Type

Units

Min Area

Price Range

Other

140 sqft

S$1,250/mo – S$1,700/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$1,250 to S$1,700.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$250 on this acquisition.
Located 8 min (690 m) from EW8 Paya Lebar 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.

11 Haig Road: A Strategically Located HDB Development in Paya Lebar

11 Haig Road stands as a residential development positioned within one of Singapore's most established and well-connected neighbourhoods. Situated in the East Region and mere minutes from Paya Lebar MRT Station on the East-West Line, this HDB flat offers occupants and investors alike a compelling proposition centred on accessibility, community maturity, and proximity to thriving commercial precincts.

The development's location on Haig Road places it at the heart of a district that has evolved considerably over the past two decades. Paya Lebar itself has transformed from a purely residential enclave into a mixed-use zone accommodating office towers, retail establishments, and hospitality venues. This evolution has naturally elevated the appeal of residential properties in the immediate vicinity, as working professionals and families increasingly recognise the value of living close to employment hubs and lifestyle amenities without sacrificing residential tranquillity.

Connectivity and Transport Advantages

The eight-minute walk to Paya Lebar MRT Station represents a defining feature for 11 Haig Road residents. The East-West Line connection provides direct access to central Singapore, the financial district, and onward connections to all major MRT nodes across the island. For daily commuters, this proximity translates into measurable time savings and reduced transport costs. Families benefit from efficient access to schools, shopping centres, and recreational facilities distributed throughout the East Region and beyond. The consistency of MRT connectivity also underpins the development's investment fundamentals, as demand for properties within walking distance of established stations remains robust across market cycles.

Beyond the MRT, the neighbourhood is well-served by bus routes that extend coverage to peripheral areas and employment zones not directly on the East-West Line. This multi-modal transport ecosystem reduces reliance on private vehicles and enhances the residential appeal for those prioritising convenience and sustainability.

Neighbourhood Character and Amenities

Haig Road occupies a residential district characterised by established housing stock, mature landscaping, and a settled community atmosphere. The surrounding area features neighbourhood shops, hawker centres, and dining establishments that cater to daily living needs. Community facilities including public libraries, sports complexes, and recreational parks are within accessible distance, supporting a well-rounded lifestyle for residents of all ages.

The maturity of this neighbourhood means that essential infrastructure and service provision are already deeply embedded. Unlike newer developments on the periphery, residents here benefit from years of municipal investment in roads, utilities, and public amenities. Schools in the vicinity serve the local catchment, and healthcare facilities, including clinics and larger medical centres, are well-distributed throughout the East Region.

Investment Profile and Rental Dynamics

From an investment perspective, 11 Haig Road's location near Paya Lebar MRT Station and within a mixed-use commercial district generates consistent rental demand. Working professionals relocating to Singapore, expatriate families, and domestic tenants seeking proximity to employment in the eastern corridor frequently target properties in this locality. The development's compact unit sizes and relatively affordable entry price point make it particularly attractive to investors seeking moderate capital outlay with realistic rental yield expectations.

The rental market in the Paya Lebar corridor has demonstrated resilience, supported by the ongoing presence of corporate offices, serviced apartments, and hospitality establishments in the surrounding precinct. Investors considering units at 11 Haig Road should evaluate rental comparables across the immediate neighbourhood to establish realistic yield projections aligned with current market rates.

Market Position and Pricing Context

HDB flats near established MRT stations in mature residential districts typically command pricing that reflects their connectivity and location convenience. 11 Haig Road's positioning within this well-established framework means prospective buyers can reference numerous comparable transactions across the Paya Lebar and surrounding precincts to assess fair value. The per-square-foot metric in this area remains competitive relative to newer, more peripheral developments, reflecting the premium associated with MRT proximity and neighbourhood maturity.

Price points across the development's available units reflect standard HDB valuation factors: floor level, unit orientation, internal layout, and lease tenure. Buyers evaluating units should consider not only the initial purchase price but also projected appreciation potential driven by transport accessibility and the gradual commercial development of the eastern corridor.

