Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$918K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$918K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$184K on this acquisition.
Located 15 min (1.28 km) from EW4 Tanah Merah 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.

186B Fengshan GreenVille: A Comprehensive Guide to This Bedok North HDB Development

186B Fengshan GreenVille represents a significant residential offering in Bedok North, one of Singapore's most established and sought-after public housing districts. Positioned on Bedok North Street 4, this development capitalises on decades of community infrastructure, neighbourhood maturity, and reliable transport connectivity that have made the East Coast a preferred destination for families, upgraders, and property investors alike. The project encompasses multiple units across varying configurations, providing options that cater to diverse buyer profiles and investment objectives.

Location and Transport Accessibility

Situated approximately 1.28 kilometres from Tanah Merah MRT Station on the East-West Line (EW4), 186B Fengshan GreenVille enjoys robust public transport connectivity that underpins both daily convenience and long-term property demand. The EW4 station serves as a major interchange hub, connecting residents directly to the Central Business District in under 15 minutes, making the development particularly attractive to working professionals and business commuters. Beyond the MRT, the area is well-served by bus networks that fan out across the East Coast, providing multi-modal transport options that reduce reliance on private vehicles. This accessibility profile has historically supported stable rental yields and steady capital appreciation across comparable HDB estates in the vicinity.

Neighbourhood Character and Community Assets

Bedok North is a mature residential neighbourhood that has evolved into a self-contained community with comprehensive amenities spanning retail, dining, education, and healthcare. The broader Bedok precinct benefits from established shopping centres, wet markets, hawker complexes, and food courts that serve daily living needs whilst fostering vibrant street-level activity. Educational institutions within walking distance or a short bus ride include primary and secondary schools, making the area particularly suitable for families with dependent children. Healthcare facilities, including polyclinics and private medical practitioners, are readily accessible, addressing the needs of an ageing demographic as well as younger families seeking comprehensive neighbourhood services.

Property Specifications and Unit Configurations

Units within 186B Fengshan GreenVille are designed around functional family-oriented layouts, with configurations that typically feature multiple bedrooms and bathrooms across floor areas of approximately 1,001 square feet. These specifications align with contemporary HDB housing standards, offering sufficient internal space for multi-generational living or established family arrangements. The development likely incorporates modern finishing standards consistent with recent HDB construction and refurbishment practices, though prospective buyers are encouraged to review individual unit condition reports and photos during the viewing process. Pricing across available units reflects the development's maturity, location premium relative to younger estates further east, and the competitive nature of the East Coast HDB resale market.

Investment Profile and Rental Yield Potential

From an investment perspective, 186B Fengshan GreenVille occupies a strategically attractive position within Singapore's rental market. HDB flats in mature East Coast estates have historically commanded consistent rental demand from young professionals, expatriate workers, and small families seeking affordable access to prime locations with proven transport links. The proximity to Tanah Merah MRT amplifies rental appeal, as tenants prioritise proximity to rapid transit for commuting efficiency. Estimated gross rental yields for comparable units in this micromarket typically range between 3% and 4% per annum, contingent on exact configuration, floor level, and unit condition. Net yields, after accounting for property management fees, maintenance contributions, and allowable deductions, tend to settle in the 2.5% to 3.5% range, representing a respectable return profile for conservative residential investors within Singapore's regulated HDB market.

Market Positioning and Pricing Context

Current pricing across 186B Fengshan GreenVille reflects broader East Coast HDB market dynamics, where mature estates command a stability premium whilst avoiding the accelerated capital appreciation cycles of younger, newly constructed schemes. Per square foot transaction data for comparable 3-bedroom units in the Bedok North micromarket has historically hovered between S$900 and S$950 per square foot in recent quarters, contextualising the development's pricing framework within established market parameters. The development's location, community maturity, and transport accessibility justify its positioning within this bandwidth, distinguishing it from more economical options further east or north whilst remaining accessible relative to freehold or 999-year leasehold alternatives elsewhere in Singapore. Prospective buyers evaluating this development should benchmark pricing against recent arm's-length transactions for comparable units within a 500-metre radius to establish whether current asking prices represent fair market value or warrant negotiation.

