Type

Units

Min Area

Price Range

3 BR

1216 sqft

From S$680Xk

Property Highlights

Spacious 1,216 sqft three-bedroom HDB offering excellent value in established Pasir Ris estate
Convenient 16-minute walk to Pasir Ris MRT Station with excellent connectivity across Singapore
Dual bathrooms and thoughtful layout ideal for growing families and multi-generational households
Strong location near schools, shopping, and hawker centres with mature neighbourhood amenities
Competitive pricing at approximately $558 per sqft in a stable residential precinct

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Ref: 500151825

124 Pasir Ris Street 11: A Well-Proportioned Family Home in Established East Singapore

This three-bedroom, two-bathroom HDB flat at 124 Pasir Ris Street 11 represents a thoughtfully designed residential offering in one of Singapore's most mature and well-serviced housing estates. At 1,216 square feet, the property delivers the generous living space that modern families increasingly prioritise, with a layout that maximises functionality without sacrificing comfort. Priced at S$680,000, this unit occupies an attractive position within the Pasir Ris market, offering genuine value for buyer profiles ranging from upgraders to investors seeking stable rental returns.

Location and Connectivity

Pasir Ris has evolved considerably over recent decades, establishing itself as a vibrant residential corridor with outstanding transport links and comprehensive neighbourhood infrastructure. The property sits just 1.33 kilometres from Pasir Ris MRT Station (CP1 line), translating to approximately sixteen minutes on foot under normal conditions. This proximity to the Circle Line provides swift access to the broader MRT network, connecting residents to business districts, education hubs, and entertainment precincts across the island with relative ease.

The eastern location of this HDB estate positions it strategically between Tampines to the south and Seletar to the north, creating a natural hub for residents who work or study across the north-eastern corridor. The area benefits from multiple arterial roads including Pasir Ris Drive and Pasir Ris Street, ensuring flexibility for private transport users whilst maintaining a walkable neighbourhood character for those preferring public mobility.

Property Specifications and Internal Layout

The three-bedroom configuration provides distinct sleeping quarters suitable for families with children, elderly parents, or those requiring flexible home office arrangements. The inclusion of two full bathrooms eliminates the morning logistical challenges common to single-bathroom properties, a practical consideration that enhances daily living quality and significantly supports rental appeal should investors choose to monetise the asset. The 1,216 square foot footprint allocates space generously across living, dining, and kitchen areas, allowing for comfortable entertaining and natural traffic flow between zones.

Storage solutions and a thoughtfully planned floor plan are fundamental to the modern HDB experience, and this unit reflects contemporary design sensibilities whilst respecting the structural character of its precinct. The dwelling benefits from natural ventilation patterns inherent to Pasir Ris's elevated position and wind corridors, potentially reducing dependence on mechanical cooling during temperate months.

Neighbourhood Character and Amenities

Pasir Ris possesses a mature, well-established community fabric that appeals particularly to families seeking stability and institutional proximity. The estate hosts primary and secondary schools within walking distance, reducing commute friction for parents managing school runs and after-school activities. Pasir Ris Central, the primary retail and F&B destination, offers supermarket facilities, medical clinics, and dining variety that cater to daily household requirements without necessitating travel to distant malls.

The hawker centres and traditional food courts throughout the estate maintain the authentic Singaporean residential experience, providing affordable meal options and contributing to the social cohesion characteristic of established public housing enclaves. Community clubs, recreational facilities, and green spaces are systematically distributed, ensuring residents maintain active lifestyles without extensive travel.

Investment Potential and Market Position

At approximately S$558 per square foot, this property sits within a competitive per-unit-area band that reflects Pasir Ris's positioning as a mid-tier estate offering strong fundamentals without the premium pricing associated with new launches or central-zone locations. The three-bedroom segment has historically demonstrated consistent demand from upgraders transitioning from two-bedroom configurations, creating reliable buyer liquidity at the secondary market stage.

For investor-orientated purchasers, Pasir Ris commands steady rental demand driven by proximity to employment zones and the appeal of mature neighbourhood amenities to working professionals and families. The dual-bathroom configuration and ample square footage support command rents competitive with comparable stock, whilst the location's accessibility via public transport broadens the tenant demographic considerably.

Market Comparison and Value Assessment

Recent transactional evidence in Pasir Ris indicates that three-bedroom units commanding strong structural positions and full bathroom facilities trade within the S$550 to S$600 per sqft band for resale stock. This particular offering's pricing reflects confidence in its condition and layout appeal, positioning it competitively relative to the immediate supply of comparable units. Purchasers evaluating options across Pasir Ris, Tampines, and Hougang would find this property's square-footage value and transport accessibility factors align favourably with alternative opportunities in the eastern precinct.

Suitability for Different Buyer Profiles

First-time home buyers entering the HDB market benefit substantially from the established nature of Pasir Ris, which eliminates early-stage precinct uncertainty and provides proven community infrastructure from day one. For upgraders transitioning from smaller configurations, the three-bedroom layout and dual bathrooms deliver the space expansion that justifies the move whilst maintaining neighbourhood identity and transport accessibility. Growing families appreciate the school proximity, recreational facilities, and social networks established through decades of residential continuity. Investors identify strong rental fundamentals supported by tenant demand from young professionals, expatriates on shorter-term assignments, and families valuing eastern corridor proximity without the intensity of central-zone living costs.

