Type

Units

Min Area

Price Range

4 BR

1603 sqft

S$978K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$978K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$196K on this acquisition.
Located 6 min (530 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.

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222 Pasir Ris Street 21: Spacious HDB Living in a Mature Estate

222 Pasir Ris Street 21 represents a well-established residential option within the Pasir Ris precinct, one of Singapore's oldest and most comprehensively developed new towns. This HDB development comprises units designed to meet the needs of diverse buyer profiles, from first-time purchasers stepping onto the property ladder to upgraders seeking additional bedrooms and living space. The building's positioning within the Pasir Ris estate places it at the heart of a neighbourhood that has matured substantially over the past three decades, creating a stable and predictable residential environment.

The development's greatest advantage lies in its emerging transport connectivity. Pasir Ris East MRT Station, currently under construction and situated approximately 530 metres away, will form part of the Circle Line expansion. This station's completion will reshape the accessibility profile of the entire precinct, offering direct connections to the CBD, the east coast, and major employment hubs without requiring interchange. For current buyers, this infrastructure investment represents a significant medium-term value driver, as properties within walking distance of new MRT stations historically experience enhanced demand and capital appreciation. The six-minute walk to the forthcoming station positions this development favourably among competing blocks in the immediate vicinity.

Unit Configuration and Space Allocation

The four-bedroom, two-bathroom units at 222 Pasir Ris Street 21 offer approximately 1,603 square feet of living space, accommodating the domestic needs of mid-sized and larger households. This configuration has proven highly durable in the resale market, as it bridges the gap between three-bedroom and five-bedroom segments—appealing to young families anticipating further expansion, multigenerational households, and buyers downsizing from private condominiums. The internal layout and finish quality are typical of HDB standards, with pragmatic design philosophy prioritising functionality and efficiency.

For investors evaluating this development as a rental asset, four-bedroom HDB units have demonstrated consistent lettability across the Pasir Ris market, with tenant pools spanning young professionals, expatriate families, and local renters seeking affordability paired with spatial generosity. Estimated rental yields for properties in this configuration and location typically range between 2.5% and 3.5% gross rental yield, depending on specific floor level, unit orientation, and market timing. The rental market for four-bedroom HDB units has remained resilient across multiple property cycles, underpinning the investment thesis for buyers willing to hold medium-term.

Pricing and Market Positioning

The price point of this development reflects prevailing market conditions within the Pasir Ris HDB sector, where comparable four-bedroom transactions have clustered around S$950,000 to S$1,100,000 in recent months. This pricing sits at the lower end of the HDB spectrum for units of this size and configuration, making it accessible to a broad demographic. First-time buyers with accumulated savings and CPF balances will find the entry price manageable within financing constraints, whilst upgraders relocating from smaller units can offset portions of the purchase via their existing property proceeds.

For buyers considering acquisition as a second residential property, the Additional Buyer's Stamp Duty regime imposes a 20% levy on the purchase price for Singapore Citizens acquiring a second or subsequent residential property. This is a material consideration, effectively increasing the acquisition cost by approximately S$195,600 based on the current price point. Investors must factor this into their return calculations and ensure that the enhanced basis does not erode the yield profile below their investment hurdle rate.

Neighbourhood Character and Long-Term Demand Drivers

Pasir Ris has evolved from a greenfield new town into a mature, fully serviced residential ecosystem. The neighbourhood boasts extensive retail corridors, including the Pasir Ris Town Centre and smaller neighbourhood shopping nodes; comprehensive healthcare coverage via polyclinics and private facilities; and an established primary school network catering to families with young children. The estate's maturity implies stable property prices, reduced speculative volatility, and predictable amenity provision—factors particularly attractive to buyers prioritising capital stability over rapid appreciation.

The forthcoming Pasir Ris East MRT Station will catalyse a second wave of intensification within the precinct, potentially attracting new commercial and mixed-use development along the station approach. This infrastructure catalyst historically correlates with above-average capital gains for properties within the immediate vicinity. However, buyers should remain conscious that HDB appreciation is structurally constrained by the lease decay mechanism—the declining residual lease creates a mathematical headwind to unlimited capital growth, particularly once the lease falls below 70 years remaining.

Lease Tenure and Resale Implications

Like all HDB flats, properties at 222 Pasir Ris Street 21 are held on a leasehold tenure, typical of 99 years for buildings constructed in this era. This means buyers acquire the right to occupy and lease the unit for the duration of the lease term, subject to HDB regulations. The lease decay mechanism is a fundamental characteristic of HDB ownership: as the remaining lease shortens below 80 years, the property's market value decelerates, and below 60 years, resale values typically compress more sharply as financing options narrow for buyers.