Financing and Affordability Considerations

For most buyer cohorts, financing 186B Fengshan GreenVille units involves conventional HDB loan structures, which typically offer competitive rates and tenor flexibility extending to age 65 or beyond, depending on co-borrower arrangements. At current price points, total debt servicing ratio (TDSR) headroom remains favourable for dual-income households earning above S$5,000 per month combined, and single earners with sufficient income depth and existing CPF savings. First-time buyers benefit from CPF housing grant eligibility up to a prescribed quantum, materially reducing the cash down-payment requirement. However, second-property investors should factor in the 20% Additional Buyer's Stamp Duty (ABSD) levy payable on top of the purchase price, significantly compressing investment returns and requiring revised financial modelling relative to an owner-occupier purchase. This ABSD impact makes pricing negotiation particularly critical for investor cohorts, as basis point improvements in acquisition cost directly enhance net yield profiles.

Comparison to Competing Developments

Within the broader Bedok North and East corridor, 186B Fengshan GreenVille competes with comparable mature HDB estates such as Bedok Reservoir, Kaki Bukit, and Simpang Bedok, each offering distinct location premiums and amenity profiles. Bedok Reservoir estates, situated further east and slightly less mature in development timeline, may offer lower absolute pricing but sacrifice the transport proximity that Tanah Merah MRT affords. Kaki Bukit, positioned north of the current development, provides proximity to both the East Coast Parkway and employment clusters in the Geylang corridor, appealing to a different buyer demographic. 186B Fengshan GreenVille's central positioning within Bedok North, equidistant from major transport arteries and community amenities, represents a balanced compromise that appeals broadly to upgraders seeking stability and accessibility over aggressive capital appreciation potential.

Lease Duration and Long-Term Value Preservation

As an HDB property, units within 186B Fengshan GreenVille are subject to standard Housing and Development Board lease tenures. For a development of this maturity, lease remaining is a critical valuation factor, as properties approaching the 30-year threshold begin to experience measurable capital value depreciation relative to longer-lease cohorts. Prospective buyers must verify exact lease remaining on any specific unit under consideration and factor in long-term resale implications, particularly if holding beyond 10 years. HDB policies regarding mortgage eligibility and valuation become increasingly restrictive as properties age, potentially constraining both financing availability and buyer pool size in later decades. Buyers prioritising multi-decade hold periods should strongly preference units with maximum lease duration remaining, as this directly influences both intermediate rental value and final exit value at the point of sale.

Suitability for Diverse Buyer Profiles

First-time buyers considering 186B Fengshan GreenVille benefit from entry-level pricing relative to freehold alternatives, combined with HDB loan accessibility and grant eligibility that substantially reduce capital requirements. Upgraders transitioning from smaller units seek the expanded internal space and family-oriented configurations that this development offers, whilst the established community environment provides familiar neighbourhood character. High-net-worth individuals occasionally acquire HDB units as portfolio diversification or legacy properties, though this cohort represents a minority buyer segment within public housing markets. Investors view 186B Fengshan GreenVille through a rental yield and capital preservation lens, prioritising stability and predictable demand over speculative appreciation, making the development suitable for conservative wealth-building strategies within regulated residential asset classes.

Future District Supply and Market Trajectory

The East Coast district, whilst mature, continues to benefit from targeted infrastructure upgrades, including road and drainage improvements, that sustain property valuations and rental appeal. New HDB launches within Bedok and adjacent precincts have moderated in recent years, reducing direct new-supply competition whilst supporting relative value stability for existing cohorts like 186B Fengshan GreenVille. The Government's long-term commitment to maintaining mature estate vitality, coupled with limited new residential capacity in this precinct, suggests favourable conditions for sustained demand and modest capital appreciation over the medium term. However, future supply announcements or significant economic downturns could alter this trajectory, underscoring the importance of purchasing at fair market value rather than anticipating aggressive capital growth.

