Type

Units

Min Area

Price Range

2 BR

797 sqft

S$560K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$560K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$112K on this acquisition.
Located 5 min (450 m) from NE10 Potong Pasir 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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104 Potong Pasir Avenue 1: A Established HDB Development in the Heart of Potong Pasir

104 Potong Pasir Avenue 1 represents a well-established Housing Development Board project located within one of Singapore's longest-inhabited residential estates. Positioned along Potong Pasir Avenue, this development sits at the core of a mature and densely populated neighbourhood that has evolved steadily since its initial planning phases. The address itself carries significant weight in the local property market, as Potong Pasir has maintained its reputation as a desirable residential locale for families seeking proximity to both amenities and transport infrastructure.

The development comprises units configured primarily as two-bedroom and two-bathroom dwellings, with each unit spanning approximately 797 square feet of functional living space. This floor area strikes a practical balance between efficiency and comfort, allowing residents to accommodate a family household without excessive unused square footage. The layout is typical of mid-range HDB flats, providing separate sleeping quarters, a living and dining area, and full bathroom facilities suitable for modern household routines.

Connectivity and Location Advantages

One of the most compelling aspects of 104 Potong Pasir Avenue 1 is its proximity to the North-East Line's Potong Pasir MRT Station, situated merely 450 metres away. This short walking distance—approximately five minutes on foot—ensures that residents enjoy seamless connectivity to Singapore's wider public transport network without reliance on private vehicles for daily commutes. The North-East Line itself links directly to major employment clusters, educational hubs, and shopping districts throughout the north-eastern and central regions, positioning residents within easy reach of opportunities across the island.

The maturity of the Potong Pasir estate means that established transport links extend beyond the MRT station itself. Bus routes serving the immediate vicinity provide secondary connectivity, whilst the estate's central location within the North-East Planning Area ensures reasonably short travel times to both Changi Airport and the city's financial district. For professionals working in Marina Bay, the CBD, or along the North-East corridor, this development presents a compelling proposition in terms of commute efficiency and overall accessibility.

Market Positioning and Valuation

Units within 104 Potong Pasir Avenue 1 are positioned at competitive price points reflecting the estate's maturity and the current market conditions for HDB flats in this district. Whilst exact pricing varies based on unit configuration, floor level, and remaining lease tenure, the development represents achievable home ownership for upgraders transitioning from smaller starter flats, young families establishing their first household, and investors seeking stable rental-yielding assets. The price-to-floor-area ratio aligns with broader trends in the Potong Pasir market, where demand remains resilient thanks to the neighbourhood's established character and connectivity advantages.

For prospective buyers evaluating this development against alternatives in the Serangoon, Aljunied, and broader North-East corridor, 104 Potong Pasir Avenue 1 offers particular appeal as a move-up option. The two-bedroom configuration serves as an ideal stepping stone for families outgrowing one-bedroom units, whilst maintaining affordability relative to larger three-bedroom or four-bedroom properties in premium estates. The established neighbourhood infrastructure—schools, childcare facilities, markets, and healthcare clinics—further justifies the valuation positioning within the local market.

Investment Considerations and Rental Demand

Investors viewing 104 Potong Pasir Avenue 1 as a potential acquisition should note that the Potong Pasir estate commands strong rental demand from multiple tenant demographics. Young professionals commuting to business districts benefit from the MRT proximity and shorter travel times, whilst families appreciate the neighbourhood's long-standing residential character and proximity to local schools. Foreign professionals relocating to Singapore often gravitate towards established estates like Potong Pasir, viewing them as more authentic and settled compared to newer developments. This broad tenant appeal supports sustained rental yields across economic cycles.

The proximity to Potong Pasir MRT Station creates particular appeal for tenants without vehicle ownership or those prioritising public transport convenience. This translates into consistent rental demand and reduced vacancy risk compared to developments requiring longer walks to transport nodes. For buy-to-let investors, the development's established status means a mature rental pool and relatively predictable tenant turnover patterns, allowing for effective asset management and income forecasting.

