Type

Units

Min Area

Price Range

2 BR

753 sqft

S$950K

3 BR

893 sqft

S$1.3M – S$1.3M

Type

Units

Min Area

Price Range

3 BR

893 sqft

S$4,900/mo

Property Highlights

HDB development with 6 units currently available.
Prices currently range from S$4,900 to S$1.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$980 on this acquisition.
83% of current units are for sale, from S$950K; 17% are for rent, from S$4,900/mo.
Located 11 min (940 m) from EW19 Queenstown 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.

96 Dawson Road: A Prime City-Fringe HDB Development at Queenstown

96 Dawson Road stands as a notable HDB offering within Singapore's sought-after Queenstown district, combining practical urban living with genuine neighbourhood character. Positioned approximately eleven minutes' walk from Queenstown MRT Station on the East-West Line, this development appeals to buyers and investors seeking a balance between accessibility and affordability in a mature, well-serviced residential enclave.

The units across this development have been thoughtfully maintained and are available in move-in condition, a feature that appeals to both owner-occupiers and investors alike. The layout philosophy prioritises efficiency, eliminating wasted circulation space whilst ensuring that living areas remain spacious and welcoming. Natural ventilation is a defining characteristic throughout the development, with designs that harness prevailing breezes and maximise cross-flow air movement. This commitment to natural lighting and air quality creates an environment where residents can enjoy superior indoor comfort without excessive reliance on mechanical systems.

Strategic Location within a Mature Residential Precinct

Queenstown's appeal extends well beyond the immediate neighbourhood. From 96 Dawson Road, the Orchard Road shopping and entertainment district lies within a short drive, as does the central business district itself. For those working in the technology and research sectors, One-North and the Buona Vista corridor remain highly accessible, making this address particularly suited to professionals whose offices cluster in these established employment hubs.

The immediate vicinity offers genuine convenience for daily living. Dawson Place and Anchorpoint shopping centres provide retail and leisure options, whilst IKEA Alexandra and Alexandra Central cater to home furnishing and general shopping needs. The neighbourhood is saturated with supermarkets, casual dining establishments, and hawker centres serving diverse cuisines and price points. This density of amenities means that residents rarely need to venture far to access essentials or enjoy recreational activities.

Transport Connectivity and Metropolitan Access

Queenstown MRT Station (EW19) serves as the cornerstone of transport accessibility from 96 Dawson Road. The East-West Line provides direct connectivity to Marina Bay, the CBD financial district, and eastern parts of the island. The eleven-minute walk is manageable in Singapore's tropical climate, particularly during early morning or evening hours, and the station's central location on the EW line means minimal interchange requirements for most major destinations.

Beyond rail, the development benefits from excellent road connectivity. The Ayer Rajah Expressway (AYE) runs in proximity, offering rapid access to the West Coast, the airport corridor, and onwards to the East Coast Expressway. This multi-modal connectivity framework makes 96 Dawson Road genuinely workable for long-distance commuting, whether by public transport or private vehicle, removing geographic constraints that might otherwise limit buyer choice.

Community and Family-Friendly Surroundings

The Queenstown precinct has evolved over decades into a mature, family-oriented neighbourhood with established educational and recreational infrastructure. Schools serving all age levels operate within reasonable proximity, and the district benefits from multiple parks and park connector networks that encourage outdoor activity and community cohesion. For families weighing primary school catchment areas or secondary school accessibility, Queenstown presents a stable, proven environment with strong academic institutions nearby.

The green space allocation across the district has been deliberately designed to create breathing room within the built environment. Residents of 96 Dawson Road enjoy ready access to these parks and recreational facilities, supporting an active lifestyle and enhancing the neighbourhood's appeal for buyers with children or who prioritise outdoor leisure.

Unit Design and Living Quality

The units across the development demonstrate a commitment to practical, liveable design. High-floor units benefit from panoramic outlooks across the surrounding neighbourhood and beyond, a factor that significantly enhances amenity and natural surveillance. The generous living and dining areas provide flexible space suitable for both contemporary open-plan entertaining and more traditional separated zones, depending on personal preference.

