Type

Units

Min Area

Price Range

2 BR

1152 sqft

S$5,400/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$5,400.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1,080 on this acquisition.
Located 3 min (280 m) from NE9 Boon Keng 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.

9 Boon Keng Road: A Central HDB Development Near Boon Keng MRT

Situated along Boon Keng Road in one of Singapore's oldest and most established residential precincts, 9 Boon Keng Road presents an appealing proposition for buyers seeking proximity to excellent transport links and mature community amenities. The development's strategic positioning places it within a three-minute walk of Boon Keng MRT station on the North East Line, making it an exceptionally accessible address for commuters working across the island. This location advantage has consistently underpinned demand in the precinct, attracting both owner-occupiers and portfolio investors who recognise the enduring value of properties anchored to major transport nodes.

The HDB flats at this address feature thoughtfully proportioned layouts across multiple room configurations, catering to diverse household compositions and lifestyle preferences. Unit sizes typically range around 1,152 square feet, providing ample living space for modern Singapore families. The floor plans maximise natural light and ventilation whilst maintaining efficient use of every square metre, a hallmark of contemporary public housing design. Each property benefits from well-appointed bathrooms and practical storage solutions integrated throughout, reflecting the functional standards expected in today's residential market.

Strategic Location and Transport Connectivity

The proximity to Boon Keng MRT station represents one of the development's most compelling strengths. The North East Line connection offers direct access to central business districts, educational institutions, and shopping precincts throughout Singapore. From Boon Keng station, residents can reach Raffles Place in approximately twelve minutes, making this location particularly attractive to working professionals and families with school-age children. The pedestrian-friendly streetscape around the development reduces reliance on personal vehicles for daily commutes, aligning with Singapore's broader push toward sustainable urban mobility.

Beyond the MRT, the area benefits from extensive bus services providing secondary connectivity to neighbourhoods across the north and east of Singapore. This layered transport infrastructure ensures that residents enjoy flexibility in their commuting choices, whether selecting the speed and reliability of rail or the route flexibility offered by bus networks. The established nature of Boon Keng as a residential precinct means that supplementary transport, retail, and dining options have matured organically around the neighbourhood, creating a well-rounded living environment.

Neighbourhood Characteristics and Amenities

Boon Keng is renowned as a vibrant, multi-generational residential community with deep historical roots in Singapore's public housing landscape. The neighbourhood combines the stability of mature public housing stock with an evolving local economy that includes independent cafes, traditional shophouses, and modern retail establishments. Residents enjoy access to primary and secondary schools within walking distance, along with healthcare facilities including a neighbourhood health centre. The community spirit in Boon Keng remains notably strong, with regular grassroots programmes and activities organised by the local residents' association.

The precincts surrounding Boon Keng Road feature well-maintained parks and green spaces that encourage outdoor recreation and socialisation. The Kallang River lies within reasonable proximity, offering opportunities for cycling and waterfront leisure activities. Local markets, hawker centres, and traditional provision shops serve the everyday needs of residents, preserving the authentic character of this neighbourhood whilst supporting affordability for grocers and diners alike. These established community touchstones make the area particularly appealing to families with children or retirees seeking an integrated residential environment.

Market Positioning and Investment Potential

Properties at 9 Boon Keng Road occupy a competitive segment within the broader Boon Keng area rental and sales market. The pricing reflects the development's combination of transport accessibility, mature neighbourhood status, and practical unit configurations. For investors assessing rental yield potential, the North East Line location and proximity to employment hubs have historically supported consistent demand for HDB rentals in this vicinity. The established tenant base in Boon Keng—comprising young professionals, relocating families, and international workers—provides reliable demand generation for rental portfolios.

The resale market for HDB properties in Boon Keng has demonstrated resilience through market cycles, supported by the enduring appeal of the MRT connection and the neighbourhood's established infrastructure. Capital appreciation has typically tracked with broader HDB market trends, though properties with excellent MRT access and practical layouts have often outperformed area averages. First-time buyers entering the HDB market often favour Boon Keng for its reputation as a stable, well-connected precinct where property values have historically maintained steadiness. This characteristic makes the address suitable for buyers seeking a long-term residential commitment rather than speculative short-term positioning.