Neighbourhood Amenities and Lifestyle

The Potong Pasir estate is defined by its comprehensive provision of neighbourhood amenities accumulated over decades of organic development. Residents enjoy proximity to multiple food and beverage establishments catering to diverse cuisines and budgets, ranging from traditional hawker centres to casual dining venues. Retail shopping at smaller neighbourhood centres meets everyday needs without requiring travel to larger regional malls, though such facilities remain accessible via a short MRT journey or bus ride.

Educational institutions serving the estate include primary and secondary schools positioned within walking or short travelling distance, accommodating families with school-aged children. Healthcare facilities, including neighbourhood clinics and larger polyclinics, provide accessible medical services, whilst recreational spaces and community centres offer social engagement opportunities for residents of all ages. This comprehensive neighbourhood ecosystem supports the lifestyle preferences of families and established residents who value convenience and community connection.

Lease Tenure and Long-Term Value Preservation

As an HDB development, units within 104 Potong Pasir Avenue 1 are issued on a 99-year leasehold tenure, consistent with the vast majority of HDB properties across Singapore's public housing system. Buyers should factor in lease decay considerations when projecting long-term property values, particularly as lease terms extend beyond the 80-year mark. However, HDB's historical lease extension policies and ongoing government support for public housing assets provide a measure of security regarding future value preservation and resale marketability.

The remaining lease tenure on any specific unit will vary, and prospective buyers should seek full details on this critical factor before committing to a purchase. Flats with longer remaining lease periods command premium valuations relative to those approaching their final decades, reflecting financial institutions' lending appetite and market buyer preference. Understanding lease decay trajectories helps buyers make informed decisions regarding holding periods and eventual exit strategies.

Comparative Market Context

Within the broader North-East region, 104 Potong Pasir Avenue 1 competes directly with other HDB developments across Potong Pasir, Serangoon, Aljunied, and Geylang estates. Nearby competing developments span similar vintage and configuration profiles, though specific amenities, remaining lease tenure, and unit layouts create differentiation. The established nature of the Potong Pasir estate and its central positioning within the North-East planning area provide inherent market advantages relative to more peripheral locations, supporting stable demand and reasonable capital appreciation prospects.

Buyers comparing this development to newer Build-To-Order (BTO) projects should note that 104 Potong Pasir Avenue 1 offers immediate occupancy and an established neighbourhood setting, contrasting with BTO units that involve years of waiting and develop in greenfield or transitional areas. Conversely, the trade-off involves potentially higher entry prices versus BTO's subsidised initial valuations, though the secondary market strength of established developments like Potong Pasir typically offsets this differential over medium to long-term holding periods.

Frequently Asked Questions

What is the estimated rental yield for an investment purchase at 104 Potong Pasir Avenue 1?

Rental yields for HDB flats in the Potong Pasir estate typically range between 2.5% and 3.5% gross annually, depending on whether the unit is configured as a two-bedroom or larger layout and the absolute entry price. Two-bedroom units at this development attract strong tenant demand from young professionals and small families utilising the nearby Potong Pasir MRT Station, supporting consistent lease rates across the rental cycle. Investors should factor in maintenance costs, annual conservancy charges, and potential vacancy periods when calculating net yield; however, the proximity to MRT infrastructure and established neighbourhood amenities typically sustains above-average occupancy rates relative to more peripheral estates. Actual yields will depend on the specific unit's lease tenure remaining, floor level positioning, and unit-specific features that enhance rental appeal.

How does the per-square-foot pricing of 104 Potong Pasir Avenue 1 compare to recent transactions in the Potong Pasir area?

Recent HDB resale transactions in the Potong Pasir estate have registered prices ranging from approximately S$650 to S$800 per square foot, depending on unit size, remaining lease tenure, floor level, and specific amenities. Two-bedroom units at 104 Potong Pasir Avenue 1, spanning around 797 sqft, position within the mid-range of this market spectrum when valued at typical price points. The estate's established status and proximity to the North-East Line support relatively stable psf pricing; however, units with longer remaining lease periods command premium rates compared to those approaching mid-term lease decay phases. Buyers evaluating value should assess the specific unit's remaining lease tenure and compare against comparable sales adjusted for lease-decay differential, as this factor significantly influences market pricing versus newer or longer-lease alternatives.

What are the Additional Buyer's Stamp Duty implications for second-property buyers purchasing at 104 Potong Pasir Avenue 1?

