Type

Units

Min Area

Price Range

Other

200 sqft

S$1,550/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,550.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$310 on this acquisition.
Located 17 min (1.37 km) from EW1 Pasir Ris 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.

417 Pasir Ris Drive 6: Accessible HDB Living in the East

417 Pasir Ris Drive 6 stands as a residential offering in one of Singapore's mature public housing estates. Located in the Pasir Ris planning area, this development provides practical housing solutions for families, investors, and first-time buyers seeking entry into Singapore's property market. The development's position within an established estate means residents benefit from decades of community infrastructure and proven neighbourhood stability.

The property sits approximately 17 minutes' walk from Pasir Ris MRT Station on the East-West Line (EW1), placing daily commutes and city access well within reach for working professionals. This proximity to public transport is a material factor in long-term asset appreciation, as MRT accessibility consistently drives demand across Singapore's residential segments. The walking distance to the station is reasonable for most commuters, and the straight route along Pasir Ris Drive ensures straightforward navigation during peak hours.

Rental Yield Potential and Investment Appeal

For investors evaluating this development as a buy-to-let opportunity, the rental market in Pasir Ris remains active and competitive. HDB flats in this estate attract tenants ranging from young professionals to small families, sustaining consistent rental demand throughout market cycles. The compact unit sizes typically command monthly rents that deliver attractive gross yields, particularly for buyers who time their purchase strategically within the market cycle.

Investors must factor in ancillary costs including management fees, maintenance reserve contributions, and property tax when calculating net rental yield. However, the established tenant pool in Pasir Ris and the estate's reputation for affordability mean vacancy rates are generally lower than newer or more remote developments. For second-property investors who are Singapore Citizens, Additional Buyer's Stamp Duty at 20% will apply to the purchase price, materially affecting the total acquisition cost and required capital.

Market Positioning and Pricing Context

Pricing for units at 417 Pasir Ris Drive 6 reflects the broader HDB market dynamics in the eastern region. Recent transactions in Pasir Ris have established a clear per-square-foot valuation range, and any units within this development will compete directly against comparable flats in nearby blocks and recent resale transactions. The development's age, unit configuration, and floor levels all influence individual unit pricing, though the estate-wide infrastructure and MRT proximity provide a strong baseline valuation anchor.

Buyers comparing this development against other Pasir Ris stock or newer estates further afield should consider that location premium, remaining lease tenure, and unit condition are the primary pricing drivers. The transparent HDB pricing framework means there is limited room for significant value arbitrage, though strategic floor and stack selection can yield modest premiums or discounts relative to estate averages.

Financing, TDSR, and Loan Eligibility

HDB flats at 417 Pasir Ris Drive 6 are eligible for HDB loans and standard commercial bank mortgages. The Total Debt Servicing Ratio (TDSR) framework means lenders will cap total monthly debt servicing at approximately 60% of gross monthly income, which translates to meaningful headroom for borrowers with stable employment and modest existing commitments. First-time HDB buyers benefit from concessional HDB loan rates and simplified approval processes compared to private property financing.

The purchase price of units in this development places them well within reach for first-time buyers with combined household incomes in the S$5,000–S$8,000 monthly range, assuming minimal existing debt. Second-property buyers will need to satisfy stricter criteria and will bear the 20% ABSD surcharge on the purchase price, effectively raising the total acquisition cost by a significant margin. Buyers with existing mortgages should model their TDSR carefully, as ABSD reduces net equity position and increases the loan-to-value impact.

Lease Tenure and Long-Term Resale Implications

HDB flats are issued under 99-year leasehold tenure from the date of construction. For properties in Pasir Ris that are now several decades old, the remaining lease will be correspondingly shorter, which directly impacts future resale value and buyer perception. A flat with 60–70 years remaining on its lease will command a measurably lower price than an equivalent unit with 80+ years remaining, as financing constraints and buyer hesitation increase markedly below the 60-year threshold.

Prospective buyers must verify the exact lease expiry date for any unit they consider and factor lease decay into their holding period assumptions. The Housing Development Board does offer lease renewal schemes, but these are discretionary and may involve significant additional costs. Investors purchasing for medium-term hold periods (5–10 years) should model the lease decay impact on exit pricing and ensure their yield assumptions account for this structural headwind.

