Type

Units

Min Area

Price Range

4 BR

1572 sqft

S$900K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$900K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180K on this acquisition.
Located 9 min (770 m) from EW3 Simei 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.

124 Tampines Street 11: Established HDB Living in East Singapore

124 Tampines Street 11 represents a solid investment opportunity in one of Singapore's most established public housing estates. Situated in the heart of Tampines, this HDB development offers multi-bedroom units designed for families seeking space, convenience, and long-term value in a mature residential neighbourhood. The project comprises flats ranging up to four bedrooms and three bathrooms, with generous floor plans reaching approximately 1,572 square feet, providing ample room for modern family living.

The location's principal strength lies in its proximity to Simei MRT station on the East-West Line, positioned just 770 metres away—roughly a nine-minute walk. This accessibility to rapid transit infrastructure significantly enhances the appeal of the development for working professionals and daily commuters. The East-West Line connection unlocks seamless travel across the island, linking residents to the Central Business District, airport, and major employment nodes with minimal friction. Such convenience has historically underpinned sustained demand and price growth across this precinct.

Neighbourhood Character and Amenities

Tampines has evolved into one of Singapore's most comprehensive residential ecosystems, with 124 Tampines Street 11 benefiting from decades of infrastructural maturation. The immediate surroundings feature a full spectrum of essential services: multiple shopping centres, wet markets, hawker blocks, and supermarket chains are all within comfortable walking distance or a short bus ride. Families with children will appreciate the proximity to well-regarded primary and secondary schools, whilst medical facilities, polyclinics, and private healthcare providers are readily accessible throughout the estate.

The development sits within a precinct characterised by tree-lined streets, community centres, and recreational spaces that define the quality of life in Tampines. The mature estate infrastructure means reliable transport networks, established utilities, and community cohesion—factors that younger, newer estates must still build over time. This maturity translates into stability for homeowners, predictable property dynamics, and lower risk of unforeseen neighbourhood disruption.

Property Specifications and Layout

Units at 124 Tampines Street 11 are configured to suit diverse household compositions, with particular strength in the four-bedroom segment. The three-bathroom setup accommodates the needs of larger families, whilst the approximately 1,572 square foot footprint ensures that living spaces do not feel cramped. Modern HDB designs at this development reflect contemporary standards for natural lighting, ventilation, and functional room layouts—a marked improvement over older stock in the estate.

The generous floor area allows for flexible furniture arrangement and multipurpose rooms, whether families wish to create home offices, study nooks, or guest sleeping quarters. For investors evaluating conversion to rental accommodation, this generous square footage commands competitive monthly returns, particularly when targeting multi-generational or large expatriate households that value space.

Investment and Appreciation Potential

Pricing at 124 Tampines Street 11 begins from S$899,999 for available units, positioning the development as accessible to first-time buyers, upgraders, and portfolio investors alike. The Tampines estate has demonstrated consistent capital appreciation over the past decade, driven by demand from both owner-occupiers and investors seeking rental yield in a stable, well-serviced neighbourhood. The proximity to Simei MRT acts as a substantial value anchor, ensuring that accessibility premiums are built into resale and rental valuations.

For investors purchasing a second residential property, Additional Buyer's Stamp Duty of 20% applies to the purchase price as a Singapore Citizen. This upfront cost must be factored into the investment calculation alongside stamp duty and legal fees. However, the rental yield potential—typically ranging from 2.5% to 3.5% gross annually for comparable four-bedroom HDB units in Tampines—can offset this initial tax burden over a medium to long-term hold period. Cash flow from tenants and long-term price appreciation together create a compelling wealth-building narrative for disciplined investors.

Market Position and Comparison

124 Tampines Street 11 occupies a competitive position within the broader Tampines HDB market. Comparable four-bedroom units across the estate have recently traded at price points ranging from approximately S$850,000 to S$950,000, depending on floor level, block orientation, and exact size. The per-square-foot pricing aligns closely with estate averages, reflecting the development's mainstream positioning rather than a premium or discount tier. This pricing stability makes it easier for buyers to compare value across the estate and gauge fair-market entry points.

