Type

Units

Min Area

Price Range

4 BR

1539 sqft

S$865K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$865K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$173K on this acquisition.
Located 4 min (350 m) from BP12 Jelapang LRT 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.

528 Jelapang Road: A Mature HDB Development in Bukit Panjang

528 Jelapang Road stands as a well-established public housing development in Bukit Panjang, one of Singapore's longest-serving residential estates. The project encompasses multiple flat types, ranging from compact family units to larger floor plans designed to accommodate diverse household compositions. Located in postal district 670, the development benefits from its strategic position within a neighbourhood that has matured over decades, offering residents a blend of affordability and community infrastructure.

The development's proximity to Jelapang LRT Station represents a significant advantage for daily commuters and long-term residents alike. Situated approximately 350 metres—roughly a four-minute walk—from the station, residents enjoy seamless connectivity to Singapore's broader land transport network. The Bukit Panjang LRT Line extends connections across the western region, linking to critical transport hubs and employment centres. This accessibility translates directly into convenience for workplace commutes, school runs, and leisure travel without the overhead of private vehicle ownership.

Location and Connectivity

Bukit Panjang has evolved into a self-contained community with substantial commercial, educational, and recreational infrastructure. The neighbourhood hosts several primary and secondary schools, making it particularly attractive for families prioritising education proximity. Shopping facilities, including established shopping centres, are accessible within short travel times. Healthcare services, banking facilities, and dining options are deeply integrated throughout the residential precinct, eliminating the need for extended journeys to access daily essentials.

The LRT connection positions this development favourably against HDB estates lacking direct rapid transit access. Residents can reach Orchard, Marina Bay, and other central business districts within 30–40 minutes during peak periods, making the estate viable for professionals working in the city centre. The proximity to expressways—both Pan-Island Expressway and the network serving western Singapore—further enhances flexibility for those who require private transport.

Housing Market Position

Units at 528 Jelapang Road are priced from S$865,000, reflecting the mature estate's position within the HDB resale market. Pricing across the development varies according to unit size, floor level, and remaining lease duration. Four-bedroom configurations typically command premium pricing within this cluster, whilst smaller units offer entry points for upgraders transitioning from one-bedroom or two-bedroom holdings. The price-per-square-foot metrics here remain competitive relative to similar-sized HDB blocks in adjacent Bukit Panjang precincts, particularly those lacking equivalent MRT accessibility.

The resale market for Bukit Panjang HDB flats has demonstrated steady demand over successive years. Buyers are attracted by the maturity of the estate, established community networks, and the presence of amenities that younger developments must still build. Sellers benefit from consistent enquiry volumes, driven by upgraders seeking additional space and first-time buyers seeking affordable entry into homeownership within an established neighbourhood.

Unit Configurations and Space

The development features spacious units spanning approximately 1,539 square feet in its larger configurations. This floor area comfortably accommodates four-bedroom floor plans with three bathrooms, providing sufficient separation for family members and guests. The generous proportions reflect an era when public housing design prioritised internal living space, a characteristic increasingly valued by modern families seeking home office facilities, dedicated study areas, or guest accommodation.

Interior layouts at this development typically feature straightforward, functional designs that maximise usable floor area. Living and dining zones benefit from adequate natural lighting through strategic window placement. The kitchen facilities in units of this size allow for comfortable meal preparation and entertaining. Bedrooms are appropriately proportioned to accommodate standard furnishings, and the multiple bathroom provision reduces congestion during morning routines—a practical advantage for larger households.

Lease Tenure and Ownership

As an HDB development, all units operate under Singapore's public housing lease framework. The remaining lease duration on individual units affects both purchase pricing and long-term resale value trajectories. Buyers should verify the specific lease tenure of units under consideration, as this directly influences financing options through HDB loan schemes and future marketability. Leasehold properties with substantial remaining lease periods (typically 70 years or more) command stronger market demand and maintain resilience in pricing.

Investment and Owner-Occupancy Appeal

The development attracts both owner-occupiers seeking family housing and investors evaluating rental yield potential. The LRT proximity and mature neighbourhood characteristics support stable rental demand from professionals and families preferring established estates over newer, more distant developments. Rental returns vary based on unit size and configuration, with four-bedroom units typically commanding higher monthly rents than smaller alternatives, though capitalisation rates depend on prevailing acquisition prices.

For upgraders, the development offers a pathway to significantly increased living space compared to smaller HDB units whilst maintaining affordability relative to private residential properties. First-time buyers, particularly those progressing from rental accommodation, benefit from transparent HDB loan processes and competitive interest rates. The established community provides reassurance regarding resale demand, a concern that younger estates in outlying locations cannot fully address.

