Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$1.1M – S$1.2M

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$1.1M to S$1.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$224K on this acquisition.
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.

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118A Alkaff Crescent: A Mature HDB Development in Bishan

118A Alkaff Crescent stands as an established Housing and Development Board flat development located in the heart of Bishan, one of Singapore's most sought-after residential districts. The project comprises multiple units spread across several storeys, each designed to accommodate varying family sizes and lifestyle requirements. With its strategic positioning along Alkaff Crescent, this development has earned a reputation as a stable and desirable address for both owner-occupiers and investment-minded buyers seeking exposure to a mature, well-serviced neighbourhood.

The development's location proves particularly advantageous for those prioritising transport connectivity. Sitting just 510 metres—a mere 6-minute walk—from NE11 Woodleigh MRT Station, residents enjoy seamless access to the North-East Line, which connects directly to the city's prime commercial and cultural hubs. This proximity to rapid transit significantly enhances the appeal of the development, as it reduces commute times and broadens employment and leisure options for occupants. The Woodleigh station itself anchors a vibrant precinct with retail, dining, and community facilities, making everyday living particularly convenient.

Unit Specifications and Configuration

Units at 118A Alkaff Crescent feature thoughtfully planned layouts with 3 bedrooms and 2 bathrooms, spanning approximately 1,001 square feet per unit. This configuration appeals to families seeking adequate sleeping and bathing facilities without unnecessary sprawl, striking a balance between liveable space and practical maintenance. The consistent unit sizing across the development creates a uniform quality standard, reducing variance in specification and finish levels across the project. Such standardisation also supports healthy resale dynamics, as prospective buyers face fewer surprises regarding floor plans or construction quality.

Neighbourhood Character and Amenities

Bishan's maturity as a residential district means that 118A Alkaff Crescent benefits from decades of community infrastructure development. The neighbourhood hosts numerous primary and secondary schools, both government-aided and independent institutions, making it particularly attractive to families with school-age children. Healthcare facilities, including polyclinics and private medical centres, are well-distributed throughout the district, ensuring medical support remains accessible. Dining, shopping, and entertainment options cluster around nearby commercial nodes, whilst parks and recreational spaces—including the extensive Bishan Park—provide green spaces for active living and leisure.

The development's location within an established estate also means that population density, traffic patterns, and parking availability have stabilised. Unlike newer developments in less-served fringe areas, residents at 118A Alkaff Crescent experience predictable living conditions and mature community ecosystems. This stability often translates to greater predictability in capital appreciation and rental demand, as these factors are driven by consistent rather than speculative neighbourhood development.

Market Position and Pricing

Units at 118A Alkaff Crescent are positioned competitively within the Bishan HDB market. The development's proximity to Woodleigh MRT and its mature neighbourhood status support a pricing structure that reflects proven demand and transaction history. For prospective buyers, this transparency enables informed comparison against recent arm's-length transactions in the immediate area, allowing for confidence in valuation. The development's established market presence also means that pricing data is readily available, supporting clearer due diligence and negotiation processes compared to newer or more speculative projects.

Investment Considerations

For investors contemplating a purchase at 118A Alkaff Crescent, several key factors merit consideration. First, the development's mature status and stable rental market typically support consistent yields, particularly given the proximity to Woodleigh MRT and the neighbourhood's appeal to young professionals and families. Second, potential investors must factor in Additional Buyer's Stamp Duty (ABSD) if this represents a second residential property purchase; Singapore Citizens purchasing a second residential property face an ABSD rate of 20%, materially affecting acquisition costs and breakeven rental yield calculations. Third, financing headroom and Total Debt Service Ratio (TDSR) constraints apply universally, though HDB financing terms and age-related restrictions may impose caps on loan tenure depending on the development's age profile.

The leasehold status of HDB properties introduces lease decay considerations, particularly as the development ages. However, given Bishan's continued demand and the government's Housing Renewal Board initiatives, lease extension mechanisms and en bloc resale potential remain relevant considerations. Prospective investors should scrutinise the remaining lease tenure and model potential resale scenarios across multiple time horizons to assess long-term capital preservation.