Neighbouring HDB developments such as Tampines Avocado and Tampines Crest offer similar bedroom configurations and MRT accessibility, yet 124 Tampines Street 11's established position and proven track record for resale liquidity render it a reliable choice. The estate's reputation for consistent resale transactions means buyers can exit or refinance with reasonable certainty, avoiding the illiquidity risks sometimes associated with niche or recently launched developments.

Financing and Affordability Considerations

Buyers evaluating financing capacity should note that mortgage eligibility is determined by both Loan-to-Value (LTV) constraints and Total Debt Servicing Ratio (TDSR) thresholds. For a four-bedroom HDB unit priced around S$899,999, most financial institutions permit LTV of up to 85%, allowing buyers to obtain a loan of approximately S$765,000 with a down payment of S$135,000. TDSR limits typically cap monthly debt repayment (including the new mortgage) at 60% of gross household income, meaning a household earning approximately S$4,500 monthly can comfortably service such a loan.

First-time buyers benefit from concessional financing terms and exemption from ABSD, making 124 Tampines Street 11 an attractive entry point for those building equity for the first time. Upgraders moving from smaller flats into four-bedroom units should ensure adequate down payment reserves and buffer room for unexpected expenses during the transaction and settling-in phases.

Future District Developments and Infrastructure

The Tampines precinct continues to benefit from government investment in transport, education, and recreational infrastructure. Future developments in the broader Tampines area—including ongoing intensification of housing and commercial zones—are expected to further boost demand for well-located HDB flats. New education facilities, healthcare expansions, and potential connectivity improvements via future transport initiatives remain on the strategic agenda, though timeline and scope remain subject to official announcements.

The East-West Line's ongoing reliability and potential future enhancements to transit connectivity around Simei ensure that the neighbourhood's accessibility advantage will persist. This long-term infrastructure momentum provides confidence to buyers and investors that they are not acquiring property in a declining or stagnating area.

Conclusion

124 Tampines Street 11 exemplifies the strengths of mature HDB living in Singapore's East: spacious family homes, excellent transport links, comprehensive neighbourhood services, and proven capital appreciation. Whether purchased by first-time buyers seeking a family home, upgraders maximising their housing journey, or investors building a diversified property portfolio, this development delivers substance and stability. The four-bedroom units, pricing beginning from S$899,999, and proximity to Simei MRT combine to create a compelling value proposition in one of Singapore's most proven residential precincts.

Frequently Asked Questions

What is the typical rental yield for a four-bedroom unit at 124 Tampines Street 11?

Four-bedroom HDB flats in Tampines with the scale and amenities offered at 124 Tampines Street 11 typically achieve gross rental yields ranging from 2.5% to 3.5% per annum, depending on precise unit features, floor level, and current market rental rates. A unit purchased for S$899,999 could generate monthly rental income of approximately S$1,900 to S$2,600 based on current Tampines market rental rates for comparable configurations. Investors should note that net yield—after accounting for property tax, maintenance contributions, insurance, and void periods—typically ranges between 1.8% and 2.8%, making the development suitable for investors prioritising long-term capital appreciation alongside modest cash flow returns.

How does the price per square foot at 124 Tampines Street 11 compare to recent HDB transactions in Tampines?

Recent transactions for four-bedroom HDB units across the Tampines estate have typically traded at price points between S$540 and S$620 per square foot, depending on block age, orientation, and floor level. At approximately 1,572 sqft and priced from S$899,999, units at 124 Tampines Street 11 reflect a per-sqft valuation of roughly S$570–S$600, positioning the development squarely within current market comparables for well-maintained, older-generation public housing in the estate. This pricing aligns closely with neighbouring blocks of similar vintage and condition, indicating that buyers are paying fair market value without premium or discount to prevailing estate benchmarks.

