Type

Units

Min Area

Price Range

2 BR

950 sqft

S$5,000/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$5,000.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1,000 on this acquisition.
Located 6 min (510 m) from TE16 Havelock 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.

21 Lim Liak Street: HDB Living in the Heart of Outram

21 Lim Liak Street represents an established public housing option in one of Singapore's most vibrant and well-connected neighbourhoods. Located in the Outram district, this development benefits from its positioning within a mature estate that has evolved significantly over the past two decades, attracting a diverse demographic of owner-occupiers and investors seeking convenient access to the city centre and surrounding employment nodes.

The development's chief advantage lies in its proximity to Havelock MRT station, situated approximately six minutes' walking distance away on the Thomson–East Coast Line. This direct connection has transformed the area into a gateway for commuters accessing the CBD, Marina Bay financial district, and outlying residential enclaves. The presence of the TE16 station has historically supported both rental demand and capital value growth for properties in the immediate vicinity, with consistent inflow of relocating professionals and expatriate tenants.

Location and Connectivity

The Outram precinct has undergone substantial gentrification alongside infrastructure improvements, creating a mixed-use environment that blends residential, commercial, and heritage elements. Beyond the MRT linkage, residents benefit from proximity to major shopping and dining destinations, including nearby retail parks and hawker centres that serve daily convenience needs. The area's strategic position between the CBD and residential neighbourhoods further south has made it particularly attractive to working professionals who value commute efficiency without sacrificing urban amenities.

Accessibility to arterial roads such as Neil Road and New Bridge Road ensures straightforward connections to other parts of Singapore, whether by private vehicle or public transport. This multi-modal accessibility has historically supported strong tenant enquiry from both expatriate and local professional cohorts, underpinning rental yields across the estate.

Property Type and Market Position

As an HDB flat, 21 Lim Liak Street occupies a unique position in Singapore's housing market. HDB properties in central locations command a premium relative to new towns on the periphery, reflecting demand from first-time buyers seeking affordable entry into prime districts, upgraders transitioning from older flats, and investors pursuing stable rental returns. The compact footprint of units within this development appeals to young professionals, couples, and small families prioritising location and connectivity over internal space.

The development's age and established character mean that buyers benefit from a proven track record of tenant demand, transparent transaction history, and mature neighbourhood services. Unlike new launch projects that depend on future demand forecasts, this location has demonstrated sustained interest across multiple property cycles, providing buyers with greater certainty regarding long-term liquidity and resale potential.

Investment Potential and Rental Market

For investors considering this development as part of a diversified property portfolio, the Outram location presents several compelling factors. The concentration of expatriate residents, corporate housing demand, and young professionals seeking short-term rentals in central areas has historically delivered rental yields well above average for HDB properties nationally. Properties in this neighbourhood have consistently attracted premium monthly rents relative to comparable flats in newer estates further from the city.

Rental tenants typically comprise expatriate assignees, corporate relocations, and professional workers unwilling to commute from distant new towns. This tenant profile exhibits high rental discipline and rapid re-letting cycles, reducing vacancy risk compared to residential stock in peripheral locations. The six-minute walk to Havelock MRT is a significant marketing feature for rental agents, directly influencing both tenant attraction and achievable monthly rents.

Considerations for Different Buyer Profiles

First-time buyers seeking entry into the property market will find this development's affordability relative to freehold or prime district private apartments particularly compelling. HDB ownership comes with transparent rules, regulated resale procedures, and a mature secondary market with ample transaction data supporting valuation confidence. The central location also means first-timers gain immediate access to urban amenities and employment opportunities without the lengthy commute burden typical of new town purchases.

Upgraders moving from older or more distant HDB estates view this location as an opportunity to consolidate housing equity whilst maintaining affordability. The ability to rent out an existing property whilst purchasing here has historically supported upgrade chains, with many upgraders viewing the Outram precinct as a stepping stone towards eventual private property ownership.

High-net-worth individuals and investors may view 21 Lim Liak Street as a component of diversified portfolios, particularly where yield stability matters more than capital upside. The rental market's depth and consistent tenant demand provide a lower-volatility income stream compared to private residential stock dependent on cyclical luxury demand.

Financing and Buyer Considerations

Prospective purchasers should be aware that HDB flat purchases involve specific financing rules and owner-occupancy requirements enforced by the Housing and Development Board. First-time buyers typically enjoy full mortgage eligibility and lower Additional Buyer's Stamp Duty considerations, whilst second-property purchasers face a 20% ABSD levy on the purchase price. This stamp duty impact requires careful financial modelling for investors or upgraders, as the additional acquisition cost directly affects total outlay and breakeven rental yield calculations.

The development's established nature means transaction costs, legal fees, and ABSD obligations are readily quantifiable based on historical precedent within the estate. Buyers should factor these costs into overall investment appraisals, particularly where the property is intended as a rental investment generating fixed monthly income.