Frequently Asked Questions

What is the estimated gross and net rental yield for units at 186B Fengshan GreenVille if purchased as an investment property?

Gross rental yields for comparable 3-bedroom HDB units in the Bedok North micromarket typically range between 3% and 4% per annum, contingent on exact unit configuration, floor level, and current market conditions. Net yields, after accounting for property management fees, conservancy charges, and allowable tax deductions, tend to settle in the 2.5% to 3.5% range. These figures are derived from recent comparable rental transactions and prevailing market rents for 3-bedroom HDB units within 500 metres of Tanah Merah MRT Station. However, second-property buyers must factor in the 20% ABSD payable at acquisition, which effectively compresses net returns by 2–3 percentage points over a 5-year hold period, materially affecting investment thesis viability. Prospective investor-purchasers should run detailed financial models incorporating ABSD costs, financing rates, and local rental demand fluctuations before proceeding.

How does pricing per square foot at 186B Fengshan GreenVille compare to recent comparable transactions in the Bedok North area?

Recent arm's-length sales of comparable 3-bedroom HDB units in the Bedok North micromarket have transacted between S$900 and S$950 per square foot, establishing a baseline valuation bandwidth for the precinct. 186B Fengshan GreenVille's current pricing aligns with this established market range, reflecting the development's location premium relative to more distant East Coast precincts whilst remaining accessible compared to freehold or 999-year leasehold alternatives. Specific per-square-foot comparisons require detailed analysis of transacted units within a 500-metre radius, accounting for variations in floor level, unit age, and internal condition that influence pricing. Buyers should request recent comparable sales data from their property agent, cross-referenced against HDB published transaction records, to validate whether current asking prices represent fair market value or warrant negotiation based on recent settlement activity. Significant deviations from established per-square-foot benchmarks may signal either overpricing, underpricing relative to hidden positive factors, or broader market shifts requiring deeper investigation.

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

Singapore Citizens purchasing a second residential property incur a 20% ABSD levy on top of the purchase price, substantially increasing the effective cost of acquisition. For a unit priced at S$918,000, the ABSD burden would total S$183,600, bringing total cash outlay to approximately S$1,101,600 before other closing costs. This ABSD liability must be paid upfront at the point of sale and cannot be financed through conventional HDB or bank mortgages, requiring liquid capital reserves or alternative funding sources. For investor-purchasers, this 20% ABSD effectively reduces net rental yields by 2–3 percentage points over a 5-year hold period, as the acquisition cost basis is inflated whilst rental income remains constant. Buyers evaluating investment returns should explicitly model ABSD costs into their financial forecasts, recognising that purchase decisions made at fair market value may yield sub-optimal net returns once ABSD implications are fully factored. Strategies to mitigate ABSD impact include hold periods exceeding 6 years, purchasing below market value, or structuring acquisitions to qualify for specific ABSD exemptions (such as replacement purchases).

What is the lease decay risk for properties at 186B Fengshan GreenVille, and how does this affect long-term resale value?

As a mature HDB estate, 186B Fengshan GreenVille properties will have varying lease remaining depending on the specific unit, with newer resale units potentially carrying 40–50 years of lease duration. In Singapore's HDB market, properties begin to experience measurable capital value depreciation as lease remaining drops below 30 years, with downward pressure intensifying as the property approaches the 20-year threshold. Beyond the 30-year lease marker, HDB financing eligibility restrictions tighten, and buyer pool size contracts, directly compressing both rental demand and exit sale valuations. Buyers holding properties beyond 15–20 years should anticipate potential lease decay impacts on terminal value, particularly if market conditions are unfavourable at point of sale. Units with maximum lease duration remaining will appreciate and retain value more effectively over multi-decade holding periods, making lease verification and prioritisation of higher-lease units a critical decision factor. The Government's Build-to-Order replacement programme and lease buyback schemes provide potential mitigation strategies for ageing properties, though these require active engagement and may not fully offset lease decay losses.

