Type

Units

Min Area

Price Range

3 BR

1302 sqft

S$790K

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$790K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$158K on this acquisition.
Located 8 min (670 m) from EW9 Aljunied 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.

110 Aljunied Crescent: A Mature HDB Haven in East Singapore

110 Aljunied Crescent stands as a notable residential address in one of Singapore's most vibrant and well-connected neighbourhoods. Situated in the eastern heartland, this HDB development has established itself as a sought-after option for families, upgraders, and investors seeking stability in a mature estate environment. The project comprises units ranging from compact family configurations to larger layouts, all positioned within walking distance of essential transport, retail, and community facilities.

The location of 110 Aljunied Crescent places residents just eight minutes on foot from Aljunied MRT Station on the East-West Line, a proximity that has consistently driven both rental appeal and resale momentum across this sector. This direct transit link fundamentally reshapes the appeal of the development for working professionals, allowing swift access to the business district, Changi Airport, and cross-island destinations. The combination of mature estate living and rapid MRT access creates a compelling proposition for households balancing lifestyle with workplace convenience.

Layout and Space in a Mature Setting

Units at 110 Aljunied Crescent feature thoughtful floor plans designed to maximise livable space within the HDB framework. Three-bedroom configurations typically span approximately 1,300 square feet, offering genuine separation between private and communal zones—a hallmark of well-proportioned public housing. Two full bathrooms within these units cater to the practical demands of modern family life, reducing congestion during peak household hours and adding material comfort for occupants of different age groups.

The development benefits from the maturity of the Aljunied estate, with established landscaping, sightlines, and building positioning that contributes to a spacious feel despite the density inherent in HDB living. Units positioned on higher floors tend to command views toward the city skyline or green spaces, whilst lower floors provide easier access and proximity to ground-level amenities. The variety of stack positions and orientations across the block means prospective purchasers can select configurations that align with personal preference for natural light, ventilation, and sightline quality.

Connectivity and Transport Value

The East-West Line's presence at Aljunied MRT Station fundamentally anchors the investment case for 110 Aljunied Crescent. This line spans from Pasir Ris in the east to Tuas Link in the west, providing direct connections to key business districts, educational hubs, and recreational precincts across the island. For professionals working in the city centre or CBD, the station removes the need for multiple transfers, compressing daily commute time to under 20 minutes in most cases.

Beyond the MRT, the neighbourhood itself has evolved into a self-contained ecosystem with considerable retail footfall. Local shopping centres, hawker complexes, and supermarkets cluster within 10-15 minutes' walk, reducing reliance on private transport and supporting the rental appeal for tenants. The establishment of secondary and tertiary schools throughout Aljunied also reinforces the area's position as a family destination, with parents prioritising estates where educational facilities sit close to home.

Investment Perspective and Rental Dynamics

From an investment standpoint, HDB units at 110 Aljunied Crescent appeal to both owner-occupiers and property investors targeting the rental market. The maturity of the Aljunied estate, combined with MRT proximity and demographic diversity, creates steady tenant demand. Young professionals posted to Singapore, families relocating for work, and expatriates with spousal employment frequently target well-connected HDB estates precisely because of the transport reliability and established neighbourhoods they offer.

Rental yields across comparable Aljunied units have historically ranged between 2.5% and 3.5% per annum, depending on specific configuration, floor level, and tenant profile. A unit acquired at the stated price range could generate monthly rental income in the region of S$1,600 to S$2,200, providing a tangible income stream alongside capital appreciation. However, prospective investor-buyers must factor in the 20% Additional Buyer's Stamp Duty payable on second and subsequent residential properties, which materially impacts net acquisition cost and requires careful financial modelling before purchase.

Neighbourhood Character and Amenities

The Aljunied precinct has developed into one of Singapore's most demographically rich neighbourhoods, with diverse retail, dining, and cultural offerings that reflect the community it serves. Traditional kopitiam culture sits alongside modern café establishments, whilst heritage shophouses coexist with purpose-built commercial blocks. This character—neither sterile nor overwhelmingly dense—appeals to purchasers seeking a lived-in, established community feel rather than a newly minted development environment.

