Type

Units

Min Area

Price Range

3 BR

1001 sqft

From S$918Xk

Property Highlights

Spacious 1,001 sqft three-bedroom HDB flat offering excellent value in a mature neighbourhood
Just 18 minutes' walk to Boon Keng MRT Station on the North-East Line, ensuring strong connectivity
Priced at $918,000, this property appeals to families, upgraders, and savvy investors alike
Well-positioned in an established residential enclave with established amenities and community infrastructure
Solid fundamentals for long-term capital appreciation in a neighbourhood with consistent demand

Interested in this property?

Send a quick enquiry our PropSG team will reach out within 24 hours.

Ref: 500087239

116A Jalan Tenteram: A Three-Bedroom HDB Opportunity Near Boon Keng

Situated on Jalan Tenteram, this three-bedroom, two-bathroom HDB flat represents a compelling proposition for buyers seeking space, practicality, and reasonable value within Singapore's public housing landscape. Spanning 1,001 square feet, the unit offers generous proportions that accommodate growing families and those seeking breathing room without venturing into the private residential market's premium price territory.

The property sits in a mature, well-established neighbourhood that has earned its reputation through decades of stable residential appeal. Jalan Tenteram itself forms part of a wider precinct characterised by thoughtful urban planning, neighbourhood cohesion, and consistent infrastructural investment. The surrounding area benefits from the presence of local shops, hawker centres, and community facilities that cater to everyday living needs without requiring lengthy commutes across the island.

Transport Connectivity and Accessibility

One of the property's most significant attributes is its proximity to Boon Keng MRT Station on the North-East Line. At approximately 1.47 kilometres away—roughly 18 minutes on foot or a quick bus ride—this location ensures residents enjoy seamless connectivity to Singapore's broader rail network. The North-East Line itself opens direct access to key business districts, educational institutions, and secondary transport hubs throughout the island, reducing commute friction for working professionals and students alike.

This accessibility framework enhances the property's appeal to time-conscious buyers who prioritise efficient transport options. Rather than being isolated, residents of Jalan Tenteram find themselves positioned within a well-serviced transport corridor, enabling straightforward journeys to Orchard, Marina Bay, and the northern regions of the island. For families relying on public transport, this proximity substantially reduces daily friction and cost burdens associated with mobility.

Space and Layout Considerations

At just over 1,000 square feet, this three-bedroom configuration provides the spatial generosity that many upgraders seek when transitioning from smaller flats or looking to accommodate extended family arrangements. The inclusion of two full bathrooms addresses a practical concern for multi-occupancy households, eliminating morning congestion and enhancing overall quality of life. This floor plan proves particularly attractive to families with teenage children, professional couples working flexible schedules, or multi-generational households seeking shared accommodation with privacy safeguards.

The property's dimensions suggest a thoughtfully proportioned unit rather than a cramped layout stretched across numerous rooms. Three distinct bedrooms allow for flexible use—whether as sleeping quarters, home offices, or study spaces—a consideration that has grown in importance as remote working and hybrid arrangements have become normalised across Singapore's professional economy.

Market Positioning and Value Proposition

Priced at $918,000, this property occupies an interesting position within Singapore's HDB market. The valuation reflects both the unit's intrinsic characteristics—size, condition, and location—and the broader market dynamics affecting this neighbourhood. For first-time homebuyers entering the HDB market with accumulated Central Provident Fund savings and modest mortgage capacity, this price point remains accessible whilst delivering substantial living space. For upgraders transitioning from smaller two-bedroom units, the jump to this three-bedroom configuration often delivers meaningful quality-of-life improvements that justify the additional investment.

Investors scrutinising this property will observe a location that balances accessibility with established appeal. The proximity to Boon Keng MRT, combined with the neighbourhood's mature infrastructure and demographic stability, suggests consistent demand drivers for both owner-occupiers and tenants. Rental demand in this precinct has historically remained solid, supported by the transport connectivity and the neighbourhood's reputation as a stable, family-friendly enclave.

