Type

Units

Min Area

Price Range

2 BR

807 sqft

S$808K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$808K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$162K on this acquisition.
Located 5 min (450 m) from EW17 Tiong Bahru 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.

29 Lim Liak Street: Premium HDB Living in Tiong Bahru

29 Lim Liak Street represents a distinctive opportunity within Singapore's mature HDB landscape, offering residential accommodation in one of the island's most sought-after established neighbourhoods. Located in Tiong Bahru, this development provides access to a vibrant community where heritage charm meets modern urban convenience, attracting a diverse range of homebuyers from first-time purchasers to experienced property investors.

The address places residents within a five-minute walk of Tiong Bahru MRT Station on the East West Line, a strategic positioning that has historically driven both rental appeal and capital appreciation in this corner of Singapore. The station itself serves as a major interchange, with direct connections spanning from Changi Airport in the east to Joo Koon in the west, whilst connections to other lines place the CBD, Marina Bay, and major employment centres well within commuting reach. This connectivity has consistently underpinned demand for residential stock in the Tiong Bahru precinct, particularly among professionals working in the financial district and those seeking lifestyle balance with urban accessibility.

Neighbourhood Character and Amenity Appeal

Tiong Bahru has evolved into one of Singapore's most characterful residential zones, blending conservation shophouses with contemporary retail, dining, and cultural venues. The area hosts a thriving food and beverage scene, weekend markets, independent bookshops, and boutique retail that appeal to affluent downsizers and young professionals alike. Rather than serving as a pure transit zone, the neighbourhood functions as a complete residential ecosystem where community activity extends well beyond the confines of the HDB blocks themselves.

Within the immediate vicinity of 29 Lim Liak Street, residents benefit from the extensive amenities integrated into the estate itself, alongside independent establishments that have emerged organically throughout Tiong Bahru proper. The mature infrastructure supporting this area includes multiple supermarkets, childcare facilities, medical clinics, and recreational spaces that ensure day-to-day living needs are met without reliance on distant commercial centres. This established ecosystem contrasts sharply with newer developments in emerging neighbourhoods, where amenity bases continue to mature and stabilise.

Unit Composition and Space Configuration

The development comprises two-bedroom residential units across multiple storeys, with internal areas hovering around 800 square feet, a configuration that appeals to diverse occupant profiles. For first-time buyers, this bedroom-to-area ratio delivers practical living space without the financial burden of three-bedroom configurations, whilst the layout accommodates growing families or provides flexibility for home office integration. The floor plates have been designed to maximise natural ventilation and light penetration, a hallmark of thoughtful HDB architecture that directly influences long-term livability and resale perception.

Units available from the S$800,000 range reflect the current pricing environment for established HDB stock in this location, where the combination of proximity to MRT infrastructure, neighbourhood prestige, and lease tenure creates a stable valuation foundation. Purchasers considering this development should evaluate individual unit characteristics including facing direction, floor level, and proximity to services, as these factors routinely command measurable price premiums within the Tiong Bahru market.

Investment Considerations and Rental Dynamics

From an investment perspective, 29 Lim Liak Street operates within a rental market characterised by strong tenant demand. The proximity to Tiong Bahru MRT, combined with the neighbourhood's reputation for lifestyle amenity, attracts both expatriate tenants and local professionals seeking established, well-serviced residential locations. Monthly rental yields for two-bedroom HDB units in this location have historically ranged between 2.5% to 3.5% gross, though outcomes depend on specific unit configuration, floor level, and lease tenure at time of acquisition.

The demographic composition of Tiong Bahru—weighted towards young professionals, young families, and affluent empty-nesters—creates sustained rental inquiry. Unlike emerging estates where tenant bases may shift as neighbourhoods transition, Tiong Bahru's established character and amenity maturity provide confidence that tenant profiles will remain stable over multi-year holding periods. This stability translates into lower vacancy risk and more predictable income streams for buy-to-let investors compared to newer or more speculative locations.

Financing and Acquisition Costs

HDB flat purchases at this price point typically qualify for maximum CPF mortgage financing, with total debt servicing ratios permitting most eligible Singaporeans to structure acquisitions with minimal cash outlay. At price levels around S$800,000, a 90% mortgage advances approximately S$720,000, leaving a downpayment obligation of S$80,000 plus accrued legal and registration costs. Buyers should factor Additional Buyer's Stamp Duty into second-property acquisitions, as Singapore Citizens purchasing a second residential property incur 20% ABSD on the purchase price, substantially elevating total acquisition costs compared to first-time purchasers.

