Type

Units

Min Area

Price Range

Other

120 sqft

S$1,300/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,300.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$260 on this acquisition.
Located 5 min (390 m) from EW17 Tiong Bahru 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.

10B Boon Tiong Road: A Compact HDB Opportunity in Tiong Bahru

10B Boon Tiong Road presents a practical residential option in one of Singapore's most characterful neighbourhoods. Situated in the heart of Tiong Bahru, this HDB development offers convenient city-fringe living with direct access to essential amenities and transport links. The location has long attracted residents seeking proximity to the central business district without the premium pricing of private condominiums, making it particularly appealing to first-time buyers, young professionals, and investors seeking rental yield opportunities.

The development's defining advantage is its walkable distance to Tiong Bahru MRT Station, which sits on the East-West Line. At just 390 metres away—approximately a 5-minute walk—residents enjoy seamless connectivity to key employment and leisure destinations across Singapore. The East-West Line provides direct access to the financial district, Marina Bay, and major commercial hubs, making the commute straightforward for those working in central locations. This level of transport accessibility underpins both the neighbourhood's appeal and its investment potential.

Strategic Location in an Established Neighbourhood

Tiong Bahru has matured into a vibrant mixed-use district, blending heritage architecture with modern retail, dining, and service amenities. The area surrounding 10B Boon Tiong Road features independent cafés, traditional wet markets, contemporary restaurants, and everyday convenience stores, creating a neighbourhood with genuine character and local activity. This mixture of old and new has made Tiong Bahru particularly popular with renters who value authenticity and walkability alongside city proximity.

The neighbourhood's established infrastructure means reliable utility services, well-maintained public spaces, and a community with deep roots. Unlike newer developments on the periphery, Tiong Bahru residents benefit from decades of municipal investment and urban refinement. The heritage designation of certain buildings and streetscapes in the area also provides a sense of place that newer estates sometimes lack, contributing to the district's desirability among both owner-occupiers and tenants.

Unit Specifications and Space Efficiency

The units at 10B Boon Tiong Road feature a compact footprint of 120 square feet, reflecting the efficient design typical of HDB housing in mature estates. This modest size suits studio or one-bedroom configurations, making it ideal for singles, young couples, or those seeking a pied-à-terre near the CBD. The small floor plate requires thoughtful furnishing and storage solutions, but the trade-off is affordability and minimal maintenance demands. For investors, smaller units often attract tenants from the large pool of young professionals and relocating workers who prioritise location over space.

Rental Yield Potential and Investment Profile

HDB flats in well-connected neighbourhoods like Tiong Bahru have historically demonstrated solid rental appeal. The proximity to Tiong Bahru MRT Station significantly enhances the marketability of units to renters who rely on public transport. First-time investors exploring HDB acquisitions will find that the compact size and affordable entry price point lower the absolute financing requirement, though yield percentages vary according to prevailing rental rates for similarly sized units in the district. The rental market for small studios and compact one-bedrooms in central locations remains buoyant, driven by ongoing demand from expatriates, young professionals, and students seeking short-term accommodation near employment and education hubs.

Price Point and Market Positioning

Units at 10B Boon Tiong Road fall within an accessible price bracket that has traditionally drawn first-time buyers and upgraders downsizing into the city. The property's affordability compared to private residential alternatives in comparable locations makes it an entry point for those building their property portfolios or seeking urban convenience without premium pricing. Current market valuations reflect the location's maturity, the MRT station proximity, and the generally stable demand for compact central housing. Prospective purchasers should consider recent comparable transactions in the Tiong Bahru precinct to establish fair value and assess capital appreciation potential relative to other HDB developments in District 3.

Financing and ABSD Considerations

First-time buyers purchasing a property at 10B Boon Tiong Road typically benefit from standard HDB loan eligibility and competitive mortgage terms from participating financial institutions. For Singapore Citizens contemplating a second residential property purchase, Additional Buyer's Stamp Duty at the current rate of 20% applies to the acquisition price, significantly affecting the total cost of purchase. Prospective second-property buyers must factor this duty into their financial planning alongside standard stamp duties and legal fees. The compact price point of units at this development may make the absolute ABSD liability more manageable than for larger or more expensive properties, but the percentage impact on acquisition costs remains material and should be carefully modelled into investment appraisals.

