Type

Units

Min Area

Price Range

4 BR

1302 sqft

S$719K

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$719K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$144K on this acquisition.
Located 11 min (910 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.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

486 Pasir Ris Drive 4: Established HDB Living in East Singapore

486 Pasir Ris Drive 4 represents a well-positioned HDB development in one of Singapore's most established residential precincts. Located in the heart of Pasir Ris, this project attracts a diverse range of buyers, from first-time upgraders seeking additional space to experienced investors recognising the area's consistent rental demand and capital appreciation. The development's proximity to community amenities and transport infrastructure underscores its appeal as a mature estate offering.

The units at 486 Pasir Ris Drive 4 are configured to meet the needs of modern families, with generous floor plates and thoughtfully laid-out living spaces. Four-bedroom units present an attractive middle ground between the compactness of smaller HDB units and the premium positioning of larger penthouses or executive apartments, making them a natural choice for households upgrading from three-bedroom accommodation or seeking room to grow. The total built area of approximately 1,302 sqft provides ample space for entertaining and residential comfort, a significant selling point in Singapore's competitive HDB resale market.

Transport and Connectivity

Pasir Ris East MRT Station on the Circle Line sits approximately 910 metres away, a walk of roughly 11 minutes, placing this development well within the convenient catchment of Singapore's rapid transit network. The Circle Line's expansion has significantly enhanced the appeal of properties in this corridor, offering seamless interchange opportunities and direct access to major employment centres across the island. For residents commuting to the city centre or towards the east coast, this proximity to the MRT translates to reliable journey times and reduced reliance on private transport.

The neighbourhood's connectivity extends beyond the MRT; Pasir Ris is well-serviced by bus routes that cater to both local and regional travel needs. This multi-modal transport ecosystem enhances the development's attractiveness to working professionals and supports strong rental fundamentals, as tenant demand typically tracks closely with ease of commuting and transport flexibility.

Neighbourhood Character and Amenities

Pasir Ris has matured into one of Singapore's most comprehensive residential zones, with extensive shopping, dining, and leisure facilities clustered around the town centre. Residents of 486 Pasir Ris Drive 4 benefit from proximity to Pasir Ris Town Centre, which houses supermarkets, dining establishments, and entertainment options catering to families and professionals alike. The precinct's schools, healthcare facilities, and sports complexes further reinforce its position as a self-contained neighbourhood.

The area's waterfront attractions, including parks and recreational spaces along the eastern coastline, add a lifestyle dimension that appeals to families seeking outdoor activities and community engagement. These neighbourhood features have historically supported strong demand for HDB units in Pasir Ris and contribute to the area's resilience during property cycles.

Investment Characteristics and Market Position

For investors, 486 Pasir Ris Drive 4 presents a compelling case study in yield potential and capital stability. HDB flats in established locations like Pasir Ris typically generate rental yields in the range of 2.5% to 3.5% per annum, depending on unit configuration, floor level, and specific stack location. The rental market in Pasir Ris remains robust, driven by the area's popularity with young families, professionals seeking affordable housing, and expatriates renting through HDB resale channels. Rental demand is buttressed by the relative scarcity of new HDB supply in the east, meaning existing developments continue to attract tenant interest.

The development's pricing from S$719,000 positions it accessibly within the HDB resale market, making it attractive to second-property investors who may be considering their options beyond the public housing sector. Buyers purchasing as a second residential property will incur Additional Buyer's Stamp Duty at the current rate of 20%, a cost that should be factored into investment calculations and overall holding yield expectations.

Buyer Profiles and Suitability

First-time upgraders represent a key demographic for this development, particularly those transitioning from two-bedroom to four-bedroom accommodation in search of family space without the premium pricing of private condominiums. The project's maturity and established reputation provide reassurance regarding resale prospects and long-term value retention, important considerations for buyers making the psychological jump to their first major property upgrade.

Experienced upgraders seeking additional space or a change of neighbourhood also find considerable merit in 486 Pasir Ris Drive 4. The four-bedroom layout allows such buyers to accommodate extended family or home offices, addressing lifestyle needs that smaller units cannot. Furthermore, the development's location offers excellent value relative to comparable units in other central or east-coast precincts, allowing upgraders to achieve more space per dollar than they might elsewhere.

Investors seeking stable rental income and predictable capital appreciation favour HDB developments in established locations like this one. The regulatory framework surrounding HDB ownership, combined with the area's demographic stability and strong rental fundamentals, creates a lower-risk investment profile compared to speculative plays in emerging districts. Institutional investors and high-net-worth individuals often include HDB resale units in diversified property portfolios precisely because of this stability.

Lease Considerations and Resale Dynamics

HDB leases are structured across different tenures, and lease age is a material consideration in HDB valuations. The development's position within Singapore's public housing stock means that lease decay becomes progressively relevant as the building ages, a factor that savvy buyers and investors monitor closely. Units purchased today will experience gradual erosion of lease value relative to brand-new HDB completions, though the pace of depreciation is typically modest in established, high-demand estates like Pasir Ris.

