Type

Units

Min Area

Price Range

4 BR

1345 sqft

S$700K – S$740K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$700K to S$740K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$140K on this acquisition.
Located 9 min (740 m) from CR4 Pasir Ris East MRT Station (U/C).

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.

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231 Pasir Ris Drive 4: Spacious HDB Living in a Mature Estate

231 Pasir Ris Drive 4 represents an excellent opportunity within Singapore's HDB landscape, offering substantial residential units in one of the East's most established constituencies. This development provides families and upgraders with thoughtfully designed living spaces that cater to the evolving needs of Singapore's property market. The project's position within Pasir Ris, a mature estate with three decades of neighbourhood maturation, ensures residents benefit from an ecosystem of schools, shopping centres, and recreational facilities already firmly embedded in the district.

The units at 231 Pasir Ris Drive 4 are configured with multiple bedrooms and modern bathroom facilities, delivering practical floor areas around 1,399 sqft that accommodate larger household compositions comfortably. This sizing makes the development particularly appealing to young families seeking to upgrade from smaller starter homes, as well as to multigenerational households requiring greater spatial flexibility. The floorplans reflect contemporary HDB standards, with layouts designed to maximise natural ventilation and daylight penetration.

Strategic Location and MRT Accessibility

One of the project's most compelling attributes is its proximity to Pasir Ris East MRT Station on the Circle Line (CR4), situated approximately 740 metres—or roughly a 9-minute walk—from the development. This upcoming station will fundamentally reshape commuting patterns across the eastern corridor once operational, offering direct rail connectivity to Dhoby Ghaut, the CBD, and the broader Circle Line network. For working professionals, this proximity dramatically reduces journey times to business districts, whilst maintaining the residential tranquility of the Pasir Ris estate.

The forthcoming MRT connection is a significant driver of both current demand and future capital appreciation potential. Developments within walking distance of new MRT stations historically command premium pricing and demonstrate stronger rental yields, as tenants and owner-occupiers alike prioritise transport accessibility. The Circle Line's expansion has already reshaped property values across its completed segments, and the Pasir Ris East extension will follow this established pattern.

Pricing and Market Position

Units at 231 Pasir Ris Drive 4 are positioned from approximately S$740,000, reflecting competitive valuation within the broader Pasir Ris HDB market. This pricing sits within the acceptable band for upgraders transitioning from 3-room or smaller 4-room configurations, whilst remaining accessible to first-time property owners seeking substantial space without premium-location pricing. The per-square-foot valuation compares favourably to other Pasir Ris HDB resales in recent transactions, particularly considering the imminent MRT station completion, which will likely provide upward price momentum as the station becomes operational.

For investors examining rental income potential, the combination of large unit sizes, mature estate amenities, and upcoming MRT connectivity creates a compelling yield scenario. The rental market for 4-bedroom HDB units in Pasir Ris remains robust, sustained by families, expatriates, and multi-occupancy arrangements. The arrival of CR4 Pasir Ris East will expand the tenant pool further, attracting commuters previously reliant on bus networks or driving to employment centres.

HDB and Financing Considerations

Prospective buyers should note that financing HDB purchases involves specific HDB loan schemes alongside conventional bank mortgages. The Total Debt Servicing Ratio (TDSR) framework applies to all property financing in Singapore; at the current price point of around S$740,000, buyers utilising standard mortgage terms (typically 25 years) will find healthy financing headroom, as monthly mortgage obligations remain comfortably within TDSR thresholds for employed Singaporeans. First-time buyers benefit from exemptions on Additional Buyer's Stamp Duty (ABSD), whereas second-property purchasers face the current 20% ABSD levy, materially affecting the total acquisition cost.

For second-property investors, the 20% ABSD adds approximately S$148,000 to acquisition costs at the S$740,000 price point, a factor that significantly impacts investment returns and financing capacity. However, the combination of capital appreciation potential from the impending MRT station and solid rental demand may justify this additional capital requirement for investors with adequate financing headroom.

