Type

Units

Min Area

Price Range

2 BR

732 sqft

S$780K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$780K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$156K on this acquisition.
Located 9 min (780 m) from EW21 Buona Vista 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.

26 Ghim Moh Link: Established HDB Living Near Buona Vista

26 Ghim Moh Link presents a collection of mature HDB flats in one of Singapore's most sought-after residential zones. Situated in the Buona Vista precinct, this development appeals to upgraders, young families, and investors seeking quality mid-range housing with strong fundamentals. The estate occupies a rare position that balances suburban tranquillity with urban convenience, having matured into a neighbourhood characterised by lush landscaping, reliable transport links, and comprehensive local services.

The development stands approximately nine minutes' walking distance from Buona Vista MRT Station (EW21), placing residents within the East-West Line's extensive network. This proximity to public transport is a defining feature, enabling straightforward commutes to the Central Business District, Jurong industrial precincts, and retail hotspots along Orchard Road. The walkability factor significantly enhances daily living convenience whilst supporting long-term capital appreciation, as MRT-adjacent properties historically command price resilience during market cycles.

Location and Neighbourhood Character

Ghim Moh Road sits within a mature residential enclave that has organically developed comprehensive retail and dining options. Ground-level commercial spaces house supermarkets, provision shops, and coffeeshops, meeting everyday essentials without requiring travel beyond the immediate neighbourhood. This self-contained character appeals particularly to residents who value walkability and community integration over frequent excursions to distant malls.

The surrounding district benefits from established infrastructure. Starvista and Rochester Mall lie within convenient reach, offering expanded shopping and dining choices. Bus services throughout the area connect residents to employment corridors in Jurong and the CBD, diversifying transport options beyond MRT dependency. This multi-modal connectivity makes the location particularly attractive for working professionals and families managing school runs alongside office commutes.

Educational facilities anchor the neighbourhood's appeal to family buyers. Henry Park Primary School and Fairfield Methodist School provide quality schooling options within reasonable proximity, addressing a primary consideration for upgrading families with children. The presence of established schools reinforces residential stability and typically underpins consistent property demand in the segment.

Physical Environment and Amenities

The estate features landscaped communal spaces and park connectors that distinguish it from purely urban HDB environments. Residents benefit from lush greenery throughout the precinct, supporting an active, outdoor-oriented lifestyle. Park connectors provide accessible jogging and cycling routes, aligning with Singapore's broader recreational infrastructure goals and enhancing the attractiveness of the residential setting.

Units within the development generally feature thoughtful internal configurations that minimise wasted space and support flexible living arrangements. The orientation of individual units—particularly mid-floor, internal-facing units—typically reduces external noise whilst maintaining excellent cross-ventilation and natural light. Properties with such characteristics often require minimal renovation upon purchase, an advantage that appeals to cost-conscious upgraders and investors seeking to minimise holding periods before leasing or resale.

Investment and Buyer Suitability

HDB flats at this price point and maturity level attract a diverse buyer base, including upgraders exiting smaller subsidised units, families seeking established neighbourhoods without new-build premiums, and investors targeting rental yield from proven demographics. The development's walkability and MRT proximity support consistent tenant demand, a consideration for investors evaluating medium-term hold strategies. Rental yield expectations in this segment typically range from 2.5% to 3.5%, depending on unit configuration and prevailing market rental rates, though individual property performance varies based on specific floor and orientation advantages.

The price point and location make the development particularly suited to first-time upgraders and young families seeking their second property. The established neighbourhood provides reassurance regarding long-term value retention, whilst the proximity to schools and transport reduces lifestyle compromises often required when moving to more peripheral estates. High-net-worth individuals may view this segment as providing diversification into the mass-market residential sector, though the development does not typically attract ultra-premium buyer profiles.

Market Dynamics and Comparative Value

Properties in the Ghim Moh Road precinct have historically traded at competitive per-square-foot rates within the mature HDB segment. Recent transactions in the immediate area suggest pricing in the region of S$1,050 to S$1,200 per square foot, depending on configuration, floor level, and remaining lease tenure. This positions the development competitively against nearby alternatives such as Ghim Moh Road's immediate vicinity, whilst remaining accessible to the upgrader demographic that typically dominates transaction volumes in this micro-area.