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

Singapore Citizens purchasing a second residential property are liable for Additional Buyer's Stamp Duty at a rate of 20% on the purchase price. For a unit priced at S$899,999, this represents an additional S$180,000 in stamp duty costs payable at completion, on top of standard Buyer's Stamp Duty and legal fees. This substantial upfront cost must be incorporated into the total acquisition budget and considered when evaluating the investment's return profile over a five to ten-year hold period. First-time owner-occupiers are exempt from ABSD entirely, making 124 Tampines Street 11 significantly more affordable for those purchasing their first home.

Are there lease decay concerns for 124 Tampines Street 11, and how does remaining lease tenure affect resale value?

HDB flats in Singapore are granted leasehold tenure of either 99 years or 999 years; 124 Tampines Street 11 is an older estate block and therefore operates under the standard 99-year lease framework that characterises most HDB developments built prior to the 2000s. As the lease matures and remaining tenure falls below 80 years, financing options become constrained—mortgage lenders increasingly tighten LTV ratios and some institutions decline to lend on properties with less than 60–70 years of lease remaining. Resale value typically softens gradually as lease tenure diminishes, though HDB leasehold depreciation in Tampines has historically been modest compared to private freehold property, and government lease refresh schemes provide pathways to extend tenure for eligible owners. Buyers should factor in potential lease extension costs (typically S$30,000–S$60,000 for a four-bedroom unit) within the next 10–15 years as part of long-term ownership planning.

How does proximity to Simei MRT station influence property demand and capital appreciation at 124 Tampines Street 11?

MRT accessibility is one of the most powerful drivers of HDB resale value and rental demand in Singapore, and the 770-metre proximity to Simei station on the East-West Line confers substantial competitive advantage on this development. Properties within 800 metres of an MRT station consistently command 5–10% price premiums relative to identical units located 1–2 kilometres away, reflecting the reduced commute friction for working residents and the appeal to renters seeking convenient transit. The East-West Line's strategic role in connecting east-coast residents to the CBD, airport, and major business hubs ensures sustained demand for units like those at 124 Tampines Street 11. Historical data from Tampines HDB transactions shows that MRT-proximate blocks have appreciated by approximately 0.8–1.2% annually above inflation over the past decade, whilst blocks located further from stations have underperformed this benchmark, making location relative to Simei a material wealth-creation factor.

Is 124 Tampines Street 11 suitable for different buyer profiles—first-timers, upgraders, investors, and high-net-worth individuals?

The development appeals across multiple buyer segments, though suitability varies by individual circumstance. First-time buyers benefit from ABSD exemption, concessional financing, and the ample four-bedroom space that accommodates growing families for 15–20 years without requiring another upgrade; the mature estate and proven resale liquidity reduce first-purchase risk. Upgraders transitioning from three-bedroom or smaller units find the additional space and three bathrooms valuable for quality-of-life improvement, and pricing from S$899,999 is achievable for dual-income households with modest existing equity. Investors seeking yield and capital appreciation appreciate the stable rental market, MRT accessibility, and predictable buyer demand from families and expatriates; however, the 2.5–3.5% gross yield means this is better suited to investors prioritising long-term price growth over immediate cash flow. High-net-worth individuals typically view Tampines HDB as a below-market-rate alternative to private condominiums for their adult children or as a diversification holding within a broader portfolio, rather than a primary residence, given the relative lack of premium finishes and services compared to private developments.

What TDSR and financing headroom can buyers expect at typical price points for this development?

