Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$1.1m

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,120,000.
Located 8 min (680 m) from EW18 Redhill MRT Station.

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95C Henderson Road: A Well-Connected HDB Home in Redhill

95C Henderson Road stands as an established HDB development in one of Singapore's most sought-after residential neighbourhoods. Positioned in the vibrant Redhill precinct, this development offers residents convenient access to public transport, local commerce, and a thriving community hub. The development represents a compelling choice for families seeking practical living arrangements without compromise on location or connectivity.

Strategic Location and Transport Connectivity

The proximity to Redhill MRT Station – a mere eight-minute walk away at 680 metres – positions this development as a transit-oriented residential address. Redhill Station, serving the East-West Line, provides direct connectivity to employment corridors across Singapore, including the Financial District in Raffles Place, technology clusters in Jurong, and the growing enterprise zones along the eastern corridor. For daily commuters, this translates to predictable journey times and access to multiple transport modes without reliance on private vehicles.

Beyond the MRT, the surrounding road network facilitates easy access to arterial routes including Henderson Road itself and the Pan-Island Expressway nearby. This dual-layer connectivity ensures flexibility for residents who balance public and private transport preferences, whilst maintaining affordability through reduced car dependency for most household members.

Living Spaces and Unit Configurations

The development comprises spacious three-bedroom and two-bathroom units spanning approximately 1,001 square feet, a footprint that accommodates both growing families and multi-generational households comfortably. This generous floor area supports flexible interior layouts, allowing residents to designate dedicated home-office zones, studies, or formal dining areas – increasingly valuable considerations in the contemporary work environment.

Unit stacks across different floor levels typically exhibit varying demand characteristics, with mid-to-upper floors (levels 15-25 in comparable HDB blocks) generally commanding marginal premiums due to enhanced natural light, reduced noise from street level, and improved sightlines over the neighbourhood. Ground and lower-level units, conversely, appeal to buyers prioritising accessibility, particularly those with mobility considerations or young children, and may offer relative value for savvy purchasers.

Neighbourhood Context and Amenities

Redhill is classified as a mature estate with decades of established infrastructure. The surrounding area incorporates neighbourhood shopping centres, hawker markets, primary and secondary schools, medical clinics, and recreational facilities including playgrounds and community clubs. This maturity means residents benefit from settled neighbourhoods, low risk of major land-use disruptions, and a diverse demographic base that supports varied retail and services offerings.

The Redhill Crescent area, adjacent to this development, has undergone selective upgrading through the HDB's Selective En-bloc Redevelopment Scheme (SERS) in recent years, raising environmental standards and introducing contemporary retail and dining options. This gradual improvement cycle enhances asset values for remaining estates in the precinct, including 95C Henderson Road.

Pricing Dynamics and Market Position

Current asking prices at 95C Henderson Road commence from S$1.12 million for three-bedroom configurations, positioning the development at competitive levels relative to contemporary HDB resale transactions in the South-Central region. On a price-per-square-foot basis, this development aligns closely with recent arms-length transactions in the wider Redhill-Tiong Bahru-Tanjong Pagar corridor, typically ranging from S$1,050 to S$1,200 psf depending on unit age, floor height, and specific location within the block.

The pricing reflects underlying fundamentals: a mature location with proven MRT connectivity, a stable demographic base, and established community infrastructure. Unlike greenfield developments requiring risk premium, 95C Henderson Road offers residents certainty regarding neighbourhood characteristics and long-term asset stability.

Investment Perspective and Rental Yield Considerations

For purchasers evaluating this development as an investment asset, several factors merit examination. Redhill's established tenant base – comprising both young professionals entering the market and established families – supports a reasonable rental pool. Based on typical three-bedroom HDB rental rates in the South-Central zone, properties at this development may generate gross rental yields between 2.5% and 3.2% depending on unit configuration and specific market conditions. This yield range reflects the trade-off between premium location and the relatively high capital base required for entry at the S$1.12 million level.

Investors should note that HDB leasehold properties inherently decline in value as the lease term shortens, a phenomenon termed lease decay. Properties approaching the 30-year lease milestone typically experience accelerated depreciation, as financing becomes restricted and tenant pools narrow. Buyers purchasing at 95C Henderson Road today benefit from relatively full lease terms, typically 80+ years for blocks built in the 1980s, mitigating this risk for the foreseeable future. However, investors should incorporate lease-decay modelling into long-term appreciation expectations, assuming gradual value compression in the final 10-15 years of the lease term.

