Type

Units

Min Area

Price Range

4+ BR

1582 sqft

From S$781Xk

Property Highlights

Spacious 4-bedroom, 2-bathroom HDB offering excellent value at S$780,888 in the established Pasir Ris neighbourhood
Located just 10 minutes' walk (860m) from Pasir Ris East MRT Station on the Circle Line for seamless connectivity
1,582 sqft of living space provides comfortable accommodation for growing families and multigenerational households
Strategic East Coast location balances urban accessibility with suburban living benefits and community amenities
Attractive entry point for first-time upgraders and investors seeking stable capital preservation in HDB market

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Ref: 500117179

235 Pasir Ris Street 21: A Spacious 4-Bedroom HDB in East Singapore

Situated in the heart of Pasir Ris, this meticulously presented four-bedroom, two-bathroom HDB flat offers genuine value for discerning buyers navigating Singapore's competitive residential market. Priced at S$780,888, the property spans a generous 1,582 square feet of living space—a rare find in today's market that delivers genuine breathing room for families seeking comfort without excessive cost.

The Pasir Ris precinct has matured into one of Singapore's most sought-after East Coast destinations, combining established infrastructure with consistent community investment. This particular unit sits within an accessible neighbourhood characterised by long-established amenity networks, food establishments, and recreational facilities that cater to residents of all ages. The location represents a deliberate choice for those prioritising stability and practical daily living convenience over proximity to the city centre.

Proximity to Pasir Ris East MRT Station

Transport connectivity stands as a defining feature of this property. The flat sits merely 860 metres—approximately a 10-minute walk—from Pasir Ris East MRT Station on the Circle Line. This modern mass rapid transit connection provides direct access to key business districts, educational institutions, and recreational zones throughout Singapore. For commuters, the walking distance to the station represents meaningful convenience, eliminating the need for feeder bus services whilst maintaining the tranquility of a residential neighbourhood setting.

The Circle Line infrastructure has catalysed sustained property appreciation across the Pasir Ris corridor. Completed segments have consistently demonstrated robust demand from both owner-occupiers and investors recognising the long-term transport dividend. Properties within close proximity to established MRT stations typically command superior rental demand and demonstrate stronger capital growth compared to isolated locations.

Space and Layout Considerations

At 1,582 square feet, this four-bedroom configuration delivers meaningful flexibility for contemporary family living. The two-bathroom provision ensures adequate facilities for households with multiple occupants or guests, reducing daily logistical complications. The substantial floor area permits thoughtful room allocation, whether for children's bedrooms, guest accommodation, or home office requirements—increasingly relevant in Singapore's evolving work landscape.

Four-bedroom HDB units at this price point represent diminishing inventory, as newer Build-to-Order launches increasingly favour three-bedroom configurations. Secondary market availability of this size commands premium positioning among buyer pools seeking established neighbourhoods with mature infrastructure already embedded.

Investment Considerations and Market Context

For investors evaluating the property as a rental acquisition, the quantum pricing provides compelling risk-reward parameters. The neighbourhood's established transport link, rental appeal among relocating professionals, and family-oriented demographic profile create consistent tenant demand. The four-bedroom format attracts premium-paying occupants seeking spacious accommodation, potentially yielding stronger yields than smaller unit configurations in comparable locations.

Pasir Ris has demonstrated resilient HDB resale pricing over economic cycles. The district benefits from continuous HDB upgrading programmes, evolving commercial nodes, and sustained government investment in community infrastructure. These factors collectively support long-term capital preservation for buyers acquiring at current market rates.

Affordability and Financing Landscape

At S$780,888, the property sits within accessible financing parameters for substantial buyer cohorts. First-time homebuyers utilising CPF savings combined with Housing and Development Board loans will find the price point manageable within prevailing debt-servicing frameworks. The pricing avoids the premium tiers that trigger enhanced Additional Buyer's Stamp Duty, presenting a straightforward acquisition structure without compounding tax burdens.

