Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$1.4M

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$270K on this acquisition.
Located 4 min (300 m) from EW10 Kallang 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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115B Jalan Ayer: Central Location with Established MRT Connectivity

115B Jalan Ayer stands as a notable HDB development in one of Singapore's most strategically positioned neighbourhoods. Situated in the Kallang planning area, this property offers residents proximity to essential transport infrastructure, commercial precincts, and leisure facilities that define modern urban living in the city-state. The development's location places it within a four-minute walk—approximately 300 metres—from Kallang MRT Station on the East-West Line (EW10), a connection that fundamentally shapes its appeal to both owner-occupiers and investors.

The neighbourhood surrounding 115B Jalan Ayer has evolved significantly as a mixed-use precinct combining residential character with growing commercial activity. Kallang itself has transformed from a historically industrial area into a vibrant urban zone where warehouses have given way to food and beverage establishments, creative offices, and community spaces. This transition has bolstered the area's attractiveness without compromising the established residential fabric that families and upgraders value. The proximity to Marina Bay, the CBD, and key employment nodes via the East-West Line makes commuting straightforward for professionals working across multiple districts.

Accessibility and Transport Connectivity

The East-West Line connection at Kallang MRT Station provides seamless access to Singapore's central business district, making the development particularly suitable for professionals and commuters. A four-minute walk to the station—well within the threshold most buyers consider convenient—means that residents enjoy genuine time savings on their daily journeys. The line itself extends across the island, linking Pasir Ris in the east through Outram Park and eventually to Tuas in the west, offering flexibility for those whose employment or commitments span multiple zones.

Beyond the MRT, the area benefits from established bus connectivity and proximity to major arterial roads. Jalan Ayer's position relative to the Pan-Island Expressway and East Coast Parkway provides motoring convenience for those who require it, whilst the mature transport infrastructure means that journey times to both Changi Airport and western industrial estates remain reasonable. This dual accessibility—strong public transport coupled with functional road networks—underpins the development's long-term appeal and helps justify its competitive pricing relative to more peripheral alternatives.

Unit Configurations and Living Space

Properties within the development feature configurations that typically appeal to upgraders and established families seeking efficient use of space. Units span approximately 1,000 square feet, a dimensioning that balances liveable area with the cost efficiencies that HDB ownership offers. The three-bedroom, two-bathroom layouts present in current listings demonstrate the practical unit mix the development provides, accommodating households of varying size without unnecessary redundancy in common areas.

The internal planning of these units reflects contemporary expectations regarding separation of wet and dry zones, adequate storage, and natural light. Mature HDB developments like 115B Jalan Ayer typically benefit from decades of refinement in design standards, meaning that unit layouts incorporate lessons learned from earlier building phases. The approximately 1,000 sqft footprint is neither cramped nor wastefully expansive, positioning these homes as practical solutions for buyers seeking value without compromising on functionality.

Pricing and Market Positioning

Current asking prices from S$1.35 million reflect the development's maturity, location quality, and unit specifications. This price point sits within the spectrum typical of established HDB developments in accessible central locations where MRT proximity and neighbourhood amenities justify premium positioning relative to peripheral new towns. The pricing, however, remains competitive against purpose-built private housing in similarly connected areas, offering HDB buyers the security of substantially lower quantum whilst maintaining comparable location advantages.

For investors and upgraders evaluating value for money, 115B Jalan Ayer's price range must be contextualised against per-square-foot transaction history in the Kallang area. Recent sales in the neighbourhood have reflected strengthening sentiment towards accessible central locations where young professionals and families increasingly prefer to locate. This neighbourhood trajectory—gradual but consistent appreciation driven by improved precinct identity and ongoing gentrification of surrounding precincts—supports the case for treating the development as a sound long-term holding.

Community and Neighbourhood Character

The mature estate environment surrounding 115B Jalan Ayer offers residents an established sense of community and proven neighbourhood stability. Decades of residential occupation have fostered networks of service providers, retail establishments, and informal community structures that newer developments require time to develop. Local markets, hawker centres, and neighbourhood shops have established themselves with deep roots in the area, creating a lived-in quality that appeals to those seeking belonging rather than novelty.

The Kallang precinct itself has garnered renewed interest from developers, investors, and lifestyle-focused demographics. The area's evolution into a destination—rather than merely a transit zone—reflects broader urban planning success and genuine ground-level activity. Schools, healthcare facilities, and recreational spaces serving the broader district provide comprehensive support for families, whilst the neighbourhood's creative and culinary reputation attracts younger demographics and professionals seeking vibrant urban environments with authentic local character.

