Type

Units

Min Area

Price Range

2 BR

764 sqft

S$400K

Type

Units

Min Area

Price Range

2 BR

646 sqft

S$3,000/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$3,000 to S$400K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$600 on this acquisition.
50% of current units are for sale, from S$400K; 50% are for rent, from S$3,000/mo.
Located 5 min (390 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.

82 Commonwealth Close: A Central Bukit Timah HDB Development

Located on Commonwealth Close in the heart of Bukit Timah, 82 Commonwealth Close represents a well-positioned residential development offering straightforward, compact HDB flats in one of Singapore's most established neighbourhoods. Situated just a five-minute walk from Commonwealth MRT Station on the East-West Line, this address benefits from direct connectivity to the wider island network, making it an appealing choice for commuters and families seeking a balance between urban convenience and residential tranquility.

The development comprises two-bedroom units with two bathrooms, each spanning approximately 646 square feet. This floor plate layout is characteristic of practical, efficient HDB design, delivering functional living arrangements without unnecessary spatial waste. The interiors provide sufficient room for young families, upgraders transitioning from one-bedroom properties, and investors building rental portfolios in high-demand central locations.

Location and Transport Connectivity

Commonwealth MRT Station sits at the intersection of residential character and transport infrastructure. The East-West Line connection provides direct access to the city centre, eastern regions, and major employment hubs without the need for intermediate transfers on most journeys. This accessibility has historically supported both owner-occupier demand and investment appetite in the surrounding catchment area. The proximity to the station means residents benefit from reduced travel times to workplaces across Singapore, whilst property investors typically observe stronger rental enquiry from working professionals who prioritise transport convenience over extended commute periods.

Beyond the MRT, Commonwealth Close benefits from proximity to bus routes serving Bukit Timah and neighbouring districts. The surrounding streets are walkable for daily necessities, with retail outlets, hawker centres, and supermarkets distributed throughout the immediate vicinity. This combination of public transport and local amenities contributes to the area's appeal to renters and owner-occupiers alike.

The Bukit Timah Neighbourhood Context

Bukit Timah has long been positioned as one of Singapore's most sought-after residential districts. The area combines established infrastructure with a community-oriented atmosphere, attracting a diverse demographic ranging from young professionals to long-term family residents. The neighbourhood hosts educational institutions at various levels, ensuring parents have schooling options within reasonable distances. Medical facilities, including private and polyclinic services, are well-distributed across the precinct, addressing the healthcare needs of residents of all ages.

The development's location within this established precinct means it benefits from proven residential demand patterns and consistent neighbourhood upkeep. Unlike emerging areas where character and infrastructure remain in flux, Bukit Timah properties operate within a stable social and commercial environment, reducing uncertainty regarding future neighbourhood quality or amenity availability.

Property Specifications and Layout Efficiency

The two-bedroom, two-bathroom configuration represents a standard yet effective approach to mid-tier residential design. At 646 square feet, units at 82 Commonwealth Close deliver sufficient space for essential living zones—lounge, dining, kitchen, two separated bedrooms, and two independent bathrooms—without the spatial overhead of luxury three-bedroom configurations. This efficiency appeals particularly to first-time upgraders stepping up from one-bedroom units and to investors seeking lean operational costs relative to rental income potential.

The dual-bathroom arrangement is a practical advantage, reducing friction in households where multiple occupants prepare for work or school simultaneously. For rental purposes, this feature can justify competitive pricing within the HDB investment market and appeals to young professional sharers who value convenience and privacy.

Investment and Ownership Considerations

For investors evaluating 82 Commonwealth Close, the central location and MRT proximity represent key capital appreciation drivers. Developments near established transport nodes in mature neighbourhoods have historically demonstrated resilience during economic cycles, as transport convenience remains a non-negotiable requirement for working populations. HDB flats, particularly two-bedroom units in transit-accessible locations, maintain steady rental demand from young professionals, families in transition, and international relocatees seeking intermediate-term housing.

