Type

Units

Min Area

Price Range

3 BR

915 sqft

S$4,500/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$4,500.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$900 on this acquisition.
Located 10 min (850 m) from EW9 Aljunied 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.

116 Aljunied Avenue 2: A Convenient HDB Development Near Aljunied MRT

116 Aljunied Avenue 2 stands as a well-positioned HDB development in one of Singapore's more established and vibrant residential neighbourhoods. Situated along Aljunied Avenue, the project benefits from its proximity to essential transport, retail, and educational facilities, making it an attractive option for buyers across multiple demographic segments. The development offers a practical housing solution with units ranging across different bedroom configurations, catering to the diverse needs of families, upgraders, and investment-minded purchasers seeking exposure to the eastern corridor of the island.

The location's greatest asset lies in its accessibility to Aljunied MRT station on the East-West Line, reachable within approximately 10 minutes on foot or a short bus ride. This connectivity translates into significant convenience for residents commuting to the central business district, jurong industrial parks, and other employment hubs across the island. The East-West Line remains one of Singapore's busiest and most extensively used transport corridors, ensuring consistent and reliable service frequency throughout the day and evening hours. Proximity to a functioning MRT interchange hub positions residents well for future career flexibility and lifestyle choices.

Unit Specifications and Space Planning

The development comprises units with multiple bedroom configurations, each thoughtfully designed to maximise internal flow and usable living space. With built-up areas exceeding 900 square feet, units provide generous proportions typical of HDB offerings from more recent development phases. Multiple bathrooms across unit types enhance daily convenience for larger households, reducing morning congestion and improving overall quality of living. The interior layouts reflect contemporary planning principles, with distinct zones for dining, entertaining, and sleeping activities, allowing families to segregate activities and maintain privacy across different areas of the home.

Finishes and fittings in these units align with standard HDB specifications, providing buyers with reliable durability and ease of maintenance. The straightforward construction quality ensures longevity without excessive maintenance demands, a critical consideration for first-time buyers and investors who wish to avoid unexpected capital outlays. Storage and utility spaces have been incorporated sensibly, addressing practical household requirements that often go overlooked in smaller developments.

Investment and Rental Yield Potential

For property investors, 116 Aljunied Avenue 2 presents a rental proposition worth careful analysis. The proximity to Aljunied MRT attracts young professionals, small families, and expatriate communities seeking affordable, well-connected accommodation. Rental demand in this precinct remains relatively steady, supported by the consistent influx of workers in nearby industrial estates, healthcare facilities, and office clusters. Investors should benchmark current market rental rates against purchase prices and factor in HDB loan obligations, property tax, and maintenance contributions when calculating projected yield. The development's accessibility to transport and amenities typically supports rental rates that remain competitive within the mid-range HDB segment.

Neighbourhood Context and Amenities

The Paya Lebar and Aljunied area has evolved significantly over the past two decades, maturing into a mixed-use residential and light industrial precinct with excellent infrastructure. Surrounding the development, residents enjoy access to a network of primary and secondary schools, serving families at various lifecycle stages. Shopping and dining options cluster around nearby commercial nodes, with wet markets, supermarket chains, and casual dining establishments catering to everyday needs. Community centres and sports facilities operated by the municipal authorities provide recreational options and social programming for residents of all ages.

Healthcare accessibility is strengthened by the presence of established polyclinics and private medical centres within reasonable proximity, ensuring that residents and their families can access routine and emergency medical services without excessive travel. The neighbourhood's maturity also means that essential utilities, waste management, and public services operate reliably, with little risk of disruption to daily life.

Market Positioning and Buyer Suitability

The development appeals to several distinct buyer personas. First-time buyers appreciate the entry-level pricing, manageable quantum, and straightforward HDB purchase mechanics without complications common to private residential property acquisition. Upgraders from smaller units or different estates view the development as a logical progression with improved space, better connectivity, and maintained affordability. Investors focused on rental income find the combination of location and pricing attractive for portfolio diversification and modest but steady cash return generation. Executive housing programmes may also direct specific buyer cohorts towards such developments, widening the potential purchaser base.

Financial Considerations for Buyers

Prospective purchasers should familiarise themselves with HDB financing options, including the Housing Development Board loan scheme, which typically offers competitive interest rates and extended tenors suitable for middle-income earners. Those purchasing a second or subsequent residential property as a Singapore Citizen will incur Additional Buyer's Stamp Duty at 20%, a material cost that should be incorporated into total acquisition expenses. Debt Service Ratio considerations apply to all HDB buyers, with most lenders comfortable extending financing up to 80% of the purchase price provided borrowers' combined income comfortably services the monthly obligation within regulatory thresholds. Professional financial planning at the outset ensures that ownership remains sustainable across different economic scenarios.

