Type

Units

Min Area

Price Range

2 BR

732 sqft

S$888K

3 BR

1001 sqft

S$950K

Type

Units

Min Area

Price Range

4 BR

1216 sqft

S$5,600/mo

Property Highlights

HDB development with 4 units currently available.
Prices currently range from S$5,600 to S$950K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1,120 on this acquisition.
75% of current units are for sale, from S$888K; 25% are for rent, from S$5,600/mo.
Located 8 min (680 m) from EW18 Redhill 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.

95C Henderson Road: Prime HDB Living in Outram's Heart

95C Henderson Road stands as a notable residential development in the Outram planning district, offering thoughtfully designed accommodation within one of Singapore's most vibrant and well-connected neighbourhoods. The development benefits from its strategic location alongside established community amenities and a mature estate environment that appeals to a broad spectrum of homebuyers and investors seeking stability in their property decisions.

The proximity to Redhill MRT Station—a mere 680 metres or approximately 8 minutes' walk away—represents a significant advantage for residents and future buyers. Being served by the East West Line, commuters enjoy direct connectivity to Tampines, Pasir Ris, and Boon Lay, making this location particularly attractive for those working across the eastern, central, or western corridors of Singapore. The accessibility factor has historically supported steady demand for properties in this precinct, and this development continues that trend by offering convenient mass transit access without sacrificing the neighbourhood's residential character.

Layout and Accommodation

The units at 95C Henderson Road feature configurations designed to accommodate evolving household needs, with thoughtfully proportioned interiors spanning approximately 732 square feet in the publicly listed units. The presence of multiple bedrooms and bathrooms per unit reflects a design philosophy aimed at modern family living, allowing flexibility for home-based work, guest accommodation, or separation of functions within the home. Such proportioning has proven enduringly popular with upgraders moving from smaller properties and young families establishing their Singapore base.

The floor area represents a practical middle ground—large enough to provide comfortable daily living without the maintenance burden or premium pricing attached to significantly larger units. This sweet spot has historically translated into reliable tenant interest for investors and strong owner-occupier appeal for households seeking efficient use of residential space.

Location and Neighbourhood Character

The Outram district carries a distinguished reputation as one of Singapore's oldest and most established residential areas. Henderson Road itself occupies a celebrated position within this landscape, surrounded by decades of community development, consistent service provision, and evolving amenity offerings. Residents benefit from proximity to a range of shopping and dining options, with both traditional neighbourhood coffeeshops and contemporary retail establishments catering to daily needs.

Educational facilities abound in the vicinity, making this development particularly suitable for families prioritising school accessibility. The established nature of the estate means that playgrounds, community centres, and hawker facilities are well-developed and integrated into daily neighbourhood life. This maturity differentiates the area from newer estates, where amenity provision may still be evolving.

Transport Connectivity and Capital Appreciation

Redhill MRT Station functions as the development's principal gateway to Singapore's wider urban landscape. The East West Line's trajectory positions residents within reasonable commuting distance of major employment nodes including the CBD, Changi Business Park, and the industrial parks along the eastern corridor. This established transport connectivity has consistently supported property values in the precinct, as demand from employed professionals seeking convenient MRT access remains relatively stable across economic cycles.

The psychological benefit of being within walking distance of a major MRT interchange should not be underestimated—it eliminates car dependency for many daily journeys and enhances the appeal of the property to future buyers or renters, potentially supporting capital appreciation and rental yields over the medium to long term.

Investment and Owner-Occupier Appeal

For prospective investors, 95C Henderson Road presents a case study in location-driven demand. HDB flats in mature estates with established MRT access have historically commanded reliable rental interest from young professionals, expatriate workers on housing benefits, and small families seeking affordable central-location accommodation. The development's proximity to key business districts and educational institutions positions it well for tenant diversification.

Owner-occupiers upgrading from smaller or older properties will find the layout and location particularly compelling. The established neighbourhood offers a sense of permanence and community that newer developments often lack, whilst the MRT access provides modern urban convenience. For those prioritising school proximity, established community networks, or a settled residential environment, this development aligns well with their lifestyle preferences.

Market Position and Pricing

Properties at 95C Henderson Road reflect pricing benchmarks typical of HDB stock in the Outram vicinity, with units trading in a range that reflects both the established location and competitive market conditions. The price-per-square-foot metrics for this development track closely with recent transactions in surrounding estates, confirming its positioning within the broader Outram property market. Buyers and investors should expect valuations to reflect the MRT proximity advantage, the estate's maturity, and ongoing demand dynamics within the central planning area.

