Type

Units

Min Area

Price Range

4 BR

1367 sqft

S$735K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$735K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$147K on this acquisition.
Located 15 min (1.26 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.

405 Pasir Ris Drive 6: A Mature HDB Development with Strong East-West Line Access

405 Pasir Ris Drive 6 represents a well-established residential offering in one of Singapore's most vibrant and mature HDB townships. Situated in the eastern corridor, this development provides residents with direct access to essential amenities, transport infrastructure, and a thriving community ecosystem that has developed over decades. The property portfolio at this address encompasses a diverse range of unit sizes, catering to varying household compositions and purchasing power across the HDB market spectrum.

The development's strategic positioning within Pasir Ris places it approximately 1.26 kilometres from Pasir Ris MRT Station on the East-West Line (EW1), a commute achievable within 15 minutes on foot. This accessibility to a major MRT interchange significantly enhances the appeal of units here, particularly for working professionals and families who depend on rapid transit connectivity to reach employment centres across the island. The East-West Line itself serves as one of Singapore's busiest commuter corridors, linking the eastern residential precincts directly to the central business district, making this location highly convenient for a broad cross-section of buyers.

Market Position and Pricing

Units at 405 Pasir Ris Drive 6 are currently offered from S$735,000, positioning the development competitively within the Pasir Ris HDB resale market. This price point reflects the maturity of the estate, the condition of individual units, and prevailing demand dynamics across the eastern zone. Buyers exploring this development should assess recent transaction data for comparable units in the surrounding precinct to understand whether listed prices align with current market sentiment. The resale market for Pasir Ris HDB properties has historically demonstrated solid liquidity, driven by the estate's long-standing reputation, infrastructure maturity, and reliable tenant demand from renters seeking convenient East-West Line access.

Prospective purchasers should factor in the full cost of acquisition when budgeting for entry into this market. First-time HDB buyers purchasing their inaugural residential property typically enjoy concessional stamp duties and do not face Additional Buyer's Stamp Duty (ABSD) obligations. However, buyers acquiring 405 Pasir Ris Drive 6 as a second residential property will incur ABSD at the current rate of 20% on the purchase price, in addition to standard buyer's stamp duty, legal fees, and valuation charges. This obligation materially increases the total cash outlay required and should be carefully modelled into financing plans.

Unit Mix and Layout Considerations

The development offers multiple bedroom configurations, including four-bedroom units that provide substantial living space across approximately 1,367 square feet, along with two bathrooms. This floor area is typical of spacious HDB flats in established estates, offering families room for comfortable multi-generational living arrangements or home-based working setups. Smaller unit types may also be available within the broader portfolio, creating options for downsizers, young couples, and investors seeking to optimise their capital deployment. The specific layout, orientation, and condition of individual units will influence their desirability and should be assessed on a unit-by-unit basis during property viewings.

Prospective buyers are encouraged to visit multiple units across different floors and blocks to understand the range of conditions and configurations available. Upper-floor units typically command a premium due to improved natural light, reduced noise from ground-level activity, and perceived privacy benefits. Mid-floor units often represent better value, while ground-floor and lower-floor units may appeal to elderly residents and families with young children seeking convenience and accessibility. The stack and floor level chosen can meaningfully impact both the investment appeal and the day-to-day living experience.

Investment Potential and Rental Yield

HDB properties at 405 Pasir Ris Drive 6 present a credible investment avenue for property investors focused on stable, long-term capital appreciation and consistent rental income. The Pasir Ris estate has developed a robust tenant market comprising young professionals, expat families, and renters seeking proximity to the East-West Line without the premium pricing of city-centre private properties. Estimated gross rental yields for four-bedroom HDB units in this precinct typically range between 3% and 4% annually, depending on unit condition, floor level, and prevailing market rental rates. Net yields, after accounting for property tax, maintenance fees, and management costs, are generally 1.5% to 2.5% lower than gross figures.

