Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$938K – S$1.3M

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$938K to S$1.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$188K on this acquisition.
Located 5 min (450 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?

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113A Alkaff Crescent: Strategic North-East Location Near Woodleigh MRT

Situated on Alkaff Crescent in Singapore's North-East region, 113A Alkaff Crescent represents a mature HDB development offering solid residential credentials and convenient access to the broader Serangoon precinct. The estate sits approximately 450 metres from Woodleigh MRT Station (NE11) on the North-East Line, positioning residents within a five-minute walk of rapid transit infrastructure that connects directly to the city centre, Dhoby Ghaut, and outlying residential zones. This proximity to the MRT network is a defining feature that supports both owner-occupancy and investment demand.

The development comprises multi-bedroom units with varying configurations, typically ranging across three-bedroom and two-bathroom layouts within approximately 1,001 square feet of internal space. Properties at this address are available from S$1.1 million, reflecting pricing that aligns with the wider HDB resale market in this segment. Prospective buyers—whether first-time upgraders, established homeowners seeking lateral moves, or investors diversifying into public housing—find the address convenient to neighbourhood amenities, educational institutions, and healthcare facilities that characterise the Serangoon corridor.

Location Advantages and Accessibility

The five-minute walk to Woodleigh MRT is a material advantage in transport-dependent Singapore. Commuters based here enjoy direct access to the North-East Line, eliminating the need for feeder bus routes in most directions and reducing total journey times to employment nodes across the island. The MRT connectivity has proven instrumental in sustaining capital appreciation and rental demand across HDB estates in this immediate vicinity, with units in walkable distance of stations consistently performing better in resale cycles than those requiring longer bus transfers.

Alkaff Crescent itself forms part of an established neighbourhood with neighbourhood shops, wet markets, and eating establishments clustered within a ten-minute radius. Schools serving primary and secondary levels are accessible within similar walking or short bus-ride distances, making the estate attractive to families with school-age children. Healthcare facilities, including nearby polyclinics and private clinics, serve the daily needs of residents without requiring lengthy journeys.

HDB Resale Market Context and Pricing

Pricing at 113A Alkaff Crescent reflects the current HDB resale market in the North-East region, where three-bedroom units have traded at varying price points depending on floor level, block facing, and unit condition. The S$1.1 million entry point aligns with recent comparable transactions in Serangoon and neighbouring blocks, though buyers should conduct thorough due diligence on individual unit specifications, lease remaining, and structural condition before commitment. Per-square-foot rates across HDB estates in this catchment typically range from S$1,000 to S$1,200 per square foot, positioning this development within the expected band for its age, location, and amenities.

The resale market for HDB flats in the North-East continues to demonstrate resilience, underpinned by steady demand from upgraders exiting Build-to-Order (BTO) blocks and investors seeking yield-generating assets. Transaction volumes remain healthy, suggesting reasonable liquidity for buyers planning to exit within a five to ten-year horizon. However, individual unit resale timescales and ultimate selling prices will depend on market cycles, lease tenure remaining, and the eventual condition and appeal of renovated interiors.

Investment Considerations and Rental Yield Potential

Investors evaluating 113A Alkaff Crescent as a rental asset should model gross rental yields in the 2.5% to 3.5% range, depending on final purchase price and achievable monthly rent for equivalent units in the block. Three-bedroom HDB flats in Serangoon typically command monthly rental of S$3,000 to S$3,500, suggesting that a unit acquired at S$1.1 million would generate annual gross rental income of S$36,000 to S$42,000. Net yields after accounting for property tax, maintenance contributions, insurance, and allowance for vacancy typically compress to 2% to 3% annually, consistent with HDB resale yields across Singapore's public housing stock.

Investors should note that rental demand for HDB flats in this precinct draws from both expatriate families (subject to HDB eligibility rules at purchase time) and local renters seeking alternatives to private condominiums. The proximity to Woodleigh MRT and Serangoon's established character supports rental velocity, though macroeconomic cycles, interest-rate movements, and competing supply in adjacent BTO estates will influence tenant appetite and achievable rents over multi-year holding periods.

