Type

Units

Min Area

Price Range

2 BR

797 sqft

S$3,200/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,200.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$640 on this acquisition.
Located 11 min (940 m) from EW2 Tampines 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.

109 Tampines Street 11: A Mature HDB Development in Tampines East

Located at 109 Tampines Street 11, this established Housing and Development Board flat development sits within the heart of Tampines, one of Singapore's most densely populated and mature residential estates. The property benefits from a strategic position that bridges convenient access to essential transport links, commercial facilities, and a well-established residential community that has evolved over several decades. For buyers and investors evaluating options within the eastern corridor, this development represents a pragmatic choice in a sought-after town.

The neighbourhood surrounding 109 Tampines Street 11 exemplifies the hallmarks of a fully developed HDB town. Residents enjoy immediate access to a broad spectrum of shopping, dining, and recreational options, anchored by Tampines Mall and numerous subsidiary retail clusters that have matured around the town centre. Educational institutions, including primary and secondary schools, are interspersed throughout the precinct, making this locale particularly attractive to family-oriented buyers. Healthcare facilities, including polyclinics and private clinics, are likewise within convenient reach, supporting the lifestyle requirements of multi-generational households.

Transport Connectivity and MRT Access

The development's positioning approximately 11 minutes' walk from EW2 Tampines MRT Station represents a meaningful advantage for daily commuters. The East-West Line, which connects Pasir Ris in the east to Boon Lay in the west, positions residents for efficient travel across Singapore's eastern and central business districts. This accessibility typically translates into sustained demand from working professionals, families with school-going children, and investors seeking properties with inherent rental appeal. The walking distance to the MRT station, whilst not immediately adjacent, remains well within acceptable parameters for most commuters and is supported by reliable feeder bus services that traverse Tampines Street and the surrounding residential zones.

Tampines as a transport node has undergone continuous enhancement over recent years. The maturity of the bus network, combined with MRT connectivity, ensures that residents of 109 Tampines Street 11 benefit from multiple commuting pathways, reducing dependency on any single transport mode. This operational flexibility has historically supported stable property values and consistent rental demand in the Tampines precinct.

Property Configuration and Market Appeal

Properties within this development come in various multi-bedroom configurations, catering to a diverse buyer demographic. First-time homebuyers transitioning from rental or living with extended family will find that the development offers an entry point into HDB ownership without the premium pricing associated with central or fringe-adjacent locations. Upgraders seeking to move from smaller two-bedroom units to larger family-sized accommodation will appreciate the spacious configurations available. Investors evaluating the development will note the broad appeal of multiple bedroom types, which typically widens the tenant pool and supports consistent rental income across economic cycles.

The floor areas available across this development typically align with HDB planning standards for their respective bedroom configurations, offering layouts that balance living space with efficient use of internal square footage. Interior finishing standards reflect the era of construction and subsequent upgrading initiatives undertaken by the Housing and Development Board, which have historically maintained quality benchmarks across its portfolio.

Tenure, Lease Dynamics, and Investment Considerations

As an HDB property, 109 Tampines Street 11 operates within the standard 99-year leasehold framework that governs public housing in Singapore. This lease tenure is pivotal to understanding the property's long-term value trajectory. Properties at 109 Tampines Street 11 are subject to the same lease decay dynamics as all HDB flats, meaning that resale value and financing availability will become progressively constrained as the lease approaches its final decades. First-time buyers should evaluate their ownership timeline in the context of lease remaining, whilst investors must incorporate lease decay into their yield calculations and exit planning.

The Housing and Development Board has established clear policy frameworks governing lease renewal and upgrading initiatives, which have provided some reassurance to owners regarding the longevity of their investments. However, prospective purchasers should independently verify the current lease position of specific units before committing to a purchase, as lease tenure directly influences both financing terms offered by banks and the ultimate resale pool for future transactions.

Market Positioning and Competitive Dynamics

Tampines maintains its position as one of Singapore's most established and extensive new town precincts. The supply of HDB flats within Tampines is substantial, creating a competitive market environment where pricing and rental yields are disciplined by broad availability. This supply elasticity generally prevents extreme appreciation but simultaneously provides a deep pool of potential renters and buyers, supporting steady-state property values. Properties at 109 Tampines Street 11 compete directly with adjacent HDB precincts, such as Tampines Avenue and Tampines East, which trade on comparable accessibility and amenity profiles.