MRT Connectivity and Long-Term Demand Drivers

Pasir Ris MRT Station (EW1) is a significant anchor for the estate's long-term appeal. The East-West Line connects directly to Clementi, Jurong, and the CBD via Raffles Place, making this location viable for daily commutes across multiple economic zones. The MRT proximity is reflected in demand patterns: estates with direct station access or short walking distances consistently outperform those requiring bus transfers or longer walks.

Future MRT expansion plans, if any, could further enhance the area's connectivity, though Singapore's rail network is already mature in this region. The stability of the East-West Line and the established commuter base using Pasir Ris station provide confidence in sustained demand from both residential owner-occupants and investors. Properties within 15–20 minutes' walk of major stations have historically shown greater resilience during economic downturns compared to more peripheral locations.

Suitability Across Buyer Profiles

First-time buyers with limited capital will find the compact unit sizes and accessible pricing at 417 Pasir Ris Drive 6 attractive. The proximity to the MRT and established estate facilities reduce the need for private transport or personal car ownership, lowering overall cost of living. HDB's streamlined financing makes these units an ideal entry point into homeownership without the complexity of private property transactions.

Upgraders moving from HDB to HDB can access a well-maintained estate with mature community infrastructure. Families with school-age children will benefit from multiple schools within the estate and the reliable transport links for commuting to work elsewhere in Singapore. Investors seeking rental yield will appreciate the consistent tenant demand and the relatively stable capital base, though lease decay must be factored into medium-term return calculations.

District Supply Pipeline and Competitive Outlook

Pasir Ris is a mature estate with limited new HDB construction planned in the immediate vicinity. This constrained supply backdrop provides some structural support for existing unit values, as new inventory is unlikely to oversupply the area in the near term. However, this also means that buyers seeking modernised units or novel layouts may find themselves competing within a relatively static pool of resale stock.

Neighbouring developments in Tampines, Sengkang, and Punggol offer alternatives with newer builds or different pricing tiers, creating competitive pressure on Pasir Ris valuations. However, Pasir Ris's maturity and established amenities give it a distinct positioning compared to newer estates that still lack full infrastructure. Investors and owner-occupants should assess whether the trade-off between age and location suits their holding period and risk tolerance.

Next Steps for Interested Buyers

Prospective buyers should arrange site visits to assess unit condition, floor level, and stack positioning within the block. Reviewing HDB's official transaction records for recent sales in this block will provide a realistic benchmark for pricing negotiations. Obtaining a professional survey and financial pre-approval well before making an offer will streamline the purchase process and avoid delays.

Frequently Asked Questions

What is the estimated rental yield if I purchase a unit at 417 Pasir Ris Drive 6 as an investment property?

Gross rental yield for HDB flats in Pasir Ris typically ranges between 3% and 5% per annum, depending on unit size, condition, and floor level. Tenants in this estate are predominantly young professionals and small families attracted by affordability and MRT proximity, meaning vacancy rates are relatively low and rent growth is steady. However, investors must subtract HDB management fees, maintenance reserve contributions, and property tax to calculate net yield; these can collectively reduce gross yield by 0.8% to 1.5% annually. For units acquired with a 20% ABSD surcharge (applicable to Singapore Citizens purchasing a second residential property), the yield impact is material, as the additional capital outlay increases the denominator in the yield calculation—investors should model whether a 3–4% net yield justifies the upfront ABSD cost relative to alternative investments.

How does pricing per square foot at 417 Pasir Ris Drive 6 compare to recent transactions in the same area?

HDB pricing in Pasir Ris is transparent and well-documented through recent resale transaction records. Per-square-foot prices typically range from S$800 to S$1,100 depending on floor level, unit age, and condition, with higher-level and newer blocks commanding premiums. Units at 417 Pasir Ris Drive 6 will align with the estate average or fall within a tight band around it, as significant deviations would quickly attract arbitrage activity from investors and upgraders. Comparing recent arm's-length sales of similar-sized units in adjacent blocks within the past 3–6 months provides the most accurate benchmark; properties listed at the estate's historical transaction rate tend to move faster and attract stronger competition. Any units priced materially above the estate's established psf range may face longer selling periods unless renovation, floor level, or other factors provide clear differentiation.

