Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$3,900/mo

Other

100 sqft

S$1,200/mo

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$1,200 to S$3,900.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$240 on this acquisition.
Located 16 min (1.33 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.

117A Jalan Tenteram: A Mature HDB Development in Central Singapore

117A Jalan Tenteram represents a well-established Housing and Development Board estate situated in one of Singapore's established residential precincts. This development offers a selection of units across various configurations, providing housing options for families, upgraders, and owner-occupiers seeking stability in a mature neighbourhood. The property's location along Jalan Tenteram places it within a district characterised by strong community infrastructure and long-standing residential appeal.

The development benefits from strategic positioning that bridges accessibility with neighbourhood character. Residents enjoy proximity to Boon Keng MRT station on the North East Line, located approximately 1.33 kilometres away, making the commute to central business districts and key employment nodes straightforward and time-efficient. This transport connectivity has historically underpinned steady demand for HDB properties in this micro-location, as the North East Line provides direct access to Orchard, Marina Bay, and the CBD.

Layout and Unit Specifications

Units within 117A Jalan Tenteram are configured with three bedrooms and two bathrooms, offering approximately 1,001 square feet of living space. This floor area is typical of mature HDB flats designed to accommodate growing families whilst maintaining efficient use of space. The layout typically supports distinct living and sleeping zones, making the units attractive to buyers prioritising functional family living arrangements.

The three-bedroom configuration appeals to a broad cross-section of the HDB market, including young families seeking their first upgrade from smaller units, established households requiring additional sleeping quarters, and investors targeting rental demand from young professionals and small families. The two-bathroom setup reduces morning congestion in busy households and adds appeal to tenants, a consideration that directly influences rental yield potential.

Neighbourhood and Transport Accessibility

The Jalan Tenteram address places this development within a neighbourhood known for stable residential character and established community facilities. The surrounding area encompasses local primary schools, hawker centres, neighbourhood shopping nodes, and green spaces that have supported HDB communities for decades. This maturity means infrastructure is settled and well-maintained, reducing the uncertainties sometimes associated with newer estates still developing their social fabric.

Boon Keng MRT station, serving the North East Line, anchors accessibility from 117A Jalan Tenteram. At approximately 16 minutes' walk, the station provides direct rail connectivity to Marina Bay, City Hall, Orchard, and onward connections to the eastern and southern regions of Singapore. For owner-occupiers working in or around these nodes, the commute profile makes this development a practical choice. For investors, the same transport link supports rental demand from professionals and students seeking affordable proximity to major employment and educational clusters.

The North East Line has become increasingly important to Singapore's transport infrastructure, with recent extensions and upgrades improving frequency and reliability. Properties within one to two kilometres of stations on this line have historically demonstrated stronger capital appreciation compared to more distant HDB estates, reflecting investor and owner-occupier preference for rail-linked locations.

Investment Potential and Rental Yield

HDB flats at 117A Jalan Tenteram positioned for investment purposes benefit from several yield-supporting factors. The three-bedroom layout and proximity to public transport create inherent tenant demand, particularly from young professionals, small families, and newly married couples seeking affordable central housing. Rental rates for similar HDB configurations in the Boon Keng catchment have historically ranged competitively, reflecting the locality's accessibility and established amenities.

Investors considering this development should model rental yield against current asking prices and factor in HDB-specific holding costs including conservancy charges and town council fees. The mature estate status generally translates to stable and predictable costs, without the volatility sometimes seen in newer developments undergoing sinking fund accumulation. Understanding the precise rental trajectory for this development's configuration requires analysis of recent comparable lets in the immediate locality and on the broader North East Line corridor.

Pricing and Market Positioning

Units within 117A Jalan Tenteram carry pricing reflective of their three-bedroom size, mature estate positioning, and transport connectivity. HDB pricing in this segment and locality has demonstrated resilience through various market cycles, supported by consistent demand from owner-occupiers and the relatively limited supply of resale three-bedroom flats in central locations. Current market pricing for units in this development reflects both the intrinsic utility of the floor space and the broader HDB market's valuation of North East Line accessibility.

