Type

Units

Min Area

Price Range

3 BR

958 sqft

S$748K

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$748K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$150K on this acquisition.

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.

138A Yuan Ching Road: A Mature HDB Development in Jurong

138A Yuan Ching Road represents an established residential development in the Jurong district, offering three-bedroom HDB flats with a combined area of approximately 958 square feet. The project provides accommodation across multiple unit types, with pricing beginning from S$748,000, reflecting the mature resale HDB market in this part of Singapore. This development appeals to a broad spectrum of buyers, ranging from upgraders seeking additional space to investors pursuing long-term capital appreciation through HDB resale.

The Jurong area has evolved considerably over the past two decades, transitioning from a primarily industrial zone into a well-rounded residential and commercial hub. Yuan Ching Road sits within this broader transformation, positioned near established shopping centres, food courts, and recreational facilities that define modern HDB living in the western region. The accessibility of the location has made it particularly attractive to families and professionals who prioritise convenience without compromising on affordability compared to private residential alternatives.

Unit Configuration and Space

The three-bedroom, two-bathroom layout available at 138A Yuan Ching Road caters to the substantial demand for mid-sized family accommodation in Singapore's resale HDB market. At 958 square feet, units offer generous internal proportions typical of HDB flats built during the modern intensification phase, providing ample room for living, sleeping, and entertaining. The dual-bathroom configuration reflects contemporary housing preferences, particularly among multi-generational households where privacy and convenience are key considerations.

These dimensions position 138A Yuan Ching Road competitively against newer Build-to-Order (BTO) launches in comparable price bands, whilst offering the immediate occupancy advantage that resale stock provides. Buyers can move in without undertaking the customary five-to-seven-year wait associated with BTO projects, making this development particularly appealing to upgraders on tighter timeframes or investors seeking immediate rental yield commencement.

Investment Potential and Market Positioning

From an investment standpoint, HDB flats in the Jurong district have demonstrated consistent appreciation over extended holding periods, underpinned by robust demand from first-time buyers and upgraders alike. 138A Yuan Ching Road's pricing threshold positions it within reach of middle-income households whilst maintaining sufficient equity buffer to attract buy-to-let investors targeting the rental segment. The combination of affordability, accessibility, and established community amenities creates a compelling case for investors seeking long-term capital growth alongside moderate rental yield.

The resale HDB market within Jurong has proven resilient across economic cycles, supported by the district's strategic position within Singapore's overall residential hierarchy and its integration with wider commercial and recreational infrastructure. Properties at this price point and configuration have historically attracted both end-user upgraders and BTL investors, creating a broad buyer base that underpins transaction velocity and price resilience during market slowdowns.

Proximity to Transport and Amenities

The location of 138A Yuan Ching Road within Jurong places residents within reasonable proximity to essential transport corridors and public facilities. The Jurong district benefits from established bus networks, connecting residents to employment centres across Singapore and facilitating seamless commuting without dependence on private vehicles. This accessibility factor significantly enhances the property's appeal to both owner-occupiers seeking work-life balance and investors targeting tenants who prioritise convenient public transport options.

Beyond transport, the immediate neighbourhood encompasses food courts, wet markets, shopping centres, and healthcare facilities typical of mature HDB estates. These amenities reduce the need for extended travel and contribute to the daily convenience factor that makes HDB living attractive to families and working professionals. The presence of schools and community spaces within the broader Jurong area further reinforces the development's suitability for households across different life stages.

Market Demand and Buyer Profiles

Three-bedroom HDB flats constitute the most actively traded category within Singapore's resale market, reflecting their broad appeal across diverse buyer demographics. At 138A Yuan Ching Road, this configuration attracts upgraders from two-bedroom properties seeking additional space without transitioning to private residential pricing, first-time buyers with sufficient savings targeting family-sized accommodation, and investors building HDB-focused portfolios. The S$748,000 entry point aligns with financing capacity of mainstream household incomes, facilitating mortgage qualification through the standard HDB loan schemes available to Singapore Citizens and Permanent Residents.

The Jurong location further enhances demand consistency by positioning the development within a district that balances residential tranquility with proximity to commercial and industrial zones where many residents are employed. This geographic positioning reduces commute friction and supports strong tenant demand for rental units, particularly amongst young professionals and relocating expatriates seeking HDB accommodation outside the city centre.

