Type

Units

Min Area

Price Range

3 BR

904 sqft

S$679K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$679K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$136K on this acquisition.
Located 8 min (630 m) 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.

120 McNair Road: HDB Living in the Heart of Boon Keng

120 McNair Road stands as a residential offering within one of Singapore's most established neighbourhoods, serving buyers seeking reliable accommodation in a mature estate. Situated within a short distance of Boon Keng MRT Station on the North-East Line, the development provides residents with seamless connectivity to employment hubs, educational institutions, and leisure destinations across the island. The location balances urban accessibility with the comfort of a well-settled residential precinct, where infrastructure and community services have matured over decades.

Location and Connectivity

The proximity to Boon Keng MRT Station—approximately eight minutes' walk or 630 metres away—forms a cornerstone of this development's appeal. The North-East Line serves as a critical transport artery, linking residents to the Central Business District, Orchard shopping district, and suburban employment zones in the north. This connectivity reduces commute friction for working professionals and students, whilst the walkable distance to the station encourages active mobility and reduces reliance on private vehicles. The surrounding road network also accommodates bus services, further diversifying transport options and supporting flexible commuting patterns.

Housing Layout and Space Standards

Properties at 120 McNair Road are configured to suit varied household compositions and lifestyle requirements. The mix of bedroom layouts—ranging across different unit types—ensures that first-time buyers, growing families, and upgraders can identify floor plans matching their spatial needs. Interior floor areas accommodate modern living standards with dedicated sleeping zones, living and dining areas, and functional kitchen and bathroom provisions. The diversity of configurations within the development reflects considered town planning that acknowledges demographic heterogeneity across Singapore's residential market.

Neighbourhood Character and Amenities

Boon Keng is a mature estate where decades of residential settlement have fostered a rich ecosystem of schools, healthcare facilities, and shopping precincts. Residents enjoy proximity to established primary and secondary schools, serving families with school-age children and supporting long-term value retention through educational continuity. The neighbourhood's hawker centres and wet markets remain focal points of daily life, offering affordable meals and fresh produce whilst sustaining the social fabric that characterises traditional Singapore neighbourhoods. Supermarkets, clinics, and financial services are equally accessible, reducing the need for extended travel to fulfil routine errands.

Investment and Financial Considerations

The pricing structure at 120 McNair Road reflects market conditions within the mature HDB estate segment, where supply is relatively stable and demand remains consistent. First-time homebuyers benefit from the availability of Housing and Development Board financing schemes and exemption from Additional Buyer's Stamp Duty, creating a lower barrier to entry compared to private property acquisition. For investors considering this development as part of a diversified portfolio, the stable rental demand in mature estates and predictable capital appreciation trajectories warrant serious evaluation. The North-East Line connectivity enhances tenant desirability, supporting sustainable rental yields and consistent occupancy rates.

Resale Market Dynamics

Properties within mature HDB estates such as this neighbourhood exhibit resilient resale valuations, supported by consistent demand from upgraders, investors, and first-time buyers entering the market at lower price points. The established transport infrastructure and community facilities create a stable foundation for long-term value retention, reducing speculative volatility compared to newer developments in emerging precincts. Resale transactions in the Boon Keng area historically demonstrate pricing stability, reflecting the neighbourhood's mature status and proven appeal across multiple buyer cohorts. The transparent HDB resale process, managed through the Housing and Development Board's official channels, ensures transaction clarity and reduces information asymmetries that might otherwise affect pricing.

Suitability Across Buyer Profiles

First-time homebuyers find 120 McNair Road particularly accessible due to lower acquisition costs, simplified financing pathways, and the neighbourhood's established character, which provides confidence in long-term habitability. Young professionals seeking owner-occupied housing within commuting distance of the CBD benefit from the Boon Keng MRT Station connection, eliminating protracted commutes that might erode work-life balance. Upgraders transitioning from smaller units to larger layouts discover suitable options within this development, whilst the mature estate context ensures that their existing social networks and local knowledge remain relevant. Investors focused on rental-yield stability recognise that mature estates attract tenants seeking affordable, well-serviced residential accommodation without speculative price escalation.

Financial Structuring and Loan Eligibility

Buyers utilising Housing and Development Board loans benefit from favourable loan-to-value ratios and extended repayment tenures, reducing monthly debt-servicing obligations and preserving financial headroom for other commitments. The moderate price point supports accessibility across middle-income households, with Total Debt Servicing Ratio calculations typically remaining manageable for dual-income earner households. Stamp duty obligations on HDB resale purchases are substantially lower than those applying to private residential transactions, improving the net cost of acquisition and supporting faster wealth accumulation. The transparent, regulated nature of HDB resale transactions minimises hidden costs and allows buyers to forecast total acquisition expenses with precision.

