Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$1.1M – S$1.2M

Property Highlights

HDB development with 4 units currently available.
Prices currently range from S$1.1M to S$1.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$218K on this acquisition.
Located 9 min (780 m) from NE11 Woodleigh MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

111B Alkaff Crescent: Established HDB Living in the Heart of Woodleigh

111B Alkaff Crescent represents a cornerstone address within the Woodleigh neighbourhood, one of Singapore's most settled and family-oriented residential enclaves. Situated in the Serangoon district, this HDB development offers prospective buyers and renters a rare combination of community stability, accessibility, and affordability that characterises Singapore's public housing landscape. The estate has long been recognised for its mature character, established infrastructure, and the sense of community that multi-generational living brings to the area.

The property stands approximately nine minutes' walk from NE11 Woodleigh MRT Station, placing it within the convenient inner ring of the North-East Line. This proximity to mass rapid transit is a significant advantage for daily commuters, reducing travel time to the city centre and major employment nodes across the island. The station serves as a gateway to regional connectivity, with onward access to lines serving Serangoon, Potong Pasir, and beyond. For households that rely on public transport, this accessibility translates directly into lifestyle convenience and enhanced property appeal over the longer term.

Unit Configurations and Space Standards

The development comprises multiple unit types, with three-bedroom and four-bedroom options available across various floors and layouts. The flats are constructed to HDB's spacious standards, with units ranging from approximately 1,000 square feet upwards, accommodating families of varying sizes and composition. The larger configurations are particularly suited to upgraders transitioning from two-bedroom homes, as well as families requiring dedicated spaces for study, home working, and guest accommodation. Ceiling heights, natural ventilation, and layout efficiency reflect the evolution of HDB design principles that prioritise livability and functional living.

Multiple unit stacks within the building ensure that buyers have choice in terms of orientation, stack position, and views. Corner units and those positioned to capture cross-ventilation and natural light command distinct appeal among owner-occupiers. The building's age and maintenance record are important considerations, as they influence both structural integrity and long-term capital preservation. Prospective buyers are advised to conduct thorough inspections and obtain professional building surveys to assess any deferred maintenance or structural matters that may affect future resale value or mortgage qualification.

Pricing and Investment Context

Resale HDB flats at this address are priced from approximately S$1.19 million, positioning them within the mid-to-upper range of the Serangoon secondary market. This price point reflects the maturity of the estate, proximity to MRT, and the desirability of the four-bedroom configurations in particular. The per-square-foot valuation sits competitively against comparable resale transactions in adjacent precincts such as Serangoon North and Potong Pasir, where similar-sized units command broadly aligned pricing. Market dynamics for HDB resales in this district are shaped by demographic demand from upgrading families, investor interest in rental yield, and the limited supply of larger family units in prime locations.

For owner-occupiers, this property represents a natural progression within the HDB upgrade trajectory, appealing to households that have built equity in smaller starter units and are now seeking expanded floor plates. For investors evaluating the development as a rental asset, the proximity to Woodleigh MRT and the family-oriented neighbourhood characteristics support consistent tenant demand. The rental market for four-bedroom HDB flats in this district typically commands monthly rents ranging from S$3,500 to S$4,500 depending on floor level, view, and unit condition, translating to estimated gross yields in the region of 3% to 3.5% on a purchase price basis.

Neighbourhood and Community Amenities

Woodleigh is served by comprehensive retail and dining options, with the nearby Serangoon Central shopping district offering supermarkets, wet markets, hawker centres, and restaurant establishments catering to diverse tastes and budgets. The Woodleigh neighbourhood also benefits from established educational institutions, medical clinics, and recreational facilities including community centres and open spaces. Families with school-aged children have access to nearby primary and secondary schools, and the mature nature of the estate means that childcare facilities and childminding services are well-established within the neighbourhood.

The community character of Woodleigh is reflected in regular grassroots activities, neighbourhood events, and the presence of active residents' committees. This social fabric is a distinctive asset of the area, particularly for families and retirees who value a strong sense of place and community connection. The estate's maturity also means that essential services, from utilities to postal facilities to banking, are deeply integrated into the neighbourhood fabric.

