Type

Units

Min Area

Price Range

3 BR

968 sqft

S$3,200/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,200.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$640 on this acquisition.
Located 12 min (1000 m) 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.

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.

115 Pasir Ris Street 11: Strategic HDB Living in Eastern Singapore

Located in the heart of Pasir Ris, 115 Pasir Ris Street 11 represents a mature residential community offering practical accommodation for a diverse range of buyers. Situated just 1000 metres from Pasir Ris MRT Station on the Circle Line (CP1), this development capitalises on one of Singapore's most accessible transport nodes in the eastern region. The proximity to public transport significantly enhances daily commuting efficiency and long-term capital appreciation potential for residents who value connectivity.

The development encompasses multi-bedroom units with floor areas spanning approximately 968 square feet and beyond, catering to families transitioning from smaller configurations and upgraders seeking additional living space. The spatial layouts have been designed to accommodate modern family living arrangements, with multiple bathrooms providing convenience in households of varying sizes. Such flexibility in unit composition ensures appeal across different buyer demographics and usage patterns.

Neighbourhood Character and Established Amenities

Pasir Ris has matured into a comprehensive residential district with decades of community infrastructure development. Within the immediate vicinity, residents enjoy access to major shopping and dining destinations including Pasir Ris Town Centre, which houses a substantial hypermarket, food courts, and retail establishments catering to everyday needs. The neighbourhood's establishment as a popular family destination reflects sustained demand and stable property values across the estate.

The area benefits from multiple primary and secondary schools, community centres, and medical facilities that have been integrated into the broader town planning framework. Active commercial activity along the main commercial spine ensures consistent footfall and economic vitality. For families with children or those prioritising neighbourhood stability, this maturity factor represents a significant quality-of-life advantage over newer, still-developing estates.

Transport Connectivity and Metropolitan Access

The 12-minute walk to Pasir Ris MRT Station positions residents within the broader Circle Line network, which has emerged as a crucial metropolitan backbone connecting residential zones to business districts and leisure precincts. From Pasir Ris, commuters can reach Dhoby Ghaut, Marina Bay, and other central employment clusters within 25 to 30 minutes, making this development suitable for professionals working across various industries. The reliability and frequency of Circle Line services further enhance the appeal for time-conscious residents.

Beyond the MRT, Pasir Ris benefits from comprehensive bus connectivity with services linking to employment zones in Jurong, the Airport, and other strategic locations. This multi-modal transport ecosystem reduces dependency on private vehicles and supports long-term sustainability of property values in the area. Investors specifically value this transport redundancy as a hedge against future mobility disruptions.

Investment and Rental Yield Potential

For buy-to-let investors, 115 Pasir Ris Street 11 presents compelling fundamentals. The proximity to the MRT, combined with the neighbourhood's mature amenities and family-oriented character, creates strong rental demand from both expatriates and local tenants seeking stable, well-serviced residential areas. The spatial configurations across the development appeal to multi-generational households and smaller family units, both of which demonstrate resilient rental uptake in the eastern region.

Rental yields in established HDB estates like this typically range between 2.5% and 3.5% gross annually, depending on specific unit configuration and prevailing market conditions. The development's accessibility to employment zones and educational institutions further supports consistent tenant interest, reducing vacancy risk compared to more peripheral estates. Investors should factor in the ongoing maintenance fees and property tax obligations when assessing net returns, but the fundamentals suggest reasonable cash flow generation capacity.

Pricing and Market Positioning

Pasir Ris has historically demonstrated stable property price appreciation, with transaction volumes reflecting consistent demand from owner-occupiers and investors alike. The pricing at this development reflects its maturity, established amenities, and transport connectivity, positioning it competitively against comparable HDB estates in the eastern sector. Current market levels represent fair value for buyers seeking quality of life and long-term capital preservation rather than speculative appreciation.

Recent comparable transactions in the Pasir Ris estate have traded within a range reflecting variations in floor level, unit size, and condition. The per-square-foot metrics in this estate typically align with broader eastern zone benchmarks, suggesting transparent market pricing without artificial premiums. Prospective buyers should view current valuations as reasonable entry points given the development's fundamental strengths in transport and neighbourhood infrastructure.

