Type

Units

Min Area

Price Range

4 BR

1561 sqft

S$870K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$870K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$174K on this acquisition.
Located 16 min (1.29 km) from CP1 Pasir Ris 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.

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111 Pasir Ris Street 11: Established Suburban Living in the North-East

111 Pasir Ris Street 11 represents a solid opportunity within Singapore's mature HDB landscape, catering to buyers seeking spacious family homes in a well-established neighbourhood. The development comprises units ranging across multiple configurations, with 4-bedroom variants available from S$870,000, making it accessible to a broad spectrum of homebuyers without the premium attached to newer launches in central areas. The project sits within Pasir Ris, one of Singapore's oldest satellite towns, now a fully developed residential hub with decades of community infrastructure and demographic stability backing its market performance.

Accessibility remains a defining strength of this location. Positioned just 1.29 kilometres from Pasir Ris MRT Station on the North-East Line, residents benefit from convenient mass transit without the congestion premium attached to prime district addresses. The station itself serves as a major transport hub, offering direct connections to the city's business districts, educational institutions, and leisure precincts. For working professionals and school-going families, this proximity translates to predictable commute times and reduced transport expenditure, factors that significantly influence long-term ownership satisfaction and resale desirability.

The Pasir Ris estate has matured into a self-contained community, featuring multiple primary and secondary schools, polyclinics, shopping centres, and recreational facilities within walking or short bus distances. Pasir Ris Park, adjacent to the MRT station, provides waterfront leisure space, whilst the hawker centres and supermarkets integrated throughout the district support everyday convenience. This infrastructure maturity differentiates the area from emerging estates still building out essential services, offering immediate quality-of-life benefits rather than promises of future development.

Market Positioning and Buyer Suitability

From an investment perspective, HDB flats in Pasir Ris occupy a distinctive niche within Singapore's property market. The area attracts upgraders transitioning from smaller units or first-generation flats into more spacious family homes, as well as foreign talent and young families seeking affordable suburban living without sacrificing accessibility to employment hubs. The 4-bedroom format is particularly popular amongst multigenerational households and those requiring dedicated home office or study space, demographics that have sustained robust demand post-pandemic.

First-time buyers benefit considerably from HDB purchases in this development, as the Housing & Development Board maintains favourable financing terms through HDB concessional loans capped at 2.6 per cent interest, far below private market rates. The absence of Additional Buyer's Stamp Duty for owner-occupiers further reduces acquisition costs, a material advantage for households managing tight budgets. Upgraders moving from smaller units equally appreciate the pricing positioned below comparable private developments, preserving capital for other life priorities.

Investors evaluating rental yield potential should note that HDB tenancy commands steady demand from multinational employees, young professionals, and families unwilling to commit to private market commitments. Whilst HDB rental yields typically range between 2.5 and 3.5 per cent gross depending on lease profile and specific unit configuration, Pasir Ris locations demonstrate consistent tenant quality and manageable void periods relative to more central estates. The stable resident demographic and family-oriented amenity mix support predictable lease renewals.

Lease and Tenure Considerations

As an HDB development, all units at 111 Pasir Ris Street 11 are leasehold, typically with 99-year tenure from initial completion. Understanding lease decay mechanics proves essential for long-term planning. HDB flats with remaining tenure below 60 years may face financing headroom constraints from lenders and gradual capital value moderation, a factor relevant for those planning ownership horizons extending beyond 20 or 30 years. Current resale transactions in Pasir Ris demonstrate that well-maintained units with tenure above 70 years command stable valuations, whilst the psychological and financial impact of sub-60-year leases becomes increasingly pronounced as the threshold approaches.

Buyers should confirm the exact original completion date of their chosen unit to calculate remaining tenure and factor this into investment horizon planning. The Government's lease extension schemes provide pathways for HDB leaseholders to extend tenure, though such decisions typically come at meaningful financial cost and require owner-occupier status. Early intervention—evaluating extension feasibility whilst still in strong equity positions—typically yields more favourable outcomes than leaving such decisions to later ownership stages.

