Type

Units

Min Area

Price Range

2 BR

650 sqft

S$2,800/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$2,800.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$560 on this acquisition.
Located 7 min (560 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.

111 Commonwealth Crescent: A Mature HDB Development Near Commonwealth MRT

111 Commonwealth Crescent stands as an established Housing and Development Board development situated in the heart of Queens Town, one of Singapore's most sought-after residential neighbourhoods. The project's strategic location positions it within a seven-minute walk of Commonwealth MRT Station (EW20), placing occupants just one station away from Outram Park and closer to the Central Business District. This proximity to mass rapid transit infrastructure makes the development particularly appealing to commuters seeking efficient travel times to workplaces across the island.

The development comprises a selection of residential units designed to meet the diverse needs of Singapore's property market. Whether buyers are seeking compact two-bedroom configurations or larger family-sized accommodation, the available inventory at 111 Commonwealth Crescent reflects the varied requirements of different buyer profiles. The units typically range from approximately 650 square feet upwards, providing flexible living spaces suited to upgraders moving from smaller flats, first-time buyers entering the HDB market, and investors evaluating the neighbourhood's rental potential.

Location and Connectivity Benefits

The Queens Town area has evolved over decades into a fully mature residential precinct with comprehensive infrastructure and community services. Residents enjoy proximity to multiple shopping centres, food courts, and neighbourhood amenities that cater to daily living requirements. The neighbourhood's established character means that schools, polyclinics, and recreational facilities are well-distributed throughout the vicinity, reducing the need for lengthy journeys to access essential services.

Commonwealth MRT Station's position on the East-West Line provides direct connectivity to major employment nodes including Raffles Place, Tanjong Pagar, and Lavender. For residents commuting to the Marina Bay financial district or to workplaces along the eastern corridor, this single-line journey offers significant convenience. The walkable distance to the station—approximately 560 metres—is achievable within a reasonable timeframe, supporting the lifestyle preferences of working professionals and families who prioritise accessible public transport.

Market Positioning and Pricing Context

HDB flats at 111 Commonwealth Crescent occupy a moderate pricing band within the Queens Town precinct, reflecting the development's maturity and the established character of the neighbourhood. While pricing varies according to unit configuration, floor level, and orientation, prospective buyers can expect competitive rates relative to nearby comparable developments in the same planning area. The development's long-standing presence in the market provides a track record of transaction data that helps inform both buyer expectations and investor analysis.

For investment-focused purchasers, the neighbourhood's consistent demand for rental accommodation supports the case for acquisition. The development's proximity to the MRT station, combined with Queens Town's reputation as a family-friendly and accessible locality, generates steady tenant interest. Rental yields across HDB developments in this area typically reflect the stable demand environment created by young families, working professionals, and expatriates seeking intermediate-term accommodation in a well-connected zone.

Investor Considerations and Financing Factors

Buyers planning to acquire 111 Commonwealth Crescent as a second residential property must account for Additional Buyer's Stamp Duty (ABSD), which currently stands at 20% for Singapore Citizens purchasing a second residential property. This significant cost component must be incorporated into the total acquisition expense when evaluating return on investment and overall cash flow projections. First-time buyers remain exempt from ABSD, making the development an attractive entry point for those building their property portfolios for the first time.

Total Debt Servicing Ratio (TDSR) requirements typically allow qualified borrowers to finance up to 80% of the property's purchase price through housing loans, with the remaining 20% required as cash equity. Given the moderate pricing band at 111 Commonwealth Crescent, most professional buyers should maintain adequate financing headroom under prevailing TDSR caps, particularly if household income is diversified across multiple earners. Prospective purchasers should engage financial advisors to model their specific debt obligations and ensure that mortgage commitments remain prudent relative to household cash flow.

Lease Tenure and Long-Term Asset Considerations

As an HDB development, 111 Commonwealth Crescent operates under the standard 99-year leasehold tenure characteristic of most Housing and Development Board properties. The lease remaining on units at any given time directly influences both purchase price and long-term resale value; properties with fewer than 60 years remaining on the lease typically experience accelerated depreciation as financial institutions become reluctant to finance and buyers demand substantial discounts. Prospective purchasers should request the exact years remaining on any unit they are considering and factor lease decay into their long-term investment horizon and exit strategy planning.