For second-property buyers, the ABSD calculation would add approximately S$161,600 to the S$808,000 purchase price, resulting in total outlays exceeding S$969,600 before legal and registration fees. This cost structure materially impacts return calculations for investors and should be evaluated within broader portfolio strategy. First-time eligible buyers avoid ABSD entirely, placing them in a substantially advantageous acquisition position compared to investors.

Lease Tenure and Long-Term Value Retention

HDB leases are standardised at 99 years from the point of first issue. For units at 29 Lim Liak Street, lease decay represents an evolving consideration as the years progress, particularly for purchases made further into the lease lifecycle. A unit purchased today with an 80-year lease remaining will face material lease erosion over the subsequent two decades, potentially impacting resale demand and valuation as the lease declines towards the 60 to 70-year threshold where transaction volumes and buyer pools typically contract.

Prudent investors should model lease-decay scenarios across their intended holding period, as the trajectory from 80 years to 60 years involves a non-linear resale value decline. Properties with leases below 60 years typically face reduced financing options, narrower buyer pools, and materially lower transaction prices. For long-term owner-occupiers, this lease consideration may prove less critical; for investors targeting hold periods exceeding 15 years, lease tenure warrants careful evaluation within acquisition decision-making.

Competitive Positioning Within Tiong Bahru

The Tiong Bahru HDB market encompasses multiple blocks spanning several decades of construction, each with subtly different lease expiry timelines, architectural features, and community positioning. 29 Lim Liak Street competes directly with neighbouring established blocks, with relative value determined by lease tenure, floor level, unit orientation, and proximity to the MRT station. Units positioned closer to Tiong Bahru MRT typically command premiums reflecting the convenience factor, whilst higher floors command incremental pricing relative to lower storeys within the same block.

Recent transactional evidence across Tiong Bahru HDB units has reflected per-square-foot pricing in the S$900 to S$1,100 range for comparable two-bedroom configurations, depending on the precise lease tenure and unit circumstances. Prospective purchasers should benchmark asking prices against recent recorded transactions for units within the same block and comparable blocks in immediate proximity, ensuring that acquisition prices reflect true market value rather than aspirational pricing.

Demographic Fit and Buyer Profiles

29 Lim Liak Street appeals to multiple distinct buyer cohorts. First-time purchasers benefit from HDB eligibility criteria and financing advantages, acquiring a freehold-equivalent lifestyle at entry-level price points supported by CPF withdrawals. Upgraders transitioning from smaller flats or private condominiums find the two-bedroom configuration appropriate for growing families whilst the established neighbourhood provides the lifestyle amenity they seek. Young professionals prioritise the MRT proximity and neighbourhood character, recognising the combination of accessibility and community vitality as essential quality-of-life factors.

Investors view the development as offering stable rental demand with modest capital appreciation potential, targeting long-term yield rather than short-term price discovery. Affluent downsizers occasionally acquire Tiong Bahru HDB units for the lifestyle and convenience factor, prepared to accept smaller private-sector residential configurations in exchange for the neighbourhood's cultural and gastronomic appeal. This demographic diversity ensures consistent demand across market cycles, supporting capital retention even during periods of broader property market uncertainty.

MRT Connectivity and Capital Appreciation Drivers

The East West Line's critical importance to Singapore's transport infrastructure cannot be overstated. Spanning from Changi Airport in the east through the CBD to Jurong and Tuas in the west, the line carries the island's highest daily passenger volumes and connects to virtually every major employment centre and transport interchange. Tiong Bahru's position as a central node on this line places residents within economic gravity wells that have historically supported strong property valuations and resilient rental demand.

Capital appreciation for HDB units in Tiong Bahru has historically tracked close to overall inflation over medium-term holding periods, with occasional periods of outperformance driven by macro-economic cycles and supply-demand imbalances. The MRT connectivity itself acts as a hedge against neighbourhood obsolescence, ensuring that accessibility remains constant even as surrounding commercial precincts evolve. This structural demand driver has supported the area through multiple property market cycles, providing confidence to longer-term acquirers.

Supply Pipeline and Future Demographic Considerations

The broader Tiong Bahru district operates within a mature HDB ecosystem where new supply additions are limited. Unlike emerging neighbourhoods witnessing active new HDB construction, Tiong Bahru primarily experiences turnover of existing stock, with relatively static total unit counts. This supply constraint has historically supported capital retention by limiting downward pressure from new inventory competition. Future supply growth in the broader Central Region remains modest relative to expansion occurring in areas like Punggol, Sengkang, and Choa Chu Kang, where HDB development continues actively.

