Type

Units

Min Area

Price Range

3 BR

1216 sqft

S$1.4M

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$276K on this acquisition.
Located 16 min (1.3 km) from TE29 Bayshore 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.

153B Bedok South Road: A Mature HDB Development Near Bayshore

153B Bedok South Road represents a well-established public housing development situated in one of Singapore's most vibrant residential neighbourhoods. Located in the Bedok South precinct of District 15, this HDB block offers residents direct access to a mature community with decades of established infrastructure, excellent public transport connectivity, and a comprehensive range of amenities within close proximity.

The development's primary strength lies in its strategic position relative to Bayshore MRT Station, situated approximately 1.3 kilometres away on the Circle Line. This connectivity positions residents within a 16-minute walk of a major transport interchange, substantially enhancing accessibility to Singapore's broader commercial and employment centres. The Circle Line itself provides seamless transfers to multiple lines, making commutes to areas such as the CBD, Marina Bay, and Changi Airport highly manageable for working professionals.

Neighbourhood Character and Community Amenities

Bedok South has matured into one of East Singapore's most sought-after residential enclaves, with 153B Bedok South Road positioned at the heart of this established community. The surrounding area benefits from decades of municipal investment, resulting in comprehensive HDB facilities, well-maintained public spaces, and extensive retail and dining options along Bedok Road and its adjoining streets. Residents enjoy proximity to multiple supermarkets, traditional markets, hawker centres, and modern shopping destinations that cater to everyday needs without requiring travel beyond the immediate neighbourhood.

The precinct maintains strong connections to family-oriented infrastructure, including several primary and secondary schools within walking and short bus distances. East Coast Park, one of Singapore's premier recreational facilities, lies several kilometres to the south, offering residents unparalleled access to coastal leisure activities, water sports, cycling trails, and beachfront dining. This positioning makes the development particularly attractive to families seeking a balanced lifestyle combining urban convenience with recreational amenities.

Residential Unit Mix and Pricing

The development comprises units across various configurations, with pricing structures reflecting the current HDB resale market conditions in District 15. Current asking prices begin from S$1,380,000, positioning the development competitively within the broader Bedok South market context. The per-square-foot valuations are consistent with comparable HDB developments in the immediate vicinity, reflecting stable demand from both owner-occupiers and investment-focused purchasers. Unit sizes and layouts cater to diverse buyer profiles, from first-time upgraders seeking additional space to experienced investors evaluating rental yield potential.

Prospective buyers should note that pricing varies significantly according to unit size, floor level, facing direction, and remaining lease tenure. Properties with higher remaining lease periods command premiums relative to comparable units with shorter lease spans, a market dynamic that substantially influences long-term capital appreciation and resale liquidity. The development's maturity means that buyers must carefully evaluate individual unit lease decay relative to asking price, as units with fewer than 70 years remaining lease may face financing constraints or reduced buyer interest at resale.

Investment Considerations and Financing

For investors evaluating 153B Bedok South Road within a diversified property portfolio, the development presents several compelling characteristics. The neighbourhood's established rental market, driven by proximity to employment centres and educational institutions, supports reasonable rental demand for both family and professional tenants. Estimated rental yields for units in this development typically range from 2.5% to 3.5% gross, depending on unit configuration, lease tenure, and current market rental rates for comparable HDB flats in Bedok South.

Second-property buyers should be aware that Additional Buyer's Stamp Duty applies to HDB resale purchases. Singapore Citizens purchasing a second residential property incur ABSD at 20% of the property's purchase price, substantially increasing total acquisition costs. This duty applies regardless of the property's lease tenure and represents a significant consideration in the investment thesis. When combined with standard Stamp Duty, legal fees, and agent commissions, the total cost of acquisition for a second property can approach 23-24% above the purchase price, meaningfully impacting net rental yield calculations and break-even timelines.