Unit Configuration and Living Spaces

The multi-room layouts available at 9 Boon Keng Road provide flexibility across different life stages and family structures. Two-bedroom configurations—commonly available throughout the development—suit young couples establishing their first home, small families, or investors seeking to attract tenants seeking independent guest facilities. The approximately 1,152 square foot floor plates deliver sufficient space for modern furniture arrangements whilst maintaining the functional efficiency expected in well-designed HDB environments. Kitchens incorporate practical countertop space and built-in storage, whilst living and dining areas blend seamlessly to create flexible entertaining zones.

Master bedrooms within the units typically accommodate queen-sized beds and bedroom furniture without compromising circulation space, and secondary bedrooms provide accommodation for children or home office arrangements. The bathroom provision—typically two across the unit—reflects contemporary lifestyle expectations, particularly for households with working professionals and school-age children requiring morning time management. Utility spaces, including provision for washing machines and dryers, are thoughtfully integrated within the floor plans rather than compromising valuable living areas.

Comparative Market Context

Within the broader Boon Keng locality, 9 Boon Keng Road competes alongside other HDB developments spanning several decades of construction. Neighbouring properties in the immediate vicinity tend to reflect similar pricing brackets, though variations exist based on individual floor levels, unit orientations, and minor differences in renovation condition across the stock. The relatively consistent supply of comparable units within walking distance of Boon Keng MRT means that buyer competition remains moderate compared to developments in more supply-constrained precincts. This competitive positioning has historically supported realistic pricing and lower transaction friction for both buyers and sellers navigating this particular address.

Recent transactions throughout Boon Keng have transacted at per-square-foot price points reflecting the area's established market positioning and the MRT premium attached to North East Line accessibility. Properties across the precinct have generally maintained price discovery relatively efficiently, as the transparent HDB resale market and active local transaction volume provide clear benchmarks for prospective purchasers and agents alike. This transparency supports informed decision-making and reduces the risk of significant mispricing relative to comparable properties within the immediate neighbourhood.

Future Considerations and Neighbourhood Evolution

The Boon Keng precinct remains strategically important within Singapore's long-term housing and urban planning objectives. The North East Line, completed in the early 2000s, has established itself as a critical transport artery with no material plans for replacement or downgrade. This suggests that the transport premium attached to this address will remain relevant across multi-decade timeframes. The surrounding neighbourhood continues to evolve gradually, with periodic upgrading programmes and infrastructure improvements ensuring that the precinct remains attractive to successive generations of residents.

Government planning policies continue to emphasise the importance of mature public housing estates in supporting Singapore's broader housing stability objectives. Boon Keng's status as an established precinct with strong community identity means it remains well-positioned within planning priorities. The neighbourhood's gradual evolution—rather than speculative transformation—typically supports predictable property value trajectories and reduces the risk of disruptive negative externalities that sometimes emerge in rapidly changing precincts. For buyers prioritising long-term stability and low-volatility appreciation over speculative capital gains, this characteristic represents a material advantage.

Frequently Asked Questions

What rental yield might I expect if I purchase a unit at 9 Boon Keng Road as an investment property?

HDB properties at 9 Boon Keng Road, given their proximity to Boon Keng MRT on the North East Line and location within an established, well-serviced neighbourhood, typically attract consistent rental demand from working professionals and small families. Rental yields for comparable HDB units across Boon Keng and nearby precincts have historically ranged between 2.5% and 3.5% gross yield, depending on unit configuration, floor level, and specific orientation. The strong transport connectivity and mature amenities surrounding the development support reliable tenant acquisition, meaning portfolio investors can often achieve these yields consistently across multiple market cycles, though yields vary based on purchase price, rental market conditions, and specific unit characteristics.

How does pricing at 9 Boon Keng Road compare to recent per-square-foot transactions in this area?

