Type

Units

Min Area

Price Range

Other

180 sqft

S$1,900/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,900.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$380 on this acquisition.
Located 6 min (530 m) from EW17 Tiong Bahru 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.

22 Havelock Road: Compact Living in Tiong Bahru's Heart

Situated along Havelock Road in the Tiong Bahru precinct, 22 Havelock Road presents a collection of studio apartments designed for those seeking efficient, well-located residential space in central Singapore. The development sits within one of the island's most characterful neighbourhoods, blending heritage charm with modern urban convenience. This project caters to a diverse market segment, from first-time property owners to investors building a rental portfolio in a highly accessible zone.

The address itself is a cornerstone of Tiong Bahru's residential appeal. Havelock Road is lined with restored shophouses, contemporary cafés, and independent boutiques that define the area's distinct character. Residents enjoy immediate access to some of Singapore's best-known dining and lifestyle destinations, whilst remaining just a short stroll from the broader southern business corridor. The neighbourhood's maturity ensures established infrastructure, reliable tenant demand, and a stable property market underpinned by decades of residential occupation.

Strategic Location and MRT Accessibility

The development's proximity to EW17 Tiong Bahru MRT station—approximately six minutes' walk away—positions these units within one of Singapore's most transit-rich precincts. The East-West Line connection provides direct access to the city's financial district, major shopping nodes, and transport interchanges, making the location particularly attractive to working professionals and those utilising public transport. This accessibility translates into consistent rental enquiry and strong capital appreciation potential, as proximity to functioning MRT stations remains a primary driver of property demand across Singapore's residential market.

The walkability factor cannot be overstated. Residents of 22 Havelock Road benefit from a five-to-ten-minute radius that encompasses supermarkets, healthcare facilities, education centres, and entertainment venues. This pedestrian-friendly environment appeals especially to younger demographics and professionals prioritising convenience over sprawling living space. The combination of MRT proximity and neighbourhood amenity creates a defensible investment thesis even in the rental sector, where tenant retention and occupancy rates remain consistently elevated in well-connected urban locations.

Design and Space Efficiency

Studio apartments at 22 Havelock Road are conceived around the principle of smart spatial planning. With floor areas around 180 square feet, each unit prioritises open-plan living that maximises usable space and permits flexible furnishing arrangements. Modern studio design has evolved considerably from cramped, dark quarters of decades past; contemporary units in this development employ light-reflecting finishes, efficient storage solutions, and layouts that prevent the sensation of confinement. The inclusion of a dedicated bathroom underscores the development's commitment to practicality, ensuring privacy and convenience despite the compact footprint.

This approach to studio planning resonates strongly with Singapore's urban demographic. Young professionals entering the property market often prefer owning a modest, well-located unit to renting equivalent space at premium rates. The studio format here eliminates wasteful circulation space and focuses square footage on living, sleeping, and personal amenities—a design philosophy that appeals to cost-conscious first-time buyers and investors alike. The compact nature also translates to lower maintenance and utility costs, a financial advantage particularly visible in rental yield calculations.

Market Positioning and Investment Appeal

The Tiong Bahru area has established itself as a magnet for both owner-occupiers and buy-to-let investors. The neighbourhood's heritage status, coupled with its central location and excellent MRT connectivity, creates a two-tiered demand profile: occupiers seeking a distinctive urban lifestyle, and investors recognising the area's resilience and rental yield potential. Studios in this development are particularly attractive to the investor cohort, as their affordable entry price and consistent rental demand—driven by young professionals and expatriates—offer a realistic path to positive cash flow and capital appreciation.

The development's position within Tiong Bahru also benefits from the broader rejuvenation of Singapore's inner residential core. Over the past decade, precincts once overlooked by upgraders and investors have undergone genuine transformation, with restored buildings, new F&B concepts, and cultural programming drawing migration from outer estates and reverse-commute patterns. This demographic shift has broadened the appeal of central-location studios, where the trade-off between space and location increasingly favours proximity to work, entertainment, and lifestyle amenities.

Rental Market Dynamics

The rental market for studio apartments in Tiong Bahru remains robust. Monthly rents in this price band reflect the neighbourhood's desirability and the acute shortage of compact, well-located units in Singapore's residential rental stock. Demand originates from multiple sources: expatriate professionals on fixed postings, domestic first-time buyers testing ownership before upgrading, young couples delaying larger commitments, and established investors adding to existing portfolios. The short tenancy cycles common to studio lettings—often six to twelve months—mean regular opportunities to reset rents in line with market appreciation, a feature particularly valuable during growth phases in the property cycle.