Suitability for Different Buyer Profiles

First-time buyers seeking entry into Singapore's property market find 118A Alkaff Crescent appealing due to its established market, transparent pricing, and mature neighbourhood infrastructure. The development's proximity to schools and parks suits growing families, whilst its transport links appeal to young professionals. Upgraders transitioning from smaller units or older developments benefit from the 3-bedroom, 2-bathroom configuration, which accommodates expanding households without requiring a dramatic move upwards in price. High-net-worth individuals may view the development as a diversified investment vehicle offering steady rental yields and predictable capital appreciation rather than speculative growth.

Future District Dynamics and Value Drivers

The Bishan district continues to evolve, with the Urban Renewal Authority and public sector investing in upgrading ageing precincts. Future announcements regarding estate-wide improvement programmes, additional amenities, or new transport links could strengthen the neighbourhood's appeal and support capital appreciation. Simultaneously, the proximity to Woodleigh MRT remains a durable value driver, as rapid transit accessibility is a finite asset that cannot be replicated and typically appreciates over time as urban density increases. Monitoring the district's infrastructure roadmap and any planned enhancements will prove valuable for long-term investors.

Frequently Asked Questions

What is the estimated rental yield for units at 118A Alkaff Crescent if purchased as an investment?

Rental yields at 118A Alkaff Crescent typically range between 2.5% and 3.5% gross annually, depending on the specific unit configuration and current market rental rates for 3-bedroom HDB flats in Bishan. Given the proximity to Woodleigh MRT Station and the neighbourhood's appeal to young professionals and families, demand for rental units remains relatively stable, supporting predictable rental income streams. Investors should model yields conservatively by examining recent rental transactions for comparable units in the immediate area and factoring in the 20% ABSD liability on acquisition, which reduces net cash-on-cash returns and extends the breakeven payback period for investment-focused purchasers.

How does 118A Alkaff Crescent's pricing compare to recent per-square-foot transactions in Bishan?

Recent arm's-length transactions in Bishan for 3-bedroom HDB units have transacted at approximately S$1,100 to S$1,200 per square foot, positioning 118A Alkaff Crescent at the mid-to-upper end of this range when calculated from typical unit prices. The premium reflects the development's mature status, proximity to Woodleigh MRT, and established reputation within the district. Prospective buyers should cross-reference recent en bloc or individual unit sales within a 500-metre radius of the development to benchmark current fair value, as price-per-square-foot metrics can vary noticeably based on specific floor levels, orientation, and unit configurations within the same development.

What are the Additional Buyer's Stamp Duty (ABSD) implications if I'm purchasing a second residential property?

Singapore Citizens purchasing 118A Alkaff Crescent as a second residential property face an ABSD rate of 20% on the purchase price, applied on top of base Stamp Duty. For a property valued at S$1.12 million, this translates to approximately S$224,000 in ABSD liability, materially increasing total acquisition costs. This duty is non-recoverable and must be factored into financing calculations and return-on-investment models, particularly for investors targeting rental yield. Prospective buyers should engage a property lawyer early to confirm their ABSD classification and explore any available exemptions or deferrals that might apply to their specific circumstances.

What is the lease decay risk for 118A Alkaff Crescent, and how does it affect resale value?

As an HDB development, 118A Alkaff Crescent operates on a 99-year leasehold tenure, which—depending on the development's age—may have experienced some lease decay since initial construction. Typically, when a leasehold property dips below 60 years of remaining tenure, it becomes less attractive to conventional mortgage lenders and may trigger valuation discounts of 5% to 15% or more. However, HDB leases benefit from the Housing and Development Board's en bloc resale framework and potential lease extension mechanisms, which can mitigate long-term depreciation risk. Buyers should ascertain the exact lease commencement date and calculate the remaining tenure, then model multiple resale scenarios across 10, 20, and 30-year horizons to assess long-term capital preservation.

How does proximity to Woodleigh MRT Station affect demand and capital appreciation?

Proximity to rapid transit is one of the most durable and valuable amenities in Singapore's property market, and 118A Alkaff Crescent's 6-minute walk to Woodleigh MRT Station positions it favourably relative to less-connected developments. Properties within 400 metres of an MRT station typically command a 10% to 20% premium over comparable units in the same district that lack equivalent accessibility. Over multi-decade ownership horizons, MRT-proximate properties tend to appreciate more consistently because transport connectivity becomes increasingly valuable as urban density rises and congestion worsens. The North-East Line's integration with the broader transport network also strengthens long-term appeal, as any future line extensions or service improvements further enhance accessibility.

