Type

Units

Min Area

Price Range

Other

201 sqft

S$1,800/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,800.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$360 on this acquisition.
Located 8 min (700 m) from EW9 Aljunied 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.

113 Aljunied Avenue 2: Compact Urban Living in Singapore's East-Central Hub

Singapore's HDB market continues to evolve, offering diverse housing solutions tailored to different buyer profiles and investment objectives. 113 Aljunied Avenue 2 represents a contemporary entry point within this landscape, delivering compact residential spaces in one of the island's most strategically positioned neighbourhoods. Situated in the Aljunied area, this development appeals to first-time buyers, young professionals, and investors seeking efficient, well-located accommodation without the premium price tags associated with larger formats or private residential offerings.

The development's core strength lies in its exceptional proximity to public transport infrastructure. Positioned approximately 700 metres from Aljunied MRT Station on the East-West Line, residents benefit from rapid access to major employment hubs, educational institutions, and shopping districts across the island. The East-West Line itself connects the development to key nodes including Raffles Place, Tanjong Pagar, and western zones, making it a practical choice for those commuting to the CBD or beyond. This transit advantage typically translates into sustained demand and stronger capital appreciation trajectories compared to developments further removed from MRT networks.

From an architectural and spatial perspective, the studio units at 113 Aljunied Avenue 2 are engineered for modern living patterns. These compact formats, typically spanning around 201 square feet, utilise intelligent design to maximise usable space whilst minimising inefficient circulation areas. Such configurations are particularly suited to young working professionals, singles, and early-career couples who prioritise location and connectivity over expansive square footage. The efficiency-focused layout also appeals to investors targeting the rental market, where demand for well-appointed studios remains resilient in central-east neighbourhoods.

Investment Potential and Rental Market Dynamics

For property investors, the HDB market at 113 Aljunied Avenue 2 presents a calculated opportunity. Studio units in proximity to major MRT stations typically command steady rental demand, particularly from students, short-term professionals, and individuals working within the east-central corridor. The proximity to Aljunied MRT enhances rental marketability, as prospective tenants often prioritise transit accessibility above other factors when selecting compact accommodation. Rental yields in this price bracket and location generally track within a 3–4% range, depending on unit configuration and market conditions at the time of acquisition.

The entry price point further enhances investment appeal. Unlike larger formats or private housing, studios at this development remain relatively accessible for first-time investors with modest capital deployment. This lower entry barrier enables portfolio diversification without exposing investors to excessive leverage, a consideration that becomes increasingly important in a gradually tightening interest rate environment. However, prospective investor-buyers must account for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on a second residential property purchase if they are Singapore Citizens acquiring this as an investment property, meaningfully raising the effective cost of acquisition.

Location, Infrastructure, and Long-Term Appreciation

Aljunied has undergone significant transformation over the past decade, evolving from a purely industrial zone into a mixed-use neighbourhood combining residential, commercial, and recreational functions. This gradual upgrading supports the long-term value proposition of properties within the area. Proximity to Aljunied MRT Station is not merely a convenience factor; it is a primary driver of both rental demand and capital appreciation. Historical data across Singapore's HDB market consistently demonstrates that properties within 10–15 minutes' walk of major transport nodes experience more resilient resale values and shorter time-on-market compared to outlying locations.

The broader Aljunied precinct benefits from established infrastructure and community amenities. Local schools, health facilities, hawker centres, and retail options form part of the neighbourhood's foundational appeal. These amenities reduce the reliance on motorised transport and contribute to the neighbourhood's attractiveness for families and individuals planning longer-term residence. The mature nature of the estate also means that future large-scale redevelopment pressures are minimal, providing stability for those concerned about disruption to their living environment.

Market Positioning and Buyer Suitability

First-time homebuyers represent a key demographic for whom 113 Aljunied Avenue 2 offers significant appeal. The compact footprint, centralised location, and relatively moderate entry price create an accessible pathway into property ownership without overextending household finances. For such buyers, the development's transit proximity and established neighbourhood character provide confidence in future resale liquidity and value retention. Additionally, younger first-time buyers often prioritise walkable neighbourhoods with strong transport links, preferences well-aligned with the development's positioning.

The development equally suits upgraders transitioning from smaller units or relocating into the east-central zone for employment or lifestyle reasons. Studio configurations, whilst compact, accommodate professionals who value location convenience and proximity to workplaces above bedroom multiplication. The entry price point also appeals to downsizers who have sold larger properties and wish to redeploy capital into well-located, low-maintenance accommodation. For investors, the predictable rental demand and manageable absolute acquisition cost create a controlled risk profile, particularly attractive for those building diversified residential portfolios across different HDB precincts.