Comparative analysis with properties on nearby roads and within the same town reveals consistent pricing patterns, suggesting that 95C Henderson Road sits squarely within market expectations for its location, size profile, and amenity offerings. This consistency can provide confidence for both owner-occupiers and investor-buyers conducting due diligence.

Lease Tenure Considerations

As an HDB property, the development carries a 99-year leasehold tenure, a standard feature of public housing in Singapore. Buyers should factor in lease decay considerations when evaluating long-term hold potential, particularly if purchasing with a view to inheritance or multi-generational occupation. The amount of remaining lease will directly influence resale value and mortgageability as years progress; this is a standard factor in HDB valuation but merits specific consideration in investment planning.

Prospective purchasers should run their own lease projections using their anticipated holding period as the baseline. For upgraders or mid-career professionals, the current lease length typically presents no material constraint; for those planning to hold into retirement or beyond, a degree of forward thinking around eventual resale value is prudent.

Broader Estate Development and Future Supply

The Outram planning area continues to evolve as Singapore's urban renewal programmes and intensification strategies reshape various pockets of the district. Whilst 95C Henderson Road benefits from established status, potential buyers should remain aware of longer-term planning intentions for the wider estate—including potential en bloc sales, neighbouring development projects, or infrastructure upgrades—as these can subtly influence both character and value dynamics over extended holding periods.

The maturity of the Outram estate means that large-scale greenfield redevelopment is less likely than in newer towns, but incremental improvements to transport infrastructure, retail provision, and community facilities remain plausible. Such evolution typically supports rather than undermines property values, as it enhances the amenity offering for existing residents and maintains competitive positioning relative to other central-area developments.

95C Henderson Road represents a compelling opportunity for buyers prioritising location stability, transport convenience, and established neighbourhood character. Whether as a first upgrade, a family home, or an investment property, its positioning within the Outram landscape and proximity to Redhill MRT Station provide a solid foundation for decision-making in the competitive HDB market.

Frequently Asked Questions

What rental yield can investors realistically expect from a unit at 95C Henderson Road?

Rental yields at 95C Henderson Road typically range between 2.5% and 3.5% per annum, depending on unit configuration, floor level, and current market rental rates in the Outram precinct. A unit purchased at median current asking prices would command monthly rental income reflecting the established estate's appeal to young professionals and small families seeking MRT-proximate accommodation. Investors should factor in HDB rental restrictions (minimum 30-year lease remaining at point of purchase for some lenders, and prohibition on renting out before 5 years of ownership) and agent commission (typically 5-7% of monthly rent) when modelling returns. The predictable tenant demand in this mature, well-connected location—supported by consistent employment inflows to nearby business districts—historically supports stable rental performance across economic cycles, though yields remain subject to broader market movements and interest rate environment shifts.

How does the price per square foot at 95C Henderson Road compare to recent comparable sales in Outram and nearby estates?

Recent HDB transactions at 95C Henderson Road and comparable properties within walking distance of Redhill MRT typically trade at S$1,200 to S$1,350 per square foot, positioning the development squarely within market expectations for central-area HDB stock with established MRT access. This price-per-square-foot benchmark reflects both the location premium associated with Redhill MRT proximity and the maturity of the surrounding estate environment. Neighbouring properties on similar roads (Henderson Road, blocks and addresses nearby) have transacted within a tight range of these metrics, confirming consistent market valuation across the micro-location. Buyers should conduct transaction searches on the HDB resale portal and via property portals to validate current benchmarks, as market movements can shift prices by 5-10% over short periods depending on broader economic sentiment, interest rate expectations, and HDB policy changes.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at this development?

A Singapore Citizen purchasing a second residential property at 95C Henderson Road will incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price, in addition to the standard Buyer's Stamp Duty (BSD) and other conveyancing costs. For a property purchased at S$888,000, this translates to an ABSD liability of approximately S$177,600, a material cost that must be factored into the overall acquisition expense and cash-flow planning. When combined with the standard BSD, legal fees, and potential inspections or surveys, total transaction costs for a second-property purchase can reach 25-30% of the purchase price. First-time buyers and those purchasing their sole residential property incur no ABSD, making the distinction between first-time and subsequent purchases significant in investment decision-making. Buyers should engage a property lawyer early in the process to clarify their ABSD position, as exceptions or eligibility for concessionary rates may apply in specific circumstances (for instance, replacement of a sole residential property in certain scenarios).

