Type

Units

Min Area

Price Range

2 BR

721 sqft

S$680K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$680K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$136K on this acquisition.
Located 18 min (1.47 km) from NE9 Boon Keng 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.

116A Jalan Tenteram: A Mature HDB Development in Central Singapore

116A Jalan Tenteram represents a well-established public housing offering in the Geylang planning area, strategically positioned to serve upgraders, families, and investors seeking exposure to one of Singapore's most vibrant neighbourhoods. The development's location on Jalan Tenteram places it within an 18-minute walk of NE9 Boon Keng MRT station, positioning residents within easy reach of the North-East Line's network of employment hubs, commercial districts, and educational institutions across the island.

The neighbourhood surrounding 116A Jalan Tenteram embodies the character of established Singapore: mature street trees, a diverse mix of residential and light commercial activity, and the kind of pedestrian-friendly street-level ecosystem that has made central HDB towns enduringly attractive. The address sits within proximity to Geylang Road's eclectic collection of eateries, traditional shophouses, and services, whilst maintaining reasonable access to the Kallang area's modern retail and entertainment venues.

Unit Composition and Space Planning

The development features two-bedroom, two-bathroom configurations occupying approximately 721 square feet of built area. This bedroom composition strikes a pragmatic balance for households seeking more than a starter one-bedroom without the financial and maintenance demands of a larger three-bedroom unit. The two-bathroom layout is particularly valued by upgraders and young professional couples, offering the flexibility that increasingly defines modern HDB demand.

Units within this development typically benefit from the space-efficient planning standards that characterise contemporary HDB stock, with living areas, kitchen facilities, and bedrooms proportioned to maximise both liveable comfort and efficient use of floor area. The configuration suits first-time resale purchasers moving up from Studio apartments or smaller two-bedrooms, as well as investors seeking rental stock that appeals to the broadest spectrum of tenant profiles.

Transport Connectivity and Accessibility

The 1.47-kilometre distance to Boon Keng MRT station positions 116A Jalan Tenteram within what transport planners consider the primary catchment for station-adjacent demand. The North-East Line itself serves as a critical backbone for commuters travelling between Punggol, Sengkang, and the city centre, with onward connections to the Circle Line, Downtown Line, and all other trunk routes via Dhoby Ghaut and other interchange stations. This accessibility has historically underpinned sustained demand for HDB units in the Geylang corridor.

Beyond rail, the neighbourhood benefits from extensive bus coverage along Geylang Road and connecting feeder services, ensuring that residents without private vehicles maintain flexibility in daily mobility. The proximity to both Kallang and Tanjong Rhu precincts also provides access to secondary employment nodes outside the CBD, a factor increasingly relevant for remote-working professionals and service-sector employees.

Pricing, Investment Potential, and Market Positioning

Available units at 116A Jalan Tenteram are priced from approximately S$680,000, positioning the development within the mid-range of the HDB resale market for two-bedroom properties in central Singapore. This price point reflects both the development's maturity and its location advantage relative to newer or peripheral HDB schemes. For investors evaluating entry points into HDB rental markets, the per-square-foot cost basis provides a meaningful comparison against recent transactions in surrounding streets and the broader Geylang-Kallang corridor.

The rental yield profile for properties in this location has historically attracted buy-to-let investors seeking stable, medium-term capital preservation with income supplementation. The twin drivers of MRT accessibility and proximity to established amenities create consistent demand from tenant pools spanning young professionals, migrant workers in semi-skilled roles, and small families seeking affordable central accommodation without the space requirements or costs of private housing.

Neighbourhood Character and Amenities

Geylang, as a district, offers residents the full spectrum of everyday conveniences within walking or cycling distance. Hawker centres and neighbourhood coffee shops dot the area, providing meal options ranging from traditional Singaporean fare to contemporary casual dining. Supermarkets, pharmacies, laundry services, and other neighbourhood staples occupy ground-floor shophouses and purpose-built retail blocks throughout the vicinity, ensuring minimal disruption to daily routines for those without vehicular access.

The neighbourhood also maintains cultural and recreational character that appeals to families and young professionals alike. Community clubs, small parks, and informal gathering spaces have long served as social anchors in established HDB areas, and Geylang is no exception. This social infrastructure, whilst less prominent than newer integrated towns, contributes to a sense of place and community continuity that older developments often retain.

Suitability Across Buyer and Investor Profiles

First-time buyers stepping into the resale HDB market benefit from the configuration and price positioning of 116A Jalan Tenteram, particularly those transitioning from rental or viewing the purchase as entry into ownership before potentially upgrading to private residential property or larger public housing. The two-bedroom layout offers more flexibility than a starter one-bedroom whilst remaining manageable from both financial and maintenance perspectives.

