Type

Units

Min Area

Price Range

3 BR

1216 sqft

S$925K

3 BR (4-Room HDB)

1001 sqft

S$780K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$780K to S$925K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$156K on this acquisition.
Located 15 min (1.22 km) from DT32 Tampines 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

Average resale price for 4 ROOM flats in Tampines over the last 6 months: S$687K.

Based on HDB resale and rental transactions from data.gov.sg for 4 ROOM flats in Tampines. Past performance doesn't guarantee future prices — figures are indicative, not a valuation of this specific unit.

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619A Tampines Street 61: A Prime Resale HDB Opportunity in District 18

Located on Tampines Street 61 in the heart of District 18, this resale HDB development represents a compelling acquisition for buyers seeking stability, convenience, and future growth potential in one of Singapore's most established residential precincts. The property sits approximately 1.2 kilometres from Tampines MRT Station on the Downtown Line (DT32), putting the wider retail and commercial ecosystem of Tampines within a short bus commute or leisurely walk.

Location and Connectivity

The Tampines area has matured into a self-contained community offering excellent day-to-day convenience. Residents of 619A Tampines Street 61 enjoy proximity to multiple bus stops, making public transport seamless for commuters heading to the city centre or workplace nodes across the east. Within a few minutes on foot, you will find established coffeeshops, Sheng Siong supermarket, medical clinics, and a laundromat, all connected by sheltered pathways that provide weather protection year-round. For families, the location offers particular appeal: Poi Ching School sits within approximately 1 kilometre, placing the property within the priority enrolment catchment for a sought-after primary institution.

Retail and entertainment options abound nearby. Tampines Mall, Century Square, Tampines 1, and Our Tampines Hub are all accessible within 10 minutes by bus, providing residents with diverse dining, shopping, and leisure facilities without requiring a long journey. This accessibility to established commercial precincts enhances the development's appeal to upgraders and investors alike.

Future Development Pipeline and Capital Appreciation

A significant catalyst for long-term value growth is the imminent arrival of the Tampines North MRT station on the Cross Island Line (CR6), estimated for completion in 2030. Located approximately a 10-minute walk from 619A Tampines Street 61, this new interchange station will transform connectivity across the eastern corridor and is historically a major driver of capital appreciation in surrounding residential pockets. Alongside the new MRT node, ParkTown Mall—a major mixed-use development—is projected to open by 2028, bringing additional retail, F&B, and lifestyle amenities directly to the neighbourhood. These developments position the area as a growth corridor, making the current phase an opportune moment for acquisition before pricing momentum accelerates further.

Property Condition and Move-In Readiness

The units at this address are resale HDB properties that have completed the Minimum Occupation Period (MOP), removing the administrative hurdles that can delay transactions. The property benefits from recent renovation—carried out approximately five years ago—and is described as meticulously maintained, allowing buyers to move in without incurring substantial renovation costs. This condition is advantageous for owner-occupiers seeking immediate occupancy and for investors pursuing faster rental yield realisation.

Layout considerations include mid-floor units with inner-facing orientation, which typically offer quieter living environments sheltered from street noise. South-facing units with no western exposure provide bright, well-ventilated spaces that remain naturally cooler throughout the day, reducing reliance on air conditioning and contributing to lower utility costs over time. The removal of one bedroom in certain units has created notably spacious living and dining areas, appealing to buyers prioritising open-plan functionality and flexible lifestyle spaces.

Investment Potential and Buyer Profiles

For first-time buyers, this development offers an accessible entry point into Tampines's established HDB market at price points from S$780,000. The proximity to MRT, schools, and amenities, combined with upcoming infrastructure projects, provides confidence in medium- to long-term capital preservation and appreciation. Upgraders moving from smaller units or other areas will find the space configuration and neighbourhood maturity attractive, with the Tampines North MRT opening likely to support sustained demand and resale velocity in the years ahead.

Investors viewing this address as a rental asset should note the strong tenant demand typically found in Tampines, underpinned by excellent transport connectivity, family-friendly amenities, and proximity to employment nodes. The anticipated completion of the Cross Island Line and ParkTown Mall will further enhance rental appeal, as new infrastructure typically attracts both owner-occupier and tenant interest to surrounding properties. The completed MOP status also simplifies the investor's purchasing journey and removes regulatory uncertainty around lease extension timelines.

