximate S$1,560–S$1,733 per square foot (based on typical pricing ranges and compact unit sizes of 200–300 sqft). Recent HDB transactions in nearby Tiong Bahru blocks and adjacent Redhill precinct areas typically cluster around S$1,400–S$1,700 psf, suggesting 88 Redhill Close prices align closely with contemporaneous market rates. However, individual unit psf will fluctuate materially based on floor level, corner vs. mid-block position, and aspect—corner units and higher floors typically command 5–10% psf premiums over lower floors and mid-block positions. Buyers should request recent comparable sales from their conveyancing advisors to validate pricing at the specific unit and floor level being considered, as psf benchmarking across diverse configurations can obscure material value differences.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at 88 Redhill Close?

Singapore Citizens acquiring a second residential property are liable for Additional Buyer's Stamp Duty at 20% of the purchase price under current regulations (as of 2024). For an acquisition priced at S$450,000, ABSD liability totals S$90,000, substantially increasing effective acquisition cost to approximately S$543,000 when combined with legal and conveyancing fees. This 20% duty materially compresses net investment returns and extends the payback period for yield-focused investors; a property yielding 3.5% gross must generate significantly higher net returns to offset this upfront cost burden. First-time HDB buyers benefit from zero Buyer's Stamp Duty and should factor this substantial cost differential into comparative analysis between first and second property acquisitions—many investors model 7–10 year holding periods before ABSD is fully amortised across rental income.

What is the lease tenure at 88 Redhill Close, and how does lease decay impact medium-to-long-term resale value and financing availability?

Units at 88 Redhill Close are held on 99-year HDB leasehold tenures, with remaining tenure depending on the original allocation date (typically 1970s–1980s for this precinct). As lease tenure contracts below 80 years, financing headroom systematically contracts—banks reduce loan-to-value ratios and some mortgage products become unavailable, limiting the secondary buyer pool and exerting downward pressure on valuations. Below 50 years remaining, financing constraints accelerate sharply, and many owner-occupier buyers exit the market, leaving only investors and cash purchasers. The HDB's lease renewal policy permits eligible lessees to extend by up to 30 years, contingent on meeting valuation and eligibility thresholds—however, renewal involves substantial costs and procedural complexity. Long-term buyers (15+ years) should investigate current remaining lease and model lease decay impact on terminal sale prices; this becomes material consideration for wealth preservation strategies, particularly for investors approaching retirement.

How does proximity to Redhill MRT Station (EW18) influence long-term demand and capital appreciation for 88 Redhill Close units?

The seven-minute walk (560 metres) from Redhill MRT Station positions 88 Redhill Close within the optimal 400–800 metre catchment that maximises daily commuting convenience and supports sustained tenant demand across employment cycles. MRT-proximate properties consistently command capital appreciation premiums over equivalently-priced peripherally-located units, as transport accessibility is a durable amenity that strengthens across decades regardless of economic cycles. The East-West Line's strategic importance—connecting Changi Airport, business districts, and residential zones—ensures that Redhill Station remains a key mobility node with countercyclical demand from diverse commuter cohorts. Properties within this MRT catchment typically demonstrate 1.5–2% annual capital appreciation above broader HDB benchmarks, reflecting systematic scarcity value for transit-proximate stock. Prospective buyers should view MRT proximity as a material value driver that supports both rental appeal and long-term equity accumulation, particularly across 10+ year holding horizons.

Which buyer profiles are best suited to 88 Redhill Close, and how do suitability criteria differ across first-timers, upgraders, and investors?

First-time HDB buyers find 88 Redhill Close particularly compelling due to zero Buyer's Stamp Duty, affordability at approximately S$390,000–S$520,000, and stable neighbourhood fundamentals that reduce acquisition risk. Upgraders relocating within HDB stock or transitioning from smaller units benefit from the development's established community infrastructure, MRT accessibility, and Tiong Bahru's distinctive lifestyle positioning. Investors deploying capital into rental yields view 88 Redhill Close as entry-level stock with stable 3–4% gross returns and manageable capital deployment—though must account for 20% ABSD on acquisition. High-net-worth purchasers typically reserve this development for secondary portfolio diversification rather than core wealth building, as the modest absolute returns and lease tenure decay profile suit satellite investments rather than flagship holdings. The development's broad appeal across multiple buyer cohorts ensures sustained demand and supports capital stability, even during market downturns when portfolio rebalancing activity may increase transactional volumes.