The Tiong Bahru micro-location carries additional rental appeal thanks to its cultural cache and social infrastructure. Tenants attracted to the neighbourhood often prioritise lifestyle factors—proximity to independent retailers, heritage aesthetics, and a walkable streetscape—over raw space. This tenant psychology can justify rental rates for studios in this location at or above those for comparable units in newer, larger developments further from the city centre. Long-term rental performance in Tiong Bahru has proven less volatile than in satellite regions, a fact worth considering when assessing risk-adjusted returns on studio investments.

Financing and Purchase Considerations

Prospective buyers should note that HDB flats, including studios at 22 Havelock Road, are typically subject to standard financing frameworks. First-time buyers purchasing a HDB property are not subject to Additional Buyer's Stamp Duty, a significant tax advantage. However, second residential property acquisitions by Singapore citizens incur 20% ABSD, a material cost that must be factored into total acquisition expenses. Mortgage availability for HDB units is generally straightforward, with most major banks offering competitive rates on residential property within the HDB portfolio.

The Total Debt Servicing Ratio requirement—capped at 60% of gross monthly income for most borrowers—means that studios at typical price points in this location remain affordable to a broad swath of Singapore's workforce. A household with combined gross monthly income around S$5,000 to S$7,000 would typically find financing headroom sufficient to service a mortgage on a studio in this price band, assuming standard loan tenure of 25 to 30 years. Owner-occupiers should conduct detailed financial planning around the full cost of ownership, including property tax, maintenance fees (if applicable), utilities, and insurance, to ensure the long-term affordability of their purchase decision.

Comparative Market Context

Within the broader Tiong Bahru and adjoining Jalan Bukit Merah precinct, 22 Havelock Road competes with a limited pool of studio and one-bedroom offerings. Much of the area's residential stock comprises larger HDB units originally designed for families, meaning compact, professionally-managed studio developments occupy a scarce niche. This scarcity supports both capital values and rental rates, as supply constraints naturally favour the property owner during periods of sustained demand. Compared to new-launch private condominiums in outer zones, studios at this development offer far superior MRT connectivity and neighbourhood maturity—trade-offs that appeal most strongly to buyers prioritising accessibility over modernity or space.

The heritage value of Tiong Bahru itself deserves emphasis. Unlike newly-developed precincts that rise and fall with residential fashion, Tiong Bahru has been continuously inhabited and valued for over a century. This longevity provides a degree of price stability and rental resilience absent from boom-and-bust neighbourhoods. Buyers and investors looking for defensibility in their property allocation often gravitate towards established, walkable neighbourhoods with strong cultural identity—precisely the profile that 22 Havelock Road embodies.

Suitability for Different Buyer Archetypes

First-time buyers seeking ownership in a central location will find the compact footprint and accessible price point of studios at 22 Havelock Road particularly compelling. The neighbourhood's mature infrastructure means no surprise maintenance bills or incomplete amenity profiles; what you see is what generations have already enjoyed. Young professionals building their career can use a studio ownership as a stepping stone towards larger properties once their income and family circumstances evolve.

Upgraders looking to downsize from larger family units find studios in Tiong Bahru appealing for their walkability and social programming, reducing the isolation sometimes experienced by older residents in car-dependent outer estates. The heritage aesthetic and proximity to independent retailers and F&B venues appeal to the lifestyle-conscious upgrader demographic. Buy-to-let investors recognise the fundamental rental appeal of central-location studios, where tenant demand remains insensitive to economic cycles and where occupancy rates rarely dip below 95%. High-net-worth individuals may view studios as a portfolio-diversification play, capturing rental yield with minimal capital outlay relative to larger projects.

Lease Structure and Long-Term Ownership

HDB flats typically operate under a 99-year lease structure, a framework that has served Singapore's property market reliably for decades. Whilst the 99-year tenure is finite, the practical implications only become material very late in the lease cycle—typically beyond 75 years' remaining. For buyers acquiring studios at 22 Havelock Road today, the lease duration presents no resale constraint for the next 30 to 40 years of typical ownership. The HDB's historical practice of lease extension—available at modest cost once leases decay below certain thresholds—provides additional security for long-term holders. Prospective buyers should simply verify the current lease remaining and factor this into any financial modelling, but should not view the 99-year structure as a barrier to purchase or investment.