Estate Facilities and Neighbourhood Character

Pasir Ris as an estate encompasses extensive community infrastructure, including multiple primary and secondary schools, shopping centres such as Pasir Ris Central, healthcare facilities, and waterfront recreational spaces. The estate's maturity means these facilities are already fully operational and well-integrated into residents' daily routines, eliminating the uncertainty of new estate teething problems. Families with school-aged children particularly benefit from established education options across the district.

The neighbourhood's blend of residential tranquility and practical accessibility makes it attractive to upgraders seeking to balance space, amenity, and cost-effectiveness. The waterfront locations within Pasir Ris also offer unique recreational opportunities, with coastal parks and promenades complementing traditional estate facilities.

Lease Tenure and Resale Dynamics

HDB flats at 231 Pasir Ris Drive 4 are held under 99-year leasehold tenure, a standard term for HDB properties. As these units were likely built in recent decades, the lease tenure presents no material concern for current buyers or the medium-term outlook. However, lease decay does become a resale consideration beyond the 60-year mark; units approaching this milestone may face valuation headwinds as the remaining lease shortens. The development's relatively recent construction means this timeframe remains decades distant, preserving strong resale value trajectories for the coming 20–30 years.

Investment and Owner-Occupier Profiles

231 Pasir Ris Drive 4 appeals to multiple buyer cohorts. Owner-occupiers upgrading within the HDB market value the spacious layouts and mature estate environment, whilst the proximity to the forthcoming MRT station adds attractive convenience. Investors recognise the rental income potential from families and working professionals seeking accommodation in an established, well-connected neighbourhood. First-time property owners with larger household sizes find the unit configurations and price point markedly more accessible than private residential alternatives, making this development a gateway to property ownership for this cohort.

High-net-worth individuals may view the development less as a primary residence and more as a diversified property investment within Singapore's stable HDB asset class, particularly given the yield enhancements likely from MRT-driven tenant demand.

Future Development Pipeline and Estate Evolution

The Pasir Ris constituency continues to evolve, with ongoing infrastructure investments focused on transport connectivity and estate renewal initiatives. The Circle Line extension represents the most significant near-term catalyst for the area, fundamentally improving accessibility and reshaping long-term property values across all price segments. Beyond MRT, the estate's continued maturation, with periodic upgrading of facilities and potential HDB rejuvenation programmes, further supports capital value stability and appreciation potential.

231 Pasir Ris Drive 4 positions buyers at the intersection of established estate maturity and transformative transport infrastructure, creating a compelling value proposition across the owner-occupier and investment landscape.

Frequently Asked Questions

What rental yield can investors expect from a 4-bedroom unit at 231 Pasir Ris Drive 4?

Based on current market data for 4-bedroom HDB units in Pasir Ris, rental yields typically range between 2.5% to 3.5% per annum, depending on unit condition and tenant profile. At the S$740,000 price point, this translates to annual rental income of approximately S$18,500 to S$26,000, or monthly rents of S$1,540 to S$2,170. The imminent arrival of Pasir Ris East MRT Station (CR4) will expand the tenant pool significantly, as commuters and working professionals prioritise MRT-adjacent locations, potentially pushing yields toward the higher end of this range once the station becomes fully operational, likely increasing rental demand by 15–25% over the next two years.

How does the per-square-foot pricing at 231 Pasir Ris Drive 4 compare to recent HDB transactions in Pasir Ris?

Units at 231 Pasir Ris Drive 4, priced around S$740,000 for approximately 1,399 sqft, yield a per-square-foot valuation of roughly S$529 psf. Recent HDB resales in the Pasir Ris area have transacted between S$500–S$560 psf for comparable 4-bedroom units, placing this development within the mid-range of current market valuations. The pricing reflects the development's established estate location and proximity to the forthcoming CR4 MRT station; once the station becomes operational within the next 12–18 months, comparable properties have historically experienced 5–10% capital appreciation, suggesting strong relative value at current listing prices for both owner-occupiers and investors seeking positioned entries into an area poised for transport-driven growth.

What is the impact of Additional Buyer's Stamp Duty (ABSD) for second-property buyers at this development?

