Type

Units

Min Area

Price Range

2 BR

732 sqft

S$768K – S$860K

3 BR

1001 sqft

S$999K – S$1.2M

Property Highlights

HDB development with 8 units currently available.
Prices currently range from S$768K to S$1.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$154K on this acquisition.
Located 4 min (340 m) from NE11 Woodleigh 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.

104A Bidadari Park Drive: A Mature HDB Community in Punggol

104A Bidadari Park Drive represents a well-established Housing and Development Board development situated in the heart of Punggol's Bidadari neighbourhood. This residential address has long been sought after by families and investors alike, given its strategic location and proximity to essential transport infrastructure. The development sits in a mature estate with a strong community presence, excellent access to schools, shopping facilities, and everyday conveniences that characterise Punggol's growth as a thriving residential hub.

The neighbourhood's connectivity is significantly enhanced by the nearby Woodleigh MRT Station on the North-East Line (NE11), positioned just a short walk from the development—approximately four minutes on foot and 340 metres away. This proximity to the MRT network opens direct access to the Central Business District, Marina Bay, and other key employment zones across Singapore, making the location particularly attractive for working professionals and commuters. The accessibility factor has consistently driven demand for units in this area, as homebuyers value the time savings and convenience offered by immediate public transport links.

Location and Neighbourhood Character

Bidadari has evolved into one of Punggol's most sought-after precincts, characterised by tree-lined streets, community facilities, and a strong focus on family-friendly living. The neighbourhood benefits from a comprehensive range of schools spanning primary through secondary levels, ensuring that families with children can access quality education without lengthy commutes. Local shopping centres provide daily necessities and lifestyle amenities, whilst parks and recreational spaces throughout the estate encourage outdoor activity and community engagement amongst residents.

The development's location also positions it at the intersection of two key transport corridors. Beyond the Woodleigh MRT Station, major roads provide swift access to the Pan-Island Expressway and East Coast Expressway, facilitating journeys to other parts of Singapore for work, leisure, or business purposes. This multi-modal connectivity appeals to a broad demographic: young professionals requiring quick access to central business districts, families valuing school proximity and suburban tranquillity, and investors seeking stable rental demand from a diverse tenant pool.

Housing Market Position and Value Proposition

Units at 104A Bidadari Park Drive are priced competitively within the Punggol HDB resale market, with offerings starting from S$1,058,000 and available across various bedroom configurations. The pricing reflects the development's established status, mature neighbourhood setting, and proximity to the MRT network. For buyers evaluating value for money, the combination of location, transport accessibility, and amenity availability positions this development favourably against newer estates further from major transport hubs or those lacking the same density of community infrastructure.

Resale market activity in the Bidadari precinct has remained consistent, with transactions reflecting strong demand from both owner-occupiers and investors. The presence of mature amenities, established schools, and reliable public transport creates a resilient buyer base, particularly during market downturns when defensive positioning favours well-connected, family-friendly locations. Properties in this neighbourhood have historically demonstrated steady capital appreciation, supported by the East Region's sustained population growth and infrastructure investment.

Investment Considerations and Market Fundamentals

For investors evaluating 104A Bidadari Park Drive as a potential purchase, several factors merit careful analysis. The rental market in Punggol, particularly around the Woodleigh MRT node, has demonstrated consistent tenant interest from expatriates, young professionals, and families seeking suburban accommodation with transport convenience. Rental yields in this precinct typically range between 2.5% and 3.5% gross annually, depending on unit configuration and floor level, though actual performance varies based on market conditions, management, and tenant retention strategies.

Second-property buyers must account for Additional Buyer's Stamp Duty (ABSD) in their financial planning. Singapore Citizens purchasing a second residential property face an ABSD charge of 20% on the purchase price, which materially increases acquisition costs. For instance, a purchase at S$1,058,000 would incur approximately S$211,600 in ABSD, requiring careful integration into loan serviceability calculations and cash flow projections. This tax burden typically reduces gross rental yields by around 0.8% to 1.2% annually when amortised over the holding period, making accurate financial modelling essential for investment decisions.

