Type

Units

Min Area

Price Range

2 BR

732 sqft

S$850K

3 BR

1001 sqft

S$1000K – S$1.1M

Type

Units

Min Area

Price Range

3 BR

990 sqft

S$3,500/mo

Other

157 sqft

S$1,350/mo

Property Highlights

HDB development with 6 units currently available.
Prices currently range from S$1,350 to S$1.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$270 on this acquisition.
67% of current units are for sale, from S$850K; 33% are for rent, from S$1,350/mo.
Located 6 min (510 m) from NE11 Woodleigh 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.

118A Alkaff Crescent: A Mature HDB Haven in Serangoon

118A Alkaff Crescent stands as an established residential address in the heart of Serangoon, a neighbourhood renowned for its blend of affordability, convenience, and community character. Located in District 15, this development represents the kind of thoughtfully planned HDB housing that has defined Singapore's residential landscape for decades. The estate's maturity brings tangible advantages: well-maintained common areas, established support infrastructure, and a neighbourhood with genuine depth of amenities and services. For buyers evaluating options in this corridor, 118A Alkaff Crescent delivers straightforward access to urban conveniences without the premium pricing of newer developments or prime-location leasehold projects.

The address enjoys particularly strong connectivity through its proximity to Woodleigh MRT Station on the North-East Line (NE11), situated approximately 510 metres or a six-minute walk away. This accessible station linkage opens reliable commuting pathways to Orchard, Dhoby Ghaut, and onward to the CBD, making the development attractive to professionals and families who value time-efficient transport. The North-East Line corridor itself serves as a major artery through central Singapore, eliminating the isolation sometimes felt in peripheral estates. Beyond rail access, the area benefits from substantial bus coverage and its position on major roads, ensuring flexibility for those who prefer vehicular or multi-modal commuting patterns.

Unit Configuration and Market Positioning

Current stock at 118A Alkaff Crescent comprises units across multiple bedroom configurations, with pricing starting from approximately S$850,000. The variety of available floorplans caters to distinct buyer segments—from first-time buyers seeking modest but functional spaces to upgraders pursuing more generous living quarters. The unit sizes, including offerings around 732 square feet, sit comfortably within the mid-range for HDB properties in this district, delivering respectable space-per-dollar value without sacrificing liveable dimensions. Prospective purchasers will find that the range of configurations allows strategic matching between personal needs and available budgets, a flexibility that proves valuable in a competitive market where compromises are often unavoidable.

The pricing architecture reflects realistic market conditions for a mature estate in a well-connected yet non-prime location. Compared to similar-aged stock elsewhere in the North-East corridor, 118A Alkaff Crescent's tariffs remain competitively positioned, rewarding buyers who prioritise substance over novelty. This pricing discipline also supports stronger rental yields and faster capital recovery for investors, particularly those deploying funds across multiple properties rather than banking on speculative appreciation in a single unit.

Investment Perspective and Rental Viability

For investors considering 118A Alkaff Crescent as an income-generating asset, the neighbourhood's established profile and MRT proximity create reliable conditions for tenant demand. The Serangoon area has cultivated a stable residential population comprising young professionals, small families, and convenience-seeking empty-nesters—all segments actively seeking rental accommodation. With the development's maturity, operational costs tend to stabilise, and the property management systems are proven and efficient. Estimated rental yields on units at this development typically range between 3% and 4% gross, depending on exact unit size, condition, and current market rental rates. This performance places 118A Alkaff Crescent within a competitive band for HDB investments in central zones, particularly attractive for those seeking more defensive, less volatile returns than speculative private-sector plays might offer.

Investors must account for Additional Buyer's Stamp Duty (ABSD) if this acquisition constitutes a second residential property. Singapore Citizens purchasing a second residential property incur ABSD at 20% of the purchase price—a substantial cost that materially impacts acquisition expense and initial yield calculations. For a unit priced at S$850,000, ABSD would reach S$170,000, requiring careful cashflow modelling before commitment. However, ABSD does not apply to the first residential property, and those purchasing for owner-occupation need not factor this charge into their acquisition costs.

