Type

Units

Min Area

Price Range

2 BR

721 sqft

S$638K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$638K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$128K 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.

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117A Jalan Tenteram: A Mature HDB Development in Geylang's Vibrant Neighbourhood

117A Jalan Tenteram stands as a well-established HDB residential development in one of Singapore's most culturally dynamic districts. Situated in Geylang, this mature property benefits from decades of community infrastructure, making it an attractive choice for families, upgraders, and property investors seeking proven residential stability. The development reflects the character of its neighbourhood—bustling, accessible, and deeply rooted in Singapore's residential fabric.

Strategic Location and Transport Connectivity

The development enjoys a notably convenient position relative to Boon Keng MRT station on the North-East Line, positioned approximately 16 minutes' walk or 1.33 km away. This accessibility to public transport significantly enhances the development's appeal for daily commuters, particularly those working in the city centre or along the North-East corridor. The proximity to NE9 reduces reliance on private vehicles and opens up efficient connections to employment hubs across the island. For property investors and owner-occupiers alike, this MRT linkage represents a tangible quality-of-life advantage that typically translates into sustained rental appeal and resilient capital values.

Unit Design and Interior Space

Units at 117A Jalan Tenteram feature a thoughtfully proportioned two-bedroom, two-bathroom layout spread across approximately 721 square feet. This configuration balances practical living requirements with compact efficiency, making it ideal for couples, small families, or professionals seeking a low-maintenance residential base. The inclusion of two full bathrooms—a feature less common in older HDB stock—adds meaningful convenience and flexibility. The square footage provides ample room for contemporary living without excess space that drives up utility costs or maintenance demands, positioning these units squarely within the pragmatic range of modern Singaporean households.

Geylang's Established Amenity Landscape

The Geylang district has evolved into a mature, well-serviced residential neighbourhood with comprehensive local amenities within easy reach. Residents benefit from a diverse selection of hawker centres, wet markets, independent restaurants, and retail outlets that characterise the area's authentic, lived-in character. Primary and secondary schools operate within the vicinity, supporting families with school-age children. Medical clinics, dental surgeries, and other essential services are routinely available across the neighbourhood, reflecting decades of organic infrastructure development. This maturity of local facilities means new residents can integrate quickly into established patterns of community life, with minimal disruption or the uncertainty that sometimes accompanies newer, still-developing estates.

Investment Potential and Rental Yield Considerations

For investors considering acquisition at this development, the rental market dynamics deserve close attention. Geylang's established status as a residential neighbourhood has cultivated consistent tenant demand, supported by the district's transport connectivity and cultural diversity. Two-bedroom units in mature HDB estates typically command steady rental returns, with tenant profiles ranging from young professionals to small families and expatriates seeking authentic neighbourhood experiences. The predictability of rental demand in a neighbourhood this established tends to provide more stable yield expectations than newer, untested developments. However, actual rental yields vary considerably based on specific unit condition, floor level, and facing—factors that individual investors should evaluate during their due-diligence phase.

Pricing Within the HDB Secondary Market

Units at 117A Jalan Tenteram are positioned competitively within the broader HDB secondary market for the planning area. The development's mature status, established transport links, and functional two-bedroom layouts create natural demand from repeat upgraders and investors familiar with Geylang's residential profile. Price per square foot transactions in this neighbourhood have historically reflected the balance between the district's proven livability and the broader dynamics of the HDB resale market. Prospective buyers should review recent comparable transactions across similar unit types and floor levels within a few hundred metres to establish realistic market positioning, as pricing can shift noticeably based on minor variations in condition, facing, and floor height.

Lease Tenure and Long-Term Ownership Considerations

As an HDB development, units at 117A Jalan Tenteram operate under Singapore's public housing lease framework. Understanding the remaining lease term is essential for all buyers, as lease decay—the gradual reduction in property value as the lease approaches its final decades—represents a material consideration for long-term ownership and eventual resale. Buyers should obtain an official HDB lease check to confirm the exact remaining tenure before committing to purchase. The further into a 99-year lease a property sits, the more pronounced the capital value impact becomes, particularly as the property approaches the 60-year mark. This reality means middle-aged properties require careful analysis of resale trajectory assumptions, especially for investors planning to exit within 10-15 years.