Capital Appreciation and Lease Tenure

HDB flats operate under a 99-year leasehold model, with the lease commencing from the point of completion. Buyers should be aware that as leases age, particularly beyond the 60-year mark, the property's value may be subject to greater depreciation pressure compared to newer HDB stock. The 99-year tenure means that current purchases offer approximately nine decades of residential utility, sufficient for most owner-occupier lifecycles but a consideration for long-term investors. Properties within Tiong Bahru, being part of an established estate, have historically maintained relative value stability due to the location's enduring appeal and the quality of municipal infrastructure; however, the principle of lease decay applies universally to HDB housing and should inform expectations of long-term capital growth.

Neighbourhood Character and Lifestyle Appeal

Tiong Bahru has cultivated a reputation as one of Singapore's most distinctive neighbourhoods, attracting creatives, young families, and those seeking authentic local living. The area's independent spirit, reflected in its arts scene, food culture, and street-level vitality, appeals strongly to renters and owner-occupiers who value personality over brand-name developments. For occupiers prioritising walkability, local character, and easy access to the CBD, 10B Boon Tiong Road delivers meaningful lifestyle benefits. The established community also means residents enjoy a settled social fabric and local networks that newer estates have yet to develop.

Future Development and Supply Context

As a mature HDB estate, Tiong Bahru is unlikely to see substantial new residential supply within the immediate precinct, meaning the existing stock—including 10B Boon Tiong Road—operates in a relatively constrained market. This supply limitation can support value retention and rental demand over the medium term. However, broader district dynamics, including ongoing urban renewal initiatives and competing new residential launches in nearby areas, will continue to influence the relative attractiveness of properties at this address. Prospective purchasers and investors should monitor the District 3 pipeline and any announced government housing programmes that might affect local supply dynamics.

Making the Decision

10B Boon Tiong Road suits diverse buyer profiles: first-time purchasers entering the property market at an affordable price point; investors seeking stable rental income from well-located stock; and owner-occupiers valuing city proximity and established neighbourhoods. The MRT station proximity, mature local infrastructure, and neighbourhood character provide tangible benefits that support both occupancy and investment appeal. Prospective buyers should conduct thorough market research on recent comparable transactions, validate rental expectations with local agents, and ensure their financing arrangements account for all acquisition costs including ABSD where applicable. The development's location in Singapore's heritage district and its unmatched transport connectivity make it a compelling proposition for those prioritising accessibility and urban authenticity.

Frequently Asked Questions

What rental yield might I expect if I purchase a unit at 10B Boon Tiong Road as an investment?

HDB flats in Tiong Bahru have historically attracted strong rental interest due to the neighbourhood's central location and MRT proximity, with typical gross rental yields for compact units ranging between 3% and 4.5% depending on prevailing market rents and the unit's specific configuration. The 120 sqft size appeals particularly to the young professional and student rental demographic, who often prioritise location and transport links over absolute space, creating a broad and stable tenant pool. Prospective investors should gather recent letting data from local property agents and analyse actual rental rates for similarly sized units in the same building or comparable developments nearby to establish realistic yield expectations; listing advertised asking prices alone may not reflect actual achievable rents. Additional considerations include management fees for HDB properties, potential maintenance contributions, and the tax treatment of rental income in your personal circumstances.

How does pricing at 10B Boon Tiong Road compare to other recent HDB transactions in Tiong Bahru?

Units at 10B Boon Tiong Road are positioned within the mainstream price band for compact HDB flats in the Tiong Bahru precinct, reflecting the neighbourhood's maturity, the building's accessibility to Tiong Bahru MRT Station, and current market demand patterns. To establish fair value, prospective buyers should examine recent completed transactions for similar-sized units in the same block or nearby HDB buildings within the District 3 postcode, paying particular attention to transaction dates, unit configurations, and any variations in condition or amenities. PropertyAcquisition.sg and official HDB transaction records can provide reference points for market comparisons. Pricing per square foot in Tiong Bahru HDB typically sits at a premium to newer outlying estates due to the location's transport links and established infrastructure, but generally remains substantially below private residential alternatives in similar proximity to the CBD.