What is the typical monthly mortgage servicing cost at 88 Redhill Close, and how much TDSR headroom do buyers require for comfortable financing?

At current price points of S$400,000–S$480,000, assuming 80% loan-to-value financing and mortgage rates near 3.5–3.75% per annum, monthly mortgage servicing approximates S$1,800–S$2,200. The Monetary Authority's Total Debt Servicing Ratio framework caps overall debt servicing at 60% of gross monthly income; a buyer earning S$4,000 monthly income would require minimum available TDSR headroom of approximately S$2,400, suggesting manageable financing for most employed professionals. Notably, HDB concessional financing offered directly by the Housing and Development Board typically prices at rates 0.25–0.50% below commercial bank mortgages, improving affordability substantially. First-time buyers should engage HDB loan officers early to validate exact loan eligibility and interest rate quotes, as concessional rates materially improve both affordability and TDSR headroom relative to private bank financing. Prospective purchasers with existing debt (car loans, credit cards, personal loans) must model cumulative TDSR impact—total debt servicing across all liabilities cannot exceed 60% of gross income, so pre-existing obligations reduce available mortgage capacity.

How does 88 Redhill Close compare to competing HDB blocks in Tiong Bahru and nearby BTO developments in terms of value proposition?

Within the immediate Tiong Bahru precinct, 88 Redhill Close competes against other established HDB blocks of similar vintage (typically priced within 5–10% range) but may differ in configuration, lift provisioning, and resident amenities. Nearby newer BTO (Build-to-Order) developments feature longer initial lease tenures (99 years from allocation rather than aged leases), but typically involve longer waiting periods and limited resale fluidity during initial years—an offsetting disadvantage for buyers seeking immediate secondary market accessibility. Private residential projects in surrounding areas command 40–60% premiums over HDB pricing but appeal to distinct buyer demographics prioritising concierge services, private facilities, and freehold/long-lease tenure. For price-sensitive buyers prioritising MRT accessibility and community character, 88 Redhill Close offers superior value relative to both contemporaneous HDB blocks (stable neighbourhood with established amenities) and private alternatives (materially lower acquisition and ongoing costs). Comparative shopping across these alternatives should centre on purchase price, remaining lease tenure, and target occupancy profile rather than amenity count, as HDB fundamentals remain substantially different from private residential asset classes.

Which unit stack or floor level typically offers best value, and how do floor levels and aspect influence pricing and tenant demand?

Within typical HDB blocks, units at mid-floor levels (floors 4–8) traditionally offer best value-for-money positioning relative to ground-floor units (higher pedestrian noise, security concerns) and top-floor units (premium pricing, potential heat accumulation). Mid-floor units maintain strong tenant appeal for young professionals and families whilst avoiding the 15–20% price premiums associated with higher floors in mature HDB stock. Corner units across all floor levels typically command 5–10% premiums over mid-block positions due to enhanced natural ventilation and daylighting—these premiums are economically justified for owner-occupiers but may result in excessive cost for yield-focused investors. East or north-facing units generally attract higher demand (reduced afternoon heat) and support marginally stronger rental interest, suggesting these aspect angles merit modest premium consideration. Buyers seeking value should focus on mid-floor, mid-block units with east or north aspect—these configurations deliver strong rental appeal and appreciating secondary market liquidity without premium pricing associated with corner or top-floor positions.

What is the future supply pipeline for HDB and residential development in the Tiong Bahru district, and how does this affect long-term appreciation prospects?

The Tiong Bahru planning precinct has been substantially built-out over preceding decades, with limited remaining sites available for new residential development. The Urban Redevelopment Authority's district plans prioritise heritage preservation, commercial revitalisation, and cultural infrastructure rather than large-scale residential intensification—this supply scarcity fundamentally supports long-term appreciation for existing HDB stock. Adjacent planning areas (Redhill, Queen Bee, Tiong Bahru proper) show similarly constrained supply pipelines, suggesting that new BTO launches in this district will remain episodic rather than continuous. This architectural scarcity, combined with MRT accessibility and neighbourhood character, creates structural support for capital values across 10+ year holding horizons—fewer new units entering the secondary market means existing stock like 88 Redhill Close benefits from sustained demand from buyers unable to access newer developments. Prospective long-term holders should view the constrained development pipeline as a material positive for capital appreciation, particularly across cycles when lease renewal activity supports fresh buyer entry into aged HDB stock held through tenure extension.

Hdb Flat At 88 Redhill Close — From S$1,600