Investors should note that HDB flats are subject to the Mortgage Servicing Ratio (MSR) restriction, which currently limits loan tenure to 65 years minus the holder's age at the time of purchase. This constraint affects financing terms for older buyers and impacts the refinancing options available later in the ownership cycle. Additionally, HDB regulations restrict short-term rental tenancies, meaning investors cannot treat these properties as short-term holiday rental assets; all tenancies must comply with HDB subletting guidelines, typically requiring minimum rental periods and formal approval from the Housing and Development Board.

Lease Tenure and Long-Term Value

HDB properties operate under a fixed lease regime, with most flats granted a 99-year lease from the date of construction. Buyers considering 405 Pasir Ris Drive 6 should ascertain the exact remaining lease period of units they are viewing, as lease decay becomes a material factor as the property approaches the 80-year mark. Newer resale HDB properties with lease lengths of 70 to 90 years typically retain strong resale demand and financing accessibility. As lease tenure diminishes below 70 years, financing becomes more challenging, valuations decline, and buyer pools contract significantly. Understanding the remaining lease period is essential for assessing long-term capital appreciation potential and ensuring the property remains financeable throughout your intended holding period.

The HDB Lease Buyback Scheme offers eligible owners the opportunity to extend their lease by up to 30 years, which can substantially enhance property value and refinancing prospects. However, this scheme has eligibility criteria and financial implications that should be explored separately with HDB officials. Savvy buyers and investors often treat lease decay as a fundamental valuation parameter and adjust their offer prices accordingly as lease length diminishes.

Connectivity, Amenities, and Lifestyle

The Pasir Ris precinct is a fully developed residential township with decades of infrastructure investment, making it a comfortable destination for families at all life stages. Beyond the nearby MRT station, residents benefit from proximity to hawker centres, wet markets, supermarkets, primary and secondary schools, polyclinics, and recreational facilities including the Pasir Ris Park. The surrounding neighbourhood has matured into a vibrant community with established social networks and multigenerational family roots, creating a stable residential environment that appeals particularly to upgraders moving from other HDB estates.

The development itself likely features communal spaces typical of HDB estates, such as void decks, playgrounds, and landscaped common areas, though the precise roster of on-site facilities should be verified during site visits. Many residents of mature estates like Pasir Ris appreciate the vibrant neighbourhood character, established social fabric, and comprehensive local amenities without the intensive foreign influx or transient demographics found in newer or more central precincts.

Suitability for Different Buyer Profiles

405 Pasir Ris Drive 6 appeals to distinct buyer segments, each with different priorities and risk profiles. First-time homebuyers benefit from concessional stamp duties, strong financing accessibility, and the psychological milestone of owning their first property in a respectable, established estate. Upgraders moving from smaller HDB flats or condominiums find the spacious four-bedroom configurations suitable for expanding families and multigenerational living, whilst the established neighbourhood reduces anxiety about purchasing in an untested precinct. Investors appreciate the stable rental demand, predictable capital appreciation trajectory, and absence of speculative froth typical of newer or more central developments. Empty nesters and retirees may find four-bedroom units oversized but valuable for accommodating visiting adult children or caregivers, and the mature neighbourhood infrastructure aligns well with their lifestyle preferences.

Financing and Debt Servicing Considerations

Prospective buyers should conduct a thorough financing assessment before committing to 405 Pasir Ris Drive 6. For a purchase price at the S$735,000 mark, assuming a standard 80% loan-to-value ratio, borrowers would seek financing of approximately S$588,000. With prevailing interest rates circa 3.2% to 3.5%, monthly mortgage payments over a 25-year term would approximate S$2,700 to S$2,800. The Total Debt Servicing Ratio (TDSR) limit of 60% means household income must exceed S$4,500 to S$4,700 monthly to comfortably service this debt. First-time HDB buyers often utilise CPF savings more aggressively to reduce the downpayment and associated cash outlay, which materially improves cash-flow flexibility and liquidity position.