Demographic trends favour continued Tiong Bahru desirability, as young professionals and young families remain concentrated in central locations with accessible public transport. As Singapore's population stabilises and age profiles shift, the established residential character of Tiong Bahru positions it favourably relative to greenfield estates that may face shifting perceptions as they mature. The neighbourhood's intrinsic amenity appeal and heritage character provide demand foundations extending well beyond pure transport accessibility.

Conclusion

29 Lim Liak Street embodies the enduring appeal of Singapore's established HDB neighbourhoods, where transport accessibility, community maturity, and residential stability converge to support both owner-occupancy and investment outcomes. The five-minute walk to Tiong Bahru MRT Station places residents within Singapore's economic core whilst the neighbourhood itself delivers lifestyle amenity that extends well beyond generic residential functionality. For prospective buyers evaluating this development, careful assessment of individual unit lease tenure, floor configuration, and current pricing relative to recent comparable transactions will prove essential to confident acquisition decision-making in what remains a competitive and tightly-held market segment.

Frequently Asked Questions

What rental yield can investors typically expect from two-bedroom units at 29 Lim Liak Street?

Two-bedroom HDB units in Tiong Bahru have historically generated gross rental yields between 2.5% and 3.5%, depending on specific unit configuration, floor level, and remaining lease tenure at acquisition. The neighbourhood's reputation as an established, amenity-rich precinct with strong MRT connectivity attracts consistent tenant demand from both expatriates and local professionals, supporting relatively stable occupancy rates compared to emerging estates. Investors should model lease-decay impacts alongside rental yield calculations, as leases declining below 70 years may encounter increased financing resistance from tenants and reduced long-term appreciation potential, ultimately affecting net yield outcomes over extended holding periods.

How does pricing per square foot at 29 Lim Liak Street compare to recent transactions in Tiong Bahru?

Recent recorded transactions for comparable two-bedroom HDB units in Tiong Bahru reflect per-square-foot pricing ranging between S$900 and S$1,100, depending on precise lease tenure, floor level, and unit orientation. At the S$808,000 asking price for units around 807 square feet, this translates to approximately S$1,000 per square foot, positioning the development within the upper-middle range of Tiong Bahru's current market. Prospective purchasers should obtain recent transactional evidence for units within the same block and immediately adjacent blocks to establish whether current asking prices align with demonstrated market pricing, as HDB valuation reflects highly localised micro-factors including specific floor levels and lease tenures.

What is the Additional Buyer's Stamp Duty impact for second-property purchases at this development?

Singapore Citizens acquiring a second residential property face Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a property at S$808,000, ABSD would amount to approximately S$161,600, substantially elevating total acquisition costs above the base purchase price. When combined with the 3% Buyer's Stamp Duty and legal fees, second-property buyers should anticipate total stamp duty and associated costs approaching S$200,000 or more, effectively increasing the total investment outlay by approximately 25% beyond the nominal purchase price. This cost structure materially impacts return calculations for investors and should be carefully evaluated when assessing acquisition suitability, particularly where modest rental yields are being projected over extended holding periods.

What lease-decay risk exists, and how does remaining lease tenure impact resale value?

HDB leases at 29 Lim Liak Street operate on a 99-year tenure from point of first issue. As leases decline towards the 70-year threshold, resale demand begins to contract, with buyer pools and financing options narrowing materially as leases fall below 60 years. The value decline from 80 years to 60 years is non-linear, with per-square-foot valuations declining more sharply in the latter stages of lease decay, particularly as properties approach the 60-year mark where mortgage financing becomes constrained and traditional buyer pools contract significantly. For investors targeting 15+ year holding periods, lease tenure warrants careful evaluation, as purchasing a property with an 80-year lease remaining means that by year 15, the lease will have decayed to 65 years, positioning the property into higher-risk valuation categories for subsequent resale.

How does proximity to Tiong Bahru MRT Station (EW17) influence long-term capital appreciation?

Proximity to Tiong Bahru MRT Station on the East West Line represents a primary demand driver for properties throughout the neighbourhood, given the line's centrality to Singapore's transport network and its connections to the CBD, Changi Airport, and major employment centres. Historical transactional evidence demonstrates that units within a five-minute walk of the MRT station command measurable premiums relative to properties further inland, with the premium typically ranging between 5% and 15% depending on broader market conditions. The structural demand foundation created by MRT accessibility provides ongoing capital retention advantages, particularly during market downturns, as the convenience factor maintains tenant and buyer interest even when broader property markets experience weakness. The East West Line's continued importance to Singapore's economic geography suggests that MRT proximity benefits will persist across future market cycles.