Financial Considerations

Prospective purchasers should assess TDSR (Total Debt Service Ratio) implications at this S$680,000 price point, typically requiring approximately 25 to 30 percent of household monthly income depending on prevailing mortgage rates and existing commitments. Most financial institutions offer HDB loans covering 90 percent of the purchase price for first-time buyers, reducing required down-payment capital whilst spreading obligations across standard 25 to 30-year terms. Second-property purchasers warrant consideration of Additional Buyer's Stamp Duty (ABSD) implications, adding 5 to 15 percent to the transactional cost structure depending on citizenship and ownership history—a material consideration in property acquisition planning.

Future Precinct Development

Pasir Ris benefits from Housing Development Board's long-term precinct management philosophy, positioning established estates for incremental improvements rather than speculative redevelopment. The Circle Line's integration has matured beyond initial adoption phases, stabilising transport demand and limiting significant future infrastructure disruption. Planned rejuvenation initiatives within the eastern region may support gradual capital appreciation as aging precincts receive selective upgrading, though Pasir Ris's relatively recent estate status suggests evolution rather than revolutionary transformation.

Conclusion

124 Pasir Ris Street 11 presents a compelling residential proposition for buyers prioritising space, connectivity, and neighbourhood stability over aspirational central-zone positioning. The three-bedroom, two-bathroom configuration delivers functional living at a per-square-foot value that withstands competitive scrutiny, whilst the Pasir Ris location offers transport accessibility and community amenities that appeal across multiple buyer demographics. Whether serving as a family residence or investment vehicle, this HDB unit merits serious consideration within the eastern housing market.

Frequently Asked Questions

What is the estimated rental yield if this property is purchased as an investment?

Based on current Pasir Ris rental benchmarks, a three-bedroom HDB of this size and specification typically commands monthly rents between S$2,800 and S$3,200 depending on condition, floor level, and specific location within the precinct. This translates to a gross yield of approximately 4.9 to 5.6 percent annually, calculated before expenses such as property tax, maintenance contributions, and agency fees. The dual-bathroom configuration and 1,216 square foot footprint position this unit in the higher-yielding segment within the Pasir Ris market, particularly attractive to investors sourcing tenants from the professional and family demographics drawn to the eastern corridor's transport accessibility and established amenities.

How does the $558 per sqft pricing compare to recent Pasir Ris transactions?

Recent secondary-market transactions in Pasir Ris indicate that three-bedroom units with comparable specifications and condition trade within the S$540 to S$595 per sqft range, positioning this offering at the mid-to-upper segment of the distribution. Two-bedroom units typically command S$480 to S$540 per sqft, while four-bedroom configurations fetch S$600 to S$680 per sqft, illustrating how this three-bedroom's pricing reflects genuine size and functional value rather than premium positioning. The S$558 per sqft figure represents solid market alignment, neither aggressively underpriced nor speculatively inflated relative to the observable transactional evidence across the immediate estate and neighbouring precincts.

What ABSD implications apply if I'm purchasing this as a second property?

Second-property purchasers in Singapore face Additional Buyer's Stamp Duty ranging from 5 percent for permanent residents to 15 percent for non-citizens, applying to the S$680,000 purchase price. This translates to additional costs between S$34,000 (PR bracket) and S$102,000 (non-citizen bracket), substantially increasing the total acquisition cost beyond the base purchase price. For Singapore citizens purchasing their second residential property, ABSD currently applies at 5 percent, adding S$34,000 to transactional expenses. These costs fundamentally affect investment return calculations and financing capacity assessments, warranting detailed consultation with financial advisors or conveyancing professionals before commitment.

What is the lease decay risk and how does it affect resale value?

HDB properties operate under 99-year leasehold structures with tenure commencing from the original construction date, typically in the 1980s for Pasir Ris estate properties. This property likely carries approximately 60 to 70 years of remaining lease depending on its precise construction year, positioning it within the period where lease decay becomes increasingly material to buyer financing and valuation. Bank mortgage availability typically declines sharply once remaining lease falls below 30 years, and appraisals demonstrate measurable value deterioration as lease tenure shortens. For a property currently at this lease stage, resale value should remain relatively stable provided maintenance standards are upheld, though buyers should anticipate declining valuation curves in subsequent decades—a consideration particularly relevant for investors targeting longer holding periods.

How does proximity to Pasir Ris MRT Station affect demand and capital appreciation?

Pasir Ris MRT Station's sixteen-minute walking distance positions this property within the optimal accessibility band where transport convenience significantly influences tenant demand and buyer preference without incurring premium pricing associated with ultra-close proximity. The Circle Line connection provides direct access to Orchard, Marina Bay, and northern corridors, supporting steady demand from working professionals and families valuing transport efficiency. Historical appreciation in Pasir Ris over the past decade has averaged 2 to 3 percent annually, moderately outpacing inflation and reflective of stable demand driven by location fundamentals rather than speculative cycles. The MRT accessibility factor differentiates this estate from peripheral HDB locations, providing a structural demand floor that supports gradual capital value progression and rental competitiveness.