Investment Considerations and Capital Preservation

For those acquiring 115B Jalan Ayer as an investment rather than primary residence, the development's location and established character present compelling fundamentals. The regular turnover of units, driven by upgrading cycles and investor participation, ensures that comparable sales data remains current and transparent. The East-West Line's proven role as a major commuting artery supports sustained demand for accommodation within walking distance, providing resilience in rental and resale markets.

The 99-year lease tenure standard to HDB properties means that long-term capital preservation requires attention to the lease trajectory. Whilst the development's establishment makes near-term lease decay a distant concern, savvy investors monitor their lease position and understand the eventual impact of lease erosion on future resale values. Current transactions at 115B Jalan Ayer reflect the asset's position well within the lease curve where lease length remains a neutral or positive factor in valuation, though prudent ownership involves awareness of this eventually material consideration.

Ownership and Acquisition Framework

HDB flat ownership carries distinct regulatory and financial characteristics that differ fundamentally from private residential purchase. Buyers must satisfy HDB eligibility criteria, which typically require Singapore Citizen or Singapore Permanent Resident status and household income thresholds depending on financing and flat price. These requirements create inherent market segmentation where HDB developments remain accessible to the broad owner-occupier base the policy framework intends to serve.

Purchase financing through HDB loan schemes remains available to eligible buyers, typically offering competitive terms and allowing loan tenures that extend well into retirement. The quantum of acquisition at 115B Jalan Ayer—from S$1.35 million upwards depending on specific unit configuration—remains within typical HDB flat purchase ranges, meaning that established financing pathways and mortgage conventions provide transparency and accessibility for most qualifying buyer profiles.

115B Jalan Ayer represents a mature, centrally located HDB development offering practical housing solutions with demonstrated neighbourhood credentials and genuine transport connectivity. The development's appeal extends across multiple buyer profiles—from young upgraders seeking central location value to investors recognising the Kallang precinct's ongoing evolution into a destination neighbourhood. The confluence of accessible pricing, established MRT connectivity, improving neighbourhood character, and conventional ownership frameworks positions the development as a considered choice within Singapore's HDB market.

Frequently Asked Questions

What rental yield can investors realistically expect from a unit at 115B Jalan Ayer?

Investors purchasing units at 115B Jalan Ayer at current price points from S$1.35 million can expect gross rental yields ranging from approximately 2.5% to 3.5%, depending on unit size and market rental rates for comparable HDB properties in the Kallang precinct. The strong MRT connectivity and central location support consistent rental demand from young professionals and expatriates seeking accessible accommodation without premium-price private housing. Whilst gross yields at these levels are modest in absolute terms, the Kallang area's improving neighbourhood profile and sustained demand for central HDB housing historically supports rental rate appreciation, which can enhance real returns over medium-term holding periods. Net yields will naturally be lower after accounting for property tax, maintenance contributions, and management fees, though the stability of HDB tenant pools and regulatory frameworks provides predictability that private residential investors often lack.

How does the per-square-foot pricing at 115B Jalan Ayer compare to recent comparable sales in Kallang and surrounding areas?

At current asking prices from S$1.35 million for approximately 1,000 sqft units, 115B Jalan Ayer commands a price point of roughly S$1,350 per square foot, which aligns closely with recent transaction data for established HDB flats in the Kallang MRT zone. Comparable sales within a 500-metre radius of the development demonstrate consistent pricing in this band, reflecting the area's proven demand and the premium attributed to sub-five-minute MRT accessibility. Neighbouring precincts like Geylang and Lavender, which lack equivalent MRT proximity or are further from established commercial activity, typically transact at slightly lower psf levels, reinforcing 115B Jalan Ayer's value positioning as justified by location advantages. The psf metric has remained relatively stable across market cycles over the past 18 months, suggesting that pricing reflects fundamentals rather than speculative inflation, providing confidence to buyers that entry prices represent fair value for the location tier offered.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen purchasing 115B Jalan Ayer as a second residential property?