Lease Tenure and Resale Considerations

As an HDB property, 118A Alkaff Crescent carries a lease tenure structure typical of public housing in Singapore. HDB flats are characteristically offered on 99-year or 999-year leases, and prospective buyers should verify the specific tenure of units under consideration. The lease remaining influences both current valuation and long-term resale prospects. Properties with lease periods well above 80 years generally experience minimal valuation pressure, whilst those approaching the 80-year threshold begin to face steeper haircuts in market value. For a mature estate such as this, checking the precise lease position of any unit of interest is prudent, as lease decay—although perhaps not immediate—will eventually impact the property's marketability and appeal to future buyers. This is not a disadvantage unique to 118A Alkaff Crescent but rather a universal characteristic of leasehold HDB housing that buyers must address strategically.

Neighbourhood Amenities and Lifestyle Integration

Serangoon has evolved into a well-serviced residential locality with shopping options ranging from informal wet markets to organised retail centres, an extensive selection of dining establishments catering to diverse palates, and schools spanning primary through secondary levels. Healthcare facilities, including polyclinics and private clinics, operate throughout the district. Recreation spaces include multiple community centres, parks, and sports facilities, fostering an active community life beyond the development itself. For families, the proximity to educational institutions and the neighbourhood's pedestrian-friendly character create a compelling lifestyle proposition. Young professionals appreciate the ease of accessing hawker centres, gyms, and late-night amenities. The mature estate environment means these services have had years to establish themselves, creating genuine depth rather than emerging potential.

Capital Appreciation and Market Dynamics

Historical appreciation in the Serangoon corridor has been modest but steady, reflecting the area's status as a stable, well-developed zone without significant scarcity premiums. Buyers should approach 118A Alkaff Crescent with realistic expectations: this is fundamentally a residential asset prized for accessibility, affordability, and liveable quality rather than as a speculative play. Capital gains typically materialise over a decade or longer, and they tend to track inflation and broader HDB market trends rather than outpacing them dramatically. However, this relative predictability also means lower downside volatility—the neighbourhood is unlikely to experience serious value compression provided Singapore's overall economic trajectory remains healthy. For upgraders transitioning from smaller units or first-time buyers entering the market, this stability offers psychological comfort alongside financial practicality.

The NE11 proximity continues to anchor demand. Station accessibility is one of the most durable value drivers in Singapore residential markets, as it creates a utility floor beneath speculative movements. Developments within 10 minutes of MRT stations consistently attract a broader buyer pool and demonstrate lower vacancy rates in rental markets, benefits that accrue directly to 118A Alkaff Crescent. This accessibility advantage explains a significant portion of the development's market positioning and supports the case for its continued relevance in a rapidly evolving property landscape.

Financing and Total Cost of Ownership

Prospective purchasers financing acquisitions at 118A Alkaff Crescent should model Total Debt Servicing Ratio (TDSR) carefully. At typical price points for units in this development, loan quantum will range across several hundred thousand Singapore dollars, and monthly repayments will constitute a material household expense. Banks typically assess whether monthly mortgage payments, combined with existing liabilities, exceed 60% of gross monthly income—the TDSR ceiling. For a unit priced near S$850,000 with a 70% loan-to-value ratio, monthly repayment at prevailing mortgage rates would fall in the region of S$3,500 to S$4,000, implying a required household income of roughly S$6,000 to S$7,000 monthly to comfortably clear TDSR thresholds. First-time buyers should factor in conveyancing fees, stamp duty, and ongoing costs including property tax and maintenance contributions, which collectively add 5% to 8% to the purchase price as one-time acquisition costs. Investors must layer in ABSD charges as outlined above, materially increasing total deployment.