Long-Term Appreciation and Exit Strategy

HDB properties in mature, well-connected estates have historically demonstrated resilience in value over medium to long-term holding periods. The East-West Line's status as a primary transport artery means that accessibility improvements are unlikely to disrupt the development's relative positioning within the broader property market. Demand for HDB units across Singapore remains structurally supported by housing grant schemes, first-time buyer preferences, and foreign investor interest in the rental market. Buyers considering a 10- to 15-year holding horizon can reasonably expect steady capital appreciation in line with broader market trends, though short-term volatility may occur around economic cycles and policy shifts.

The development's position within an established, mature precinct without significant upcoming redevelopment or displacement risk provides a degree of long-term stability that appeals to conservative investors and owner-occupiers alike. Nearby schools, transport, and commercial infrastructure are unlikely to materially degrade, underpinning the stable appeal of the location.

Frequently Asked Questions

What rental yield might an investor realistically expect from a unit at 116 Aljunied Avenue 2?

Rental yields for HDB units at this development typically range between 3% and 5% gross, depending on the specific unit size, floor level, and prevailing market conditions. The proximity to Aljunied MRT station and the mature neighbourhood context support consistent demand from young professionals and small families seeking affordable rental accommodation with reliable transport access. Investors should conduct a detailed analysis of comparable rents in the Paya Lebar and Aljunied area, factor in HDB loan servicing costs, property taxes, and sinking fund contributions, and apply a realistic vacancy allowance when modelling returns. The development's accessibility and neighbourhood amenities typically support rents that remain competitive within the mid-range HDB segment, making it suitable for investors seeking modest but steady income streams rather than premium yields.

How does the pricing per square foot at 116 Aljunied Avenue 2 compare to recent HDB transactions in the wider Paya Lebar and Aljunied area?

Pricing at 116 Aljunied Avenue 2 should be benchmarked against recent HDB resale transactions and rental comps in the surrounding precinct to establish whether valuations represent fair market value or present an opportunity. The Paya Lebar and Aljunied estates have experienced gradual price appreciation over the past five years, with per-square-foot valuations climbing as the broader Singapore property market has tightened. Interested buyers should review Urban Redevelopment Authority data on recent HDB resale transactions, engage qualified property advisors for independent valuation advice, and attend multiple open house viewings to gauge current market sentiment. The development's age, condition, and location relative to competing HDB offerings in the same district will materially influence whether listed prices represent fair value or command a premium relative to nearby alternatives.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen purchasing a second residential property at this development?

A Singapore Citizen purchasing a second residential property at 116 Aljunied Avenue 2 will incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. This represents a material increase in total acquisition costs that must be carefully factored into financial planning and investment return calculations. For example, a purchase price of S$400,000 would attract ABSD of S$80,000, bringing total stamp duty and related transaction costs to a significant portion of the overall investment quantum. Buyer advisors typically recommend that second-property purchasers stress-test their financing capacity and investment returns against this 20% ABSD charge to ensure that the overall property acquisition remains economically justified. First-time buyers remain exempt from ABSD, making this development an attractive entry point for those taking their first step into property ownership.

What lease decay risk and resale value impact should buyers anticipate for this HDB development?

HDB leasehold properties at 116 Aljunied Avenue 2 will experience gradual lease decay as the years progress, a natural consequence of the 99-year Singapore HDB leasehold model. Resale values typically experience modest deceleration when leases fall below 80 years remaining, and more pronounced value pressure when leases drop below 60 years. Buyers purchasing this development today should anticipate a gradual but manageable impact on resale values as lease maturity declines, particularly for purchases intended to hold for 20+ years. Many purchasers choose to refinance or exercise housing grants to upgrade to new-lease properties before lease decay becomes a material concern. Professional valuers and financial advisors can model the specific impact of lease maturity on future resale prices, allowing buyers to make informed decisions aligned with their intended holding periods and exit strategies.

How does proximity to Aljunied MRT station influence buyer demand and long-term capital appreciation at this development?

Proximity to Aljunied MRT station on the East-West Line serves as a primary demand driver for 116 Aljunied Avenue 2, attracting both owner-occupiers and investors who value reliable, frequent transport connectivity to employment hubs across the island. The East-West Line remains one of Singapore's most heavily utilised transport corridors, ensuring consistent service quality and frequency throughout peak and off-peak periods. Properties within 800 metres to 1 kilometre of functioning MRT stations historically command price premiums relative to more remote HDB developments, reflecting the economic value that buyers place on transport accessibility. Long-term capital appreciation is materially supported by the development's MRT proximity, as housing policies and urban planning frameworks consistently prioritise transport-connected precincts for intensification and amenity investment. The stability and reliability of this transport link reduce the risk of demand erosion over future decades, underpinning value sustainability.