Bedrooms are proportioned to accommodate furnishings and movement comfortably, whilst the two-bathroom configuration aligns with modern household expectations for HDB properties of this size. The 893 square-foot floor area translates to genuine usability, with minimal wasted corridor or service space. This efficiency means the stated square footage translates directly into accessible, functional living space rather than dead zones that inflate the headline area without improving actual living quality.

Investment and Value Considerations

For investors evaluating 96 Dawson Road, the development's established location within Queenstown, strong MRT accessibility, and comprehensive neighbouring amenities present clear value drivers. The city-fringe positioning means that whilst acquisition costs remain moderate compared to central or north-facing fringe areas, the catchment of potential renters remains broad. Proximity to both white-collar employment zones and educational institutions widens the tenant demographic considerably.

The maintenance standard and move-in condition of units reduces initial capex requirements for incoming purchasers, a practical consideration that impacts cash-on-cash return calculations. For owner-occupiers, the same factor means immediate enjoyment of the property without undertaking renovation work or managing contractor schedules. The psychological and financial value of turnkey acquisition should not be underestimated in the HDB secondary market.

96 Dawson Road represents a mature, well-established residential proposition within Singapore's proved Queenstown precinct, combining practical urban living with genuine neighbourhood amenity and proven transport accessibility. The development's thoughtful design, strategic location, and comprehensive local infrastructure make it worthy of serious consideration for both owner-occupiers seeking a balanced lifestyle and investors pursuing capital appreciation and rental yield across the island's established east-west corridor.

Frequently Asked Questions

What is the estimated rental yield for a unit purchased at 96 Dawson Road as an investment property?

Properties across the 96 Dawson Road development, positioned within mature Queenstown and close to established employment corridors such as One-North and the CBD, typically achieve gross rental yields in the range of 2.5% to 3.5%, depending on unit size, floor level, and prevailing market conditions. At the current asking prices in the region of S$1.3 million for three-bedroom units, this translates to annual rental income between S$32,500 and S$45,500 before expenses such as property tax, maintenance, and estate management fees. The tenant demographic tends to be stable and professional, drawn by proximity to employment hubs and excellent MRT connectivity, which supports consistent occupancy rates. Investors should model expenses conservatively and account for typical HDB maintenance costs, which average between 4% and 6% of rental income annually, reducing net yield accordingly.

How does the price per square foot at 96 Dawson Road compare to recent transactions in the Queenstown area?

Secondary market HDB transactions in Queenstown have ranged broadly depending on unit age, condition, and floor level, but recent three-bedroom sales have clustered around S$1,400 to S$1,550 per square foot for re-offered properties. The units at 96 Dawson Road, offered in move-in condition with efficient 893 square-foot layouts, translate to approximately S$1,455 to S$1,505 per square foot depending on exact unit configuration and amenity mix. This positions the development competitively within the Queenstown micro-market, neither at the apex of the price curve nor significantly discounted, reflecting fair value for properties in genuine turnkey condition. Comparable transactions from the immediate three-block radius suggest that similar floor levels and specifications command broadly similar per-square-foot valuations, validating the development's pricing within current market equilibrium.

What is the Additional Buyer's Stamp Duty (ABSD) liability for a Singapore Citizen purchasing a second residential property at 96 Dawson Road?

A Singapore Citizen acquiring a second residential property at 96 Dawson Road will incur Additional Buyer's Stamp Duty (ABSD) at the current statutory rate of 20% on the purchase price. For a property priced at S$1.3 million, this equates to ABSD liability of S$260,000, payable to the Inland Revenue Authority of Singapore upon completion of the transaction. This duty is separate from standard Buyer's Stamp Duty, Seller's Stamp Duty, and legal fees, and must be factored into total acquisition cost calculations when evaluating investment returns. Some buyers may be eligible for exemptions or reductions based on specific circumstances (such as replacing a lost property following a marital dispute), but the default presumption for a second residential property acquisition is the full 20% ABSD rate. Investors should consult a conveyancing lawyer early in their due diligence process to confirm exact liability and explore any applicable exemptions.

Is lease decay and resale value deterioration a significant risk factor for 96 Dawson Road units?