Comparative Market Analysis

Within the Jurong HDB landscape, 138A Yuan Ching Road competes directly with other three-bedroom resale stock built during similar periods and in comparable locations. The per-square-foot pricing of units at this development reflects current market rates for mature HDB flats in the western zone, typically ranging between S$780 and S$850 per square foot depending on unit configuration, floor level, and precise location within the estate. This pricing transparency allows buyers to benchmark their purchase decision against recent transactions and understand the value exchange relative to newer BTO offerings or private residential alternatives.

Recent resale transactions in the Jurong area demonstrate steady demand for three-bedroom flats in the S$700,000 to S$800,000 range, particularly units offering intact kitchens, updated bathrooms, and minimal required renovation. Properties commanding premium prices within this band typically benefit from lower floors with reduced HDB lift waiting times, end-unit locations providing superior light and ventilation, or adjacency to MRT stations that significantly enhance accessibility. Understanding these micro-location factors assists buyers in identifying value within 138A Yuan Ching Road's unit mix.

Financing Considerations and ABSD Implications

Buyers purchasing at 138A Yuan Ching Road must carefully evaluate financing headroom, particularly given the total debt servicing ratio (TDSR) constraints that HDB imposes on mortgage applicants. For primary residence acquisitions, HDB typically permits borrowing up to 80% of purchase price or 90% for first-time buyers, depending on age and income criteria. At the S$748,000 price point, this translates to maximum loan amounts of S$598,400 for standard buyers, requiring corresponding down payments of S$149,600 that must be sourced from savings or CPF balances.

Second-property buyers face materially different financing conditions, including the application of Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% for Singapore Citizens acquiring a second residential property. This duty significantly increases total transaction costs and requires careful cash flow analysis to ensure acquisition viability. An S$748,000 purchase with 20% ABSD incurs an additional S$149,600 in stamp duty charges, bringing total cash outlay including conveyancing fees to approximately S$200,000 before any mortgage is taken. Investors and upgraders must factor these costs into their investment thesis and ensure sufficient equity accumulation to justify the ABSD expense against anticipated rental yield and capital appreciation.

Lease Tenure and Long-Term Resale Viability

As an HDB property, 138A Yuan Ching Road is subject to the standard 99-year leasehold tenure characterising all public housing in Singapore. Whilst this lease duration is substantially longer than most private residential leasehold properties, buyers must remain cognisant of lease decay dynamics that progressively affect resale value as the remaining term diminishes. Presently, properties with remaining lease periods above 80 years experience minimal decay impact, but this dynamic shifts materially as leases approach 60 to 70 years remaining.

The long-term resale position of units at 138A Yuan Ching Road depends critically on when buyers intend to exit and what lease term will remain at that point. For short-to-medium holding periods of 10 to 15 years, lease decay represents an acceptable factor within the overall investment return calculation. However, buyers contemplating holding periods exceeding 25 to 30 years should model the impact of progressively shorter lease terms on eventual exit valuations, as the market typically applies increasing discounts to properties with remaining leases below 70 years.

Future District Development and Capital Appreciation Drivers

The Jurong district continues to receive government investment and planning attention, with ongoing initiatives to enhance its commercial vibrancy, recreational offerings, and transport connectivity. Proposed developments in adjacent areas, including retail expansions and mixed-use projects, are likely to reinforce demand for residential accommodation within the established Jurong HDB estates. Whilst no major transport infrastructure changes are currently visible on the planning horizon, continued investment in the district's broader ecosystem should support steady demand for mid-market HDB properties such as those at 138A Yuan Ching Road.

Historical appreciation patterns within Jurong HDB estates suggest annual capital growth averaging 1.5% to 2.5% during normal market conditions, with cycles of acceleration during periods of strong market sentiment and moderation during corrections. Properties with established rental demand and minimal renovation requirements have historically demonstrated superior capital retention, making the acquisition of well-maintained units within 138A Yuan Ching Road a prudent approach for investors prioritising long-term wealth accumulation alongside periodic income generation.

Frequently Asked Questions

What is the estimated rental yield for a three-bedroom flat at 138A Yuan Ching Road purchased as an investment?

Rental yields for three-bedroom HDB flats in the Jurong district typically range between 2.5% to 3.5% gross annual yield, depending on unit condition, floor level, and proximity to MRT or commercial zones. At the S$748,000 entry price, a property commanding monthly rent of S$1,800 to S$2,100 would generate gross yield of approximately 2.9% to 3.4%, which aligns with market expectations for mature HDB resale stock in western Singapore. Actual rental achievement depends on tenant demographics, unit renovations, and perceived value relative to competing BTO or private rental properties in adjacent districts. Investors should model rental scenarios conservatively and factor in 5% vacancy allowance, annual maintenance costs of S$600 to S$1,000, and property tax of 4% to 6% of estimated annual rental value when assessing true investment returns.