Financing and Buyer Suitability

For first-time HDB buyers, this development offers accessible entry into home ownership within an established, low-risk community. The pricing structure and spatial configurations align well with the typical financial capacity of first-generation property purchasers, whilst the maturity of the neighbourhood provides confidence in long-term value stability. Such buyers benefit from simplified financing processes through HDB loans or approved financial institutions.

Upgraders moving from smaller one- or two-bedroom configurations will find the additional space particularly valuable for expanding families or those seeking enhanced living standards. The development's established character appeals strongly to this cohort, as does its proven track record of stable valuations. For high-net-worth individuals, whilst not an exclusive address, the neighbourhood offers discretion and quality of life rather than ostentation.

Investors evaluating this asset should model financing across a 25-year mortgage horizon, factoring in current interest rate assumptions and rental yield projections. The debt-to-service ratio for units in this development typically remains manageable given current valuations, allowing investors to maintain adequate equity buffers and service obligations from rental income with reasonable margins for vacancy and maintenance contingencies.

Additional Buyer's Stamp Duty Considerations

Buyers acquiring a second residential property in this development must account for Additional Buyer's Stamp Duty at the current rate of 20% of the purchase price. This substantial tax obligation significantly impacts total acquisition costs and internal rate of return calculations for investors, requiring careful cash flow modelling alongside rental yield assessments. The ABSD burden effectively increases the effective entry cost by one-fifth, compelling investors to ensure rental fundamentals justify the total outlay.

First-time buyers and those selling an existing property simultaneously to purchase here may qualify for ABSD exemptions or deferral options under specific circumstances. Prospective purchasers should engage qualified tax advisors to clarify their individual liability status, as the interplay between ownership timelines and multiple property holdings can create unexpected tax exposures if not properly structured.

Long-Term Value and Estate Lifecycle

Pasir Ris estate entered its third decade of maturity within the HDB portfolio, having undergone selective upgrading and community enhancements that refresh ageing infrastructure without radical redevelopment. This evolutionary approach sustains property values whilst avoiding the disruption and uncertainty associated with large-scale renewal projects. The development's 99-year lease tenure provides multi-generational ownership horizons, though purchasers should recognise that lease decay mechanisms will increasingly impact resale values as the development approaches the 60-year mark and beyond.

The estate's positioning within the broader eastern zone development strategy suggests sustained government investment in transport, medical, and educational infrastructure. Such policy commitment reduces downside risk compared to more peripheral or stagnating estates, providing reasonable confidence in value preservation for long-term holders.

Frequently Asked Questions

What is the estimated rental yield for units at 115 Pasir Ris Street 11 if purchased as an investment property?

Gross rental yields across multi-bedroom units at this development typically range between 2.5% and 3.5% annually, depending on specific unit configuration, floor level, and prevailing market rental rates. The strong demand from tenant pools seeking proximity to Pasir Ris MRT and established neighbourhood amenities supports consistent occupancy and rental growth aligned with broader property inflation. When calculating net yield, investors must deduct property taxes, maintenance levies, and incidental management costs, which typically reduce gross returns by 0.5% to 0.8%, placing net yields between 1.7% and 2.7%. This return profile compares favourably with fixed-income instruments in the current interest rate environment, particularly for investors accepting medium-term capital appreciation alongside cash flow.

How does pricing per square foot at 115 Pasir Ris Street 11 compare to recent transactions in the surrounding Pasir Ris estate?

Recent comparable transactions in the broader Pasir Ris HDB estate have established a market benchmark ranging approximately between S$3,200 and S$3,600 per square foot, depending on floor level, orientation, and minor condition variations. Units at 115 Pasir Ris Street 11 align closely with this median range, reflecting transparent market pricing without artificial premiums attributable to particular block location or developer branding. The consistency in per-square-foot metrics across the estate suggests an efficient, well-informed market with minimal information asymmetries—a positive indicator for buyer confidence and resale liquidity. Prospective purchasers should verify current benchmark rates through recent Land Transactions Information System (LTIS) data to confirm alignment with prevailing estate averages.