Ground-level and neighbourhood facilities surrounding 110 Aljunied Crescent include wet markets, medical clinics, banking services, and recreational spaces. The nearby Aljunied Community Centre provides programming for seniors, children, and families, reinforcing the social fabric of the estate. These established infrastructure elements contribute materially to the neighbourhood's stability and appeal, particularly for purchasers concerned with long-term quality of life and community integration.

Lease Considerations and Resale Longevity

As an HDB property, 110 Aljunied Crescent is subject to Singapore's public housing lease structure. Most units in this development carry either 99-year or 999-year lease tenures from their original construction date. Understanding the precise lease remaining is essential for purchasers, as lease decay below 60 years can restrict financing options and may suppress resale multiples. Intending buyers should verify the exact lease tenure and commencement date before committing, as this directly impacts both holding period feasibility and eventual capital recovery.

The HDB's historic policy of accepting resale transactions on flats with leases down to 60 years provides a reasonable window for owner-occupiers, though investors should exercise caution given the accelerating lease depreciation in the final decades. For purchasers with a 20-30 year holding horizon, current lease positions remain adequate, but this factor should weigh prominently in financial projections and valuation logic.

Pricing and Market Positioning

Units across 110 Aljunied Crescent have been priced from approximately S$790,000, positioning the development in the mid-to-upper tier of the HDB resale market for three-bedroom configurations. This price point reflects the neighbourhood's maturity, MRT proximity, and current market sentiment towards east-side HDB stock. Recent sales activity across comparable Aljunied blocks has clustered around S$600 to S$850 per square foot, depending on floor level, age, condition, and lease remaining—metrics that sit in line with stated valuations.

The pricing structure suggests strong market confidence in the area's fundamentals, with buyers demonstrating continued appetite for established estates offering transport efficiency and demographic stability. First-time upgraders from smaller units, families seeking genuine space, and investors targeting income-producing HDB assets all converge on this price corridor, creating healthy transaction volumes and supporting market depth.

Financing and Total Cost Ownership

For owner-occupiers, HDB financing through the Housing and Development Board's mortgage scheme typically allows loans covering up to 90% of valuation or purchase price (whichever is lower) across repayment periods of up to 30 years. At the stated price range, this translates to manageable monthly instalments for dual-income households with stable employment and reasonable existing debt commitments. First-time HDB buyers benefit from stamp duty relief on purchase, materially reducing transaction costs compared to private property acquisition.

Second-property purchasers face materially different outcomes. The 20% Additional Buyer's Stamp Duty applies to Singapore Citizens acquiring a second residential property, increasing effective acquisition cost by approximately S$158,000 on a S$790,000 purchase. This substantial levy, combined with standard conveyancing fees and legal charges, requires detailed cash-flow modelling to ensure investment returns justify the elevated entry cost. Financial advisers commonly recommend that investor-buyers achieve gross rental yields above 3.5% to offset the ABSD impact within reasonable payback periods.

Comparison Within the East District

110 Aljunied Crescent occupies a competitive space within the broader Aljunied and surrounding Geylang precinct. Nearby HDB blocks at Aljunied Ave, Joo Chiat, and Tanjong Katong Road offer similar three-bedroom configurations at overlapping price points, though specific location attributes, renovation quality, and lease remaining create material variance. Blocks positioned directly above Aljunied MRT Station command modest premiums due to the unambiguous walk time, whilst blocks one to two bus stops further out may price modestly lower despite comparable unit quality.

Private residential developments in Aljunied proper remain substantially pricier—typically S$1.2m to S$2.5m for comparable-sized two-bedroom apartments—meaning 110 Aljunied Crescent delivers meaningful value for purchasers unwilling or unable to bridge into the private market. This value proposition has proven durable, with HDB resale prices in the area demonstrating consistent annual appreciation between 1% and 3% over recent five-year cycles.

Best Unit Configurations and Floor Selection

Within 110 Aljunied Crescent, unit selection should weigh multiple factors beyond headline bedroom count. Mid-to-upper floor units (typically levels 10-20) offer superior natural ventilation, reduced street-level noise, and improved light penetration compared to lower floors, though they command modest premiums. Units facing away from main roads benefit from quieter living environments and reduced air pollutant exposure, an underappreciated consideration for families with young children or elderly residents.