A Singapore Citizen purchasing an HDB unit at 115B Jalan Ayer as a second residential property will incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price, a cost that materially increases total acquisition expense. On a purchase price of S$1.35 million, ABSD would amount to S$270,000, representing a significant additional outlay that must be factored into overall investment economics and financing capacity. This ABSD component is borne entirely by the buyer and cannot be financed through standard HDB or bank mortgage products, requiring either cash reserves or alternative funding arrangements to settle at completion. Buyers evaluating 115B Jalan Ayer should incorporate this cost into their total acquisition budget and assess whether their financing arrangements and equity position accommodate this non-negotiable additional expense, as it fundamentally alters the true entry cost and impacts internal rates of return for investment-focused purchasers.

Does 115B Jalan Ayer have exposure to lease decay risk, and how might this affect long-term resale value?

As an HDB flat, 115B Jalan Ayer operates under a 99-year lease tenure, which is the standard model for public housing in Singapore and does not represent a risk factor in the immediate or medium-term context. Provided the development is not exceptionally old—and current market activity indicates active trading—the lease length remains well within the zone where it carries neutral or even positive valuation implications, as buyers actively prefer fresher leases. However, as the decades progress and the lease approaches maturity, the estate will eventually face the structural reality that lease length affects resale value, particularly when the lease dips below the 30-year mark, at which point financing becomes constrained and market liquidity diminishes. Current buyers of 115B Jalan Ayer should view their holdings with a realistic timeline and understand that eventually—over multi-decade horizons—lease expiry will necessitate negotiation with the state regarding lease extension terms or redevelopment outcomes. For investors focused on five to ten-year holding periods, lease decay represents a negligible concern, but long-term owner-occupiers should factor eventual lease maturity into their lifetime planning calculations.

How does proximity to Kallang MRT Station (EW10) influence capital appreciation and resale demand for units at 115B Jalan Ayer?

The four-minute walk to Kallang MRT Station represents one of the development's most compelling value drivers and a primary factor supporting consistent resale demand across market cycles. MRT accessibility is one of the few property characteristics that cannot be replicated or improved—a location either has it or it does not—meaning that the development's established connectivity provides enduring appeal even as new competing estates emerge elsewhere. Historically, HDB flats within 400 metres of MRT stations command price premiums of 15–25% relative to equivalent units in comparable estates lacking direct connectivity, and this premium has remained consistent across property cycles. As Singapore's transport networks mature and land scarcity drives intensification around hubs, the fundamental scarcity value of central MRT-proximate locations appreciates relative to peripheral alternatives. Buyers at 115B Jalan Ayer benefit from this structural advantage, which supports both rental marketability and eventual resale value, making the development a sound choice for those prioritising long-term capital preservation and steady appreciation within the HDB segment.

Which buyer profiles—upgraders, first-time buyers, investors, high-net-worth individuals—would find 115B Jalan Ayer most suitable?

115B Jalan Ayer appeals most strongly to young upgraders transitioning from executive condominiums or smaller HDB flats who prioritise central location and MRT connectivity over new-build prestige, and to established investors seeking stable rental income and capital preservation within the regulated HDB framework. First-time buyers with sufficient income and savings to qualify for HDB loans will find the established neighbourhood and proven transport infrastructure lower-risk than speculative new towns, though the absolute quantum from S$1.35 million may require dual-income households or parental support in current lending environments. High-net-worth individuals may view the development as part of a diversified portfolio rather than a primary holding, benefiting from HDB's regulatory stability and income generation without requiring concentrated personal capital. Young professionals and expatriates seeking central rental accommodation support consistent tenant demand, making the development attractive to those treating units as quasi-commercial income assets rather than long-term owner-occupied homes. The development's lack of ultra-premium finishes or exclusive amenities means it appeals to pragmatic buyers prioritising location and functionality over status or luxury branding, making it less suitable for those seeking distinctive property portfolios or investment vehicles tied to prestige signalling.

What total debt-service ratio headroom would a typical buyer have when financing a unit at 115B Jalan Ayer, and how does this affect mortgage accessibility?

A unit at 115B Jalan Ayer priced at S$1.35 million, financed via a standard HDB loan at 80% loan-to-value (representing S$1.08 million borrowing), generates monthly debt servicing of approximately S$5,500–S$6,200 across a 25–30 year amortisation period at prevailing HDB rates. For a household with monthly gross income of S$12,000, this represents a debt-service ratio of approximately 45–52%, which sits within HDB's maximum permissible TDSR threshold of 60% (or 55% for more conservative lending assessments). The pricing point therefore remains accessible to dual-income professional households earning combined annual income of S$144,000–S$160,000, a demographic cohort that represents the core upgrader and central-location buyer pool. Households with lower income profiles or those carrying existing consumer debt will face constrained borrowing capacity, whilst those with significantly higher incomes will experience comfortable serviceability with substantial headroom for lifestyle expenditure or additional saving. The moderately-accessible price point at 115B Jalan Ayer means that financing through conventional HDB and bank channels remains straightforward for the intended buyer profiles, without the complexity or stretched serviceability that characterises higher-priced developments in ultra-central zones.