Properties within Boon Keng have transacted at per-square-foot rates reflecting the North East Line MRT accessibility premium and the precinct's established market positioning. Recent comparable sales throughout the immediate neighbourhood typically cluster around the S$4,500 to S$5,500 per square foot range for multi-room HDB units in similar condition. 9 Boon Keng Road's pricing tends to align competitively within this corridor, reflecting its advantages of direct MRT proximity and practical unit configurations, though individual transactions may vary based on floor level, facing direction, and renovation condition. Prospective buyers should review recent transactions for directly comparable units within the same block or immediately adjacent properties to establish contextual pricing accuracy.

What Additional Buyer's Stamp Duty (ABSD) implications should I consider if purchasing 9 Boon Keng Road as a second residential property?

Singapore Citizens purchasing a second residential property, including HDB flats, are subject to Additional Buyer's Stamp Duty at the current rate of 20% applied to the purchase price above S$180,000. For a property at 9 Boon Keng Road priced in the S$500,000 to S$600,000 range, this would equate to significant additional acquisition costs beyond standard stamp duty and legal fees. The 20% ABSD applies to the full purchase price, making it essential for second-property buyers to factor this cost into their total investment calculation when assessing net yield and capital requirements. Tax planning strategies, such as timing property disposals to manage the ABSD liability, should be discussed with a qualified tax professional, though ABSD is a material cost that materially impacts investment returns.

What lease decay risk and resale value impact should I understand for this HDB development?

HDB properties at 9 Boon Keng Road are typically offered on 99-year leasehold tenures, which means lease decay becomes a material consideration for long-term holding strategies. Properties approaching the 80-year mark in remaining lease tenure tend to experience reduced resale demand and valuation pressure, as financing becomes more challenging and buyer pools contract notably. However, 9 Boon Keng Road, depending on its construction date, may still retain substantial lease tenure, which mitigates immediate decay concerns for current buyers with typical 15 to 20-year holding horizons. Prospective buyers should verify the exact lease commencement and remaining tenure before purchase, and understand that properties below 60 years remaining lease will face increasingly constrained buyer pools and financing difficulties. For those planning to hold through retirement, lease decay becomes increasingly relevant, and the government's Lease Buyback Scheme may eventually offer remediation, though this remains subject to future policy and eligibility criteria.

How does the Boon Keng MRT station location affect demand and capital appreciation for properties at this address?

The North East Line MRT connectivity represents a primary value driver for 9 Boon Keng Road, as properties within three minutes' walk of major MRT stations consistently demonstrate stronger demand, lower time-on-market, and more resilient capital values across property market cycles. The Boon Keng station specifically provides direct access to central employment districts, universities, and shopping precincts, making the address attractive to working-age professionals who prioritise transport convenience in their housing decisions. Historical data suggests that HDB properties with excellent MRT proximity in established precincts like Boon Keng have outperformed area averages by approximately 1% to 2% annually over multi-decade periods, though this premium is already substantially embedded in current pricing. The MRT accessibility also supports consistent rental demand, meaning investor portfolios anchored to this location tend to experience lower vacancy rates and more predictable tenant acquisition timelines compared to peripheral locations.

Which buyer profiles—HNW, upgraders, first-timers, and investors—would find 9 Boon Keng Road most suitable?

First-time buyers represent an ideal profile for 9 Boon Keng Road, given the established neighbourhood, transparent pricing within the HDB market, and reliable MRT transport that appeals to young professionals establishing their initial residential footprint. Upgraders transitioning from smaller HDB units or rental accommodation to multi-room ownership also find the practical layouts and neighbourhood maturity compelling, as they typically prioritise transport connectivity and community stability over speculative capital gains. Portfolio investors seeking reliable rental demand with moderate price volatility favour this location, as the North East Line proximity and established tenant base support consistent yields without the speculative risk associated with emerging precincts. High-net-worth buyers less frequently target this price point, though some use 9 Boon Keng Road properties as stable portfolio anchors complementing higher-value private residential holdings. Retirees and empty-nesters seeking to downsize from larger private properties increasingly consider Boon Keng HDB stock, attracted by the neighbourhood community, transport access, and lower maintenance burden relative to private housing.

What Total Debt Service Ratio (TDSR) and financing headroom should I understand at typical price points for this development?