Financing and Affordability Framework

For Singapore Citizens purchasing 95C Henderson Road as a primary residence, HDB housing loan eligibility extends up to 90% of the purchase price, subject to the Debt-to-Service Ratio (TDSR) threshold of 60%. At the S$1.12 million entry point, a purchaser financing 90% would require a loan of S$1.008 million. At current indicative HDB mortgage rates around 2.6%, this translates to monthly repayments of approximately S$5,200 over a 25-year tenor, or S$4,100 over a 30-year term. Purchasers should verify individual TDSR capacity against their household income, accounting for existing obligations including car loans, credit facilities, or insurance premiums.

Additional Buyer's Stamp Duty (ABSD) applies to second and subsequent residential property purchases by Singapore Citizens at the current rate of 20% of the purchase price. For an investor buyer, ABSD on a S$1.12 million property would therefore amount to S$224,000 payable at point of purchase, significantly elevating the total capital requirement and affecting overall yield returns. First-time owner-occupiers remain exempt from ABSD, a material financial advantage compared to upgrader or investor profiles.

Comparative Positioning Within the Precinct

Competing HDB developments in the immediate vicinity include Redhill Crescent, Tiong Bahru Estate to the south-west, and Tanjong Pagar Centre towards the eastern boundary. Redhill Crescent, subject to recent SERS redevelopment, offers contemporary finishes and improved public realm but at similar or elevated pricing. Tiong Bahru Estate, with heritage-listed conservation status, commands premium pricing reflecting its cultural significance and proximity to the vibrant Tiong Bahru market district. 95C Henderson Road occupies a middle ground: established, well-connected, and reasonably priced, without the additional value markers that justify premium positioning, yet superior to aging estates without recent upgrading.

Future Supply and District Planning Context

The South-Central planning zone, encompassing Redhill, demonstrates limited future HDB supply pipeline compared to growth corridors in the north and east. This supply constraint, combined with the area's mature infrastructure and established MRT connectivity, suggests a favourable long-term demand trajectory for existing developments including 95C Henderson Road. Planned cycling paths and park connectors in the district may further enhance neighbourhood liveability, supporting sustained capital appreciation over the medium term.

Suitability for Different Buyer Profiles

First-time buyer households seeking to transition from rental to ownership will find 95C Henderson Road an accessible entry point to owned housing, particularly given HDB loan terms and ABSD exemption. The three-bedroom configuration accommodates growing families without oversizing commitments typical of four-bedroom units, balancing space requirements against mortgage commitments and maintenance costs.

Upgrader families trading up from smaller HDB units or leasehold condominiums benefit from the spacious floor plate, mature neighbourhood established infrastructure, and competitive pricing relative to private residential alternatives in comparable locations. The MRT connectivity particularly appeals to households reducing car dependency at this life stage.

Investors and high-net-worth individuals may find the yield profile modest relative to capital requirement, yet may appreciate the low-risk, administratively straightforward HDB asset class as a portfolio diversifier. Institutional investors and REITs cannot directly purchase HDB property, limiting the institutional demand floor that supports premium pricing in some sectors.

Conclusion

95C Henderson Road represents a considered choice for owner-occupiers prioritising established location, transport connectivity, and practical living space over prestige branding. The development's proximity to Redhill MRT Station, mature neighbourhood infrastructure, and competitive pricing from S$1.12 million align well with upgraders and growing families seeking stability over speculative appreciation. Investors should carefully model lease-decay impacts and ABSD implications, yet may find the rental yield and neighbourhood demographic base supportive of reasonable medium-term returns. For Singapore households evaluating mid-tier HDB acquisitions in the South-Central zone, 95C Henderson Road warrants detailed inspection and serious consideration.

Frequently Asked Questions

What is the estimated gross rental yield for a three-bedroom unit at 95C Henderson Road purchased as an investment?

Based on current market rental rates for three-bedroom HDB units in the Redhill-South-Central zone, gross rental yields typically range between 2.5% and 3.2% annually. At the S$1.12 million entry price point for a three-bedroom unit, this translates to approximate annual rental income of S$28,000 to S$36,000 before expenses including property tax, maintenance fees, and routine upkeep. Yield realisation depends significantly on tenant-sourcing efficiency, lease terms negotiated, and the specific unit's appeal to the rental market – properties on higher floors or with superior unit layouts may command slightly elevated rental rates, improving yield outcomes.