For prospective buyers, pricing at this development should be compared against recent transaction data for similar-sized units at competing HDB estates within the Boon Keng MRT catchment. The price-per-square-foot metric, when cross-referenced against recent sales in the broader Novena and Geylang area, provides context for whether current asking prices represent fair value or opportunity. Market conditions for three-bedroom HDB flats remain strong, driven by ongoing demand from upgraders moving out of smaller units and first-time buyers seeking family-sized accommodation.

Financing and Buyer Considerations

Owner-occupier buyers using Central Provident Fund (CPF) or housing loans will find the pricing of 117A Jalan Tenteram units falls within standard HDB financing parameters. Most financial institutions provide loan amounts covering 80% to 90% of valuation for HDB properties, with loan tenures extending to 30 years for eligible borrowers. Buyers should engage with their banks early to understand available loan amounts and monthly repayment obligations relative to their income and existing debt servicing.

Second-property investors should be aware that the Additional Buyer's Stamp Duty (ABSD) applies at 20% for Singapore Citizens purchasing a second residential property. This duty significantly impacts the total acquisition cost and must be factored into investment appraisals. First-time HDB buyers remain exempt from ABSD, making 117A Jalan Tenteram a potentially attractive entry point for those purchasing their first property.

Long-Term Capital Appreciation Outlook

The North East Line's strategic importance to Singapore's transport network supports long-term demand for properties within its catchment. As the city-state continues to intensify business and residential development around transport nodes, properties like those at 117A Jalan Tenteram positioned within walking distance of MRT stations maintain structural advantages. Historical data suggests HDB flats in similar positions have appreciated steadily, particularly when supported by stable neighbourhood conditions and reliable transport links.

The three-bedroom configuration carries consistent buyer appeal across market cycles, as family formation and upgrading patterns ensure ongoing demand. Unlike niche layouts that may fall out of favour, this standardised configuration supports resale liquidity and pricing stability over longer holding periods. For buyers planning to retain properties for ten years or more, the mature and well-connected nature of 117A Jalan Tenteram positions it as a stable asset class within the HDB segment.

117A Jalan Tenteram offers established, accessible HDB living within reach of central Singapore's employment and education hubs. Whether for owner-occupiers prioritising family space and commute efficiency, or investors seeking stable rental-backed returns, the development's maturity, three-bedroom layouts, and North East Line proximity create a compelling proposition within the HDB resale market.

Frequently Asked Questions

What rental yield can investors expect from a three-bedroom unit at 117A Jalan Tenteram?

Rental yield for three-bedroom HDB flats at 117A Jalan Tenteram is contingent on current asking prices and achievable monthly rents within the Boon Keng MRT catchment. Based on recent market data for comparable units in mature estates with strong MRT proximity, gross rental yields typically range between 3% to 4% annually, depending on exact unit positioning and condition. To calculate precise yield for a specific unit, divide the annual rent (monthly rent multiplied by 12) by the purchase price and multiply by 100. Investors should also account for HDB-specific costs including conservancy charges and town council fees, which reduce net yield. The mature estate status and North East Line connectivity support tenant demand, making rental acquisition relatively straightforward compared to newer developments still establishing market presence.

How does the per-square-foot price of units at 117A Jalan Tenteram compare to nearby competing HDB developments?

The price per square foot for 117A Jalan Tenteram units reflects current market valuation for three-bedroom HDB flats in the North East Line corridor, typically ranging from S$3,800 to S$4,200 per square foot depending on exact floor level, facing, and unit condition. Competing developments within the immediate catchment, such as estates in Novena, Geylang, and Serangoon, display similar price-per-square-foot metrics when accounting for age, transport proximity, and neighbourhood maturity. Recent resale transactions for comparable three-bedroom flats in the area have demonstrated relatively stable pricing, reflecting consistent buyer interest and limited supply of owner-occupied units in this size and location segment. Prospective buyers should cross-reference current asking prices at 117A Jalan Tenteram against recent HDB transaction records published by the Urban Redevelopment Authority to establish whether units represent fair value relative to the broader market.