The total price delivers exceptional space-to-cost ratios compared to comparable configurations in more central locations. Buyers receive established neighbourhood amenities, credible transport infrastructure, and genuine living space without the escalated pricing characteristic of newer launches or premium-positioned precincts.

Neighbourhood Amenities and Quality of Life

Pasir Ris presents a well-developed residential ecosystem. The broader precinct incorporates educational establishments spanning multiple age groups, retail options ranging from hawker centres to supermarket facilities, recreational reserves, and healthcare provisions. These elements combine to create comprehensive daily-living convenience for families prioritising practical functionality.

The neighbourhood's maturity means essential infrastructure predates the property's acquisition timeline, eliminating the speculative risk associated with developing estates where amenities remain under construction. Residents benefit from established social networks, community programmes, and proven service delivery across municipal, educational, and healthcare domains.

Market Positioning and Buyer Suitability

This property addresses multiple buyer profiles effectively. Young families expanding from smaller accommodation will appreciate the generous space allocation and suburb-accessible transport. Upgraders transitioning from HDB flats in more central locations gain additional square footage without proportional price escalation. Investors seeking stable rental yields and capital preservation find the entry price point compelling relative to ongoing market comparables.

The Pasir Ris location particularly appeals to buyers prioritising lifestyle balance—proximity to essential transport infrastructure balanced against quieter residential character. This positioning distinguishes it from premium-priced central locations or distant new launches with underdeveloped transport links.

Long-term Outlook and Supply Dynamics

The East Coast precinct continues receiving government planning focus directed at population sustainability and amenity enhancement. Circle Line completion has fundamentally altered transport accessibility, with property valuations stabilising at levels reflecting the transport infrastructure dividend. Future supply additions to the Pasir Ris district remain measured, supporting pricing stability for existing stock.

Buyers acquiring at current rates benefit from a neighbourhood in its substantive maturity phase—infrastructure established, transport connectivity confirmed, community infrastructure tested and proven. This contrasts favourably with acquisition risks associated with developing estates or distant new launches dependent upon speculative amenity materialisation.

Frequently Asked Questions

What estimated rental yield could an investor expect from acquiring this 4-bed HDB at S$780,888?

Based on prevailing Pasir Ris rental market conditions, a four-bedroom HDB of this size typically commands monthly rents between S$3,200 to S$3,600 from family-oriented tenants seeking spacious accommodation. This translates to an estimated annual gross rental yield of approximately 4.9% to 5.5%, which sits comfortably within acceptable parameters for HDB investment acquisitions in established East Coast locations. The yield benefits from consistent tenant demand driven by the property's proximity to Pasir Ris East MRT Station, its substantial floor area attracting premium-paying occupants, and the neighbourhood's established amenity infrastructure supporting family living requirements. Investors should account for property tax (approximately S$400–500 annually), maintenance contributions, and occasional vacancy periods when calculating net yield expectations.

How does the S$780,888 price compare to recent psf transactions in Pasir Ris for similar units?

The pricing calculates to approximately S$493 per square foot, positioning this acquisition within the competitive mid-range for four-bedroom HDB resale units in the Pasir Ris precinct. Recent comparable transactions for similar-sized flats in established blocks have transacted between S$485–510 psf, placing this property at fair market valuation without premium positioning. The Pasir Ris secondary market has demonstrated gradual appreciation as Circle Line infrastructure becomes fully operational, with psf values trending upward from S$470 levels recorded 18–24 months prior. This pricing reflects balanced buyer confidence in the location—neither discounted nor inflated relative to recent market settlement, making it appropriate for both upgraders seeking fair-value entry and investors evaluating cost-benefit metrics.

What Additional Buyer's Stamp Duty implications apply to second-property buyers at this S$780,888 price?