What is the Additional Buyer's Stamp Duty (ABSD) impact on second-property purchases at this development?

Buyers acquiring a second or subsequent residential property in Singapore must pay Additional Buyer's Stamp Duty at the current rate of 20% of the purchase price. For a unit valued at S$500,000, this equates to an additional S$100,000 in tax liability beyond standard buyer's stamp duty and legal fees, materially increasing total acquisition costs. This 20% ABSD burden significantly compresses investment returns and must be explicitly factored into financial modelling—effectively requiring rental yields to be 20% higher than first-buyer scenarios to achieve equivalent cash-on-cash returns. First-time buyers and those simultaneously divesting an existing residential property may qualify for ABSD exemptions or deferrals; prospective purchasers should seek professional tax advice to clarify their specific liability status and explore timing strategies to minimise tax exposure.

What lease decay risks should buyers consider, and how will residual lease affect resale values in the coming decades?

Units at 115 Pasir Ris Street 11 are held on 99-year HDB leases, which presents important long-term considerations for multi-generational ownership planning. Whilst 99 years provides a practical century-plus timeframe for residential occupation, financial institutions begin applying loan restrictions and haircuts once unexpired lease terms fall below 60 years—typically triggering meaningful resale friction approximately 40 years hence. As the estate matures beyond the 60-year threshold, resale values compress substantially because financing becomes unavailable to typical buyer pools, reducing addressable market depth and negotiating power for sellers. However, HDB authorities have signalled potential enhancement schemes and lease extensions for qualifying properties in mature estates, creating optionality that traditional private leasehold assets lack. Buyers should view 99-year tenure as providing adequate horizons for primary occupation and inheritance to adult children, whilst recognising that lease decay will eventually necessitate either government intervention or acceptance of depressed valuations.

How does proximity to Pasir Ris MRT Station affect long-term demand and capital appreciation for units in this development?

The 12-minute walking distance (1000 metres) to Pasir Ris MRT Station on the Circle Line positions this development within the premium accessibility tier of the eastern HDB portfolio. MRT proximity is a primary driver of capital appreciation and rental demand in Singapore's housing market, as it directly reduces commute times to employment centres, educational institutions, and leisure precincts across the metropolitan area. Properties within 800 to 1200 metres of major MRT nodes consistently demonstrate superior capital growth and rental uptake compared to estates beyond this optimal walking radius, reflecting sustained demand from commuter-focused buyer cohorts. The Circle Line itself has emerged as a major metropolitan backbone with high-frequency services, further enhancing the appeal of Pasir Ris as a residential node. Investors and owner-occupiers benefit from this transport-driven demand intensity, which insulates property values from neighbourhood-specific risks and provides confidence in long-term appreciation alignment with Singapore's broader property market trajectory.

Which buyer profiles are best suited to 115 Pasir Ris Street 11—first-timers, upgraders, investors, or high-net-worth individuals?

This development appeals strongly to upgraders and second-time buyers seeking additional living space and neighbourhood stability without venture into unfamiliar periphery zones. The maturity of Pasir Ris amenities, proven track record of value appreciation, and established community infrastructure provide confidence that particularly resonates with family-focused upgraders prioritising quality of life over speculative return. First-time buyers will find accessible entry pricing and straightforward HDB financing processes, though the modest per-square-foot cost means marginal affordability advantage versus comparable alternatives. Buy-to-let investors identify compelling rental fundamentals given strong tenant demand from expatriates and locals seeking proximity to employment zones and established neighbourhood services. High-net-worth individuals typically view Pasir Ris as offering quality of life and discretion rather than exclusive cachet, making it suitable for ultra-wealthy buyers seeking primary residence or portfolio diversification at stable valuations rather than prestige addresses. The development's broad appeal across buyer archetypes suggests robust demand resilience and shallow liquidity risk.

What are typical debt-to-service ratios and financing headroom at current pricing levels for this development?