Singapore Citizens purchasing a second residential property at 104 Potong Pasir Avenue 1 will incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, in addition to standard Buyer's Stamp Duty and legal costs. For a two-bedroom unit valued at approximately S$560,000, this equates to an additional S$112,000 liability on top of the transaction costs, materially increasing the total cash outlay required at completion. Permanent Residents face an ABSD rate of 25% on second-property purchases, whilst foreign buyers encounter 30% ABSD; consequently, Singapore Citizens receive the most favourable treatment for investment acquisitions. These duties must be factored into total investment cost and capital-requirement planning; buyers should engage financial advisors to model affordability across loan quantum, down payment, and ABSD liability before committing to a purchase at this development.

How does lease decay affect the long-term resale value and marketability of units at 104 Potong Pasir Avenue 1?

HDB flats operate on a 99-year leasehold tenure, and lease decay becomes a material consideration once remaining lease terms fall below approximately 80 years; properties with remaining tenures between 60 and 80 years experience gradual resale-value compression relative to longer-lease alternatives. Units at 104 Potong Pasir Avenue 1 will exhibit variable remaining lease periods depending on original purchase date and any prior transfers; prospective buyers must confirm exact lease tenure before proceeding. Financial institutions typically impose loan-to-value caps and loan tenure restrictions on properties with shorter remaining leases, reducing the pool of qualified buyer-borrowers and potentially depressing realisation values during sale. However, HDB's historical practice of facilitating lease renewal and the government's commitment to public housing sustainability provide some assurance that long-term resale marketability will persist; nevertheless, buyers should model capital appreciation conservatively for units in the later lease-decay phases and consider their intended holding period carefully.

How does proximity to Potong Pasir MRT Station affect demand and capital appreciation prospects for this development?

Properties within 500 metres of MRT stations consistently demonstrate stronger demand trajectories and capital appreciation relative to those requiring longer walks or bus-dependent transport connections; 104 Potong Pasir Avenue 1, situated 450 metres from NE10 Potong Pasir Station, benefits significantly from this proximity advantage. The North-East Line's direct connectivity to major employment nodes including the CBD, Marina Bay, and Orchard Road creates sustained commuter demand from professionals seeking efficient travel times and reduced transport costs. This transport-anchored demand supports resilient rental yields for investment-oriented buyers and steady owner-occupancy demand from upgraders and young families; consequently, the MRT proximity provides a structural underpinning for long-term capital appreciation relative to estates requiring longer commute times. The five-minute walking distance is within the convenient threshold for daily use, ensuring the MRT advantage translates into tangible lifestyle and financial benefits for residents across economic cycles.

What type of buyer profiles is 104 Potong Pasir Avenue 1 best suited for—upgraders, first-timers, investors, or HNW individuals?

The two-bedroom configuration and pricing positioning at 104 Potong Tasir Avenue 1 make this development particularly well-suited for young families and young professionals upgrading from one-bedroom starter units or transitioning from rental accommodation. First-time HDB buyers seeking a move-up option benefit from the established estate infrastructure, established neighbourhood amenities, and proven MRT connectivity, providing stability and lifestyle familiarity compared to untested new BTO launches. Investment-focused buyers find this development attractive due to strong rental demand anchored by the MRT proximity, established tenant pools, and resilient market position within the North-East region; however, second-property investors should carefully evaluate ABSD impacts on total capital requirement. High-net-worth individuals are less likely to view this development as a primary purchase target, though some may acquire units as part of diversified property portfolios or for income-generation purposes; the limited development upside and mature status position it as a value-and-yield play rather than a capital-appreciation speculative vehicle.

What TDSR and financing headroom considerations apply to buyers at typical price points for 104 Potong Pasir Avenue 1?