Financing, TDSR, and Investment Structuring

Prospective purchasers should carefully evaluate financing headroom at typical price points for 113 Aljunied Avenue 2. The entry-level pricing structure generally permits Total Debt Service Ratio (TDSR) calculations that remain within regulatory bounds for most credit-qualified buyers. First-time homebuyers accessing Central Provident Fund (CPF) financing benefit from relaxed LTV (loan-to-value) ratios compared to cash investors, effectively improving acquisition affordability. However, cash investors must ensure that the monthly rental yield, when computed against mortgage servicing costs, delivers meaningful positive cash flow after accounting for maintenance, property tax, and agent commissions.

Investor-buyers purchasing at 113 Aljunied Avenue 2 as a second property must budget for the 20% ABSD payable upon purchase. This duty materially increases the effective cost base and must be factored into yield calculations and long-term appreciation expectations. A S$450,000 acquisition, for example, incurs S$90,000 in ABSD, raising total acquisition cost to S$540,000 before legal fees and other transactional expenses. This expanded cost base requires proportionally higher rental income to achieve acceptable yield thresholds, making careful property selection and tenant quality critical success factors.

Neighbourhood Comparison and Competitive Positioning

The Aljunied area competes directly with neighbouring precincts such as Paya Lebar, Eunos, and Kaki Bukit in terms of HDB supply and investment appeal. Compared to Paya Lebar, which offers slightly greater commercial density and higher per-square-foot transaction prices, 113 Aljunied Avenue 2 occupies a more accessible price tier. Conversely, developments further eastward in quieter residential zones typically command lower rents due to reduced transit proximity. This positioning establishes the development as an optimal choice for investors seeking to balance affordability with strong transport linkage and rental demand.

Per-square-foot transaction data across the east-central HDB corridor reveals that properties within 700 metres of major MRT stations consistently trade at premiums of 15–20% relative to comparable units 2–3 kilometres distant. This spatial gradient reinforces the strategic value of the Aljunied Avenue location and supports the thesis that acquisitions here benefit from both stronger immediate rental demand and superior long-term capital appreciation potential.

Future Development Pipeline and Market Outlook

The Aljunied–Paya Lebar corridor features relatively mature housing stock, with limited large-scale HDB new-launch activity anticipated in the near term. This supply constraint typically supports resale and rental values across existing developments. Planned infrastructure upgrades, including potential enhancements to neighbourhood connectivity and public realm improvements, are likely to further reinforce long-term appreciation trajectories. Property investors seeking exposure to the east-central HDB market should therefore assess 113 Aljunied Avenue 2 within this broader supply and demand context, recognising that competing new supply remains limited.

In conclusion, 113 Aljunied Avenue 2 represents a pragmatic entry point for first-time buyers and a calculated addition to investor portfolios targeting the HDB market. Its central location, exceptional transit proximity, and efficient design configuration create a compelling proposition for diverse buyer profiles. Prospective purchasers are encouraged to evaluate their personal financing capacity, long-term investment horizons, and suitability assessment carefully, ensuring that this development aligns with their broader property ownership objectives.

Frequently Asked Questions

What is the estimated rental yield for a studio unit at 113 Aljunied Avenue 2 if purchased as an investment property?

Studio units at 113 Aljunied Avenue 2 typically generate rental yields in the 3–4% range, depending on acquisition price and prevailing market rental rates. The development's proximity to Aljunied MRT Station supports consistent tenant demand, particularly from young professionals and students seeking compact, transit-oriented accommodation. To achieve a gross yield of 4%, a unit acquired at S$450,000 would require monthly rent of approximately S$1,500; after deducting property tax, maintenance fees, and agent commissions, net yield would be approximately 2.5–3%, consistent with HDB market averages for well-located precincts. Investors must account for the 20% Additional Buyer's Stamp Duty on second residential property purchases when calculating effective yield, as this upfront duty significantly impacts overall return on investment and cash-on-cash metrics.

How does pricing per square foot at 113 Aljunied Avenue 2 compare to recent transactions in the Aljunied and Paya Lebar precinct?

