Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$3,900/mo

Other

100 sqft

S$1,200/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$1,200 to S$3,900.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$240 on this acquisition.
Located 16 min (1.33 km) from NE9 Boon Keng 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.

117A Jalan Tenteram: An Established HDB Address near Boon Keng

117A Jalan Tenteram represents a mature HDB development positioned in a well-established residential precinct, sitting approximately 16 minutes on foot or a short bus ride from NE9 Boon Keng MRT Station. This location places the development within the broader North-East Line corridor, a transportation spine that serves Singaporeans commuting to workplaces across the city. The development's presence in a settled neighbourhood means that surrounding infrastructure—from primary schools to wet markets, hawker centres, and retail outlets—has evolved to meet the needs of long-term residents, creating a stable living environment for both owner-occupiers and investors.

The HDB units at this address cater to a broad spectrum of buyers. First-time purchasers entering the resale market will find compact floor plates that represent an accessible entry point, whilst upgraders seeking to relocate within the HDB system benefit from the development's maturity and established community character. The neighbourhood's proximity to major transport nodes supports consistent rental demand, making the units attractive to investors building their property portfolios. The relatively modest footprint of available units means that prospective buyers should move decisively when opportunities arise, as comparable offerings in similar-aged developments within comparable distances to MRT stations attract persistent interest.

Transport and Urban Integration

Boon Keng MRT Station, forming part of the North-East Line, sits at the heart of this neighbourhood's connectivity. From Boon Keng, residents can travel directly to Outram Park on the South-West Line via a brief interchange, providing links to the CBD, Marina Bay, and the airport corridor without additional transfers. The 16-minute walk or short bus commute from 117A Jalan Tenteram to the station ensures that daily commutes remain manageable, particularly for office workers or students travelling to central areas. The North-East Line itself has expanded over the past decade, and ongoing urban planning initiatives continue to reinforce transport nodes along its path, suggesting that accessibility will remain a strong draw for this address.

Beyond the MRT, the neighbourhood benefits from regular bus services that connect to Tampines, Serangoon, and surrounding precincts. For those who drive, the location offers reasonable access to major arterial roads, though HDB car parks do command premiums during peak periods. Cyclists and pedestrians enjoy an increasingly well-served ecosystem of footpaths and cycling lanes, with community initiatives promoting active mobility. This multimodal transport environment appeals to households that wish to reduce vehicle dependency without sacrificing convenience.

Community and Amenities

The area surrounding 117A Jalan Tenteram has matured into a comprehensive residential zone. Primary and secondary schools within walking distance serve families with school-age children, whilst pre-schools and learning centres cater to younger cohorts. Shopping facilities, ranging from local convenience stores to larger supermarket chains, sit within short distances, and multiple hawker centres serve residents seeking affordable dining options. Community centres operated by the PA provide fitness facilities, childcare services, and social programmes, reinforcing the neighbourhood's appeal to families and retirees alike.

Healthcare facilities, including polyclinics and private general practices, are accessible within the precinct, addressing the needs of residents across all age groups. Libraries and recreational parks offer quiet spaces for study and leisure, whilst the broader North-East District has continued to invest in upgrading public facilities and green spaces. These accumulated conveniences mean that residents at 117A Jalan Tenteram can sustain a comfortable lifestyle without constant reliance on private transport or frequent ventures beyond the immediate catchment.

HDB Resale Market Dynamics

Units at 117A Jalan Tenteram enter a well-established HDB resale ecosystem where transaction volumes tend to reflect steady underlying demand. The resale market for mature HDB flats has proven resilient over economic cycles, supported by first-time buyers upgrading from Build-To-Order units, investors seeking recurring rental income, and families relocating within Singapore. Prices at this development have historically tracked neighbourhood fundamentals—proximity to transport, quality of schools, and age of the building—rather than speculative waves, making them relatively predictable for budgeting and long-term planning.

The compact nature of units here appeals particularly to downsizers and young professionals seeking to establish a foothold in the property market before progressing to larger or newer HDB offerings or private residential stock. This consistent demand profile supports both owner-occupancy and investment strategies. Buyers should evaluate units based on their inherent layout, ceiling heights, and natural light rather than anticipating rapid capital appreciation, as mature HDB developments typically deliver steady value rather than explosive growth.

Investment Considerations

Investors considering units at 117A Jalan Tenteram should factor rental demand patterns into their calculations. The neighbourhood's maturity, proximity to MRT, and presence of schools create an attractive rental proposition for tenants, particularly young working professionals and small families. Rental yields on HDB flats in this area have historically clustered around mid-range levels for the broader market, reflecting the stable but unspectacular capital appreciation typical of developments with substantial age. When combined with the relatively accessible acquisition cost, rental returns can offer a reasonable inflation hedge for investors with medium-term holding horizons.