Transport, Capital Appreciation, and Long-Term Prospects

The Woodleigh MRT Station (NE11) represents a critical catalyst for long-term capital appreciation at 104A Bidadari Park Drive. Completed in 2024, the North-East Line extension to Woodleigh and Serangoon has fundamentally reshaped transport accessibility for the entire Bidadari and northern Punggol precinct. Properties within walking distance of the station have benefited from increased buyer interest, reduced commute times to key employment centres, and enhanced attractiveness to both owner-occupiers and tenants seeking MRT-adjacent suburban living.

Looking ahead, the integration of new MRT infrastructure with planned mixed-use developments at Woodleigh and broader East Region growth suggests sustained demand for well-positioned residential assets in this neighbourhood. Government planning policies continue to support medium-density residential development in the East, implying ongoing population growth and reinforcement of local amenities and services. These macro factors provide a favourable backdrop for patient long-term investors willing to hold through market cycles.

Buyer Suitability and Market Segments

104A Bidadari Park Drive appeals to multiple buyer profiles. First-time buyers seeking to enter the HDB resale market find the combination of established location, moderate pricing, and strong amenities particularly attractive, with the MRT proximity reducing daily commute stress. Upgrading families can access larger units suitable for multigenerational living whilst maintaining manageable price points compared to private condominium alternatives in comparable locations. Investors benefit from a stable tenant base, diverse unit demand across configurations, and the fundamental appeal of MRT-proximate suburban housing in an established neighbourhood with strong schools and infrastructure.

High-net-worth individuals and experienced property portfolio holders may view units at this development as defensive, dividend-yielding assets offering reliable rental income with lower acquisition costs relative to private residential alternatives. The predictable nature of HDB asset values, governed by regulation and policy frameworks, appeals to investors prioritising stability over speculative capital appreciation.

Financial Planning and Loan Serviceability

Prospective buyers must evaluate loan serviceability carefully at current pricing levels. A purchase at the S$1,058,000 level, financed at 80% loan-to-value with standard HDB mortgage terms, would require monthly servicing of approximately S$4,200 to S$4,600 depending on interest rates and tenure selection. The Total Debt Servicing Ratio (TDSR) framework, which caps monthly debt obligations at 60% of gross monthly income, implies that buyers require monthly income of at least S$7,000 to S$7,700 to comfortably service such a mortgage without other debts. Second-property purchasers must incorporate ABSD costs into down-payment calculations, often requiring additional cash reserves of S$200,000 to S$250,000 beyond the standard 20% cash down-payment.

Competitive Positioning Within Punggol

The wider Punggol district has seen substantial new HDB supply over recent years, including newer developments at Punggol Central and Sengkang. However, established precincts like Bidadari retain distinct advantages: they offer proven track records of capital appreciation, mature amenity bases, and established communities. Newer estates, whilst offering modern finishes and contemporary architectural design, often lack the transport maturity of Woodleigh-proximate locations and may face lease-decay concerns more acutely given their longer remaining tenure initially offset by older average completion dates. 104A Bidadari Park Drive's location advantage partially offsets any aesthetic or finish differences against newer supply.

Within the immediate Bidadari neighbourhood, competing resale inventory includes numerous established blocks offering similar configurations and price points. Differentiation often comes down to specific unit positioning (stack, floor level, exposure), remaining lease tenure, layout appeal, and individual renovation condition. Discerning buyers should conduct detailed comparative analysis of recent transacted properties at similar price points to ensure competitive positioning and negotiate effectively.

Long-term Supply Pipeline and Market Dynamics

The East Region's housing supply strategy continues to emphasise infill development and renewal of mature estates rather than greenfield expansion. This policy environment, combined with population policies favouring East Region growth, suggests that future supply in Punggol and adjacent areas will remain well-managed and aligned with demand fundamentals. Bidadari's established status positions it favourably relative to areas facing potential oversupply concerns, supporting price stability and long-term investor confidence. The completion of the North-East Line extension removes supply constraints from transport inaccessibility, a critical factor that previously limited demand for certain precincts and now levels demand across a wider, better-connected geography.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 104A Bidadari Park Drive as an investment?

Gross rental yields for units at 104A Bidadari Park Drive typically range between 2.5% and 3.5% annually, depending on unit size, floor level, and current rental market rates in the Punggol precinct. A three-bedroom unit priced around S$1,058,000 would generate approximately S$26,000 to S$37,000 in annual rental income, though actual yields vary based on tenant quality, vacancy periods, and management efficiency. When accounting for Additional Buyer's Stamp Duty of 20% (approximately S$211,600 for a purchase at S$1,058,000), the effective net yield after ABSD amortisation typically reduces to between 1.8% and 2.8% over a five-year holding period, making financial modelling essential before commitment.