Resale velocity for four-bedroom HDB units in this location has historically been strong, reflecting consistent demand from both owner-occupiers and investors. The secondary HDB market in Pasir Ris has demonstrated resilience across property cycles, a testament to the area's fundamental appeal and the breadth of buyer interest across different socio-economic segments.

Financing and Affordability

The price point from S$719,000 sits well within reach of buyers utilising HDB housing loans, which typically offer competitive interest rates and flexible tenure structures. For most owner-occupiers, Total Debt Service Ratio constraints are unlikely to present material obstacles when financing units at this price level, provided household income meets HDB's lending criteria. First-time buyers benefit from HDB's concessional loan rates and grant schemes, further improving affordability.

Investors and second-property buyers should model their financing more conservatively, accounting for the 20% Additional Buyer's Stamp Duty and potentially higher mortgage serviceability requirements that some financial institutions impose on investment properties. Even after factoring in these additional costs, the development's pricing remains accessible to experienced property investors managing diversified portfolios.

Market Positioning and Value Proposition

486 Pasir Ris Drive 4 occupies a sweet spot in Singapore's residential property market, offering substantial living space, reliable connectivity, and community amenities at an accessible price point. The development is neither speculative nor cutting-edge, instead representing the pragmatic middle ground where most property transactions occur. This positioning appeals to rational, financially disciplined buyers who prioritise stability and functional utility over aspirational branding or development prestige.

Compared to newer HDB developments in outer estates, this project benefits from established neighbourhood infrastructure and proven tenant demand. Compared to private residential developments in nearby areas, it delivers superior space efficiency and significantly lower entry pricing, making it an obvious choice for budget-conscious upgraders and investors seeking yield with reduced leverage risk.

Frequently Asked Questions

What rental yield can investors realistically expect from four-bedroom units at 486 Pasir Ris Drive 4?

Investors in four-bedroom HDB units at this Pasir Ris location can typically anticipate gross rental yields ranging from 2.5% to 3.5% per annum, depending on specific unit stack, floor level, and floor plan configuration. Pasir Ris maintains robust tenant demand due to its established infrastructure, proximity to schools and amenities, and ease of MRT connectivity, supporting consistent rental occupancy and pricing resilience. When calculating net yield for investment decision-making, buyers must account for the 20% Additional Buyer's Stamp Duty payable on second residential properties purchased by Singapore Citizens, along with property tax, maintenance fees, and insurance, which collectively reduce the net return by 0.5% to 1.0% annually.

How does the price per square foot at 486 Pasir Ris Drive 4 compare to recent HDB transactions in Pasir Ris?

Four-bedroom HDB units at 486 Pasir Ris Drive 4, priced from S$719,000 across approximately 1,302 sqft, translate to a price per square foot in the region of S$550 to S$570 depending on specific stack and floor configuration. Recent comparable transactions in Pasir Ris for similar-sized units have largely clustered within the S$540 to S$590 per sqft range, indicating that this development sits competitively within the mid-range of current market valuations. The pricing reflects the estate's maturity, established amenities, and proven resale liquidity, positioning these units as fairly valued relative to both newer HDB completions in outer locations and private residential alternatives in adjacent precincts.

What is the Additional Buyer's Stamp Duty impact for a second-property buyer at this price level?

A Singapore Citizen purchasing a second residential property at 486 Pasir Ris Drive 4 priced at S$719,000 will incur Additional Buyer's Stamp Duty at the current rate of 20%, equating to approximately S$143,800 in ABSD liability. This substantial stamp duty must be paid upfront during the completion process and represents a material cost component that significantly impacts the total acquisition cost and effective yield on investment property purchases. When layered with standard Buyer's Stamp Duty, legal fees, and option fees, total transaction costs for second-property buyers can reach approximately 6% to 7% of the purchase price, a figure that should be explicitly factored into investment return projections and financing requirements.

How does lease decay affect the long-term resale value of units in this HDB development?

As an HDB development in an established mature estate, 486 Pasir Ris Drive 4 will experience gradual lease decay over time, a factor that progressively affects resale valuations as the buildings age and remaining lease tenure shortens. Historically, HDB valuations decline approximately 0.5% to 1.0% per annum purely due to lease decay, though strong location fundamentals and neighbourhood demand can partially offset this mechanical depreciation through organic price growth. Buyers should be aware that lease decay accelerates significantly once remaining tenure drops below 60 years, a threshold beyond which HDB lending becomes more restrictive and buyer pool narrows materially, making long-term capital growth increasingly dependent on location premium rather than lease value preservation.

How does proximity to Pasir Ris East MRT Station influence demand and capital appreciation for this development?