How does the price per square foot at 95C Henderson Road compare to recent HDB transactions in the broader Redhill-Tiong Bahru-Tanjong Pagar area?

Recent arms-length transactions for three-bedroom HDB units in the South-Central precinct have averaged between S$1,050 and S$1,200 per square foot, depending on unit age, floor level, and precise location relative to the MRT station. At S$1.12 million for a 1,001 sqft unit at 95C Henderson Road, the effective psf pricing emerges at approximately S$1,118, positioning the development squarely within this established range and reflecting fair market value for the location. Comparable sales data suggests that proximity to Redhill MRT Station commands a modest premium over estates further from mass transit, and the development's established maturity supports pricing stability without the volatility associated with aging estates or speculative new launches.

What are the Additional Buyer's Stamp Duty implications for second-property purchasers at 95C Henderson Road?

Singapore Citizens purchasing 95C Henderson Road as a second or subsequent residential property incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% of the purchase price. For a property priced at S$1.12 million, ABSD liability totals S$224,000, payable upon completion of the sale. This represents a material addition to total acquisition costs and materially diminishes net rental yield for investment purchasers – in addition to the S$1.12 million purchase price, an investor buyer must budget for S$224,000 ABSD, plus legal fees, HDB processing fees, and any refurbishment costs. This ABSD burden effectively reduces the achievable gross rental yield from the theoretical 2.5-3.2% range to a net yield closer to 1.5-2.2% after accounting for ABSD amortisation over a typical 10-year holding period.

What lease-decay risk and resale value impact should purchasers of 95C Henderson Road anticipate as the lease term shortens?

95C Henderson Road, as an HDB block built in the 1980s, typically carries an initial 99-year lease term, meaning current purchasers acquire units with approximately 80+ years of lease remaining – a sufficiently long term to avoid immediate lease-decay concerns for the next 10-20 years. However, HDB properties demonstrate accelerating value depreciation once the lease term drops below 40 years, a phenomenon termed lease decay. Financing restrictions tighten significantly as properties approach 40-year lease thresholds, and tenant pools progressively narrow as buy-to-let investors exit the market. Purchasers should model assuming gradual annual value compression of 0.5-1% per annum once the remaining lease falls below 50 years, with acceleration thereafter. For current purchases at 95C Henderson Road, this risk remains manageable if held for 15-25 years, but becomes material for 30+ year hold periods.

How does proximity to Redhill MRT Station impact long-term demand and capital appreciation for properties at 95C Henderson Road?

The eight-minute walking distance to Redhill MRT Station on the East-West Line represents a primary demand driver and capital appreciation contributor for 95C Henderson Road. MRT connectivity reduces commute friction for employed residents, increases the catchment pool of potential tenants for buy-to-let investors, and insulates the development against car-dependent location disadvantages affecting estates without rail access. Historical pricing data across Singapore's HDB market demonstrates that properties within 400-600 metres of MRT stations command 8-12% pricing premiums relative to comparable units 800+ metres distant. Redhill Station's location on the East-West Line – a high-utilisation trunk route serving the CBD, technology hubs in Jurong, and eastern employment zones – ensures sustained commuter demand and reduces cyclicality risk. As Singapore's population densifies and car ownership becomes increasingly uneconomic, MRT-proximate developments such as 95C Henderson Road should experience relative capital appreciation outperformance versus car-dependent periphery estates.

For which buyer profiles – first-timer, upgrader, high-net-worth, investor – is 95C Henderson Road most suitable?

95C Henderson Road optimally suits first-time owner-occupiers and upgrader households. First-timers benefit from HDB concessional financing terms (90% loan-to-value at favourable rates) and complete ABSD exemption, making the S$1.12 million entry point accessible to middle-income households with modest savings. The spacious three-bedroom configuration satisfies growing family requirements without the maintenance complexity or cost footprint of larger private properties. Upgraders trading from smaller HDB units or leasehold condominiums similarly find the established neighbourhood, MRT connectivity, and available space compelling, with upgrade economics justified by long-term capital preservation. High-net-worth individuals may find the yield profile modest relative to capital requirement and administrative simplicity insufficient to justify allocation within a diversified portfolio. Buy-to-let investors should carefully weigh the 20% ABSD burden and 2.5-3.2% gross yield against alternative residential or commercial asset classes, recognising that the HDB asset class offers low-risk, institutional-grade simplicity but not yield-maximisation potential.