Which buyer profiles are best suited to 116 Aljunied Avenue 2, and why?

First-time buyers appreciate the straightforward HDB purchase mechanics, manageable entry price point, and reliable transport connectivity to employment and educational facilities across Singapore. Young upgraders moving from studio or one-bedroom units value the expanded space and bedroom configurations that accommodate small families and home office arrangements. Investors seeking rental income exposure find the combination of accessibility, neighbourhood maturity, and consistent tenant demand attractive for portfolio diversification without speculative risk. Owner-occupiers with modest incomes who have benefited from first-time buyer housing grants or additional subsidies can consolidate their housing position in a well-connected, amenity-rich neighbourhood. Expatriate tenants and short-term rental seekers are also attracted to the development's MRT proximity and proximity to employment clusters, supporting steady rental demand across market cycles.

What are typical financing headroom and Total Debt Service Ratio (TDSR) considerations for buyers at this price point?

Most HDB buyers at 116 Aljunied Avenue 2 can expect to access financing up to 80% of the purchase price through standard HDB loan schemes or participating financial institutions, provided that combined household income comfortably services the monthly obligation within regulatory TDSR thresholds. The TDSR framework, which caps total monthly debt obligations at 60% of gross household income, typically allows buyers with combined annual household income of S$120,000 to S$150,000 to comfortably service loans in the S$350,000 to S$450,000 range. Buyers with stronger income profiles or substantial cash deposits can improve their financing flexibility and reduce monthly servicing burdens, enhancing overall financial sustainability. Professional mortgage brokers and housing advisors can model specific financing scenarios based on individual income, existing liabilities, and intended holding period, ensuring that property acquisition remains prudent and aligned with long-term financial goals.

How does 116 Aljunied Avenue 2 compare to nearby competing HDB developments in the Paya Lebar and Aljunied precinct?

The development competes with other established HDB estates in the surrounding area that offer similar lease tenure, neighbourhood context, and transport connectivity. Nearby competing developments may vary in age, unit specifications, floor heights, and proximity to amenity clusters, creating differentiation in pricing and appeal to specific buyer segments. Some competitors may benefit from more recent refurbishment or upgrading programmes, whilst others may command premium valuations due to superior MRT accessibility or proximity to shopping and educational facilities. Buyers are strongly encouraged to conduct comparative site visits, review HDB resale data on competing properties, and engage independent valuers to establish relative positioning and value for money. Detailed comparison across competing developments ensures that buyers select the option that best aligns with their specific lifestyle requirements, investment objectives, and financial capacity.

Which unit stacks and floor levels typically offer the best value proposition at this development?

Mid-stack units (typically floors 3 to 8) often represent superior value relative to ground-floor and high-floor options, balancing reduced exposure to noise and street-level activity against the premium pricing frequently commanded by high-floor units with enhanced views and privacy. Ground-floor units may attract buyer discounts reflecting concerns about noise, limited natural light, and reduced security perceptions, though some purchasers and investors appreciate the convenience and reduced maintenance risk. Higher-floor units command price premiums reflecting enhanced views, privacy, and prestige, though these premiums may not be justified by commensurate rental or capital appreciation benefits for investment-focused buyers. Buyers are encouraged to physically visit multiple floor levels, assess natural light, ventilation, and noise exposure, and compare pricing across different stacks to identify units offering optimal balance between cost, livability, and investment merit.

What future supply pipeline and redevelopment risks should buyers anticipate in the Paya Lebar and Aljunied district?

The Paya Lebar and Aljunied district is a mature, established residential precinct unlikely to experience significant redevelopment or wholesale displacement over the medium term, providing a degree of stability that appeals to conservative buyers and long-term investors. The Urban Redevelopment Authority's long-term planning framework indicates that the area will continue to function as a mixed-use residential and light industrial precinct with gradual intensification around transport nodes and commercial clusters. Future supply additions in the immediate vicinity may include new HDB launches through the regular public housing pipeline, though these are typically managed to prevent oversupply and price deflation in established precincts. Buyers should remain informed of any announced Housing Development Board building plans, transport infrastructure upgrades, or planning policy shifts that could influence the development's relative positioning and long-term value proposition. Professional real estate advisors monitor such policy developments and can provide buyers with contextual insight into how future district evolution may influence their investment.

Hdb Flat At 116 Aljunied Avenue 2 — From S$4,500