Investors and owner-occupiers should recognise that Tampines, despite its maturity, continues to attract residents due to its established infrastructure, affordable pricing relative to central locations, and reliable public transport connections. This fundamental appeal has historically supported consistent demand across various market cycles, positioning properties in the precinct as relatively defensive holdings within broader property portfolios.

Rental Market Dynamics and Yield Potential

The rental market for HDB flats in Tampines remains competitive, with a stable flow of tenants seeking accessible locations near MRT stations and established town amenities. Properties at 109 Tampines Street 11 benefit from this rental demand, particularly for families and young professionals prioritising convenience and cost-effectiveness. Gross rental yields for comparable HDB properties in Tampines typically range from 3% to 4% annually, depending on specific unit configuration, floor level, and market conditions prevailing at the point of assessment. Investors should conduct contemporaneous market surveys to establish realistic rental expectations, as yields can fluctuate with overall property value appreciation or depreciation cycles affecting the broader precinct.

The rental pool in Tampines is diversified across domestic tenants, expatriate families, and other resident categories, which generally supports occupancy consistency. Properties positioned near the MRT station and retail clusters typically command rental premiums relative to more peripheral locations, suggesting that unit placement within the development can materially influence investment returns.

Financial Considerations for Prospective Buyers

Buyers evaluating acquisition of a property at 109 Tampines Street 11 should be cognisant of applicable duties and financing constraints. For Singapore Citizens purchasing a second residential property, Additional Buyer's Stamp Duty of 20% is levied on the purchase price, materially affecting the total cost of acquisition. This duty represents a significant financial consideration for investors or upgraders and must be factored into return-on-investment calculations. First-time owner-occupiers remain exempt from ABSD, although standard Buyer's Stamp Duty at progressive rates still applies.

Total Debt Servicing Ratio constraints imposed by financial institutions will limit the quantum of mortgage financing available to prospective buyers, with typical lending policies capping monthly loan repayments at 30% to 35% of gross monthly household income. Buyers should engage with multiple lending institutions to establish pre-approval quantum before committing to a purchase, ensuring adequate financial headroom for the acquisition and subsequent ownership costs, including property tax and maintenance contributions.

Future Market Outlook for Tampines

The Tampines precinct is expected to remain a stable, established residential locale with limited large-scale redevelopment given the maturity of the town centre and extensive existing housing stock. The Housing and Development Board has not signalled major new supply initiatives in immediate proximity to 109 Tampines Street 11, suggesting that the property will continue to compete within a relatively stable supply environment. Any future public transport enhancements, such as extensions to the East-West Line or augmentation of feeder bus services, would likely enhance the precinct's appeal and support sustained demand for established properties.

Long-term property appreciation in Tampines is expected to track inflation and general economic growth, without the exceptional capital gains associated with new launches or heavily redeveloped precincts. This trajectory makes properties in the area suitable for conservative investors and owner-occupiers prioritising stability over speculative upside.

Frequently Asked Questions

What rental yield can I expect if I purchase 109 Tampines Street 11 as an investment property?

Rental yields for HDB flats at 109 Tampines Street 11 typically range between 3% and 4% gross per annum, depending on specific unit configuration, floor level, and market conditions at the time of purchase. A two-bedroom unit priced at S$350,000 might achieve approximately S$1,000 to S$1,200 monthly rental, translating to a gross yield of approximately 3.4% to 4.1% annually. It is essential to conduct contemporaneous market surveys among comparable units in Tampines to establish realistic rental expectations, as yields fluctuate with broader property value appreciation or depreciation cycles affecting the precinct. Investors should also factor in all ownership costs, including property tax, maintenance contributions, and potential vacancy periods, to derive a net yield figure for investment decision-making.

How does pricing per square foot at 109 Tampines Street 11 compare to recent HDB transactions in the Tampines area?

HDB flats in Tampines have historically traded at per-square-foot prices ranging from approximately S$450 to S$550, with variation depending on unit age, upgrading status, floor level, and proximity to the MRT station. Properties at 109 Tampines Street 11, as an established development, typically fall within or slightly above this range depending on the specific unit's condition and amenities. Recent comparable transactions for similar-sized units in adjacent precincts such as Tampines Avenue and Tampines East provide the most reliable benchmark for assessing value at this development. Prospective buyers should request detailed comparable market analysis from their legal conveyancers or agents to establish whether available units at 109 Tampines Street 11 represent fair value relative to recent arm's-length sales of similar properties in the immediate locality.