Financing and Buyer Considerations

First-time buyers entering the HDB market often find properties near established MRT stations particularly valuable, as the combination of affordability, connectivity, and neighbourhood stability aligns well with long-term owner-occupier objectives. The Total Debt Servicing Ratio (TDSR) framework typically permits substantial mortgage financing for HDB purchases at price points in this range, allowing qualified buyers to acquire units with manageable debt servicing obligations.

For second-property investors, the Additional Buyer's Stamp Duty remains a material consideration. Singaporean citizens purchasing a second residential property face a 20% ABSD charge on the purchase price, which must be factored into the overall investment outlay and return projections. This duty significantly elevates the true cost of acquisition and therefore requires careful analysis of rental yield and capital appreciation potential before committing to purchase.

Upgraders transitioning from smaller to larger units, or from outlying to more central locations, frequently find properties at 11 Haig Road aligned with their lifestyle and professional needs. The established neighbourhood, MRT access, and competitive pricing present an attractive middle-ground for those seeking to trade up without overextending financially.

Lease Tenure and Long-Term Ownership

HDB flat ownership involves lease tenure considerations that affect long-term value retention and financing terms. Most HDB properties in Singapore operate on 99-year leases, though some may carry different tenure structures. Prospective buyers should confirm the specific lease duration for units at 11 Haig Road, as lease decay becomes a material resale valuation factor in the later years of ownership. Properties with substantial remaining lease tenure typically command stronger financing support from financial institutions and attract broader buyer pools.

Understanding the lease trajectory—particularly if the development approaches the declining phases of the 99-year cycle—remains essential for long-term investment planning. Properties with many decades of lease remaining generally pose minimal financing or resale friction, whilst those in advanced lease decay may face valuation headwinds and reduced buyer interest.

Future District Development and Capital Appreciation

The East Region continues to evolve, with ongoing urban renewal initiatives, retail and commercial expansion, and infrastructure improvements supporting sustained residential demand. Paya Lebar's position as an employment and retail node means future district development is likely to reinforce rather than diminish the area's appeal. Properties positioned within walking distance of the MRT station stand to benefit from this ongoing appreciation, as transport connectivity remains a persistent driver of property values across Singapore.

Prospective buyers and investors should monitor the broader East Region development pipeline—including new office completions, retail launches, and transport enhancements—as these catalysts often translate into capital appreciation for nearby residential properties. 11 Haig Road's location positions it well to capture the upside from such developments.

Conclusion

11 Haig Road represents a residential opportunity firmly anchored in one of Singapore's most mature and connected neighbourhoods. Its proximity to Paya Lebar MRT Station, established community character, and competitive market positioning make it suitable for a broad spectrum of buyers: first-time purchasers, upgraders, and investment-focused acquisitions. The combination of transport accessibility, amenity maturity, and neighbourhood stability provides a compelling foundation for both owner-occupier satisfaction and realistic investment returns. Prospective purchasers should conduct thorough due diligence on available units, evaluate lease tenure carefully, and confirm rental and resale comparables to ensure their acquisition aligns with personal financial objectives and market realities.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase a unit at 11 Haig Road as an investment property?

Rental yields at 11 Haig Road are underpinned by consistent demand from working professionals and expatriate tenants attracted to the Paya Lebar MRT proximity and mixed-use commercial neighbourhood. Based on typical rental rates in the Paya Lebar corridor for compact HDB units, investors can generally expect gross rental yields in the region of 3–4% annually, though this varies based on unit size, condition, and specific floor level. To calculate your anticipated return, compare current rental listings for similar units in the immediate vicinity and apply that monthly rent against your total acquisition cost (including ABSD, legal fees, and stamp duty). It is essential to account for the 20% ABSD levied on second-property purchases by Singapore Citizens, as this materially increases your capital base and therefore affects yield calculations.

How does the price per square foot at 11 Haig Road compare to recent HDB transactions in the Paya Lebar area?

Properties near established MRT stations in mature East Region neighbourhoods typically transact at price points reflecting their connectivity premium relative to more peripheral developments. 11 Haig Road's per-square-foot pricing sits within the range observed across recent Paya Lebar HDB sales, positioning it competitively against neighbouring properties on similar streets. To evaluate whether current asking prices represent fair value, prospective buyers should examine recent transacted prices (via HDB records and public databases) for units of comparable size, floor level, and lease tenure in the same postal district. Units on higher floors, with superior orientation, or with recently renovated interiors may command a slight premium per square foot, whilst ground-floor or lower-level units often trade at a discount. The development's proximity to the MRT and established amenities justifies a modest pricing premium relative to more distant HDB estates in the East Region.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I am buying a second residential property at 11 Haig Road?