The finality of the lease structure, however, does encourage a disciplined approach to purchase price. Unlike freehold or 999-year leasehold properties where capital appreciation has fewer temporal constraints, HDB lease appreciation is mathematically constrained by the lease countdown. Savvy investors remain mindful of this dynamic, ensuring that entry prices are sufficiently attractive to justify the lease-finite nature of the holding. Over recent years, the HDB resale market has matured considerably, with buyers and sellers adopting more rational approaches to lease-adjusted pricing.

Future Supply Considerations

The Tiong Bahru precinct and broader Jalan Bukit Merah area are substantially developed, with limited scope for large-scale new residential supply. This geographic maturity supports the long-term appeal of existing units at 22 Havelock Road, as competing new supply is unlikely to fragment the rental or resale market. The area's heritage designation and established character further constrain wholesale redevelopment, meaning existing buildings are likely to remain the stock that defines the neighbourhood for decades to come.

Beyond Tiong Bahru itself, the broader southern core of Singapore—encompassing Tiong Bahru, Outram, and Pearl's Hill—continues to attract demand from occupiers and investors despite its maturity. This is partly demographic: younger cohorts increasingly prefer established, walkable neighbourhoods over sprawling outer estates. The MRT system's expansion, while primarily benefiting greenfield zones, has intensified demand for already well-served central locations by comparison. Studios at 22 Havelock Road thus inherit the structural appeal of the wider precinct, where supply constraints and consistent demand create a favourable long-term investment backdrop.

Frequently Asked Questions

What rental yield might I expect if I purchase a studio at 22 Havelock Road as an investment property?

Studio apartments in the Tiong Bahru precinct typically command monthly rents between S$2,000 and S$2,500, depending on exact floor level, unit orientation, and current market conditions. This translates to a gross yield of approximately 11% to 15% on purchase prices in the region, a figure substantially above the broader Singapore residential average. Importantly, tenant demand for central-location studios remains comparatively stable across economic cycles, as young professionals and expatriates consistently seek convenient, affordable rentals in walk-to-MRT locations. The short tenancy cycles common to studio lettings—typically six to twelve months—allow investors to reset rents regularly in line with market appreciation, enhancing long-term return predictability. However, investors must account for property tax, maintenance, and potential vacancy periods when calculating net yield and cash-on-cash returns.

How does the per-square-foot pricing of 22 Havelock Road compare to recent HDB resales in the same district?

Pricing for compact residential units in the Tiong Bahru and Jalan Bukit Merah area has remained relatively elevated compared to outer HDB zones, reflecting the neighbourhood's central location, MRT proximity, and heritage appeal. Recent HDB resales in this precinct have typically transacted at price points ranging from S$700 to S$850 per square foot, with studios occupying the lower end of this spectrum and larger units commanding premiums. Studios at 22 Havelock Road, with floor areas around 180 square feet, reflect this market pricing accurately and neither significantly undercut nor overprice the neighbourhood baseline. The neighbourhood's supply constraints—limited new studio inventory and mature surrounding land use—support stable pricing relative to newer developments in outer zones, where price volatility has been more pronounced. Prospective buyers and investors should view per-square-foot pricing within the context of MRT proximity and neighbourhood maturity; central locations command price premiums over outer estates that are justified by transport accessibility and reduced reliance on personal vehicles.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm purchasing 22 Havelock Road as a second residential property?

Second residential property acquisitions by Singapore citizens are subject to 20% ABSD on the purchase price, a material cost that must be factored into total acquisition expenditure. For a studio purchased at, for example, S$360,000, ABSD would total S$72,000—a sum that dramatically affects financing requirements and return-on-investment calculations for investor buyers. This 20% rate applies consistently regardless of property type, size, or location; it is a blanket levy on second and subsequent residential purchases by Singapore citizens. First-time buyers are exempt from ABSD entirely, making first-property ownership materially more affordable than subsequent acquisitions. Investors evaluating studios at 22 Havelock Road must incorporate ABSD into their total cost basis, compare projected rental yields against the expanded capital requirement, and ensure that positive cash-flow scenarios remain achievable after accounting for this significant upfront tax burden. Buyers should consult with their conveyancing lawyer to confirm ABSD liability based on their specific ownership profile and any previous property disposals.

What is the lease decay risk for HDB studios at 22 Havelock Road, and how might this affect resale value over the next 20 to 30 years?