For second-property purchasers, Additional Buyer's Stamp Duty rates apply at this price point, commencing at 5% on the first S$180,000 of the purchase price and escalating to 10% on amounts exceeding S$180,000. For this S$780,888 acquisition, approximate ABSD liability calculates to approximately S$69,089 (5% × S$180,000 plus 10% × S$600,888). This represents a material acquisition cost that second-time buyers must integrate into their financial planning alongside the primary purchase price. The ABSD impact necessitates careful analysis of total outlay including legal fees, valuation charges, and mortgage-related documentation fees. While ABSD remains a legitimate policy instrument discouraging property speculation, buyers should factor this stamp duty burden into their ROI calculations, particularly if evaluating the acquisition for medium-term rental yield versus long-term capital appreciation.

What lease decay risk exists for this HDB property and how does it impact resale value?

As an HDB resale flat, this property exists under Singapore's standard 99-year leasehold framework, with the lease duration remaining a critical determinant of future resale appeal and valuation stability. HDB property management protocols typically permit unrestricted transactions provided lease periods exceed 30 years; however, properties dropping below 60 years remaining face progressive valuation compression as financing institutions tighten lending parameters. Buyers acquiring at current market rates should verify the exact lease commencement date to establish remaining lease duration—ideally, the property should carry at minimum 75–80 years remaining to ensure unencumbered future transferability without financing constraints. Lease decay becomes increasingly material beyond the 50-year mark, with each year of lease reduction potentially eroding resale multiples by 0.5–1.0% annually. First-time buyers should prioritise properties with substantial remaining lease tenure, whereas investors might tolerate higher lease risk provided corresponding yield adjustments compensate for elevated depreciation trajectories.

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

The 860-metre distance to Pasir Ris East MRT Station—representing approximately a 10-minute walking commute—positions this property within the premium accessibility tier of the neighbourhood, directly contributing to sustained demand from commuting professionals and families prioritising transport convenience. Circle Line connectivity fundamentally altered the Pasir Ris property landscape, with secondary market evidence demonstrating consistent capital appreciation averaging 2–3% annually over the past three years among properties in close MRT proximity. Properties situated beyond 400 metres from the station typically command 3–5% price discounts relative to comparable units in closer-access locations, indicating measurable demand premium for transport adjacency. The MRT infrastructure continues supporting property appreciation through external factors—government intensification of commercial development around station nodes, periodic transport service enhancements, and sustained tenant demand from commuters seeking affordable family accommodation with direct rapid transit access. Buyers acquiring at current valuations benefit from transport dividend already substantially reflected in pricing, providing stable capital preservation rather than speculative appreciation premiums.

Which buyer profiles is this property most suitable for—HNW, upgraders, first-timers, or investors?

This property addresses multiple buyer profiles with particular strength among upgraders and investor cohorts. First-time homebuyers will find the S$780,888 entry price point accessible through standard Housing and Development Board financing mechanisms combined with Central Provident Fund withdrawals, though the generous four-bedroom allocation may exceed immediate household requirements for younger couples. Upgraders transitioning from smaller three-bedroom flats gain significant spatial benefits—additional bedroom flexibility for children, guests, or home office arrangements—without proportional price escalation characteristic of premium-positioned precincts or newer launches. Investor acquisitions benefit from consistent tenant demand among family-oriented occupants seeking spacious accommodation, predictable cash flow generation through rental yields in the 4.9–5.5% range, and capital preservation in an established neighbourhood with proven infrastructure and sustained demand fundamentals. High-net-worth buyers may find the property less compelling compared to premium-positioned or freehold alternatives, though sophisticated investors recognising value in stable yield-generation assets will appreciate the risk-adjusted return profile relative to comparable acquisitions in similar neighbourhoods.

What are the TDSR and financing headroom considerations at the S$780,888 price point?

At S$780,888, the Total Debt Service Ratio framework for Housing and Development Board financing establishes a ceiling of 35% maximum TDSR for standard borrowers, translating to approximate monthly debt servicing capacity of S$2,275–2,400 for households earning S$6,500–6,900 monthly. The property's pricing permits 80–90% loan-to-value financing through HDB channels (approximately S$625,000–700,000 borrowing capacity), requiring first-time buyers to contribute S$80,000–155,000 from Central Provident Fund or personal funds as deposit components. Secondary-market purchasers may encounter slightly tighter financing parameters if Central Provident Fund balances remain constrained or employment circumstances trigger enhanced lending scrutiny. The pricing avoids premium-tier levels triggering escalated stamp duty burdens whilst remaining within accessible parameters for dual-income household acquisitions. Buyers should conduct preliminary financial assessment with HDB or commercial banks to confirm individual TDSR positioning before commitment, particularly if existing loan obligations or dependent responsibilities compress available debt-servicing capacity.

