Type

Units

Min Area

Price Range

3 BR (4-Room HDB)

1001 sqft

S$1.1M – S$1.2M

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$1.1M to S$1.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$218K on this acquisition.
Located 4 min (340 m) from NE11 Woodleigh 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.

115C Alkaff Crescent: Established HDB Living Near Woodleigh MRT

115C Alkaff Crescent represents a well-positioned housing opportunity within the mature Woodleigh precinct, a neighbourhood recognised for its established infrastructure, family-friendly amenities, and seamless public transport connectivity. The development offers four-room flats priced from S$1.09 million, providing buyers with quality residential stock in a desirable location that balances accessibility with residential calm.

The address sits remarkably close to NE11 Woodleigh MRT Station, a mere four-minute walk or approximately 340 metres away. This proximity to the North East Line delivers significant lifestyle and investment advantages, placing residents within easy reach of the broader MRT network and central business districts. The accessibility factor makes the development particularly compelling for working professionals, commuters, and families who prioritise efficient transport links without sacrificing neighbourhood character.

Layout and Design Appeal

Units throughout the development feature thoughtfully considered squarish layouts that maximise functional living space. North-south facing orientations ensure natural cross-ventilation and consistent daylighting, while park-facing aspects provide visual greenery and enhanced privacy compared to street-facing alternatives. Mid-floor positions offer the optimal balance between accessibility, ventilation, and security, minimising noise exposure from street level whilst maintaining convenient lift access.

Recent renovation programmes across the development have refreshed interiors to contemporary standards, with three-bedroom, two-bathroom configurations serving as the primary stock. The bright and airy character typical of Alkaff Crescent units reflects both the development's orientation and the maintenance standards applied throughout the block. Buyers can expect modern finishes and functional spacing without the premium pricing associated with newer privatised developments.

Education and Family Suitability

The Woodleigh locale offers exceptional educational proximity for families with school-age children. Cedar Primary School, Maris Stella High School, and St Andrew Junior School all fall within one kilometre, enabling parents to arrange school runs with minimal commute friction. This concentration of quality educational institutions has historically supported property values and rental demand within the catchment, particularly among upgrading families transitioning from younger housing types.

Beyond formal education, the neighbourhood itself provides a safe, established environment where young families can develop roots. Recreational spaces, community facilities, and the inherent multigenerational character of mature HDB estates create supportive residential ecosystems that appeal strongly to household formation and family expansion stages.

Amenities and Daily Living

The immediate surroundings of Alkaff Crescent include a full spectrum of daily conveniences. Multiple coffeeshops operate throughout the block and adjacent streets, serving as social and culinary hubs integral to Singapore HDB culture. Supermarket access—whether through NTUC FairPrice outlets or other major chains—ensures grocery shopping remains frictionless and competitively priced. Hawker centres, wet markets, and specialty food vendors typical of established estates complete the provisioning landscape.

The Woodleigh precinct has evolved over decades into a self-contained neighbourhood where residents rarely need to venture far for essentials. This localised convenience supports quality of life metrics and rental yield potential, as tenants similarly benefit from walkable access to services.

Eligibility and Market Positioning

A significant development milestone came in May, when all-races eligibility expanded the buyer pool considerably. Previously, eligibility restrictions may have limited the market for this address. The removal of such constraints has broadened appeal across Singapore's diverse population, supporting improved resale flexibility and potentially strengthening capital appreciation trajectories. Prospective buyers should verify current eligibility status, though the general trend toward expanded access benefits the long-term marketability of this stock.

The pricing position at S$1.09 million reflects the mature HDB market segment where four-room flats command premiums relative to smaller unit types, yet remain significantly more affordable than private residential alternatives in comparable locations. This pricing sweet spot appeals to upgraders exiting smaller public housing, investors seeking rental yield exposure to established estates, and families consolidating living arrangements.

Investment and Resale Considerations

From an investment perspective, HDB flats in mature, MRT-proximate estates like Woodleigh have demonstrated resilience across property cycles. The combination of strong transport links, established amenities, and school catchment appeal maintains steady tenant demand. Rental yield potential remains robust for investors acquiring at current price levels, particularly given the lease integrity typical of HDB stock and the demographic trends supporting continued demand for suburban, family-oriented housing.