For a four-bedroom unit priced at S$899,999, mortgage institutions typically permit a Loan-to-Value (LTV) of 85%, enabling a loan quantum of approximately S$765,000 with a down payment of S$135,000. Under the Total Debt Servicing Ratio (TDSR) framework, monthly debt repayment (including the new mortgage, car loans, credit cards, and other liabilities) cannot exceed 60% of gross household income. A unit at this price point with a 25-year mortgage term would incur monthly instalments of approximately S$3,800–S$4,000 (at current interest rates around 3.5–4%), meaning a household gross monthly income of at least S$6,300–S$6,700 is required to service the mortgage comfortably whilst remaining within TDSR limits and maintaining monthly expense cushion. Dual-income households earning S$8,000–S$10,000 combined monthly income will typically find financing straightforward and retain adequate buffer for unexpected financial shocks; first-time buyers in this income bracket should pre-qualify early with financial institutions to confirm exact lending capacity.

How does 124 Tampines Street 11 compare to competing HDB developments in nearby blocks or neighbouring precincts?

Within the Tampines estate itself, competing four-bedroom HDB options include blocks such as Tampines Avocado, Tampines Crest, and various older blocks distributed across the estate's north, central, and southern zones. Tampines Avocado and Tampines Crest, being newer developments, command modest price premiums (typically S$20,000–S$40,000 above 124 Tampines Street 11 levels) due to more contemporary finishes and marginally superior block orientation; however, they offer no material advantage in MRT accessibility or amenity proximity. Older blocks immediately neighbouring 124 Tampines Street 11 may trade S$20,000–S$30,000 below current asking prices due to perceived age, though actual livability differences are negligible. Comparing across precincts to nearby Pasir Ris or Bedok reveals that Tampines generally offers better value on a per-sqft basis, with Pasir Ris units commanding a 5–8% premium due to newer construction, whilst Bedok units in similar age brackets trade at comparable price points yet lack Tampines' comprehensive retail and school ecosystem. For value-conscious buyers prioritising both affordability and amenity density, 124 Tampines Street 11 occupies a compelling middle ground.

Which unit stack or floor level offers the best value for buyers at this development?

HDB pricing typically reflects a positive correlation with floor level; lower floors (1st–3rd) trade at discounts of 2–5% relative to mid-floor comparables, whilst upper floors (10th+) command premiums of 3–8% due to reduced noise from street traffic, improved natural light, and perceived prestige. Mid-floor units (4th–8th) represent the optimal value inflection point, offering significantly improved living conditions compared to lower floors (quieter, better ventilation, enhanced privacy) at minimal cost premium, whilst avoiding the market psychology premium that drives upper-floor pricing. For buyers prioritising capital appreciation and resale velocity, mid-floor units in central blocks—those surrounded by amenities rather than perimeter locations—typically outperform due to minimal resident perception of isolation. Investors targeting rental returns should similarly favour mid-floor units, as tenants (particularly expatriate renters) demonstrate willingness to accept modestly higher rental rates for mid-floor positions without reaching the price ceiling applied to premium upper floors. Lower-floor bargain hunters should factor in potential ventilation, dampness, and noise considerations that may depress future resale appeal or rental command.

What is the future supply pipeline for HDB developments in Tampines, and could it dampen price appreciation at 124 Tampines Street 11?

The Housing and Development Board's long-term planning encompasses continued intensification of housing supply across mature estates, including Tampines, though new block launches in this precinct have slowed significantly compared to previous decades. Recent government announcements emphasise infill development and selective replacement rather than wholesale new estate expansion in Tampines; however, several new sites remain earmarked for development over the next 5–10 years, particularly in the eastern reaches of the Tampines GCB (General Circulation Block) area. New launches in Tampines typically draw first-time buyers and upgraders seeking newer finishes at comparable prices, which can exert temporary softness on resale prices of older stock in the immediate post-launch window. However, the supply expansion effect has historically been modest in mature estates, as population growth and wealth creation ensure sustained underlying demand that absorbs new supply without dramatic depreciation in adjacent older blocks. For investors in 124 Tampines Street 11, new supply should not be viewed as an existential threat to value; rather, the estate's ongoing evolution and government investment reinforce long-term stability, and the development's established MRT connectivity ensures it remains competitive even as fresher alternatives emerge elsewhere in the estate.

Hdb Flat At 124 Tampines Street 11 — From S$900K