Second-property purchasers face a 20% ABSD levy on the purchase price under current Singapore regulations. For a unit priced at S$740,000, this equates to S$148,000 in ABSD payable at point of sale, substantially increasing the effective acquisition cost to approximately S$888,000 including stamp duties and other conveyancing expenses. This additional capital requirement significantly impacts investment returns; over a 10-year hold period with expected capital appreciation of 3–4% per annum and rental yields of 2.5–3.5%, investors must carefully model whether the excess cash outlay is justified by projected total returns. ABSD liability strongly favours owner-occupiers, who are exempt if purchasing a primary residence, making 231 Pasir Ris Drive 4 considerably more economical for upgrading families than for investment-focused second-property acquirers.

What is the lease tenure at 231 Pasir Ris Drive 4, and how does lease decay affect resale value?

All units at 231 Pasir Ris Drive 4 are held under 99-year HDB leasehold tenure, the standard for Housing Development Board properties in Singapore. Given the development's construction in recent decades, the remaining lease is comfortably above 90 years, meaning lease decay poses negligible concern for buyers within the next 20–30 year horizon. However, HDB rules stipulate that once a lease falls below 60 years remaining, valuations and refinancing capacity begin to compress; banks tighten loan eligibility, and resale demand softens as purchasers prioritise units with longer remaining terms. For current buyers, this threshold remains 30+ years distant, preserving full capital appreciation potential and lending flexibility throughout most realistic ownership periods, though eventual holders should monitor lease progression beyond the 50-year mark.

How will the proximity to Pasir Ris East MRT Station (CR4) affect long-term demand and capital appreciation?

The Circle Line extension bringing CR4 Pasir Ris East MRT Station within a 740-metre (9-minute) walk of 231 Pasir Ris Drive 4 represents a transformative infrastructure catalyst for the area. Historically, HDB developments located within 800 metres of new MRT stations experience 5–12% capital appreciation within 18–24 months of station opening, as commuting convenience becomes the primary demand driver for both owner-occupiers and tenants. The CR4 connection will eliminate reliance on bus networks for CBD-bound commuters, fundamentally restructuring transport economics and desirability across the Pasir Ris estate. Additionally, new MRT stations attract commercial and residential development acceleration in surrounding areas, supporting long-term price stability and appreciation. For buyers at 231 Pasir Ris Drive 4, the positioning ahead of full MRT operational status positions them to capture early appreciation cycles that typically unfold over the 3–5 years following station launch.

Which buyer profiles are best suited to 231 Pasir Ris Drive 4, and why?

231 Pasir Ris Drive 4 addresses multiple buyer archetypes effectively. Upgrading families transitioning from smaller HDB units find the 4-bedroom configuration and 1,399 sqft floorplate ideal for accommodating growing households whilst remaining affordably priced relative to private residential alternatives. Young professionals and early-career couples benefit from the MRT proximity, which dramatically reduces commute friction to employment centres across Singapore. First-time property owners with larger household requirements discover that HDB ownership at this price point offers significantly better value than private sector entry, with strong financing accessibility and lower ABSD implications (exempt for primary residences). Investors value the stable rental demand from working-age tenants, families, and expatriates seeking established estate living without prime-district premiums, combined with impending MRT-driven yield uplift. High-net-worth individuals may view it as a diversified allocation to Singapore's stable HDB asset class, offering yield and capital appreciation with lower volatility than premier private properties.

What TDSR and financing headroom can buyers expect at the current price point?

At approximately S$740,000, standard mortgage financing over 25 years yields monthly loan obligations of roughly S$3,100–S$3,300 (depending on interest rates and bank terms), comfortably within TDSR thresholds for employed Singapore citizens earning S$4,500+ monthly. The TDSR framework caps total debt servicing at 60% of gross income; a buyer with S$6,500 monthly income can comfortably service this HDB mortgage alongside other obligations (car loans, credit card debt, personal loans) whilst remaining well within regulatory limits. First-time buyers benefit from HDB loan schemes offering competitive rates and extended terms, improving affordability compared to conventional banking. Second-property purchasers face greater financing constraints post-ABSD payment, as the S$148,000 ABSD liability reduces available capital for down payment, potentially requiring larger mortgages and eating into TDSR headroom; such buyers should engage financial advisors to model exact scenarios based on personal income and liability structures.