What is the Additional Buyer's Stamp Duty impact for second-property investors purchasing at 117A Jalan Tenteram?

Singapore Citizens purchasing 117A Jalan Tenteram units as a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at the rate of 20% of the property's purchase price. For a unit priced at S$800,000, this equates to S$160,000 in ABSD, significantly increasing total acquisition costs alongside the standard Buyer's Stamp Duty. This duty substantially impacts investment returns and must be carefully modelled into rental yield calculations and investment appraisals. First-time HDB buyers, by contrast, remain exempt from ABSD, making 117A Jalan Tenteram potentially more attractive for upgraders or first-time owner-occupiers compared to investors purchasing additional properties. The 20% ABSD rate has remained consistent policy for Singapore Citizens acquiring second residential properties, though investors should verify current rates with HDB or a financial advisor given that tax policy can be subject to updates.

What is the lease tenure at 117A Jalan Tenteram, and how does lease decay affect resale value?

117A Jalan Tenteram is an HDB development, and all HDB flats are held under a 99-year leasehold tenure from the date of original construction. The development's age and remaining lease term directly impact future resale value, particularly in the later decades of the lease when banks may apply stricter lending criteria and buyers show increased caution regarding lease decay. For a mature HDB estate like this, buyers should verify the exact remaining lease duration, as units built in the 1980s and 1990s may have 50-60 years of lease remaining, whereas more recently constructed blocks may have longer tenure. Lease decay becomes an acute concern when remaining tenure falls below 30 years, as financing options narrow substantially and property values accelerate downward. Prospective purchasers should obtain the exact lease commencement and expiration date from HDB records before committing to purchase, as this information directly influences long-term asset appreciation and eventually, whether the property remains financeable for future buyers.

How does proximity to Boon Keng MRT station influence demand and capital appreciation for 117A Jalan Tenteram?

Proximity to Boon Keng MRT station on the North East Line is a major demand driver for 117A Jalan Tenteram, as the station provides direct access to Marina Bay, City Hall, Orchard, and onward connections across Singapore's rail network. Properties within 1.5 kilometres of MRT stations have historically demonstrated stronger capital appreciation compared to estates two or more kilometres away, reflecting consistent buyer and tenant preference for rail-accessible locations. The North East Line's strategic importance and continued investment in MRT infrastructure has reinforced Boon Keng's prominence, supporting steady demand from owner-occupiers with CBD or Orchard employment and investors seeking tenant-friendly locations. Over longer holding periods, the combination of North East Line accessibility and established neighbourhood maturity positions 117A Jalan Tenteram units favourably for capital appreciation relative to more distant or newly developed HDB estates still establishing their market position.

Is 117A Jalan Tenteram suitable for high-net-worth individuals, upgraders, first-time buyers, and investors equally?

117A Jalan Tenteram serves distinctly different buyer profiles with varying degrees of suitability depending on investment objectives and financial capacity. First-time HDB buyers find the development particularly attractive, as the three-bedroom configuration, ABSD exemption, and North East Line connectivity create an accessible entry point into the property market with strong fundamental anchors. Upgraders moving from one- or two-bedroom units appreciate the additional space and mature neighbourhood character, alongside established schools and amenities. Owner-occupier families prioritise the practical floor plan and commute efficiency to central Singapore employment zones. Investors view the development through a rental-yield lens, valuing tenant demand stemming from the MRT proximity and three-bedroom appeal to young professionals and small families. High-net-worth individuals typically gravitate toward private condominiums or landed properties rather than HDB flats, though some HNW investors may acquire units at 117A Jalan Tenteram as part of a diversified portfolio of rental-backed assets.

What are typical debt-servicing ratios and financing headroom for buyers at this price point?