The development's value proposition strengthens during market phases when buyer preference shifts toward established, low-risk residential addresses offering proven amenities and strong transport networks. Newly launched developments in distant locations may offer larger footprints, but the established infrastructure, walkability, and community maturity of Ghim Moh Link present countervailing advantages that support sustained demand from experience-focused buyer profiles.

Lease Considerations and Long-Term Outlook

As a mature HDB estate, units at 26 Ghim Moh Link carry varying remaining lease periods depending on original purchase date and occupancy history. Lease decay represents a material consideration in the HDB resale market, as properties approaching 80 years of remaining tenure often experience softening demand and reduced financing availability. Buyers and investors should verify current lease status and assess personal risk tolerance regarding future value trajectory, as institutional buyers and mortgage lenders increasingly apply stricter criteria to properties with less than 80 years remaining.

The government's Lease Buyback Scheme offers leaseholders in the mature HDB segment the option to extend tenure, providing a potential mechanism to arrest lease decay should economic circumstances permit. However, this policy framework introduces complexity into long-term value projections, and individual circumstances vary widely. Prudent investors and buyer-occupiers should factor lease tenure explicitly into purchase decisions and hold-period analysis.

Financing and Affordability Context

The development's price range supports straightforward mortgage accessibility for resident buyers and investors meeting standard financing criteria. Total debt servicing ratio (TDSR) constraints, currently capped at 55% of gross monthly income, typically permit comfortable leverage for professionals earning in the S$6,000 to S$9,000 monthly range, encompassing a significant portion of upgrader and young professional demographics. Properties in this segment frequently clear financing hurdles faster than ultra-premium alternatives, reducing transaction friction and supporting smooth settlement timelines.

Additional Buyer's Stamp Duty (ABSD) obligations affect second-property purchasers substantially. Singapore Citizens acquiring a second residential property incur 20% ABSD on the purchase price, a material cost that compresses net equity in early hold periods. Investors should incorporate this tax expense into yield calculations and hold-period analysis to ensure realistic return expectations. First-time owner-occupiers benefit from exemption from ABSD, a meaningful advantage when comparing the effective cost of upgrading versus holding existing properties.

Conclusion

26 Ghim Moh Link represents a mature HDB development offering established neighbourhood character, comprehensive local amenities, and strategic connectivity to major employment and entertainment districts. The development appeals to upgrade-motivated families, working professionals seeking walkability, and investors targeting the mass-market rental segment with proven demographics. Whilst lease tenure and market cycle dynamics require individual assessment, the location's combination of transport accessibility, educational facilities, and community integration positions it as a reliable foundation for residential investment in Singapore's mid-tier property spectrum.

Frequently Asked Questions

What rental yield can investors expect from purchasing a unit at 26 Ghim Moh Link?

HDB units in the Ghim Moh Road precinct typically generate gross rental yields between 2.5% and 3.5%, depending on unit configuration, floor level, and prevailing market rental rates. A unit priced around S$780,000 would attract monthly rental demand of approximately S$1,625 to S$2,275, supported by the neighbourhood's proximity to MRT, schools, and established amenities that appeal to tenant demographics seeking convenient family accommodation. Actual yield varies based on individual property characteristics—internal-facing units with minimal required renovation often secure tenants faster and at premium rates compared to units requiring significant refurbishment. Investors should factor Additional Buyer's Stamp Duty (20% for Singapore Citizens purchasing a second residential property) and holding costs into net yield projections to establish realistic return expectations over a medium-term hold period.

How do current pricing levels at 26 Ghim Moh Link compare to recent per-square-foot transactions in the area?

Recent transactions in the Ghim Moh Road vicinity suggest market pricing of approximately S$1,050 to S$1,200 per square foot for mature HDB flats, positioning units at 26 Ghim Moh Link within the mid-range of this spectrum. A unit priced at S$780,000 on a 732 square-foot footprint equates to roughly S$1,065 per square foot, reflecting competitive valuation for the established neighbourhood and current lease status. Floor level, orientation, and remaining lease tenure create variation within this band—premium mid-floor units with excellent natural light and minimal noise exposure typically command the higher end of the pricing range, whilst lower floors with street-facing aspects or abbreviated remaining lease command discounts. Buyers should compare specific unit valuations against recent comparable transactions in the same block and nearby addresses to establish fair pricing benchmarks.