The 11-minute walk (approximately 910 metres) to Pasir Ris East MRT Station on the Circle Line represents a significant value-accretive feature, as properties within this convenient MRT catchment typically command a 5% to 10% premium relative to developments requiring longer commutes or multiple transport modes. Pasir Ris East's position on the Circle Line, with its interchange connectivity to the Downtown and Thomson lines, has materially strengthened the precinct's appeal for both owner-occupiers and investors, supporting consistent demand across property cycles. Historical capital appreciation in Pasir Ris has tracked ahead of outer HDB estates partly because of this MRT accessibility, a dynamic that should support continued resilience for 486 Pasir Ris Drive 4 as transport infrastructure evolves and employment patterns shift eastward.

Which buyer profiles are best suited to 486 Pasir Ris Drive 4, and why?

First-time upgraders transitioning from smaller units represent an ideal demographic, as the four-bedroom configuration and established neighbourhood provide psychological reassurance and functional space gains without the speculative risk of emerging estates. Experienced upgraders seeking a change of location or demographic profile (families with children, professionals requiring home office space) also find excellent value, as Pasir Ris offers strong social infrastructure and rental liquidity should they later convert to investment mode. Property investors, particularly those managing diversified portfolios and seeking stable rental income without excessive leverage, are well-served by this development's maturity, predictable tenant demand, and regulatory clarity, though they must carefully model the 20% ABSD impact and potential lease decay effects on medium-to-long-term returns.

What are the TDSR and mortgage serviceability implications for typical buyers at this price point?

Owner-occupiers financing a S$719,000 purchase typically require gross household income of approximately S$120,000 to S$150,000 annually to comfortably satisfy HDB's Total Debt Service Ratio caps, a threshold that remains accessible to many professional households and dual-income families in Singapore. HDB's concessional loan rates (typically 0.1% above the CPF Ordinary Account interest rate) and maximum 25-year loan tenures substantially improve serviceability for first-time buyers compared to private bank financing, often allowing lower household income thresholds than private property purchases at equivalent price points. Second-property buyers and investors should model serviceability more conservatively, as many banks impose higher interest rate buffers and stricter TDSR caps on investment properties, potentially requiring 10% to 15% higher income thresholds and correspondingly larger cash down payments to satisfy lending criteria.

How does 486 Pasir Ris Drive 4 compare to nearby competing HDB developments in terms of value and location?

Pasir Ris as a whole encompasses multiple HDB developments spanning different vintage years and architectural styles, with comparable four-bedroom units in neighbouring blocks typically priced within S$680,000 to S$760,000, reflecting relatively tight market comparables and efficient price discovery through active secondary trading. Developments further afield in less central Pasir Ris locations may trade at modest discounts (2% to 5%), while developments in other east-coast HDB precincts like Tampines or Bedok often command comparable or slightly higher valuations due to size and amenity differences. 486 Pasir Ris Drive 4's positioning within the mid-range of Pasir Ris offerings reflects its location balance—established and convenient, yet not at the premium edge of the precinct's most coveted blocks—making it an appealing choice for value-conscious buyers seeking to avoid overpaying for marginal location advantages.

Are certain unit stacks or floor levels at this development likely to offer better value than others?

Lower-floor units (1st to 3rd storeys) typically trade at modest discounts of 2% to 4% relative to mid-level units due to reduced privacy, lower natural light perception, and proximity to ground-level foot traffic, presenting potential value opportunities for investment-focused buyers who can monetise these discounts through rental pricing that remains competitive. Mid-level units (4th to 8th storeys) generally achieve optimal pricing due to balanced light, privacy, and accessibility, representing the market's consensus sweet spot and often attracting the widest buyer base, which supports resale liquidity. Higher-floor units (9th storey and above, if applicable) may command modest premiums (2% to 5%) for enhanced views and privacy, though these premiums typically compress over time as properties age and the novelty of higher positioning diminishes; investment buyers should carefully evaluate whether premium floor pricing justifies the reduced buyer pool.

What is the likely future supply pipeline in Pasir Ris, and how might this affect resale demand for 486 Pasir Ris Drive 4?

Pasir Ris is a mature estate with limited remaining land for new HDB developments, meaning future supply growth in the precinct is expected to remain modest compared to emerging regional centres or outer estates still undergoing substantial urban development. This relative scarcity of new supply is structurally supportive of resale valuations and demand for existing units like those at 486 Pasir Ris Drive 4, as the limited pipeline means that upgraders and investors seeking Pasir Ris locations must increasingly turn to the secondary market rather than waiting for new completions. However, broader HDB supply initiatives across Singapore—including new towns in the northern and western regions—may modulate demand intensity by offering alternative locations at competitive pricing; savvy buyers should monitor the national HDB supply outlook and MRT connectivity improvements that might create competing developments with superior transport access or amenity profiles.

Hdb Flat At 486 Pasir Ris Drive 4 — From S$719K