The relationship between lease tenure and capital appreciation deserves careful consideration, particularly for buyers planning to hold the property for extended periods. Whereas properties with substantial lease duration remaining tend to appreciate more steadily, those approaching the 60-year mark often experience value erosion that outpaces inflation. Understanding the interplay between the remaining lease length and anticipated holding period is essential for investors seeking to optimise their wealth-building objectives through property acquisition.

Neighbourhood Dynamics and Comparative Context

Queens Town has maintained its appeal as a residential destination for over four decades, with a demographic profile that skews towards young families and working professionals. The neighbourhood's maturity provides stability and predictability—amenities are established, community character is settled, and future supply of new housing stock is limited compared to greenfield developments on Singapore's periphery. This supply constraint potentially supports medium-term capital appreciation, as demand for central-location HDB housing continues to exceed the available inventory across the planning area.

Competing HDB developments within the same precinct offer similar connectivity and lifestyle benefits but may differ in unit configurations, floor heights, and exact pricing. Detailed comparison of transaction prices across the neighbourhood's recent sales provides valuable context for assessing whether 111 Commonwealth Crescent's current pricing represents fair value or exceptional opportunity. Engaging property advisors to conduct such comparative analysis typically yields insights that inform more confident purchasing decisions.

Unit Selection Strategy and Value Optimisation

Within 111 Commonwealth Crescent, individual units experience varying levels of appeal based on factors including floor elevation, unit stack orientation, and views towards surrounding greenery or amenity spaces. Lower-floor units typically offer accessibility advantages but may experience reduced privacy and natural ventilation compared to higher floors. Mid-to-upper floor units often command premiums reflecting superior views and enhanced privacy, though these cost premiums do not always translate proportionally into rental income or resale value appreciation.

Prospective purchasers focused on maximising investment returns should evaluate whether premium pricing for higher floors generates sufficient rental income uplift to justify the acquisition cost differential. Conversely, buyers seeking primary residence accommodation may prioritise proximity to lifts and ease of access for elderly family members, potentially favouring lower-floor positions despite their lower market valuations. Understanding personal priorities and investment objectives ensures that unit selection aligns with ownership motivations.

Future Precinct Development and Capital Appreciation Potential

The Queens Town planning area is characterised by mature, stable residential neighbourhoods with limited remaining space for substantial new development. This supply constraint contrasts sharply with emerging developments in Districts 26 and 27, where significant new housing stock continues to be completed. The relative scarcity of land available for new HDB construction in Queens Town supports the fundamental case for long-term capital appreciation, provided that the property's lease tenure does not deteriorate below market-acceptable thresholds.

Urban renewal initiatives and infrastructure improvements in adjacent planning areas may further enhance the attractiveness of Queens Town properties, particularly those benefiting from excellent MRT connectivity. Any future enhancements to public transport capacity or neighbourhood amenities would likely reinforce existing demand patterns and support continued appreciation for properties at 111 Commonwealth Crescent.

Frequently Asked Questions

What is the estimated rental yield for investors purchasing units at 111 Commonwealth Crescent?

Rental yields for HDB properties at 111 Commonwealth Crescent typically range between 2.5% and 3.5% per annum, depending on unit configuration and specific market conditions at the time of acquisition. The neighbourhood's established reputation for stable tenant demand—supported by proximity to Commonwealth MRT, mature amenities, and accessible location near business districts—creates a consistent rental market. However, investors must factor in property tax, maintenance fees, potential vacancy periods, and the 20% Additional Buyer's Stamp Duty (ABSD) payable on second residential properties, all of which compress net yields below gross rental income figures. Engaging a property manager or rental agent to analyse current asking rents for comparable units in the same block provides more precise yield estimates tailored to specific unit configurations.

How does the price per square foot at 111 Commonwealth Crescent compare to recent HDB transactions in Queens Town?