Comparison to Competing Stock

Within the North-East Line corridor, 118A Alkaff Crescent competes directly with other mature HDB estates in Serangoon and neighbouring Punggol areas. Developments such as those in adjacent planning zones offer varying configurations, ages, and price points. The distinguishing factor for 118A Alkaff Crescent remains its location depth—it is not on the line itself but sufficiently proximate to enjoy the benefits of station connectivity without the premium pricing sometimes attached to stations' immediate vicinities. This positioning appeals strongly to value-conscious buyers who are willing to walk six minutes for the privilege of paying a few thousand dollars less than comparable units in genuinely prime addresses. The trade-off is sensible for most buyers and investors, particularly those for whom the extra walk represents an acceptable health benefit rather than an inconvenience.

118A Alkaff Crescent thus occupies a sweet spot in the market: mature, well-connected, competitively priced, and positioned within a neighbourhood that has proven its staying power across multiple economic cycles. For owner-occupiers prioritising practical comfort over fashionable newness, and for investors seeking steady returns over spectacular capital gains, this development merits serious consideration.

Frequently Asked Questions

What rental yield can investors realistically expect from units at 118A Alkaff Crescent?

Gross rental yields on properties at 118A Alkaff Crescent typically range between 3% and 4%, depending on unit size, condition, and current market rental rates within the Serangoon neighbourhood. This performance reflects the estate's maturity, reliable tenant demand from young professionals and families, and its proximity to Woodleigh MRT Station, which ensures consistent interest from renters without extended vacancy periods. Investors should model net yields by deducting property tax, maintenance contributions, and property management fees, which collectively reduce gross returns by approximately 1 to 1.5 percentage points, placing expected net yields between 1.5% and 3% depending on cost structure. This yield band is competitive for HDB investments in central zones and offers defensible, lower-volatility returns compared to speculative private residential plays.

How do prices per square foot at 118A Alkaff Crescent compare to recent transactions in the Serangoon area?

Properties at 118A Alkaff Crescent are priced to reflect the estate's mature status and convenient MRT access, with per-square-foot valuations sitting within the mid-range for District 15 HDB housing. At starting prices around S$850,000 for units approximately 732 square feet, the development achieves a price-per-square-foot ratio competitive with similarly aged and located stock in the North-East corridor, whilst typically trading at a modest discount to units in genuinely prime MRT-adjacent positions. Recent transactions across the Serangoon area have demonstrated steady, inflation-tracking appreciation rather than dramatic revaluation, reflecting the neighbourhood's status as a established, well-serviced locality without exceptional scarcity premiums. Buyers should expect per-square-foot metrics to remain stable relative to inflation over the medium term, with only modest appreciation in strong economic cycles and limited downside in softer markets, a stability that underpins the asset's defensive characteristics.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a second-property buyer at this development?

Singapore Citizens purchasing 118A Alkaff Crescent as a second residential property incur Additional Buyer's Stamp Duty at 20% of the purchase price, representing a substantial acquisition cost that must be factored into investment analysis and financing capacity. For a unit priced at S$850,000, ABSD liability would total S$170,000—a figure that materialially impacts both initial capital deployment and loan requirements. This cost does not apply to first residential property purchases, meaning owner-occupiers buying their first home need not account for ABSD in their acquisition calculations. For investors, ABSD effectively reduces net equity invested and extends the hold period required to achieve target returns, as the extra cost must be recovered through rental income or capital appreciation before profitability is realised. Astute investors model ABSD as an integral acquisition cost and ensure that overall project returns justify the 20% upfront burden relative to alternative deployment opportunities.

What lease decay risks should purchasers be aware of, and how do they affect long-term resale value?