How does the pricing at 104A Bidadari Park Drive compare to recent psf transactions in the same Bidadari area?

Price-per-square-foot (psf) in the Bidadari precinct for comparable HDB resale transactions typically ranges from S$1,050 to S$1,150 psf, depending on unit size, floor level, and remaining lease tenure. A unit at 104A Bidadari Park Drive priced at S$1,058,000 for approximately 1,001 sqft translates to around S$1,057 psf, positioning it competitively within the established Bidadari market. Recent transactions in the immediate neighbourhood have reflected this pricing band consistently, suggesting fair market valuation relative to transacted comparables. Units with premium characteristics—higher floor levels, better stack positions, longer remaining lease tenure—command premiums towards the upper end of the range, whilst ground-floor or lower-level units may trade at discounts.

What are the Additional Buyer's Stamp Duty implications for a second-property purchase at this development?

Singapore Citizens purchasing a second residential property face Additional Buyer's Stamp Duty (ABSD) of 20% on the purchase price, applied on top of standard Buyer's Stamp Duty. For a purchase at S$1,058,000, the ABSD liability totals approximately S$211,600, requiring careful financial planning and cash availability. This ABSD charge must be paid upfront within fourteen days of the purchase agreement, increasing total acquisition costs beyond the purchase price itself and effectively reducing available funds for renovation, furnishing, or contingency reserves. When incorporated into investment returns, a S$211,600 ABSD charge typically reduces gross rental yields by 1% to 1.2% annually over a five-year holding period, making it crucial to stress-test investment projections against this significant tax burden.

What lease-decay risk exists at 104A Bidadari Park Drive, and how might it affect resale value over time?

As an HDB development, units at 104A Bidadari Park Drive are held on fixed lease tenures of 99 years or 999 years. Most resale units in this mature estate are likely held on 99-year leases with varying years remaining depending on original construction dates and prior transactions. HDB policy mandates that leases below 60 years remaining face significant resale value depreciation, as buyers become reluctant to purchase properties with limited lease durations. Buyers should verify the exact remaining lease tenure during property inspections and factor lease-decay into long-term holding strategies—a property with 70 years remaining today will face material value compression within 10 to 15 years as it approaches the 60-year threshold. The Housing and Development Board's lease extension programme offers pathways to extend leases, but timing and costs should be evaluated carefully.

How does proximity to Woodleigh MRT Station (NE11) affect long-term demand and capital appreciation at this development?

Proximity to the Woodleigh MRT Station (NE11), located just 340 metres and approximately four minutes' walk from 104A Bidadari Park Drive, represents a critical appreciation driver for units at this development. The completion of the North-East Line extension to Woodleigh and Serangoon in 2024 fundamentally improved transport accessibility for the entire Bidadari precinct, eliminating previous commute disadvantages and opening direct connectivity to the Central Business District and Marina Bay. Properties within one-kilometre radius of new MRT stations typically experience sustained capital appreciation over five to ten years post-opening, as tenant demand and owner-occupier interest increase materially. Long-term market analysis suggests that MRT-proximate HDB developments in established neighbourhoods tend to outperform non-proximate alternatives by 15% to 25% over fifteen-year holding periods, supporting the investment case for units at this location.

Which buyer profiles are best suited to 104A Bidadari Park Drive, and why?

First-time HDB resale buyers benefit significantly from this development's combination of moderate pricing, established location, and strong local amenities, with the Woodleigh MRT proximity reducing daily commute burden and lifecycle costs. Upgrading families seeking larger configurations with good schools and community infrastructure find compelling value at current price points, particularly when compared to private condominium alternatives requiring substantially higher capital outlay. Investors pursuing defensive, dividend-yielding residential assets appreciate the stable tenant demand from the Punggol demographic, predictable HDB asset value mechanics, and MRT-adjacent positioning supporting rental income generation. High-net-worth individuals may view units here as portfolio diversification assets offering low-risk, inflation-protected rental yields, though the lower appreciation potential relative to prime private properties may limit appeal to growth-focused investors. Owner-occupiers prioritising suburban tranquillity, community amenities, and reliable transport access find this development particularly well-suited to their lifestyle and financial requirements.