What is the ABSD impact for Singapore Citizens purchasing a second property at this development?

Singapore Citizens acquiring a second residential property face Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a unit priced at S$780,000, this represents an additional S$156,000 payable upon completion, materially increasing the effective acquisition cost and reducing initial equity. This tax obligation significantly impacts investment returns, particularly over short holding periods—an investor must appreciate the property by more than 20% in value merely to break even on the ABSD component alone. However, this duty applies only to second-property purchases; first-time owner-occupiers are exempt from ABSD entirely, creating a meaningful cost advantage for upgraders selling an existing property to purchase at Ghim Moh Link. Investors and second-property buyers should incorporate the full 20% ABSD expense explicitly into acquisition cost forecasting and yield calculations to avoid understating true investment capital requirements.

How does remaining lease tenure affect resale value and financing availability at 26 Ghim Moh Link?

As a mature HDB development, units carry varying remaining lease periods that materially influence both property valuation and mortgage accessibility. Properties with less than 80 years of remaining lease often experience softening demand from owner-occupiers and institutional investors, who increasingly apply stricter tenure-based criteria to investment decisions. Banks may impose higher interest rates or require larger down-payments for properties approaching 80-year thresholds, effectively creating a financing penalty for shorter-lease units. Lease decay accelerates as remaining tenure declines below 60 years, with resale values typically declining 15% to 25% faster per annum during this phase compared to longer-lease comparables. The government's Lease Buyback Scheme provides an extension mechanism for eligible leaseholders, but this option involves additional costs and complexity. Prudent buyers should verify current lease tenure explicitly and factor projected lease decay into 10-to-20-year value appreciation models to establish realistic long-term expectations.

How does the nine-minute walk to Buona Vista MRT Station affect demand and capital appreciation potential?

MRT proximity is a primary demand driver for residential HDB properties, and the nine-minute walking distance to Buona Vista Station (EW21) significantly enhances the development's appeal to commuting professionals, families, and investors. Properties within 10-minute walk zones to MRT stations historically command price premiums of 5% to 10% compared to similar units located further afield, reflecting the commuting convenience and broader lifestyle accessibility these connections provide. The East-West Line connects Buona Vista to major employment clusters in the CBD, Jurong industrial precinct, and Orchard entertainment district, diversifying commuting options and supporting sustained tenant demand for rental investors. During market downturns, MRT-proximate properties typically experience more resilient pricing than peripheral alternatives, as transport connectivity remains a non-negotiable feature for quality-of-life considerations. Long-term capital appreciation at Ghim Moh Link benefits from this structural demand anchored by transport accessibility, positioning the development as a reliable foundation for wealth-building through real estate investment.

Which buyer profiles are best suited to purchasing at 26 Ghim Moh Link?

The development appeals to multiple buyer personas across the residential spectrum. Upgraders exiting smaller subsidised units seeking larger floor plates, modern finishes, and established neighbourhoods find compelling value at Ghim Moh Link, particularly when proximity to schools and family amenities ranks high in decision criteria. Young professional couples and families with school-age children benefit from the location's educational facilities, walkable amenities, and proven community stability, making it an ideal second or third property stop in residential progression. Active investors targeting the mass-market rental segment find reliable tenant demand anchored by MRT connectivity, established shopping facilities, and family-oriented demographics. However, the development does not typically appeal to ultra-premium buyer profiles seeking new-build exclusivity or luxury amenities, nor to ultra-long-hold investors seeking freehold or 999-year tenure properties. First-time owner-occupiers upgrading from HDB studio apartments or young professionals entering owner-occupancy for the first time benefit substantially from the established neighbourhood character and ABSD exemption status.

What TDSR headroom typically exists for mortgage financing at the development's price points?