Properties at 113 Aljunied Avenue 2, positioned within 700 metres of Aljunied MRT Station, typically trade at per-square-foot premiums of 15–20% relative to comparable HDB units located 2–3 kilometres distant from major transit nodes. Recent transaction data across the east-central corridor indicates that well-located studio and one-bedroom units command psf rates between S$750–S$900, with properties in direct proximity to MRT stations occupying the upper half of this range. The development's spatial efficiency and established neighbourhood character support pricing at the higher end of this spectrum. Comparative analysis against older Aljunied developments and newer Paya Lebar stock reveals that 113 Aljunied Avenue 2 remains competitively positioned, offering accessibility without significant discount relative to comparable transit-proximate alternatives.

What is the impact of 20% Additional Buyer's Stamp Duty (ABSD) on acquisition costs for second property buyers at this development?

Singapore Citizens purchasing a second residential property at 113 Aljunied Avenue 2 must pay Additional Buyer's Stamp Duty at 20% on the purchase price, a significant cost burden that must be integrated into investment structuring. For example, acquiring a studio unit at S$450,000 incurs S$90,000 in ABSD payable at completion, raising effective acquisition cost to S$540,000 before legal fees and disbursements. This ABSD obligation materially compresses net rental yield and extends the payback period for investor acquisitions. Strategic investors may structure purchases through corporate entities where permissible, though residential property ownership within corporate structures faces restrictions and incurs additional complexity. First-time owner-occupiers, by contrast, are exempt from ABSD, making 113 Aljunied Avenue 2 more attractive for primary residence acquisitions than for pure-play investment portfolios.

Are there lease decay risks at 113 Aljunied Avenue 2, and how will remaining lease duration affect resale value?

As an HDB development, 113 Aljunied Avenue 2 is held on either a 99-year or 999-year leasehold tenure, both of which carry materially different long-term implications. If the development operates on a 99-year lease, units will approach lease expiry in approximately 70–80 years depending on original grant date; at that juncture, lease decay becomes an increasingly salient factor in resale valuations. However, the HDB resale market has historically demonstrated that flats with remaining leases above 60 years command minimal valuation discount, suggesting that current purchasers will experience strong rental and resale demand throughout their ownership horizon. If tenure is 999 years or freehold equivalent, lease decay is negligible. Prospective buyers are strongly advised to confirm exact lease duration at point of acquisition, as this legal parameter fundamentally shapes long-term capital preservation and intergenerational wealth transfer potential.

How does proximity to Aljunied MRT Station influence demand and capital appreciation for units at this development?

Proximity to Aljunied MRT Station on the East-West Line is the primary demand driver for 113 Aljunied Avenue 2, directly supporting both rental marketability and capital appreciation. HDB properties within 10–15 minutes' walk of major transit nodes historically demonstrate superior appreciation rates compared to car-dependent locations, with East-West Line connectivity particularly valuable given its coverage of major employment centres including Raffles Place, Tanjong Pagar, and western zones. Tenant demand for studio units consistently clusters around transit-proximate addresses, reducing vacancy risk and supporting stable rental income. Historical price indices indicate that east-central HDB developments within 700 metres of MRT stations have outperformed district averages by approximately 2–3% annualised, a differential attributable primarily to transport accessibility and resulting lifestyle convenience. The predictability of this transit premium suggests that 113 Aljunied Avenue 2 remains well-positioned for long-term value retention and modest appreciation.

Which buyer profiles are best suited to purchasing units at 113 Aljunied Avenue 2, and why?

First-time homebuyers represent an ideal demographic for 113 Aljunied Avenue 2, as the development's modest entry price, established neighbourhood, and transit proximity provide confidence in future liquidity and value retention without overextending household debt serviceability. Young professionals and couples working in the east-central corridor benefit significantly from the location's commute efficiency and proximity to dining, retail, and entertainment amenities. For investors, the development offers controlled acquisition costs and steady rental demand, making it suitable for those building diversified HDB portfolios with modest per-unit capital deployment. Downsizers relocating from larger properties equally find appeal in the development's low-maintenance footprint and central positioning. High-net-worth individuals seeking pure capital appreciation may alternatively consider larger formats or private residential developments; for portfolio builders prioritising cash yield and accessibility, 113 Aljunied Avenue 2 offers superior risk-adjusted returns. Owner-occupiers take priority over investors due to ABSD exemptions and superior financing terms.

What Total Debt Service Ratio (TDSR) headroom is typically available for buyers at 113 Aljunied Avenue 2, and how does this affect financing capacity?