Owner-occupiers benefit from reduced reliance on private vehicles, lower transportation costs, and the security of community infrastructure that has proven its stability over decades. For those upgrading from smaller units, the additional bedroom and second bathroom represent meaningful quality-of-life improvements whilst remaining within HDB price ranges that do not require extraordinary financing burdens.

Market Positioning and Competitive Landscape

Within the Bukit Timah HDB market, Commonwealth Close occupies a competitive position relative to other developments in the immediate catchment. The MRT accessibility, established neighbourhood status, and practical unit configurations position it as a credible option for both primary residence seekers and portfolio investors. Comparing transaction volumes and pricing trends against nearby HDB blocks provides insight into whether 82 Commonwealth Close offers value relative to alternative properties at similar distances from transport and amenities.

The maturity of the HDB stock across Bukit Timah means prospective buyers can evaluate multiple comparable units before making commitments, creating a transparent market environment where pricing reflects genuine consensus regarding property worth.

Lease Tenure and Long-Term Considerations

Prospective purchasers should clarify the exact lease tenure applicable to units at 82 Commonwealth Close, as this significantly impacts long-term ownership value. HDB leases typically operate on 99-year or 999-year terms from the point of construction or resale. As leases age, property values may experience depreciation in the final decades of the lease term, a consideration particularly relevant for investors with multi-decade holding horizons. Understanding the lease commencement date and current remaining duration is essential for assessing whether a unit represents sound long-term capital preservation or requires strategic resale planning within a defined timeframe.

Buyer Profile Alignment

82 Commonwealth Close appeals across multiple buyer segments. First-time upgraders benefit from the step-up in space and amenities relative to one-bedroom units, whilst remaining within first-generation HDB price ranges. Young families with modest space requirements find the two-bedroom configuration practical and cost-efficient. Investors building HDB-focused portfolios appreciate the central location, MRT accessibility, and predictable rental demand. International assignees on limited-term postings view HDB flats as practical, affordable intermediate housing solutions, creating consistent rental enquiry for well-positioned developments.

The property is less suited to buyers seeking luxury finishes, extensive ground-floor amenities, or premium neighbourhood prestige associated with private residential developments, as HDB properties operate within distinct market segments and architectural philosophies.

Future District Development and Supply Pipeline

Bukit Timah's position within Singapore's broader urban strategy suggests continued investment in local amenities and transport infrastructure. The maturity of the neighbourhood means large-scale greenfield residential additions are unlikely, supporting relative scarcity of supply over extended periods. However, potential improvements to transport networks, retail offerings, or community facilities could gradually enhance the area's appeal, potentially benefiting existing property values through increased demand and reduced vacancy pressure on rental units.

Prospective long-term owners should monitor any public planning announcements regarding future MRT enhancements or major new developments in the immediate vicinity, as these could influence both residential demand and the character of the neighbourhood over coming decades.

Frequently Asked Questions

What rental yield might an investor expect from a two-bedroom HDB flat at 82 Commonwealth Close?

Rental yield for HDB flats in central locations like Bukit Timah typically ranges between 2.5% and 4% per annum, depending on the unit's exact entry price, current market rental rates, and holding period. A two-bedroom flat near an MRT station commands stronger rental demand than equivalent units in more distant precincts, as working professionals and young families consistently seek transit-accessible accommodation at affordable price points. Investors should calculate expected monthly rental income based on current comparable unit asking rents in the Commonwealth area, deduct HDB service and maintenance fees, and divide the net annual income by the purchase price to establish a realistic yield expectation before acquisition. Lease tenure and remaining duration also influence yield calculations, as buyers acquiring units with significantly depleted leases may face rental rate caps or reduced tenant interest.

How does the price per square foot at 82 Commonwealth Close compare to recent HDB transactions in Bukit Timah?

HDB pricing in Bukit Timah has historically reflected the district's mature status, established infrastructure, and steady demand from upgraders and investors. Two-bedroom HDB flats in the broader Bukit Timah area typically trade between S$5,500 and S$7,500 per square foot, though exact price per square foot depends on remaining lease tenure, recent renovation, floor level, and unit-specific factors. Prospective buyers should analyse recent sales data for comparable two-bedroom blocks within the Commonwealth MRT catchment to establish whether 82 Commonwealth Close offers competitive pricing relative to alternatives with similar transport accessibility and neighbourhood amenities. Properties within a five-minute walk of an MRT station typically command a premium relative to units requiring longer walking distances, reflecting the consistent demand for convenience among working populations.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase 82 Commonwealth Close as a second residential property?

