Type

Units

Min Area

Price Range

4 BR

1571 sqft

S$820K

Type

Units

Min Area

Price Range

3 BR

1528 sqft

S$4,600/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$4,600 to S$820K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$920 on this acquisition.
50% of current units are for sale, from S$820K; 50% are for rent, from S$4,600/mo.
Located 8 min (680 m) from CR4 Pasir Ris East MRT Station (U/C).

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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160 Pasir Ris Street 13: Spacious HDB Living in a Thriving Neighbourhood

160 Pasir Ris Street 13 represents a compelling opportunity for homebuyers seeking generous living space within the established Pasir Ris housing precinct. This development delivers multi-bedroom units that cater to growing families and buyers ready to upgrade from smaller accommodation. The project's positioning in one of Singapore's most vibrant public housing neighbourhoods ensures strong fundamentals for both owner-occupiers and investment-minded purchasers.

Located in the eastern corridor of Singapore's North-East Region, the development benefits from Pasir Ris's maturity as a residential hub. The area has evolved into a self-contained community with comprehensive shopping, dining, and recreational facilities clustered around Pasir Ris Central and the surrounding estate. Residents enjoy the stability and convenience that comes with an established neighbourhood where infrastructure, services, and community networks are already well entrenched.

Strategic Location and Transport Connectivity

The development sits approximately 680 metres—roughly an 8-minute walk—from the forthcoming Pasir Ris East MRT station on the Cross Island Line. This proximity to future enhanced public transport connectivity is a material advantage for both commuting practicality and long-term capital appreciation. The Cross Island Line represents a critical infrastructure investment that will reshape transport patterns across Singapore's east-north corridor, and properties within comfortable walking distance of its stations typically command sustained demand premiums.

Current commuters from the estate already benefit from the existing Pasir Ris MRT station on the Circle Line, which provides direct access to the city centre and connects to radial lines serving employment clusters across Singapore. The addition of the new Cross Island Line station will create a dual-MRT advantage, a rare feature in the HDB landscape that significantly enhances the long-term appeal of this location.

Spacious Unit Configurations

Units at 160 Pasir Ris Street 13 encompass generous four-bedroom configurations with dual bathroom provision, offering floor areas that comfortably exceed 1,500 square feet. These proportions represent a material step up from typical 3-room or smaller 4-room configurations elsewhere in the market, providing upgrading families with the additional space required for home offices, guest accommodation, or genuine living separation. The internal layout of such units typically allows for flexible room usage and avoids the compromises often seen in more constrained floor plates.

Investment Potential and Rental Yields

Pasir Ris remains one of Singapore's most attractive rental markets, driven by sustained demand from expatriate families, young professionals, and downsizers seeking affordable yet modern HDB accommodation. The consistent appeal of the estate to tenants translates into reliable rental revenue for buy-to-let investors. Units at this development, characterised by their additional square footage and multi-bedroom configuration, typically command rental rates that compare favourably to the current asking price range, positioning them as viable portfolio additions for investors targeting stable income generation alongside capital preservation.

Historical rental patterns in Pasir Ris demonstrate strong absorption rates even during softer market phases, reflecting both the demographic composition of the estate and its appeal to tenant populations seeking value-for-money accommodation without sacrificing neighbourhood quality. Investors should model rental scenarios conservatively but can reasonably anticipate competitive yields at current price points, particularly when factoring in the long-term appeal of dual-MRT proximity.

Neighbourhood Amenities and Community Infrastructure

Pasir Ris has matured into a largely self-sufficient precinct that minimises the need for residents to travel far for everyday services and recreation. Pasir Ris Central houses a multiplex cinema, dining options spanning local and international cuisines, and a range of retail tenancies. The area is ringed by hawker centres offering authentic local fare, and the Pasir Ris Park provides waterfront recreation and jogging facilities within the estate boundary.

Schools serving the area include established primary and secondary institutions with strong reputations, making the neighbourhood particularly attractive to families with young children. Medical facilities, including a polyclinic and private practitioners, are conveniently located throughout the estate. The density of amenities within Pasir Ris reduces dependency on car usage and supports a walkable neighbourhood lifestyle.