As an HDB property, 118A Alkaff Crescent units carry leasehold tenure typically structured as 99-year or 999-year leases, with the specific tenure varying by individual unit within the development. Properties with remaining lease periods substantially above 80 years experience minimal valuation pressure, but those approaching the 80-year threshold begin to face steeper market discounts, as future buyers become increasingly concerned about the property's longevity and refinancing difficulty. For 118A Alkaff Crescent, a mature estate, purchasers should verify the precise lease remaining on any unit under consideration and model whether the lease position will constrain resale appeal and valuation within their intended hold period. Whilst lease decay is not unique to this development but inherent to all leasehold HDB properties, it is not an immediate concern for units with lease periods substantially above 80 years; however, strategic buyers prioritise units with longer lease runways to maximise future marketability and avoid the steeper haircuts applied to shorter-lease stock. Property agents can provide precise lease information for any unit, and purchasers should make lease position a central factor in their valuation and negotiation decisions.

How does proximity to Woodleigh MRT Station (NE11) influence demand and long-term capital appreciation at 118A Alkaff Crescent?

Woodleigh MRT Station on the North-East Line serves as a significant demand anchor for 118A Alkaff Crescent, with the approximately 510-metre or six-minute-walk distance positioning the development as conveniently accessible without the premium pricing often attached to stations' immediate vicinities. MRT proximity is one of the most durable value drivers in Singapore residential markets, as it creates a practical utility floor beneath speculative movements and ensures consistent tenant demand for rental units. Developments within walking distance of stations historically demonstrate lower vacancy rates, broader buyer pools, and greater resilience during economic downturns, benefits that directly support 118A Alkaff Crescent's continued relevance and appeal. Capital appreciation in stations' surrounding areas tends to be modest but steady, tracking inflation and broader HDB market trends; whilst spectacular gains are unlikely, neither are sharp declines, as the MRT linkage ensures the property remains functionally valuable regardless of broader market sentiment. For both owner-occupiers and investors, the station proximity justifies the location choice and provides confidence in long-term hold viability.

Which buyer profiles are best suited to 118A Alkaff Crescent—upgraders, first-timers, investors, or high-net-worth individuals?

118A Alkaff Crescent serves multiple buyer segments effectively, though certain profiles derive stronger utility from the development's characteristics. First-time buyers appreciate the competitive pricing, accessible financing thresholds, and mature neighbourhood infrastructure, which collectively lower the barrier to property ownership without requiring compromise on location quality or liveable dimensions. Upgraders transitioning from smaller units value the spacious configurations available across the development's stock, combined with the estate's established amenity base and MRT access, which enhance lifestyle quality without the premium costs of newer leasehold or landed alternatives. Investors favour the development for its stable rental demand from young professionals and families, its modest but predictable yield profile, and its defensive positioning within a neighbourhood unlikely to experience serious value compression. High-net-worth individuals typically gravitate toward prime leasehold developments or landed properties rather than HDB stock; however, those seeking diversified investment exposure across multiple properties may view 118A Alkaff Crescent as a reliable, lower-risk addition to a mixed portfolio. The development's broad appeal across these segments reflects its balanced positioning: neither aspirational nor compromised, neither speculative nor stagnant.

What TDSR and financing headroom should buyers model for typical price points at this development?

Prospective purchasers at 118A Alkaff Crescent should model Total Debt Servicing Ratio (TDSR) carefully, as monthly mortgage repayments constitute a material household expense that must comfortably clear the bank's 60% TDSR ceiling. For a unit priced near S$850,000 with a 70% loan-to-value ratio (approximately S$595,000 loan quantum), monthly repayments at prevailing mortgage rates of around 3.5% would fall in the region of S$3,500 to S$4,000, implying a required household income of approximately S$6,000 to S$7,000 monthly to comfortably satisfy TDSR thresholds whilst retaining buffer for existing liabilities and unexpected costs. First-time buyers should also factor in one-time acquisition costs including conveyancing fees, stamp duty, and other statutory charges, which collectively add 5% to 8% to the purchase price and must be funded from available capital before settlement. Investors deploying funds must layer in ABSD charges as outlined above, materially increasing total acquisition cost and extending the timeframe to profitability relative to pure owner-occupier calculations. Banks can provide precise TDSR assessments once employment and income documentation are submitted; prudent buyers model conservatively and ensure monthly repayments represent no more than 30% of gross household income, preserving flexibility for unexpected circumstances.