Market Outlook and Future Considerations

The Thomson–East Coast Line's completion has fully activated the area's connectivity advantage, with ongoing urban regeneration initiatives around the Outram and Tiong Bahru precincts expected to sustain long-term demand. Intensifying mixed-use development in the broader region, including hospitality, F&B, and lifestyle retail, continues to enhance the area's appeal to renters and owner-occupiers alike.

Whilst HDB lease decay does represent a long-term consideration for properties with remaining tenures below 80 years, many units within established estates like this maintain strong resale demand. Buyers should verify the specific lease tenure of individual units within the development, as this materially impacts long-term capital value and refinancing prospects beyond a 30-year holding horizon.

Overall, 21 Lim Liak Street offers a well-positioned HDB alternative for buyers prioritising central location, rental income potential, and established neighbourhood character over newness or space maximisation.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 21 Lim Liak Street as an investment?

HDB flats in the Outram precinct have historically delivered gross rental yields ranging from 3% to 5% annually, depending on exact unit configuration, floor level, and market cycle timing. The six-minute proximity to Havelock MRT significantly enhances tenant demand, as expatriate assignees and professional renters prioritise proximity to transport links and the CBD. Investors should analyse recent comparable transactions within the immediate estate to establish baseline rental rates; the Outram location's premium tenant profile typically commands higher monthly rents than peripheral HDB estates, partially offsetting smaller unit sizes. Rental yield calculations must account for the 20% ABSD payable by second-property purchasers, which increases effective cost of capital and thus the breakeven rental yield required to justify purchase.

How does the price per square foot at 21 Lim Liak Street compare to recent HDB transactions in Outram?

Central HDB estates like Outram command price premiums of 15% to 25% over comparable new towns, reflecting location advantage and established neighbourhood services. Recent comparable transactions in the immediate Outram precinct have traded at price points reflecting strong demand from both owner-occupiers and investors, with per-square-foot values trending upward as the Thomson–East Coast Line activation has improved connectivity perception. Buyers should request recent sold transactions from HDB resale search records to benchmark current offer prices against immediate neighbours and comparable floor layouts; this transparent pricing data is publicly available and should form the foundation of any valuation analysis. The development's established character typically supports relatively consistent psf pricing across multiple transactional cycles, contrasting with new launch properties where pricing depends on developer perception rather than market-tested comparables.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase 21 Lim Liak Street as my second residential property?

Singapore Citizens purchasing a second residential property are subject to a 20% ABSD charge on the purchase price, payable to the Inland Revenue Authority of Singapore at the time of purchase completion. This means on a purchase price of S$500,000, an additional S$100,000 in ABSD would be due, significantly increasing total acquisition costs alongside legal fees and professional fees. The 20% ABSD is in addition to the standard Buyer's Stamp Duty (BSD), creating a substantial financial burden that must be factored into investment appraisal models, particularly for investors purchasing multiple properties. Upgraders trading up from an existing HDB flat should consider whether retaining the original property as a rental investment triggers ABSD liability; the Housing and Development Board's specific rules on this matter should be clarified with a conveyancing lawyer prior to commitment.

What lease decay risk should I consider for 21 Lim Liak Street, and how does it affect resale value?

HDB leases are typically 99 years from date of issue, meaning lease decay becomes material for properties with remaining tenures below 80 years. Buyers should verify the specific lease commencement date of any unit under consideration; this directly impacts long-term capital value trajectory and refinancing eligibility beyond a 30-year holding period. The Housing and Development Board has introduced lease renewal schemes for ageing estates, though these typically require significant resident participation and may alter ownership structures; properties within estates yet to undergo such schemes carry moderate lease decay risk over a 40+ year horizon. For investors with shorter holding periods of 10–15 years, lease decay remains a secondary consideration relative to rental yield, but owner-occupiers planning to retain properties into retirement should model lease extension scenarios or budget for eventual downvaluation as the lease tail shortens. Recent policy discussions around HDB lease renewal have provided some assurance that the Board will facilitate extension schemes for established estates, though specific timelines and cost structures remain subject to future announcements.

How does proximity to Havelock MRT station influence demand and capital appreciation for properties at 21 Lim Liak Street?

The six-minute walking distance to Havelock MRT on the Thomson–East Coast Line is the single most significant value driver for this location, as connectivity directly determines both tenant demand and owner-occupier purchasing power. Properties within walking distance (sub-10 minutes) to an MRT station typically command price premiums of 10–20% relative to otherwise comparable units requiring bus connectivity or longer walks. The TE16 station serves as a gateway to the CBD, Marina Bay financial district, and wider east-west transport connectivity, making the property naturally attractive to working professionals, expatriates, and employers offering housing assistance to relocated staff. Historical capital appreciation data for Outram estates demonstrates consistent upward pressure on property values correlated with transport infrastructure improvements; the Thomson–East Coast Line's completion and full activation have further entrenched this location's appeal. Long-term demand sustainability is supported by the permanence of the MRT infrastructure and the continued growth of employment clusters accessible via this transport node.

Is 21 Lim Liak Street suitable for high-net-worth individuals, and what are the key considerations?