Corner and end-stack units often provide superior sightlines and cross-ventilation, supporting lower cooling costs and psychological perception of space. However, these configurations typically cost 5-10% more than standard mid-block units. Purchasers balancing budget against quality of life should prioritise higher floors over corner positions if forced to choose, as the ventilation and light benefits of elevation outweigh the marginal advantage of corner geometry in tropical climates.

Future District Development and Infrastructure

The broader Aljunied constituency benefits from government development pipelines focussed on estate renewal, heritage conservation, and incremental transport enhancements. Whilst large-scale new residential supply in the immediate precinct remains limited—reflecting the mature nature of the estate—planned infrastructure upgrades to the Aljunied constituency and neighbouring areas may enhance the attractiveness of already-connected locations. The completion of the Cross Island Line in neighbouring sectors may further amplify transport optionality without creating material oversupply risk in the Aljunied proper.

Conservation efforts across Joo Chiat and surrounding historic zones have elevated the cultural profile of the eastern precinct, attracting dining, retail, and creative sector investment that enriches the neighbourhood character. This organic development pattern typically supports rather than suppresses HDB resale values in maturing estates, as supply remains constrained whilst amenity perception improves incrementally.

Conclusion: A Stable, Connected Home

110 Aljunied Crescent represents a compelling option for purchasers prioritising transport efficiency, neighbourhood stability, and genuine living space within the HDB market. The combination of established estate character, direct MRT connectivity, and reasonable pricing positions this development as an excellent choice for families, upgraders, and owner-occupiers seeking long-term residential stability. Investor-buyers must carefully model the 20% ABSD impact against achievable rental yields, but the area's consistent tenant demand and demographic profile support income-generating strategies for well-informed participants.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 110 Aljunied Crescent as an investment property?

HDB units at 110 Aljunied Crescent typically generate gross rental yields in the range of 2.5% to 3.5% per annum, depending on configuration, floor level, and prevailing tenant demand. A three-bedroom unit priced around S$790,000 would generate monthly rental income in the region of S$1,600 to S$2,200, translating to annual gross yield of S$19,200 to S$26,400. However, investor-buyers must subtract the 20% Additional Buyer's Stamp Duty (approximately S$158,000 on a S$790,000 purchase), property tax, maintenance contributions, and potential vacancy periods when calculating net investment returns. Most property advisers recommend achieving yields above 3.5% to justify the elevated ABSD cost and ensure payback within reasonable timeframes.

How does the per-square-foot pricing of 110 Aljunied Crescent compare to recent resale transactions in the Aljunied area?

Recent resale transactions across comparable Aljunied HDB blocks have clustered around S$600 to S$850 per square foot, a range that aligns well with the stated pricing of 110 Aljunied Crescent. For a 1,300-square-foot three-bedroom unit priced at S$790,000, the implicit per-square-foot cost works out to approximately S$608/sqft, positioning it competitively within the Aljunied market band. Units on higher floors with superior ventilation and sightlines, or positioned on blocks with excellent MRT walk times, tend toward the upper end of this range, whilst older blocks or those with longer lease decay trends anchor toward the lower boundary. The pricing consistency across recent transactions reflects stable market sentiment and suggests limited arbitrage opportunities for value-conscious purchasers.

What is the Additional Buyer's Stamp Duty impact if I'm purchasing a second residential property at 110 Aljunied Crescent?

Singapore Citizen purchasers acquiring a second residential property incur Additional Buyer's Stamp Duty at a rate of 20%, calculated on the purchase price or market valuation (whichever is higher). On a S$790,000 purchase, this equates to approximately S$158,000 in ABSD liability, payable at completion of the purchase. This substantial one-time cost materially elevates the effective acquisition price and requires careful financial planning, particularly for investor-buyers relying on rental income to service the mortgage and generate net returns. The ABSD is non-refundable even if the property is subsequently resold at a loss, making it essential to conduct thorough financial modelling before committing to purchase. Many investor-buyers use this ABSD cost as a baseline from which to calculate minimum required yields, ensuring that rental income covers both the ABSD amortisation and ongoing property holding costs within a reasonable payback window (typically 8-15 years for HDB investments).

What lease decay risks should I be aware of, and how will remaining lease affect resale value?