How does 118A Alkaff Crescent compare to other mature HDB developments along the North-East Line corridor?

Within the North-East Line corridor spanning Serangoon through Punggol, 118A Alkaff Crescent competes with other mature HDB estates offering varying configurations, ages, and price points. The development's distinguishing advantage is its position as sufficiently proximate to Woodleigh MRT Station to enjoy reliable connectivity benefits without the premium pricing sometimes attached to units in genuinely station-adjacent locations, creating a sweet spot for value-conscious buyers willing to walk six minutes in exchange for meaningful savings. Competing estates in adjacent planning zones may offer slightly newer infrastructure or different neighbourhood characters, but they typically command proportionally higher pricing or greater distance from MRT access; conversely, estates located closer to stations command disproportionate premiums that often exceed the practical benefit differential. 118A Alkaff Crescent's pricing discipline and location depth position it favourably relative to this competitive set, particularly for buyers prioritising substance over fashionable newness or those seeking efficient capital deployment across rental portfolios. Prospective purchasers should compare specific unit configurations, lease positions, and maintenance cost structures across competing developments to validate that 118A Alkaff Crescent offers superior value within their particular criteria and budget parameters.

Which unit stack or floor levels at 118A Alkaff Crescent offer the best value proposition?

Unit value at 118A Alkaff Crescent varies by stack position, floor level, and specific configuration, with strategic buyers identifying undervalued stock offering superior utility relative to asking prices. Lower-floor units (levels 1-3) typically trade at modest discounts relative to mid-floor equivalents, reflecting buyer preferences for higher-floor positioning; however, these lower-floor units often deliver superior functionality for families with young children and those prioritising ground-level accessibility, sometimes justifying the modest price advantage through practical lifestyle benefits. Mid-floor units (levels 4-8) generally command the strongest per-square-foot valuations, as they satisfy most buyers' floor-level preferences whilst avoiding the premium commanded by top-floor units; for investors, mid-floor units often represent the optimal balance between achievable pricing and rental appeal. Top-floor units attract premium pricing due to perceived exclusivity and enhanced natural lighting, though this premium does not always translate proportionally to rental income or capital appreciation. Corner units and those with superior orientations or views may trade at meaningful premiums, though these advantages are subjective and do not necessarily translate to stronger investment returns. Astute buyers prioritise unit functionality, lease position, and maintenance cost structure over cosmetic positioning, identifying opportunities where the market has mispriced units relative to their underlying utility and income-generation potential.

What is the future supply pipeline for HDB housing in District 15, and how might it affect 118A Alkaff Crescent's market positioning?

District 15, encompassing Serangoon and surrounding areas, has historically experienced modest new HDB supply as the zone is mature and well-developed, with limited large vacant land parcels available for new public housing projects. Future supply in the district will likely be constrained by land scarcity and the prioritisation of peripheral estates in upcoming BTO (Build-to-Order) launches, a dynamic that supports 118A Alkaff Crescent's long-term market positioning by limiting competing new stock in the immediate locality. The broader HDB supply pipeline, including BTOs in Punggol and beyond, may attract price-sensitive first-time buyers away from mature estates; however, these new developments typically trade at premiums to resale stock once completed, ultimately supporting resale valuations across the mature corridor. For 118A Alkaff Crescent specifically, the combination of limited local new supply and strong MRT connectivity suggests continued baseline demand from both owner-occupiers and investors, with market dynamics reflecting inflation-tracking appreciation rather than dramatic revaluation. Buyers should approach the development with realistic expectations of steady rather than spectacular growth, recognising that the neighbourhood's maturity and limited new supply create stable, defensive characteristics rather than speculative upside.

[For Sale / Rent] Hdb Flat At 118A Alkaff Crescent — From S$1,350