Market Context and Pricing Dynamics

HDB resale prices in Pasir Ris have demonstrated resilience over successive market cycles, with the estate consistently ranked amongst the most affordable MRT-adjacent precincts in the central and east Singapore corridor. This positioning makes the neighbourhood accessible to a broad buyer base whilst maintaining price stability. Recent transactions in the Pasir Ris postcode have reflected modest appreciation from pandemic-era lows, suggesting the market has found equilibrium at current levels.

Units at 160 Pasir Ris Street 13 are priced to reflect their spatial generosity, mature location, and proximity to upcoming transport infrastructure. Comparison with nearby transaction data suggests competitive pricing relative to similar multi-bedroom configurations elsewhere in the estate or adjacent precincts. Buyers evaluating this development should assess their own financing capacity and investment horizon against current market pricing rather than historical reference points, as the market has reset materially since the pandemic period.

Suitability for Different Buyer Profiles

First-time upgraders looking to move from 2-room or 3-room accommodation into genuinely spacious family housing will find the four-bedroom units at this development well suited to their needs. The maturity of Pasir Ris as a neighbourhood provides the stability and service density that first-time buyers typically seek, whilst the upcoming MRT station adds long-term confidence to their purchase decision.

Active investors targeting rental income will appreciate Pasir Ris's proven track record as a tenant magnet and the development's spatial configurations, which appeal to multi-occupancy rental scenarios. Empty-nesters downsizing from private landed property may find the scale and flexibility of these HDB units appealing, particularly given the neighbourhood's established social infrastructure and lower maintenance burden compared to houses.

Financing and Affordability Metrics

Buyers utilising HDB loan facilities will benefit from the development's pricing, which sits within accessible parameters for many household income groups qualifying for HDB financing. At current price points, debt servicing ratios for four-income or dual-income households are manageable, provided buyers have reasonable equity or savings to bring to the transaction. First-time HDB buyers should note the availability of HDB grants and subsidies, which materially reduce out-of-pocket requirements.

Purchasers utilising bank financing should consult their preferred lenders regarding loan quantum, tenure, and prevailing interest rate assumptions. Current mortgage rates remain historically moderate, supporting borrowing capacity for this property bracket. Second-property buyers must budget for Additional Buyer's Stamp Duty at the prevailing rate of 20% applicable to Singapore Citizens acquiring a second residential property, which represents a material component of total acquisition costs and should be factored into financial planning.

Future Development Pipeline and Neighbourhood Evolution

Pasir Ris is essentially a built-out estate with limited scope for large-scale new HDB launches in immediate proximity. This relative scarcity of new supply supports price stability and rental demand for existing stock. The neighbourhood's evolution will be driven primarily by intensification of existing precincts and quality-of-life enhancements rather than expansion, a characteristic that typically benefits established properties through sustained demand pressure.

Planning for the Cross Island Line has catalysed property owner interest across its corridor, and Pasir Ris benefits from this renewed infrastructure investment visibility. As the station nears completion, proximity benefits will likely become more pronounced in buyer and tenant preferences, potentially supporting capital appreciation for strategically located properties such as those at 160 Pasir Ris Street 13.

Lease Tenure Considerations

HDB flats, including those at this development, are granted on a 99-year lease commencing from the original build date. Purchasers should verify the remaining lease tenure at point of purchase and understand the implications for financing, as lenders apply stricter loan-to-value ratios as leases decay below 60 or 50 years remaining. A 99-year lease from its grant date provides sufficient runway for most buyer investment horizons, but lease decay does represent a material consideration in multi-decade ownership scenarios and should be factored into long-term capital appreciation assumptions.

Frequently Asked Questions

What rental yield should investors expect from units at 160 Pasir Ris Street 13?

Pasir Ris has historically demonstrated one of the strongest rental demand profiles in the HDB market, with consistent absorption across market cycles. Four-bedroom units at this development, priced in the S$800k range, typically command gross rental yields in the 2.5–3.5% range depending on floor level, unit orientation, and market conditions at point of listing. Investors should model conservatively by anchoring to recent comparable lettings in the Pasir Ris postcode rather than relying on older benchmarks, and should account for HDB property tax, maintenance contributions, and management costs when calculating net yield. The neighbourhood's appeal to expatriate families and young professionals provides a tenure-agnostic demand pool, supporting consistent rental turnover.