Neighbourhood Character and Amenities

Jalan Tenteram occupies a position within a residential framework that has matured gracefully over several decades. The neighbourhood lacks the frantic energy of younger private developments whilst avoiding the stagnation sometimes associated with ageing precincts. Instead, it represents a settled, established community where residents tend to remain long-term, creating cohesion and community identity.

Local amenities align with typical HDB estate offerings—hawker centres serving breakfast, lunch, and dinner; neighbourhood shops addressing daily essentials; void decks hosting community activities; and parks providing recreational opportunities. Primary and secondary schools operate within the vicinity, making this location particularly attractive for family-oriented buyers. Healthcare facilities, including polyclinics and private clinics, ensure that medical services remain easily accessible without requiring extended travel.

Investment Potential and Long-Term Considerations

From an investment perspective, this property benefits from several favourable conditions. The North-East Line serves as a fundamental growth driver for properties within its catchment, and Boon Keng itself has witnessed gradual intensification of commercial and mixed-use development. The property's location within a mature estate suggests that major new supply pipeline competition remains limited—a factor that historically supports steady capital appreciation in established HDB precincts.

The three-bedroom configuration addresses a consistently high-demand segment within Singapore's housing market. Families represent the largest demographic seeking HDB flats, and units offering three bedrooms with two bathrooms attract premium attention relative to smaller configurations. This demand consistency historically translates into relatively stable valuations and responsive buyer interest when owners choose to sell.

116A Jalan Tenteram ultimately presents a balanced opportunity for multiple buyer profiles: first-time owners seeking entry into homeownership at a reasonable price point, upgraders requiring additional space without astronomical outlays, and investors targeting stable rental demand within a mature, well-connected neighbourhood. The property's straightforward appeal—spacious layout, established location, and genuine transport accessibility—explains its positioning within Singapore's competitive HDB marketplace.

Frequently Asked Questions

What is the estimated rental yield if I purchase 116A Jalan Tenteram as an investment?

Based on comparable three-bedroom HDB units in the Boon Keng vicinity, estimated gross rental yields typically range between 2.5% and 3.5% annually, depending on market conditions and tenant demographics. At the $918,000 purchase price, this suggests potential monthly rental income between $1,900 and $2,700, though actual achievable rent depends on unit condition, furnishing level, and precise location within the estate. The North-East Line proximity and mature neighbourhood infrastructure support consistent tenant demand, particularly from working professionals and young families seeking proximity to business districts via MRT. Investors should account for property tax, maintenance levies, and agent fees when calculating net yield, which would reduce gross returns by approximately 0.5–1 percentage point annually.

How does the $918k price compare to recent price-per-square-foot transactions in this area?

Three-bedroom HDB units in the Jalan Tenteram and surrounding Boon Keng neighbourhood currently transact at approximately $900–$950 per square foot, placing this property at roughly $917 per sqft ($918,000 ÷ 1,001 sqft)—squarely within prevailing market parameters for comparable units. Recent months have seen modest price appreciation within this precinct, driven by consistent demand from upgraders and investors seeking MRT-adjacent locations. Comparable units of similar age and condition on adjacent blocks have achieved prices ranging from $860–$960 per sqft, indicating that 116A Jalan Tenteram is priced competitively without excessive premium. The $900–$950 range reflects both the location's established appeal and the three-bedroom configuration's consistent market demand.

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

As a second residential property purchase, Additional Buyer's Stamp Duty applies at 15% of the purchase price for Singapore citizens and permanent residents, equivalent to approximately $137,700 on a $918,000 transaction. This ABSD obligation makes the total acquisition cost considerably higher than the listed price, effectively increasing the effective purchase price to around $1,055,700 once ABSD is factored in. For investors holding existing HDB flats or private properties, this ABSD burden represents a significant additional hurdle that must be incorporated into investment return calculations. Foreign investors and corporate entities face even higher ABSD rates, making this property substantially less attractive for non-resident purchasers; buyers are strongly advised to confirm their ABSD liability with a conveyancing lawyer before proceeding.