High-net-worth individuals typically view HDB properties as portfolio diversification tools rather than primary residences, given the inherent constraints on space, finishes, and prestige associated with public housing. For HNW buyers, 21 Lim Liak Street's primary appeal is yield stability and low-volatility rental income from a tenant demographic (expatriates, professionals) exhibiting high rental discipline and rapid re-letting cycles. The strong rental demand in this location supports passive income generation with minimal active management burden, making it attractive for busy entrepreneurs or investors preferring hands-off ownership. HNW purchasers should model acquisition costs including the 20% ABSD for second-property purchases, as this materially affects absolute return calculations despite only marginal impact on percentage yields. The property is best viewed within a diversified portfolio context rather than as a standalone investment; its strength lies in consistent, predictable income generation rather than explosive capital upside, making it particularly suitable for conservative, income-focused HNW investors.

What financing headroom and TDSR considerations apply to a typical purchase at 21 Lim Liak Street?

First-time HDB buyers benefit from full mortgage eligibility and typically can secure loan-to-value ratios up to 90%, meaning 10% down payment suffices for entry. Total Debt Servicing Ratio (TDSR) limits restrict total monthly debt repayments (mortgage, car loan, credit card, other liabilities) to 60% of gross monthly income, which for modest HDB purchase prices generally poses no constraint for professional income earners. A typical 25-year mortgage on a mid-range purchase price at current interest rates produces monthly servicing costs readily accommodated within standard TDSR ceilings for dual-income households. Second-property purchasers face the same TDSR limits but must account for the 20% ABSD, which increases required cash reserves and affects loan quantum available. Buyers should obtain pre-approval from their chosen lender and present detailed income documentation prior to offer; this clarifies maximum affordable purchase price and confirms no unforeseen financing obstacles exist once an offer is accepted.

How does 21 Lim Liak Street compare to nearby competing HDB developments in terms of value and location?

The Outram precinct contains several established HDB estates spanning different vintages and configurations; immediate neighbours include Tiong Bahru, Maxwell, and nearby Bukit Merah estates. Compared to Tiong Bahru, which has attracted significant media attention and gentrification, 21 Lim Liak Street offers comparable connectivity at typically lower price points, appealing to budget-conscious buyers seeking the same MRT linkage without the heritage cachet premium. Relative to newer Maxwell estate units, 21 Lim Liak Street lacks the architectural novelty and modern finishes but offers lower acquisition costs and a proven track record of tenant demand and rental stability. Price differentials across these neighbouring estates typically reflect age, renovation standard, and specific floor-level orientation rather than fundamental location quality; all benefit similarly from Havelock MRT proximity and Outram's urban regeneration trajectory. Investors comparing multiple options within the precinct should prioritise transaction data from neighbouring estates to establish realistic valuation benchmarks rather than relying on historical price indices.

Which unit stack, floor level, or orientation offers the best value at 21 Lim Liak Street?

Mid-floor units (floors 7–15) typically offer superior value to ground-floor and top-floor alternatives, balancing lower noise exposure versus higher-floor premiums without proportional functional benefit. East or north-facing units generally command marginal premiums over west-facing orientation due to morning light preference and reduced afternoon heat gain, though these premiums vary by latitude and surrounding building massing; comparative analysis of recent transactions within the specific block and floor range clarifies orientation-based pricing. Lower floors are traditionally purchased by owner-occupiers with young children or mobility concerns, whilst top floors attract investment buyers seeking prestige; middle-stack units attract a broad buyer cohort, potentially enhancing future liquidity. Units positioned away from lift lobbies and stairwells tend to record stronger resale demand and rental attractiveness, though these positioning nuances require physical site inspection to assess properly. Investors should cross-reference unit-level rental history (where available through agent networks) to identify stacks or orientations demonstrating superior tenant demand and shorter re-letting cycles; this granular analysis justifies any marginal price premiums.

What is the future supply pipeline for HDB in the Outram and broader central district, and how might it affect 21 Lim Liak Street values?

The Housing and Development Board's long-term development pipeline emphasises new supply in growth districts further from the city centre, with limited new HDB estate launches planned for established central precincts like Outram. This supply constraint supports long-term capital value stability for existing central estates, as constrained new supply limits downward pricing pressure and sustains demand from buyers unable to afford private residential alternatives. Broader urban regeneration initiatives around Outram and Tiong Bahru may deliver new mixed-use commercial and hospitality projects that enhance neighbourhood vibrancy and support rental demand, indirectly benefiting the residential base. Land scarcity in central zones means future supply is unlikely to materialise at scales sufficient to materially depress established estate values; any new housing introduced is more likely to be private apartment developments catering to premium market segments rather than HDB public housing. The strategic long-term positioning of HDB supply in growth towns means central estates like 21 Lim Liak Street will increasingly represent scarcity value within the public housing stock, potentially supporting long-term capital appreciation driven by constrained supply rather than demand cyclicality alone. Buyers should view the limited future HDB supply in central areas as a structural tailwind for property values over 15+ year horizons.

Hdb Flat At 21 Lim Liak Street — From S$5,000