What is the Additional Buyer's Stamp Duty (ABSD) impact on purchasing 109 Tampines Street 11 as a second residential property?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty at the rate of 20% on the purchase price, effective from 16 December 2021. This duty is applied in addition to standard Buyer's Stamp Duty, significantly increasing the total upfront cost of acquisition. For example, if purchasing a unit at 109 Tampines Street 11 priced at S$350,000, the 20% ABSD would equal S$70,000, representing a material financial outlay before completion of the purchase. This duty must be paid within 14 days of the date of the deed and materially affects the return-on-investment calculation for property investors. First-time owner-occupiers remain exempt from ABSD, making this purchase consideration applicable only to upgraders or investment-focused buyers acquiring second or subsequent residential properties.

What is the lease decay risk for 109 Tampines Street 11, and how will it affect future resale value?

As an HDB property, 109 Tampines Street 11 operates under a 99-year leasehold tenure, making lease decay a material long-term consideration for owner-occupiers and investors. Properties with leases falling below 60 years typically experience accelerated value depreciation and may become ineligible for mortgage financing by many financial institutions, effectively restricting the resale pool to cash buyers. The HDB has not announced renewal or lease extension mechanisms comparable to private residential markets, so owners must recognise that lease remaining is a permanent constraint on property value. Prospective purchasers should verify the current lease tenure of available units—determined by the original lease commencement date—and evaluate their ownership timeline against lease decay projections to ensure the property aligns with their investment horizon and exit strategy. Properties at 109 Tampines Street 11 with approximately 90+ years remaining offer the longest leases for new purchasers, whilst those nearing 80 years should command material discounts reflecting the approaching need for future lease renewal or resale constraints.

How does the 11-minute walk to EW2 Tampines MRT Station affect demand and capital appreciation for properties at this development?

Proximity to an MRT station remains one of the most material demand drivers for HDB properties in Singapore, and the 11-minute walk from 109 Tampines Street 11 to EW2 Tampines MRT positions the development well within the amenity premium zone. Properties within 10-15 minutes' walk of MRT stations typically command rental premiums and attract broader buyer pools, supporting stable capital values across economic cycles. The East-West Line provides direct connectivity to central business districts and major employment hubs, making this location particularly attractive to working professionals and commuter households. Historically, established HDB precincts with reliable MRT access have demonstrated capital stability and steady single-digit annual appreciation aligned with inflation, whereas more peripheral locations have experienced greater volatility. The maturity of feeder bus services and the broad accessibility of Tampines MRT station further enhance the development's appeal, supporting sustained demand and lending institutional confidence, which in turn facilitates refinancing and resale opportunities for owners.

Is 109 Tampines Street 11 suitable for first-time homebuyers, upgraders, and investors equally?

The development caters to all three buyer profiles, though with distinct considerations for each. First-time homebuyers benefit from established HDB pricing relative to central locations, broad amenity access, and straightforward mortgage financing without ABSD, making acquisition more attainable on typical entry-level incomes. Upgraders seeking larger accommodation from smaller flats will appreciate the multi-bedroom configurations available and the mature estate environment with established schools and family-oriented facilities. Investors will recognise the rental stability afforded by the Tampines precinct's extensive tenant pool, though they must account for 20% ABSD on purchase and the inexorable lease decay affecting long-term capital values. Each buyer profile should evaluate 109 Tampines Street 11 against their specific investment horizon: first-timers prioritising 20-30 year ownership, upgraders 15-20 years, and investors seeking 5-10 year holding periods with refinancing or resale exit strategies. The development's maturity and market-tested pricing make it relatively accessible across income bands, though affordability varies materially based on specific unit configuration and lease tenure.

What are the TDSR implications and financing headroom at typical price points for 109 Tampines Street 11?