Mortgage Financing and Buyer Considerations

HDB flat purchases in Singapore are financed through a combination of Central Provident Fund (CPF) withdrawals and bank mortgages. The typical financing structure allows buyers to utilise CPF savings from both the buyer's own account and their spouse's account (subject to eligibility), with the remainder serviced through a housing loan from an HDB-approved financial institution. The Debt-to-Service Ratio (TDSR) framework caps monthly repayments at 30% of gross household income, ensuring that borrowers do not overextend themselves financially.

For buyers purchasing at the mid-range of the market (approximately S$1.2 million), a household income of around S$48,000 monthly would be required to satisfy TDSR limits at prevailing interest rates of 3% to 3.5%. First-time buyer couples with combined incomes in this bracket would typically have adequate headroom to service a twenty-five-year mortgage covering 80% of the purchase price, with CPF providing the balance. Second-property buyers should note that Additional Buyer's Stamp Duty (ABSD) applies at a rate of 20% of the purchase price, significantly increasing the total cash outlay required for down payments and associated transaction costs.

Lease Tenure and Long-Term Value Preservation

HDB flats are granted on leasehold tenure, with the standard lease period being ninety-nine years from the date of construction. The age of the 111B Alkaff Crescent building determines the remaining lease duration, which is a critical factor in mortgage financing and long-term capital preservation. Most HDB financial institutions will lend only up to the point where the mortgage term plus the remaining lease period equals a total of eighty years; consequently, a flat with a fifty-year remaining lease would typically qualify for a thirty-year mortgage only. This lease decay effect becomes increasingly pronounced as properties approach the later stages of their ninety-nine-year lifecycle, potentially constraining future buyer pools and impacting resale values.

Buyers should obtain a full property search from the HDB or the Singapore Land Authority to confirm the exact remaining lease period before committing to a purchase. The government's lease enhancement programmes and potential policy changes regarding end-of-lease management are ongoing considerations for very long-term property holders, but such schemes remain subject to eligibility criteria and are not guaranteed for all properties.

Comparative Market Position

The Serangoon district contains several established HDB neighbourhoods, including Potong Pasir, Serangoon North, and Macpherson. Properties at 111B Alkaff Crescent compete directly with resale flats in these adjacent enclaves, with differentiation based on specific unit configuration, floor level, view, and building condition. Potong Pasir flats benefit from proximity to a more recently upgraded MRT station, whilst Serangoon North offers newer, larger configurations built under more recent HDB design standards. However, 111B Alkaff Crescent's established character, mature community, and proven MRT accessibility maintain strong appeal for a broad range of buyers.

Investment and Owner-Occupier Suitability

This development is suitable for multiple buyer profiles. First-time upgraders moving from two-bedroom starter flats will appreciate the expanded living space and the established neighbourhood infrastructure. High-net-worth owner-occupiers seeking stable, appreciating residential assets will value the MRT accessibility and the low execution risk associated with resale HDB properties. Investors interested in rental yield will find consistent tenant demand from young families and expatriate households seeking spacious, affordable accommodation in a well-established residential area. The four-bedroom configurations are particularly sought-after in the rental market, commanding premium monthly rents and attracting tenants prepared to pay for space and location.

Frequently Asked Questions

What is the estimated rental yield if I purchase a unit at 111B Alkaff Crescent as an investment property?

Four-bedroom HDB flats in the Woodleigh neighbourhood typically command monthly rents between S$3,500 and S$4,500 depending on floor level, unit condition, and specific amenities. A property purchased at the mid-market price of approximately S$1.19 million would generate an estimated gross rental yield of around 3% to 3.5% annually. Investors should factor in additional costs including property tax, maintenance contributions, insurance, and any refurbishment or furnishing required to attract tenants, which will reduce the net yield. The rental market for family-sized HDB units in proximity to MRT stations remains relatively stable, with consistent demand from upgrading families and expatriate households seeking quality accommodation.

How does the per-square-foot pricing at 111B Alkaff Crescent compare to recent transactions in the Serangoon district?