What is the Additional Buyer's Stamp Duty impact if I'm buying a second residential property?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty at 20% on the purchase price, applied on top of standard stamp duty and other acquisition costs. For a property purchased at S$350,000, for example, ABSD would amount to S$70,000, materially increasing the total cost of acquisition beyond the stated price. This duty is payable upfront upon completion and cannot be financed as part of the mortgage, requiring liquidity planning alongside your loan amount. For investors, the ABSD is a key variable in the investment appraisal and should be carefully modelled into the expected return calculations, particularly for properties with tight yield margins; in some cases, the ABSD may eliminate most or all of the annual rental yield in the first few years post-acquisition.

What is the lease decay risk for an HDB flat, and how does it affect long-term resale value?

All HDB flats are sold on a 99-year leasehold tenure, meaning the lease gradually depletes from the date of completion. As the remaining lease shortens—particularly beyond the 60-year mark—the property becomes progressively less attractive to buyers and lenders, as the economic lifespan of the property diminishes and mortgage financing becomes harder to obtain. The resale value trajectory of an HDB property typically remains stable for the first 40–50 years of the lease, but accelerates downward as remaining lease falls below 60 years, with steeper depreciation beyond 40 years. Buyers purchasing 10B Boon Tiong Road should be aware that this lease decay dynamic will eventually constrain the property's value and marketability; for owner-occupiers intending to hold the property for their lifetime, this may be immaterial, but for investors with a 20–30 year horizon, the lease decay in later years can significantly erode accumulated capital gains. The Government's lease enhancement and rebuilding initiatives may provide options for leaseholders to extend their terms, but these programmes require collective agreement and are not guaranteed.

How does proximity to Tiong Bahru MRT Station affect demand and capital appreciation?

The 390-metre, 5-minute walk to Tiong Bahru MRT Station is a primary value driver for 10B Boon Tiong Road, as it provides tenants and owner-occupiers with reliable, high-frequency access to the East-West Line's major employment and retail nodes without reliance on cars or longer transport journeys. Properties within walking distance of major MRT stations have historically demonstrated superior capital appreciation and rental demand compared to similar units in less well-connected estates, as the transport premium reflects genuine quality-of-life and economic accessibility benefits. The station's position on a mature, well-utilised line serving the CBD, Marina Bay, and other commercial centres ensures sustained demand from commuters; any future transport upgrades or new lines integrated near this station would further strengthen the neighbourhood's appeal. Prospective buyers can reasonably expect that the MRT proximity will continue to underpin both rental marketability and long-term value stability, making it a key justification for the property's price positioning relative to less accessible HDB alternatives.

Which buyer profiles—first-timer, upgrader, HNW investor, or young professional renter—is 10B Boon Tiong Road most suited to?

10B Boon Tiong Road serves multiple buyer profiles effectively: first-time purchasers benefit from the affordable entry price point, MRT proximity, and established neighbourhood infrastructure, reducing the risks and complexities of a debut property purchase; upgraders downsizing from larger family homes appreciate the central location and minimal maintenance burden; and investors seeking stable rental income find strong tenant demand from the young professional and expatriate renter pool. The compact 120 sqft size is less suitable for upgraders with families requiring space, or for high-net-worth buyers seeking premium amenities or larger footprints, as the property's value proposition is fundamentally built on affordability, location, and city access rather than luxury or space. Owner-occupiers prioritising walkability, neighbourhood character, and CBD commute efficiency will find the location compelling; conversely, those requiring multiple bedrooms, private parking, or extensive facilities should explore alternatives. The property's profile as a rental investment is strongest when acquired by investors comfortable with the 99-year lease tenure and the modest absolute rental income, viewing it as part of a diversified portfolio rather than a standalone wealth-building asset.

What are TDSR headroom and financing considerations at typical price points for this development?

