Type

Units

Min Area

Price Range

3 BR

646 sqft

S$315K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$315K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$63,000 on this acquisition.
Located 7 min (560 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?

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112 Commonwealth Crescent: Established HDB Living in Queenstown

112 Commonwealth Crescent stands as a significant residential address within the Queenstown planning area, one of Singapore's most mature and sought-after HDB precincts. This property development forms part of a well-integrated neighbourhood that has evolved over decades to become a cornerstone of public housing in the southern region. The location commands attention from both owner-occupiers and investors seeking stable asset value in a district with proven long-term demand.

The estate's proximity to Commonwealth MRT Station, situated merely seven minutes' walk away at a distance of 560 metres, positions residents within immediate reach of the East–West Line. This connectivity to the broader MRT network unlocks rapid access to the city centre, business districts, and educational institutions across Singapore. The convenient public transport link remains a defining characteristic that sustains demand and supports capital growth in this neighbourhood.

Location and Connectivity

Commonwealth Crescent's address reflects its standing within one of Singapore's most recognised residential zones. The Queenstown area has long been synonymous with quality public housing stock, substantial green spaces, and comprehensive community facilities that cater to families of all sizes. The maturity of the neighbourhood means that schools, hospitals, shopping centres, and recreational amenities have been thoughtfully integrated into the urban fabric, creating a self-sufficient residential ecosystem.

The East–West Line connection via Commonwealth MRT Station provides seamless access to major employment hubs along the entire corridor. Residents can reach the Central Business District, Marina Bay, and other key commercial areas within 15 to 25 minutes, depending on their final destination. This accessibility has consistently underpinned property values across the Queenstown precinct and continues to be a primary driver of buyer interest.

Property Specifications and Unit Mix

The development comprises HDB flats across multiple bedroom configurations, with units ranging from smaller formats up to three-bedroom layouts. Gross floor areas typically span the mid-range for public housing, delivering efficient living spaces optimised for modern family requirements. The variation in unit types ensures that the development appeals to a diverse cross-section of buyers, from first-time purchasers to upgraders seeking additional space within their preferred neighbourhood.

Pricing across the development reflects the maturity of the estate and the competitive positioning of resale HDB stock in the Queenstown district. Current listings indicate a range that provides good value relative to recent transaction patterns in the immediate area, though prices naturally fluctuate based on individual unit specifications, floor levels, and remaining lease tenure. Prospective buyers should conduct thorough market comparisons to identify optimal value within their chosen bedroom and floor configurations.

Investment and Owner-Occupier Appeal

For owner-occupiers, 112 Commonwealth Crescent represents an opportunity to acquire established residential stock in a neighbourhood with proven demand and stable long-term appreciation. The surrounding infrastructure—schools, medical facilities, shopping districts—has been in place for decades and continues to evolve with new amenities regularly introduced. This maturity translates to lower risk compared to developments in emerging areas, as the community appeal and utility are already well-established.

Investors evaluating the development as a rental asset should note that the Queenstown precinct maintains consistent tenant demand, particularly from relocating professionals, families, and expatriate communities seeking stable HDB accommodation. The proximity to the MRT station, coupled with the established neighbourhood character, supports rental yield potential. However, prospective investor-purchasers must factor in lease decay considerations, particularly for units with remaining tenures below 80 years, as banks impose stricter financing conditions and buyers increasingly discount such properties during resale.

Market Position and Comparable Analysis

The development's pricing must be contextualised within the broader Queenstown HDB market. Recent transaction data across comparable three-bedroom configurations in the district has shown per-square-foot valuations in line with similar vintage estates offering equivalent location and transport advantages. Potential buyers are advised to review recent sold prices for units of comparable bedroom count, floor level, and lease tenure to establish baseline market value and identify whether specific units at 112 Commonwealth Crescent represent superior or inferior positioning.

Queenstown's competitive advantage stems from its mature status, proven rental demand, and unparalleled connectivity via the East–West Line. Neighbouring precincts such as Tiong Bahru and Bukit Merah offer alternative options, though these areas command varying premiums depending on heritage status, precinct-specific amenities, and remaining lease terms. Buyers should weigh the specific attractions of Commonwealth Crescent—walkability, transport proximity, neighbourhood character—against competing offerings in the broader district.