Most HDB units at 110 Aljunied Crescent carry either 99-year or 999-year leases from original construction. The remaining lease tenure critically influences both financing eligibility and resale valuation—HDB and financial institutions typically restrict new financing to properties with at least 60 years of lease remaining, and resale values accelerate downward below this threshold as buyer pools shrink. A property that commenced with a 99-year lease in the 1980s may now carry only 50-60 years remaining, placing it approaching the financing boundary that restricts future purchaser pools. Prospective buyers must verify the exact lease commencement date and remaining tenure before purchase, as this directly impacts holding period feasibility and eventual capital recovery trajectory. For purchasers with a 20-30 year horizon, current lease positions at blocks built in the 1980s-1990s remain adequate, but those considering longer holding periods or eventual passing to heirs should prioritise blocks with 999-year leases or more recent construction (1990s onward) where 80+ years remain.

How does proximity to Aljunied MRT Station affect long-term demand and capital appreciation for 110 Aljunied Crescent?

Direct MRT proximity ranks among the most durable and demand-generative factors in Singapore property markets, and Aljunied Station's position on the strategically important East-West Line amplifies this advantage considerably. Properties within an 800-metre (approximately 10-minute walk) radius of major MRT stations historically command 10-15% valuation premiums over comparable units 1-2 km distant, a differential that persists across market cycles and demographic shifts. The East-West Line's span from Pasir Ris (city-adjacent) through the CBD to Tuas Link (western industrial hub) ensures sustained commuter traffic, reducing the risk of station obsolescence or route redundancy that occasionally affects peripheral or less-utilised transport nodes. Capital appreciation in MRT-proximate HDB blocks has averaged 1-3% annually over recent five-year cycles, a rate that modestly exceeds broader HDB market average due to supply constraints and consistent tenant demand from working professionals. Prospective purchasers leveraging MRT connectivity as a primary investment thesis should expect steady but unspectacular price growth, tempered by lease decay in blocks approaching their 70th-80th anniversaries.

Is 110 Aljunied Crescent suitable for first-time buyers, upgraders, and investor profiles, and what are the key differences?

110 Aljunied Crescent appeals meaningfully across three distinct buyer personas with different priorities. First-time buyers benefit from HDB stamp duty relief on purchase, access to government-backed mortgage schemes supporting up to 30-year repayment terms, and the estate's established neighbourhood character offering stability and integrated amenities—making this an excellent entry point for young couples or single purchasers prioritising affordability and transport access. Upgraders moving from one or two-bedroom units to three-bedroom configurations value the additional space, dual bathrooms, and the maturity of the Aljunied estate which offers sophisticated dining, retail, and cultural experiences absent in younger estates. Investor-buyers must evaluate the 20% ABSD cost against achievable rental yields and hold-period feasibility, focusing on units most likely to attract premium tenants (higher floors, superior ventilation, newer blocks with longer remaining lease). Each profile should prioritise different unit attributes: first-timers benefit from mid-floor mid-block configurations offering value; upgraders should favour corner/end-stacks with superior sightlines; investors should prioritise blocks with 75+ years remaining lease and highest floor-plate demand.

What TDSR headroom might I have at typical price points for 110 Aljunied Crescent, and how does this affect financing feasibility?

Total Debt Service Ratio (TDSR) capping at 55% of gross monthly income represents the regulatory constraint governing HDB mortgage eligibility for Singapore Citizens. On a S$790,000 purchase with a typical 25-year HDB mortgage at prevailing rates (approximately 2.5-3.2%), monthly instalment costs land around S$3,500-S$3,800, implying a minimum gross household income of approximately S$6,400-S$6,900 to stay within TDSR parameters. However, existing car loans, credit card commitments, or other debt facilities reduce available TDSR headroom, potentially restricting borrowing capacity for purchasers with elevated existing obligations. Dual-income households earning combined S$8,000-S$12,000 monthly have substantial TDSR buffering and can comfortably service the mortgage whilst maintaining discretionary spending capacity. First-time buyers should verify their TDSR eligibility early in the purchase journey through HDB's official calculator tools, and couples should also stress-test scenarios in which one income ceases (redundancy, maternity leave, career break), ensuring they retain mortgage serviceability under adverse conditions. The stated price point of approximately S$790,000 remains manageable for target demographic (young families, upgraders, dual-income professionals) provided employment stability and existing debt levels are reasonable.