Buyers should model various interest rate scenarios and confirm their financing headroom with a bank or mortgage broker before making an offer. Economic headwinds, employment instability, or rising interest rates can compress affordability, making stress-testing critical in the current macro environment. Additionally, buyers with existing mortgage or loan obligations must account for cumulative debt servicing when assessing TDSR compliance.

Competitive Context and Local Market Dynamics

The Pasir Ris HDB market includes competing developments both within the township and in adjacent precincts such as Loyang and Upper East Coast. Resale prices across the wider Pasir Ris estate vary based on unit age, lease remaining, condition, and floor level, but generally cluster in the S$650,000 to S$850,000 band for four-bedroom flats. Buyers should conduct comparative market analysis across recent transactions to confirm that 405 Pasir Ris Drive 6 units represent fair value relative to the broader supply. Private property alternatives in the eastern zone, such as mature condominiums and landed houses, operate at materially higher price points but may appeal to buyers with higher capital availability or different lifestyle preferences.

Future District Supply and Long-Term Outlook

The Pasir Ris district has substantially completed its initial development phase, meaning greenfield new HDB launches are unlikely in the immediate vicinity. However, the government's rejuvenation efforts targeting mature estates may introduce selective infrastructure upgrades, MRT station enhancements, and commercial revitalisation in coming years. These improvements typically benefit resale values within the district and support long-term capital appreciation. Additionally, the broader Eastern region continues to attract economic activity and population growth, underpinning sustained demand for housing in precincts well-connected to the East-West Line. Buyers should view 405 Pasir Ris Drive 6 through a long-term ownership lens, prioritising stable capital preservation and steady rental demand over speculative appreciation.

Frequently Asked Questions

What is the estimated annual rental yield for a four-bedroom unit at 405 Pasir Ris Drive 6, and how does this compare to alternative HDB and private investments?

Four-bedroom HDB units at 405 Pasir Ris Drive 6 typically generate gross rental yields between 3% and 4% annually, depending on unit condition, floor level, and prevailing market rental rates for comparable Pasir Ris properties. Net yields, after accounting for property tax, maintenance, and HDB compliance costs, typically range 1.5% to 2.5% lower than gross figures. Compared to newer HDB estates in outer districts like Sengkang or Punggol, Pasir Ris offers slightly lower headline yields due to its maturity and established market, but compensates with more stable tenant demand and lower capital volatility. Private residential alternatives in the eastern zone typically command higher absolute rents but also carry substantially higher purchase prices, resulting in comparable or even lower percentage yields after accounting for higher holding costs and property taxes.

How does the price per square foot for 405 Pasir Ris Drive 6 compare to recent HDB resale transactions in the Pasir Ris precinct?

At S$735,000 for approximately 1,367 square feet, a four-bedroom unit at 405 Pasir Ris Drive 6 implies a price per square foot of roughly S$538. Recent Pasir Ris HDB resale transactions for comparable four-bedroom units have typically ranged between S$500 and S$580 per square foot, depending on unit age, remaining lease, floor level, and condition. Units with longer remaining leases, premium floor positions (higher storeys), and recent renovations command the upper end of this range, whilst older units with shorter leases or less desirable orientations trade towards the lower end. Prospective buyers should cross-reference multiple recent transactions within the same precinct to confirm that listed prices at 405 Pasir Ris Drive 6 align with current market sentiment and do not represent an outlier premium.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a second-time buyer purchasing at 405 Pasir Ris Drive 6?

Singapore Citizen second-time buyers purchasing a residential property at 405 Pasir Ris Drive 6 incur ABSD at the current rate of 20% on the purchase price, in addition to standard buyer's stamp duty and legal fees. For a S$735,000 purchase, ABSD alone amounts to S$147,000, significantly increasing the total cash outlay required. Combined with the standard buyer's stamp duty of approximately S$12,300, valuation fees of S$400–S$600, and legal costs of S$1,500–S$2,000, the total acquisition costs for a second-time buyer reach approximately S$161,000–S$163,000, or roughly 22% of the purchase price. This substantial additional cost materially affects financing requirements and cash-flow planning, and should be explicitly factored into any purchase budget. First-time HDB buyers do not face ABSD and enjoy significantly lower stamp duty charges, making their acquisition costs substantially lighter.