Financing and Buyer Eligibility

Owner-occupiers purchasing at 112 Commonwealth Crescent as their first residential property face no additional stamp duty considerations beyond the standard Buyer's Stamp Duty (BSD) framework. However, buyers acquiring a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price, a significant cost that materially impacts overall acquisition expense and requires careful financial planning. First-time upgraders moving from an existing HDB flat should verify their eligibility for various government schemes that may provide relief from or exemptions to ABSD.

Total Debt Servicing Ratio (TDSR) considerations remain critical for all financed purchases. At typical price points for the development, buyers financing 80% of the purchase price should expect monthly loan servicing to consume approximately 30-35% of combined household income, depending on loan tenure and prevailing interest rates. Buyers with existing mortgage commitments must ensure their aggregate debt servicing does not exceed the 60% TDSR ceiling imposed by the Monetary Authority of Singapore, as this directly constrains the quantum they can borrow.

Lease Tenure and Long-term Value Considerations

The critical factor affecting resale value and financing headroom for any HDB flat is remaining lease tenure. Units with leases well above 90 years present minimal decay risk in the medium term, maintain standard financing terms from banks, and retain broad appeal to subsequent buyers. Conversely, flats with tenure below 80 years face increasingly steep discounts as they approach the 75-year mark, at which point bank financing becomes constrained and the pool of potential buyers shrinks materially. Prospective purchasers must therefore investigate remaining tenure and make explicit trade-offs between acquisition price and long-term capital preservation.

The Queenstown precinct benefits from the government's lease upgrading initiatives, which have enabled qualifying residents to extend leases and restore property values. Buyers acquiring flats with moderately depleted leases should investigate whether they would qualify for such schemes, as successful extension can unlock substantial value recovery and restore financing accessibility for future sellers.

Amenities and Community Infrastructure

The Queenstown neighbourhood supports an extensive amenity network developed over decades of organic growth. Shopping facilities, wet markets, food courts, and retail precincts provide daily convenience goods and services. Educational institutions ranging from primary through junior colleges serve the precinct, whilst healthcare provision includes a polyclinic and specialist medical centres. Recreational facilities encompass community centres, sports complexes, and extensive green spaces including the Commonwealth Crescent neighbourhood park.

The maturity of this infrastructure represents a significant advantage over newly developed estates, as all essential services are already optimised and operating at scale. Residents benefit from established commercial ecosystems, known schools with established reputations, and community networks developed across years of shared neighbourhood life. This completeness of amenity offering sustains neighbourhood desirability and supports property valuations across the precinct.

Concluding Perspective

112 Commonwealth Crescent epitomises the enduring appeal of Queenstown's established HDB stock. The combination of mature neighbourhood character, proven transport accessibility via the East–West Line, comprehensive amenities, and competitive pricing makes the development relevant to a broad cross-section of buyers. Whether acquiring as a primary residence, upgrading from smaller housing, or investing for rental yield, the property presents merits grounded in fundamentals of location, infrastructure, and market position. Prospective purchasers should conduct thorough due diligence on lease tenure, conduct comparative market analysis, and verify financing headroom before proceeding with acquisition.

Frequently Asked Questions

What is the estimated rental yield for units at 112 Commonwealth Crescent if purchased as an investment property?

Rental yields for HDB flats in the Queenstown precinct, including 112 Commonwealth Crescent, typically range between 2.5% and 3.5% per annum based on current market rents and prevailing acquisition costs. The proximity to Commonwealth MRT Station supports consistent tenant demand from professionals and families, as the location offers swift access to commercial areas and educational institutions. However, yield calculations must account for the 20% Additional Buyer's Stamp Duty (ABSD) payable by Singapore Citizens acquiring a second residential property, which materially increases acquisition costs and extends the payback period for investor-purchasers. Units with shorter remaining lease tenures may achieve marginally higher gross yields but attract lower absolute rental rates and narrower tenant pools, partially offsetting yield advantages.

How does per-square-foot pricing at 112 Commonwealth Crescent compare to recent HDB transactions in Queenstown?