Total Debt Service Ratio (TDSR) limits cap monthly debt servicing at 60% of gross monthly income, directly constraining the maximum loan quantum available to purchasers; at a typical purchase price of S$560,000 with 80% loan-to-value financing (S$448,000), estimated monthly mortgage repayments span approximately S$2,500–S$2,800 depending on loan tenure and prevailing interest rates. This translates into a required gross monthly income of approximately S$4,200–S$4,700 to satisfy TDSR compliance, assuming no other outstanding debt obligations; buyers with existing car loans, credit card balances, or other liabilities will require proportionally higher income to meet lending criteria. First-time HDB buyers benefit from CPF housing grants and subsidised loan schemes through HDB itself, which typically offer more favourable lending terms and lower interest rates than commercial banks, improving financing headroom relative to secondary-market purchases. Prospective purchasers should obtain detailed loan pre-qualification from HDB or banks before committing to offers; financial advisors can model affordability scenarios across income ranges and loan tenures to ensure sustainable long-term servicing capacity.

How does 104 Potong Pasir Avenue 1 compare to nearby competing HDB developments in terms of value, amenities, and market positioning?

Within the immediate Potong Pasir precinct and across adjacent Serangoon and Aljunied estates, 104 Potong Pasir Avenue 1 competes directly with multiple HDB blocks of similar vintage and configuration profile. Nearby developments such as Potong Pasir Avenue 2, Potong Pasir Avenue 3, and Serangoon North Avenue 1 offer comparable two-bedroom and three-bedroom unit layouts in similarly mature neighbourhoods; the primary differentiation centres on specific remaining lease tenure, exact MRT walking distance, and individual block-level amenities such as community gardens or fitness corners. Pricing across these competing blocks typically clusters within narrow ranges, reflecting market-driven equilibrium adjustments; however, blocks positioned directly fronting the main avenue or boasting superior floor finishes may command modest premiums. 104 Potong Pasir Avenue 1's positioning along Potong Pasir Avenue provides good accessibility and neighbourhood visibility, supporting competitive market standing relative to peripheral blocks further removed from transport nodes. Buyers evaluating alternatives should conduct detailed comparisons of remaining lease tenure, unit-specific layout and condition, and proximity to schools or amenities relevant to their household priorities.

Which unit stacks or floor levels at 104 Potong Pasir Avenue 1 offer the best value proposition and resale appeal?

Mid-level units positioned between the 5th and 10th floors typically command optimal value within HDB blocks, balancing accessibility (avoiding excessive stair or lift travel time), natural ventilation, and natural light whilst minimising construction-cost premiums associated with higher floors. Lower ground and first-floor units attract steeper discounts due to reduced privacy, higher insect and noise exposure, and reduced views; however, these units appeal to elderly residents and purchasers with mobility constraints who prioritise ground-level accessibility. Higher-floor units (typically above 12th floor) command modest premiums reflecting superior light, air circulation, and reduced noise intrusion; however, these premiums rarely exceed 2–3% above mid-level pricing and may not justify the purchase-price differential for value-conscious buyers. The architectural layout of 104 Potong Pasir Avenue 1 will determine precise floor stack configurations; prospective buyers should inspect units across multiple floors to assess light, ventilation, and privacy characteristics before deciding on floor-level preferences. Resale appeal generally favours mid-level units, which achieve the optimal intersection of accessibility, lifestyle quality, and market demand across diverse buyer profiles.

What is the future supply pipeline in the Potong Pasir and broader North-East district, and how might this affect medium-term property values?

The North-East region has transitioned into a mature supply phase, with limited BTO launches planned relative to growth corridors like Tengah or Sungei Bedok; consequently, new HDB supply in the Potong Pasir and Serangoon areas remains constrained over the next five to ten years. This supply scarcity supports steady resale demand for established blocks like 104 Potong Pasir Avenue 1, as upgraders and downsizers have limited new-launch alternatives in the immediate precinct. Strategic infrastructure projects such as the Cross Island Line and potential housing intensification around major MRT nodes may drive marginal demand uplift in the North-East over the longer term; however, capital appreciation will likely remain moderate relative to emerging estates, reflecting the plateau of supply and demand equilibrium. The limited new competition from BTO launches strengthens the relative market position of mature developments like Potong Pasir, supporting stable asset values; however, buyers should model conservative appreciation assumptions (1–2% annually) rather than expecting outsized capital gains. Conversely, this stable-value environment makes the development suitable for income-focused investors prioritising consistent rental yields over speculative appreciation.

Hdb Flat At Potong Pasir Avenue 1 — From S$560K