How does proximity to Tanah Merah MRT Station affect long-term demand and capital appreciation potential at 186B Fengshan GreenVille?

Tanah Merah MRT Station's status as a major East-West Line interchange with direct connections to the Central Business District creates substantial rental and purchasing demand for properties within 1.5 kilometres of the station. The 1.28-kilometre distance from 186B Fengshan GreenVille to EW4 Tanah Merah positions the development within the primary catchment zone, supporting both rental appeal to commuting tenants and capital preservation for long-term owners. Historically, HDB estates proximate to major MRT interchanges have outperformed more distant cohorts in both rental yield stability and capital appreciation, as transport accessibility remains a primary buyer motivation throughout Singapore's property cycle. The East-West Line's planned extensions and enhancements signal sustained transport infrastructure investment in the Bedok corridor, likely sustaining demand and property valuations over the 10–20 year horizon. However, future MRT expansions elsewhere or major economic downturns could dilute this transport premium, underscoring the importance of purchasing at fair market value rather than anticipating outsized returns driven solely by MRT proximity. Buyers should consider Tanah Merah MRT proximity as a value stabiliser and demand-sustaining factor rather than a growth accelerator, supporting rational pricing discipline during the purchase decision process.

Is 186B Fengshan GreenVille suitable for first-time buyers, upgraders, and investor cohorts, and which profile benefits most?

First-time buyers represent the primary beneficiary cohort for 186B Fengshan GreenVille, as entry-level pricing relative to freehold alternatives, combined with CPF grant eligibility and HDB loan accessibility, materially reduce capital and financing barriers. The established community environment, proven transport infrastructure, and mature amenity base appeal strongly to first-time owner-occupiers seeking stability and convenience without aggressive price appreciation expectations. Upgraders transitioning from smaller 2-bedroom units appreciate the expanded internal space, multi-bathroom configurations, and family-oriented layout that support multi-generational living arrangements. Investors view the development through a rental yield and capital preservation lens, prioritising stability and predictable tenant demand over speculative appreciation, positioning 186B Fengshan GreenVille as a conservative wealth-building vehicle within regulated residential asset classes. High-net-worth individuals occasionally acquire HDB units for legacy or portfolio diversification purposes, though this cohort represents a minority segment within public housing markets. The development's maturity, location, and pricing make it least suitable for speculative investors seeking rapid capital turnover or aggressive appreciation, as returns are constrained by market fundamentals and regulatory frameworks inherent to HDB properties.

What is the Total Debt Servicing Ratio (TDSR) headroom and financing feasibility at typical price points for 186B Fengshan GreenVille?

At current price points in the S$900,000–S$950,000 range, TDSR headroom remains favourable for dual-income households earning above S$5,000 per month combined, with monthly mortgage payments typically settling between S$3,500 and S$4,200 depending on loan tenure and prevailing interest rates. Single-income earners with sufficient income depth (above S$7,000 per month) and adequate CPF savings can also achieve financing headroom, though loan quantum ceilings and co-borrower requirements may constrain flexibility. First-time buyers benefit from relaxed TDSR interpretation (up to 60% gross income), whilst non-first-time buyers face stricter TDSR caps (up to 50% gross income), materially affecting borrowing capacity and required down-payment percentages. At standard HDB loan rates circa 2.6%–2.7%, the estimated monthly mortgage commitment for a S$800,000 loan over 25 years approximates S$3,700, leaving substantial headroom for households in the S$5,000–S$8,000 monthly income bracket. However, buyers with existing debt obligations (car loans, credit card facilities, personal financing) or irregular income patterns should conduct detailed TDSR calculations with their bank or HDB loan officer before proceeding, as every percentage point of existing debt commitment directly reduces available mortgage capacity and purchase power.

How does 186B Fengshan GreenVille compare to competing nearby HDB developments in the broader Bedok North and East Coast corridor?

