Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$1.2M – S$1.2M

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$1.2M to S$1.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$234K 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.

Interested in this property?

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

111B Alkaff Crescent: A Desirable HDB Development in Bishan

111B Alkaff Crescent represents a well-established housing development in one of Singapore's most sought-after mature public housing estates. Located in the Bishan planning area, this project continues to attract buyers ranging from young families to experienced investors seeking stability and convenience in an established neighbourhood. The development benefits from decades of community infrastructure and a proven track record of capital appreciation typical of mature HDB estates in prime locations.

Situated approximately nine minutes' walk from Woodleigh MRT Station on the North-East Line, residents enjoy seamless access to Singapore's integrated transport network. This strategic positioning makes the development particularly appealing for commuters working in the CBD, Marina Bay, or other key employment zones accessible via the North-East Line. The walkability to public transport significantly enhances both daily convenience and long-term property resilience, as MRT-proximate estates consistently demonstrate stronger demand dynamics than car-dependent alternatives.

Unit Specifications and Space Planning

The development comprises three-bedroom and two-bathroom configurations, with units spanning approximately 1,001 square feet of usable floor area. This space allocation reflects contemporary family housing preferences, offering sufficient room for multi-generational living arrangements or home office setups—increasingly important considerations in today's working environment. The unit mix within the development caters to various household compositions, from young couples establishing their first home to larger families requiring dedicated bedrooms and flexible living zones.

Pricing for available units begins from S$1.2 million, positioning this development as an accessible entry point for families and investors interested in the mature HDB segment. The pricing structure reflects the development's maturity, established neighbourhood characteristics, and premium location relative to newer non-mature estates in peripheral planning areas. Buyers at this price point benefit from immediate occupancy and a proven rental market, important considerations for both owner-occupiers and investment-focused purchasers.

Neighbourhood Character and Amenities

The Bishan-Ang Mo Kio area surrounding 111B Alkaff Crescent has evolved into a vibrant, self-contained residential zone with comprehensive community infrastructure. Residents benefit from multiple hawker centres serving diverse cuisines, supermarkets, and retail establishments catering to daily needs without requiring travel to distant shopping malls. The neighbourhood supports several primary and secondary schools, making it particularly attractive for families with children navigating Singapore's education system.

Green spaces are generously distributed throughout the mature estate, including community parks and connector gardens that encourage outdoor recreation and social interaction. These landscaped areas contribute meaningfully to residents' quality of life and the overall aesthetic appeal of the development. Such environmental amenities have historically commanded premium valuations in the HDB resale market, as buyers increasingly prioritise wellness and community cohesion alongside property economics.

Connectivity and Transport Infrastructure

The proximity to Woodleigh MRT Station provides exceptional transport flexibility for residents and commuters. The North-East Line connects directly to critical employment and leisure destinations, including Marina Bay, Orchard Road, and business parks in the eastern and northern corridors. The integration with Singapore's island-wide bus network further extends accessibility, enabling residents to reach virtually any location within the island without private vehicle dependency.

This transport advantage translates into tangible lifestyle benefits and financial implications. Lower transport costs, reduced commute times, and flexibility in career location choices all enhance the property's appeal to working professionals. From an investment perspective, MRT-proximate estates have historically demonstrated superior capital appreciation and rental demand compared to developments requiring car travel or longer public transport journeys to reach employment centres.

Investment Potential and Rental Yield Considerations

For investors evaluating 111B Alkaff Crescent as part of a diversified portfolio, the development presents a mature, stabilised asset class with predictable tenant demand. Established HDB estates in prime locations consistently attract a steady stream of renters seeking affordable, well-connected accommodation, particularly young professionals and families new to Singapore or relocating within the island. The unit sizes and configurations match common rental demand patterns, supporting healthy occupancy rates and competitive rental returns.

The development's maturity brings certain financial considerations that prospective investors should carefully evaluate. Lease decay becomes increasingly relevant as the development ages, with each passing year reducing the lease term and potentially impacting future resale value and financing options. Understanding these lease dynamics and planning accordingly ensures investment decisions remain aligned with individual financial objectives and exit timelines.

Buyer Suitability and Acquisition Strategy

First-time buyers seeking to enter the HDB market will find 111B Alkaff Crescent an attractive option, particularly those prioritising location and transport access over new construction or extensive renovations. The established nature of the development eliminates renovation risk, and the mature ecosystem means families can immediately integrate into existing community networks and institutions. The pricing structure allows first-timers to build equity in a stable asset without overextending financially or compromising location quality for marginal cost savings.

Upgraders moving from smaller units to larger family-sized accommodations represent another natural buyer segment for this development. The three-bedroom configuration provides meaningful additional space compared to 2-bedroom public housing, whilst remaining more affordable than private residential alternatives. Upgraders benefit from the development's transport access and neighbourhood maturity, allowing them to enhance their family's living standards without relocating to peripheral areas or undertaking significant renovation projects.

Investors seeking predictable income streams and modest capital appreciation will find this development aligns with conservative portfolio strategies. The combination of steady rental demand, established market data, and transparent HDB price dynamics reduces speculation risk compared to newer or untested developments. However, investors must factor lease decay into long-term projections, ensuring their investment timeline allows for eventual exit before the property experiences significant lease-related valuation declines.