HDB flats at 22 Havelock Road operate under a standard 99-year lease structure, a finite tenure that mathematically compresses the period over which capital appreciation can occur compared to freehold or 999-year leasehold properties. However, for most contemporary buyers, lease decay remains a theoretical rather than practical concern; a unit purchased today with approximately 95 years remaining lease will still retain roughly 65 to 75 years remaining at the 20 to 30 year horizon, a tenure that does not materially impair resale marketability or financing availability. The critical lease inflection point typically arrives only beyond 75 years remaining, at which point resale demand and pricing may compress as professional investors and owner-occupiers both gravitate towards longer-lease alternatives. The HDB's established practice of lease extension—available at modest cost once leases decay below specified thresholds—provides long-term security for holders, though future extension terms remain subject to HDB policy evolution. Prudent investors should view the 99-year structure not as a resale barrier but as a reminder to purchase at sufficiently attractive entry prices to justify the lease-finite nature of the investment, particularly in a competitive resale market.

How does proximity to EW17 Tiong Bahru MRT station affect long-term demand and capital appreciation for these studios?

MRT proximity is one of the three primary drivers of property demand and value appreciation in Singapore's residential market, alongside scarcity of supply and neighbourhood maturity. 22 Havelock Road's location just six minutes' walk from EW17 Tiong Bahru places it within the optimal 400 to 600 metre distance range where MRT benefits peak without commute friction becoming pronounced. This accessibility directly supports rental demand from young professionals, expatriates, and commuters who prioritise transport convenience; tenant enquiry for central-location studios remains robust across economic cycles precisely because the MRT cost-benefit trade-off favours renting over ownership in prime, accessible zones. Capital appreciation has historically tracked MRT-adjacent property more reliably than outer, car-dependent estates, a pattern evident across multiple property cycles; properties within walking distance of functioning stations have demonstrated lower volatility and more consistent long-term price growth than comparable units in satellite locations. The East-West Line itself remains strategically important to Singapore's transport architecture, connecting the CBD, major business nodes, and interchange hubs, ensuring sustained passenger volumes and commuter demand. For investors with a 20 to 30 year horizon, MRT proximity provides durable demand tailwinds that reinforce the fundamental investment case for 22 Havelock Road.

Which buyer archetypes are best suited to purchase studios at 22 Havelock Road, and why?

First-time buyers entering Singapore's property market find studios at 22 Havelock Road compelling precisely because central location and MRT accessibility are often the highest-weighted criteria for initial ownership decisions; compact space is a trade-off young professionals willingly accept in exchange for proximity to work and social amenities. Young couples deferring larger family properties similarly benefit from ownership in a walkable precinct that requires neither car dependence nor extended commutes. Upgraders downsizing from family-sized HDB units recognise that Tiong Bahru's heritage charm, independent retail, and F&B programming offset reduced square footage; quality-of-life metrics often outweigh sheer space for this demographic. Buy-to-let investors view studios as yield-generative portfolio assets with predictable tenant demand, lower absolute capital outlay compared to larger units, and minimal maintenance complexity relative to house-poor larger developments. High-net-worth individuals may regard studios as pure portfolio diversification plays, capturing yield with limited capital exposure whilst maintaining optionality in other property segments. Conversely, families seeking primary residence space and investors exclusively targeting long-term capital appreciation would be better served by larger units, as studios optimise yield but not appreciation per unit. The suitability calculation ultimately hinges on buyer priorities: accessibility and yield favour studios, whilst space and capital appreciation potential favour larger configurations.

What Total Debt Servicing Ratio (TDSR) and mortgage financing headroom should I expect for studio purchases at typical price points?

The HDB resale market for studios typically sees purchase prices ranging from approximately S$350,000 to S$420,000, depending on exact unit configuration, floor level, and market cycle timing. Assuming a 90% loan-to-value mortgage with a tenure of 25 to 30 years, monthly mortgage servicing costs would range from roughly S$1,500 to S$1,900, inclusive of principal and interest at current prevailing rates. The TDSR framework caps total debt servicing at 60% of gross household monthly income, meaning buyers require gross household income of at least S$2,500 to S$3,200 per month to qualify comfortably for financing at the high end of this price spectrum; households with income around S$5,000 per month enjoy substantial borrowing headroom. It is crucial to note that TDSR calculations include not just the primary mortgage but all other outstanding consumer debt, credit card balances, car loans, and personal credit lines; buyers with clean credit profiles and minimal other debt access more favourable financing terms. Property tax on a S$380,000 studio runs to approximately S$350 to S$420 annually, a manageable cost for owner-occupiers. Prospective purchasers should engage directly with lending institutions to confirm their specific TDSR headroom, as income documentation, employment stability, and credit history all factor into final approval decisions and interest rate quotation.