How does 110 Aljunied Crescent compare to competing HDB developments in Aljunied and Geylang proper?

110 Aljunied Crescent competes primarily against HDB blocks along Aljunied Avenue, Joo Chiat, Tanjong Katong Road, and scattered blocks through the broader Geylang estate. Blocks positioned directly above or immediately adjacent to Aljunied MRT Station (e.g., directly fronting the station) command modest premiums—typically 2-5% above comparable units—due to unambiguous walk times and reduced reliance on navigational effort. Mid-block placements like 110 Aljunied Crescent sacrifice marginal MRT convenience (8 minutes walk vs. 3-4 minutes for station-frontage units) in exchange for pricing reductions and typically superior ventilation/sightlines undiluted by station-fronting roadside noise. Blocks deeper into the Geylang precinct (e.g., Geylang Lorong 4-8) price modestly lower—typically 5-10% below Aljunied-proper comparable units—reflecting longer MRT commutes and older average estate character. Private residential developments (Kensington Park, Bedok Rise, Eastwood Residences) command S$1.2m-S$2.5m for two-bedroom apartments, meaning 110 Aljunied Crescent delivers material value advantage for purchasers unable or unwilling to bridge into the private market. Most HDB purchasers in this bracket select between MRT-proximate Aljunied blocks and Joo Chiat conservation precinct blocks, with choice dependent on personal preference for new development character versus heritage neighbourhood ambiance.

Which unit stacks and floor levels at 110 Aljunied Crescent offer best value for both owner-occupiers and investors?

Mid-to-upper floor units (typically levels 10-18) represent optimal value across most buyer cohorts, balancing superior natural ventilation and light penetration against the modest premium (2-5%) compared to lower floors. These elevations escape street-level noise, air pollution concentration, and visual clutter whilst remaining accessible via stairs during lift maintenance (a practical consideration for investors managing tenant relations). Units positioned away from main roads facing the estate interior or green spaces command rental and owner-occupier demand premiums relative to roadside-facing configurations, though they typically cost only 1-3% more than comparable road-facing units. Corner and end-stack positions benefit from cross-ventilation and expanded sightlines, commanding 5-10% premiums—a cost that investors should evaluate carefully against realistic rental uplift (typically 2-4%), suggesting that standard mid-block configurations often deliver better price-to-feature value. First-time buyers and upgraders should prioritise higher floors over corner geometry if forced to choose, as the tangible quality-of-life benefits of elevation and ventilation outweigh the psychological appeal of corner sightlines in tropical climates. Investors maximising yield per dollar invested should focus on standard mid-block mid-floor configurations that balance tenant appeal against moderate pricing, avoiding the premium-priced corner and high-floor positions unless those premium commands can be justified through superior rental absorption and pricing.

What future supply pipeline and district development could impact property values at 110 Aljunied Crescent?

The Aljunied constituency benefits from incremental government development focusing on estate renewal, heritage conservation, and targeted infrastructure enhancement rather than wholesale new supply creation. Unlike fringe districts earmarked for large-scale new HDB development (e.g., Punggol, Tengah), Aljunied's maturity and conservation precincts severely restrict greenfield development opportunities, meaning new residential supply in the immediate Aljunied proper will remain tightly constrained. The Cross Island Line, currently under construction and expected to reach eastern sectors by mid-2030s, may eventually enhance transport optionality without creating material residential oversupply within Aljunied itself, as the line passes through Tampines, Bedok, and adjacent precincts rather than directly through Aljunied. Conservation efforts across Joo Chiat and historical shophouse zones have catalysed retail, dining, and creative sector investment that incrementally enriches neighbourhood character without displacing residential stock—typically supporting HDB resale values through improved amenity perception. Government renewal programmes targeting lift installation, structural reinforcement, and green space enhancement in maturing estates could materially enhance property appeal and justify modest valuation uplifts within 5-10 year windows. Prospective buyers should monitor government announcements regarding estate rejuvenation schemes, green corridor extensions, and any transport connectivity updates—positive developments that often precede and support HDB price appreciation in stable, supply-constrained precincts like Aljunied.

110 Aljunied Crescent — From S$790K