HDB financing for three-bedroom units at 117A Jalan Tenteram typically involves loan amounts of 80-90% of valuation through CPF or conventional housing loans with tenures up to 30 years. For a unit priced at approximately S$800,000, a 90% loan would require financing S$720,000, translating to monthly repayments of roughly S$2,400 to S$2,600 depending on prevailing interest rates and loan tenure. The Total Debt Servicing Ratio (TDSR) limit of 60% means buyers should have gross monthly household income of approximately S$4,000 to S$4,300 to comfortably service this debt whilst maintaining financial flexibility for other obligations. Buyers with higher income, larger CPF balances, or partial cash downpayments reduce loan quantum and improve debt-servicing headroom. First-time buyers should consult with their bank early to understand precise loan eligibility, as income stability, existing debt, and CPF contribution history all influence approved loan amounts and available tenure structures.

How do competing HDB developments in the Boon Keng and Novena catchment compare to 117A Jalan Tenteram?

Competing HDB developments within the immediate North East Line corridor include estates in Geylang, Serangoon, and Novena, many of which offer similar three-bedroom configurations and comparable transport connectivity. Estates like those in Geylang and Serangoon may be slightly older with correspondingly lower remaining lease tenure, whilst Novena properties often command marginally higher prices due to premium neighbourhood positioning and proximity to commercial clusters. When comparing 117A Jalan Tenteram to competing estates, buyers should examine price-per-square-foot metrics, exact remaining lease duration, unit condition and age, and neighbourhood amenities including schools and hawker centres. The development's maturity and established community infrastructure position it competitively within this segment, whilst the three-bedroom layout ensures consistent demand and resale liquidity compared to niche configurations. Prospective buyers should visit multiple developments and review recent transaction data across the broader catchment to establish whether 117A Jalan Tenteram represents superior value or positioning relative to direct alternatives.

Which unit stacks or floor levels at 117A Jalan Tenteram typically offer better value and appreciation potential?

Mid-level floor units, typically between the 5th and 20th storeys, often represent better value at 117A Jalan Tenteram compared to ground-floor or very high-level units. Lower floors command discounts due to noise and privacy concerns from street-level activity, whilst very high floors attract premiums for views that do not always translate to proportional rental income or resale demand. Mid-level units offer the optimal balance of privacy, light, natural ventilation, and psychological value without incurring the premium costs of premium stacks. Corner units and units with better aspect and natural light generally support higher resale prices and rental rates, as buyers and tenants value these features disproportionately. Floor level preference varies by buyer profile—owner-occupiers with young children may prefer mid-lower levels for safety and community proximity, whilst investors focus on units likely to appeal broadly to the widest tenant pool. Within HDB developments, units facing away from busy roads and positioned to maximise natural light typically outperform in both resale value and rental appeal, making detailed site visits and floor plan reviews essential before purchase.

What is the future supply pipeline for new HDB developments in the Novena-Geylang district, and how does this affect 117A Jalan Tenteram?

The HDB new-supply pipeline for the Novena-Geylang district remains moderate relative to central Singapore's broader development trajectory, as much of the land in this mature area is already developed and occupied. New BTO (Build-To-Order) launches in nearby planning areas occur periodically through HDB's regular programme, though these typically target greenfield sites or estates undergoing regeneration rather than the already-densely-developed North East Line corridor. The constrained new-supply environment supports relative scarcity value for resale three-bedroom HDB flats at 117A Jalan Tenteram, as buyer and investor demand is unlikely to face significant displacement from new launches in the immediate vicinity. However, broader HDB new supply across Singapore's wider development pipeline may exert moderate downward pressure on resale valuations in mature estates if new BTO launches offer comparable floor plans and better lease tenure at competitive pricing. Long-term, 117A Jalan Tenteram's position within an established, transport-connected neighbourhood insulates it from severe oversupply risk, and the limited redevelopment potential in mature areas supports continued demand and value stability for existing resale units.

117A Jalan Tenteram — From S$1,200