Suitability Across Different Buyer Profiles

First-time homebuyers appreciate 117A Jalan Tenteram's straightforward two-bedroom format and established neighbourhood character, offering a gentle entry into property ownership without the complexity of newer, untested estates. Young upgraders moving from smaller units find the additional bathroom and modest space gain genuinely useful without overcommitting financially. Owner-occupiers prioritising accessibility and community over architectural novelty value highly mature neighbourhoods like Geylang, where local patterns and networks have solidified over decades. Buy-to-let investors seeking proven rental demand have historically found Geylang attractive for building balanced portfolios of steady-return properties. The development's lack of premium positioning means it appeals primarily to pragmatists rather than luxury-focused buyers—a distinction that shapes the competitive and investment landscape considerably.

Financing and Debt Service Considerations

Buyers should assess Total Debt Service Ratio (TDSR) requirements carefully, as HDB loans and standard bank mortgages both operate within stringent TDSR caps. At prevailing interest rate environments, a property in this price range typically requires loan-to-value ratios and salary requirements that are comfortably within reach for most Singapore Citizen and PR households. However, second-property buyers must factor Additional Buyer's Stamp Duty (ABSD) into total acquisition costs—currently running at 20% for a Singapore Citizen's second residential property. This significant stamp duty impost materially affects the total capital outlay and financing headroom, reducing effective borrowing capacity after accounting for this additional non-recoverable cost. First-time buyers enjoy exemption from ABSD, making this development particularly attractive for that demographic.

Comparative Position Against Nearby Developments

The Geylang area hosts several HDB developments of similar vintage and configuration. Developments such as those along neighbouring roads offer broadly comparable layouts, amenities, and transport access, creating an active secondary market where unit-level pricing reflects genuine supply-and-demand dynamics rather than artificial differentiation. Buyers evaluating 117A Jalan Tenteram should inspect units in nearby comparable developments to test market positioning realistically. Subtle differences in unit condition, lift accessibility, sight lines, and floor level often create pricing variation of 5-15% across what appear to be nearly identical properties, rewarding diligent comparison-shopping with genuine value capture opportunities.

District Supply Pipeline and Future Market Dynamics

The Geylang area has largely completed its high-density residential development, meaning the supply of new HDB units entering the district remains modest. This supply constraint tends to support sustained demand for existing stock, particularly well-maintained units in accessible locations. Future HDB supply in the broader planning area will likely emerge through en-bloc redevelopment cycles rather than new estate development, a process that operates across decadal timescales. The absence of major new competing supply means properties at 117A Jalan Tenteram benefit from a relatively stable local market dynamic, without the disruptive pricing pressure that sometimes emerges when entirely new estates open and attract price-sensitive buyers away from established alternatives. This maturity profile suggests capital values will likely track broader HDB market trends rather than experiencing outsized appreciation or depreciation.

The Geylang Neighbourhood Character

Beyond pure property metrics, Geylang occupies a distinctive position in Singapore's neighbourhoods, known for its authentic, unpretentious character and rich cultural tapestry. The district attracts residents who value walkability, human-scaled streets, and diverse community rather than polished new estates with curated branding. This neighbourhood personality appeals strongly to certain buyer profiles—creatives, long-term residents, and those seeking genuine rootedness in established communities rather than aspirational developments. Prospective buyers considering 117A Jalan Tenteram should spend time walking the neighbourhood during morning and evening hours to assess whether this character aligns with their lifestyle preferences and long-term satisfaction expectations.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase a unit at 117A Jalan Tenteram as an investment property?

Rental yields on two-bedroom HDB units in Geylang typically range between 3% and 4.5% gross annually, depending on specific unit condition, floor height, and facing direction. The neighbourhood's established status and proximity to Boon Keng MRT support consistent tenant demand, particularly from young professionals and expatriates attracted to Geylang's authentic character and transport connectivity. However, actual yield realisation depends heavily on individual unit positioning—higher floors and better-facing units command marginally higher rents—and the broader HDB resale market dynamics during your holding period. Investors should conduct detailed comparable rental surveys for similar two-bedroom units within the same cluster or neighbouring developments to establish realistic yield assumptions specific to their intended purchase.