Resale value has historically tracked favourably within this market segment, supported by the estate's age providing significant remaining lease duration for valuations and financing purposes. The ongoing integration of the neighbourhood with surrounding MRT infrastructure and planned future amenities in the broader Serangoon planning area suggests medium-to-long-term appreciation potential.

Neighbourhood Development and Future Growth

Woodleigh and the broader Serangoon region remain focal points for urban renewal and infrastructure enhancement initiatives. Government land sales, GCB conversions, and planned community facilities continue to evolve the surrounding context. These developments typically support property values within adjacent HDB precincts, as residents benefit from improved infrastructure without bearing the cost of new development premiums. The maturity of Alkaff Crescent's own estate means substantial capital expenditure on lift upgrading and facilities renovation has been absorbed, potentially limiting future special levies.

The North East Line's established operations and expansion pipeline position Woodleigh MRT as a mature transport hub unlikely to face crowding or operational stress comparable to newer extensions. This stability appeals to conservative buyers prioritising reliable, predictable neighbourhood characteristics over speculative appreciation.

Frequently Asked Questions

What rental yield can an investor expect if purchasing a flat at 115C Alkaff Crescent?

HDB flats in mature, MRT-proximate estates like Woodleigh typically generate rental yields between 2.5% and 3.5% depending on unit configuration, recent renovations, and market conditions. For a four-room flat priced around S$1.09 million, this translates to estimated annual rental income of S$27,250 to S$38,150, though actual yields vary based on market rental rates and tenant profile at any given time. The strong proximity to Woodleigh MRT station (four minutes on foot) and the estate's established reputation for family tenancy support consistent rental demand, particularly from working professionals and small families seeking affordable, well-connected housing. Investors should note that HDB rental restrictions limit lease periods to a maximum of 30 years, which can impact long-term holding strategies compared to private property investment vehicles.

How does the price per square foot at Alkaff Crescent compare to recent transactions in the Woodleigh and Serangoon area?

Four-room HDB flats in the Woodleigh–Serangoon belt have transacted at price-per-square-foot levels ranging from approximately S$1,050 to S$1,150 in recent market cycles, depending on floor level, facing, and renovation status. At S$1.09 million for units averaging around 1,001 square feet, Alkaff Crescent sits comfortably within the middle-to-upper range of this comparable set, reflecting its proximity to NE11 Woodleigh MRT and established estate amenities. Recent transactions in nearby blocks show strong support for MRT-adjacent positioning, with walkable distances to stations commanding premiums of 5% to 10% relative to blocks further afield. The development's all-races eligibility expansion and consistent renovation standards have helped maintain competitive pricing relative to older stock in the immediate vicinity, though newer Build-To-Order flats in outer planning areas will undercut this price per square foot substantially.

What are the Additional Buyer's Stamp Duty (ABSD) implications for a second-property purchaser buying at this address?

Singapore Citizens purchasing 115C Alkaff Crescent as a second residential property must pay Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, in addition to standard Buyer's Stamp Duty and conveyancing fees. For a S$1.09 million flat, this represents ABSD of approximately S$218,000, materially increasing the total acquisition cost and requiring careful cash-flow and financing assessment. This 20% rate applies regardless of the flat's age or tenure, though HDB flats do not attract the same ABSD escalation for foreign purchasers (as foreigners are already restricted from buying HDB stock). Second-property buyers should factor ABSD into their total investment outlay and consider whether the rental yield and appreciation potential justify the additional duty burden; this analysis becomes particularly important for investors evaluating acquisition costs against projected returns. First-time HDB buyers and owner-occupiers upgrading from smaller public housing are exempt from ABSD, making this development more attractive for those classifications.

What is the lease decay profile and resale value impact for HDB flats at Alkaff Crescent?