Recent resale transactions for three-bedroom HDB flats in Queenstown have established per-square-foot pricing in the range of approximately S$480–S$520, depending on floor level, lease tenure, and unit condition. Units at 112 Commonwealth Crescent priced competitively within this range represent fair market value, whilst those trading above S$520 per square foot warrant scrutiny to ensure they possess compensating advantages such as corner units, higher floor levels, or superior remaining tenure. Buyers should obtain comparative analysis for units of identical bedroom count and floor level from the same estate to identify relative value positioning within the development itself. Lease decay becomes progressively more material as remaining tenure falls below 85 years, triggering discounts of 1–2% per year of tenure reduction, so remaining lease duration must be verified before price comparison.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens purchasing a second residential property at this development?

Singapore Citizens acquiring a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price, calculated on the purchase price used to determine total stamp duty liability. For an illustrative property valued at S$315,000, ABSD would total S$63,000, significantly increasing total acquisition costs beyond the base transaction price. This 20% ABSD applies in addition to standard Buyer's Stamp Duty (BSD), which ranges from 1% to 4% depending on purchase price bands, resulting in aggregate stamp duty burden of approximately 21–24% for second-property purchasers. First-time upgraders disposing of an existing HDB flat may qualify for ABSD exemptions or deferrals under specific government schemes, so eligible buyers should investigate such reliefs before finalising acquisition plans. Investors and non-owner-occupiers are particularly affected by ABSD, as this cost must be factored into return calculations and financing headroom assessments.

How does lease decay affect resale value and financing accessibility for units at 112 Commonwealth Crescent?

Lease decay represents a material risk factor for HDB flats, with property values declining at an accelerating rate as remaining tenure approaches 80 years. Units at 112 Commonwealth Crescent with tenure below 85 years typically attract buyer discounts of 1–2% per annum of tenure reduction, compounding the longer the property remains unsold. Bank financing becomes increasingly constrained below the 80-year threshold, with some institutions imposing loan-to-value reductions or refusing to lend on properties with tenure below 75 years, thereby shrinking the eligible buyer pool and depressing capital value. The government's lease upgrading schemes enable qualifying residents to extend leases and recover lost value, but such initiatives remain subject to eligibility criteria and may not apply to all properties or buyers. Prospective purchasers must therefore investigate remaining tenure at point of acquisition and explicitly factor in potential value erosion over their intended holding period, particularly for units acquired with moderately depleted leases.

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

Commonwealth MRT Station's location on the East–West Line provides exceptional connectivity to the Central Business District, Marina Bay, and residential areas across Singapore, making it a primary driver of sustained demand and capital appreciation for 112 Commonwealth Crescent. Properties within walking distance of MRT stations—particularly those within 10 minutes' walk, as is the case here at 560 metres—consistently outperform more remote HDB estates in both rental demand and resale price growth over medium and long-term horizons. The convenience of public transport access reduces car-dependency, appeals to younger professionals and families, and supports higher rental yields for investor-purchasers seeking tenant stability and occupancy rates. Future extensions or enhancements to the East–West Line or interconnecting transit corridors could further elevate the strategic importance of this location, though any such improvements remain speculative at present.

What buyer profiles are best suited to acquire at 112 Commonwealth Crescent?

First-time purchasers seeking affordable entry into property ownership benefit substantially from the development's mature neighbourhood infrastructure, proven rental demand, and competitive pricing relative to private condominiums or newer HDB estates in more distant precincts. Young professional families upgrading from smaller one- or two-bedroom flats find three-bedroom configurations at this development offer appropriate space expansion whilst maintaining affordability and excellent transport accessibility. Owner-occupier upgraders established in the Queenstown precinct can leverage familiarity with local amenities, schools, and community networks to make confident acquisition decisions. Property investors may consider the development as rental stock, though they must carefully evaluate lease tenure, tenant demand patterns, and ABSD implications before proceeding. High-net-worth buyers seeking alternative residential allocation or diversification may also participate, though the HDB asset class typically appeals more to primary owner-occupiers and financial planners optimising mortgage debt leverage.

What TDSR and financing headroom constraints apply to buyers at typical price points for this development?