Comparative Market Position

Within the Boon Keng locality, 120 McNair Road competes alongside other mature HDB developments, each offering established communities and established infrastructure. The per-square-foot pricing at this development aligns with comparable units in adjacent blocks, reflecting consistent market valuation across the neighbourhood. Buyers evaluating options within the area discover that unit-to-unit variations in price and condition are more pronounced than development-level variations, suggesting that individual unit selection and negotiation skill substantially influence acquisition costs. The lack of dramatic price dispersion across the neighbourhood underscores its mature, stable character, in contrast to emerging estates where rapid infrastructure development and infrastructure completion trigger significant valuation shifts.

Future Demand and Estate Maturity

The Boon Keng estate, developed over several decades, has reached a phase of stable maturity characterised by predictable demographic composition, established community institutions, and mature infrastructure. Future supply additions within the Boon Keng locality remain limited, as development capacity within the estate is largely exhausted and new residential construction has shifted to suburban growth corridors. This limited future supply supports continued demand from buyers seeking accessible, affordable owner-occupied housing or rental investments, sustaining price resilience and capital appreciation that, whilst modest, remains consistent. The absence of imminent competitive supply from new developments within the immediate precinct enhances the relative appeal of existing units, including those at 120 McNair Road.

Frequently Asked Questions

What rental yield might an investor expect from purchasing a unit at 120 McNair Road?

Mature HDB estates like Boon Keng typically generate rental yields between 2.5% and 3.5% per annum, depending on unit configuration, floor level, and prevailing market rents. A property purchased at the indicative price point would yield monthly rental income sufficient to service loan repayments with modest positive cash flow for disciplined investor profiles. Rental demand remains consistent in this neighbourhood due to proximity to Boon Keng MRT Station and the locality's established schools and amenities, attracting tenants across diverse income bands. However, investors must account for maintenance contributions, property tax, and potential vacancy periods when modelling expected returns, ensuring that yield projections remain realistic rather than optimistic.

How does the per-square-foot pricing at 120 McNair Road compare to recent HDB transactions in the Boon Keng area?

Recent resale transactions in the Boon Keng neighbourhood have transacted at per-square-foot prices broadly consistent with the pricing observed at 120 McNair Road, reflecting the mature estate's stable valuation environment. Per-square-foot rates in this precinct typically range between S$700 and S$850, depending on unit age, condition, and floor level, with well-maintained units commanding premiums within this band. The development's location approximately eight minutes' walk from Boon Keng MRT Station supports pricing alignment with comparable nearby blocks, as transport accessibility—a key value driver—is equally accessible across the immediate area. Prospective buyers should conduct personal inspections and compare specific unit conditions rather than relying solely on area-wide per-square-foot benchmarks, as individual unit quality, renovation history, and layout appeal substantially influence final pricing.

What are the Additional Buyer's Stamp Duty implications for a second-property purchase at 120 McNair Road?

A Singapore Citizen purchasing 120 McNair Road as a second residential property incurs Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, materially elevating total acquisition costs compared to a first-property purchase. For a property transacting at S$678,888, the ABSD liability would reach approximately S$135,778, adding substantially to the buyer's total outlay and reducing effective borrowing capacity under loan-to-value constraints. This 20% duty applies exclusively to residential properties and significantly disadvantages investor profiles relative to owner-occupiers, many of whom benefit from ABSD exemption on first-property acquisitions. Prospective second-property buyers must factor this duty into financial modelling and consider whether rental yield expectations justify the elevated acquisition cost, particularly given the modest yield profiles characteristic of mature HDB estates.

How might lease tenure affect long-term resale value and financing eligibility for units at 120 McNair Road?

HDB properties operate under 99-year lease terms from the point of initial grant, with lease decay becoming a material consideration as properties approach the latter stages of their tenure. Properties at 120 McNair Road, being HDB units, carry defined lease terms that progressively shorten with each passing year, although Housing and Development Board lease renewal schemes provide mechanisms for eligible owners to extend tenure. Financial institutions and the Housing and Development Board itself apply increasingly restrictive financing criteria as lease tenure diminishes below 60 years, potentially limiting resale purchasers' borrowing capacity and market appeal. Buyers acquiring properties at this development should establish the precise lease commencement date and remaining tenure, as this datum directly influences both financing eligibility and long-term capital retention, with 60-plus years of remaining tenure generally supporting optimal financing outcomes.

How does proximity to Boon Keng MRT Station influence demand and capital appreciation for properties at 120 McNair Road?

Proximity to a functioning MRT station represents one of the most consequential value drivers in Singapore's residential market, and the eight-minute walk from Boon Keng Station—North-East Line—positions this development advantageously relative to more remote estate precincts. The North-East Line itself connects to the Central Business District, Orchard, and the northern suburban employment clusters, creating sustained tenant demand from professionals and students seeking accessible owner-occupied or rental housing. Historical pricing analysis across mature HDB estates demonstrates that properties within walking distance of functioning MRT stations appreciate more consistently than those lacking equivalent transport accessibility, with the difference typically ranging between 10% and 20% over medium-term periods. The transport amenity also supports rental demand, as tenants explicitly prioritise proximity to public transport when selecting rental properties, creating a resilient demand foundation that underpins both capital appreciation and rental yield stability.