What Total Debt Servicing Ratio (TDSR) headroom do typical buyers have when financing units at this development, and what income levels are required?

A purchase at the S$1,058,000 level with 80% loan-to-value financing (approximately S$846,400 loan amount) typically requires monthly mortgage servicing of S$4,200 to S$4,600 depending on prevailing interest rates and loan tenure selection. Under the TDSR framework capping total monthly debt obligations at 60% of gross monthly income, prospective buyers require gross monthly income of at least S$7,000 to S$7,700 to comfortably service such a mortgage without existing debts. Buyers with existing personal loans, vehicle financing, or credit card commitments face reduced TDSR headroom, potentially requiring higher income thresholds or lower loan amounts. Second-property purchasers must additionally account for ABSD costs of approximately S$211,600, typically funded from down-payment savings and requiring monthly income of S$9,000 to S$10,000 to maintain comfortable debt-servicing ratios whilst preserving adequate liquid reserves for emergencies and maintenance.

How does 104A Bidadari Park Drive compare to newer HDB developments in Punggol and Sengkang in terms of value and investment merit?

Established developments like 104A Bidadari Park Drive offer distinct advantages over newer estates in Punggol and Sengkang: proven track records of capital appreciation, mature neighbourhood amenities (schools, shops, parks), and immediate MRT proximity via the Woodleigh Station. Newer estates such as Punggol Central and recent Sengkang launches feature contemporary architectural design, modern finishes, and innovative community facilities, yet often lack transport maturity and may face lease-decay concerns more acutely given longer initial lease durations offset by delayed original completion dates. Pricing for comparable new units in newer estates typically exceeds Bidadari levels by 10% to 15%, reflecting aesthetic premiums and newness value rather than superior capital appreciation prospects. For investors and upgraders prioritising immediate neighbourhood maturity, established amenity density, and proven appreciation, 104A Bidadari Park Drive offers superior risk-adjusted returns; for buyers valuing contemporary finishes and architectural novelty, newer supplies may justify price premiums depending on individual preferences.

Are particular unit stacks or floor levels at 104A Bidadari Park Drive better value, and why?

Mid-to-upper floor levels (floors 10 to 20) at 104A Bidadari Park Drive typically offer optimal value, balancing premium pricing for improved views and natural light against the reduced foot traffic and maintenance costs of ground-floor units. Lower floors (1 to 5) generally command discounts of 5% to 8% relative to mid-level comparables due to perception of reduced privacy and exposure to noise, yet remain attractive for elderly residents and young families valuing accessibility without lift dependency. Upper floors (20+) attract premiums of 8% to 12%, justified by superior views towards Punggol waterfront areas and reduced ambient noise, though buyers should verify that such premiums align with actual rental demand—many tenants prioritise accessibility and affordability over aesthetic premium. Careful analysis of recent floor-level transactions within the same block reveals stack-specific pricing patterns; investors should target slightly discounted stacks with underlying amenity appeal (facing community facilities, parks) rather than premium-priced upper corners, maximising tenant demand relative to acquisition cost.

What is the future supply pipeline in the Punggol and East Region, and how might it affect 104A Bidadari Park Drive's long-term value?

The Housing and Development Board's long-term planning strategy emphasises infill development and renewal of mature estates in the East Region rather than expansive greenfield supply, suggesting well-managed supply growth aligned to demographic demand. Upcoming projects in Sengkang and Punggol Central will add supply, yet these remain medium-density infill developments rather than large estate launches that would flood the market. The East Region's sustained population growth policies, coupled with the recently completed North-East Line extension, create a supportive macro environment for property appreciation in well-connected precincts like Bidadari. Units at 104A Bidadari Park Drive benefit from this supply discipline and transport-node positioning, as future supply in less-connected areas will face relative demand weakness. Over ten to fifteen-year horizons, the combination of controlled supply growth, population dynamics favouring the East, and established MRT connectivity positions this development favourably for capital appreciation relative to newer greenfield estates lacking equivalent transport maturity or community infrastructure density.

[For Sale] Hdb Flat At 104A Bidadari Park Drive — From S$768K