Type

Units

Min Area

Price Range

Other

150 sqft

S$1,000/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,000.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$200 on this acquisition.
Located 18 min (1.48 km) from DT33 Tampines East 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?

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145 Pasir Ris Street 11: A Compact HDB Residence in Established Pasir Ris

145 Pasir Ris Street 11 represents a practical housing option within the mature Pasir Ris estate, one of Singapore's well-established residential neighbourhoods. Situated in the eastern corridor, this HDB flat offers accessibility to essential services, employment centres, and recreational facilities that define suburban living in this region. The development serves as an appealing entry point for buyers seeking straightforward homeownership without the complexities often associated with newer or premium segments of the market.

The property's location on Pasir Ris Street places it within a neighbourhood characterised by established community infrastructure. Residents benefit from proximity to Pasir Ris Town Centre, which hosts a range of dining, retail, and service establishments catering to daily needs. The surrounding area encompasses multiple primary and secondary schools, making it suitable for families prioritising educational convenience. Healthcare facilities, including polyclinics and private medical centres, are distributed throughout the estate to serve the resident population effectively.

Transport Connectivity and MRT Access

Transport accessibility represents a significant consideration for any property investment, and 145 Pasir Ris Street 11 sits approximately 1.48 kilometres from Tampines East MRT station on the Downtown Line. At roughly eighteen minutes' walking distance, the station provides direct connectivity to the central business district and other major nodes across Singapore's MRT network. This connection enables commuters to access employment centres, educational institutions, and leisure destinations with reasonable travel times. The Downtown Line's integration with other lines at interchange stations multiplies the transport options available to residents, enhancing overall convenience.

The proximity to Tampines East MRT station also influences the property's broader appeal and capital appreciation potential. As Singapore's transport network continues to evolve, stations on established lines like the Downtown Line benefit from consistent demand driven by their proven utility and extensive coverage. Properties within reasonable walking distance of MRT stations historically command stronger rental demand and exhibit more resilient resale values compared to those requiring longer commutes or reliance on bus services alone.

Suitability Across Different Buyer Profiles

The compact nature and straightforward characteristics of this HDB flat create appeal across multiple buyer demographics. First-time homebuyers appreciate HDB properties for their affordability relative to private residential options and the availability of housing grants from the Housing Development Board for eligible Singapore citizens. Young professionals entering the property market often favour compact units in established estates where transport links and lifestyle amenities align with urban working patterns. Investors seeking rental yield opportunities recognise the steady demand from working professionals and transient tenants within the eastern corridor, where rental rates remain competitive despite the property's modest size.

Upgraders and downsizers likewise find HDB flats in mature estates attractive for their simplicity of ownership and tax-efficient resale structures. Empty-nesters seeking to release capital from larger properties often transition to smaller HDB units, where maintenance costs, utilities, and property tax remain manageable. This broad appeal creates a resilient resale market, as the buyer pool remains diverse across economic cycles and life stages.

Lease Tenure and Resale Considerations

As an HDB property, 145 Pasir Ris Street 11 operates under Singapore's standard public housing lease structure. HDB flats typically carry a 99-year lease term, meaning the property has a defined lifespan within which it remains eligible for resale in the open market. Buyers should understand that lease decay—the diminishing value of a property as its lease reduces—becomes a consideration in the later decades of ownership. However, for buyers with medium-term holding periods (ten to twenty years), lease decay effects remain minimal, and the property's resale value typically appreciates in line with general market trends and improvements to the surrounding estate.

The Housing Development Board has introduced various schemes to address lease decay concerns, including lease top-up programmes that allow eligible owners to extend their leases. Understanding these mechanisms helps buyers make informed decisions about long-term ownership versus resale strategies. The transparent nature of HDB lease structures also simplifies financing, as banks readily lend against HDB properties with clear tenure definitions.

Investment Yield and Rental Demand

For investors evaluating this property as a rental asset, the eastern corridor's consistent demand for compact accommodation offers reasonable yield prospects. Rental income depends on factors including the unit's exact configuration, floor level, orientation, and proximity to amenities, but HDB flats in accessible locations near MRT stations typically attract tenants willing to pay competitive monthly rates. Working professionals, students, and expatriate workers form a stable tenant base in this region, creating predictable cash flow for owners.