Which buyer profiles are best suited to 118A Alkaff Crescent?

First-time buyers benefit from the development's transparent market, established transaction history, and proximity to schools and transport, reducing uncertainty in their property purchase journey. Growing families upgrading from 2-bedroom units find the 3-bedroom, 2-bathroom configuration ideal for accommodating children whilst maintaining reasonable maintenance costs and utility bills. Young professionals and commuters value the short walk to Woodleigh MRT, making the development particularly attractive for those working in the city centre or along the North-East Line corridor. Investors seeking stable, predictable rental yields favour mature, well-serviced neighbourhoods where tenant demand is consistent rather than speculative. High-net-worth individuals may view units as diversified real estate holdings offering modest but reliable returns alongside capital preservation.

What TDSR and financing headroom should I expect at 118A Alkaff Crescent's typical price points?

For a property priced around S$1.12 million with standard HDB financing terms (typically up to 80% loan-to-value for owner-occupiers), buyers would require approximately S$224,000 in cash downpayment plus Additional Buyer's Stamp Duty and legal fees. On a 25-year mortgage at current interest rates (around 3.5% to 4%), the monthly instalment would approximate S$5,000 to S$5,500, which consumes roughly 25% to 35% of household income for a household earning S$150,000 to S$200,000 annually. Total Debt Service Ratio limits typically cap debt repayment at 60% of gross household income, meaning buyers with broader debt obligations (car loans, credit cards, personal loans) may face reduced financing headroom. Prospective purchasers should engage a mortgage broker or bank early to pre-assess their specific TDSR position and confirm financing quantum before making an offer.

How does 118A Alkaff Crescent compare to nearby competing HDB developments?

118A Alkaff Crescent competes directly with other Bishan-area HDB developments such as blocks along Marymount Road, Lorong Lew Lian, and the wider Bishan estate. Relative advantages include the superior MRT proximity (6-minute walk versus 12-15 minutes for some competing blocks) and the development's established market reputation, which supports transparent pricing and active resale liquidity. Some competing blocks may offer larger unit configurations (4-bedroom options) or newer construction finishes, though these typically command proportionally higher prices per square foot. Rigorous price comparison across the immediate 1-kilometre radius provides essential context for valuation benchmarking, particularly when assessing whether premium pricing reflects genuine differentiation or market sentiment.

Which unit stack or floor level offers the best value at 118A Alkaff Crescent?

Mid-floor units (typically floors 5 to 15) strike an optimal balance between value and livability, as they avoid ground-floor vulnerabilities to noise, pests, and privacy issues, whilst sidestepping top-floor exposure to heat gain and potential water-seepage risks. Corner units and units with favourable orientation (typically north or east-facing to minimise afternoon heat) command premiums of 3% to 8% but may justify the outlay if natural light and ventilation quality materially improve daily comfort. Lower-floor units (floors 2-4) occasionally offer modest discounts of 2-5%, making them attractive for buyers prioritising purchase price over aesthetic preferences. Prospective buyers should physically inspect units across multiple storeys to assess natural light, ventilation, and noise levels, as these subjective factors ultimately drive long-term satisfaction and rental marketability.

What is the future supply pipeline in Bishan, and how might it affect 118A Alkaff Crescent's resale prospects?

Bishan is a mature, built-out estate with limited room for large-scale new HDB construction, which supports the relative scarcity and long-term value resilience of existing stock including 118A Alkaff Crescent. Any future housing supply in the broader Central Region would more likely materialise in emerging precincts like the North-Eastern Islands or fringe areas, rather than incremental additions to Bishan itself. The Housing and Development Board's focus on estate renewal and home improvement programmes for ageing precincts suggests that upgrade cycles and infrastructural investments will bolster neighbourhood appeal and capital value rather than trigger depreciation through competing new supply. Monitoring the government's long-term Housing Development Board pipeline and any announced estate renewal initiatives will provide insight into potential value drivers for the next 10-20 years.

[For Sale] 118A Alkaff Crescent — From S$1.1M