Market Position and Competitive Context

Within the broader HDB resale market, 111B Alkaff Crescent occupies a premium positioning relative to newer non-mature estates, reflecting the accumulated value of location and neighbourhood maturity. Comparable three-bedroom units in similar estates within the Bishan-Ang Mo Kio corridor command similar price points, indicating the development is competitively priced within its immediate market segment. Prospective buyers should conduct comparative analysis across the cluster to ensure acquisitions offer fair value relative to alternatives with similar transport access, unit configurations, and neighbourhood characteristics.

The development's established reputation and decades-long track record provide assurance to buyers concerned about property depreciation or unforeseen structural issues. Unlike newer developments requiring observation periods to establish market dynamics, 111B Alkaff Crescent offers transparent historical pricing data, consistent rental demand patterns, and well-documented capital appreciation trajectories. These established market metrics enable buyers to make informed decisions grounded in actual market performance rather than speculative projections.

Financing and Affordability Framework

Buyers financing purchases at typical price points for this development should anticipate loan amounts within comfortable Debt-to-Service Ratio (TDSR) parameters for most qualifying income levels. The Housing and Development Board's financing schemes, combined with standard banking products, provide multiple pathways to ownership without excessive leverage. First-time buyers benefit from HDB concessional loan rates and extended tenures, significantly enhancing affordability compared to private residential financing.

Additional Buyer's Stamp Duty (ABSD) considerations apply specifically to Singapore Citizens purchasing a second residential property, with the current rate set at 20% of the purchase price. This represents a substantial acquisition cost that second-property buyers must budget carefully, as it applies in addition to standard Buyer's Stamp Duty and other purchase-related expenses. Investors and upgraders purchasing this development as a second property should factor the 20% ABSD into their total acquisition costs, ensuring their financial planning accommodates this significant outlay.

Future Outlook and Long-Term Value Preservation

The Bishan-Ang Mo Kio planning area continues to evolve as a mature, desirable residential zone with limited significant new supply entering the market. This scarcity of new competitive projects supports long-term value preservation for existing stock, including 111B Alkaff Crescent. As the island's population stabilises and housing preferences increasingly favour established, well-connected estates, mature developments in prime locations are likely to remain resilient assets within property portfolios.

Regeneration initiatives and estate upgrading programmes occasionally implemented by the Housing and Development Board can unlock additional value for existing residents. Enhanced public facilities, improved transport connections, or precinct-wide improvements can materially strengthen neighbourhood appeal and property valuations. Owners of 111B Alkaff Crescent units should monitor any such planned enhancements, as timely investments in the property can capture additional value when estate-wide improvements are completed.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at 111B Alkaff Crescent?

Units at 111B Alkaff Crescent typically attract gross rental yields ranging between 2.5% to 3.5% annually, depending on exact unit configuration, floor level, and current market rental rates for three-bedroom HDB units in the Bishan-Ang Mo Kio area. A unit at the current market entry price of approximately S$1.2 million could generate annual rental income between S$30,000 to S$42,000 based on these yield parameters, though actual returns depend on individual tenant placement and lease negotiation. Investors should conduct detailed due diligence on recent comparable rental transactions in the estate to validate yield assumptions, as rental markets fluctuate based on tenant demand cycles, economic conditions, and competing supply in adjacent estates.

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

Units at 111B Alkaff Crescent transact at approximately S$1,200 per square foot based on current market pricing for three-bedroom units, positioning the development competitively within the Bishan-Ang Mo Kio cluster relative to comparable estates built during similar periods with equivalent MRT accessibility. Recent resale transactions in immediately adjacent developments suggest pricing consistency across the cluster, with minor variations reflecting specific unit characteristics such as floor level, facing direction, and renovation condition. Prospective buyers should reference recent HDB resale statistics and engage professional valuation services to confirm these per-square-foot benchmarks align with current market conditions, ensuring acquisition prices reflect genuine value rather than cyclical price fluctuations.

What are the Additional Buyer's Stamp Duty implications if I purchase this property as my second residential property?

Singapore Citizens purchasing 111B Alkaff Crescent as a second residential property must budget for Additional Buyer's Stamp Duty (ABSD) calculated at 20% of the purchase price, representing a substantial acquisition cost that significantly impacts total investment outlay and financing requirements. For a typical unit at S$1.2 million, this ABSD liability equates to S$240,000, which must be paid in addition to standard Buyer's Stamp Duty, legal fees, and other acquisition expenses. This 20% ABSD rate applies specifically to Singapore Citizens, and investors should factor this considerable expense into their financial planning and return-on-investment calculations, potentially extending the investment holding period required to achieve acceptable yield targets after accounting for acquisition costs.

How does lease decay impact future resale value and financing options for this development?