Calculating potential yield requires comparing estimated monthly rental income against the purchase price and accounting for property tax, maintenance contributions, and minor void periods between tenancies. While HDB rentals generally deliver lower gross yields than some private properties, the lower absolute purchase price and reduced financing requirements create more favourable risk-adjusted returns for conservative investors.

Financing and Tax Implications

Financing an HDB property involves navigating specific criteria set by Singapore's banking sector and the Central Provident Fund (CPF) housing scheme. First-time buyers can utilise accumulated CPF savings for down payments and mortgage payments, reducing out-of-pocket cash requirements. The government's CPF housing scheme has democratised property ownership by allowing citizens to deploy retirement savings toward homeownership, subject to eligibility criteria regarding income, citizenship, and previous property ownership.

Second-property buyers should account for Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price, a significant cost that materially affects acquisition expenses and investment returns. This duty applies to Singapore citizens purchasing a second residential property and must be factored into total investment outlay and projected yield calculations. Proper tax planning with a financial advisor ensures investment decisions reflect the true cost of capital and realistic return expectations.

Future Estate Development and Local Supply Pipeline

Pasir Ris remains one of Singapore's mature estates, with established infrastructure and limited major new HDB projects in the immediate vicinity. This relative stability provides some predictability regarding future supply, meaning new unit launches are unlikely to depress existing property values through large-scale oversupply. However, government policies on housing development and estate renewal initiatives may periodically influence demand and property values within the precinct.

The eastern corridor, encompassing Tampines, Pasir Ris, and Bedok, continues to attract residential demand due to its mature character, established amenities, and reliable transport connections. Properties within this region have historically appreciated steadily, reflecting underlying economic growth and the scarcity of available land in Singapore's constrained property market. Understanding the broader development trajectory of the eastern corridor helps investors assess medium to long-term capital appreciation potential.

Conclusion

145 Pasir Ris Street 11 offers a practical, accessible entry point into Singapore's property market for a diverse range of buyers. Whether serving as a first home, an investment asset, or a downsizing option, the property's location, affordability, and straightforward ownership structure create meaningful appeal. Prospective purchasers should conduct thorough due diligence on financing terms, lease considerations, and rental income prospects before committing to acquisition, ensuring alignment with personal financial objectives and risk tolerance.

Frequently Asked Questions

What is the estimated rental yield if I purchase 145 Pasir Ris Street 11 as an investment property?

Rental yield for HDB flats at 145 Pasir Ris Street 11 depends on the specific unit configuration, floor level, and orientation, but compact units in this location typically command monthly rental rates between SGD 1,000 and SGD 1,500 from tenants seeking accommodation near the eastern corridor's employment and education hubs. To calculate gross yield, divide annual rental income by the purchase price; for example, a unit purchased at SGD 350,000 yielding SGD 12,000 annually represents approximately 3.4% gross yield. After deducting property tax (approximately 4–5% annually for HDB), maintenance contributions, and minor void periods, net yields typically range from 2% to 2.8%, which remains competitive relative to risk-adjusted fixed-income alternatives available to Singapore investors. The steady demand from working professionals and students in this region underpins rental stability, though yield ultimately depends on individual unit positioning and market conditions at time of acquisition.

How does the pricing per square foot at 145 Pasir Ris Street 11 compare to recent HDB transactions in the surrounding Pasir Ris and Tampines precincts?