Financing, TDSR, and ABSD Implications

First-time HDB buyers financing purchases at 113A Alkaff Crescent will benefit from HDB concessional loan rates (typically 0.1% below prevailing HDB rates) and the ability to utilise Central Provident Fund (CPF) savings for down-payment and servicing. With a S$1.1 million purchase price, buyers financing 80% through HDB loans would require a S$220,000 down-payment and demonstrate Total Debt Service Ratio (TDSR) headroom; monthly instalment on a 25-year tenure would approximate S$5,000 to S$5,500 depending on exact rates, demanding gross household income of approximately S$13,000 to S$14,000 to remain within safe debt-servicing thresholds.

Second-property purchasers—including Singapore Citizens acquiring an additional residential HDB flat—face Additional Buyer's Stamp Duty (ABSD) at 20% on the purchase price above the first S$180,000 threshold, effectively adding approximately S$184,000 to the total acquisition cost at this price point. This represents a material outlay that materially alters investment returns and financing requirements. Buyers in this situation must ensure adequate liquidity and loan serviceability after accounting for the ABSD liability.

Lease Tenure and Long-Term Resale Value

The lease tenure of flats at 113A Alkaff Crescent is critical to resale valuation and financing eligibility. HDB flats carry either 99-year, 999-year, or freehold tenure; most public housing stock operates under 99-year leases from the original grant date. As the lease matures—particularly below 60 years remaining—financial institutions tighten loan-to-value ratios, buyers face higher TDSR pressures, and resale prices compress to reflect declining tenure. Prospective purchasers should verify the exact lease commencement date and calculate remaining tenure to model long-term appreciation potential and eventual saleability as the lease decays.

Units with 80+ years of lease remaining are generally considered to retain robust market appeal and financing availability, whilst those below 70 years may experience softening buyer demand and reduced resale multiples. The development's age and current lease position will directly influence whether this acquisition serves as a long-term retirement home or an intermediate investment target for eventual trade-up or exit.

Comparison to Competing Developments and District Supply

The North-East region hosts several established HDB estates—including Serangoon, Kovan, and Ang Mo Kio precincts—that compete for buyer attention on the basis of location, transport, and community maturity. Neighbouring newer BTO launches (if any exist in Serangoon or adjacent areas) may offer longer lease tenure and updated finishes, though at potentially higher entry prices or longer holding periods before resale eligibility. Investors and owner-occupiers should compare 113A Alkaff Crescent against recent transaction data for Serangoon-area flats of similar age, configuration, and floor level to confirm competitive positioning.

Future HDB supply in the North-East is expected to focus on new BTO projects in Serangoon and adjacent planning areas, which may moderate capital appreciation for mature estates like Alkaff Crescent but simultaneously sustain rental demand from BTO buyers seeking immediate rental alternatives. Understanding the broader supply pipeline informs medium-term appreciation assumptions and helps investors calibrate exit timelines.

Buyer Suitability and Unit Selection Strategy

First-time upgraders transitioning from HDB flats or Build-to-Order units find 113A Alkaff Crescent appealing due to established neighbourhood character, proven transport connectivity, and transparent HDB financing terms. High-net-worth individuals may find the entry price modest for portfolio diversification into yield-generating HDB assets, provided they accept the 2.5% to 3.5% rental yield profile. Young families value the proximity to Woodleigh MRT and neighbourhood schools, whilst investors optimise for rental demand and near-term resale liquidity.

When selecting specific units within the development, consideration should be given to floor level (higher floors command modest premiums and enjoy better natural light), block orientation (units facing away from main roads experience lower noise), and unit layout (corner units and those with longer corridors appeal to different buyer sensibilities). Mid-range floors in well-maintained blocks with good sightlines to neighbourhood facilities typically offer best value and speediest resale timelines.

Frequently Asked Questions

What rental yield can investors realistically expect from an HDB flat at 113A Alkaff Crescent?

Gross rental yields for three-bedroom HDB flats at this development typically range from 2.5% to 3.5% annually, based on three-bedroom units commanding monthly rents of S$3,000 to S$3,500 in the Serangoon area. A unit purchased at S$1.1 million would generate gross annual rental income of S$36,000 to S$42,000, though net yields compress to approximately 2% to 3% after accounting for property tax (typically S$150–S$250 annually), town council maintenance contributions (roughly S$40–S$80 monthly), insurance, and vacancy allowance. These yields align with broader HDB resale investment benchmarks and reflect the mature nature of the estate and established rental demand from both local and expatriate tenants seeking proximity to Woodleigh MRT.