A representative acquisition price of S$315,000 financed at 80% loan-to-value over a 30-year tenure results in approximate monthly loan servicing of S$1,480–S$1,550, depending on prevailing mortgage rates. For a household with combined monthly income of S$5,000, this servicing consumes approximately 30% of gross income, leaving adequate headroom below the 60% Monetary Authority of Singapore TDSR ceiling. However, buyers with existing mortgage commitments, car loans, credit card balances, or other debt must aggregate all servicing obligations to verify they remain within the 60% TDSR maximum, as breaching this threshold disqualifies them from additional borrowing regardless of income stability. Buyers financing 90% or more of acquisition price face proportionately higher monthly servicing and reduced financial flexibility, whilst those financing at shorter tenures (15–20 years) face material payment escalation. First-time purchasers should obtain detailed mortgage pre-qualification from lenders and conduct explicit TDSR calculations incorporating all existing liabilities before committing to acquisition.

How do competing HDB developments in the Queenstown district compare to 112 Commonwealth Crescent?

Nearby precincts such as Tiong Bahru and Bukit Merah offer alternative HDB stock within the broader Queenstown area, with Tiong Bahru commanding premium pricing due to heritage character and cultural cachet, typically trading 5–10% above comparable Commonwealth Crescent units. Alexandra Hill, situated south of Commonwealth Crescent, represents more recently privatised housing stock with newer amenities and updated unit configurations, though it may attract higher market prices reflecting improved finishes and infrastructure. Bukit Merah's extensive stock provides greater unit variety and configuration options, though accessibility to Commonwealth MRT varies across the precinct, potentially affecting relative valuation. Buyers should compare specific competing units across these precincts on consistent metrics—bedroom count, floor level, remaining lease, per-square-foot valuation—rather than evaluating developments holistically, as material variation exists within each precinct. Commonwealth Crescent's competitive positioning derives primarily from its direct MRT proximity, mature neighbourhood amenities, and intermediate pricing relative to more prestigious nearby estates.

Which floor levels and unit stacks at 112 Commonwealth Crescent offer superior value?

Middle-floor units (typically storeys 4–10) at 112 Commonwealth Crescent generally deliver optimal value relative to ground or lower floors, which attract buyer discounts of 2–5% due to reduced privacy, exposure to foot traffic, and lower natural light penetration. Top-floor units command premiums of 3–7% reflecting superior natural light, reduced above-unit noise, and enhanced privacy perception, though summer heat gain from roof exposure may reduce comfort in tropical climates. Units situated on eastern or western exposures typically underperform north- or south-facing equivalents by 1–3%, as high tropical solar radiation increases cooling requirements and discomfort during peak afternoon hours. Intermediate-floor corner units offer spatial advantages and dual exposures, often trading at 2–4% premiums over internal units on identical floors. Buyers should conduct personal inspections of multiple floor levels and exposures to evaluate personal comfort preferences, as perceived value from floor level varies substantially across individual purchaser preferences and climate sensitivity.

What future supply pipeline developments in Queenstown might affect property values at 112 Commonwealth Crescent?

The Queenstown planning area is substantially built out with mature HDB stock and limited new residential supply anticipated, suggesting that future capital appreciation will depend primarily on land scarcity dynamics, transport infrastructure enhancements, and demand from upgraders rather than new project launches. The HDB's long-term strategic planning prioritises new-town development in more remote precincts (Tengah, Punggol, Sengkang) over intensification in mature estates like Queenstown, implying that supply constraints in this precinct may support long-term resale values. However, government-led rejuvenation initiatives such as the Selective En Bloc Redevelopment Scheme (SERS) remain possible for older estates if state planners deem redevelopment economically justified, though such initiatives remain speculative and typically offer participating homeowners replacement housing rather than direct value compensation. Major transport infrastructure projects—such as expansions to the MRT network or new bus rapid transit corridors—could materially enhance the development's strategic importance, though no substantial projects have been publicly announced for the Queenstown precinct in the current planning horizon. Buyers should base acquisition decisions on present fundamentals rather than speculative future supply scenarios.

Hdb Flat At Commonwealth Crescent — From S$315K