Financing at typical price points for this development remains accessible for qualified buyers. HDB loans capped at 80% loan-to-value ratios mean that purchasers require approximately 20% cash equity, or roughly S$276,000 for a S$1,380,000 acquisition. Total Debt Service Ratio considerations at current interest rates typically allow mortgage instalments of up to 30% of gross household income, providing meaningful headroom for households with combined incomes exceeding S$150,000 annually. First-time buyers may access HDB concessionary loan rates, further improving affordability relative to bank financing.

Transport and Market Dynamics

Bayshore MRT Station's presence has substantially shaped residential demand patterns in the immediate vicinity. The Circle Line's strategic routing through Eastern Singapore's employment precincts, coupled with interchange access to the East Coast Line at Bayshore, positions commuters with exceptional flexibility for travel throughout Singapore. Properties within the 1-1.5 kilometre walking distance of Bayshore consistently demonstrate resilience in market cycles, as transport connectivity represents a non-depreciating asset that maintains relevance across economic cycles.

The MRT station effect remains evident in comparative property valuations across the Bedok precinct. Units closer to Bayshore command measurable premiums relative to equivalently-sized units located further away, reflecting the market's substantial valuation of transport accessibility. This dynamic supports long-term capital appreciation potential, as the Circle Line's criticality to Singapore's broader transport network only increases with time and population growth. The development's 1.3-kilometre distance positions it optimally—far enough to avoid intensive foot traffic noise and congestion, whilst near enough to capture meaningful transport value.

Market Comparison and Competitive Positioning

Within the broader Bedok South market, 153B Bedok South Road competes with numerous HDB developments of similar vintage and maturity. Nearby blocks, including those along Bedok Road and within the Bedok South crescent, trade at comparable per-square-foot rates, with marginal variations reflecting specific unit characteristics rather than development-level differentiators. The development's competitiveness reflects its established neighbourhood position and transport connectivity, which offset potential limitations associated with older building construction relative to newer HDB estates in districts such as Punggol or Sengkang.

Prospective buyers evaluating multiple options within East Singapore should benchmark 153B Bedok South Road against developments at Bayshore, Simpang Bedok, and the broader Bedok South precincts. The key differentiator remains transport accessibility and neighbourhood maturity rather than building amenities or architectural design. For buyers prioritising established community infrastructure and proven market liquidity, this development represents a stable option with consistent transaction velocity and predictable pricing dynamics.

Lease Tenure and Long-Term Ownership Considerations

HDB flat ownership entails specific lease tenure considerations that substantially influence long-term ownership value. Properties at 153B Bedok South Road are leasehold HDB flats, with lease tenures dependent on the original grant date and current elapsed time. Buyers must establish the exact remaining lease duration before committing to purchase, as this directly impacts financing availability, resale demand, and long-term capital value. Properties with remaining lease tenures below 70 years face materially reduced buyer appeal and may struggle to secure bank financing at standard loan-to-value ratios.

HDB's Built-to-Order and resale policies contain specific provisions regarding lease extension eligibility and ownership transfers. Prospective buyers should engage legal counsel to understand their specific rights and obligations under HDB regulations before finalising a purchase commitment. The development's maturity suggests that most units possess remaining lease periods in the 80-90 year range, though individual unit circumstances require individual verification through HDB's official systems.

Suitability Across Buyer Profiles

153B Bedok South Road serves diverse buyer objectives across the HDB market spectrum. First-time buyers seeking to enter the property market benefit from established neighbourhood infrastructure, proven pricing stability, and accessible financing terms through HDB concessionary loan products. The development's maturity ensures that buyers immediately access mature amenities rather than waiting for new infrastructure to develop.

Upgraders transitioning from smaller HDB flats or private apartments find the development's unit mix particularly suitable, with configurations accommodating larger families whilst maintaining affordability relative to private condominium alternatives. The established community environment appeals to families with school-age children, as the neighbourhood offers proven educational institutions and recreational facilities.

Investors evaluating HDB acquisition within broader property portfolios benefit from the development's established rental market and consistent transaction liquidity. The neighbourhood attracts professional tenants drawn by MRT accessibility and proximity to employment centres, supporting stable rental demand independent of specific economic cycles. The development's lack of property-level amenities—common in HDB estates—positions it competitively against newer private housing alternatives on a pure yield basis, particularly for investors focused on rental income rather than capital appreciation.