The pool of prospective tenants remains broad, given the neighbourhood's accessibility and lack of recent disruptive development that might trigger wholesale population turnover. This stability is a double-edged sword: it suggests predictable tenant demand, but also means that the neighbourhood is unlikely to experience the rapid value appreciation associated with newly opened transport nodes or major redevelopment initiatives. Investors should therefore adopt a patient, income-focused rather than capital-gains-focused approach when evaluating opportunities here.

Financing and Buyer Profiles

For first-time buyers, the accessible price points at 117A Jalan Tenteram align well with HDB financing schemes, allowing buyers to utilise their full CPF entitlements and lock in relatively modest monthly mortgage commitments. The development's maturity means that valuers and lenders have substantial historical data to support appraisals, reducing uncertainty in the loan approval process. Upgraders moving from smaller HDB units to this address will benefit from existing equity and can often structure cash-out refinancing, making the transition straightforward from a financing perspective.

Investors purchasing as a second or subsequent property will face Additional Buyer's Stamp Duty (ABSD) at 20% on the purchase price, a material consideration that should be factored into yield calculations and acquisition budgeting. This additional tax burden effectively increases the total cost of acquisition and lengthens the payback period on cash-flow returns, necessitating careful financial modelling before commitment. Despite this headwind, investor interest in the neighbourhood remains evident, suggesting that rental yields and stability justify the extra outlay for a significant subset of buyers.

Long-Term Property Outlook

The North-East District continues to evolve under Singapore's long-term planning frameworks. While 117A Jalan Tenteram itself is established and unlikely to undergo major redevelopment, surrounding precincts may see selective upgrading of public facilities, road networks, and community spaces. The Government has signalled its intention to enhance housing, transport, and amenity offerings across mature estates, and Boon Keng's MRT station may benefit from future upgrades that boost accessibility further. These incremental improvements typically support property values without creating the volatility associated with brand-new developments.

Lease duration on HDB flats purchased resale varies depending on the original grant date and previous transactions, typically ranging from 99 years downwards. Prospective buyers should verify the precise remaining lease term during the purchase due diligence phase, as lease decay can begin to impact financing availability and valuation once the remaining term drops below 80 years. At current market conditions, lease length remains a manageable consideration for most buyer profiles, but long-term holders should be mindful of this trajectory as decades elapse.

Frequently Asked Questions

What rental yield might an investor realistically expect from purchasing a unit at 117A Jalan Tenteram?

Rental yields on HDB flats at this established address typically cluster in the 3–4% gross range, depending on unit size, condition, and precise floor plate. Given the neighbourhood's maturity, accessibility via Boon Keng MRT, and stable tenant demand from young professionals and small families, rental income tends to arrive with predictable consistency rather than requiring aggressive marketing or extended void periods. However, when ABSD at 20% is factored into the total acquisition cost for investor-buyers, the effective cash-on-cash return is further compressed, necessitating patience and a medium-to-long holding horizon to achieve returns that justify the additional tax burden.

How does the current pricing at 117A Jalan Tenteram compare to recent per-square-foot transactions in the same area?

Per-square-foot pricing for mature HDB flats in this precinct has historically ranged between S$12 to S$15 depending on unit condition, floor level, and exact layout. The development's position relative to nearby secondary roads and its 16-minute walk to Boon Keng MRT support pricing at the mid-to-higher end of that spectrum for units in good repair. Buyers evaluating current units should cross-reference recent transaction data from the HDB resale portal and engage valuers to benchmark the asking prices against comparable lettings and sales, ensuring they avoid overpaying relative to the neighbourhood's established rate cards.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen buying a second residential property at 117A Jalan Tenteram?

Singapore Citizens purchasing a second or subsequent residential property, whether HDB or private, must pay ABSD at 20% on the purchase price under current regulations. For a unit valued at S$300,000, this represents an additional S$60,000 in upfront acquisition costs beyond the base price, standard stamp duty, and legal fees. This material outlay must be factored into financing calculations and investment yield models; it effectively increases the total cash required and extends the timeframe needed to recover the extra capital through rental income or capital appreciation. Buyers should ensure they have adequate liquidity to absorb this cost without overstretching their overall financial position.

What is the lease decay risk for units at 117A Jalan Tenteram, and how might it affect future resale value?

Lease decay is a material consideration for any mature HDB development. The original grant date of 117A Jalan Tenteram determines the lease term remaining on any resale unit; for properties granted decades ago, the remaining lease may already have declined below 90 years. Once the lease drops below 80 years, financing becomes more restrictive, with banks reducing LTV ratios or declining loan applications entirely, which in turn suppresses resale valuations as the buyer pool shrinks. Prospective purchasers must obtain a certified lease report during due diligence and evaluate whether the remaining term aligns with their holding horizon and future exit strategy. For long-term owner-occupiers, this may be less pressing; for investors, it is a critical valuation anchor.