What is the remaining lease period for typical units at 405 Pasir Ris Drive 6, and how does lease decay impact resale value and financing?

The exact remaining lease period depends on when individual units were constructed; most HDB flats in the Pasir Ris estate were completed in the 1980s through 2000s, meaning remaining leases typically range between 50 and 65 years at present. As lease tenure declines below 70 years, financing becomes progressively more challenging, as banks reduce loan-to-value ratios and shorten loan tenures, ultimately limiting the borrower pool. Resale valuations typically compress noticeably once remaining lease falls below 70 years, with particularly sharp declines occurring below 60 years, as both investors and owner-occupiers prioritise properties with longer lease horizons. Buyers should verify the exact remaining lease period for any specific unit of interest and model the impact on long-term capital appreciation. The HDB Lease Buyback Scheme offers eligible owners the opportunity to extend leases by up to 30 years, substantially enhancing value and refinancing accessibility, though this scheme has age and residency eligibility criteria that must be confirmed.

How does proximity to Pasir Ris MRT Station (EW1) affect demand, capital appreciation, and tenant acquisition for 405 Pasir Ris Drive 6?

Proximity to Pasir Ris MRT Station within 15 minutes' walk (1.26 kilometres) provides substantial demand support for both owner-occupiers and investors, as the East-West Line constitutes one of Singapore's busiest commuter corridors, linking the eastern residential zones directly to the central business district, Changi Airport, and major employment nodes. This transport accessibility meaningfully enhances capital appreciation relative to outer HDB estates with weaker or more distant MRT connectivity, as each successive population cohort prioritises transit access. For investors, the strong MRT connectivity dramatically widens the tenant pool, enabling faster lettings, higher rental rates, and lower tenant turnover costs compared to HDB developments requiring more than 20 minutes' walk to transit. Properties within this optimal walking distance radius typically command a 5% to 10% valuation premium over otherwise comparable units in the same estate located further from MRT nodes, demonstrating the material economic value of transport accessibility in the HDB market.

Which buyer profiles—first-timers, upgraders, investors, or retirees—are best suited to 405 Pasir Ris Drive 6?

405 Pasir Ris Drive 6 appeals across multiple buyer segments, though each derives distinct value propositions from the development. First-time HDB buyers benefit from concessional stamp duties, strong financing accessibility, and the psychological milestone of ownership in an established, reputable precinct, making this an appropriate entry point for younger buyers with growing families. Upgraders transitioning from smaller HDB flats or condominiums find the spacious four-bedroom configurations well-suited to expanding households and multigenerational living arrangements, whilst the mature neighbourhood infrastructure reduces anxiety about unproven new estates. Property investors appreciate the stable rental demand from young professionals and expat families attracted to the East-West Line connectivity, predictable capital appreciation trajectories typical of established estates, and the absence of speculative valuation froth. Empty nesters and retirees may view four-bedroom units as oversized yet valuable for accommodating visiting adult children, caregivers, or multigenerational family visits, and the comprehensive local amenities, healthcare facilities, and community infrastructure align well with their lifestyle preferences. High-net-worth buyers seeking diversified investment exposure or leveraged property portfolios may find the absolute scale of returns modest relative to their capital base but still attractive for portfolio stability and income generation.

What Total Debt Servicing Ratio (TDSR) and financing headroom should a buyer model for a purchase at 405 Pasir Ris Drive 6?

For a purchase price of S$735,000, assuming an 80% loan-to-value ratio, borrowers would seek financing of approximately S$588,000. With prevailing interest rates in the 3.2% to 3.5% band, monthly mortgage payments over a standard 25-year HDB loan tenure would approximate S$2,700 to S$2,800 monthly. The TDSR limit of 60% means household monthly income must exceed S$4,500 to S$4,700 to comfortably service this debt in isolation; however, buyers with existing mortgage, personal loan, car financing, or credit card obligations must aggregate cumulative monthly servicing and ensure total debt servicing does not exceed 60% of household income. First-time HDB buyers often reduce the downpayment and associated cash outlay by utilising CPF savings more aggressively, which materially improves cash-flow flexibility. Prudent buyers should stress-test their financing models against interest rate increases of 1% to 2% above current levels and conduct detailed cash-flow analysis to confirm adequate headroom for unforeseen expenses, maintenance costs, and economic shocks.