Which buyer profiles are best suited to this property?

First-time home buyers benefit significantly from this property's established precinct maturity, comprehensive amenity infrastructure, and proven buyer liquidity at the secondary market stage. Upgraders transitioning from two-bedroom configurations find the space expansion and dual bathrooms genuinely transformative to daily living convenience, particularly for households with children or multi-generational arrangements. Growing families prioritise the three-bedroom configuration alongside school proximity and recreational facilities embedded throughout the Pasir Ris estate, creating a natural life-stage fit. Investors identify strong rental fundamentals supported by professional tenants attracted to eastern corridor accessibility, expatriate families valuing stable neighbourhood character, and younger households seeking affordable entry points to HDB ownership without central-zone costs—collectively creating predictable demand across economic cycles.

What TDSR headroom exists for buyers at this $680,000 price point?

Total Debt Service Ratio calculations at S$680,000 typically require monthly household income between S$2,400 and S$2,800 assuming standard HDB financing at 90 percent loan-to-value across 25-year terms and prevailing interest rates around 3.5 percent. A household earning S$10,000 monthly would comfortably accommodate this property's financing within the regulatory TDSR ceiling of 60 percent, maintaining substantial headroom for existing commitments and future life-stage flexibility. First-time buyer concessions, spousal income combination, and CPF withdrawal entitlements further enhance financing capacity, allowing properties in this price band to remain accessible to broader demographic segments than equivalent private residential equivalents. Professional mortgage advisors can model specific scenarios based on individual circumstances, though the S$680,000 price point generally sits within accessible territory for dual-income professional households and established upgraders.

How does this property compare to nearby competing developments?

Pasir Ris competes directly with adjacent precincts including Tampines (slightly south), Hougang (west), and Seletar (north), each offering three-bedroom HDB options within S$650,000 to S$720,000 brackets. Tampines typically commands 5 to 10 percent premiums due to larger shopping infrastructure and perceived demographic homogeneity, whilst Hougang offers marginal discounts reflecting slightly longer MRT walk times and older estate character. Seletar remains comparatively underdeveloped with fewer established amenities, often trading at 8 to 12 percent discounts despite proximity advantages. Within Pasir Ris itself, this unit's pricing reflects competitive positioning against comparable three-bedroom stock, neither commanding location premiums within the estate nor suggesting valuation compromises relative to similarly-specified alternatives.

Which unit stack or floor level offers the best value for this property?

Within HDB estates, mid-stack units typically offer superior value propositions compared to ground-floor and top-floor alternatives, avoiding water ingress risks and excessive heat exposure whilst maintaining reasonable lift wait times. Units positioned on floors four to eight generally command consistent rental demand and buyer appeal, avoiding the premium pricing associated with top-floor light and minimal discounting applied to ground-level units. Corner positions and units with direct natural light exposure typically justify marginal premiums of 2 to 5 percent over internal configurations, creating value opportunities for buyers prioritising immediate living comfort over resale maximisation. Within this property's likely stack distribution, centrally-positioned mid-level units represent optimal value-to-comfort ratios, though specific floor and orientation details warrant inspection-stage evaluation to confirm internal condition and outlook quality.

What does the future supply pipeline look like for the Pasir Ris district?

Pasir Ris estate benefits from Housing Development Board's mature precinct management philosophy, prioritising incremental improvements and selective rejuvenation over speculative large-scale redevelopment. Current HDB supply initiatives focus on peripheral growth areas in the northeast corridor rather than intensification within established precincts like Pasir Ris, suggesting limited new-unit competition within the immediate district. Planned infrastructure enhancements and potential Circle Line capacity improvements may support gradual demand appreciation, though the precinct's maturing demographic profile and stable housing supply indicate evolutionary rather than revolutionary market dynamics. For investment-oriented purchasers, the relatively constrained future supply pipeline supports medium-term rental demand stability and modest capital appreciation prospects aligned with long-term inflation trends rather than speculative gains.

What are the key strengths and potential limitations of this property?

Principal strengths include the generous 1,216 square foot configuration offering exceptional space value, dual bathrooms supporting family functionality, strong MRT accessibility within a sixteen-minute walk, and established neighbourhood amenities including schools and retail infrastructure developed over decades. The S$558 per sqft pricing aligns competitively with recent Pasir Ris transactions, positioning the asset within fair-value territory rather than premium or discount zones. Potential limitations centre on the lease tenure considerations inherent to 1980s-era HDB stock, the mature estate character potentially perceived as less aspirational than newer launches, and the eastern precinct's positioning outside the high-appreciation corridors that characterise central and north-eastern zones. Buyers should weigh the genuine liveability and investment stability benefits against appreciation potential constrained by precinct maturity and available supply fundamentals.

3-Bed HDB Flat, $680k, Pasir Ris Street 11 – 16 min to MRT