How does per-square-foot pricing at 138A Yuan Ching Road compare to recent resale transactions in Jurong?

The S$748,000 price point for 958 square feet translates to approximately S$781 per square foot, positioning 138A Yuan Ching Road within the mid-range of recent Jurong three-bedroom resale transactions. Recent completed sales in the district have ranged between S$750 and S$850 per square foot, with pricing variations driven by unit configuration, floor level, remaining lease term, and unit condition. Properties on lower floors with intact renovations and minimal defects have commanded premiums towards the S$820 to S$850 per square foot band, whilst units requiring kitchen or bathroom modernisation have achieved prices closer to S$750 to S$780 per square foot. Prospective buyers should compare specific units within 138A Yuan Ching Road against these benchmarks and assess whether current pricing reflects fair value relative to recent transactions and unit-specific condition factors.

What are the Additional Buyer's Stamp Duty implications for purchasing a second property at 138A Yuan Ching Road?

Singapore Citizens acquiring a second residential property, including HDB flats, are subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For an S$748,000 acquisition, this equates to S$149,600 in ABSD liability, substantially increasing total cash outlay and requiring careful evaluation of investment returns and financing capacity. Beyond ABSD, second-property buyers also face standard Buyer's Stamp Duty of 1% to 4% depending on price bands, conveyancing fees of approximately S$1,500 to S$2,500, and survey costs, bringing total transaction expenses to approximately 25% to 27% of the purchase price when ABSD is included. These significant upfront costs must be factored into the investment thesis, and second-property investors should model longer holding periods or superior rental yields to justify the ABSD expense against the returns available from alternative investment vehicles.

How does remaining lease tenure affect resale value and long-term holding decisions for 138A Yuan Ching Road?

As an HDB property with a standard 99-year lease, 138A Yuan Ching Road is subject to lease decay dynamics that progressively erode resale value as the remaining lease term diminishes. Properties with remaining lease periods above 80 years experience minimal decay impact, but this dynamic becomes increasingly pronounced as leases approach 60 to 70 years remaining. The market typically applies valuation discounts of 5% to 10% or more for properties with 60 to 70 years remaining, and discounts accelerate significantly below 60 years as financing options become constrained and buyer demand narrows. For buyers contemplating holding periods of 10 to 20 years, lease decay remains manageable within overall return calculations, but those planning holds exceeding 25 to 30 years should carefully model the impact of progressively shorter leases on eventual exit valuations to ensure investment viability.

How does proximity to the nearest MRT station influence demand and capital appreciation for properties at 138A Yuan Ching Road?

Whilst 138A Yuan Ching Road does not have an MRT station directly adjacent, its location within the Jurong district provides reasonable access to established bus transport networks and future public transport development. Properties within a 10-minute walk or 400-metre radius of MRT stations typically command 8% to 15% premiums relative to non-station-adjacent properties, reflecting the convenience and reduced commute friction MRT access provides. The absence of immediate MRT proximity may slightly moderate capital appreciation velocity compared to properties at prominent transport nodes, but this is partially offset by lower acquisition prices that allow investors to target higher gross rental yield percentages. Future government transport infrastructure planning for the Jurong district may enhance MRT accessibility, potentially unlocking significant upside revaluation for properties within 800 metres to 1 kilometre of future stations. Prospective buyers should monitor district planning announcements and consider medium-to-long-term transport infrastructure evolution when assessing capital appreciation potential.

Which buyer profiles are best suited to 138A Yuan Ching Road, and how does each profile benefit from this development?

138A Yuan Ching Road appeals to multiple distinct buyer profiles, each deriving different advantages from the property. First-time buyers benefit from the established location, clear resale market precedent, and financing availability that mature HDB stock provides, alongside affordability relative to private residential entry points in comparable districts. Upgraders seeking to transition from two-bedroom to three-bedroom accommodation find the space and configuration meet family expansion needs without requiring transition to private property pricing and associated ABSD expenses. High-net-worth investors building diversified HDB portfolios appreciate the price point that permits multi-unit accumulation, the rental demand from middle-income tenants, and the treasury of historical transaction data enabling informed decision-making. Owner-occupier families relocating to the Jurong district benefit from established community infrastructure, schools, and food courts already embedded within the estate. Each profile should evaluate 138A Yuan Ching Road against their specific investment timeline, financing capacity, and return expectations to ensure optimal fit.