How does the price per square foot at 117A Jalan Tenteram compare to recent secondary market transactions in Geylang?

Two-bedroom HDB units in Geylang have historically traded within a range of S$800 to S$950 per square foot on the secondary market, reflecting the neighbourhood's maturity and established infrastructure. Transaction pricing varies noticeably based on precise floor level, unit condition, years remaining on the lease, and specific building cluster—factors that create 5-15% variance even across nearly identical unit types. The development's proximity to Boon Keng MRT and its mature amenity profile position it favourably within this range, though buyers should verify current comparable transaction data through HDB resale transaction records or qualified property agents familiar with the micro-market. Price per square foot has demonstrated modest upward drift over the past 3-5 years, though this remains contingent on broader HDB market sentiment and interest rate environments.

What are the ABSD implications if I'm buying this as a second residential property?

If you are a Singapore Citizen purchasing a unit at 117A Jalan Tenteram as your second residential property, you must pay Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, in addition to standard buyer's stamp duty. This represents a material non-recoverable cost—for example, a S$640,000 purchase would incur approximately S$128,000 in ABSD alone—significantly increasing total acquisition expenses and effectively reducing your financing headroom if using a mortgage. First-time buyers purchasing their first residential property are exempt from ABSD, making this development particularly attractive for that demographic. Second-property buyers should factor this 20% ABSD impost into all financial projections and ensure their total financing capacity comfortably accommodates both the mortgage and this substantial upfront duty.

How does lease decay affect resale value and long-term ownership at 117A Jalan Tenteram?

As an HDB development, units operate under a fixed 99-year lease from their original grant date. Lease decay—the measurable reduction in property value as remaining lease tenure shortens—becomes increasingly pronounced as a property approaches 60 years remaining, and accelerates sharply beyond that threshold. You must establish the exact remaining lease term through an official HDB lease check before purchasing, as this directly impacts both your purchase decision and eventual resale timing strategy. Properties with lease terms in the 70-99 year range typically experience minimal lease decay impact on capital values, whereas properties dropping below 60 years remaining face noticeably steeper depreciation pressure, particularly when approaching 50 years or less. If you plan to hold for 15+ years, this lease decay analysis becomes critical to realistic wealth-building expectations, as properties in the final third of their lease often face material resale challenges and buyer resistance.

How much does proximity to Boon Keng MRT station affect capital appreciation and rental demand?

MRT-adjacent properties typically command 8-15% capital value premiums compared to equivalent units 15+ minutes' walking distance away, reflecting the tangible transport convenience that appeals to tenants and owner-occupiers alike. The 16-minute walking distance from 117A Jalan Tenteram to Boon Keng MRT positions it within the 'practical walking zone' that supports strong rental demand without being so proximate that noise or foot-traffic disruption affects liveability. The North-East Line's connectivity to the city centre and business districts creates sustained commuter demand, stabilising the tenant profile and reducing vacancy risk compared to less transport-connected neighbourhoods. Future MRT expansion or station upgrades could further enhance this value proposition, though such developments operate on decadal timescales and should not form primary investment assumptions. Conversely, any future MRT service disruptions would create temporary headwinds, though Boon Keng's mature line status suggests service reliability remains robust.

Which buyer profile is 117A Jalan Tenteram best suited for?

First-time homebuyers benefit significantly from this development's straightforward two-bedroom configuration, established neighbourhood stability, and ABSD exemption eligibility, making it an excellent entry point into property ownership without excess space or premium pricing. Young upgraders moving from one-bedroom units find the additional bathroom and modest space gain genuinely practical without overcommitting financially or stretching TDSR limits excessively. Owner-occupiers prioritising walkable, lived-in neighbourhoods over architectural novelty value highly appreciate Geylang's authentic character and decades-old community networks. Buy-to-let investors seeking proven rental demand have historically found two-bedroom HDB units in established Geylang attractive for building balanced portfolios of steady-return properties with manageable tenant turnover. However, luxury-focused buyers or those seeking brand-new, signature developments should look elsewhere, as 117A Jalan Tenteram's appeal rests entirely on practical functionality and proven market dynamics rather than aspirational positioning.

What TDSR and financing headroom should I expect when financing a unit at this development?