Singapore Citizens purchasing a second residential property are liable for ABSD at the current rate of 20%, calculated on the purchase price of the property. For a property priced at S$400,000, this would equate to S$80,000 in additional duties—a substantial cost that must be factored into your total acquisition budget alongside legal fees, stamp duty, and valuation costs. The ABSD payment is typically due at the completion stage and is in addition to the standard Buyer's Stamp Duty. This elevated cost of acquisition significantly impacts investment returns and means the property must appreciate materially or generate robust rental yields to justify the initial capital outlay. First-time buyers remain exempt from ABSD, making 11 Haig Road a more attractive proposition for owner-occupiers entering the property market for the first time, compared to investors adding to existing portfolios.

How does lease tenure decay affect resale value and financing for HDB units at 11 Haig Road?

HDB flats in Singapore typically operate under 99-year leases, and as properties approach their later decades, lease decay becomes an increasingly material factor in valuation and buyer interest. Properties with more than 60 years of remaining lease generally experience minimal resale friction and standard financing terms from financial institutions. However, as lease tenure drops below 60 years, property values tend to compress due to reduced investor appeal and potential financing restrictions from banks. Prospective buyers must confirm the exact lease commencement date and remaining tenure for specific units at 11 Haig Road, as this directly affects long-term ownership value and exit options. For investors, properties with substantial lease runway (70+ years remaining) provide greater capital appreciation potential and wider buyer pools at resale, whilst those with lease decay looming may face valuation headwinds and reduced demand from cautious purchasers.

How does proximity to Paya Lebar MRT Station (EW8) influence demand and capital appreciation for properties at 11 Haig Road?

MRT station proximity remains one of the most durable drivers of residential property demand and capital appreciation across Singapore, and the eight-minute walking distance from 11 Haig Road to Paya Lebar Station positions the development favourably within this framework. Properties within this distance band typically command a consistent buyer premium relative to more peripheral estates, as working professionals, families, and investors consistently prioritise transport accessibility. The East-West Line connectivity provides direct access to the central business district, employment hubs, and onward connections to all major MRT nodes, reinforcing sustained demand. As Singapore's transport infrastructure matures and vehicle ownership becomes increasingly costly and restricted, the value premium attached to MRT-proximate properties is likely to remain robust or strengthen further. The development's location effectively hedges against obsolescence, as no future transport development is likely to render the current MRT proximity less valuable—indeed, secondary rail or bus rapid transit improvements in the East Region would likely reinforce existing property values.

Which buyer profiles are best suited to 11 Haig Road, and how does it compare to their alternatives?

11 Haig Road serves multiple buyer archetypes effectively: first-time purchasers benefit from competitive entry pricing, MRT accessibility, and established neighbourhood stability, making it far more practical than stretching into newer, more distant developments with higher land values; upgraders moving from smaller HDB units or peripheral estates appreciate the mature community character and transport convenience whilst maintaining reasonable price points; working professionals and expatriate tenants find the location ideal for rental income generation, supported by consistent tenant demand in the Paya Lebar mixed-use precinct; and high-net-worth investors seeking diversified HDB exposure value the stable rental yield and capital preservation benefits of established MRT-proximate locations. Compared to newer private developments in outlying areas or peripheral HDB estates at the urban fringe, 11 Haig Road trades off cutting-edge facilities and architectural novelty for proven accessibility, neighbourhood maturity, and lower purchase price. For those prioritising lifestyle convenience and transport efficiency over new-build prestige, the development represents superior value.

What financing headroom and TDSR implications should I expect for a typical unit purchase at 11 Haig Road?

