Type

Units

Min Area

Price Range

3 BR

1313 sqft

S$4,000/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$4,000.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$800 on this acquisition.
Located 3 min (210 m) from CR4 Pasir Ris East MRT Station (U/C).

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?

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104 Pasir Ris Street 12: Premium HDB Living in Pasir Ris East

Located along Pasir Ris Street in one of Singapore's most established residential neighbourhoods, 104 Pasir Ris Street 12 represents a significant opportunity within the HDB resale market. The development sits in a mature estate characterised by stable property values, strong community infrastructure, and consistent demand from both owner-occupiers and investment-focused buyers seeking stable rental yields and capital preservation in the eastern sector.

The address benefits from its strategic positioning within Pasir Ris, a district that has undergone substantial urban planning and rejuvenation over the past decade. The estate features well-maintained residential blocks, tree-lined streets, and thoughtful urban design that appeals to families prioritising neighbourhood stability and long-term community networks. The location represents a convergence point between affordability and accessibility, making it an attractive entry point for first-time upgraders transitioning from smaller units and investors building residential property portfolios.

Proximity to Pasir Ris East MRT Station – Future Connectivity and Value Drivers

The property stands approximately three minutes' walk (210 metres) from Pasir Ris East MRT station on the Circle Line (CR4), a connection that meaningfully enhances the development's transport accessibility and long-term appreciation potential. The Circle Line, currently under construction, will fundamentally reshape commuting patterns across the eastern region when operational, establishing direct connections to the city centre and major employment nodes without requiring transfers. This positioning translates to tangible benefits for both daily users and property valuations; MRT proximity has historically been the strongest correlate of capital growth in Singapore's HDB market, with stations within 400 metres typically commanding premiums of 5–10% over comparable units further afield.

For working professionals, the forthcoming MRT access will materially reduce commute times to the central business district, Holland Village, and emerging commercial clusters in the north-east. This connectivity improvement creates a favourable demand environment for the next 5–10 years, as early adopters who purchase before the station becomes operational often benefit from post-opening revaluation. The timing of the development relative to the transport infrastructure cycle presents a particularly compelling case for investors seeking exposure to appreciation driven by external infrastructure catalysts rather than purely intrinsic improvements.

Unit Configuration and Layout Flexibility

The development contains three-bedroom flats distributed across a footprint that allows residents to choose units suited to various household compositions and lifestyle preferences. Three-bedroom configurations in this price band are particularly popular among multigenerational families, young couples planning for children, and owner-occupiers seeking spare capacity for home offices or guest accommodation. The floor area of approximately 1,313 square feet (122 square metres) is typical for HDB three-bedroom designs of this generation, offering efficient layouts that maximise usable living space whilst maintaining practical room dimensions and natural ventilation patterns.

Prospective purchasers should recognise that unit stack position—particularly elevation and orientation—meaningfully influences light quality, natural ventilation, and perceived interior spaciousness. Higher floor units generally command modest premiums (2–4% per additional storey in HDB blocks) due to reduced external noise, improved privacy, and enhanced views over the neighbourhood streetscape. Units on corner stacks or with dual-aspect orientations fetch proportional premiums, though these advantages must be weighed against the buyer's personal requirements for lighting, cross-ventilation, and outdoor space connectivity.

Resale Market Dynamics and Tenure Considerations

HDB flats in Pasir Ris trade within a well-established resale market where transaction velocity and price discovery are robust. The district has experienced consistent capital appreciation of approximately 2–3% annually over the past five years, slightly below city-wide averages but reflecting the mature estate's stable (rather than explosive) growth profile. For buyers considering this address as a long-term residence, this moderate appreciation rate supports wealth preservation objectives whilst avoiding the volatility associated with newer or speculative markets.

Lease tenure—whether 99-year or 999-year—fundamentally determines holding period economics and resale optionality. Properties with diminishing lease terms (below 80 years remaining) experience accelerated depreciation and reduced buyer pools, ultimately constraining resale prices and limiting exit flexibility. First-time buyers and upgraders should prioritise units with maximum remaining lease tenure, as this directly impacts the development's liquidity, mortgage eligibility, and long-term capital preservation characteristics. Institutional and private investors consistently favour properties with 90+ years remaining, and this preference is reflected in pricing spreads across the resale market.