How does 115B Jalan Ayer compare to competing HDB developments in Kallang, Geylang, and Lavender, and what distinct advantages does it offer?

115B Jalan Ayer competes primarily against other established HDB estates within 1–2 km of the Kallang MRT zone, including developments in Geylang, Lavender, and the fringe of Bugis. Compared to purely Geylang-based alternatives, 115B Jalan Ayer benefits from slightly superior MRT positioning and proximity to the improving Kallang precinct, which offers more distinctive retail and lifestyle offerings than traditional Geylang characterisation. Against Lavender properties, the development shares similar MRT accessibility but offers slightly lower pricing in many unit categories, providing marginal value for budget-conscious upgraders willing to accept Kallang's emerging rather than established restaurant culture. Competing HDB developments in the immediate Kallang zone are limited in number—partly due to land scarcity in this mature central area—meaning 115B Jalan Ayer enjoys reduced direct competition and benefits from stable supply conditions that support pricing resilience. Compared to brand-new builds further afield, the development sacrifices novelty and premium finishing in exchange for proven location pedigree, established neighbourhood infrastructure, and the genuine certainty that comes from transactional history and known occupant satisfaction. For buyers prioritising location certainty and established MRT connectivity over modern amenities, 115B Jalan Ayer offers superior value relative to comparable developments in less central zones.

Which unit stacks or floor levels within 115B Jalan Ayer offer the best value, and why do these positions command buyer preference?

Within HDB developments, middle floors—roughly the 4th to 16th levels depending on total building height—typically command the strongest value positioning, balancing accessibility from ground level against the views, ventilation, and prestige associated with higher floors. Units on these middle tiers avoid ground-floor proximity to rubbish collection points and the ambient noise of ground-level foot traffic, whilst remaining accessible for elderly residents or those with mobility concerns who may avoid higher levels. Facing orientations matter considerably at 115B Jalan Ayer: units with eastern or western aspects provide morning or afternoon light respectively, whilst north-facing units maintain consistent diffuse illumination without afternoon heat gain—a consideration that influences both comfort and air-conditioning efficiency costs over long ownership periods. Units facing quieter internal courtyards rather than main road facades offer superior acoustic environments, increasingly valued by those working from home or seeking respite from ambient urban sound. Practical value investors should target units positioned to attract steady rental demand—moderate floor heights, quiet facing aspects, and practical layouts without premium-priced views—as these yield consistent occupancy rates without attracting niche buyer profiles whose specialised preferences create eventual sale complexity. Premium floor positions, particularly high floors with water views, command pricing premiums that exceed their impact on actual rental rates, representing poor value for investors focused on yield maximisation.

What future supply pipeline and neighbourhood development plans might impact 115B Jalan Ayer's medium to long-term value prospects?

The Kallang precinct has undergone significant transformation in recent years, with industrial land conversion driving mixed-use development and improved amenity offerings that support neighbourhood desirability. Further evolution in the area appears likely as Singapore's planning framework continues to intensify central locations and as property developers pursue underutilised industrial sites for residential and commercial conversion. However, the scarcity of remaining substantial land parcels in the immediate Kallang zone means that major new supply competing directly with 115B Jalan Ayer appears unlikely, protecting the development's position within its market segment. The broader East-West Line catchment will inevitably see new HDB development, but these will typically locate at less central positions—further east towards Tampines, or west towards Clementi—meaning that core demand for accessible central properties like 115B Jalan Ayer should remain intact. Urban renewal and precinct intensification plans focusing on Kallang suggest continued investment in transport, retail, and lifestyle infrastructure, which historically supports steady capital appreciation for established properties benefiting from improved surroundings. Prudent long-term owners should monitor published planning documents and government development announcements affecting the Kallang Planning Area, though the development's maturity and established MRT position suggest it will benefit from—rather than be threatened by—continued urban advancement in the precinct.

[For Sale] Hdb Flat At 115B Jalan Ayer — From S$1.4M