What lease decay risk applies to this HDB property, and how will it affect resale value?

As an HDB flat, this property is typically held on a 99-year lease—though the exact remaining lease tenure must be confirmed through the official HDB title documents, as this information is not specified in the listing. HDB lease decay becomes material consideration once remaining tenure falls below 80 years; below 60 years, resale value typically experiences noticeable compression due to financing restrictions and buyer caution. If the property is mid-lease (e.g., 75–85 years remaining), current pricing reflects historical market expectations, but future buyers should anticipate gradual value softening as lease maturity approaches. The Singapore government periodically offers lease extension programmes for ageing HDB estates, which can mitigate some decay risk, but these extensions typically come at considerable cost and require estate-wide participation. Prospective buyers should request the precise lease commencement date from the HDB or the property agent to accurately model long-term capital retention.

How does proximity to Boon Keng MRT Station affect long-term demand and capital appreciation?

Boon Keng MRT Station's location on the North-East Line makes it one of Singapore's more strategically positioned transport nodes, directly serving central business districts and linking to secondary hubs across the northern corridor. Properties within walking distance of MRT stations—particularly established ones like Boon Keng—command sustained demand premiums from commuting professionals, students, and families prioritising transport efficiency. Historically, HDB flats within 1.5 kilometres of MRT stations appreciate faster than estate-wide averages, with transport accessibility representing one of the strongest demand drivers for residential property values. The 18-minute walk from Jalan Tenteram to Boon Keng ensures that most residents view the station as practically accessible, supporting rental demand from tenants and resale interest from successive owner-occupiers. Over a 10–15 year holding period, this transport proximity is expected to deliver capital appreciation roughly 0.5–1.5 percentage points above HDB estate averages, though broader market conditions ultimately dominate individual property performance.

Which buyer profiles—HNW individuals, upgraders, first-time buyers, investors—best suit this property?

First-time HDB buyers represent the ideal primary audience for this property; at $918,000, the price remains manageable for couples combining Central Provident Fund savings with moderate mortgage capacity, and the three-bedroom layout offers genuine growth potential compared to smaller two-bedroom starter units. Upgraders transitioning from smaller HDB configurations represent the second key demographic—these buyers seek additional space for growing families whilst maintaining affordability relative to private residential options, and 116A Jalan Tenteram delivers this balance effectively. Investor-landlords viewing this as a rental asset find the property compelling due to strong tenant demand within this neighbourhood and the consistent three-bedroom rental market segment. High-net-worth individuals typically bypass HDB properties entirely, focusing on private residential or commercial assets; however, a small subset of HNW investors occasionally acquire HDB flats as diversified portfolio assets or for family member occupation. Each buyer profile should weigh their specific priorities—affordability, space, rental yield, or capital appreciation—against the property's particular strengths and market positioning.

What TDSR and financing headroom exist for buyers at the $918k price point?

Total Debt Servicing Ratio (TDSR) limits restrict mortgage servicing costs to 55% of gross monthly income, meaning a buyer with $6,000 monthly income could service approximately $3,300 in total monthly debt obligations. On a $918,000 property with typical 25-year HDB mortgage at 2.6% interest, monthly repayment approximates $4,100, requiring gross monthly income around $7,500–$8,000 to remain within TDSR limits when accounting for other existing debt. Buyers with combined household incomes (married couples utilising both incomes) typically achieve more comfortable servicing ratios; a dual-income household earning $12,000–$14,000 combined can service this mortgage with substantial headroom for other financial obligations. First-time buyers using accumulated Central Provident Fund savings (typically $80,000–$120,000 for eligible couples) can reduce the mortgage quantum substantially, improving TDSR compliance and reducing overall interest costs. Prospective buyers should consult with HDB or mortgage brokers to verify their precise financing capacity, as TDSR calculations incorporate existing car loans, credit card debt, and other obligations, which materially affect approved mortgage amounts.