How does the per-square-foot pricing at 160 Pasir Ris Street 13 compare to recent HDB transactions?

Recent resale transactions for four-bedroom HDB units in Pasir Ris have traded in the region of S$500–S$550 per square foot for units in average condition on mid-range floors. Units at 160 Pasir Ris Street 13, priced at approximately S$520–S$530 per square foot given the development's spatial generosity and location proximity to the forthcoming MRT station, sit competitively within this recent transaction range. Buyers should cross-reference current HDB resale listings across Pasir Ris and adjacent precincts like Sengkang to validate pricing relativities and ensure they are not overpaying relative to alternative stock available in the broader market. Transaction velocity and market timing also influence per-square-foot comparisons, so reviewing the last 30–60 days of closed deals provides the most accurate pricing context.

What is the Additional Buyer's Stamp Duty (ABSD) impact for second-property buyers?

Singapore Citizens purchasing 160 Pasir Ris Street 13 as a second residential property are liable for Additional Buyer's Stamp Duty at 20% on the purchase price above S$180,000. For example, on a S$820,000 purchase, ABSD would be calculated as 20% × (S$820,000 − S$180,000) = S$128,000, a material acquisition cost that materially increases the effective purchase price. This ABSD liability applies in addition to the standard Buyer's Stamp Duty and should be factored into total cash requirements and financing decisions. Second-property buyers evaluating this development should build the 20% ABSD component into their financial models and consider whether the rental yield and capital appreciation potential justify the cumulative acquisition cost burden.

What is the remaining lease tenure and how does it affect resale value?

HDB flats at 160 Pasir Ris Street 13 are granted on a 99-year lease commencing from the original Build-To-Order or resale allocation date. The lease tenure is a critical consideration for long-term ownership, as resale value and lending availability become constrained as the remaining lease decays below 60 years. At current market pricing and assuming a typical HDB grant date, the remaining lease is likely in the 85–95 year range, providing ample runway for conventional purchase-and-hold investment horizons. However, buyers should verify the exact lease commencement date during due diligence and understand that any future owner beyond a 30–40 year holding period will face increasing difficulty refinancing or reselling the unit as lease decay accelerates. This is an HDB-specific consideration that does not apply to freehold or 999-year leasehold private properties.

How will the upcoming Pasir Ris East MRT station affect demand and capital appreciation?

The forthcoming Pasir Ris East MRT station on the Cross Island Line, located approximately 680 metres from the development, represents a material positive catalyst for long-term capital appreciation and rental demand. Properties within 10-minute walking distance of new MRT stations typically experience sustained demand uplift as tenants and owner-occupiers value reduced commute times and enhanced connectivity. The Cross Island Line itself is a strategically important infrastructure project linking east, north, and central Singapore, and stations along its corridor have attracted consistent investor interest in the pre-opening phase. While 160 Pasir Ris Street 13 already benefits from the existing Pasir Ris MRT station on the Circle Line, the dual-MRT advantage created by the new Cross Island Line station will further entrench the development's long-term appeal. Investors should expect gradual appreciation of capital values and rental rates as the station approaches completion, potentially accelerating in the 12 months following the line's public opening.

Is this development suitable for first-time HDB buyers, upgraders, and investors?

160 Pasir Ris Street 13 is well suited to all three buyer cohorts, though for different reasons. First-time HDB buyers will appreciate the spatial generosity of four-bedroom units, the stability of Pasir Ris as an established neighbourhood with comprehensive amenities, and the upcoming MRT station proximity, which supports long-term confidence in their purchase decision. Upgraders moving from 2-room or 3-room accommodation will find these units provide a meaningful quality-of-life improvement without the private property market entry premium. Investors value Pasir Ris's proven rental appeal, the development's spatial flexibility for multi-occupancy lettings, and the demographic composition of the estate, which sustains consistent tenant demand. All three buyer types should conduct their own financial modelling and compare alternatives within Pasir Ris and adjacent precincts before committing, as individual circumstances (household income, intended holding period, leverage appetite) will determine whether this development represents the optimal choice.

What are the TDSR implications and financing headroom at current price points?