Future Growth and Supply Dynamics

Bukit Panjang's mature status means future Housing and Development Board projects are likely to focus on selective en-bloc redevelopment or regeneration rather than substantial new housing supply. This supply constraint supports underlying demand for existing units, as the available housing stock remains effectively fixed. Buyers considering 528 Jelapang Road benefit from this structural dynamic—new competing supply from HDB will not substantially alter the neighbourhood's character or pricing trajectory.

The neighbourhood continues to attract sustained demand from a broad demographic spectrum, underpinned by its comprehensive amenities, transport connectivity, and community maturity. This foundational strength positions properties here as resilient, long-term holdings for families planning to remain within established communities rather than pursue lifestyle changes dependent on property sales.

Frequently Asked Questions

What rental yield should an investor expect if purchasing a unit at 528 Jelapang Road as an investment property?

Estimated gross rental yields for HDB units at 528 Jelapang Road typically range between 2.5% and 3.5%, depending on unit size, floor level, and remaining lease duration. Four-bedroom units tend to attract professional tenants or small families, commanding monthly rents between S$2,800 and S$3,500, which translates to stronger absolute returns despite potentially similar percentage yields to smaller units. Investors should account for HDB regulations governing rental eligibility—units must have at least 30 years of lease remaining for conventional rental arrangements, and the lessor must have owned the property for at least five years. Net yields will be lower once accounting for conservancy fees, property tax, and potential maintenance costs, placing realistic net returns closer to 2.0–2.8% annually for most investors.

How does the per-square-foot pricing at 528 Jelapang Road compare to recent HDB transactions in Bukit Panjang?

Units at 528 Jelapang Road, priced from approximately S$865,000 for larger configurations spanning 1,539 sqft, translate to a price-per-square-foot of roughly S$561–S$580 depending on the specific unit. Recent resale transactions in adjacent Bukit Panjang blocks have typically ranged between S$520 and S$600 per square foot, positioning 528 Jelapang Road within the mid-range of the local market. The slight premium relative to the lowest-transacted blocks is justified by the development's direct LRT accessibility—blocks lacking comparable transport connectivity typically trade at S$480–S$540 per square foot. Buyers upgrading from smaller units or relocating from more distant estates will find pricing competitive when weighted against the convenience premium that LRT proximity commands in Singapore's HDB resale market.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property here?

A Singapore Citizen acquiring their second residential property at 528 Jelapang Road will incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, calculated on the portion exceeding the first S$180,000. For a unit priced at S$865,000, ABSD would amount to approximately S$137,000, substantially increasing the total acquisition cost beyond the listed price. This duty applies alongside the standard Buyer's Stamp Duty and legal conveyancing costs, creating a total cash outlay at completion of roughly 8–9% of the purchase price depending on legal fees. Buyers should factor this 20% ABSD liability into financing calculations and ensure adequate liquid funds beyond mortgage approval to cover stamp duties, legal fees, and renovation budgets. For upgraders selling an existing property, timing of the sale and purchase can affect ABSD treatment, making professional tax advice worthwhile before committing to an offer.

What lease decay risk and resale impact should I anticipate with units at this development?

Lease decay—the progressive decline in property value as the remaining lease term shortens—is a material consideration for HDB buyers, particularly those with longer holding periods or later-career purchasers. Units with 65+ years of remaining lease carry minimal decay risk over typical ownership horizons of 20–30 years, whilst units falling below 50 years of remaining lease will experience accelerated value erosion as they approach the 30-year threshold at which HDB loan eligibility becomes restricted. Buyers should seek the specific remaining lease of any unit under consideration; a unit with 70 years remaining is materially more valuable than one with 55 years, potentially differing by S$50,000–S$100,000 in resale value depending on market conditions. Refinancing and future resale marketability will both be constrained if lease decay has progressed substantially by the time a buyer seeks to exit the property, making lease tenure verification critical to investment viability.

How does proximity to Jelapang LRT Station influence long-term demand and capital appreciation for this development?

LRT accessibility is among the strongest demand drivers in Singapore's HDB resale market, and 528 Jelapang Road's location 350 metres from Jelapang Station positions it in a substantially stronger competitive position than developments requiring 15–20 minute walks to transport. Properties within a five-minute walk radius of LRT stations typically command price premiums of 5–8% relative to comparable units 10+ minutes away, reflecting buyer preferences for convenience and reduced reliance on private vehicles or feeder buses. The Bukit Panjang LRT Line's integration into the broader land transport network provides stable, predictable connectivity to employment centres and leisure precincts, supporting sustained demand from upgraders and investors alike. Capital appreciation at this development is likely to track broader HDB market trends rather than significantly outperforming, but the LRT proximity provides a natural floor on valuation, protecting against the steeper depreciation seen in isolated developments where transport connectivity has stagnated.

Which buyer profiles are best suited to 528 Jelapang Road—HNW individuals, upgraders, first-time buyers, or investors?