HDB loan eligibility and TDSR (Total Debt Service Ratio) assessment depend on your age, income, and existing loan obligations; for a typical price point in the S$300,000–S$400,000 range at 10B Boon Tiong Road, first-time buyers with stable income often secure 80–90% LTV financing, requiring 10–20% cash down payment. Most financial institutions cap TDSR at 60% for HDB purchases, meaning your monthly loan repayments on all debts cannot exceed 60% of your gross monthly income; a S$350,000 property financed at 85% LTV over 25 years equates to approximately S$1,400–S$1,600 monthly repayment, which requires minimum gross monthly income of around S$2,400–S$2,700 to stay within TDSR limits. Second-time buyers face tighter TDSR constraints and must account for the 20% ABSD upfront cost, meaning the total cash requirement rises substantially even if mortgage LTV remains available. Prospective purchasers should engage a mortgage broker or speak directly with HDB-participating banks to model their specific TDSR headroom and validate financing feasibility before committing to a purchase.

How does 10B Boon Tiong Road compare to nearby competing HDB developments or similar-aged properties?

Tiong Bahru's HDB stock represents a cohort of well-maintained, mature buildings developed primarily in the 1970s–1980s, giving 10B Boon Tiong Road comparable aged peers such as units in nearby blocks within the same precinct. The primary differentiation across these neighbouring properties lies in their specific proximity to Tiong Bahru MRT Station, with units closer to the station (within 300–400 metres) commanding marginal price premiums relative to those 800–1000 metres away. Unlike newer HDB estates on the periphery, Tiong Bahru properties benefit from fully matured infrastructure and a stable, established community, but generally lack modern amenities and environmental features such as green spaces, smart building systems, or contemporary public landscaping that newer developments often provide. Competitive pressure from newer HDB launches in nearby areas such as areas around Bukit Merah or Outram should be monitored, as expanding supply in accessible locations can affect the relative value proposition of established central estates. The neighbourhood's heritage and lifestyle appeal—rooted in its café culture, arts scene, and authentic local character—differentiates Tiong Bahru from generic newer estates and supports a resilient rental market among tenants valuing authenticity over modern amenities.

Are particular unit stack levels or floor positions at 10B Boon Tiong Road offering better value?

Lower floor units (2nd–5th storeys) at 10B Boon Tiong Road typically command slightly lower prices than similar units at higher levels, owing to reduced privacy, greater street noise exposure, and lower natural light penetration, particularly in busy urban areas like Tiong Bahru. Conversely, higher floor units attract modest premiums for improved views, reduced traffic noise, and enhanced privacy, though in a mature estate setting these advantages are often marginal relative to their price differential. Mid-to-high floor units (6th storey and above) tend to offer the best value-for-money when viewed across the entire building, as they avoid the noise and street-level activity drawbacks of lower floors whilst incurring only a modest price premium. End-of-block units sometimes trade at slight discounts due to potential breeze exposure or corner-position exposure to weather, but may offer marginally improved light and ventilation compared to internal stack positions. Prospective purchasers should conduct on-site inspections at different floor levels to assess noise, natural lighting, and sightlines for themselves, as subjective factors such as personal noise tolerance vary significantly and unit-specific value depends on your own occupancy or tenant preferences.

What is the future supply pipeline in District 3, and how might it affect 10B Boon Tiong Road's value?

District 3, encompassing Tiong Bahru and surrounding areas, is a mature, largely built-out region with limited undeveloped land remaining for new residential supply. The HDB flat supply within Tiong Bahru itself is constrained, as the neighbourhood completed its primary development phase several decades ago; any meaningful new HDB construction in the broader district would likely occur in adjacent areas such as Bukit Merah or Outram rather than immediate Tiong Bahru surroundings. This supply scarcity is generally favourable for the value retention and rental demand of established properties like 10B Boon Tiong Road, as constrained supply supports price stability and ongoing tenant interest. However, the Government's ongoing housing expansion programmes and new launches in more accessible outer locations may gradually shift buyer preference away from mature central estates towards newer developments with larger unit sizes and modern amenities, potentially creating relative headwinds for central HDB properties over the very long term. Monitoring announced MRT extensions, new HDB precinct launches, and any Government plans for urban renewal or regeneration in adjacent districts will help contextualise the medium-term trajectory of District 3 property values and ensure your purchase decision accounts for the broader supply and demand evolution.

[For Rent] Hdb Flat At 10B Boon Tiong Road — From S$1,300