HDB pricing in the eastern corridor, encompassing Pasir Ris and Tampines, typically ranges from SGD 7,500 to SGD 10,000 per square metre for compact flats in established blocks, translating to approximately SGD 700 to SGD 930 per square foot depending on unit size and floor level. 145 Pasir Ris Street 11's pricing should be evaluated against recent comparable transactions within the same street or immediately adjacent blocks, as micro-location factors—such as corner units, higher floors, and proximity to amenities—create meaningful price variation within a single estate. Published HDB transaction data through the Urban Redevelopment Authority's website enables direct comparison of prices achieved for similar-sized units in the same precinct over recent months, allowing buyers to assess whether current asking prices align with market rates or represent outliers. Investors should commission a professional valuation to confirm pricing relative to recent sold comparables, ensuring they avoid overpaying relative to prevailing market conditions in this established estate.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm a Singapore Citizen purchasing 145 Pasir Ris Street 11 as a second residential property?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price, a mandatory cost that substantially increases acquisition expenses. For a property priced at SGD 400,000, the ABSD liability would amount to SGD 80,000, meaning total stamp duty and acquisition costs reach approximately SGD 90,000 to SGD 100,000 when combined with Buyer's Stamp Duty and legal fees. This 20% duty must be factored into investment appraisal and financing calculations, as it directly reduces the capital available for down payment or increases borrowing requirements, thereby affecting mortgage serviceability and overall return on investment. Second-property buyers should model ABSD costs in their total acquisition outlay and conduct sensitivity analysis on projected rental yields to ensure the investment remains financially viable after accounting for this material tax cost, particularly important for investors relying on leveraged financing to fund the purchase.

What lease decay risk exists for 145 Pasir Ris Street 11, and how might this affect long-term resale value?

As an HDB property, 145 Pasir Ris Street 11 operates under a 99-year lease structure, meaning the lease duration diminishes by one year annually from the original grant date. Lease decay becomes a material concern only when the remaining lease falls below 60 years, at which point banks begin reducing lending ratios and buyers demand price discounts to compensate for the shortened amortisation horizon. For properties with 80+ years remaining, lease decay effects are negligible over medium-term holding periods of ten to twenty years, and the property's resale value typically appreciates in line with general market conditions. However, long-term holders (30+ years) should be aware that approaching the 60-year threshold may significantly constrain future resale value unless eligible for the HDB lease top-up scheme, which allows certain owners to extend leases by ten years, partially mitigating decay. Prospective buyers should verify the exact lease commencement date and calculate remaining tenure before purchase, ensuring the lease extension timeline aligns with their long-term holding strategy and potential exit plans.

How does proximity to Tampines East MRT station (1.5 km away) influence demand and capital appreciation for properties at 145 Pasir Ris Street 11?

Properties within 1.5 kilometres of established MRT stations on mature lines like the Downtown Line command sustained rental and resale demand, as commuters prioritise transport accessibility when selecting residential locations. The eighteen-minute walk to Tampines East MRT places 145 Pasir Ris Street 11 within the primary catchment zone for transit-oriented demand, supporting both owner-occupier uptake and investor interest from those seeking to rent to working professionals. Historical data across Singapore's HDB estates demonstrates that properties proximate to MRT stations appreciate at rates 10–15% faster than those requiring longer commutes or reliance on bus services, reflecting the market's consistent valuation of transport convenience. As Singapore's transport-oriented development continues and employment concentrates in central business districts serviced by MRT lines, properties like those at 145 Pasir Ris Street 11 benefit from structural demand tailwinds, supporting resilient capital value over the medium to long term despite potential fluctuations in short-term market sentiment.

Is 145 Pasir Ris Street 11 suitable for first-time homebuyers, and what advantages does HDB ownership offer compared to private property alternatives?

145 Pasir Ris Street 11 represents an ideal entry point for first-time homebuyers due to its affordability, transparent ownership structure, and access to government housing grants and CPF support schemes available exclusively to HDB purchasers. First-timers can utilise accumulated CPF savings for down payments and mortgage servicing, potentially reducing out-of-pocket cash requirements by 25–40% compared to private property purchases where CPF usage is restricted. HDB loans through authorised banks offer longer amortisation periods (up to 30 years) and lower interest rates than private mortgage products, improving debt serviceability at comparable income levels and enabling purchasers with moderate incomes to enter the property market. Additionally, HDB ownership avoids the complexity and legal costs associated with private property conveyancing, and unit sizes at 145 Pasir Ris Street 11 suit first-timers seeking manageable maintenance responsibilities and property tax burdens while building equity through primary residence ownership.

What is the typical Total Debt Servicing Ratio (TDSR) impact and financing headroom at price points for 145 Pasir Ris Street 11, and how does this affect mortgage approval likelihood?