HDB flats at 115C Alkaff Crescent operate under a 99-year lease structure from the point of government sale, meaning the development itself is now many decades into its leasehold cycle. For blocks of Alkaff Crescent's approximate age, lease tenure remaining is typically in the 80–85 year range, which presents no immediate resale friction or valuation concerns, as financing institutions and buyers readily accept HDB leases above 80 years. However, as the block ages toward the 60–80 year band, lease decay becomes a more material pricing factor, with each remaining year incrementally affecting both bank lending appetite and end-buyer confidence. Estate rejuvenation programmes, lift upgrading, and structural maintenance initiatives by HDB help mitigate perceptual lease decay, though they may trigger special levies on current residents. Resale values in mature, MRT-connected HDB estates have historically remained resilient provided lease duration exceeds 70 years, supported by consistent demographic demand and the scarcity of new four-room supply in central locations; however, buyers with long investment horizons should model lease expiry trajectories and consider transaction timelines accordingly.

How does proximity to Woodleigh MRT station (NE11) affect long-term capital appreciation and rental demand?

The four-minute walking distance to NE11 Woodleigh MRT Station positions Alkaff Crescent within the premium tier of Woodleigh estate properties, a factor that has historically commanded price premiums of 5% to 10% relative to blocks requiring 8–10 minute walks to the station. MRT proximity underpins both rental demand (as tenants prioritise commute efficiency) and owner-occupier appeal, supporting relatively stable capital appreciation even across property cycles where supply-constrained precincts typically outperform. The North East Line's mature operational status and planned extensions into growth corridors suggest that Woodleigh's transport connectivity will remain central, unlikely to be diminished by future competitive transit infrastructure. For investors, MRT-adjacent locations attract broader tenant pools spanning working professionals, students, and families, reducing vacancy risk and enabling rental rate consistency. Owner-occupiers similarly benefit from reliable commute options and transport-adjacent lifestyle amenities; historical appreciation data for MRT-proximate four-room flats in the mature east region shows compound annual growth of 2% to 3.5% over 10–15 year holding periods, outpacing blocks more distant from stations.

Which buyer profiles—first-timers, upgraders, high-net-worth individuals, or investors—are best suited to Alkaff Crescent?

First-time public housing buyers represent a strong fit for Alkaff Crescent, as they benefit from ABSD exemptions and the development's established estate character, excellent schools, and reliable amenities without speculative risk. Upgraders transitioning from two-room or three-room flats find the four-room layout and park-facing aspects particularly appealing, and the MRT proximity adds commute efficiency for working households. For investors, the development's rental yield profile (2.5% to 3.5%), stable tenant demand, and lease security make it a defensive, income-focused acquisition rather than a capital appreciation play—suitable for conservative portfolios seeking steady returns without leverage on market timing. High-net-worth individuals typically view HDB stock as below their investment threshold and would prioritise private residential or landed properties for wealth accumulation. The pricing position at S$1.09 million also sits below the threshold where many high-net-worth buyers begin serious acquisition, though some may use HDB stock as portfolio diversification for rental income. Families with school-age children find the one-kilometre proximity to Cedar Primary, Maris Stella High, and St Andrew Junior compelling, making this demographic segment consistently strong demand drivers for Alkaff Crescent stock.

What are the TDSR and financing headroom implications for typical price points at this development?

A four-room flat priced at S$1.09 million with a 25-year mortgage at current rates (typically 2.6% to 3.2% for HDB loans) generates monthly payments of approximately S$5,100 to S$5,600, placing debt servicing at manageable levels for dual-income households earning S$15,000–S$18,000 monthly (where TDSR at 60% allows up to approximately S$9,000–S$10,800 in total debt servicing). First-time buyers with CPF savings will typically require less cash deposit, improving financing headroom, whereas second-property purchasers must service ABSD and carry higher cash requirements, reducing net borrowing capacity. Most buyers financing at 80% LTV (S$872,000 loan) will find the debt service ratio sits comfortably within prudential limits, though family size, existing obligations, and income stability all materially affect individual financing profiles. The development's established nature and mature neighbourhood character appeal to buyers with stable employment and savings discipline, reducing financing stress relative to speculative new-launch developments. Buyers are advised to obtain pre-approval and model interest rate sensitivity, particularly given potential future rate adjustments; HDB loan officer estimates can provide personalised TDSR calculations for specific household compositions.