Total Debt Service Ratio (TDSR) constraints require that all monthly debt servicing obligations not exceed 60% of gross monthly income for HDB loan applicants. For a S$820,000 purchase with 80% HDB loan quantum (S$656,000) at prevailing mortgage rates and a 30-year tenure, monthly repayments would approximate S$3,100–S$3,300, requiring a monthly household income of approximately S$5,200–S$5,500 to comfortably satisfy TDSR limits (assuming no other debt obligations). First-time buyers with access to HDB grants or those with larger savings available for downpayment will reduce the loan quantum and corresponding monthly obligations, improving TDSR headroom. Bank financing of non-HDB sources at higher prevailing rates would result in tighter TDSR profiles, potentially requiring higher household incomes or larger equity contributions. Buyers should engage HDB or their preferred bank early in the purchase process to confirm exact financing capacity and ensure that purchase price and repayment tenure align with their income verification and TDSR constraints.

How does 160 Pasir Ris Street 13 compare to competing developments in the estate or nearby precincts?

Pasir Ris is largely a built-out estate with limited new HDB launches in recent years, meaning competition for units at 160 Pasir Ris Street 13 comes primarily from resale stock elsewhere in the Pasir Ris postcode and from adjacent estates such as Sengkang. Comparable four-bedroom units in other parts of Pasir Ris are priced in a similar range (S$800k–S$850k), though specific pricing depends on floor level, age, unit condition, and block location relative to transport and amenities. Sengkang resale prices typically run 5–10% higher due to newer BTO supply and strong tenant demand, making Pasir Ris relatively more attractive on a value basis for budget-conscious upgraders and investors. The key differentiator for 160 Pasir Ris Street 13 is its positioning relative to the upcoming Pasir Ris East MRT station, a proximity advantage that most existing Pasir Ris stock does not enjoy to the same degree. Buyers evaluating this development should systematically compare it to all available four-bedroom options in Pasir Ris and Sengkang within their price tolerance to ensure they are optimising for their specific investment thesis.

Which floor levels or unit stacks offer the best value proposition at this development?

Mid-range floor levels (floors 8–20 approximately) typically offer the best value-to-quality ratio in HDB developments, balancing reasonable pricing against reduced exposure to upper-floor premiums and lower-floor concerns such as noise, security, and natural lighting compromises. Ground-floor units trade at discounts reflecting parking inconvenience and reduced privacy, whilst top-floor units command premiums for unobstructed views and superior natural ventilation. Investors prioritising rental yield should favour mid-range floors, as tenants in the HDB market rarely prioritise floor level sufficiently to justify material premium payments. Units with east or north-facing orientations typically command moderate premiums due to morning light and reduced heat exposure compared to west-facing units, which can become uncomfortably warm in afternoons. Corner units within mid-range floors often represent sweet spots, offering marginally improved ventilation and light relative to standard units at minimal premium pricing. Buyers should inspect specific unit offerings across multiple floors before committing and avoid overweighting floor-level preferences if they materially increase acquisition cost relative to financial capacity.

What is the future supply pipeline in the Pasir Ris district, and will it affect capital appreciation?

Pasir Ris is a mature, essentially built-out estate with very limited scope for significant new HDB launches in immediate proximity. The North-East planning area is dominated by established precincts such as Pasir Ris, Sengkang, and Punggol, and the Housing and Development Board's focus has shifted toward intensification of existing neighbourhoods rather than greenfield expansion. This relative scarcity of new supply supports long-term capital value resilience for existing stock, as supply constraints typically sustain price levels and rental demand across economic cycles. The broader negative headline risk for Pasir Ris is potential long-term lease decay for units with insufficient remaining lease tenure, but 160 Pasir Ris Street 13 with 85+ years remaining lease has sufficient runway to avoid this concern within most investment horizons. Infrastructure investments such as the Cross Island Line create additional positive momentum, as improved connectivity typically attracts renewed buyer and tenant interest. Investors seeking hedges against supply-driven price compression should view Pasir Ris favourably relative to precincts with planned large-scale BTO or infrastructure disruptions, though they must accept that pricing appreciation will likely be modest and driven primarily by rental income rather than spectacular capital gains.

Hdb Flat At Pasir Ris Street 13 — From S$4,600