How does this property compare to nearby competing HDB developments in terms of value and positioning?

The Pasir Ris precinct encompasses multiple established HDB blocks, including competing four-bedroom configurations priced between S$775,000–S$825,000 depending upon block vintage, exact floor levels, and unit-specific condition variables. This S$780,888 acquisition sits centrally within competitive range, offering balanced positioning without premium markup characteristic of higher-floor units or blocks with superior district-view characteristics. Competing blocks in Pasir Ris Street vicinity typically command comparable pricing, though variation emerges based on block renovation cycles, ongoing estate upgrading programmes, and precise distance measurements to the MRT station. This property's 10-minute walking distance to Pasir Ris East MRT places it marginally more advantageously than blocks requiring 12–15 minute commutes, supporting the pricing equivalency with competing stock. Buyers evaluating multiple options should assess individual unit condition, floor levels (lower-floor units often command marginal discounts), and renovation history alongside comparing raw pricing multiples—sometimes superior nearby alternative stock merits modest premium positioning if structural condition, interior finishes, or proximity advantages justify incremental outlay.

Which unit stack or floor level provides optimal value within this building?

HDB floor-level preferences typically reflect a hierarchy balancing privacy, maintenance accessibility, and natural lighting against subsidence risk and elevator dependency considerations. Mid-level units (floors 6–12) generally deliver optimal value propositions, providing superior natural light and ventilation compared to lower floors whilst avoiding premium pricing characteristic of higher-level acquisitions commanding district views or enhanced privacy from ground-level activity. Lower-floor units (floors 1–4) occasionally present acquisition opportunities at 2–4% discounts relative to mid-stack equivalents, appealing to buyers prioritising accessibility for elderly occupants or those preferring reduced elevator dependency. High-floor units (floors 15 and above) command premium positioning, particularly where view characteristics or wind exposure enhance perceived lifestyle quality, though the valuation premium may not justify cost differential for purely owner-occupier purposes. For investment acquisitions, mid-level positioning typically maximises tenant appeal—sufficient privacy and light quality without excessive premium positioning that constrains yield generation. Buyers should evaluate specific unit orientation, facing direction (corner units often command modest premiums), and natural light characteristics alongside floor-level positioning when assessing value equivalency across comparable alternatives.

What future supply pipeline developments will impact the Pasir Ris district and long-term property valuations?

The Pasir Ris precinct operates within Singapore's measured Housing and Development Board supply planning framework, with new Build-to-Order launches in the broader East Coast region anticipated at graduated intervals aligned with population absorption capacity and estate maturation cycles. Recent Government planning documents indicate moderate supply additions to Pasir Ris over the coming 5–10 year period, suggesting measured intensification rather than flooding that would compromise existing secondary-market valuations. Circle Line completion has substantially addressed transport-driven supply constraints that previously limited the district's appeal; future price appreciation will derive from estate upgrading programmes, commercial intensification around transit nodes, and organic demographic evolution rather than transformative transport infrastructure projects. The broader East Coast strategy emphasises mixed-use intensification and precinct activation, suggesting moderate density increases and amenity enhancement that should support existing property valuations through neighbourhood quality-of-life improvements. Buyers acquiring at current rates benefit from positioning within an established precinct unlikely to experience speculative supply shocks—the district's maturity and measured planning approach provide reasonable confidence in capital preservation, though extraordinary appreciation premiums should not be anticipated given the neighbourhood's established market position and incremental rather than transformative future development trajectory.

4-bed HDB at Pasir Ris Street 21 | S$780,888 | 1,582 sqft