How does 115C Alkaff Crescent compare to competing four-room HDB developments in Woodleigh and nearby precincts?

Woodleigh itself hosts several other mature four-room blocks (such as Alkaff Link and adjacent Alkaff Crescent addresses) offering comparable price ranges between S$1.05 million and S$1.15 million, with minor variations based on facing, floor level, and renovation status. Compared to these direct Woodleigh estate peers, 115C Alkaff Crescent's park-facing and north-south orientation provide competitive aesthetic advantages, whilst all-races eligibility expansion has enhanced marketability relative to blocks still under eligibility restrictions. Further afield, newer four-room Build-To-Order flats in planning areas like Hougang, Serangoon Gardens, and Ang Mo Kio command lower absolute prices (S$900,000–S$1 million) but offer newer construction and 99-year fresh leases, appealing to buyers prioritising novelty over established amenity. Private market four-room units (Executive Condominiums in comparable locations) typically demand S$1.3 million to S$1.6 million, placing Alkaff Crescent significantly below premium private stock despite comparable transport links. For buyers valuing estate maturity, school proximity, and rental yield stability, Alkaff Crescent's comparative value proposition against mature Woodleigh peers remains strong; however, first-time buyers with flexibility on estate location may find better capital appreciation potential in newer growth-area flats.

Which unit stack or floor level typically offers the best value proposition at Alkaff Crescent?

Mid-floor units (floors 5–15, depending on block height) at Alkaff Crescent typically offer the optimal balance of value and livability, combining superior natural ventilation and light versus lower floors, whilst avoiding the premium pricing applied to higher floors and penthouses. Mid-floor positions also minimise lift-waiting times compared to ground-near levels and reduce operational costs relative to top floors, which may experience maintenance fatigue and humidity variation. Units with direct park-facing aspects command 3% to 5% premiums relative to street-facing alternatives, making internal park-view configurations the sweet spot for value—good outlook without the premium. North-south facing units command slight premiums over east-west configurations due to better morning and evening light distribution, though east-facing and west-facing alternatives may appeal to specific lifestyle preferences. Lower floors (2–4) occasionally trade at discounts of 2% to 3% despite comparable layouts, appealing to buyers with mobility concerns or families with very young children; however, noise and perceived privacy may limit appeal for long-term holding. For investors seeking rental yield optimisation, mid-floor, park-facing, north-south units typically achieve faster tenant placement and command slightly higher rental rates, justifying any minor price premium relative to suboptimal stackings.

What is the future supply pipeline and district planning outlook for the broader Woodleigh and Serangoon region?

The Serangoon planning area, which encompasses Woodleigh, remains a mature neighbourhood with limited BTO supply in the immediate future, though pockets of urban renewal and intensification are underway through the Housing and Development Board's continued estate enhancement initiatives. Neighbouring growth areas such as Tampines North and Hougang are absorbing new flat supply, which may indirectly support values in established MRT-adjacent precincts like Woodleigh by preserving scarcity and demographic demand for central, well-serviced locations. Government land acquisitions in Serangoon GRC and broader North East District planning favour mixed-use development and estate renewal over large-scale new HDB launches, suggesting limited pressure from supply competition to Alkaff Crescent's medium-term value trajectory. The North East Line extension plans and potential future transport infrastructure (such as integrated multimodal hubs) may further enhance the Woodleigh precinct's attractiveness, though such announcements remain uncertain and distant. For investors and owner-occupiers, the constrained new-supply outlook in the immediate Woodleigh area historically supports relative value stability and rental consistency; however, buyers should monitor master-plan announcements and potential tender sites, as concentrated new supply in neighbouring planning areas can theoretically redistribute demand. The development's established, consolidated character suggests it will continue to serve as a stable, defensive housing asset rather than a speculative appreciation vehicle driven by supply scarcity narratives.

Hdb Flat At 115C Alkaff Crescent — From S$1.1M