District Supply Pipeline and Future Demand Dynamics

Singapore's public housing supply strategy has progressively shifted focus towards newer estates in the North, East, and North-East regions, including Sengkang, Punggol, and Woodlands developments. This allocation pattern means that mature estates such as those in Bedok South face limited new housing competition from HDB sources. Conversely, the district continues to experience steady population growth through immigration and natural increase, supporting persistent rental demand and owner-occupancy interest.

Private housing developments in East Singapore remain limited relative to other districts, further supporting HDB's position as the primary housing solution for middle-income households in the Bedok South precinct. This structural dynamic underpins the development's long-term demand resilience and supports conservative capital appreciation expectations. Whilst price volatility may exceed inflation in certain market cycles, the fundamental supply-demand dynamics favour reasonable capital preservation across longer holding periods.

Engaging With the Development

Prospective buyers should conduct comprehensive due diligence before committing to acquisition at this development. Individual unit inspections remain essential, given that unit condition, facing direction, and floor level substantially influence occupant satisfaction and resale value. Engagement with existing residents and local community groups provides practical insights into neighbourhood character that pure transaction data cannot convey. Professional legal advice from a conveyancing solicitor experienced in HDB transactions ensures that buyers understand their specific rights, obligations, and timing requirements.

Frequently Asked Questions

What estimated rental yield could I achieve if I purchase a unit at 153B Bedok South Road as an investment property?

HDB flats at 153B Bedok South Road generally support gross rental yields between 2.5% and 3.5%, depending on unit configuration, floor level, and current East Coast market rental rates. A S$1,380,000 property at the lower end of this yield spectrum would generate approximately S$34,500 to S$48,300 annual rental income, though actual performance varies significantly based on tenant profile, lease tenure remaining, and local demand fluctuations. Investors must deduct mortgage interest, property tax, HDB management charges, and vacancy periods to calculate net yield, which typically ranges 1.5% to 2.5% after all expenses and financing costs. The neighbourhood's proximity to Bayshore MRT and employment centres supports consistent rental demand from young professionals and upgrading families, underpinning stable tenant acquisition and retention relative to more distant HDB estates.

How do current asking prices at 153B Bedok South Road compare to recent per-square-foot transactions in Bedok South?

Current pricing at 153B Bedok South Road, beginning from approximately S$1,135 per square foot for comparable units, aligns closely with recent transaction data across the Bedok South precinct. Recent sales in the immediate neighbourhood, including developments along Bedok Road and adjacent crescent blocks, have traded between S$1,100 and S$1,200 per square foot depending on specific unit characteristics such as floor level, facing direction, and remaining lease tenure. Units with superior views, higher floor levels, or east-facing orientations command premiums toward the S$1,200 ceiling, whilst lower-floor units or those with structural limitations trade toward the S$1,100 base. The development's per-square-foot valuation reflects its established position within the Bedok South market—competitive with directly comparable estates but modestly above very dated properties and modestly below newer HDB developments in growth districts such as Punggol or Jurong.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen purchasing a second residential property at this development?

Singapore Citizens purchasing their second residential property incur Additional Buyer's Stamp Duty at 20% of the purchase price under current regulations. For a S$1,380,000 property, this represents S$276,000 in ABSD liability alone, substantially increasing total acquisition costs. When combined with standard Stamp Duty (ranging from 1% to 4% depending on purchase price), legal fees, agent commissions, and property tax arrears, total acquisition costs can approach 23-24% above the property purchase price. This substantial duty fundamentally impacts the investment case for second-property investors, necessitating rental yields or capital appreciation expectations sufficient to overcome this significant upfront cost burden over the intended holding period. For investors financing acquisitions with 80% LTV loans, the ABSD must be funded entirely from cash reserves, creating meaningful leverage impacts on net yield calculations and return on equity metrics.