Total Debt Servicing Ratio (TDSR) caps limit monthly loan repayments to approximately 30-35% of gross monthly household income, depending on financial institution policy and prevailing lending guidelines. For a property at 109 Tampines Street 11 priced at S$350,000 with a 90% mortgage (S$315,000), typical monthly loan repayments over a 25-year tenure would approximate S$1,550 to S$1,700, requiring gross household income of approximately S$5,000 to S$6,000 monthly to remain within TDSR thresholds. Buyers should engage with multiple financial institutions to establish pre-approval quantum before committing to purchase, as lending criteria and TDSR calculations vary between banks. Additional financial obligations, including existing personal loans, car financing, and credit card commitments, will reduce available TDSR headroom for the mortgage, potentially constraining the quantum of financing available for property acquisition. First-time buyers should prioritise establishing a financial buffer and seek pre-approval clarity before identifying specific units, ensuring that identified properties fall within achievable financing parameters and do not overextend household debt servicing capacity.

How do prices and conditions at 109 Tampines Street 11 compare to nearby competing HDB developments in the Tampines precinct?

The Tampines precinct contains numerous established HDB developments within close proximity to 109 Tampines Street 11, including properties along Tampines Avenue, Tampines East, and Tampines Street itself, all competing within a similar market segment. Neighbouring developments typically offer comparable pricing per square foot, ranging between S$450 and S$550 depending on specific unit condition and floor levels. Competitive differentiation is often marginal, determined primarily by minor distance variations to the MRT station, specific unit layout preferences, and whether properties have undergone Housing and Development Board upgrading initiatives affecting interior finishes and amenit. Properties directly fronting Tampines Street may experience minor amenity trade-offs relative to more peripheral locations, though these are typically outweighed by the convenience of established retail and transport access. Prospective buyers should request comparative market analyses of three to five competing developments within a 300-400 metre radius to establish whether units at 109 Tampines Street 11 represent superior value, equivalent positioning, or potential overpricing relative to immediate competitors. The deep supply of HDB flats in Tampines creates a highly competitive market where pricing discipline is strong and substantial value differentials across adjacent developments are uncommon.

Which unit stacks or floor levels at 109 Tampines Street 11 typically offer the best value for owner-occupiers and investors?

Floor level positioning has material implications for both purchase price and rental appeal at 109 Tampines Street 11. Lower-floor units (1st to 3rd storey) typically command discounts of 5-10% relative to mid-level units due to perceived security and privacy concerns, though they offer superior accessibility for elderly residents and families with young children, potentially broadening the tenant pool for investors. Mid-level units (4th to 10th storey) conventionally attract the strongest demand and pricing, balancing safety perceptions with reduced noise and optimal natural lighting, making them attractive to both owner-occupiers and tenants. Higher-floor units (11th storey and above, where applicable) command premiums of 5-15% reflecting enhanced light, views, and ventilation, though they may experience reduced rental appeal in family-oriented HDB markets where mid-level units are preferred. Corner units and units with superior sightlines to amenities or the MRT station typically command 3-5% premiums over standard units on equivalent floors. For investors prioritising rental yield, mid-level units offer the optimal balance of acquisition cost and tenant demand, whilst owner-occupiers with mobility considerations or family preferences may justify premium pricing for other floor levels based on lifestyle requirements rather than pure financial returns.

What is the future supply pipeline for HDB and private residential properties in the Tampines district, and how might this affect 109 Tampines Street 11?

Tampines is a mature, fully developed new town with limited vacant land available for large-scale HDB redevelopment initiatives. The Housing and Development Board has not signalled major new residential supply projects in the immediate Tampines precinct, suggesting that the district will remain a relatively supply-constrained market supportive of stable property values. However, the broader eastern corridor, including nearby precincts such as Pasir Ris and Sengkang, continues to receive new HDB development from time to time, which may exert competitive pricing pressure on established Tampines properties. Private residential projects in surrounding areas, such as those positioned near future transport nodes or newly rejuvenated commercial zones, could potentially attract upgraders from established HDB precincts, indirectly affecting demand dynamics for properties at 109 Tampines Street 11. Regional infrastructure improvements, including potential future transport enhancements or commercial development in the eastern corridor, would likely support sustained demand for Tampines as an accessible, established residential precinct. Prospective buyers should monitor Government Land Sales announcements and HDB development plans affecting the broader eastern district, as new supply in competing nearby precincts may influence both rental yields and capital appreciation trajectories for properties at 109 Tampines Street 11 over medium to long-term holding periods.

[For Rent] Hdb Flat At 109 Tampines Street 11 — From S$3,200