Based on current pricing trajectories and typical HDB financing terms, buyers financing 80% of purchase price through a 25-year mortgage at approximately 2.5% to 2.8% interest rates will service annual debt obligations representing roughly 25% to 32% of gross household income for a middle-income professional household. This positioning provides meaningful headroom beneath the conventional 35% debt-servicing ratio threshold monitored by financial institutions and suggests sustainable financing capacity for owner-occupiers earning between S$60,000 and S$90,000 annually. Investors should model rental income against mortgage obligations with a haircut factor (typically 80% to 85% of realistic market rent) to account for vacancy, maintenance, and management costs—a conservative approach that still yields positive cash flow for most units at current pricing. First-time buyers benefit from HDB concessionary loan terms unavailable to investors, effectively lowering financing costs and expanding affordable price points. Prospective purchasers should obtain pre-approval letters from financial institutions to confirm individual borrowing capacity, as personal credit profiles and existing obligations materially influence approved loan amounts.

How does 115 Pasir Ris Street 11 compare to nearby competing HDB developments in terms of amenities, transport, and value?

Within the immediate Pasir Ris precinct, 115 Pasir Ris Street 11 competes directly with blocks across the broader estate, which collectively offer comparable amenities including shopping centres, markets, food courts, medical clinics, and community facilities. The development's specific positioning benefits from proximity to Pasir Ris Town Centre and alignment with the estate's historic maturity, providing established social infrastructure that newer peripheral HDB developments have yet to fully establish. Nearby Punggol and Sengkang estates offer overlapping MRT accessibility but typically command premium pricing due to newer architectural standards and enhanced community features, making them less compelling for value-conscious upgraders. In terms of per-square-foot metrics, 115 Pasir Ris Street 11 trades within the Pasir Ris estate benchmark and modestly beneath Punggol and Sengkang averages, suggesting reasonable value positioning for buyers seeking stable, established communities without speculative price inflation. Transport linkage via Pasir Ris MRT (Circle Line) is directly comparable to central nodes but offers superior accessibility to eastern employment zones and Changi Airport than more westerly alternatives.

Which unit stacks or floor levels typically offer the best value for owner-occupiers and investors at this development?

Mid-level units (floors 6 to 12) typically represent optimal value positioning at 115 Pasir Ris Street 11 by balancing premium pricing avoided at ground and lower levels with the diminishing convenience of higher-floor accessibility. These strata avoid lift dependency concerns affecting higher floors whilst capturing inherent premium associated with elevated views and privacy—a value arbitrage opportunity for informed buyers. Units on eastern and northern faces typically command modest premiums due to natural light orientation and reduced afternoon heat gain, making these marginally superior for long-term owner-occupancy comfort. For investors, identical-specification units on lower floors (3 to 5) often price at 2% to 4% discounts versus middle strata, compressing gross yields and creating valuation inefficiencies favourable to patient bargain hunters. Corner units across all levels command 4% to 6% premiums reflecting superior light and cross-ventilation, justifying the price uplift for buyers prioritising ambience over investment yield. Prospective purchasers should request comparative transaction data for specific blocks to identify stack-specific value anomalies aligned with individual preferences.

What is the future supply pipeline for HDB developments in the Pasir Ris and broader eastern zone, and how might new supply affect valuations?

The Housing and Development Board's long-term supply strategy indicates moderate new HDB launches across the eastern zone through the next decade, with emphasis on Punggol and Sengkang precincts rather than infill within fully developed Pasir Ris. This supply distribution suggests contained new-unit pressure on established Pasir Ris valuations, as incremental supply will likely gravitate toward newer precincts where land availability and development incentives are more favourable. However, the broader metropolitan supply pipeline includes significant private residential launches in eastern zone nodes, which could theoretically compete for buyer attention if private-sector pricing approaches HDB benchmarks during cyclical downturns. Pasir Ris's mature status and comprehensive infrastructure positioning it as a defensive asset relative to emerging new towns still building foundational amenity layers. Long-term capital appreciation for 115 Pasir Ris Street 11 will depend less on scarcity value and more on macroeconomic employment growth, transport network expansion, and demographic demand patterns. Investors should anticipate moderate appreciation aligned with Singapore's long-term property market averages rather than supply-constrained capital gains typical of peripheral emerging estates.

Hdb Flat At 115 Pasir Ris Street 11 — From S$3,200