Investment Yield and Rental Market Performance

For investors evaluating 104 Pasir Ris Street 12 as a rental acquisition, the Pasir Ris precinct supports healthy gross rental yields typically ranging from 3.5% to 4.5% depending on exact unit specification and market conditions. Three-bedroom flats consistently attract professional tenants seeking stable, well-connected residential addresses; the proximity to future MRT access strengthens this tenant profile by enabling shorter commutes and reducing transport expenditure relative to alternative locations. Rental demand in established Pasir Ris remains resilient across economic cycles, supported by the estate's reputation for family-friendly amenities, schools, and multicultural community networks.

Cash flow modelling should incorporate expected tenant vacancy periods (typically 2–3 weeks between tenancies), maintenance reserves (budgeted at 5–7% of gross rental income annually), and property tax obligations. The current resale price point for three-bedroom units creates a favourable risk-return envelope for income-focused investors; entry valuations are sufficiently moderate to deliver acceptable yields whilst remaining liquid enough to permit tactical exits during market upswings or if personal circumstances demand capital redeployment.

Financing, TDSR, and Buyer Eligibility

Prospective buyers must factor financing constraints into their purchase planning, particularly with respect to Total Debt Service Ratio (TDSR) ceilings and mortgage tenure limits applicable to HDB properties. Current loan-to-value ratios typically permit 80% financing for HDB purchases, meaning a buyer must inject 20% equity at point of acquisition plus stamp duties and legal fees. For second-property purchasers who are Singapore Citizens, Additional Buyer's Stamp Duty (ABSD) at 20% applies on top of standard Stamp Duty, materially increasing acquisition costs and warranting careful modelling of total holding costs versus projected returns.

TDSR regulations cap total debt service obligations at 60% of gross monthly income, and this ceiling becomes binding for buyers with existing mortgages, car loans, or credit card facilities. A prudent approach involves obtaining pre-approval from a mortgage broker or HDB concessional loan provider before submitting an offer, as this permits negotiation with confidence and prevents emotional over-bidding beyond financing capacity. The development's pricing tier typically aligns well with lower-to-middle income buyer segments, making CPF Ordinary Account utilisation and HDB Housing Grants valuable levers for reducing cash injection requirements.

Neighbourhood Amenities and Community Infrastructure

The Pasir Ris estate encompasses a comprehensive network of primary and secondary schools, including high-performing institutions that consistently rank among Singapore's top academic establishments. Recreational facilities are extensively distributed throughout the neighbourhood, including sports clubs, community centres, parks, and water sports facilities anchored around the iconic Pasir Ris Park. Shopping precincts such as Pasir Ris Town Centre and Pasir Ris Central offer everyday retail, dining, and services, whilst the proximity to East Coast and potential expansion into beachfront entertainment make the location increasingly attractive for lifestyle-oriented buyers.

Healthcare access is supported by nearby polyclinics and private medical facilities, with Changi General Hospital approximately 15 minutes' drive away. The mature estate's social infrastructure—kampung spirit, established community groups, and multigenerational networks—creates an environment where newcomers integrate readily and where long-term residents maintain strong neighbourhood bonds. This social dimension, though intangible in financial models, meaningfully enhances quality of life and supports sustained demand from families prioritising community cohesion over trendy but transient precincts.

Comparative Market Positioning and Value Assessment

Three-bedroom HDB flats in Pasir Ris presently trade within a price band that reflects the estate's maturity, connectivity, and stable (but not explosive) capital growth trajectory. Comparable units in the immediate vicinity typically trade at prices per square foot (psf) ranging from S$6.50 to S$7.50 psf depending on floor level, block age, and remaining lease tenure. Buyers evaluating 104 Pasir Ris Street 12 should benchmark offers against recent transactions in the immediate postcode, as intra-estate pricing variations are often greater than variations across the broader Pasir Ris market. Older blocks or units with shorter remaining lease terms trade at measurable discounts (8–15% for properties with 70–80 years remaining) compared to newer stock.