The price per square foot at 111 Commonwealth Crescent reflects the mature status of the Queens Town neighbourhood and the established demand for properties with strong MRT connectivity. Recent transaction data across the precinct typically shows rates ranging from approximately S$4,500 to S$5,500 per square foot for comparable HDB units, with variations reflecting lease tenure, floor level, and unit condition. Properties with more than 80 years remaining on the 99-year lease typically command higher per-square-foot valuations than those approaching the 60-year threshold, where lease decay becomes a concern for prospective buyers and financiers. Obtaining a professional valuation report or conducting a comparative market analysis through a qualified property agent helps buyers assess whether asking prices at 111 Commonwealth Crescent represent fair value relative to recent neighbourhood transactions.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens buying a second residential property at 111 Commonwealth Crescent?

Singapore Citizens purchasing a second residential property at 111 Commonwealth Crescent must pay Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a property valued at S$500,000, this equates to S$100,000 in ABSD—a substantial cost that must be budgeted separately from the purchase price and should be factored into total acquisition expenses and return-on-investment calculations. First-time buyers remain exempt from ABSD, making the development an attractive option for those entering the property market for the first time. Second and subsequent property buyers should carefully model the ABSD impact on cash flow, financing requirements, and long-term investment returns before committing to acquisition, as this cost significantly influences the overall economics of the investment.

How does lease decay affect resale value and financing for HDB flats at 111 Commonwealth Crescent?

The 99-year leasehold tenure standard for HDB properties means that units at 111 Commonwealth Crescent experience gradual lease decay with each passing year, directly impacting both market value and mortgage availability. Properties with fewer than 60 years remaining on the lease typically see accelerated value erosion and difficulty securing financing, as most financial institutions restrict lending on properties approaching the 60-year mark. A property currently with 75 years remaining will decline to 55 years over the next 20 years, potentially making it significantly less attractive to future buyers and substantially more difficult to refinance or sell. Buyers planning to hold for extended periods should prioritise units with the maximum remaining lease tenure available within the development, whilst investors with shorter time horizons may accept shorter lease periods if the current acquisition price reflects appropriate discounting. Understanding the relationship between remaining lease tenure and your intended holding period is essential for making confident long-term investment decisions.

How does proximity to Commonwealth MRT Station affect demand and capital appreciation for properties at 111 Commonwealth Crescent?

The seven-minute walk to Commonwealth MRT Station (EW20) significantly enhances demand for units at 111 Commonwealth Crescent, as excellent public transport connectivity commands a consistent premium in Singapore's housing market. Properties within 600 metres of MRT stations typically experience stronger capital appreciation than those requiring longer walk times, reflecting the time and cost savings that commuters value. The East-West Line provides direct access to major employment centres including Raffles Place, Tanjong Pagar, and the Marina Bay financial district, making the development particularly attractive to working professionals and families prioritising convenient commutes. Future enhancements to the East-West Line's capacity or frequency, or investment in the surrounding precinct, would likely reinforce the neighbourhood's appeal and support continued capital appreciation. This MRT advantage also supports consistent rental demand, as tenants actively seek properties minimising daily transport time and costs.

Is 111 Commonwealth Crescent suitable for upgraders, first-time buyers, and investors seeking different ownership objectives?

111 Commonwealth Crescent accommodates all three buyer profiles effectively, though different unit configurations and strategies serve each segment optimally. First-time buyers benefit from the neighbourhood's established infrastructure, mature community character, and exemption from Additional Buyer's Stamp Duty, making the development an affordable entry point to property ownership in a prime location. Upgraders moving from smaller flats or resale market properties find the range of available unit sizes and competitive pricing attractive relative to new launch developments, with the advantage of immediate availability and established neighbourhood amenities. Investors appreciate the stable rental demand generated by the MRT connectivity, the neighbourhood's reputation for young families and professionals, and the limited new supply coming to the precinct—all supporting medium-term capital appreciation. Each buyer profile should prioritise different evaluation criteria: first-timers should focus on affordability and lease tenure, upgraders on space and condition relative to price, and investors on rental yield and capital appreciation potential.