For HDB properties priced between SGD 350,000 and SGD 450,000, a typical buyer with household income of SGD 5,000–6,000 monthly and existing debt obligations can service 80% loan-to-value (LTV) mortgages without breaching the Monetary Authority of Singapore's TDSR ceiling of 60%, allowing meaningful financing headroom for most first-time buyers. A SGD 400,000 property with 20% down payment (SGD 80,000 cash) and SGD 320,000 mortgage financed over 25 years at approximately 2.8% interest requires approximately SGD 1,480 monthly repayment, representing manageable debt serviceability for dual-income households at median income levels. However, second-property buyers must account for existing mortgages and credit obligations, which reduce available TDSR headroom, potentially requiring larger down payments (25–30%) to maintain service ratios within regulatory limits and secure approval. Prospective buyers should engage with a mortgage broker or bank to conduct preliminary TDSR calculations before purchase, ensuring financing capacity exists and avoiding the disappointment of loan rejection after committing to purchase.

How does 145 Pasir Ris Street 11 compare to competing HDB developments in nearby Tampines, Bedok, and Pasir Ris precincts?

Competing HDB flats across the eastern corridor (Tampines, Bedok, Pasir Ris) typically range from SGD 350,000 to SGD 500,000 for compact units, with pricing variation driven by floor level, unit orientation, block age, and proximity to MRT stations and amenities. Tampines, being a larger and more commercially developed estate, often commands a 5–8% price premium over comparable Pasir Ris units due to its larger town centre, shopping centres, and multiple MRT station access, though this premium reflects marginal utility differences rather than fundamental housing quality improvements. Bedok offers similar price ranges but tends to feature slightly lower demand from investors due to lower rental yields and greater distance from the central business district, translating to potential 3–5% price discounts versus Tampines equivalents. 145 Pasir Ris Street 11's competitive positioning depends on its specific floor level, orientation, and block condition relative to these alternatives; buyers should conduct systematic comparisons across three to five comparable transactions in each precinct to identify genuine value opportunities and avoid premium pricing based on limited market data.

Which unit stacks or floor levels at 145 Pasir Ris Street 11 offer the best value proposition, and how do these factors influence pricing and rental demand?

Mid-floor units (roughly fourth to sixth levels) at 145 Pasir Ris Street 11 typically offer optimal value balance, combining reasonable light and ventilation with psychological preference effects that prevent the steeper price premiums attached to higher floors, while avoiding the noise and air quality concerns some tenants associate with lower floors adjacent to roads and ground-level traffic. Lower-floor units (first to third levels) command 5–10% discounts relative to mid-floor comparables, reflecting tenant preferences for natural light and privacy, yet often present excellent value for price-conscious buyers who prioritise acquisition cost over marginal amenity preferences. Higher-floor units (seventh and above) attract a 10–15% premium from buyers valuing views and reduced noise, though this premium may not translate directly into proportional rental increases, creating potential value misalignment for investors prioritising yield over capital appreciation. Units with northern or eastern exposures typically command modest premiums (2–5%) versus south-facing alternatives due to reduced heat gain and perceived superior natural light, though this is secondary to floor level and unit stack position in driving transaction prices and rental demand.

What is the anticipated future supply pipeline and development trajectory for the Pasir Ris and eastern corridor precincts, and how might this influence long-term property values at 145 Pasir Ris Street 11?

Pasir Ris is a mature, fully developed estate with limited large-scale HDB projects planned in the immediate vicinity, providing relative supply stability and reducing the risk of oversupply dynamics that might depress existing property values through new unit launches. The eastern corridor (encompassing Pasir Ris, Tampines, and Bedok) remains designated for gradual estate renewal and intensification within existing precincts rather than wholesale new development, meaning future supply growth will predominantly comprise replacement or infill projects rather than large greenfield expansion. Singapore's broader housing strategy continues to emphasise transport-oriented development and intensification near MRT corridors, supporting long-term demand fundamentals for properties like 145 Pasir Ris Street 11 positioned within established, accessible locations. However, potential future initiatives such as the Punggol Digital District or Cross Island Line development prioritising outer rings may gradually shift younger demographic demand towards newer, emerging precincts, creating modest relative headwinds for mature estates; nonetheless, the eastern corridor's established character, amenity maturity, and proven transport connectivity position properties here to capture enduring demand from families and professionals seeking stability over novelty.

Hdb Flat At Pasir Ris Street 11 — From S$1,000