For investors comparing this address to alternative buys across the eastern region, Pasir Ris sits equidistant from Tampines (marginally more expensive, stronger capital growth history) and Punggol (comparable pricing, younger estate, emerging infrastructure). The choice between these alternatives ultimately reflects individual risk tolerance regarding capital appreciation versus income yield optimisation; Pasir Ris typically underperforms Tampines on capital gains but offers superior rental stability and larger tenant pools.

Future Supply Pipeline and Market Outlook

The eastern region's supply pipeline includes several completed and in-progress BTO (Build-to-Order) projects in neighbouring precincts, though these typically offer lower entry prices and longer purchasing cycles before occupation. Resale supply in Pasir Ris remains steady but not oversupplied, sustaining pricing discipline and supporting owner-occupiers' interests in holding periods exceeding five years. Urban renewal initiatives, whilst not imminently planned for Pasir Ris, are probable considerations for the next 10–15-year horizon; such schemes historically deliver windfall revaluation to sitting owners, though they also carry execution risk and timeline uncertainty.

Demographic trends support long-term demand for family-sized HDB units in Pasir Ris; the district's popularity with upgraders transitioning from smaller flats (one- and two-bedroom) remains robust, and the forthcoming MRT connection will reinforce this appeal. The property market's overall trajectory suggests that HDB resale values will continue tracking inflation (2–3% annually) over the medium term, reflecting Singapore's constrained land supply and sustained housing demand from a growing population competing for stable, well-connected residential assets.

Frequently Asked Questions

What rental yield can investors realistically expect from a three-bedroom unit at 104 Pasir Ris Street 12?

Three-bedroom HDB flats in Pasir Ris typically generate gross rental yields between 3.5% and 4.5% annually, depending on exact unit specifications, floor level, and prevailing market conditions. The estate's maturity, proximity to schools, and stable community infrastructure support consistent tenant demand from young professionals and families seeking affordable, well-connected housing. For investors, the key to optimising yield involves careful attention to unit selection (corner units and higher floors often command 3–5% rental premiums), setting competitive but realistic rent expectations relative to immediate comparable units, and budgeting for a 5–7% annual maintenance reserve to cover repairs, property tax administration, and minor refurbishment cycles. The forthcoming Pasir Ris East MRT station opening will likely enhance rental appeal and stabilise yield performance across the medium term by making the location more attractive to working-age tenants.

How does the price per square foot at 104 Pasir Ris Street 12 compare to recent transactions in the same postcode?

Recent three-bedroom HDB resale transactions in Pasir Ris have traded in a price range of approximately S$6.50 to S$7.50 per square foot, with variation primarily driven by floor level, remaining lease tenure, and block age. Units in newer blocks or with superior remaining lease terms (90+ years) typically command the upper end of this spectrum, whilst older stock or units approaching lease milestones trade closer to the lower boundary. Prospective buyers should request a comparative market analysis from a property agent focusing specifically on resale transactions completed within the past 60 days in the same block or within 200 metres, as micro-location variations within Pasir Ris can influence pricing by 3–8% relative to development-wide averages. Pricing per square foot has proven a reliable shorthand for value comparison, though unit-level factors such as orientation, natural light, and customisation condition also merit assessment during physical inspection.

What is the Additional Buyer's Stamp Duty impact for a second-property purchase at this location?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price, calculated on top of standard Stamp Duty (which ranges from 1% to 4% depending on price band). For a three-bedroom unit in Pasir Ris trading around the S$400,000–S$500,000 mark, the combined Stamp Duty and ABSD impact can add S$80,000–S$100,000 to total acquisition costs, a material outlay that significantly affects investment return calculations and entry-price sensitivity. This substantial tax burden necessitates careful financial planning; investors should model their target yield requirements inclusive of ABSD costs and factor this into offer strategies, as the effective cost of capital is materially higher for second-property acquisitions compared to owner-occupier first purchases. The ABSD effectively raises the hurdle rate for investment returns and makes timing considerations critical—purchasing during softer market cycles when prices are below peak valuations can partially offset the ABSD impact through subsequent capital appreciation.