Upgraders moving from older or peripheral HDB stock find the central location and established amenity profile compelling, especially if proximity to employment, retail, and transport outweighs the desire for significantly increased physical space. Investors, particularly those building HDB portfolios for rental income, gravitate towards such units because the combination of location accessibility and unit configuration generates consistent tenant demand and competitive rental rates across market cycles.

Market Dynamics and Future Considerations

The HDB resale market in central Singapore continues to reflect steady underlying demand driven by the island's persistent housing shortage and the relative affordability of public housing compared to private residential options. Whilst newer Build-to-Order HDB schemes on the periphery periodically attract first-time buyers, mature central estates like those in Geylang retain value through transport accessibility, established communities, and lower maintenance overheads relative to private housing ownership.

Supply dynamics in the district also favour existing owners, as HDB land availability in central planning areas remains constrained, limiting new public housing additions that might dilute price growth or rental demand. The development therefore operates within a relatively stable supply context, a factor that has historically supported resale values and investment confidence across multiple market cycles.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase a unit at 116A Jalan Tenteram as an investment property?

HDB units in the Geylang-Boon Keng corridor have historically commanded monthly rents ranging from S$2,400 to S$2,800 for two-bedroom configurations, translating to gross yields of approximately 4.2% to 4.9% on purchase prices around S$680,000. The rental appeal is underpinned by consistent tenant demand from young professionals, migrant workers, and small families seeking central Singapore accommodation without private housing costs. Actual yields will vary based on unit condition, floor level, and specific amenity proximity, but the MRT accessibility and neighbourhood maturity ensure a deep tenant pool across market cycles, reducing vacancy risk compared to more peripheral HDB developments.

How does the per-square-foot pricing at 116A Jalan Tenteram compare to recent resale transactions in the same area?

At approximately S$680,000 for 721 square feet, units at this development trade at roughly S$943 per square foot, placing them within the mid-range for two-bedroom HDB resale stock in central Geylang and Kallang. Recent comparable transactions in nearby streets have ranged from S$900 to S$980 per square foot depending on unit age, floor level, and specific amenity proximity, meaning 116A Jalan Tenteram is competitively positioned relative to the immediate market. The price reflects both the development's maturity and its locational advantage; newer peripheral HDB schemes trade at lower per-square-foot costs but lack the MRT accessibility and established amenity ecosystem that command a premium in central Singapore.

What are the Additional Buyer's Stamp Duty (ABSD) implications for a Singapore Citizen purchasing a second residential property at 116A Jalan Tenteram?

Singapore Citizens purchasing a second residential property incur an Additional Buyer's Stamp Duty of 20% on the purchase price, meaning a S$680,000 purchase would trigger S$136,000 in ABSD on top of the base stamp duty. This significant cost elevation means that investors or upgraders must factor the 20% ABSD into their total acquisition cost and investment returns; on a S$680,000 purchase, total stamp duty and ABSD liabilities would exceed S$140,000 before legal and brokerage fees. Strategic timing, consideration of whether one's current property qualifies for exemption under spousal or family provisions, and realistic re-sale appreciation expectations are critical when evaluating an HDB purchase subject to ABSD.

How does lease duration affect resale value and capital appreciation potential at 116A Jalan Tenteram?

HDB properties at 116A Jalan Tenteram operate under a 99-year lease from the original grant date, a standard tenure for all HDB flats in Singapore. As the development is now established, units currently available will have lease durations less than 99 years depending on their prior ownership history, with lease decay accelerating noticeably once the unexpired term falls below 80 years. Resale value and mortgage financing eligibility become materially constrained as leases drop below 60 years, with many financial institutions and buyers withdrawing from units with leases under 50 years; this means current purchasers should carefully assess the unexpired lease term of any specific unit, as it will influence future resale feasibility and appeal, particularly for subsequent owner-occupiers or yield-focused investors.

How does proximity to Boon Keng MRT station influence demand and capital appreciation for properties at 116A Jalan Tenteram?

The 18-minute walk to NE9 Boon Keng MRT station positions 116A Jalan Tenteram within the primary catchment for MRT-adjacent demand, a location factor that has historically driven sustained rental and resale interest across HDB market cycles. MRT accessibility remains one of the most consistent drivers of HDB price premiums and capital appreciation, as it directly reduces commute times to employment centres, educational institutions, and commercial precincts across Singapore's island-wide network. Over medium to long-term holding periods, developments within close MRT proximity have consistently outperformed peripheral stock in terms of both rental yield stability and resale value growth, making the Boon Keng proximity a tangible asset for both owner-occupiers and investors.

Is 116A Jalan Tenteram suitable for first-time HDB buyers, upgraders, or investment-focused purchasers, and why?

