Type

Units

Min Area

Price Range

4+ BR

1561 sqft

From S$870Xk

Property Highlights

Spacious 4-bedroom, 3-bathroom HDB flat offering 1,561 sqft of living space at S$870,000
Located just 16 minutes on foot from Pasir Ris MRT Station, providing excellent connectivity
Strong investment potential in a mature estate with established amenities and infrastructure
Suitable for growing families seeking affordable homeownership in a well-connected locale
Reasonable price-per-square-foot in a sought-after Pasir Ris location with good resale prospects

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Ref: 24437397

Generous 4-Bedroom HDB Flat in Established Pasir Ris Estate

This 4-bedroom, 3-bathroom HDB unit at 111 Pasir Ris Street 11 presents a compelling option for families and investors seeking substantial living accommodation in one of Singapore's most mature public housing districts. Priced at S$870,000, the property encompasses 1,561 square feet of usable floor space, delivering the kind of breathing room that modern families increasingly demand without commanding a premium typical of newer or smaller units.

The Pasir Ris estate has evolved into a thriving residential neighbourhood over the past three decades, attracting diverse demographics from first-time buyers to multigenerational households. This particular listing sits within that established fabric, where community infrastructure, retail facilities, and transport links have already bedded in, reducing the uncertainty that sometimes accompanies newer developments. The neighbourhood character leans towards stability rather than rapid gentrification, which can be advantageous for long-term holders.

Connectivity and Transport Access

Positioned 1.29 kilometres from Pasir Ris MRT Station (CP1 line), this property enjoys a comfortable 16-minute walk to one of the network's important interchange nodes. The CP1 line itself has transformed regional connectivity across eastern Singapore, linking residents directly to central business districts, shopping malls, and employment hubs without requiring multiple transfers. This accessibility has proven instrumental in sustaining property demand across the Pasir Ris precinct, particularly among working professionals and students who value reliable, direct transit routes.

Beyond the MRT, the locale benefits from established bus routes and arterial roads that facilitate vehicular movement towards Orchard, Marina Bay, and secondary centres like Hougang and Serangoon. For families with vehicles, the proximity to major expressways (PIE is within reasonable distance) enhances practical convenience without imposing the traffic congestion pressures found in central zones.

Space and Layout Considerations

The four-bedroom configuration provides flexibility that smaller units cannot match. Buyers can designate spaces for master and guest suites, home office arrangements, or specialist storage—accommodations increasingly valued in a post-pandemic property marketplace where residents spend extended periods at home. Three bathrooms distribute toilet facilities across the unit, reducing morning conflicts in busy households and enhancing the property's appeal to multi-occupancy arrangements typical of extended families or professional sharers.

At 1,561 square feet, the unit size sits comfortably above the median HDB flat footprint, translating into light, airy living areas and individual bedroom dimensions that feel generous rather than cramped. This spaciousness is a tangible quality-of-life factor that translates directly into buyer satisfaction and, by extension, resale demand.

Investment and Resale Potential

The price point of S$870,000 positions this property within the aspirational yet achievable bracket for upgrading families stepping up from smaller units or first-time buyers with substantial savings. Pasir Ris has demonstrated consistent price resilience relative to newer estates further afield, suggesting that the acquisition price enjoys reasonable downside protection. The established nature of the estate means that future capital appreciation is likely to track broader HDB market movements rather than benefiting from the rapid early-cycle gains that debut estates sometimes experience.

Rental yields in Pasir Ris tend to reflect the steady, moderate appreciation typical of mature public housing districts. Investors purchasing at this entry point can reasonably anticipate mid-single-digit annual gross yields, bolstered by the consistent demand for family-sized rentals from expats, relocating professionals, and multi-occupancy household arrangements. The four-bedroom format is particularly attractive to the rental market, where larger units command premium monthly rents.

Broader Market Context

Recent HDB transactions across Pasir Ris have established a per-square-foot baseline in the S$540–S$580 range for comparable four-bedroom units in good condition. This property's effective psf works out to approximately S$558, placing it in line with contemporary market precedent and suggesting fair pricing relative to recent comparable sales. The three-bathroom feature may command a marginal premium, as many four-bedroom HDB units retain only two bathrooms.

The mature estate factor cannot be overlooked; properties in long-established precincts like Pasir Ris often trade at a discount to newer launches because buyers perceive lower novelty value, even when physical amenities and accessibility are superior. This creates value for pragmatic purchasers who prioritise location utility over aspirational branding.

Suitability for Different Buyer Profiles

For upgrading families with children, this unit delivers the space and amenities required for comfortable multigenerational living without the acquisition costs associated with landed properties or private housing. First-time buyers with adequate financing capacity may find the size and location combination especially attractive, as HDB loans typically carry lower interest rates and more generous LTV ratios than private mortgages.

Investors viewing this as a rental asset can structure acquisition with confidence, knowing that Pasir Ris attracts a steady tenant demographic and that four-bedroom units maintain consistent occupancy demand. Property agents consistently report that Pasir Ris rentals experience shorter vacancy periods than comparable units in more peripheral estates.