What is the impact of lease tenure decay on resale value and buyer demand for units at 104 Pasir Ris Street 12?

HDB lease decay exerts a powerful influence on resale pricing; properties with remaining lease terms below 80 years experience accelerated depreciation and face dramatically reduced buyer pools as mortgage eligibility becomes constrained and investment returns deteriorate. A unit with 70 years remaining on a 99-year lease typically trades 12–18% below an otherwise identical property with 95+ years remaining, as potential buyers face unattractive financing options and resale liquidity concerns. For this development, buyers must prioritise remaining lease tenure as the single most important determinant of holding-period economics; a unit purchased today with, for example, 75 years remaining will face increasingly challenging resale conditions as the lease further decays, potentially limiting exit flexibility during unexpected personal circumstances or economic downturns. Long-term investors and upgraders should strongly favour stock with maximum remaining lease duration (ideally 95+ years), as this preserves optionality, maintains mortgage eligibility across the holding period, and maximises resale value upon eventual exit.

How will the opening of Pasir Ris East MRT station (CR4 line) affect property demand and capital appreciation for units at 104 Pasir Ris Street 12?

The forthcoming Circle Line station at Pasir Ris East, located merely three minutes' walk from this development, represents a significant positive catalyst for both rental demand and capital appreciation over the next 3–5 years. Historical precedent from prior MRT station openings in Singapore demonstrates that properties within 400 metres of new stations typically experience capital appreciation of 5–15% in the two-year period surrounding opening, as transport connectivity improvements drive demand from commute-sensitive professionals and reduce transport-related living costs for occupiers. The CR4 connection will provide direct links to the central business district and major employment clusters without requiring transfers, making this location substantially more attractive to working-age tenants and owner-occupiers currently considering Pasir Ris as a settling-point neighbourhood. Investors purchasing ahead of the station opening benefit from asymmetric optionality—they acquire the property at pre-opening valuations whilst capturing appreciation upside driven by external infrastructure improvements, a dynamic that has consistently favoured early adopters in Singapore's property market across multiple past station openings.

Is 104 Pasir Ris Street 12 suitable for different buyer profiles such as first-time owners, upgraders, HNW investors, and owner-occupiers seeking rental income?

The development appeals to a diverse buyer spectrum for distinct reasons. First-time owners benefit from Pasir Ris's affordability, stable rental market, and established infrastructure; the modest entry price facilitates low-equity purchases whilst CPF Ordinary Account utilisation reduces cash injection requirements below competing locations further out. Upgraders transitioning from smaller one- and two-bedroom units find the three-bedroom configuration accommodates growing family requirements and home office setups, with pricing that remains accessible despite the size increase. High-net-worth investors may view this development as a stable, low-volatility income asset offering resilient 3.5–4.5% gross yields with manageable tenant demand risk; the estate's reputation and mature infrastructure minimize management headaches common to emerging precincts. Owner-occupiers seeking supplementary rental income during periods away from Singapore find the strong tenant pipeline and reasonable rental expectations attractive, whilst the proximity to schools and family amenities support owner-occupancy optionality if circumstances later shift. The location's versatility across buyer segments underlies its consistent market liquidity and stability.

How do current TDSR and mortgage financing conditions affect buyer eligibility and optimal offer positioning at this price point?

Total Debt Service Ratio regulations cap debt obligations at 60% of gross monthly income, meaning a buyer must demonstrate sufficient income headroom to support both the new mortgage and any existing obligations (car loans, credit facilities, other mortgages). For a three-bedroom unit in Pasir Ris trading in the S$400,000–S$500,000 range, typical mortgage amounts (assuming 80% LTV and 25-year tenure) require approximately S$1,800–S$2,200 monthly servicing; this places the development accessible to household income levels of approximately S$3,500–S$4,500 monthly, a threshold that broadly aligns with middle-income buyer demographics typical of the HDB resale market. Prudent buyers should obtain formal pre-approval from HDB or a participating bank before submitting an offer, as this establishes financing ceiling and prevents over-bidding beyond repayment capacity. CPF Ordinary Account utilisation significantly improves financing outcomes for owner-occupiers, permitting 80% LTV financing even with modest liquid savings, a material advantage unavailable to investors or second-property purchasers who face stricter bank lending criteria. The development's entry-point pricing positions it well within the accessible range for target buyer demographics whilst supporting reasonable debt-to-income ratios.