The development appeals across all three buyer profiles for distinct reasons. First-time buyers benefit from the established neighbourhood, manageable two-bedroom configuration, and entry-level pricing that makes ownership more attainable than private residential property; the central location also reduces reliance on private vehicle ownership. Upgraders moving from smaller or more peripheral HDB units find compelling value in the MRT accessibility, mature amenities, and urban positioning that offer quality-of-life improvements without the complexity of private housing ownership or the financial jump to a three-bedroom unit. Investors favour the combination of consistent tenant demand, stable rental yields in the 4.2% to 4.9% range, and capital preservation potential underpinned by central location and limited new HDB supply in the planning area, making it a lower-volatility addition to property portfolios.

What are the TDSR and financing headroom implications for typical purchasers at 116A Jalan Tenteram's price point?

At S$680,000, assuming an 80% loan-to-value ratio and a 25-year mortgage at prevailing HDB interest rates around 2.6%, monthly mortgage servicing runs approximately S$2,200 to S$2,400. For financing approval under the Total Debt Service Ratio (TDSR) framework, purchasers must demonstrate household gross monthly income sufficient to support total debt servicing (mortgage plus all other liabilities) at no more than 60% of income, meaning a household would typically need gross monthly income above S$3,800 to S$4,000 to comfortably secure and service a mortgage at this price point. Younger first-time buyers with dual household income or those with minimal existing debt liabilities will find financing feasible, whilst single-income households or those carrying substantial car loans or credit commitments may face tighter headroom and should pre-qualify with financial institutions before making offers.

How does 116A Jalan Tenteram compare to competing two-bedroom HDB developments in nearby planning areas?

Comparable developments in the Geylang, Kallang, and Tanjong Rhu planning areas offer similar two-bedroom configurations but with varying location premiums and amenity profiles. Developments closer to Kallang MRT station command slight premiums due to proximity to modern retail and office precincts, whilst those in Tai Keng or Bedok may offer marginally lower pricing but sacrifice some of the central location convenience. 116A Jalan Tenteram occupies a competitive mid-point: it lacks the absolute newest amenity infrastructure of very recently matured neighbouring estates, but its established community character, extensive street-level dining and retail, and reasonable MRT distance position it favourably relative to purely price-comparable alternatives that may be further from employment hubs or lack the same depth of local services.

Are certain unit stacks, floors, or orientations at 116A Jalan Tenteram likely to offer better value or appreciation potential?

Lower-middle floors (typically floors 3 to 12) generally offer the best value proposition, as they command slightly lower prices than higher floors whilst retaining adequate natural light and ventilation; they also minimise residents' exposure to wind and noise from upper-level exposure. Units with eastern or north-facing aspects often attract premiums due to cooler afternoon conditions in Singapore's tropical climate, but units with western or southern aspects at lower prices can appeal to investors indifferent to thermal comfort if rental demand remains robust. Levels immediately above or below lift lobbies may trade at discounts despite comparable floor area due to noise perceptions, though discerning investors can capture value here if the lower pricing more than offsets tenant acceptance risks.

What is the future HDB supply pipeline in the Geylang-Kallang-Boon Keng planning area, and how might new developments affect 116A Jalan Tenteram's value?

The Central Region HDB supply pipeline focuses predominantly on infill and rejuvenation of existing estates rather than large-scale new developments, as available land in mature planning areas is heavily constrained and often requires site acquisition or en-bloc restructuring. Upcoming BTO launches in the broader East Region are likely to be located in Punggol, Sengkang, or other growth areas rather than the Geylang corridor, meaning direct new-supply competition for 116A Jalan Tenteram resale stock remains muted over the next three to five years. This supply scarcity historically supports price stability and modest capital appreciation for existing central HDB developments, making 116A Jalan Tenteram's positioning defensible against risks of new-supply-driven price dilution that might affect peripheral estates.

Does 116A Jalan Tenteram offer any particular advantages for renters-to-owners seeking to transition into HDB ownership from the rental market?

For renters transitioning to ownership, 116A Jalan Tenteram's established neighbourhood and two-bedroom configuration provide a natural stepping stone that replicates many amenities and accessibility features they may have already experienced in rented accommodation nearby. The central Geylang location means prospective owner-occupiers already familiar with the area's hawker centres, transport options, and community rhythm face minimal lifestyle disruption upon purchase. Additionally, first-time HDB buyers moving from rental often benefit from the lower entry price and financing accessibility of a two-bedroom resale unit compared to larger private residential alternatives, and 116A Jalan Tenteram's maturity means fewer surprises regarding building condition, maintenance costs, or community infrastructure compared to newer developments still establishing themselves.

Hdb Flat At 116A Jalan Tenteram — From S$680K