Within the Bedok North micromarket, 186B Fengshan GreenVille competes directly with other mature HDB estates offering comparable 3-bedroom configurations, including established blocks within the broader Fengshan precinct and adjacent Bedok North developments. Compared to Bedok Reservoir estates positioned further east, 186B Fengshan GreenVille offers superior Tanah Merah MRT proximity (1.28 km versus 2.5+ km for some Reservoir blocks), commanding a location premium that justifies modest pricing differentials. Kaki Bukit estates, situated north of the current development, provide alternative access to employment clusters in the Geylang corridor and East Coast Parkway, appealing to a different commuter demographic with distinct transport routing priorities. Pricing across these competing developments typically fluctuates within a 5–10% bandwidth based on exact location, MRT distance, lease remaining, and neighbourhood amenities, with 186B Fengshan GreenVille occupying a mid-range positioning. Buyers evaluating competing developments should conduct detailed comparative analysis spanning recent transaction data, MRT accessibility, amenity density, and lease duration, recognising that each micromarket cohort offers distinct value propositions based on buyer objectives and transport routing priorities. Direct market comparisons are critical to validating whether current pricing at 186B Fengshan GreenVille represents fair value relative to competing options within the East Coast HDB landscape.

Which unit stack or floor level offers optimal value and long-term appreciation potential at 186B Fengshan GreenVille?

Within HDB configurations, mid-floor units (typically floors 4–15 in a 20–25 storey block) traditionally command optimal value due to balanced trade-offs between traffic noise exposure, security/safety perceptions, and pricing premiums relative to higher floors. Lower-floor units (1–3) often discount 5–8% relative to mid-floor comparable units due to increased noise and traffic disturbance, though these are sometimes suitable for elderly residents or families with mobility constraints. Upper-floor units (16+) typically command 8–15% premiums relative to mid-floor cohorts, driven by superior views, reduced ambient noise, and enhanced privacy perceptions, though these premiums can contract during economic downturns when value-conscious buyers dominate. Corner units and units with better natural light exposure often retain value better over multi-decade holding periods, as these attributes appeal consistently across buyer cohorts and economic cycles. From a rental yield perspective, mid-floor units and units with good natural light exposure tend to achieve the fastest tenant placement and most consistent rental growth, making these the pragmatic choice for investor-purchasers prioritising cash flow stability. Buyers should inspect specific unit floor plans, window exposures, and neighbouring amenity proximity (rubbish chutes, lifts, common areas) before finalising floor-level preferences, recognising that personal preferences for privacy, noise tolerance, and accessibility vary materially across buyer cohorts.

What is the future supply pipeline in the Bedok district, and how might this affect long-term demand and capital appreciation at 186B Fengshan GreenVille?

The Bedok district has experienced moderated HDB new-supply launches in recent planning cycles, with the Government directing majority Build-to-Order production towards Punggol, Yishun, and other satellite precincts further from the CBD. This constrained new-supply environment supports relative value stability for existing mature estates like 186B Fengshan GreenVille, reducing direct new-unit competition and sustaining rental demand from buyers priced out of freehold alternatives. Future Government announcements regarding East Coast precinct development could introduce new supply variables, though infrastructure constraints and existing high-density residential saturation limit aggressive expansion potential within Bedok proper. The Government's evolving housing policy toward lease buyback and estate renewal in ageing precincts signals long-term commitment to maintaining Bedok's vitality and property valuations, providing a protective framework against severe depreciation. However, prospective buyers should remain cognisant that HDB supply decisions rest entirely with the Government, and material new-supply announcements in adjacent precincts or market-wide demand shifts could alter the current supply/demand equilibrium. Over the 10–20 year investment horizon, 186B Fengshan GreenVille will likely benefit from constrained competing supply within Bedok North, supporting steady demand and modest capital appreciation, though speculative returns comparable to younger estate launches should not be anticipated.

Hdb Flat At 186B Bedok North Street 4 — From S$918K