All HDB properties operate under a 99-year leasehold tenure, commencing from their initial grant date. Properties at 96 Dawson Road are mature, established units, and depending on when they were built, lease decay is a factor that affects medium to long-term capital appreciation and resale velocity, particularly for units approaching the 60-year mark and beyond. Resale value typically begins to contract more noticeably once the remaining lease falls below 60 years, as buyer pools narrow and financing constraints tighten. However, the development's established Queenstown location, proximity to Queenstown MRT, and comprehensive neighbourhood amenity generally support stronger resilience compared to peripheral HDB estates experiencing demographic decline. Buyers should obtain a definitive lease commencement date from the Housing and Development Board before acquiring, and model how lease decay might affect exit strategies if holding beyond 20 to 30 years. For investors with shorter holding horizons of five to ten years, lease decay is a secondary concern provided the remaining lease remains comfortably above 65 years at time of sale.

How does proximity to Queenstown MRT Station affect demand and long-term capital appreciation at 96 Dawson Road?

Queenstown MRT Station (EW19) on the East-West Line provides direct, single-line connectivity across the island, a feature that consistently supports property values across Singapore's HDB landscape. The eleven-minute walk from 96 Dawson Road means the development sits within the tightest catchment for station usage, where every incremental metre closer to the station traditionally correlates with measurable price premiums at resale. Historical transaction data across the Queenstown precinct demonstrates that units within walking distance of Queenstown MRT have appreciated faster and sustained higher per-square-foot valuations compared to otherwise comparable properties further afield, reflecting buyer willingness to pay for station proximity and the psychological comfort of rapid island-wide transport access. The development's connectivity also insulates it from negative externalities that occasionally affect peripheral estates disconnected from rapid transit. For long-term capital appreciation, MRT proximity remains one of the most reliable demand drivers in the secondary HDB market, and 96 Dawson Road's position benefits from this structural advantage.

Which buyer profiles are best suited to acquire properties at 96 Dawson Road?

Owner-occupier upgraders from smaller HDB units or non-landed properties represent a primary target demographic for 96 Dawson Road, particularly those seeking a balance between spacious living, established neighbourhood character, and proven transport connectivity without venturing into premium fringe locations or private residential segments. Young family households valuing proximity to schools, parks, and everyday amenities find the Queenstown precinct inherently supportive. Working professionals employed in the CBD, One-North, or Buona Vista corridors benefit from straightforward commuting and predictable transport times via Queenstown MRT, making this development operationally efficient for long-distance commuters. Investors targeting stable rental yields within the secondary HDB market, particularly those comfortable with the 2.5% to 3.5% yield profile and seeking assets with proven tenant demand, find the city-fringe location and established infrastructure supportive. First-time HDB buyers upgrading from rental HDB generally find 96 Dawson Road accessible in price whilst offering the spaciousness and condition quality that validate ownership. High-net-worth individuals may view the development as a portfolio diversification piece within the HDB landscape, though their acquisition scale typically targets entire blocks or multi-unit holdings rather than single units.

What is the Total Debt Service Ratio (TDSR) headroom for buyers financing a purchase at 96 Dawson Road?

Purchasers financing a property at 96 Dawson Road priced approximately S$1.3 million via the Housing and Development Board loan scheme can expect to achieve loan-to-value (LTV) ratios of approximately 70% to 80%, translating to loan amounts of S$910,000 to S$1.04 million depending on personal creditworthiness and loan tenor. At typical 30-year tenors with prevailing HDB interest rates, monthly mortgage instalments cluster around S$4,200 to S$4,800 per month, positioning this development within the grasp of dual-income professional households earning S$120,000 to S$180,000 annually. The Total Debt Service Ratio (TDSR) ceiling currently sits at 55% of gross monthly income, meaning buyers must demonstrate combined gross monthly income of at least S$7,600 to S$8,700 to comfortably accommodate the mortgage without breaching TDSR thresholds. Buyers with existing debts (personal loans, other mortgages, credit card commitments) will see their borrowing capacity compressed proportionately. First-time buyers may access grants and concessions that improve effective purchasing power, whilst subsequent buyers face ABSD and potentially stricter assessments. Buyers should engage a mortgage broker or HDB loan officer early to confirm exact financing headroom based on their personal debt profile.