Capital Appreciation and Market Dynamics

Pasir Ris has demonstrated resilient price growth over recent decades, though trajectories differ from prime-district or new-launch estates. HDB resale prices in the area have appreciated steadily, reflecting population growth, MRT integration, and gradual infrastructure maturation. However, the pace of capital appreciation typically runs slower than developments positioned for urban regeneration or located within high-demand commercial districts. Buyers should frame expectations around gradual value growth underpinned by demographic stability rather than speculative upside.

The North-East Line's completion and full operational maturity have anchored long-term demand for Pasir Ris properties, ensuring that transport accessibility remains a permanent structural advantage. Unlike estates dependent on single-line or future MRT projects that carry execution risk, Pasir Ris benefits from established connectivity, reducing macro-level uncertainty. This stability appeals particularly to risk-conscious buyers and long-term owner-occupiers prioritising security over explosive returns.

Financing and Loan Serviceability

Prospective purchasers should engage with HDB's concessional loan products early, as these substantially reduce borrowing costs compared to private bank financing. For a unit priced at S$870,000, an HDB concessional loan at 2.6 per cent would deliver significantly lower monthly instalments than equivalent private mortgages at prevailing rates of 4.0 to 4.5 per cent. This translates to improved Debt-to-Service Ratio headroom, enabling households with moderate income profiles to qualify for purchase.

The Total Debt Servicing Ratio framework caps monthly debt obligations at 60 per cent of gross household income for HDB loans, a more generous threshold than private banking standards. Buyers should conduct realistic income and expenditure assessments, factoring in CPF contribution limits—HDB flat purchases must be funded through CPF savings and concessional loans, with CPF withdrawal restrictions limiting the leverage available compared to private property acquisitions. Engaging a HDB-experienced financial advisor ensures loan structures optimise both serviceability and long-term wealth positioning.

Comparative Market Positioning

Within the Pasir Ris HDB market, 111 Pasir Ris Street 11 competes alongside other mature-estate blocks and nearby developments such as Pasir Ris Street 21 and Elias Road properties. Price-per-square-foot metrics provide transparent comparison tools: recent transactions in comparable 4-bedroom configurations across Pasir Ris have traded between S$550 and S$600 per square foot, with variance reflecting floor level, facing direction, and remaining lease tenure. Prospective buyers should commission targeted market analysis comparing specific unit stacks to recent neighbourhood sales, ensuring pricing aligns with contemporaneous market evidence.

Newer HDB estates in peripheral areas occasionally offer lower per-square-foot entry points, though these carry counterbalancing trade-offs including extended commute times, less-developed community infrastructure, and lower future-appreciation momentum. Pasir Ris's maturity—whilst potentially commanding slight per-square-foot premiums versus greenfield launches—delivers immediate liveability benefits and established demand foundations that typically prove more valuable to owner-occupiers than marginal pricing arbitrage.

Supply Pipeline and District Growth Trajectory

The broader Pasir Ris planning area is unlikely to see substantial new HDB supply given its mature status and land constraint realities. Whilst this insulates existing properties from new-supply dilution, it also reflects the district's limited growth runway. Strategic planning by the Urban Redevelopment Authority suggests that major new residential supply will cluster in emerging estates such as Tengah and Woodlands, maintaining stable—if modest—capital appreciation expectations for Pasir Ris holdings. This supply constraint supports long-term price stability, a valuable characteristic for risk-averse owner-occupiers planning 15 to 30-year ownership horizons.

Buyers evaluating neighbourhood evolution should track HDB renewal initiatives and estate upgrading programmes, which occasionally drive price momentum in targeted blocks. Pasir Ris has benefited from selective infrastructure investments, though large-scale transformation seems unlikely given its demographic profile and existing infrastructure completeness. This stability suits families seeking secure, unchanging neighbourhoods over those gambling on emerging-area momentum.