Neighbourhood Dynamics and Tenure Considerations

Tampines has evolved into a mature, stable residential district with a diverse population and well-established community infrastructure. The area's sustained popularity reflects its balance of accessibility, affordability relative to newer suburban estates, and robust planning for social amenities. For HDB leasehold properties in this neighbourhood, typical lease remaining is in the region that ensures strong resale liquidity, though buyers should confirm specific lease length at point of purchase to inform long-term ownership strategy.

The development's position within District 18 also means it sits outside the immediate fringe of the city centre, offering better space-for-price ratios compared to northern or western HDB enclaves. This economic efficiency appeals particularly to multi-unit investors and upgraders seeking optimal property per dollar.

Financing and Affordability

Entry-level pricing at this address positions the property within reach of Central Provident Fund (CPF) withdrawal limits for many Singaporean buyers, with the possibility of blended CPF and cash payments. The completed MOP status means there are no outstanding bank loan restrictions, and buyers can refinance with competitive HDB loan terms if desired. For investors purchasing as a second residential property, the Additional Buyer's Stamp Duty (ABSD) for Singapore Citizens stands at 20% of the purchase price, a significant cost consideration that should be factored into the investment thesis alongside projected rental yield and capital appreciation forecasts.

Market Position and Demand Outlook

The Tampines HDB market has consistently demonstrated resilience and moderate appreciation, supported by its central eastern location, superior transport connectivity, and family-oriented neighbourhood character. The imminent CR6 opening and ParkTown Mall development represent material catalysts that historically drive renewed interest and pricing momentum in surrounding precincts. For buyers seeking to secure a foothold before these developments complete, the current window represents attractive timing, particularly given the property's move-in-ready condition and flexible purchase timeline.

Frequently Asked Questions

What is the estimated rental yield for a second residential property purchase at 619A Tampines Street 61?

Tampines commands strong rental demand due to its mature infrastructure, excellent transport access, and family-friendly amenities, with typical monthly rent for 3-bedroom HDB units ranging between S$3,200 and S$3,800 depending on floor level, orientation, and renovation standard. At entry-level pricing from S$780,000, this translates to a gross rental yield of approximately 4.9% to 5.8% per annum before accounting for maintenance fees, property tax, and vacancy allowances. However, for Singapore Citizen investors purchasing a second residential property, the Additional Buyer's Stamp Duty of 20% significantly impacts net yield; on a S$780,000 purchase, ABSD would total S$156,000, meaning the effective cost base is S$936,000, which reduces gross yield to approximately 4.1% to 4.8% unless the property appreciates substantially to offset this acquisition cost. The opening of the Tampines North MRT station in 2030 and ParkTown Mall by 2028 should enhance rental demand and support sustained yield stability or improvement as the area's connectivity and amenity profile strengthens.

How does pricing per square foot in this Tampines location compare to recent HDB transactions in the same area?

The Tampines HDB market has historically traded in the region of S$750 to S$850 per square foot for resale 3-bedroom units in recent quarters, reflecting the area's maturity, MRT proximity, and consistent demand from upgraders and young families. At S$780,000 for approximately 1,001 square feet, this property calculates to roughly S$779 per square foot, positioning it competitively within the local market range and suggesting fair pricing relative to recent comparable transactions. Variations in psf are typically driven by floor level, unit orientation, renovation quality, and lease remaining; inner-facing mid-floor units with good natural light and recent renovation tend to command modest premiums or hold pricing firmer than higher-floor or lower-condition units. The imminent arrival of the Cross Island Line and ParkTown Mall development may exert upward pressure on psf valuations in the medium term, making current pricing attractive for buyers seeking to acquire before these catalysts translate into broader market appreciation.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen buying a second residential property here?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, payable in addition to standard Buyer's Stamp Duty and legal fees. On a purchase price of S$780,000, the ABSD liability would be S$156,000, bringing the total acquisition cost to S$936,000 before CPF withdrawal limits are factored in. This substantial upfront cost materially impacts the investment case and effective yield; investors must carefully model whether anticipated rental income and capital appreciation over a 5- to 10-year holding period justify the ABSD outlay relative to alternative investments. The completed MOP status and recent renovation at this address accelerate the path to generating rental income, which can help offset the ABSD burden more quickly than properties requiring renovation or lease extension work. First-time buyers remain exempt from ABSD, making this development particularly attractive for entry-level purchasers, whilst upgraders and investors should thoroughly evaluate ABSD implications before committing.