What is the impact of Additional Buyer's Stamp Duty (ABSD) if I am a Singapore Citizen buying a second property?

Singapore Citizens purchasing a second residential property are subject to 20% ABSD on the purchase price. For a property purchased at S$500,000, this adds S$100,000 to the total acquisition cost, a material outlay that must be paid upfront and is not recoverable should you subsequently sell. This surcharge significantly impacts the total capital required, loan-to-value calculations, and the holding period needed to break even against alternative investments; a buyer should model whether 3–5 years of ownership will generate sufficient appreciation and rental income to offset the 20% ABSD penalty. First-time HDB buyers are exempt from ABSD, making the initial HDB purchase meaningfully cheaper than a subsequent residential property. Second-property buyers should carefully assess whether purchasing at 417 Pasir Ris Drive 6 is justified by superior yield, location benefits, or long-term capital appreciation relative to keeping capital liquid or investing in CPF.

What is the remaining lease tenure, and how will lease decay affect resale value over time?

HDB flats are issued with 99-year leasehold terms, and the remaining lease for any unit at 417 Pasir Ris Drive 6 depends on when that block was completed and registered with the Housing Development Board. If the block is now 30–40 years old, remaining lease will be approximately 60–70 years, which is still acceptable for most buyers but will trigger financing constraints and buyer hesitation as time progresses. Properties with less than 60 years remaining lease face material resale friction, as many lenders reduce loan tenure and loan-to-value ratios, directly reducing the pool of potential buyers and forcing price concessions. The HDB does offer lease renewal schemes, but these are discretionary and may involve substantial costs; buyers should not assume lease renewal as a certainty. For medium-term investors with 5–10 year holding periods, lease decay typically reduces resale value by 2–3% annually beyond the point where remaining lease falls below 70 years, meaning exit pricing may be materially lower than entry price in nominal terms.

How does proximity to Pasir Ris MRT Station (EW1) influence demand and long-term capital appreciation?

Properties within 15–20 minutes' walk of major MRT stations consistently command rental premiums and stronger capital appreciation relative to estates requiring bus transfers or longer walks. Pasir Ris Station on the East-West Line provides direct connectivity to Clementi, Jurong, and the CBD, making this location attractive for working professionals and reducing daily commute time and transport costs. This MRT proximity is a primary demand driver and is reflected in valuations; flats at 417 Pasir Ris Drive 6 will retain stronger long-term demand because the transport anchor is stable and unlikely to be disrupted by competitive developments or service changes. Historical data shows that estates with direct MRT access have outperformed those without by approximately 1–2% annually over 10-year periods, implying that the MRT link provides tangible capital appreciation tailwinds. For both owner-occupants and investors, the 17-minute walk to Pasir Ris Station is a material advantage that supports steady demand, limiting downside risk in market downturns.

Which buyer profiles (first-timers, upgraders, HNW investors) is 417 Pasir Ris Drive 6 best suited for?

First-time HDB buyers are the primary target: compact unit sizes, affordable pricing, proximity to the MRT, and access to concessional HDB loans make this development an ideal entry point into homeownership without the complexity of private property transactions or the capital requirement of private condominiums. Upgraders moving from older HDB estates will find mature neighbourhood amenities, good transport links, and good value relative to newer private developments. Investors seeking rental yield can access a stable tenant pool of young professionals and families attracted by affordability and transport connectivity; however, the 20% ABSD surcharge and modest gross yields (3–5%) mean second-property investors must carefully model whether acquisition costs justify returns. High-net-worth buyers will find limited appeal, as the unit sizes and building standards are modest compared to private luxury developments; however, HNW individuals may view a small portfolio of HDB units as a cost-effective way to capture rental yield in a demographically stable estate. Property investors with moderate capital and 5–10 year holding horizons represent the ideal profile, balancing affordable acquisition costs with reasonable yield and acceptable lease decay risk.

What TDSR and financing headroom can I expect at typical price points for this development?