How does 231 Pasir Ris Drive 4 compare to competing HDB developments in Pasir Ris?

Pasir Ris hosts multiple HDB blocks spanning different construction eras and design standards; nearby developments include blocks in older estate sections (1980s–1990s construction) and more recent configurations (2000s onward). 231 Pasir Ris Drive 4 competes directly with other newer-era blocks offering similar unit sizes and contemporary layouts, typically transacting in the S$700,000–S$800,000 range for 4-bedroom configurations. Competitive advantages include the imminent MRT station proximity (a unique advantage relative to blocks further inland within the estate) and the development's integrated location within the broader Pasir Ris Central infrastructure node. Older estate blocks may offer slightly lower prices but lack MRT accessibility and modern fittings, making them less attractive to younger buyer cohorts despite lower acquisition costs. Newer blocks in premium estate micro-locations command pricing premiums of S$50,000–S$100,000 relative to 231 Pasir Ris Drive 4, making this development strategically positioned as a value alternative without sacrificing location quality or transport connectivity.

Which unit stacks or floor levels offer optimal value at 231 Pasir Ris Drive 4?

Within HDB developments, middle-floor units (typically levels 4–12) offer optimal value propositions, as they command slight premiums to lower floors whilst avoiding the price spikes characteristic of higher levels. Middle floors provide superior privacy relative to ground-level units (avoiding ground-floor noise and foot-traffic externalities), better ventilation than very high units in monsoon seasons, and improved views and natural light versus lower levels. Units on the development's less-trafficked eastern or western facades may offer 2–3% pricing discounts relative to more prominent facades, representing genuine value for buyers less concerned with view prestige. High-floor units (levels 15+) command premium pricing but typically deliver diminishing returns relative to price increases, particularly in an established estate where the vista is predominantly other residential blocks rather than dramatic water or city views. For investors prioritising rental attractiveness, mid-floor units on preferred facades deliver the optimal balance of tenant desirability, ease of letting, and acquisition cost efficiency.

What is the future supply pipeline in Pasir Ris, and how will it affect 231 Pasir Ris Drive 4's value?

Pasir Ris is classified as a mature HDB estate with limited new greenfield development capacity; future supply primarily comprises estate renewal and selective block rejuvenation rather than wholesale new construction. The Housing Development Board's Selective En bloc Redevelopment Scheme (SERS) targets older blocks for systematic replacement, though most Pasir Ris blocks remain below the age threshold for near-term SERS candidacy. The primary transformative infrastructure in the pipeline is the Circle Line extension (CR4 Pasir Ris East), which will enhance the entire estate's appeal without substantially increasing housing supply. This supply-constrained environment, combined with transport infrastructure upgrades, typically supports steady capital appreciation and rental demand stability. Unlike peripheral new towns experiencing supply flooding, Pasir Ris's mature, relatively stable supply pipeline positions 231 Pasir Ris Drive 4 favourably for long-term value retention and modest appreciation, particularly as MRT-driven demand sharpens the estate's attractiveness relative to less-connected alternatives in the eastern region.

Are there any specific HDB financing schemes or grants applicable to 231 Pasir Ris Drive 4 purchases?

First-time HDB buyers qualify for the Housing Grants scheme, which provides cash assistance of S$30,000–S$80,000 depending on household income and property type, significantly reducing effective acquisition costs. Buyers meeting eligibility criteria (citizenship, income thresholds, family type) access HDB mortgage products offering competitive rates and flexible terms, often more favourable than conventional banking. Central Provident Fund (CPF) housing withdrawal allowances apply to all HDB purchases, permitting utilisation of accumulated CPF savings for down payments and mortgage servicing, substantially improving liquidity for working Singaporeans. Second-property buyers receive no grants but retain CPF withdrawal eligibility and can access HDB mortgages if meeting income requirements. The HDB Welcome Loan scheme supports upgraders transitioning from smaller units, offering competitive financing terms conditional on meeting asset limits and family composition criteria. Prospective buyers should engage HDB customer service centres to establish personalised eligibility and optimal scheme combinations, as individual circumstances significantly affect available benefits.

Hdb Flat At 231 Pasir Ris Drive 4 — From S$700K