How do resale prices and demand at 405 Pasir Ris Drive 6 compare to competing HDB developments in Loyang, Upper East Coast, and adjacent precincts?

405 Pasir Ris Drive 6 operates within a competitive landscape across the wider eastern HDB market, where comparable four-bedroom flats in Pasir Ris, Loyang, and Upper East Coast typically cluster between S$650,000 and S$850,000, depending on unit age, remaining lease, condition, and floor level. Loyang properties, situated further from MRT infrastructure, typically trade at the lower end of this range, offering capital efficiency but with correspondingly weaker tenant demand and longer lettings periods. Upper East Coast properties, closer to Kallang and more central precincts, command premiums reflecting their superior transport connectivity and proximity to employment nodes. Within Pasir Ris itself, 405 Pasir Ris Drive 6 competes against both older Phase 1 flats with shorter remaining leases and newer-looking units across various blocks, with pricing reflecting individual unit condition and floor position rather than development-wide differentials. Buyers should conduct comparative transaction analysis across several competing developments to confirm that listed prices represent fair value and do not embody outlier premiums relative to recent proven sales.

Which floor levels or unit stacks at 405 Pasir Ris Drive 6 offer the best balance of value, lifestyle, and long-term investment appeal?

Mid-floor units, typically occupying storeys 8 to 15 out of a standard 16 to 20-storey HDB block, generally represent the optimal value proposition, offering substantially improved natural light, reduced noise from ground-level activity, and perceived privacy benefits relative to lower storeys, whilst trading at a modest premium compared to lower-floor units rather than the steeper premiums commanded by higher storeys. Upper-floor units (storeys 16+) command the highest premiums, driven by superior views, maximal light exposure, and reduced lift-sharing congestion, but these premiums often exceed the incremental lifestyle benefits, making them less suitable for investors prioritising yield-adjusted returns. Ground-floor and lower-floor units (storeys 1–4) appeal primarily to elderly residents and families with young children prioritising convenience and accessibility but suffer from reduced privacy, increased noise from communal activity and traffic, and a correspondingly narrower buyer and tenant pool. Corner units or units with unusual layouts may command modest premiums or discounts depending on orientation and functionality. Investors should prioritise mid-floor units with straightforward east- or west-facing orientations, as these balance investor appeal (broader tenant pool, faster lettings) with reasonable pricing and proven capital stability.

What is the outlook for future supply, regeneration initiatives, and long-term capital appreciation in the Pasir Ris district?

The Pasir Ris district has substantially completed its initial development phase, meaning large-scale new HDB launches are unlikely in the immediate vicinity, reducing future supply-side downside risk to resale values. However, the government's ongoing urban regeneration strategy targeting mature estates may introduce selective infrastructure upgrades, enhanced MRT station facilities, commercial precinct revitalisation, and improved public spaces in coming years—improvements that historically support resale values and long-term capital appreciation across the precinct. The broader Eastern region continues to attract economic activity, population growth, and institutional investment, providing fundamental demand support for housing in precincts well-connected to major transport corridors like the East-West Line. Private property developments in the eastern corridor, such as waterfront condominiums and landed communities, may cannibalise some premium tenant demand in the very long term, though the HDB market segment serves a distinctly different buyer and tenant demographic. Buyers should view 405 Pasir Ris Drive 6 through a long-term ownership lens spanning 10–20 years, prioritising stable capital preservation, steady rental demand, and infrastructure maturity over speculative short-term appreciation.

Hdb Flat At 405 Pasir Ris Drive 6 — From S$735K