The development's pricing reflects the established character of the Woodleigh neighbourhood and the proven MRT accessibility to the North-East Line. Four-bedroom HDB flats of similar vintage and size in nearby Potong Pasir and Serangoon North have transacted at comparable per-square-foot rates, typically in the range of S$1,100 to S$1,250 per square foot for well-maintained units. The specific price per square foot at 111B Alkaff Crescent depends on the exact unit configuration, floor level, and condition, with corner units and higher floors commanding premiums of 5% to 10% over standard stacks. Prospective buyers should conduct a detailed comparison of recent comparable sales within a six-month window to benchmark whether specific units are priced competitively relative to their size and location attributes.

What is the impact of Additional Buyer's Stamp Duty (ABSD) for second-property buyers at 111B Alkaff Crescent?

Second-property purchases by Singapore Citizens are subject to Additional Buyer's Stamp Duty at a rate of 20% of the purchase price, in addition to the standard Buyer's Stamp Duty. For a property priced at S$1.19 million, this equates to an ABSD liability of approximately S$238,000, substantially increasing the total cash outlay required for the transaction. This duty applies on top of the standard stamp duty, valuation fees, legal costs, and any mortgage arrangement fees, making the total transaction cost for a second property approximately 27% to 30% of the purchase price. Second-property buyers must carefully model their total cash requirements and ensure that their financing capacity is not only adequate for the mortgage but also sufficient to cover these significant upfront duty obligations. Some buyers structure acquisitions through corporate entities to potentially defer or mitigate ABSD liability, though this requires professional tax and legal advice specific to individual circumstances.

What is the remaining lease period at 111B Alkaff Crescent and how does lease decay affect future resale value?

The remaining lease duration at 111B Alkaff Crescent is a critical determinant of mortgage eligibility and long-term capital preservation. HDB flats are typically granted on ninety-nine-year leases from the date of construction; the remaining tenure depends on the building's age and the original grant date. As leases age, mortgage lenders apply increasingly stringent lending restrictions, requiring that the mortgage term plus the remaining lease period does not exceed eighty years. For example, a property with a fifty-year lease remaining would typically qualify for only a thirty-year mortgage, severely constraining the buyer pool and potentially impacting resale value by 10% to 15% compared to similar units with longer leases. Buyers must obtain an official property search to confirm the exact remaining lease period before committing to a purchase. The government's potential lease enhancement schemes may provide options in the future, but these are not guaranteed and remain subject to eligibility criteria that may not apply to all properties.

How does proximity to NE11 Woodleigh MRT Station affect property demand and long-term capital appreciation?

Proximity to a functioning MRT station is one of the strongest drivers of demand and capital appreciation in Singapore's residential property market. The nine-minute walk to Woodleigh MRT Station places 111B Alkaff Crescent within the highly desirable inner ring of MRT accessibility, making the property attractive to commuters, families, and investors alike. Properties within 500 metres of an MRT station command a consistent 5% to 10% premium over comparable units in the same development but located further from transit. The North-East Line serves several major employment nodes including Marina Bay, the CBD, and Serangoon, making this station a valuable gateway for daily commuters. Over the longer term, the proven demand for properties near MRT stations has historically delivered compound annual capital growth of 2% to 3%, outperforming properties in less transit-accessible locations. The maturity of the Woodleigh station and its established ridership suggest that this demand pattern is likely to remain stable through the medium to long term.

Which buyer profiles are best suited to purchasing at 111B Alkaff Crescent?

111B Alkaff Crescent appeals to several distinct buyer categories. Owner-occupier families upgrading from two-bedroom starter flats represent the primary market segment, attracted by the expanded floor area, established neighbourhood character, and proven MRT accessibility. High-net-worth owner-occupiers seeking stable, appreciating residential assets will value the maturity of the estate and the low execution risk associated with resale HDB properties in well-established locations. Investors interested in rental yield will find consistent tenant demand from young families and expatriate households, with four-bedroom units particularly sought-after for their space and ability to command premium monthly rents. First-time buyers with substantial combined household incomes may also find the larger configurations attractive if seeking to skip intermediate unit sizes. The development is less suited to downsizers or empty-nesters seeking to reduce living space, or to property traders seeking rapid turnover, as HDB resale properties typically require a minimum holding period of five years before resale to avoid holding gain taxes in certain circumstances.

What TDSR and financing headroom is required to purchase a unit at the typical market price of 111B Alkaff Crescent?