HDB properties at 9 Boon Keng Road, typically priced in the S$500,000 to S$600,000 range, require buyers to structure financing within the TDSR framework, which limits monthly debt service (including the mortgage payment, car loans, credit cards, and other obligations) to 60% of gross monthly income. For a property at S$550,000 with a 20% cash deposit (S$110,000), the mortgage of S$440,000 amortised over 25 years at prevailing interest rates would require approximately S$2,200 to S$2,400 monthly mortgage payments, necessitating gross monthly household income of S$3,700 to S$4,000 to remain comfortably within TDSR guidelines assuming minimal other debt obligations. First-time buyers and upgraders should ensure their employment income stability and bonus consistency support sustained mortgage servicing, and should preserve headroom for interest rate fluctuations, as the TDSR calculation is stress-tested at higher rates. Buyers with existing car loans or significant credit commitments should carefully model their TDSR position, as these obligations reduce the percentage of income available for housing-related debt.

How does 9 Boon Keng Road compare to nearby competing HDB developments in the same locality?

The broader Boon Keng locality encompasses several HDB developments spanning multiple construction decades, including blocks constructed through the 1990s and early 2000s with varying degrees of recent upgrading and renovation. Properties immediately adjacent to 9 Boon Keng Road typically command pricing within 3% to 5% of comparable units, reflecting minor variations in floor level, block position relative to the MRT station, and individual renovation condition. Some neighbouring developments benefit from marginal proximity advantages or recent en-bloc upgrading programmes that may command slight premiums, whilst others, particularly those further from the MRT station despite remaining within the Boon Keng address, may trade at modest discounts reflecting the three to five-minute walk differential in MRT access. The transparent nature of HDB resale pricing and active transaction volume throughout Boon Keng means that buyers can readily identify value disparities between specific blocks and units, enabling informed selection across the available stock.

Which unit stack or floor level typically offers the best value proposition at this development?

Middle to upper-middle floors—typically levels four through seven—at 9 Boon Keng Road often represent optimal value, as they command modest premiums over lower floors whilst avoiding the reduced demand and slight ventilation disadvantages sometimes associated with highest floors in older HDB blocks. Lower floors (levels one and two) often trade at discounts of 3% to 5% relative to middle floors, reflecting perceived security concerns and reduced privacy from street-level observation, though these floors may appeal to elderly buyers or those with mobility constraints favouring reduced stair/lift reliance. Higher floors (levels nine and above) typically command premiums of 2% to 4%, reflecting improved air circulation and views, though the value-per-increment diminishes as floors increase. Units facing away from the primary roadway and oriented toward internal green spaces or secondary streets often trade at modest premiums relative to road-facing counterparts, as they offer reduced noise exposure and enhanced privacy. Savvy buyers seeking value often identify blocks where direct MRT proximity provides such a powerful premium that individual floor or orientation variations become secondary, meaning lower floors in prime MRT-adjacent blocks may offer better risk-adjusted value than higher floors in blocks requiring five to seven-minute walks to the station.

What future supply pipeline exists for HDB developments in the Boon Keng and broader district, and how might this affect long-term property appreciation?

The Boon Keng precinct is classified as a mature public housing estate within Singapore's long-term planning framework, meaning that major new HDB supply within the immediate locality is not anticipated in current Housing Development Board projections. The surrounding northeast sector, however, continues to receive new HDB supply through en-bloc renewal projects and greenfield developments in adjacent precincts like Sengkang and Punggol, which offers capacity to accommodate housing demand growth without overwhelming any single neighbourhood. The strategic importance of Boon Keng as an established, well-connected precinct means that government planning policies continue to support the sustainability and desirability of existing stock rather than encouraging wholesale replacement or displacement. This measured supply approach historically supports stable, predictable capital value trajectories in mature estates, as moderate supply growth prevents speculative oversupply whilst organic demand from new household formation and relocating families underpins steady price discovery. For buyers prioritising appreciation stability and low-volatility returns over speculative capital gains, the relatively constrained supply pipeline in Boon Keng represents a material advantage compared to emerging precincts where rapid supply influxes sometimes disrupt historical price trends.

Hdb Flat At 9 Boon Keng Road — From S$5,400