What lease decay risk should I consider, and how does remaining lease tenure affect resale value at this development?

HDB flats at 153B Bedok South Road carry lease decay risk inherent to leasehold residential properties, with remaining lease tenure directly impacting resale value and financing accessibility. Most units possess remaining lease periods in the 80-95 year range given the development's maturity, though individual circumstances require verification through HDB's official platforms. Properties with remaining lease below 70 years face material financing constraints, as banks reduce maximum LTV ratios and some lenders decline mortgage applications entirely for short-lease properties. Each additional year of lease expiry corresponds to measurable value erosion, typically ranging 1-2% annually once leases fall below 70 years remaining. Investors must carefully evaluate the lease decay trajectory within their intended holding periods—a 30-year investment horizon in a property with 80 years remaining lease presents substantially different risk characteristics than the same holding period in a 95-year lease property. HDB's recent lease extension policies offer potential mitigation for very short leases, though extension eligibility and costs remain subject to evolving government policies and should not be presumed.

How does proximity to Bayshore MRT Station influence demand and capital appreciation for units at this development?

Bayshore MRT Station's presence on the Circle Line represents one of the development's most significant demand drivers, with proximity to the station generating measurable valuation premiums relative to comparable units located further away. The station's strategic position provides interchange connectivity to the East Coast Line and through-services to Singapore's major employment precincts, CBD, Marina Bay, and Changi Airport, making commutes highly manageable for working professionals. Properties within 1-1.5 kilometres of Bayshore consistently demonstrate superior capital appreciation and rental demand compared to equivalently-sized units located 2-3 kilometres further away, as transport accessibility represents a non-depreciating asset that only increases in relative value as Singapore's population grows. The 16-minute walking distance from 153B Bedok South Road places units at the optimal range—far enough to avoid intensive foot traffic and congestion noise yet near enough to capture meaningful transport value. MRT connectivity directly supports long-term capital appreciation expectations, as housing demand patterns globally demonstrate that transport accessibility fundamentally drives residential values independent of building age or amenity provision.

Is 153B Bedok South Road suitable for different buyer profiles including first-timers, upgraders, HNW investors, and owner-occupiers?

The development serves diverse buyer profiles across the HDB spectrum with particular strength in middle-income segments. First-time buyers benefit from the neighbourhood's maturity, established amenities, proven pricing stability, and accessible HDB concessionary financing, which substantially improves affordability relative to private housing alternatives. Upgraders transitioning from smaller units find the development's flexible unit configurations particularly suitable, with the established community environment appealing to families with school-age children given proximate educational institutions and recreational facilities. Investment-focused purchasers benefit from the neighbourhood's established rental market driven by Bayshore MRT accessibility and proximity to employment centres, supporting stable tenant acquisition independent of economic cycles. High-net-worth investors may find the development less attractive relative to newer private condominiums or landed property alternatives, though the development's rental yield characteristics and acquisition efficiency relative to private housing alternatives make it strategically relevant within diversified portfolios. Owner-occupiers seeking lifestyle balance between urban convenience, family amenities, and transport accessibility find 153B Bedok South Road particularly well-positioned, as the neighbourhood provides comprehensive infrastructure without requiring reliance on car-dependent commuting patterns.

What are my financing headroom and TDSR considerations at typical price points for this development?

HDB loans for properties at 153B Bedok South Road are capped at 80% loan-to-value ratios, requiring approximately 20% cash equity or roughly S$276,000 for a S$1,380,000 acquisition. At current HDB loan rates averaging approximately 2.6%, monthly mortgage instalments on an S$1,104,000 loan (80% of S$1,380,000) over a 30-year amortisation would approximate S$4,300, with Total Debt Service Ratio considerations allowing mortgage instalments up to 30% of gross household income. This structure permits households with combined monthly gross incomes exceeding S$14,333 to comfortably service the mortgage whilst maintaining adequate headroom for other debt obligations and living expenses. First-time buyers benefit from HDB concessionary loan rates approximately 0.1-0.3% below market rates, further improving affordability relative to bank financing alternatives. For second-time buyers, standard HDB rates apply alongside ABSD obligations, which substantially compress financing efficiency and necessitate stronger financial positions. Property tax obligations, currently assessed at approximately 5-6% of annual value, represent additional ongoing costs that prospective buyers must incorporate into cash-flow planning.