Strategic Acquisition Timing and Negotiation Scope

HDB resale markets operate on direct negotiation between buyer and seller, without the project-launch bundling or promotional frameworks offered in private developments. This structure creates genuine pricing flexibility—motivated sellers facing time-sensitive circumstances often accept modest discounts, whilst steady-state conditions support vendor resilience. First-time buyers should consider engaging experienced HDB transaction specialists who understand local micro-markets and can identify value opportunities within specific blocks or floor levels.

The absence of high-value professional marketing campaigns characterising private launches means HDB opportunities occasionally remain underpromoted, creating windows for astute buyers to identify undervalued units before they attract broader attention. Systematic monitoring of district transaction histories and regular estate walkthroughs prove rewarding investment in identifying such opportunities, often yielding negotiations favouring patient, informed buyers over those acting reactively to premium-positioned listings.

Frequently Asked Questions

What rental yield can investors realistically expect from a 4-bedroom unit at 111 Pasir Ris Street 11?

HDB units in Pasir Ris typically generate gross rental yields between 2.5 and 3.5 per cent annually, depending on exact unit configuration, remaining lease tenure, and prevailing market rental rates. A 4-bedroom unit at this development would likely command monthly rents between S$2,300 and S$2,800, positioning yields at the lower-to-middle range for suburban HDB markets given the purchase price point. Investors should factor in HDB regulations restricting rental to owner-occupiers (you must own the unit as primary residence for at least five years before renting), along with property tax, maintenance contributions, and occasional void periods, which collectively erode net yield to approximately 2.0 to 2.8 per cent. Strong tenant demand from multinational employees and young families in Pasir Ris supports reliable lease renewals, distinguishing this estate from declining or exodus-prone districts.

How does the S$870,000 pricing compare to recent price-per-square-foot transactions in Pasir Ris?

Recent 4-bedroom HDB resale transactions in Pasir Ris have traded between approximately S$550 and S$600 per square foot, meaning a 1,561 sqft unit would typically price between S$858,000 and S$937,000 under contemporaneous market conditions. The S$870,000 figure thus positions this development slightly above the lower quartile but well within the established range for comparable units, suggesting fair market pricing without excessive premium. Buyers should commission targeted title-search analysis of five to ten comparable sales within the past 90 days across the immediate Pasir Ris precinct to validate positioning, as per-sqft metrics vary materially based on floor level (higher floors command 5–10% premiums), facing direction, and remaining lease tenure. Negotiation scope exists particularly for units with lease tenure below 75 years, where buyer financing constraints typically compress valuations versus properties with longer remaining terms.

What Additional Buyer's Stamp Duty implications apply if purchasing as a second residential property?

Second-property purchases by Singapore Citizens incur Additional Buyer's Stamp Duty at the current rate of 20 per cent on the property value, calculated progressively—for example, a S$870,000 purchase would trigger approximately S$148,000 in ABSD, materially compressing investable equity and post-acquisition liquidity. This 20 per cent levy applies regardless of holding duration and significantly exceeds Stamp Duty on first purchases, making second-property acquisitions in this price range subject to S$50,000+ tax burdens. HDB flats purchased as owner-occupied primary residences by Singapore Citizens or Permanent Residents incur no ABSD, differentiating this development's appeal between owner-occupier buyers (who benefit from concessional HDB loan rates without ABSD penalties) and investors (who face substantial upfront tax drag). Prospective second-property buyers should incorporate the 20 per cent ABSD into total acquisition cost modelling, as this often renders HDB purchases less attractive than private alternatives at equivalent price points, absent specific tenant-demand or location premiums justifying the tax burden.

How does lease decay typically impact resale value and financing headroom for units at this development?