Is 29 Lim Liak Street suitable for first-time buyers, upgraders, and investors, or specific cohorts?

The development appeals across multiple buyer profiles, each deriving distinct value propositions. First-time buyers benefit from HDB eligibility, CPF financing advantages, and the established neighbourhood character that provides lifestyle amenity beyond generic residential functionality. Upgraders transitioning from smaller flats or private condominiums find the two-bedroom configuration appropriate for growing families whilst gaining access to an established community with proven amenity and capital retention characteristics. Investors view the development through a yield-and-stability lens, targeting modest but consistent rental returns supported by stable tenant demand in a mature, well-serviced precinct. Young professionals prioritise the MRT proximity and neighbourhood lifestyle, whilst some affluent downsizers acquire Tiong Bahru HDB units for the cultural amenity and convenience factors despite accepting smaller configurations. This demographic diversity ensures sustained demand across market cycles.

What financing headroom and Total Debt Servicing Ratio considerations apply at current price levels?

HDB flat purchases at approximately S$808,000 typically qualify for maximum CPF mortgage financing, with most eligible Singapore Citizens capable of structuring acquisitions through 90% loan-to-value arrangements supported by CPF withdrawals and minimal cash outlay. At this price level, total monthly mortgage servicing costs for a 25-year loan term would approximate S$3,500 to S$4,000 depending on prevailing interest rates and exact loan quantum. Total Debt Servicing Ratio compliance requires that monthly commitments not exceed 55% of gross household income, meaning properties at this price point remain accessible to household incomes above S$75,000 annually—a threshold that captures substantial portions of Singapore's employed demographic. For higher-income households, financing headroom remains comfortable; lower-income purchasers should exercise caution regarding debt servicing capacity over extended loan terms, particularly where secondary financial obligations exist.

How does 29 Lim Liak Street compare to competing HDB developments in Tiong Bahru?

Tiong Bahru encompasses multiple HDB blocks spanning several construction decades, each with distinct lease timelines, architectural features, and micro-location characteristics. 29 Lim Liak Street competes directly with immediately adjacent blocks where relative value is determined by remaining lease tenure, floor level, unit orientation, and specific proximity to the MRT station. Recent transactional evidence across the broader Tiong Bahru precinct demonstrates that per-square-foot pricing varies between blocks by 5% to 10% depending on these micro-factors, with leasehold considerations often driving the most significant variations. Prospective purchasers should obtain recorded transaction data for the specific block and adjacent blocks over the preceding 6 to 12 months to establish benchmark pricing, ensuring that acquisition prices reflect demonstrable market value rather than aspirational positioning.

Are higher floors or specific unit stacks likely to offer better long-term value?

Higher floors within 29 Lim Liak Street typically command incremental premiums relative to lower storeys, reflecting reduced noise exposure, enhanced views, and general preference hierarchies established across Singapore's residential market. Mid-range floors (typically storeys 8 to 18) often represent optimal value positioning, capturing much of the premium associated with higher floors whilst avoiding the steepest pricing increments attached to the uppermost levels. Unit orientation significantly impacts valuation, with units facing away from the main road benefiting from reduced traffic noise and enhanced privacy, characteristics that support both owner-occupancy satisfaction and long-term rental appeal. Unit stacks positioned immediately adjacent to lift cores or facing communal service areas typically command modest discounts relative to more peripherally positioned units. Prospective purchasers evaluating specific unit characteristics should weight their personal occupancy preferences against resale implications, recognising that whilst higher floors command theoretical premiums, the premium differential rarely justifies excessive acquisition price premiums from purely investment perspectives.

What is the future supply pipeline for HDB stock in the broader Tiong Bahru and Central Region?

Tiong Bahru operates within a mature HDB ecosystem where active new-supply construction remains minimal, with the neighbourhood primarily experiencing turnover of existing stock rather than material supply additions. This supply constraint contrasts sharply with emerging precincts like Punggol, Sengkang, and Choa Chu Kang, where HDB development continues actively, potentially moderating pricing in those areas. The Central Region's future supply growth is expected to remain modest relative to peripheral expansions, supporting relative desirability and capital retention for established central-location properties. Demographic trends favour continued Tiong Bahru desirability, as young professionals and young families remain concentrated in central locations with accessible public transport. The neighbourhood's established character and heritage amenity provide demand foundations extending well beyond pure transport accessibility, positioning Tiong Bahru favourably for long-term capital retention compared to greenfield estates likely to face shifting perceptions as they mature.

Hdb Flat At 29 Lim Liak Street — From S$808K