What TDSR headroom and financing capacity should purchasers of 95C Henderson Road anticipate at the current price point?

At the S$1.12 million entry price for a three-bedroom unit, a typical buyer financing 90% (S$1.008 million) at current HDB mortgage rates of approximately 2.6% over a 25-year tenor faces monthly mortgage repayments of approximately S$5,200. Over a 30-year term, repayments reduce to approximately S$4,100 monthly. HDB TDSR limits allow borrowers to dedicate up to 60% of gross household income to debt service, including mortgage, car loans, credit card facilities, and insurance. A household requiring monthly mortgage servicing of S$5,200 therefore needs gross monthly income of at least S$8,667 to remain comfortably within TDSR thresholds (S$5,200 ÷ 0.60). Dual-income households with combined monthly income of S$9,000-S$10,000 typically secure financing approval without difficulty, whilst single-income households require income exceeding S$8,700 monthly. Purchasers should budget conservatively, accounting for existing liabilities and potential future obligations, to ensure sustainable leverage and retain refinancing optionality.

How does 95C Henderson Road compare in value and positioning to nearby competing HDB developments such as Redhill Crescent and Tiong Bahru Estate?

Redhill Crescent, subject to recent SERS redevelopment, offers contemporary finishes, upgraded public realm, and improved carpark facilities, commanding pricing at or above 95C Henderson Road's S$1.12 million level despite similar floor configurations – the SERS premium reflects architectural modernisation and renewed structural warranties. Tiong Bahru Estate, distinguished by heritage conservation status and proximity to the vibrant Tiong Bahru market district, commands 10-15% pricing premiums relative to 95C Henderson Road, justified by cultural significance, precinct vitality, and superior retail environment. 95C Henderson Road occupies a pragmatic middle position: reasonably priced relative to SERS-upgraded blocks, competitively positioned versus heritage-premium developments, and offering solid fundamentals without prestige branding or architectural novelty. For value-conscious upgraders and investors seeking no-frills asset acquisition, 95C Henderson Road offers competitive advantage, whilst buyers prioritising contemporary finishes or neighbourhood cachet may justify marginal premium payments for alternative developments.

Which unit stacks or floor levels at 95C Henderson Road typically offer best value relative to market pricing?

Mid-to-upper floor units (levels 15-25 in HDB blocks of similar height) command marginal pricing premiums of 2-4% relative to lower floors, justified by enhanced natural light, reduced noise pollution from street-level traffic, and improved sightlines – these units attract families with young children and buyers prioritising residential quality-of-life. Ground and lower-level units (levels 2-5) typically trade at 2-3% discounts relative to mid-floor benchmarks, reflecting reduced light penetration, increased humidity exposure, and street noise. For value-maximising purchasers, lower-level units represent relative value opportunities, particularly for buyers prioritising accessibility or those with lower sensitivity to natural light and ambient noise. Mid-floor units (levels 8-12) often represent optimal value-for-money, capturing most sunlight and noise-reduction benefits whilst avoiding the pricing premiums of higher floors. Specific floor-level pricing within 95C Henderson Road should be evaluated against comparable recent transactions in the same block, as unit-to-unit variance often exceeds systematic floor-level pricing effects.

What is the future supply pipeline for HDB developments in the Redhill and South-Central planning zones, and how does this affect long-term demand for 95C Henderson Road?

The South-Central planning zone, encompassing Redhill, Tiong Bahru, and Tanjong Pagar, demonstrates limited future HDB supply pipeline relative to growth corridors in the north (Tengah, Punggol) and east (Pasir Ris, Tampines expansion). National planning strategy prioritises greenfield development in the northern and eastern sectors, concentrating new HDB supply away from mature central zones. This supply constraint, combined with the South-Central zone's established infrastructure, MRT connectivity, and proximity to the CBD, suggests sustained demand pressure for existing developments including 95C Henderson Road. As Singapore's population densifies and younger cohorts prioritise MRT-connected, centrally-located housing, the relative scarcity of new supply in the Redhill precinct should support capital appreciation for existing well-maintained developments. Planners have indicated selective en-bloc redevelopment and upgrading for specific blocks within the zone, but broad-scale new HDB supply remains unlikely, supporting long-term value retention for compliant-condition developments such as 95C Henderson Road.

95C Henderson Road — From S$1.1m