HDB lease decay follows predictable patterns: units with remaining tenure above 70 years experience minimal valuation pressure, whilst those between 60–70 years see gradual 0.5–1.0 per cent annual value moderation, and properties below 60 years face accelerating value compression alongside financing restrictions. A unit purchased at 111 Pasir Ris Street 11 with original 99-year tenure from (example) 1980 would currently carry approximately 63 years remaining tenure, positioning it within the materially sensitive zone where capital appreciation has likely plateaued and below-par resale conditions emerge. Lenders impose tighter loan-to-value ratios and stringent debt-serviceability assessments on sub-65-year leases, potentially limiting eligible borrower pools and compressing buyer demand. The Government's Enhanced HDB Lease Extension Scheme allows owner-occupiers to extend leases up to 99 years for material cost, typically S$30,000–S$60,000+ depending on property value and remaining tenure at extension date. Buyers purchasing units with tenure below 70 years should model long-term ownership intentions carefully: those planning >20-year holdings should seriously evaluate lease extension economics early, whilst investors targeting <10-year hold periods may accept lease-decay depreciation as inherent transaction costs.

How does proximity to Pasir Ris MRT Station influence property demand and long-term capital appreciation for this development?

The 1.29 kilometre distance to Pasir Ris MRT Station places 111 Pasir Ris Street 11 within the strongest demand corridor of the estate, with pedestrian accessibility <15 minute walk delivering sustained buyer and tenant preference. MRT-proximate HDB units in mature estates typically trade at 8–15 per cent premiums versus equivalent units 1.5–2 kilometres from stations, a material differential in Singapore's property-constrained market where transport accessibility directly correlates with household quality-of-life economics and future buyer pools. The North-East Line's full operational maturity eliminates future extension risk, anchoring Pasir Ris's transport positioning and differentiating it from estates dependent on promised-but-uncertain MRT projects. Long-term capital appreciation for MRT-proximate units in mature estates clusters around 2–3 per cent annually, meaningfully outperforming peripheral locations (1–1.5 per cent) and approaching growth rates for newer suburbs still building out infrastructure. Commuters and families prioritising transport convenience consistently demonstrate preference for this development's catchment, translating into resilient resale demand and lower average time-on-market metrics versus comparative periphery locations.

Which buyer profiles are best-suited to purchasing at 111 Pasir Ris Street 11, and why?

First-time buyers represent ideal candidates, as HDB concessional loans at 2.6 per cent and zero ABSD for owner-occupancy deliver exceptional affordability leverage unavailable in private markets, enabling households with moderate incomes (S$6,000–S$9,000 monthly) to access spacious 4-bedroom homes without excessive debt burdens. Young families seeking schools, parks, and stable neighbourhoods find Pasir Ris's established infrastructure materially appealing versus greenfield estates where amenities remain under construction, justifying Pasir Ris's per-square-foot pricing despite inferior headline growth momentum. Upgraders transitioning from 3-bedroom or smaller HDB units benefit substantially, as the modest price delta relative to private developments (S$100,000–S$200,000 cheaper than comparable private condominiums) significantly stretches purchasing power. Conservative investors prioritising rental yield consistency and market-risk reduction accept the 2.5–3.5 per cent yield ceiling in exchange for tenant stability and financing simplicity, alongside the psychological security of Government-backed assets. High-net-worth individuals sourcing off-market opportunities at significant discounts may find value in specific blocks, though this profile typically pursues multi-unit strategies rather than single-unit acquisitions.

What TDSR and financing headroom considerations apply at this development's typical price points?

For a S$870,000 HDB purchase, buyers must satisfy the Total Debt Servicing Ratio threshold of 60 per cent gross household income under HDB lending criteria, substantially more permissive than private banking standards (typically 55 per cent). An 80 per cent loan-to-value HDB concessional mortgage covering S$696,000 at 2.6 per cent over 25 years generates monthly instalments around S$3,200, requiring gross household income exceeding S$5,330 monthly to comfortably pass TDSR screening. The 60 per cent threshold permits households with existing car loans, credit card balances, or education financing to maintain materially higher combined debt loads than private lending allows, meaningfully expanding eligible buyer pools. CPF withdrawal limitations constrain down-payment capacity: buyers must have sufficient CPF savings to cover the 20 per cent down-payment (S$174,000) alongside CPF absorption of concessional loan repayments, dynamics requiring careful early-stage financial planning. Couples pooling incomes and CPF resources substantially improve financing headroom versus single-income households, making matrimonial ownership structures strategically advantageous for middle-income purchaser profiles accessing this development.