How does 153B Bedok South Road compare to nearby competing developments in Bedok South and East Singapore?

Within the immediate Bedok South precinct, 153B Bedok South Road competes with numerous HDB developments of similar vintage and maturity, including blocks along Bedok Road and adjoining crescent developments. Per-square-foot pricing remains remarkably consistent across these directly comparable properties, typically ranging S$1,100 to S$1,200 depending on specific unit characteristics rather than development-level differentiators. Newer HDB estates in growth districts such as Punggol and Sengkang trade at modest premiums reflecting architectural design, amenity provision, and building condition, though affordability considerations often offset these quality differentials. Competing options within East Singapore include private condominium developments offering lifestyle amenities and building services superior to HDB provision, though total cost of ownership substantially exceeds HDB alternatives on both acquisition and ongoing basis. Established HDB developments in Siglap and Marine Parade offer comparable MRT connectivity and neighbourhood maturity whilst commanding slight premiums reflecting their premium postcodes and beachfront proximity. For buyers prioritising investment efficiency, neighbourhood maturity, and transport accessibility, 153B Bedok South Road offers competitive positioning relative to both comparable HDB alternatives and private housing options, particularly when evaluating per-square-foot valuation against total cost of ownership implications.

Which unit stacks or floor levels at 153B Bedok South Road offer optimal value compared to premium units?

Mid-level units at 153B Bedok South Road, typically floors 10-15, offer superior value-to-price ratios compared to ground-floor or highest-floor units. Mid-level units command approximately 3-5% price premiums relative to ground and lower-floor units whilst avoiding the 8-12% premiums that highest-floor units command for superior views and presumed privacy benefits. From a resale perspective, mid-level units attract broader buyer appeal than extreme floor levels, as the trade-off between acquisition cost and occupancy benefits optimises resale liquidity. Units with east or south-facing orientations commanding natural morning light without afternoon heat burden support superior occupant satisfaction and rental demand relative to west-facing units, though these orientational preferences represent neighbourhood-specific factors requiring individual site assessment. Corner units and those with direct stairwell or lift access provide incremental value through improved natural ventilation and reduced noise exposure, though these benefits typically command premiums insufficient to justify acquisition on pure investment basis. For investors prioritising yield and liquidity over occupancy experience, mid-level units with standard orientation represent optimal positioning, whilst owner-occupiers should prioritise floor levels and orientations supporting lifestyle preferences rather than pure financial calculations.

What future supply pipeline and demand dynamics should I consider for District 15 and the Bedok South precinct?

Singapore's public housing allocation strategy has progressively prioritised newer estates in northern, eastern, and north-eastern regions, with HDB supply concentrated in Sengkang, Punggol, and newer Woodlands developments rather than infill in established precincts such as Bedok. This policy direction means that 153B Bedok South Road faces minimal new housing competition from HDB sources, positioning it advantageously within the district's long-term demand dynamics. Conversely, private housing development in East Singapore remains limited relative to other districts, further consolidating HDB's role as the primary housing solution for middle-income households in the Bedok South precinct. Population growth through immigration and natural increase continues to generate steady demand for rental housing and owner-occupancy, supporting persistent residential interest independent of new supply arriving. The Bayshore MRT station's strategic importance to Singapore's transport network only increases as population grows and employment concentration intensifies around CBD and Marina Bay precincts. Long-term demand fundamentals favour reasonable capital preservation and modest appreciation across extended holding periods, though price volatility may exceed inflation in specific market cycles. Prospective buyers should evaluate their acquisition decisions within realistic expectations of 2-3% annualised capital appreciation over 20-30 year horizons rather than speculative short-term profit scenarios.

[For Sale] Hdb Flat At 153B Bedok South Road — From S$1.4M