HDB flats at 417 Pasir Ris Drive 6 are typically priced between S$400,000 and S$600,000 depending on unit size and floor level, placing them well within reach for buyers with combined household incomes of S$5,000–S$8,000 monthly. Under the TDSR framework, lenders will limit total monthly debt servicing to approximately 60% of gross monthly income; a household earning S$6,000 monthly has approximately S$3,600 in available servicing capacity after the HDB loan is added. At a 3% HDB loan rate and 20-year tenure, a S$450,000 loan will cost approximately S$2,150 monthly, leaving S$1,450 for other debts or discretionary spending—healthy headroom for most first-time buyers. Second-property buyers must factor the 20% ABSD surcharge into total acquisition cost; this increases the effective loan size and reduces available TDSR headroom, meaning a buyer who can qualify for a S$450,000 primary residence may only be able to finance a S$375,000 second property at similar income levels. Buyers with existing mortgages, car loans, or credit card balances will have less available TDSR capacity and should obtain formal pre-approval from HDB or a bank before committing to an offer.

How does 417 Pasir Ris Drive 6 compare to competing HDB developments in nearby areas like Tampines or Sengkang?

Pasir Ris is a mature estate with limited new HDB construction, whereas Tampines and Sengkang have received newer projects in recent years, giving these areas younger building stock and more modernised unit layouts. However, Pasir Ris offers superior MRT accessibility (Pasir Ris Station is on the East-West Line, a primary corridor) compared to some Tampines or Sengkang locations, which may require bus transfers or longer walks to MRT stations. Pricing in Pasir Ris is typically 5–10% lower per square foot than newer Tampines or Sengkang blocks, reflecting the age differential and the preference many buyers show for modernised units. Investors should weigh whether the lower acquisition cost and proven tenant base in Pasir Ris outweigh the appeal of newer buildings in competing estates; a S$450,000 purchase in Pasir Ris may yield 3.5–4% rental return, whereas an equivalent S$500,000 purchase in a newer Tampines block might yield only 3–3.5% due to the higher entry price. Long-term capital appreciation has historically favoured mature, well-connected estates like Pasir Ris over newer, more distant estates, suggesting that Pasir Ris represents solid value despite its age.

Which floor levels and stack positions at 417 Pasir Ris Drive 6 typically offer the best value?

Mid-level floors (5th–15th) typically represent better value than lower or higher levels because they avoid ground-floor concerns (noise, limited privacy) and are priced lower than high-floor units despite comparable amenities and views. Stack positioning within a block also matters: units facing the main road will be noisier and less desirable than those facing courtyards or secondary streets, allowing value-conscious buyers to negotiate better prices on road-facing units and capture a discount relative to quieter stacks. Corner units often command premiums due to additional light and ventilation but do not always justify the price uplift; straight-line units on mid-levels frequently represent superior value per square foot. First-time buyers should prioritise accessibility and MRT proximity over floor level, as the 17-minute walk to the station matters more than whether a unit is on the 6th or 12th floor. Investors should focus on units that will attract the broadest tenant pool, which typically means mid-level units on quieter stacks; rental premiums for high-floor or corner units are modest, whereas discounts for low-floor road-facing units can be substantial, improving cap rates.

What is the future supply pipeline in the Pasir Ris district, and will new developments affect property values?

Pasir Ris is a mature, fully developed estate with minimal new HDB construction planned in the immediate vicinity; the supply of resale flats is essentially fixed, providing structural support for existing unit valuations against oversupply risk. The Housing Development Board's focus has shifted towards newer towns like Sengkang, Punggol, and upcoming projects in Tengah, meaning Pasir Ris will not see significant new inventory that could depress resale prices. However, this constrained supply also means limited opportunities for buyers to access modernised units or novel floor plans within the estate; almost all available properties will be resale stock ranging from 20–40 years old. In the broader eastern region, new supply in Sengkang and Punggol does create competitive pressure, as some buyers and tenants may prefer newer buildings despite longer commutes; this limits upside price appreciation potential in Pasir Ris compared to booming growth areas. For investors and owner-occupants with medium-term horizons (5–10 years), the absence of local supply growth is a stabilising factor, protecting capital and rental income from competitive pressure, though it also means buyers cannot rely on significant capital appreciation from new estate development.

Hdb Flat At 417 Pasir Ris Drive 6 — From S$1,550