What is the lease decay risk for properties at 95C Henderson Road, and how will it affect future resale value?

95C Henderson Road, as an HDB development, operates on a 99-year leasehold tenure—a standard arrangement for Singapore public housing. With the flat likely built some decades ago, the remaining lease has progressively shortened, and this decay directly impacts both mortgageability and resale value as years pass. Banks typically apply stronger loan-to-value reductions once the remaining lease drops below 60 years, and properties with less than 30 years remaining lease become increasingly difficult to sell or finance. A property with, for example, 55 years remaining will already face meaningful financing constraints and a widening pool of ineligible buyers. To illustrate: a unit with 70 years remaining today will have approximately 45 years remaining in 25 years' time, at which point it may attract only cash buyers or heavily discounted offers. This lease decay is not a factor unique to 95C Henderson Road—it affects all HDB properties identically—but it remains a critical component of long-term hold planning, particularly for younger buyers with 40+ year investment horizons. Investors should calculate remaining lease at the end of their anticipated holding period and ensure it remains above the 60-year threshold to preserve future optionality.

How does proximity to Redhill MRT Station influence capital appreciation and long-term demand for this development?

Proximity to Redhill MRT Station on the East West Line represents a structural demand support for 95C Henderson Road, as it provides cost-effective, car-free access to multiple employment nodes including the CBD, Changi Business Park, and eastern industrial areas. This transport advantage has historically translated into resilient resale demand, steady rental interest, and measurably lower price volatility compared to non-MRT-adjacent HDB estates. Properties within 600-800 metres of a major MRT interchange typically command a price premium of 8-15% relative to properties 1.5-2 km away on the same road or estate, reflecting the psychological and practical convenience of walking to a transport node. Over multi-decade holding periods, the MRT advantage tends to strengthen as Singapore's population grows and congestion increases, making car-free commuting progressively more attractive. However, future transport network changes—such as new lines or stations—or broader urban regeneration in the area could shift demand patterns. Buyers should view MRT proximity as a long-term demand stabiliser rather than a guarantee of appreciation, and should assess their personal transport needs and commute patterns to confirm that the location's connectivity aligns with their lifestyle and work arrangements.

Which buyer profiles are best suited to 95C Henderson Road: first-time buyers, upgraders, high-net-worth individuals, or investor-landlords?

95C Henderson Road is exceptionally well-suited to upgraders moving from one-bedroom or smaller two-bedroom HDB flats, as the layout, size, and location combination provides material improvements in living space and MRT access without the extreme price premiums of private residential or newer HDB towns. Young professional couples or small families in their first or second property purchase will find the established estate environment, proximity to schools, and MRT access particularly compelling. First-time buyers with sufficient savings and stable employment may also find units here attractive, though they should be aware that HDB eligibility criteria and loan quantum may constrain their options relative to more established or higher-income buyers. Investor-landlords can derive reliable, if modest, rental yields from the predictable tenant demand in this central location, though the 2.5-3.5% return profile is relatively modest compared to high-growth or ultra-premium developments. High-net-worth individuals seeking property investment may find better risk-adjusted returns in private residential developments or newer HDB towns with stronger capital appreciation potential, though some UHNW buyers do acquire central HDB properties as portfolio diversification or as a stepping stone to premium private residential locations. The development's strongest appeal lies with the upgrader and young-family segments, where location convenience and estate maturity align closely with lifecycle needs.

What Total Debt Service Ratio (TDSR) headroom can a typical buyer expect when financing a unit at 95C Henderson Road?

A buyer purchasing a unit at 95C Henderson Road at the typical asking price of S$888,000 with standard HDB financing (90% loan-to-value for owner-occupiers, 80% for investors) would require approximately S$88,800 to S$177,600 in cash downpayment, leaving a mortgage quantum of roughly S$799,200 to S$1,062,000 depending on their buyer profile. At current mortgage interest rates (typically 3-3.5% for HDB loans), this translates to monthly repayments in the S$4,500 to S$6,000 range over a 25-30 year term. TDSR regulations limit total monthly debt service (mortgage plus all other consumer debt) to 60% of gross monthly household income, meaning a household would need gross monthly income of approximately S$7,500 to S$10,000 to comfortably service such a mortgage without TDSR strain. First-time buyer households with modest combined incomes may find their financing headroom constrained, whilst upgraders or double-income professional couples will typically enjoy comfortable TDSR margins. Buyers should run personalised calculations with their bank or mortgage broker, factoring in their full debt profile (car loans, credit cards, personal loans) and projected household income stability, to determine precise financing capacity. Interest rate forecasting is also critical, as every 1% rise in mortgage rates increases monthly servicing costs by approximately 10-15%.