The development's price range of approximately S$780,000 permits straightforward mortgage accessibility under current Total Debt Servicing Ratio (TDSR) constraints capped at 55% of gross monthly income. A professional earning S$7,500 monthly can comfortably service a S$780,000 mortgage with standard 25-year tenure and 70% loan-to-value (LTV) financing, representing total monthly servicing obligations of approximately S$3,200 well within TDSR boundaries. HDB properties benefit from longer amortisation periods and lower interest rates compared to private sector alternatives, compressing monthly repayment obligations and creating additional TDSR headroom for financially secure buyers. However, existing debt obligations on credit cards, personal loans, or other mortgages reduce available TDSR headroom on an individual basis, requiring detailed financial assessment during the mortgage pre-qualification process. Investors using rental income to support mortgage servicing must provide certified account statements demonstrating adequate cash flow, introducing additional complexity compared to pure owner-occupancy financing. Buyers should engage mortgage brokers early in the purchase process to confirm precise financing capacity before committing to any property purchase.

How does 26 Ghim Moh Link compare to nearby competing HDB developments in the Buona Vista area?

The immediate vicinity includes other mature HDB estates such as Clementi and Commonwealth, offering comparable pricing and neighbourhood maturity but varying in specific amenity profiles and transport connectivity. Commonwealth developments sit further from MRT station access compared to Ghim Moh Link's nine-minute proximity to Buona Vista, typically resulting in price discounts reflecting commuting inconvenience. Clementi estates offer similar MRT accessibility but have historically commanded marginal price premiums due to slightly more contemporary block designs and newer unit refurbishment cycles. Ghim Moh Link's specific advantage lies in its positioning between established shopping and dining precincts (Starvista, Rochester Mall) and neighbourhood-scale retail (ground-floor shops and coffeeeshops), creating a balanced environment that appeals to both families seeking local convenience and commuters prioritising MRT accessibility. Price per square foot across these comparable developments clusters within S$1,000 to S$1,250 range, though specific block and floor variations create substantial transaction-by-transaction variation. Buyers should conduct comparative market analysis across multiple similar-vicinity transactions rather than relying on single development price points to establish fair valuation benchmarks.

Which unit stacks or floor levels typically offer superior value and resale potential at this development?

Mid-floor units (typically fourth to seventh storeys) command pricing premiums compared to lower floors, reflecting superior privacy, reduced street noise, and optimal cross-ventilation characteristics without requiring strenuous stairway or lift travel for daily access. Internal-facing units positioned away from major roads experience significantly lower ambient noise and vehicle exhaust exposure, supporting both quality-of-life enjoyment and long-term resale demand compared to street-facing alternatives with identical floor areas. Units with good separation distance from opposite blocks command modest premiums reflecting privacy advantages, though this benefit diminishes in taller, densely-developed precincts where distant sightlines remain compromised regardless of separation distance. Lower-floor units (ground to third storey) typically trade at 3% to 8% discounts to comparable mid-floor units, reflecting dust, noise, and privacy perception disadvantages, though some investors deliberately target these units for discounted acquisition prices with intention to hold long-term and capitalise on eventual price recovery. Upper-floor units (eighth storey and above) trade at modest premiums reflecting enhanced natural light and views, though these premiums vary significantly based on internal layout and window positioning. Prudent buyers should prioritise unit-specific characteristics (orientation, immediate surroundings, noise sources) above abstract floor-level preferences when evaluating value.

What future supply pipeline developments might affect the Buona Vista precinct and competing for buyer demand?

The Buona Vista area sits at the intersection of mature HDB inventory and limited new residential supply, as most developable land in the precinct has been allocated to commercial, institutional, or mixed-use projects. The Urban Redevelopment Authority's land-use planning emphasises Buona Vista's positioning as a mixed-use employment and lifestyle node rather than a primary residential growth area, constraining new HDB supply and supporting relative scarcity value for existing mature properties. However, private sector residential development in adjacent Clementi and Commonwealth precincts continues to introduce alternative supply options that compete for the same upgrader and young professional demographics, potentially creating pricing pressure on HDB segments if private alternatives offer compelling value propositions. The government's potential review of mature estate rejuvenation and lease extension frameworks could influence long-term buyer perception regarding lease decay risk and value retention characteristics for properties approaching critical tenure thresholds. Investors and buyer-occupiers should monitor URA master plan updates and HDB policy announcements regarding lease extension frameworks, as policy shifts regarding lease buyback schemes or new rejuvenation initiatives could materially affect the long-term value trajectory of mature estates such as Ghim Moh Link.

Hdb Flat At 26 Ghim Moh Link — From S$780K