Which buyer profiles are best suited to purchasing units at 120 McNair Road?

First-time homebuyers represent the natural audience for 120 McNair Road, as the mature estate context, moderate pricing, and absence of ABSD liability create an accessible entry point to owner-occupied housing without elevated transaction costs. Young professionals commuting to the CBD or central employment zones benefit from the Boon Keng MRT Station connection, which substantially reduces travel friction and supports work-life balance relative to more remote neighbourhoods. Upgraders transitioning from smaller units to larger configurations discover suitable layouts within this development whilst retaining the neighbourhood familiarity and community connections established during earlier ownership. Investors focused on modest but stable rental yields, rather than speculative capital appreciation, find mature HDB estates like Boon Keng aligned with their return expectations, particularly where financing through Housing and Development Board mortgage products supports positive cash flow.

What Total Debt Servicing Ratio headroom might typical purchasers expect when financing properties at 120 McNair Road?

A property transacting at the indicative S$678,888 price point, financed through a Housing and Development Board mortgage at standard loan-to-value ratios of 80%, would require monthly loan repayments of approximately S$3,500 to S$3,800 depending on loan tenure and prevailing interest rates. The Total Debt Servicing Ratio calculation—which caps total monthly debt obligations at approximately 60% of gross household income—suggests that dual-income households with combined monthly earnings above S$6,300 would comfortably service such debt whilst retaining financial headroom for other commitments. Single-income purchasers require correspondingly higher individual salaries to meet TDSR thresholds, though Housing and Development Board schemes increasingly accommodate co-borrower income to improve financing accessibility. Prospective buyers should engage directly with housing finance providers to establish precise borrowing capacity based on personal income profiles, existing debt obligations, and intended loan tenure, as these factors substantially influence available financing headroom.

How does 120 McNair Road compare to competing mature HDB developments within the Boon Keng locality?

The Boon Keng precinct encompasses several mature HDB blocks developed across different phases, creating a relatively homogeneous competitive environment where unit-to-unit quality and condition variations often exceed development-level variations in pricing. Properties across the Boon Keng locality benefit equally from North-East Line connectivity and the neighbourhood's established amenities, reducing dramatic competitive differentiation based on location alone. Pricing across competing blocks typically varies by S$30,000 to S$50,000 depending on exact unit configurations, floor levels, and individual unit maintenance history, rather than structural development-level advantages. Prospective buyers evaluating multiple options within Boon Keng should focus on individual unit inspection, condition assessment, and layout suitability rather than assuming that one block substantially outperforms adjacent competitors, as the mature, stable nature of the estate creates pricing parity across the neighbourhood.

Which unit stack or floor level at 120 McNair Road offers the best value proposition?

Mid-level units, typically occupying floors 4 through 8, often command optimal value within HDB developments, offering adequate natural light and ventilation without the premium pricing applied to the highest floors or the relative disadvantages of ground-level units near street noise and reduced privacy. Higher floor levels—floors 15 and above, where applicable—typically command 5% to 10% premiums relative to mid-level units due to enhanced views, reduced noise exposure, and perception of prestige, though this premium may not justify the acquisition cost differential for price-conscious buyers. Ground floor and first-floor units often transact at discounts of 3% to 7% relative to mid-level comparables, reflecting legitimate concerns around street-level noise, privacy, and perceived security, though these units occasionally appeal to elderly residents or those with mobility considerations. Prospective buyers should evaluate personal preferences around natural light, ventilation, noise exposure, and privacy rather than assuming that highest-floor units universally represent superior value, particularly when price differentials prove material relative to the purchase price.

What new residential supply might emerge in the Boon Keng area in coming years, and how might this affect demand for 120 McNair Road?

The Boon Keng estate, developed across multiple phases spanning several decades, has largely exhausted residual development capacity within its defined boundaries, suggesting that imminent new HDB supply within the immediate precinct remains minimal. Singapore's Housing and Development Board planning strategy has shifted new family housing supply toward suburban growth corridors such as the north-east regions, Tengah, and other emerging precincts, reducing competitive supply directly adjacent to established estates like Boon Keng. The absence of imminent new housing supply within the Boon Keng locality supports continued demand from buyers prioritising established infrastructure, mature community institutions, and proven connectivity, sustaining pricing resilience and capital appreciation that, whilst modest, remains consistent. Conversely, properties in newer, emerging estates with superior specifications and contemporary design aesthetics may attract incremental buyer demand, though this competitive pressure is unlikely to materially depress valuations within the Boon Keng precinct given the distinct buyer motivations separating first-time purchasers (favoring established, affordable estates) from upgraders (sometimes favoring newer developments).

Hdb Flat At 120 Mcnair Road — From S$679K