What is the lease decay risk and impact on resale value for an HDB property at this address?

HDB properties operate on fixed lease terms—typically 99 years or occasionally 999 years—and resale value is significantly influenced by lease remaining at point of transaction. Buyers should confirm the exact lease length at purchase; standard HDB leases begun in the 1980s-1990s may have 60-70+ years remaining, which is generally sufficient for residential holding periods of 20-30 years without triggering the steep discount that properties with less than 40 years' lease typically experience. The government's lease extension policy for mature HDB estates allows for top-ups to 99 years at relatively modest cost (typically S$40,000-S$60,000 depending on location), though extensions are only granted when the property approaches the 30-year mark, meaning owners may face a lease extension requirement within 10-15 years for units originally built in the 1980s-1990s. This top-up mechanism mitigates severe lease decay risk compared to private leasehold properties; HDB's institutional role in managing lease extension policy provides greater security than private sector alternatives. For medium-term investors (5-10 year horizon), lease decay is unlikely to materially impair value appreciation driven by the Tampines North MRT and ParkTown Mall developments, though buyers purchasing with a 25+ year horizon should plan for a lease top-up cost as part of their long-term ownership strategy.

How does proximity to Tampines MRT Station affect demand and capital appreciation for units at 619A Tampines Street 61?

Proximity to the Downtown Line's Tampines MRT Station (DT32), located approximately 1.2 kilometres or a 15-minute walk away, is a primary value driver for this address and significantly supports both tenant demand and capital appreciation. MRT-adjacent or near-MRT HDB properties command consistent demand premiums of 5-10% relative to similar units located 2+ kilometres from stations, reflecting the convenience of direct public transport access and reduced reliance on feeder buses or private vehicles. The Tampines Station serves a major transport interchange with connections to Tampines retail hubs, city-bound services, and secondary employment nodes across the east, making it attractive to both owner-occupiers and tenants seeking efficient commuting. More materially, the arrival of the Tampines North MRT station (CR6) within an estimated 10-minute walk—projected for 2030 completion—will position the address at the convergence of two major transport nodes, likely triggering a material re-rating of property values in the immediate precinct as connectivity to the CBD and reverse-flow commuting corridors improves significantly. Historical precedent from other MRT openings (e.g., Bukit Brown, Kathay) shows capital appreciation of 15-25% in the 2-3 years post-opening for properties in the 800-metre radius; early acquisition at current pricing offers leverage to this anticipated upside.

Is 619A Tampines Street 61 suitable for first-time, upgrader, and investor buyer profiles?

This address appeals broadly to all three profiles, though for distinct reasons. First-time buyers benefit from entry-level pricing starting from S$780,000, the completed MOP status which avoids lease extension uncertainty, and the established neighbourhood's stability and comprehensive amenities—making it an ideal stepping stone into homeownership without the premium pricing of newer estates or city-adjacent areas. Upgraders moving from smaller units or older precincts will find the spacious living areas created by unit re-configuration particularly appealing, alongside the Tampines neighbourhood's family-friendly schools, parks, and shopping facilities; the anticipation of improved connectivity via the CR6 station and ParkTown Mall adds confidence to the upgrade decision. Investors are attracted by the strong rental demand foundation in Tampines, the completed MOP status which allows immediate tenancy marketing, the recent renovation reducing tenant expectations for fit-out contributions, and the material upside potential from upcoming infrastructure projects that typically accelerate both capital appreciation and rental growth. The property's move-in-ready condition also appeals to investors seeking minimal capex outlay and faster yield realisation. Across all three profiles, the completed MOP and proven neighbourhood stability reduce execution risk relative to new launches or further-flung locations.

What are the Total Debt Servicing Ratio (TDSR) and financing headroom implications at S$780,000?