How does the price per square foot at 113A Alkaff Crescent compare to recent HDB sales in the North-East?

Recent comparable transactions for three-bedroom HDB flats in Serangoon and adjacent North-East estates have transacted at approximately S$1,000 to S$1,200 per square foot, positioning the S$1.1 million entry price at this development favourably within the market range (approximately S$1,100 per square foot for a 1,001 sqft unit). Pricing variation within the development will depend on floor level—units on mid-to-higher floors command premiums of 5–10% over lower-floor equivalents—and block orientation, with corner units and those with better sightlines typically achieving higher per-square-foot valuations. Prospective buyers should request recent block-specific transaction data from HDB or local property databases to confirm exact comparable pricing for units matching their preferred configurations.

What is the ABSD impact for a Singapore Citizen buying a second HDB flat at this development?

Singapore Citizens purchasing a second residential property, including an additional HDB flat, incur Additional Buyer's Stamp Duty (ABSD) at 20% on the purchase price above the first S$180,000 threshold. On a S$1.1 million purchase, the ABSD liability would be approximately 20% × (S$1,100,000 − S$180,000) = S$184,000, bringing total acquisition cost to approximately S$1,284,000 when combined with standard stamp duty and legal fees. This material outlay materially alters investment cash flow and financing headroom; buyers must ensure adequate liquid reserves and demonstrate loan serviceability for both the property loan and ABSD settlement, typically due within one month of completion. First-time buyers purchasing their first residential property are exempt from ABSD, as are Singapore Permanent Residents and foreign nationals subject to different regulations.

What is the lease tenure risk at 113A Alkaff Crescent, and how does it affect resale value?

The lease tenure of this HDB development is critical to long-term valuation and must be verified before purchase. Most HDB flats are granted 99-year leases from commencement date; as remaining tenure declines below 80 years, financial institutions progressively tighten loan-to-value ratios and TDSR thresholds, making financing more costly and difficult for prospective buyers. Units with lease tenure below 70 years typically experience material price compression—often 15–25% discounts relative to equivalent flats with longer tenure—as buyer pools narrow and refinancing becomes constrained. Prospective purchasers should obtain the exact lease commencement date from the HDB website or property documents and calculate remaining tenure to model long-term saleability. If the lease tenure is already substantially decayed, the development is better suited to owner-occupancy or near-term investment exit rather than long-horizon wealth appreciation.

How does proximity to Woodleigh MRT Station influence demand and capital appreciation at this address?

The five-minute walk to Woodleigh MRT Station (NE11) on the North-East Line is a material differentiator supporting sustained demand and capital appreciation for 113A Alkaff Crescent. HDB estates within walking distance of MRT stations consistently outperform non-MRT-proximate developments in resale price growth, rental yield, and transaction velocity, as commuters value the elimination of feeder bus dependencies and faster island-wide connectivity. The North-East Line provides direct access to central business districts, Orchard shopping precincts, and secondary employment nodes, supporting demand from working-age professionals and families. Proximity to Woodleigh MRT has historically buttressed the Serangoon area's reputation as a desirable HDB neighbourhood, sustaining buyer interest across macroeconomic cycles. However, future supply of BTO flats closer to or directly served by the MRT line may moderate appreciation differentials; investors should monitor HDB's future BTO release plans to assess competitive intensity.

Which buyer profiles—first-timers, upgraders, investors, or high-net-worth individuals—are best suited to purchase at 113A Alkaff Crescent?

First-time upgraders transitioning from Build-to-Order flats or smaller HDB units find 113A Alkaff Crescent particularly attractive, given established neighbourhood maturity, proven transport infrastructure, and transparent HDB financing terms (0.1% below prevailing rates). Upgraders benefit from the S$1.1 million price point, which typically fits within upgrader financing capacity and allows meaningful lateral or marginal upward moves in space or location. Young families with school-age children value the proximity to Woodleigh MRT, neighbourhood schools, and established shopping amenities. Investors seeking yield-generating HDB assets find the 2.5%–3.5% rental yield and strong tenant demand in the Serangoon precinct compelling, though they must accept modest appreciation expectations relative to new BTO acquisitions. High-net-worth individuals may view HDB investments as modest portfolio diversification into Singapore's social housing market, though the absolute yield and capital growth will typically underperform private residential assets.

What TDSR and financing headroom should buyers model for a S$1.1 million purchase at this development?