The Debt-to-Service Ratio (TDSR) framework caps monthly loan repayments at 30% of gross household income. For a property priced at approximately S$1.19 million financed with an 80% mortgage at a 3.5% interest rate over twenty-five years, the monthly mortgage payment would be approximately S$5,336. To satisfy TDSR limits, a household would require a gross monthly income of at least S$17,787 (S$5,336 divided by 30%). Coupled income households earning S$8,000 to S$9,000 each would comfortably meet this threshold with headroom for other committed liabilities. However, TDSR also requires assessment of spouse CPF balance sufficiency; many purchasers can fund 25% to 35% of the purchase price from combined CPF savings, reducing the mortgage quantum and associated monthly servicing burden. First-time buyers purchasing at this price point should model their total cash position, including CPF balance, stamping costs, and survey fees, to ensure adequate headroom after the down payment. Second-property buyers must add the ABSD liability (20% of purchase price) to their total cash requirements, substantially increasing the financial commitment required.

How does 111B Alkaff Crescent compare to nearby competing HDB developments such as Potong Pasir and Serangoon North?

111B Alkaff Crescent competes directly with resale HDB stock in adjacent Woodleigh neighbourhood precincts. Potong Pasir offers a more recently refurbished MRT station and a mix of older and slightly newer HDB blocks, with comparable per-square-foot pricing but potentially superior infrastructure renewal. Serangoon North comprises newer HDB blocks constructed under more recent design standards, offering superior ceiling heights, more efficient unit layouts, and modern building systems; however, new-launch or more recent resale units in Serangoon North command pricing premiums of 10% to 15% over comparable configurations at 111B Alkaff Crescent. Macpherson, further afield, offers slightly lower pricing but reduced MRT accessibility. 111B Alkaff Crescent's competitive advantage lies in its proven community stability, established neighbourhood amenities, and the balance of maturity, affordability, and MRT access that appeals to upgrading families and rental investors. Buyers should compare specific unit configurations, floor levels, and building condition across these precincts to identify the best value proposition relative to their personal requirements and investment objectives.

Which unit stacks or floor levels offer the best value at 111B Alkaff Crescent?

Unit value at 111B Alkaff Crescent is significantly influenced by stack position and floor level. Mid-floor units (typically levels four to eight) in central stacks command the strongest demand and pricing, as they offer optimal ventilation, light, and security whilst avoiding the cost premiums of higher floors and the noise and safety concerns associated with ground-level units. Corner units across all floors command premiums of 5% to 10% due to dual exposure, improved natural light, and reduced noise from common corridors. Higher floors (nine and above) attract premiums of 2% to 3% per additional floor due to enhanced views, reduced noise, and perceived security benefits, though these premiums diminish as total floor count in the block increases. Lower floors (one to three) typically offer 3% to 7% discounts compared to mid-level equivalents, reflecting reduced privacy, higher noise exposure from common areas, and marginally reduced rental appeal. Savvy buyers seeking optimal value should focus on mid-floor, standard-stack units with good orientation, which offer strong livability and rental appeal without the substantial pricing premiums of corner or high-floor configurations. Building-wide upgrades, lift maintenance record, and facade condition should also be assessed.

What is the future housing supply pipeline in the Serangoon district and how might this affect 111B Alkaff Crescent resale demand?

The Serangoon district, including the broader North-East region, has seen limited new HDB supply in recent development cycles, with the Singapore government shifting focus toward new towns and growth corridors such as Bukit Merah, Sengkang, and Tengah. The absence of major new HDB launches in the immediate Woodleigh vicinity suggests that resale stock at 111B Alkaff Crescent will continue to benefit from strong supply constraints and consistent upgrade demand from families outgrowing smaller units. However, medium-term supply expansion in nearby mature towns and the ongoing development of new-launch projects in fringe locations such as Punggol may gradually moderate price growth in established central precincts. Market observers note that constrained new supply in central mature towns has historically supported capital preservation and modest appreciation in resale HDB markets, as the cost advantage of purchasing newer units in outer towns is offset by longer commute times and lower lifestyle convenience. Buyers should view 111B Alkaff Crescent as a stable, supply-constrained asset likely to maintain its appeal to upgrading families, with long-term capital growth moderated but not significantly threatened by supply dynamics in alternative locations.

Hdb Flat At 111B Alkaff Crescent — From S$1.1M