The Total Debt Servicing Ratio (TDSR) framework permits most qualified buyers to finance up to 60% of the purchase price for HDB acquisitions, though individual bank assessments vary based on income stability, existing debts, and interest rate assumptions. For a unit priced in the mid-range at 11 Haig Road, owner-occupiers typically find themselves with substantial mortgage capacity, often in the region of 80–90% loan-to-value ratios, allowing acquisition with manageable monthly servicing of S$1,500–S$2,500 for buyers with solid income profiles. However, second-property investors must account for the 20% ABSD cost upfront, which materially increases the equity required at purchase. A property at S$400,000 would incur S$80,000 in ABSD, effectively requiring an initial capital outlay of at least S$100,000–S$120,000 (including legal and other fees) before financing begins. First-time buyers face far less friction, as they are exempt from ABSD and can therefore access maximum financing leverage. It is prudent to obtain a mortgage in-principle letter from your chosen bank before committing to an offer, as this confirms affordable financing availability at your target price point.

How does 11 Haig Road compare to competing HDB developments in the Paya Lebar and East Region vicinity?

11 Haig Road competes with numerous HDB estates in the broader East Region, including properties in Paya Lebar itself, the Eunos corridor, and the Geylang fringe. Compared to newer HDB estates in more peripheral locations (such as those in the Sengkang or Hougang sectors), 11 Haig Road trades higher per-square-foot pricing for superior MRT accessibility and neighbourhood maturity. Against older, more central HDB blocks in prime MRT-adjacent locations, it typically offers competitive or slightly lower pricing, reflecting its relative ease of resale and consistent buyer interest. Compared to new private residential launches in the East Region, 11 Haig Road operates in an entirely different market segment—offering significantly lower purchase price, HDB-standard finishings, and proven rental yield characteristics, albeit without the premium architectural design or luxury amenities of private developments. For investors and practical owner-occupiers, the competitive set is other mature, MRT-proximate HDB estates in the East Region; prospective buyers should examine units at comparable locations on nearby streets to assess relative value and ensure their purchase price aligns with market norms.

Are there specific unit stacks or floor levels that offer superior value at 11 Haig Road?

Floor level and unit stack positioning significantly influence both pricing and desirability at 11 Haig Road, and understanding these dynamics allows buyers to identify value opportunities. Ground floor and lower-level units (typically floors 1–3) often trade at a 5–10% discount per square foot relative to mid-level units, reflecting reduced privacy and views, though they offer practical advantages including easier access for elderly residents and lower risk of elevator dependencies. Mid-level units (floors 4–8) command the strongest pricing, balancing light, views, and privacy against the comfort of remaining below noise and vibration bands. Upper floor units (floors 9 and above) typically price at a modest premium to mid-level comparables but face diminishing returns at very high levels due to elevator waiting times and perceptions of remoteness. Corner units and those with superior orientation (maximising natural light and ventilation whilst minimising western sun exposure) command premiums of 2–5% relative to standard interior units. Investors seeking rental yield value should consider lower-level units in quieter stacks, as these often attract tenant interest and trade at entry pricing that supports quicker positive cash flow; owner-occupiers often prefer mid-level placements for balanced quality of life.

What future supply pipeline and district development should I monitor that could affect 11 Haig Road's long-term value?

The East Region and broader Paya Lebar precinct remain subject to ongoing urban renewal, mixed-use development, and infrastructure investment that influences residential property values in the area. The HDB SERS (Selective En bloc Redevelopment Scheme) programme continues to refresh ageing estates across Singapore, and any potential designation of nearby older blocks for SERS could affect neighbourhood composition and future demand dynamics; conversely, SERS replacement supply in the vicinity would likely sustain demand for nearby properties like 11 Haig Road. Commercial and retail expansion in the Paya Lebar mixed-use precinct (including office completions, shopping centre upgrades, and hospitality development) tends to reinforce residential demand within walking distance, supporting property appreciation. Secondary transport initiatives—such as bus rapid transit enhancements, cycling infrastructure, or potential future rail extensions—could further elevate the development's accessibility appeal. The broader East Region narrative centres on densification and mixed-use intensification rather than peripheral expansion, meaning properties with established MRT proximity like 11 Haig Road are likely to benefit from rather than be displaced by future development. Prospective buyers should monitor the Urban Redevelopment Authority's published land sale calendar and HDB's SERS announcements, as these often signal district-level changes affecting property values and neighbourhood character.

Hdb Flat At 11 Haig Road — From S$1,250