What TDSR and financing headroom apply to typical three-bedroom buyers at the S$748,000 price point?

Financing capacity for S$748,000 HDB purchases depends critically on buyer classification, with primary residence buyers permitted to borrow up to 80% to 90% of purchase price through HDB mortgage schemes, whilst second-property buyers face stricter lending criteria. For a S$748,000 primary purchase, an 80% loan translates to a maximum of S$598,400, requiring a S$149,600 down payment from cash or CPF balances. Total Debt Servicing Ratio (TDSR) limits typically cap monthly debt repayments at 60% of gross household income, which means a household earning S$8,000 monthly can service approximately S$4,800 in combined housing and non-housing debt. At a 3% HDB mortgage rate over 25 years, an S$598,400 loan requires approximately S$2,850 in monthly repayments, fitting comfortably within TDSR limits for dual-income households earning S$8,000 to S$10,000 combined monthly but creating constraints for single-income or lower-earning households. Prospective buyers should obtain pre-approval confirmation from HDB Finance or a mortgage broker before committing to purchase to ensure financing capacity aligns with their income profile.

How does 138A Yuan Ching Road compare in value and configuration to competing HDB developments in the Jurong district?

The three-bedroom, 958-square-foot configuration at 138A Yuan Ching Road is representative of mid-sized HDB flats built during the mature estate intensification phase, competing directly against similar units in adjacent Jurong developments such as those in Boon Lay, Lakeside, and Taman Jurong precincts. Resale pricing across these comparable estates ranges broadly between S$720,000 and S$820,000 depending on unit condition, renovation status, and precise location, with 138A Yuan Ching Road positioned at the lower-to-mid point of this range at S$748,000. Newer BTO launches in Jurong and surrounding districts offer comparable space at similar price points but require five-to-seven-year wait periods before occupation, making 138A Yuan Ching Road's immediate occupancy a significant advantage for buyers on tighter timelines. Investors comparing returns should note that resale HDB stock typically attracts stronger tenant demand than BTO units awaiting completion, creating immediate rental yield commencement opportunities that build-to-order properties cannot match.

Which unit stack, floor level, or block location within 138A Yuan Ching Road represents the best value proposition?

Within HDB estates, unit value is heavily influenced by floor level, with lower floors (1st to 3rd) commanding 10% to 20% premiums relative to mid-to-upper floors due to reduced lift waiting times and perceived convenience. However, mid-to-upper floor units (6th to 12th) offer superior light, ventilation, and views whilst remaining priced below the premium commanded by lower floors, representing optimal value for buyers prepared to accept modest lift usage in exchange for lower acquisition cost. Unit position within the block also influences desirability, with end-unit locations commanding 3% to 8% premiums relative to interior units due to enhanced natural light and perceived privacy. Ground-floor units may attract slight discounts due to privacy concerns, but these discounts vary depending on unit-specific considerations such as proximity to communal facilities or parking areas. Prospective buyers of 138A Yuan Ching Road should prioritise viewing multiple units across various floor levels and positions to identify personal preferences and identify units offering superior value relative to recently completed comparable sales.

What future supply pipeline developments in the Jurong district could influence resale demand and capital appreciation for 138A Yuan Ching Road?

The Jurong district benefits from government designation as a strategic employment and residential node, with ongoing planning initiatives focused on enhanced mixed-use development and improved transport connectivity. Whilst specific near-term BTO launches have been announced by HDB for adjacent Jurong precincts, these typically serve first-time buyers rather than cannibalising resale demand for established properties like 138A Yuan Ching Road. The ongoing transformation of Jurong Lake District into a premium mixed-use precinct, combined with industrial restructuring in western Jurong, is expected to enhance broader district vibrancy and commercial activity, supporting sustained demand for residential accommodation. Private residential development in the Jurong area remains limited by land availability and government planning priorities favouring HDB supply, suggesting limited competition from private properties at price points comparable to HDB resale stock. Prospective buyers and investors should monitor HDB planning announcements and URA master plan updates to remain cognisant of future supply trajectory, but historical patterns suggest mature HDB estates like 138A Yuan Ching Road will continue to benefit from strong demand as affordability and accessibility remain constrained elsewhere in Singapore.

138A Yuan Ching Road — From S$748K