Singapore Citizens purchasing a second residential property—whether HDB or private—currently incur Additional Buyer's Stamp Duty at 20% of the purchase price. This duty is calculated on the purchase price and represents a significant acquisition cost that must be budgeted separately from the deposit and legal fees. For example, a second-property purchase at S$600,000 would trigger ABSD of S$120,000, substantially increasing the total capital required at completion. Some first-time HDB purchasers benefit from ABSD exemptions if they meet specific criteria, but second-time buyers face the full 20% obligation regardless of their prior residential ownership history. Buyers should incorporate ABSD into their total acquisition cost calculations and financing applications, as this duty typically must be paid from own funds and cannot be financed through HDB or bank mortgages.

How does lease tenure affect long-term value and resale prospects for 82 Commonwealth Close?

HDB lease tenure—either 99 years or 999 years from commencement—materially impacts long-term property value, particularly in the final decades of a 99-year lease. Properties with 80 or more years of lease remaining typically maintain relatively stable values, as the remote prospect of lease expiry does not weigh on buyer psychology or lending decisions. However, as leases fall below 60 years, lenders may reduce mortgage availability, tenant demand may soften, and prices typically decline as the permanent loss of occupancy rights approaches. For 99-year leases, prospective buyers should establish the exact lease commencement date and calculate remaining years to assess whether the lease profile supports their holding horizon and exit strategy. 999-year leases effectively operate as perpetual ownership interests and do not present lease decay risk. Buyers acquiring units with less than 50 years remaining on a 99-year lease should carefully consider whether they intend to hold long-term or plan a strategic resale before lease decay significantly impacts market value.

How does proximity to Commonwealth MRT Station influence demand and capital appreciation at this development?

MRT accessibility is among the strongest drivers of residential property demand and capital appreciation in Singapore, as transport convenience directly reduces commute costs, time, and stress for working populations. Properties within a five-minute walk of an MRT station experience consistently higher rental enquiry, shorter vacancy periods, and more resilient pricing during economic cycles compared to units requiring 15+ minute walks or multiple transport transfers. Commonwealth MRT Station's position on the East-West Line, connecting to the city centre and eastern residential zones, ensures long-term utility regardless of future urban development patterns. Historical analysis of Bukit Timah HDB pricing suggests properties near MRT stations have appreciated faster than counterparts in the same district but at greater walking distances, reflecting market consensus regarding the value of transport convenience. For investors, MRT proximity supports predictable rental demand and reduces downside risk during market slowdowns, as tenant populations prioritising affordability consistently prioritise transport accessibility.

Who are the primary buyer profiles best suited to purchase at 82 Commonwealth Close, and why?

82 Commonwealth Close appeals most directly to three distinct buyer profiles. First-time upgraders stepping up from one-bedroom HDB units find the additional bedroom and second bathroom deliver meaningful quality-of-life improvements whilst the central location and MRT proximity suit professional workers with extended island-wide commutes. Young families with one to two children benefit from practical, efficient two-bedroom layouts in established neighbourhoods with schools, healthcare, and community facilities already in place, reducing the need for area relocation as children age. Property investors building HDB-focused portfolios value the central location, proven rental demand from working professionals, and relatively liquid secondary market for HDB units near MRT stations. The property is less suitable for luxury-seeking buyers prioritising premium finishes or private development exclusivity, nor does it appeal to investors seeking large ground-floor amenities or resort-style facilities typical of private residential schemes.

What TDSR headroom and financing requirements apply to typical purchase prices at 82 Commonwealth Close?