At prevailing interest rates (typically 3.5-4% for HDB loans), a property in the S$640,000 range would generally require a minimum household monthly income of approximately S$12,000-S$14,000 to comfortably meet TDSR caps, assuming a 90% loan-to-value ratio and 25-year tenure. First-time buyers using HDB financing benefit from slightly more generous TDSR treatment than second-property or PR buyers, effectively expanding borrowing capacity by 5-10% in practical terms. Second-property buyers must additionally reserve substantial capital for the 20% ABSD impost—adding approximately S$128,000 for this development's price range—which materially reduces net borrowing capacity even if gross financing ratios appear comfortable. Interest rate sensitivity is material at this price point; a 0.5% rate increase translates to approximately S$1,500-S$1,800 annual debt service increase, so prospective buyers should stress-test assumptions against 5-5.5% interest rates to ensure sustainable repayment capacity across interest cycles. First-time buyers encounter far fewer financing complexity hurdles than second-property purchasers navigating ABSD and TDSR constraints simultaneously.

How does 117A Jalan Tenteram compare to competing HDB developments in nearby Geylang clusters?

Geylang hosts several HDB developments of similar vintage and configuration—including clusters along neighbouring roads—creating an active secondary market where unit-level pricing reflects genuine supply-and-demand dynamics rather than artificial differentiation between nearly identical properties. These competing developments typically offer comparable two-bedroom layouts, similar MRT accessibility (within 10-20 minutes' walk), and broadly equivalent local amenity availability. Pricing across these competing clusters varies 5-15% based on subtle differences in unit condition, lift access patterns, sight lines, and floor height—differences that reward diligent comparison-shopping with genuine value capture opportunities. The absence of material architectural or amenity differentiation means successful negotiation and careful unit selection become critical value-creation mechanisms, more so than choosing between fundamentally different development philosophies. Buyers should inspect comparable units across multiple nearby clusters before making final purchase commitments, as marginal adjustments in unit selection often yield 3-5% price advantages without sacrificing functionality.

Which unit stack or floor level offers the best value at 117A Jalan Tenteram?

Mid-level units (floors 4-12) typically offer the most balanced value proposition, commanding modest premiums over lower floors while avoiding the escalating price premiums that higher floors attract—often delivering 10-20% better per-square-foot value than comparable units on floors 15+. Ground-floor and first-floor units frequently face moisture, noise, and security perception challenges that suppress rental demand and capital values by 5-10%, making them less attractive for investor portfolios despite the occasional absolute price concession. Upper-floor units (15-25) attract premium pricing of 15-25% relative to mid-floors, largely reflecting psychological preference for height and unobstructed sightlines, though actual liveability improvements remain marginal beyond floor 12. The optimal stack depends entirely on individual preferences—some investors deliberately target lower-priced lower floors if tenant profile and local conditions mitigate traditional drawbacks—but statistical data across broad HDB populations suggests mid-level units deliver superior risk-adjusted returns when balancing purchase price, rental feasibility, and capital appreciation potential.

What does the future supply pipeline look like for HDB in Geylang, and how might it affect values at 117A Jalan Tenteram?

Geylang has largely completed its high-density residential development phase, with future HDB supply emerging primarily through en-bloc redevelopment cycles rather than new estate construction—a process operating across 20-30 year timescales. This mature supply profile means no imminent large-scale new developments will flood the local market with competing units, supporting sustained demand for existing stock like 117A Jalan Tenteram through retained scarcity dynamics. The district's older housing stock does face potential redevelopment risk, though such exercises require lengthy Government acquisition, planning, and construction phases that unfold across decades rather than years. Any future en-bloc redevelopment activities would likely generate transitional demand from displaced residents seeking temporary accommodation in neighbouring mature estates, potentially supporting rental demand and capital values during redevelopment windows. The absence of major competing new supply means properties at 117A Jalan Tenteram will likely track broader HDB secondary market trends rather than experiencing outsized appreciation or depreciation driven by local supply disruption—a stability profile that suits longer-term owner-occupiers and conservative investors better than yield-chasing speculators anticipating dramatic appreciation cycles.

[For Sale] 117A Jalan Tenteram — From S$638K