How does 22 Havelock Road compare to competing studio or compact developments in the broader Tiong Bahru and Outram area?

The Tiong Bahru and adjoining Jalan Bukit Merah precinct contain relatively limited purpose-built studio inventory; much of the area's residential stock comprises older family-sized HDB units originally designed for multi-generational occupation. This supply scarcity is the fundamental competitive advantage for any studio development in the area: competing alternatives are few, tenant demand remains unmet, and pricing enjoys natural support from supply constraints. Newer private condominium developments in outer zones such as Clementi, Choa Chu Kang, or Bukit Batok offer more abundant studio and one-bedroom inventory at potentially lower per-square-foot costs, but sacrifice MRT proximity, neighbourhood maturity, and walkability. Older precincts such as Tiong Poh or Redhill offer comparable age and character but inferior MRT connectivity; Tiong Bahru's proximity to EW17 and its heritage position within the central residential core create a differentiated value proposition. Investors comparing 22 Havelock Road to alternative studio opportunities should weigh MRT distance, tenant demand patterns, and long-term neighbourhood trajectory rather than chase marginal per-unit price differences with outer developments; the MRT accessibility premium paid at 22 Havelock Road typically justifies itself through superior rental yield, faster tenant turnover, and more stable capital values across property cycles.

What unit stack positions or floor levels at 22 Havelock Road offer the best value for buyers and investors?

Studio pricing within the same development typically exhibits a modest floor-level premium, with higher-floor units commanding 2% to 5% price uplift relative to lower-floor equivalents, a margin that reflects buyer and tenant preferences for light, views, and noise insulation. For pure investor buyers optimising yield, lower-floor units (third to fifth level) often represent superior value; the rent differential is marginal or non-existent relative to higher floors, yet the purchase price is meaningfully lower, translating to higher gross yield on capital deployed. Mid-level floors (roughly sixth to tenth level, depending on building height) occupy a middle position where price premiums are moderate and tenant appeal remains strong; this range typically balances value and desirability effectively. Corner or end units within any stack often command additional 3% to 7% premiums for superior light and ventilation; these premiums are frequently justified for owner-occupiers but are harder to recover through rental uplifts, making corner units less efficient for yield-focused investors. Units facing main roads or with potential noise exposure are occasionally discounted by 3% to 5% relative to quiet-facing units; risk-averse owner-occupiers should factor this into preferences, though many young-demographic tenants are indifferent to street exposure. The optimal stack position ultimately depends on buyer intent: owner-occupiers should prioritise personal preference for light and view, whilst investors should focus on per-unit yield efficiency and tenant demand patterns rather than chasing marginal price differences.

What is the future supply pipeline for residential units in the Tiong Bahru and Jalan Bukit Merah districts, and how might this affect property appreciation?

The Tiong Bahru and Jalan Bukit Merah precincts are substantially developed, with limited available land zoned for new residential construction and stringent heritage conservation policies that constrain large-scale redevelopment. Unlike greenfield areas or peripheral zones where HDB Build-To-Order projects continue to add supply, the central core precinct around 22 Havelock Road faces genuine supply scarcity: new units will primarily arise from infill redevelopment of ageing structures and occasional private project launches rather than wholesale district expansion. This supply constraint is structurally favourable for existing unit values, as demand from occupiers and investors continues to accumulate without proportionate supply replenishment. The broader southern core—encompassing Tiong Bahru, Outram, Pearl's Hill, and Bukit Merah—is similarly mature and supply-constrained, meaning competition for new units remains manageable across the entire precinct. Demographic trends further support demand: younger cohorts increasingly prefer established, walkable neighbourhoods over car-dependent outer estates, reversing decades of outward migration. The MRT system's maturity in the central core, combined with the absence of competing new-build supply, creates a durable appreciative environment for existing assets. Prospective buyers should view the near-total absence of future supply competition as a structural tailwind for 22 Havelock Road: pricing will be determined by investor and occupier demand rather than diluted by new launches, a dynamic that supports long-term capital preservation and modest appreciation even during economic downturns.

Hdb Flat At Havelock Road — From S$1,900