How does 111 Pasir Ris Street 11 compare to competing nearby HDB developments?

Pasir Ris comprises multiple HDB blocks and precincts across Streets 11, 21, 51, and secondary roads, creating genuine competitive alternatives within the neighbourhood. Blocks on Pasir Ris Street 21 typically price 3–7 per cent higher despite comparable layouts, reflecting perceived superior facing and higher floor concentration; equally, Elias Road properties command modest premiums attributable to exclusive precinct positioning and lighter foot-traffic exposure. Neighbouring Anchorvale and Sengkang estates (15–20 minute bus commutes from this development) offer per-square-foot pricing 5–10 per cent lower, though with corresponding trade-offs including less-established retail/dining infrastructure and marginally longer MRT commute times. The 4-bedroom format at 111 Pasir Ris Street 11 directly competes with equivalent units across Pasir Ris's other blocks and immediate satellite estates, meaning buyers should conduct systematic comparative shopping across the broader area before committing. Price-per-square-foot analysis across five comparable recent sales per estate segment, cross-referenced against advertised leasing spreads and commute-time mapping, typically reveals material value disparities and negotiation opportunities not apparent from headline pricing alone.

Which unit stacks or floor levels typically offer superior value at this development?

Lower and mid-floor units (levels 3–7) at 111 Pasir Ris Street 11 typically trade at 5–10 per cent discounts versus high-floor equivalents (levels 18+), despite identical unit layouts and identical residual lease tenure, reflecting persistent buyer preference for elevation and perceived privacy. This pricing differential often exceeds the subjective value premium, meaning cost-conscious buyers willing to accept mid-floor positioning access material savings of S$40,000–S$75,000 on 4-bedroom purchases. East and north-facing units historically trade at modest premiums (2–4 per cent) relative to west-facing alternatives, particularly for mid-upper floor configurations where afternoon heat and glare become material lifestyle factors; west-facing units represent undervalued opportunities for buyers indifferent to summer climate variation. Corner unit positioning commands 5–8 per cent premiums reflecting perceived additional light and ventilation, though this pricing often exceeds the actual amenity value for families or investors prioritising cost-minimisation. Astute purchasers targeting long-term owner-occupancy should prioritise specific interior finishes and unit condition (e.g., recent kitchen/bathroom upgrades, structural integrity) over premium floor/facing premiums, often discovering substantial value in properly maintained lower-floor units markets perceive as less desirable.

What future supply dynamics and district growth trajectory should buyers factor into long-term ownership planning?

Pasir Ris's mature development status means new HDB supply additions are minimal, with the Urban Redevelopment Authority directing substantial residential launches toward emerging districts including Tengah, Woodlands, and South Islands precincts over the next 10–15 years. This supply constraint structurally supports price stability for existing Pasir Ris inventory, eliminating new-supply dilution risks that plague properties in earlier-development-cycle estates and preventing appreciation headwinds from competing greenfield launches. Long-term demographic projections for Pasir Ris indicate aging population concentration, with younger family in-migration rates slowing relative to growth-trajectory estates, meaning buyer pools may gradually shift from young-family demographics toward empty-nester upgraders and retirees. The estate's existing school and retail infrastructure faces no major expansion initiatives, establishing a mature equilibrium unlikely to generate infrastructure-driven appreciation spikes. Buyers planning 20+ year ownership horizons should view Pasir Ris through stability-and-moderation expectations (2–3 per cent annual appreciation) rather than growth-trajectory narratives, accepting that capital gains will derive from gradual property-specific improvements and lease tenure stabilization rather than neighbourhood-wide regeneration premiums. This positioning makes the development ideally suited to owner-occupiers prioritising secure, unchanging environments over investors seeking high-momentum appreciation plays.

[For Sale] 111 Pasir Ris Street 11 — From S$870K