111B Alkaff Crescent, as an established HDB estate, will experience incremental lease decay over time, with each passing year reducing the remaining lease term from its original 99-year allocation. This lease reduction becomes increasingly material for resale value and financing flexibility as the development ages, with properties holding 80+ years remaining lease generally maintaining robust financing options, whilst properties below 60 years remaining lease may encounter tighter lending criteria from financial institutions. Strategic buyers should calculate the remaining lease term relative to their anticipated holding period and exit timeline, ensuring the property retains adequate lease length to support future resale and refinancing objectives without incurring steep discounts associated with lease-decay dynamics.

How does proximity to Woodleigh MRT Station influence long-term demand and capital appreciation at this development?

Proximity to Woodleigh MRT Station on the North-East Line represents a primary value driver for 111B Alkaff Crescent, as MRT-adjacent properties consistently demonstrate superior capital appreciation and rental demand compared to developments requiring car travel or extended public transport journeys. The nine-minute walk to the station positions residents within the optimal accessibility range preferred by commuters and renters, supporting sustained demand across economic cycles and supporting stable rental income streams for investors. Historical analysis of Bishan-cluster developments indicates that MRT-proximate properties have appreciated significantly over extended holding periods, substantially outperforming non-MRT-connected alternatives, suggesting that this development's transport advantage will continue anchoring value and demand in the long term.

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

First-time buyers seeking to enter the HDB market will find 111B Alkaff Crescent attractive, particularly those prioritising transport connectivity and mature neighbourhood characteristics over new construction, whilst upgraders moving from two-bedroom units to three-bedroom family accommodation represent another natural buyer segment drawn by the additional space and established community infrastructure. Investors pursuing conservative, income-focused portfolio strategies will appreciate the development's predictable rental demand and transparent market history, though they must carefully evaluate lease decay and ABSD implications on acquisition costs. Higher-net-worth individuals seeking to own stable, non-volatile assets in prime locations may find the development suitable as a portfolio diversification element, though they may prefer newer private residential alternatives or distinct geographic exposure for complex investment strategies.

What TDSR and financing headroom considerations apply to typical purchase prices at this development?

Buyers financing a unit at the S$1.2 million entry price point at 111B Alkaff Crescent will typically require loan amounts between S$800,000 to S$960,000 depending on down payment capacity, resulting in monthly mortgage obligations between approximately S$4,500 to S$5,500 over standard 20 to 25-year tenures at prevailing interest rates. These repayment obligations generally consume 25% to 35% of gross household income for households earning S$150,000 to S$200,000 annually, positioning the property comfortably within TDSR constraints and maintaining healthy debt service capacity for other financial obligations. First-time buyers should engage qualified mortgage brokers or HDB financing advisors to calculate precise TDSR headroom based on individual income circumstances, employment tenure, and existing debt obligations, ensuring financing structures remain sustainable across anticipated interest rate fluctuations.

How does 111B Alkaff Crescent compare to competing developments in the Bishan-Ang Mo Kio cluster?

111B Alkaff Crescent positions competitively within the Bishan-Ang Mo Kio cluster relative to similarly-aged estates with equivalent or superior MRT accessibility, offering three-bedroom configurations at price points aligned with cluster benchmarks rather than commanding premium or discount valuations. Comparable developments such as nearby Bishan properties built during similar periods demonstrate pricing consistency, suggesting that unit-specific characteristics such as floor level, facing direction, and renovation condition drive individual transaction prices more significantly than development-level differentiation. Prospective buyers evaluating this development should conduct detailed comparisons across 4 to 6 competing estates within a 1.5-kilometre radius to ensure they capture maximum value, identifying properties offering superior unit configuration, condition, or floor positioning at equivalent price points.

Which unit stack levels or floor positions offer optimal value at 111B Alkaff Crescent?

Middle-floor units within 111B Alkaff Crescent, typically occupying levels 5 through 12 in estates of this configuration, frequently offer superior value-to-price ratios compared to ground-floor units experiencing higher foot traffic and potential noise concerns, or top-floor units commanding premium pricing whilst offering marginal functional benefits. Lower-middle floors within this range tend to attract strong rental demand from tenants seeking privacy and natural ventilation whilst avoiding the noise associated with loading bays or ground-level pedestrian activity. Buyer-investors should prioritise units with clear sightlines, afternoon sunlight exposure, and distance from utility shafts or communal facilities that may generate noise, as these characteristics support premium rental yields and faster tenant placement without necessarily incurring price premiums equivalent to their functional value enhancement.

What does the future supply pipeline in the Bishan-Ang Mo Kio area suggest about long-term appreciation prospects?

The Bishan-Ang Mo Kio planning area operates under mature development constraints, with limited significant new HDB projects entering the market over coming years, suggesting that existing stock including 111B Alkaff Crescent will benefit from constrained supply dynamics supporting resilient valuations. Government planning policies increasingly emphasise regeneration and upgrading of existing mature estates rather than greenfield new construction, indicating that investment in the precinct will enhance existing properties rather than create new competitive supply. Long-term appreciation prospects for 111B Alkaff Crescent appear favourable relative to new non-mature estates in peripheral planning areas, as established, well-connected properties continue attracting buyer demand whilst competing supply remains limited, potentially supporting above-inflation capital appreciation over extended holding periods.

[For Sale] 111B Alkaff Crescent — From S$1.2M