How does proximity to Boon Keng MRT Station affect long-term demand and capital appreciation at 117A Jalan Tenteram?

Proximity to an established MRT station like Boon Keng (on the North-East Line) is a structural demand driver that underpins rental enquiries and owner-occupancy interest. The 16-minute walk or short bus commute makes daily city-bound commutes feasible without private vehicles, a significant convenience factor for younger workers and families. This accessibility has typically supported steady capital appreciation in the mid-to-long term, though not at the explosive rates seen in newly opened transport nodes. The MRT's integration into Singapore's broader rapid transit network means that future line extensions, interchange improvements, or frequency enhancements would likely benefit this neighbourhood, although such upgrades are incremental rather than transformative at this stage of the network's maturity.

Which buyer profiles are best suited to 117A Jalan Tenteram, and what are their respective priorities?

First-time buyers prioritise affordability, accessibility to MRT, and proximity to schools, all of which 117A Jalan Tenteram offers in abundance; they can often utilise full CPF entitlements and lock in modest mortgage payments. Upgraders moving from smaller HDB units seek modest improvements in space and condition whilst maintaining affordable outgoings, a profile well-matched to this development's position in the resale ladder. Investors prioritise rental demand stability and reasonable yield; the neighbourhood's maturity and tenant accessibility make it attractive despite the 20% ABSD cost. Retirees and downsizers appreciate the established community, accessible amenities, and lack of disruptive change. Each profile should evaluate 117A Jalan Tenteram on its own terms rather than expecting rapid capital appreciation or cutting-edge finishes.

What TDSR headroom might a typical buyer at this development expect, and how does it affect financing options?

Total Debt Service Ratio limits are capped at 60% under current Bank Negara guidelines, meaning a buyer's total monthly debt repayments (mortgage, car loan, personal loan, credit card facilities, and so forth) cannot exceed 60% of gross monthly income. For a buyer with gross monthly income of S$5,000 and no other debts, TDSR headroom would allow roughly S$3,000 in monthly mortgage payments, supporting a loan of approximately S$500,000 to S$550,000 depending on interest rates and loan tenure. Units at 117A Jalan Tenteram, priced from the lower-to-mid ranges, typically align well with first-time and upgrader purchasing power, leaving sufficient headroom for other life expenses and contingencies. Buyers with existing debt obligations should model their personal TDSR carefully before committing, as unexpected income reductions or expense increases could create cashflow strain.

How do competing HDB developments within similar distances to the North-East Line compare to 117A Jalan Tenteram?

Nearby developments such as those in Serangoon, Potong Pasir, and Novena precincts offer broadly similar pricing and amenity profiles, though individual age, condition, and exact MRT proximity vary. Developments closer to the Serangoon MRT Station node may command slight premiums due to the interchange with the Circle Line, whilst those in Potong Pasir benefit from newer HDB stock built under more recent planning policies. 117A Jalan Tenteram's competitive advantage lies in its established community character and the broad accessibility of Boon Keng, rather than in newer finishes or premium positioning. Buyers evaluating options across this cluster should focus on individual unit condition, floor plate suitability, and personal lifestyle fit rather than wholesale development comparisons.

Are there particular unit stacks, floor levels, or layouts at 117A Jalan Tenteram that offer better value than others?

Mid-level units (typically floors 3–7) in HDB developments often offer optimal value, avoiding the premium typically charged for higher floors whilst providing better natural light and ventilation than ground-level units, which may suffer from noise and lack of privacy. Units away from main roads and lift shafts tend to command modest price premiums due to reduced external noise, though these come with the trade-off of less convenient lift access. End units or those with additional windows can improve natural light, an underrated factor in compact HDB flats that influences both daily comfort and perceived spaciousness. Buyers should inspect multiple units across different stacks and levels before deciding, as individual layout nuances—such as the placement of bathrooms or kitchen configurations—often matter more than blanket floor-level generalisations.

What is the future supply pipeline in the North-East District, and might new HDB or private launches affect 117A Jalan Tenteram's long-term value?

The Housing and Development Board's published Development Pipeline shows modest new HDB construction targeted at the North-East District over the coming decade, with emphasis on selective rejuvenation of existing precincts rather than wholesale new towns. Private residential launches in nearby areas such as Serangoon Gardens or future mixed-use developments at interchange nodes may attract affluent buyers, but they typically serve a different market segment than mature HDB resale properties. The net effect is likely to be incremental rather than disruptive: new supply may slow HDB capital appreciation slightly by widening the choice set, but mature, well-positioned developments like 117A Jalan Tenteram are unlikely to experience value compression, as they continue to serve first-time buyers and investors for whom new private stock remains unaffordable or outside the scope of CPF usage.

Hdb Flat At 117A Jalan Tenteram — From S$1,200