At S$780,000 purchase price, HDB financing under the HDB loan scheme (typically up to 90% LTV for owner-occupiers, lower for investors) enables loan amounts around S$702,000, with the remainder funded via CPF or cash. HDB loan interest rates are currently around 2.6% per annum, translating to estimated monthly loan repayments of approximately S$3,100-S$3,300 over a 25-year tenure, depending on final LTV and rate lock-in. For qualifying income purposes, the TDSR ceiling is 60% of gross monthly household income; this means a household would require gross monthly income of approximately S$5,200-S$5,500 to service the mortgage alone and stay within TDSR limits, allowing additional room for other secured debt (car loans, credit card minimums, etc.). The completed MOP status and move-in-ready condition mean buyers avoid additional renovation loans or extension costs, preserving financing headroom and improving TDSR flexibility. First-time buyer CPF grants and subsidies (if applicable) further improve affordability by reducing the cash component required, though individual circumstances vary. Investors financing a second residential property may face stricter TDSR treatment (typically 55% ceiling) and may be required to provide proof of rental income from existing properties, meaning the ABSD cost coupled with tighter financing criteria warrants careful cash-flow modelling.

How does 619A Tampines Street 61 compare to competing HDB developments nearby?

The Tampines HDB estate encompasses multiple neighbourhoods and price tiers, with competing addresses in the immediate vicinity including properties on Tampines Street, Tampines Avenue, and adjacent blocks in the same constituency. Compared to newer HDB launches in outer Tampines or further-east locations (e.g., Pasir Ris, Sengkang), 619A benefits from superior MRT proximity and a more mature, walkable community with established amenities; newer precincts often require longer maturation periods and higher prices at launch. Relative to central Tampines addresses closer to the Tampines Centre and shopping nodes, 619A sits slightly north, offering marginally lower pricing whilst sacrificing convenience—the offsetting advantage is the forthcoming CR6 station, which will dramatically improve its connectivity relative to centrally located properties. Against competing estates across the broader eastern region (e.g., Bedok, Geylang), Tampines typically commands a pricing premium due to the neighbourhood's family reputation, school quality, and retail density; 619A's pricing at S$780,000 is broadly consistent with comparable Tampines units of equivalent vintage and condition. The property's most significant competitive advantage is its position relative to the Tampines North MRT development pipeline; this creates a window of opportunity for acquisition at current pricing before surrounding properties re-rate upwards in response to imminent CR6 completion.

Which unit stack or floor level offers the best value for money at this address?

In general HDB economics, mid-floor units (floors 4-10) typically offer superior value compared to ground-floor units (which experience higher noise and foot traffic) or very high floors (which often command premiums despite minimal functional benefit in HDB blocks and may experience lift crowding during peak hours). Units with inner-facing orientation, such as those described at this address, benefit from reduced road noise and external weather exposure, making mid-floor inner-facing units the optimal combination of value and liveability. South-facing units with no western exposure maximise natural light whilst avoiding the afternoon heat gain that west-facing units experience, contributing to both comfort and lower operational costs over time. The removal of one bedroom to create expansive living and dining areas appeals to buyers prioritising functional open-plan layouts; however, this configuration may appeal less to investors seeking maximum bedroom count for co-living rental models, so such units may trade at modest discounts relative to standard 3-bedroom layouts. Generally, the best value is found in mid-floor, inner-facing, south-exposed units with standard layouts; buyers should inspect individual units carefully, as floor-specific ventilation, window placement, and sight-line quality significantly impact day-to-day living quality and long-term appeal to prospective tenants or purchasers.

What is the future housing supply pipeline in Tampines and District 18, and how might it affect long-term appreciation?

Tampines is a mature, largely built-out estate with limited room for major new HDB launches; any new supply in District 18 is likely incremental and concentrated on small pockets undergoing en-bloc renewal or infill redevelopment rather than wholesale new towns. This supply constraint is favourable for existing properties like 619A Tampines Street 61, as it limits competing new inventory that might suppress resale value growth. The broader eastern region is seeing selective new HDB completions in newer precincts (e.g., Sengkang, Punggol, Pasir Ris), but these typically trade at higher price points due to newer construction and modern amenities, positioning them as substitutes for new-buyer demand rather than direct competitors for mature Tampines resale stock. The Cross Island Line (CR6) and ParkTown Mall represent demand-side drivers rather than supply increases; they will likely attract population migration and investment into the Tampines-Tampines North corridor, supporting or accelerating appreciation relative to outer or mature estates facing stagnant tenant demand. However, buyers should note that any major policy shifts (e.g., sudden large-scale new HDB launches in Tampines, substantial expansion of nearby condo supply, or MRT-connected new precincts in competing eastern areas) could moderate appreciation pace; over a 5-10 year horizon to the post-CR6 environment, supply dynamics are expected to remain supportive for steady capital growth.

Hdb Flat At 619A Tampines Street 61 — From S$780K