A S$1.1 million HDB purchase financed at 80% through an HDB loan (S$880,000) over a 25-year tenure would incur monthly instalment of approximately S$5,000 to S$5,500 depending on exact HDB lending rates (currently around 0.1% below prevailing rates). To remain within prudent Total Debt Service Ratio (TDSR) limits of 60% (a common bank threshold), a buyer would require gross household monthly income of approximately S$13,000 to S$14,000, assuming no material outstanding debt. First-time buyers utilising CPF savings for down-payment and loan servicing enjoy concessional rates and may carry higher TDSR ratios (some institutions permit up to 65%–70% for HDB with CPF servicing), extending affordability to slightly lower income brackets. Second-property purchasers must account for the S$184,000 ABSD liability, requiring additional liquid reserves and potentially constraining financing if total property-related liabilities exceed TDSR thresholds. Buyers should obtain pre-approval from HDB or CPF board to confirm serviceability prior to offer commitment.

How does 113A Alkaff Crescent compare to neighbouring established HDB estates in Serangoon and Kovan?

The North-East region hosts several established HDB neighbourhoods—including Serangoon, Kovan, and adjacent blocks within Ang Mo Kio—that compete for buyer attention on location, transport connectivity, and community facilities. 113A Alkaff Crescent's primary competitive advantage centres on direct Woodleigh MRT accessibility (five-minute walk), which Serangoon neighbourhood rivals may lack if situated further from the station. Recent three-bedroom transaction data across these precincts suggests per-square-foot pricing within a tight S$1,000–S$1,200 band, implying marginal pricing differentiation and strong substitutability across mature blocks. Kovan units slightly further from MRT nodes may trade at modest discounts (2–5%), whilst blocks with superior orientation or newer collective renovations command modest premiums (3–7%). Competitive positioning is therefore granular; buyers should examine specific block-by-block comparables and unit layouts rather than relying on precinct-wide generalisations to identify best value. Future HDB BTO releases in neighbouring areas may introduce longer-lease, modern-finish competition that moderates capital appreciation for mature estates.

Which floor levels and unit stacks within the development offer best value and fastest resale potential?

Within HDB estates, mid-range floors (typically 4th to 20th storeys, depending on block height) typically offer optimal value relative to premium floor-level premiums. Lower floors (1st to 3rd) suffer from reduced natural light, potential dampness, and psychological aversion to ground-level living, often trading at 5–10% discounts relative to mid-range equivalents. Higher floors (20th and above) command premiums of 5–10% due to enhanced light, views, and lower noise exposure, though marginal utility of additional height diminishes significantly above the 25th floor in most developments. Corner units and those with optimised sightlines to neighbourhood amenities or waterfront views (if applicable) attract buyer preference and command 3–5% premiums. For resale velocity, mid-range floors in blocks with good external visibility, established community reputation, and minimal external works or en-bloc risk typically clear fastest. Buyers optimising for value rather than premium positioning should target 8th to 15th floor units in centrally located blocks, which balance affordability against practical comfort and future saleability.

What is the future HDB supply pipeline in the North-East, and how might it affect 113A Alkaff Crescent's long-term appreciation?

The Housing and Development Board's medium-term development pipeline for the North-East region is expected to focus on new Build-to-Order (BTO) projects in Serangoon, Jalan Kayu, and adjacent planning areas, introducing longer-lease (up to 99 years from grant date) and modern specifications that may attract first-time buyers and upgraders otherwise considering 113A Alkaff Crescent. However, new BTO supply typically faces 5–10 year wait-outs before resale eligibility, meaning mature HDB estates like Alkaff Crescent will continue to serve the immediate resale market and investors requiring instant liquidity. Sustained rental demand from BTO buyers seeking immediate accommodation alternatives should maintain tenant pools and rental yields across established estates. Notwithstanding, aggressive BTO supply in adjacent precincts may moderate capital appreciation for mature estates, particularly if new developments offer locational advantages (improved MRT access, newer facilities) or lease tenure benefits. Long-term appreciation at 113A Alkaff Crescent should be modelled conservatively (1–2% annually) rather than extrapolating past cycles; investors viewing the development as a medium-term (5–10 year) hold will be better positioned than those expecting outsized capital growth.

[For Sale] Hdb Flat At 113A Alkaff Crescent — From S$938K