This development serves upgraders and investor profiles most naturally rather than high-net-worth individuals or first-time buyers seeking entry-level properties. Upgraders with existing HDB holdings who require substantially larger space will find the four-bedroom configurations and 1,539 sqft footprint compelling, alongside the established neighbourhood's stability and the LRT connectivity's time-saving value for busy professionals. Investor profiles benefit from stable rental demand in an established estate where tenant enquiry remains consistent, though yields are moderate rather than exceptional. First-time buyers may find pricing somewhat elevated relative to smaller HDB units in similarly-zoned estates, making smaller blocks or different districts more financially accessible for those with limited down payment capacity. High-net-worth purchasers typically gravitate toward private residential properties or premium HDB developments in more prestigious districts like Bukit Timah or Barracks Road, where transaction volumes and capital appreciation dynamics differ substantially.

What TDSR and financing headroom considerations apply at the typical price points for 528 Jelapang Road?

Units at 528 Jelapang Road, priced from S$865,000, require down payments of approximately S$173,000–S$216,000 depending on loan tenure and the lender's loan-to-value policies. A 20-year HDB loan at 2.6% interest on S$690,000 (80% LTV) would carry monthly repayments of approximately S$3,360, which must not exceed the buyer's Total Debt Service Ratio (TDSR) threshold of 60% of gross monthly income. This implies a required gross monthly income of at least S$5,600 for a single earner, or combined income of S$5,600+ for joint applicants. Buyers should account for ABSD (approximately S$137,000 for second-property purchases), legal fees (S$3,500–S$5,000), and stamp duties when calculating total acquisition costs and ensuring adequate cash reserves post-completion. Those with existing property debt, car loans, or credit card balances will experience material reductions in available TDSR headroom, potentially restricting loan approval to shorter tenures (15 years) or requiring larger down payments to meet stringent lending criteria.

How does 528 Jelapang Road compare to nearby competing HDB developments in Bukit Panjang?

528 Jelapang Road's primary competitive advantage lies in its direct Jelapang LRT accessibility, which competing blocks in Bukit Panjang lacking comparable transport connection cannot replicate. Nearby developments such as those in the Bukit Panjang area closer to Cashew or Fajar stations offer similar floor areas and family-oriented configurations but require longer walks or bus connections, typically translating to pricing 3–5% lower but with notably reduced transport convenience. Newer HDB developments in growth districts like Tengah or Sungei Bedok offer larger floor areas and modern specifications, yet command pricing premiums of 10–15% and feature substantially longer travel times to central business districts, making them less suitable for commuting professionals. Established developments immediately surrounding 528 Jelapang Road in the same postal district offer price parity but lack the unified project identity and may have less consistent facilities upkeep. For upgraders prioritising transport convenience and neighbourhood maturity over bleeding-edge specifications, 528 Jelapang Road represents genuine value relative to nearby alternatives.

Which unit stacks or floor levels offer the best value proposition within this development?

Mid-level units (floors 3–7) typically represent optimal value, as they avoid ground-floor exposure to noise and street activity whilst incurring minimal additional premium relative to higher units where lift usage and views command pricing increases. Units positioned centrally within each floor stack benefit from superior cross-ventilation compared to corner units, potentially reducing air-conditioning demand and improving indoor air circulation—particularly valuable in humid tropical climates. Higher floor units (8+) command 5–8% pricing premiums for enhanced privacy and view characteristics, yet these premiums often exceed the incremental utility gain for families with young children or elderly residents who find frequent lift dependency inconvenient. Units facing away from major roads (typically northern or eastern aspects at this location) tend to experience lower noise levels and may offer better long-term resale appeal to families sensitive to traffic impact. Buyers seeking value should avoid ground-floor units unless they value direct street access for retail or commercial purposes, and should prioritise mid-range floors in central stack positions where pricing discounts remain available.

What is the future supply pipeline for HDB in Bukit Panjang, and how might this affect 528 Jelapang Road's value trajectory?

Bukit Panjang's mature status—dating to the 1980s and 1990s—means the Housing and Development Board has largely completed new housing supply rollout in this district. Future supply pipeline for the wider Bukit Panjang zone is minimal, with any additional stock likely limited to selective en-bloc redevelopment projects targeting very specific precincts rather than broad-based new neighbourhood development. This supply scarcity structurally supports demand for existing units across established blocks including 528 Jelapang Road, as buyers seeking Bukit Panjang residency cannot readily shift their demand to newly launched HDB projects in the vicinity. Neighbouring growth districts like Tengah are receiving substantial new supply, but these developments cater to different buyer profiles (first-time buyers, growing families in outer zones) rather than directly competing for upgraders already anchored in the western region. The limited future supply pipeline in Bukit Panjang supports underlying stability in property values here, insulating 528 Jelapang Road from the price pressure that younger districts with aggressive expansion experience as successive tranches of new units reach maturity. This structural advantage makes properties here defensible long-term holdings unlikely to experience significant devaluation driven by supply-side pressures.

Hdb Flat At 528 Jelapang Road — From S$865K