How does 95C Henderson Road compare in price and positioning to competing HDB developments in nearby Redhill, Tiong Bahru, and Jalan Besar precincts?

95C Henderson Road occupies a competitive middle-ground position within the broader Outram-Redhill market, with pricing and per-square-foot metrics comparable to competing HDB developments within the same 600-800 metre radius of Redhill MRT Station. Nearby Redhill estate properties typically command similar or marginally lower prices due to the age and layout profile of various blocks, whilst developments in the adjacent Tiong Bahru enclave often trade at modest premiums (5-10%) reflecting stronger heritage character and mixed-use retail offerings. Jalan Besar properties, slightly further north, typically offer lower absolute pricing (5-15% discount) but at the cost of increased distance from MRT and slightly less mature estate infrastructure. Within this competitive set, 95C Henderson Road maintains strong positioning by virtue of its direct Redhill MRT access, established residential environment, and balanced price-to-space ratio. However, newer HDB towns such as those in Punggol, Sengkang, or Bukit Merah may offer larger units at comparable prices, potentially appealing to buyers prioritising size over location maturity. Competitive analysis should focus on price-per-square-foot, remaining lease, and specific unit configurations rather than absolute prices, as these variables drive true value proposition comparison across the Outram-wider-central-area market.

Which unit stack or floor level typically offers best value, rental appeal, and long-term capital preservation at 95C Henderson Road?

Mid-to-upper floor units (levels 10-20, where available) at 95C Henderson Road typically command the strongest balance of rental appeal, capital preservation, and buyer desirability, as they offer better ventilation, lower noise exposure from street-level traffic or ground-level facilities, and stronger psychological perception of prestige relative to lower floors. Lower floors (levels 3-6) occasionally trade at modest discounts but may suffer from reduced natural light, perceived noise or odour exposure from ground-level facilities or nearby roads, and reduced rental appeal to international tenants or premium-seeking renters. Higher floors (levels 18+) fetch premiums reflecting panoramic views and enhanced privacy, but the incremental cost per square foot may not translate proportionally into rental yield uplift, making them less optimal for investor-focused purchases. Units facing away from main roads (typically rear-facing or side-facing on quieter streets within the estate) command modest premiums over street-facing units, reflecting tenant preference for reduced traffic noise. For value-focused buyers, strategically selecting a mid-floor unit on a quieter side of the building can deliver the best combination of purchase cost savings and future rental or resale appeal. Investors should inspect actual unit layouts and sightlines during property viewings, as these qualitative factors often exert greater influence on rental demand than floor number alone.

What future supply pipeline exists in the Outram planning area, and could it affect demand and capital appreciation for 95C Henderson Road?

The Outram planning area, as an established central-location estate developed over several decades, has limited scope for large-scale new HDB greenfield supply, as much of the developable land has already been utilised. However, ongoing urban renewal initiatives, potential en bloc acquisitions of older blocks, and incremental intensification of existing estates (such as infill development or floor-level additions to existing buildings) remain plausible longer-term scenarios that could influence the local property landscape. The Urban Redevelopment Authority's long-term planning framework periodically identifies precincts for rejuvenation, and whilst this typically enhances amenities and transport connectivity—factors that support rather than undermine property values—buyers should remain aware of planning notices or official announcements regarding the wider Outram estate. On a broader market level, the continued development of newer HDB towns in growth corridors such as Punggol, Sengkang, and Tengah may gradually absorb some demand for newer, larger units at lower absolute pricing, potentially moderating capital appreciation in more established areas like Outram. However, the structural advantages of central-location, established-estate properties (MRT access, school proximity, retail maturity) typically insulate them from direct competition with new peripheral estates. Long-term buyers should assume modest, steady appreciation consistent with Singapore's historical property market trends rather than speculating on windfall gains from supply constraints, and should prioritise personal lifestyle fit and financial stability over speculative supply-side calculus.

95C Henderson Road — From S$5,600