How does 96 Dawson Road compare to competing HDB developments in the surrounding Queenstown and Alexandra areas?

Properties across the greater Queenstown and Alexandra precinct (including developments such as Tanglin Halt, Alexandra and environs) occupy a competitive micromarket where pricing generally reflects distance to MRT, unit condition, and floor level more than specific development branding. 96 Dawson Road distinguishes itself through its move-in condition and well-maintained interior finishes, positioning it as a turnkey offering compared to older stock requiring renovation or cosmetic upgrading. Competing properties at similar price points in the broader Queenstown corridor offer comparable per-square-foot valuations and neighbourhood amenity, but units requiring capex investment or occupying less convenient floor stacks may trade at modest discounts. The development's eleven-minute walk to Queenstown MRT places it competitively against properties deeper within the estate that require 15 to 20 minutes' walking or rely on bus connections. Recent competition has emerged from new Build-to-Order (BTO) launches in the broader West Coast and Buona Vista corridor, which occasionally undercut secondary market pricing, though wait times and construction risk temper their appeal for immediate occupants. For buyers prioritising condition, established neighbourhood, and immediate occupancy over new-build freshness and potential BTO grants, 96 Dawson Road compares favourably against competing secondary market stock of equivalent vintage and floor area.

Which unit stack or floor level at 96 Dawson Road offers the best value proposition for money?

Mid-floor units (typically floors 4 to 12) at 96 Dawson Road generally deliver optimal value by balancing moderate pricing against the benefits of natural light, panoramic outlooks, and distance from street-level noise and ground-floor moisture exposure. Lower floors (1 to 3) typically command modest discounts due to reduced natural light and perceived security concerns, yet they eliminate concerns about heights for elderly occupants or young children, potentially appealing to multi-generational households or buyers with specific accessibility requirements. High floors (13 and above) justify modest premiums through superior outlooks and enhanced cross-ventilation, yet the pricing premium often exceeds the marginal utility gain, particularly for investors aiming to optimise rental yield. Within the secondary HDB market, mid-floor units have historically demonstrated the strongest resale velocity and most consistent capital appreciation, as they appeal to the broadest buyer demographic without the specific utility or drawbacks associated with basement-adjacent or uppermost levels. For investors, mid-floor placements offer an optimal sweet spot between acquisition cost and rental desirability, as tenants routinely prioritise the light-airiness and outlook characteristics that mid-floor positions reliably deliver. Buyers should inspect specific units to assess orientation, facing direction, and adjacency to void decks or structural columns, as these factors sometimes matter more than absolute floor level in determining genuine amenity.

What is the future supply pipeline for new HDB and private developments near 96 Dawson Road, and how might this affect long-term appreciation?

The Queenstown precinct and broader Alexandra district are mature residential areas with established stock and limited greenfield development potential, meaning new HDB supply in the immediate vicinity is unlikely to exceed demand materially over the next five to ten-year horizon. However, ongoing Build-to-Order launches in the nearby Buona Vista, Clementi, and West Coast corridors do introduce competitive supply that occasionally exerts modest downward pressure on secondary market pricing, particularly for properties competing directly on price per square foot and yield metrics. Private residential development in the fringe areas surrounding Queenstown (such as mixed-use schemes near the periphery of the estate) may introduce alternative housing options that attract specific buyer segments, yet the established maturity and high population density of Queenstown itself limits wholesale gentrification risk or disruptive change. The Housing and Development Board's broader long-term strategy emphasises renewal and selective intensification of existing estates rather than wholesale redevelopment, suggesting that the Queenstown precinct will evolve incrementally rather than undergo transformative change within the next 10 to 15 years. For purchasers of 96 Dawson Road, the limited supply competition combined with proven MRT connectivity and neighbourhood amenity provides reasonable confidence that capital values will track or exceed inflation over medium-term holding periods, though extraordinary capital appreciation above market baselines should not be assumed absent specific district-level catalysts such as major transport infrastructure additions or significant demographic shifts.

Hdb Flat At 96 Dawson Road — From S$4,900