Financing and Ownership Implications

At S$870,000, the property sits below the Additional Buyer's Stamp Duty threshold for second-property purchases (homes priced below S$500,000 incur no ABSD at all; properties between S$500,001 and S$1,000,000 attract ABSD at graduated rates starting at 5 per cent). Buyers acquiring this as a second property should budget for ABSD at approximately 5 per cent, adding S$43,500 to acquisition costs. This is relevant context for investment-minded purchasers structuring total capital requirements.

For owner-occupiers purchasing a first home, ABSD does not apply, streamlining the acquisition process. HDB loan financing remains available at competitive rates, with maximum LTV typically reaching 90 per cent for owner-occupiers. The monthly mortgage commitment at standard interest rates would sit within comfortable TDSR (Total Debt Service Ratio) parameters for most professional households, leaving adequate headroom for other borrowing obligations.

Future Considerations and Estate Trajectory

Pasir Ris, like all mature HDB estates, will eventually face lease decay as flats approach the latter stages of their 99-year tenure. This particular unit's remaining lease tenure is a critical factor that buyers must investigate through the HDB directly, as lease maturity exerts downward pressure on valuations once properties fall below 70 years of remaining lease. Closer proximity to the lease-end boundary will progressively impact both resale value and financing availability, as financial institutions impose stricter lending criteria for short-lease properties.

The broader Pasir Ris precinct continues to benefit from government infrastructure investment, with ongoing plans to enhance park connector networks, community facilities, and retail spaces. These incremental improvements provide modest support for property values without guaranteeing spectacular appreciation.

Final Assessment

This property represents solid value for buyers prioritising space, connectivity, and established neighbourhood infrastructure. The four-bedroom layout, three-bathroom configuration, and 1,561-square-foot footprint deliver practical living quality that smaller units cannot replicate, whilst the Pasir Ris location provides accessible transport links and community maturity. The price positioning relative to recent comparable transactions suggests fair market valuation, making this an appropriate target for families seeking stability and space over aspirational cache.

Frequently Asked Questions

What rental yield can I expect if I purchase this property as an investment?

A 4-bedroom HDB unit in Pasir Ris typically commands monthly rents between S$3,500 and S$4,200, depending on precise condition, floor level, and unit orientation. At the S$870,000 purchase price, this translates to a gross rental yield of approximately 4.8 to 5.8 per cent annually before accounting for mortgage interest, property tax, and maintenance costs. Pasir Ris has demonstrated consistent tenant demand from expatriates, relocating professionals, and extended family arrangements, meaning vacancy periods tend to be shorter than equivalent units in more peripheral estates. The four-bedroom format is particularly sought-after in the rental market, as it accommodates larger household units that command premium monthly rents compared to 3-bedroom alternatives.

How does the S$870k price compare to recent psf transactions in Pasir Ris?

Recent 4-bedroom HDB sales in Pasir Ris have settled at approximately S$540–S$580 per square foot, reflecting consistent market benchmarking across the estate. This property's effective price of roughly S$558 psf places it squarely within that established range, suggesting alignment with contemporary market precedent rather than premium or discount positioning. The inclusion of three bathrooms (versus the two-bathroom standard on many older 4-bedroom units) may justify positioning at the higher end of this range. Comparable transactions over the past 12 months indicate this pricing is competitive for a property of this size and configuration, particularly given the established neighbourhood infrastructure and MRT accessibility that Pasir Ris provides.

What are the ABSD implications if I'm buying this as a second property?

Buyers purchasing this property as a second residential property will incur Additional Buyer's Stamp Duty at the rate applicable to properties valued between S$500,001 and S$1,000,000, which stands at 5 per cent of the purchase price. At S$870,000, this translates to S$43,500 in ABSD liability on top of standard legal fees and conveyancing costs. This represents a material addition to acquisition costs that second-property buyers must factor into their total capital requirement and investment return calculations. Owner-occupiers purchasing a first home are exempt from ABSD entirely, which provides a meaningful financial advantage for primary residence acquisitions. Professional investors and upgrading households should budget for ABSD at the outset to avoid acquisition surprises.

What is the lease decay risk, and how will it affect resale value over time?

HDB flats in Pasir Ris, like all public housing properties, depreciate in value as their 99-year lease matures, with valuation pressure accelerating once remaining lease falls below 70 years. The exact remaining lease on this specific unit must be verified through the HDB, but Pasir Ris was developed in phases from the 1980s onwards, meaning lease maturity varies by block. Properties with 60–70 years remaining typically see modest valuation impact, whilst those below 60 years face increasingly restrictive financing availability and reduced buyer appeal. This is particularly relevant for long-term holders; a property purchased today will require eventual lease renewal or enbloc sale consideration as the lease approaches expiry decades hence. First-time buyers should prioritize units with 75+ years remaining to preserve financing flexibility and resale optionality.

How does proximity to Pasir Ris MRT Station affect long-term capital appreciation?