HDB loan eligibility and Total Debt Servicing Ratio (TDSR) constraints vary depending on the buyer's age, income, and existing debt commitments, but TDSR typically caps at 60% of gross monthly income for HDB purchasers. For a two-bedroom HDB flat priced at approximately S$600,000, a buyer would require a minimum gross monthly income of approximately S$10,000 to S$12,000—depending on existing obligations—to qualify for a mortgage covering the 80-90% loan-to-value available through HDB's simplified mortgage scheme. This relatively accessible financing requirement reflects HDB's policy of maintaining affordable ownership pathways for working populations and first-time buyers. Buyers should obtain pre-approval from HDB Financial Services or a participating bank to confirm their financing eligibility before making offers, as loan-to-value ratios, interest rates, and repayment terms affect the net purchase capacity and monthly cash outflows. Buyers already carrying significant existing debt—car loans, credit cards, or prior property mortgages—may face tighter TDSR constraints and should seek professional financial advice before committing to acquisition.

How does 82 Commonwealth Close compare in price and positioning to nearby competing HDB developments?

The broader Bukit Timah HDB market includes several competing developments within the Commonwealth MRT catchment, each offering varying combinations of lease tenure, renovation condition, floor levels, and unit configurations. Two-bedroom blocks within a similar walking distance of the MRT station typically trade within a relatively narrow price band, reflecting market consensus regarding competitive value in the district. Buyers evaluating 82 Commonwealth Close should compare recent transaction prices for comparable two-bedroom units in adjacent blocks such as Commonwealth Crescent, Lorong Chuan, and nearby developments to establish whether asking prices align with recent market activity or deviate notably. Private developments in surrounding areas—such as private condominiums in District 11—command significantly higher price points per square foot but deliver premium finishes, extensive facilities, and different buyer demographics, making direct price comparisons less meaningful. Within the HDB market segment, 82 Commonwealth Close's competitive positioning depends on unit condition, remaining lease tenure, floor level (higher floors typically command premiums), and proximity to retail and school amenities within the immediate catchment.

Which unit stacks or floor levels offer the best value at 82 Commonwealth Close?

Floor level preferences in HDB developments typically reflect individual buyer priorities regarding light, noise exposure, and privacy rather than objective value metrics. Mid-range floors—typically levels 5 through 15—often offer balanced value, avoiding the premium pricing of high-floor units whilst capturing natural light and reduced street-level noise compared to lower levels. Lower floor units (1-4) may offer discounts of 3-7% relative to mid-range equivalents but experience increased ambient noise from corridors, lift lobbies, and ground-floor activity; however, they appeal to buyers with mobility constraints who prefer reduced stair and lift usage. Higher-floor units (16+) typically command premiums of 5-10% due to superior views, reduced noise, and perceived prestige, though these premiums may not be justified by functional differences in a mature HDB development. Investors should prioritise units positioned away from lift lobbies, refuse collection areas, or adjacent commercial zones, as these locations attract lower rental demand and longer vacancy periods. The best value typically resides in mid-level units with direct east or west exposure—balancing natural light with reduced afternoon heat—in blocks positioned away from major noise sources.

What is the future supply pipeline in Bukit Timah, and could this affect property values at 82 Commonwealth Close?

Bukit Timah's position within Singapore's mature residential landscape suggests limited future new HDB construction, as the district's land is substantially committed to existing residential, commercial, and institutional uses. The Town Council and Urban Redevelopment Authority have historically prioritised infill development and refreshment of ageing blocks rather than large greenfield HDB additions, meaning new supply pressure on the Bukit Timah HDB market is likely to remain modest over the coming decade. This supply scarcity supports relatively predictable demand patterns and reduces downside risk from sudden influxes of competing new units that might depress values. However, the Urban Renewal Programme may eventually touch some older blocks in the district, potentially displacing residents or triggering neighbourhood changes; buyers should monitor URA announcements regarding any potential renewal schemes affecting blocks near Commonwealth Close. Private residential developments continue to emerge in selected precincts, but these operate in distinct market segments and do not directly compete with HDB flats for the working-population demographic. Overall, the limited new supply pipeline supports a relatively stable value environment for established HDB units, though lease tenure and remaining years remain the most significant determinant of long-term value trajectories.

Hdb Flat At Commonwealth Close — From S$3,000