How does 104 Pasir Ris Street 12 compare to competing HDB developments in nearby precincts such as Tampines and Punggol?

Pasir Ris occupies a middle-ground position within the eastern region's HDB market; it typically trades 8–12% below Tampines (which has stronger capital appreciation history and superior retail/dining amenities) but at price parity or modest premium to Punggol (which offers newer HDB stock but is a younger, less-established community). The choice between these alternatives reflects investor priorities: Tampines delivers stronger capital growth and liquidity but at higher entry cost, making it preferable for buyers prioritising appreciation; Pasir Ris provides stable, moderate yields with established amenities, appealing to income-focused investors and families prioritising neighbourhood maturity; Punggol offers lower entry prices and emerging infrastructure but carries execution risk on transport and amenity timelines. Rental yield performance across the three locations is broadly comparable (3.5–4.5% gross), though Tampines commands marginally higher rents due to its commercial vibrancy and established professional networks. For risk-averse investors and first-time upgraders, Pasir Ris's positioning between these alternatives offers attractive equilibrium—it avoids the premium valuations of Tampines whilst providing greater amenity maturity and transport certainty than newer Punggol precincts.

Which unit stack or floor level offers the best value proposition relative to price at 104 Pasir Ris Street 12?

Mid-level stack units (typically floors 7–15 in residential HDB blocks) frequently offer superior value relative to ground-floor or top-floor alternatives; they command modest premiums (2–4% per additional storey) relative to ground-floor units, yet avoid the disproportionate premiums (8–12%) attached to penthouse or near-top floors where scarcity and unobstructed views amplify pricing. For value-conscious buyers, mid-stack positions on non-corner blocks often trade 3–6% below comparable corner units, reflecting investor preference for dual-aspect orientation and marginal light advantages, yet the practical difference in living quality is frequently negligible. Block position within the development also merits analysis; units facing internal courtyards typically experience less external noise and command 2–3% premiums over street-facing units, a modest uplift that may justify selection for owner-occupiers prioritising quiet enjoyment. The optimal selection ultimately depends on personal preferences (light, noise, views), household composition (families with young children may prioritise mid-levels for child safety and reduced lift dependency), and investment thesis (corner units and top floors typically sell faster, benefiting tactical investors; mid-stack units offer lower acquisition cost with comparable yield potential for long-term holders).

What is the medium-term supply pipeline in the Pasir Ris precinct and how might future BTO releases affect resale values?

The eastern region's HDB supply pipeline includes multiple in-progress and upcoming BTO projects in neighbouring precincts such as Punggol and Sengkang; however, Pasir Ris itself has no imminently planned new HDB construction, preserving a relatively stable resale supply environment free from competitive pressure from newly completed subsidised units. BTO releases in nearby Punggol typically range from S$300,000–S$400,000 for comparable three-bedroom flats, creating a structural floor effect on Pasir Ris resale prices; prospective buyers competing against BTO options must accept the maturity and lease considerations inherent to resale acquisitions, limiting downside pricing risk. The district's aging infrastructure and demographic profile make it a candidate for potential Urban Renewal initiatives over the next 10–15 year horizon; such schemes have historically generated substantial appreciation for sitting owners, though they carry execution uncertainty and timing risk. For investors adopting a medium-term (5–10 year) holding horizon, the stable supply environment and absence of competing new BTO stock support pricing resilience and moderate appreciation tracking inflation; longer-term buyers (20+ year horizon) face greater uncertainty regarding urban renewal outcomes but benefit from potential windfall gains if renewal becomes programmed.

[For Rent] Hdb Flat At 104 Pasir Ris Street 12 — From S$4,000