What Total Debt Servicing Ratio (TDSR) and financing headroom should buyers expect when purchasing at 111 Commonwealth Crescent?

The Total Debt Servicing Ratio (TDSR) framework typically allows qualified borrowers to finance up to 80% of the property's purchase price at 111 Commonwealth Crescent through housing loans, provided that total monthly debt servicing (including the new mortgage, credit cards, car loans, and other obligations) does not exceed 55% of gross monthly household income. For a property priced at S$500,000, this means up to S$400,000 in financing with S$100,000 cash required—further supplemented by the 20% ABSD payable upfront by second-property buyers. A household earning S$8,000 monthly could typically support a mortgage of approximately S$350,000–S$400,000 under TDSR constraints, depending on existing debt obligations. Professional dual-income households, particularly those with diversified earning streams and minimal existing debt, should maintain comfortable financing headroom and qualify readily for mortgages at current market pricing for 111 Commonwealth Crescent units.

How do comparable HDB developments nearby (such as those in adjoining blocks) compare in terms of pricing and amenity offerings?

Queens Town contains numerous HDB developments completed across different decades, each with distinct characteristics influencing pricing and appeal. Neighbouring developments in Commonwealth Crescent and adjacent blocks typically show pricing within 5–10% of 111 Commonwealth Crescent's current range, depending on precise location, unit configuration, and remaining lease tenure. Developments completed more recently may offer contemporary finishes or unit layouts, while established developments like 111 Commonwealth Crescent benefit from mature neighbourhood infrastructure, settled community character, and a strong body of comparable transaction data. The shared access to Commonwealth MRT Station means that most nearby developments enjoy identical transport connectivity, shifting competitive differentiation towards factors including unit condition, floor levels available, and exact positioning within the precinct. Conducting detailed comparisons across 3–5 similar developments helps buyers assess whether current pricing at 111 Commonwealth Crescent represents fair value or exceptional opportunity relative to alternatives in the same neighbourhood.

Which unit stack or floor level at 111 Commonwealth Crescent offers the best value for money?

Lower-floor units at 111 Commonwealth Crescent typically offer better value for money from a price perspective, generally attracting 8–15% discounts relative to equivalent units on higher floors, whilst capturing similar rental income potential. Mid-floor units often represent a balance between accessibility and premium pricing, retaining good ventilation and privacy whilst avoiding the highest valuations commanded by top-floor positions. Higher-floor units command substantial premiums reflecting superior views, enhanced natural ventilation, and privacy benefits, but these cost premiums frequently do not translate proportionally into improved rental income or resale appreciation. Buyers prioritising rental yield and investment returns should examine whether mid-floor positions deliver optimal value, capturing most amenity benefits without bearing the full premium of premium floor positions. Primary resident buyers with specific preferences for natural light, views, or privacy may justify premium floor selection, whilst investors seeking maximum rental yield should focus on value-optimised positions across mid-floor ranges.

What future supply pipeline and district development trends might affect capital appreciation for 111 Commonwealth Crescent?

The Queens Town planning area is characterised by mature, fully developed residential neighbourhoods with minimal remaining land available for substantial new HDB construction—a supply constraint that contrasts sharply with greenfield developments in Districts 26, 27, and beyond Singapore's existing town centres. This scarcity of available land in established precincts typically supports long-term capital appreciation, as demand for central-location HDB properties continues to exceed available stock. Future government initiatives focused on urban renewal, precinct-level infrastructure improvements, or transport enhancements in adjoining planning areas may strengthen the relative appeal of Queens Town properties, particularly those with excellent MRT connectivity like 111 Commonwealth Crescent. The neighbourhood's demographic stability and mature character mean that supply constraints and limited new competition provide a structural tailwind for capital appreciation over extended holding periods, provided that individual properties maintain acceptable lease tenure thresholds. Monitoring government land-sale calendars and precinct development announcements helps investors track emerging trends that might influence the property's medium-to-long-term appreciation potential.

Hdb Flat At 111 Commonwealth Crescent — From S$2,800