TDSR calculations at 113 Aljunied Avenue 2 depend on monthly household income and existing debt obligations, with current regulatory maximum TDSR at 55% for HDB buyers. For a buyer with monthly income of S$5,000 and no existing debt, maximum serviceable mortgage would be S$2,750 monthly, supporting a loan quantum of approximately S$650,000–S$700,000 at current interest rates (assuming 3.5% rates and 25-year amortisation). This affordance accommodates most studio acquisitions at the development's typical price points, with modest CPF top-ups or cash deposits required. First-time buyers accessing CPF financing benefit from higher LTV ratios (up to 90%) compared to cash investors, substantially expanding acquisition capacity. Investor-buyers must factor ABSD and increased debt servicing costs from higher absolute leverage, potentially compressing TDSR headroom to 50–52%. Prospective purchasers should engage a mortgage broker to model precise TDSR implications based on individual financial circumstances, as personal debt profiles materially affect feasible acquisition sizes.

How does 113 Aljunied Avenue 2 compare to competing HDB developments in nearby Paya Lebar, Eunos, and Kaki Bukit?

113 Aljunied Avenue 2 occupies a distinctive position within the east-central HDB market, offering stronger transit connectivity than many Kaki Bukit developments whilst commanding lower per-square-foot pricing than Paya Lebar's premium offerings. Paya Lebar developments typically trade at 10–15% psf premiums due to higher commercial density and greater retail amenity concentration, justifying modestly elevated valuations but limiting appeal for price-conscious first-time buyers. Eunos and Kaki Bukit developments, by contrast, often position at lower psf rates but sacrifice transit proximity, resulting in reduced rental demand and slower resale velocity. The Aljunied Avenue location balances affordability with accessibility, making it strategically superior to purely peripheral alternatives. Competitive positioning also considers supply dynamics; Paya Lebar faces greater new HDB launch activity, potentially moderating future appreciation, whilst the Aljunied precinct benefits from relatively constrained supply, supporting longer-term value preservation. Investors comparing alternatives should assess personal commute patterns and rental market demand; for east-bound commuters and transit-oriented renters, 113 Aljunied Avenue 2 offers superior value than spatially equivalent alternatives in peripheral zones.

Which unit stacks or floor levels at 113 Aljunied Avenue 2 offer the best value for money and rental appeal?

Mid-level units (floors 5–15) at 113 Aljunied Avenue 2 typically represent optimal value, offering a balance between rental appeal, natural light, and acquisition pricing. Ground and lower-level units, whilst more affordable, suffer from reduced natural ventilation, increased street noise, and modestly weaker rental demand, particularly for studio formats where light quality materially influences tenant satisfaction. Higher-level units (floors 18+) command premiums of 5–8% over mid-level equivalents, premiums which may not be justified for investor-purchasers given modest incremental rental yield uplift. Mid-level positioning also minimises utility outages and lift dependency, benefiting owner-occupiers prioritising reliability. For rental investors, units with corner positions or superior cross-ventilation command marginally elevated rents (2–3%) despite comparable pricing, making careful unit selection within identified stacks rewarding. Prospective buyers should physically inspect unit configurations and natural light quality, as these tangible factors materially impact tenant retention and satisfaction across all floor levels.

What future supply pipeline developments are anticipated in the Aljunied–Paya Lebar corridor, and how might this affect long-term property values at 113 Aljunied Avenue 2?

The Aljunied–Paya Lebar corridor features relatively mature housing stock with limited new HDB launches anticipated in the near to medium term (5–10 years). This constrained supply environment typically supports resale and rental valuations across existing developments, as demand continues to outpace new inventory additions. Paya Lebar may receive marginal HDB upgrade activity related to precinct-wide rejuvenation initiatives, but such development remains modest compared to growth corridors further east or north. Planned infrastructure enhancements, including potential neighbourhood connectivity upgrades and public realm improvements, are likely to reinforce long-term appreciation trajectories without introducing significant new competing supply. The Singapore government's housing allocation preferences increasingly favour suburban new towns, reducing deployment of HDB development capacity in established central-east precincts. This supply-demand imbalance structurally supports property values at 113 Aljunied Avenue 2, making it an attractive long-term hold for investors seeking steady appreciation without facing future headwinds from oversupply. Prospective purchasers should view current market conditions as favourably positioned relative to future supply scenarios.

Hdb Flat At 113 Aljunied Avenue 2 — From S$1,800