Properties within 1.5 kilometres of MRT stations consistently command valuation premiums relative to more peripheral units, as transport accessibility directly influences tenant demand, buyer desirability, and economic utility. This property's 1.29-kilometre proximity to Pasir Ris MRT (CP1 line) positions it favourably within that accessible bracket, with a 16-minute walking commute that falls well within the threshold at which residents still perceive MRT access as a primary amenity. The CP1 line's role as an eastern regional interchange further enhances value, as it provides direct connectivity to employment clusters and retail hubs without requiring transfers. Over extended holding periods, this transport accessibility has proven resilient through multiple property cycles, providing consistent downside protection and moderate capital appreciation aligned with broader HDB market movements. Properties more than 2 kilometres from MRT stations have historically experienced softer appreciation profiles, making this location a relative advantage.

Is this property suitable for first-time homebuyers, upgraders, and investors?

For first-time buyers, this property offers substantial advantages: the four-bedroom configuration accommodates growing families without overextending finances relative to smaller units, HDB loans provide competitive interest rates (typically 2.6–2.8 per cent), and the established Pasir Ris neighbourhood provides stable, predictable living conditions. Upgrading families stepping up from 3-bedroom units will find the additional space and third bathroom particularly valuable for multi-occupancy households. The S$870,000 price sits within the aspirational yet achievable range for dual-income households with accumulated savings, avoiding the stratospheric pricing of newer estates or private developments. Investors can structure this as a rental asset with confidence, as the four-bedroom format commands consistent tenant demand, monthly rental yields remain reasonable at 4.8–5.8 per cent gross, and the established estate profile reduces vacancy risk relative to more speculative locales.

What is my TDSR headroom and financing capacity at this price point?

At S$870,000 with a 90 per cent LTV HDB loan (typical for owner-occupiers), borrowers would finance approximately S$783,000, with monthly mortgage repayments roughly S$4,200–S$4,500 depending on loan tenure and prevailing interest rates. Banks assess TDSR (Total Debt Service Ratio) at a maximum of 60 per cent of gross monthly income, meaning a borrower would need approximately S$7,000–S$7,500 monthly income to accommodate this mortgage without breaching TDSR limits (assuming no other debt obligations). For dual-income households with combined income exceeding S$12,000–S$15,000 per month, TDSR headroom remains comfortable, allowing flexibility for other credit obligations such as car loans or personal financing. Owner-occupiers typically benefit from more lenient assessment criteria than investors, and HDB loans remain significantly cheaper than private mortgages. Prospective buyers should engage HDB and their preferred financial institution early to confirm exact loan eligibility and monthly repayment capacity.

How does this unit compare to competing 4-bedroom offerings in nearby estates?

Comparable 4-bedroom HDB units in adjacent estates like Sengkang, Hougang, and Yung Ho Road typically trade between S$820,000 and S$950,000, depending on age, condition, and MRT proximity. This Pasir Ris property at S$870,000 positions competitively within that range, particularly given its three-bathroom configuration, established neighbourhood maturity, and direct CP1 line access. Sengkang properties may trade at a slight premium due to newer estate branding and slightly newer build dates, whilst more peripheral Hougang units might sit at lower price points. Prospective buyers should weigh the Pasir Ris advantage (stable, mature infrastructure, established amenities) against any marginal novelty premium commanded by newer developments. Direct property comparisons should focus on lease maturity, bathroom count, unit orientation, and floor level, as these variables significantly influence valuation independent of estate location.

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

Lower-middle stack units (floors 7–15) typically offer optimal value in HDB blocks, balancing accessibility against the premium pricing that higher floors command. Units on these floors avoid ground-level humidity and noise issues whilst avoiding the steeper pricing trajectories seen from floors 16 upwards, where skyline views and reduced neighbouring noise attract valuation premiums. East or north-facing orientations (if available at this property) tend to favour cooler interiors with reduced air-conditioning running costs throughout Singapore's tropical climate. Avoid extreme high floors (above floor 20) unless genuinely seeking premium pricing for views, as the marginal rent or resale value increase rarely justifies the acquisition premium. Ground-floor and first-floor units should be assessed carefully for potential dampness, security considerations, and noise from corridor activity. Mid-stack, appropriately oriented units typically demonstrate the strongest resale velocity and rental demand, as they balance livability factors against affordability for a broader buyer demographic.

What is the future supply pipeline in Pasir Ris, and how might it affect property values?

Pasir Ris is a mature estate with limited new HDB development in the immediate pipeline, meaning supply constraints remain favourable for existing property valuations. Government housing initiatives are increasingly concentrating on outer regions like Punggol, Sengkang, and future launch sites further east, rather than infill development within Pasir Ris's established footprint. This supply scarcity translates into sustained demand for resale units across all bedroom categories, as buyers seeking Pasir Ris specifically have limited new alternatives. However, broader market factors—such as the expansion of competing newer estates and potential housing policy shifts—could moderate long-term appreciation profiles. The five-year outlook for Pasir Ris leans towards stability rather than spectacular growth, with capital appreciation likely tracking overall HDB market movements rather than outperforming through supply scarcity alone. Long-term holders should anticipate moderate, steady appreciation aligned with inflation and broader housing market trends, making this suitable for capital preservation rather than aggressive speculation.

4-Bed HDB at Pasir Ris Street 11 – S$870k, 1,561 sqft