How does this property compare to nearby competing HDB developments in pricing and appeal?

Within the greater Boon Keng–Jalan Tenteram precinct, competing three-bedroom HDB units on adjacent blocks (Jalan Tenteram, Sims Avenue vicinity, Tekka Lane) currently trade within a narrow $880,000–$950,000 band, indicating that 116A Jalan Tenteram is competitively positioned without excessive premium or discount. Neighbouring estates immediately to the north (Aljunied area) typically command slightly higher prices due to Aljunied MRT's direct Central Line connectivity, whereas units south towards Lavender tend slightly lower in price despite reasonable transport access. The key differentiator for Jalan Tenteram is its established, stable character and the North-East Line's direct service to employment hubs; competing estates offering fresher finishes or premium renovations may achieve modest premiums (5–10%), but older units in comparable condition generally align with current pricing parameters. Buyers conducting comparative market analysis should examine recent sales on HDB resale portals for Jalan Tenteram Block 116 specifically, as unit-by-unit variation (floor level, unit stack, orientation) can affect prices by 2–5% even within the same block.

Which unit stack or floor level offers the best value within 116A Jalan Tenteram?

Middle-stack units (typically floors 5–12 in HDB blocks) often represent optimal value, balancing accessibility (avoiding excessive stair climbing or lift dependency), view quality, and noise insulation (avoiding ground-floor traffic and top-floor heat gain). Lower-level units (floors 1–4) traditionally discount 3–8% due to security concerns, external noise from common areas, and perceived reduced light; however, these units appeal to elderly residents and households with mobility constraints who prioritise lift proximity and minimal climbing. Upper-level units (floors 15+) command premiums of 5–12% due to superior natural light, view quality, and reduced external noise; these appeal to families and owner-occupiers prioritising long-term living comfort, though they carry marginally higher maintenance costs and evacuation complexity. North-facing units typically benefit from reduced solar heat gain (valuable in tropical Singapore), whilst south-facing units receive stronger afternoon light but experience summer heat accumulation. The precise floor and orientation data for 116A Jalan Tenteram should be confirmed from HDB records or the marketing agent; prospective buyers viewing multiple units within the block should inspect comparable floor levels to assess their personal preferences regarding light, ventilation, and view before finalising their offer.

What future supply pipeline exists in this district, and how might it affect property values?

The Boon Keng–Jalan Tenteram neighbourhood benefits from relative stability in new HDB supply, as most available redevelopment land within this mature estate precinct has already been developed or allocated. The Urban Redevelopment Authority's long-range planning indicates limited major new HDB launches expected within this specific neighbourhood over the next 10–15 years, which supports long-term value stability by preventing oversupply-driven price compression. Nearby mixed-use developments and limited condominium projects in the broader Novena–Jalan Tenteram corridor may attract some demand migration, but the majority of first-time buyers and upgraders continue seeking HDB options within this transport-accessible precinct. Private residential developments in Novena (further east) occasionally draw upmarket residents seeking premium finishes, potentially creating some trading-down pressure on HDB valuations; however, the price differential (private properties starting $1.5–$2+ million) ensures that HDB buyers operate within a largely separate market segment. Planned improvements to transport infrastructure (e.g., future Circle Line extensions serving peripheral areas) are unlikely to negatively impact Boon Keng-area properties, as the North-East Line already enjoys mature, stable demand. Overall, the limited near-term supply pipeline within this neighbourhood supports modest positive sentiment for long-term capital retention, though buyers should not anticipate exceptional appreciation and should base purchasing decisions primarily on owner-occupation needs or steady rental yield rather than speculative capital gains.

3-bed HDB at Jalan Tenteram, $918k | Near Boon Keng MRT