For current purchasers of this development, the lease decay concern is not immediately pressing, but it becomes relevant for investors projecting holding periods beyond 15 to 20 years. Buyers should conduct lease validation and consider the property's utility horizon—whether it serves as permanent family residence, a stepping stone to private property ownership, or a medium-term rental asset to be exited before lease degradation materially impacts exit valuations.

Financing and Total Debt Service Ratio

At the current pricing level, a typical buyer financing 80% of the purchase price would require a loan of approximately S$782,400, serviced over a 25-year mortgage term at prevailing HDB loan rates. Monthly principal and interest payments would approximate S$3,900 to S$4,150, depending on the exact interest rate. Adding property taxes, insurance, and maintenance contributions (sinking fund), the total monthly housing cost would likely settle between S$4,500 and S$4,800.

For buyers with household incomes of S$9,000 to S$12,000 monthly, this housing cost represents approximately 40 to 50% of gross income—within acceptable TDSR thresholds but leaving limited margin for other debt obligations. First-time buyers should ensure their CPF contribution balances are sufficient to fund the down payment without depleting emergency reserves, and should model cash flow scenarios accounting for income volatility and rising interest rate environments.

Competitive Positioning Within the Precinct

The Pasir Ris estate contains numerous competing HDB blocks, many offering four-bedroom configurations at comparable price points. The distinguishing factors for 222 Pasir Ris Street 21 centre on its proximity to the forthcoming MRT station, its relative newness compared to older stock, and its position within the estate geography. Buyers should conduct site visits to competing blocks within a 500-metre radius to assess unit condition, common area maintenance, and neighbourhood character. Some older blocks may offer fractionally lower prices, whilst newer blocks further from the MRT may price higher—contextualising the value proposition of this specific development.

Future supply within Pasir Ris is limited, as the estate has reached infill maturity; most remaining development potential is concentrated in adjacent precincts such as Pasir Ris Heights and the broader eastern corridor developments planned around transport nodes. This constrained supply backdrop supports moderate capital appreciation for existing HDB stock, particularly properties with enhanced transport accessibility.

Investment and Owner-Occupancy Considerations

Buyers must clearly distinguish their ownership intent before acquisition. Owner-occupiers prioritise location convenience, neighbourhood fit, and personal space preferences, with capital growth serving as a secondary benefit. For this cohort, 222 Pasir Ris Street 21 offers straightforward value: substantial living space, emerging transport convenience, and established neighbourhood amenities at a reasonable entry price. The four-bedroom configuration suits family expansion and multi-generational arrangements, providing long-term domestic utility.

Investors evaluating this development as a rental or capital appreciation asset should model conservative assumptions: assume gross rental yields of 2.5% to 3% on the capital deployed, factor in the 20% ABSD for second property purchases, and project a 5 to 7-year holding period before lease considerations materially impact exit valuation. Investors should also account for the non-linearity of HDB appreciation: rapid upward revaluation during years 1 to 10 of the lease gradually moderates as the lease shortens, and accelerates downward once the lease falls below 70 years remaining.

222 Pasir Ris Street 21 represents a solid, conventional choice within the HDB market for buyers seeking space, affordability, and stable neighbourhood character, enhanced by the impending infrastructure investment at the nearby MRT station.

Frequently Asked Questions

What rental yield can an investor expect from a four-bedroom unit at 222 Pasir Ris Street 21?

Four-bedroom HDB units in the Pasir Ris market typically command gross rental yields between 2.5% and 3.5%, depending on unit orientation, floor level, and tenant quality. At the current purchase price point of approximately S$978,000, this translates to annual rental income of roughly S$24,500 to S$34,300, assuming a successful let. The market for four-bedroom HDB rentals remains robust, with consistent demand from young families and expatriates seeking spacious, affordable housing. Investors must account for the 20% Additional Buyer's Stamp Duty when calculating net yield on a second property acquisition, which materially reduces the effective yield in the first holding years.

How does the per-square-foot price at 222 Pasir Ris Street 21 compare to recent HDB sales in the area?

The development's four-bedroom units span approximately 1,603 square feet, resulting in a per-square-foot price of roughly S$610. Recent comparable transactions in the Pasir Ris HDB market for four-bedroom units have ranged from S$580 to S$640 per square foot, positioning this development at a mid-market valuation. Older blocks in the precinct sometimes trade below S$600 per square foot due to age and condition, whilst newer stock commands a premium. The per-square-foot metric normalises comparison across different unit sizes and helps investors assess whether they are acquiring at value, at market, or at a premium relative to competing blocks.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen purchasing 222 Pasir Ris Street 21 as a second residential property?

Singapore Citizens acquiring a second or subsequent residential property are liable for Additional Buyer's Stamp Duty at a rate of 20% on the purchase price. For a unit at 222 Pasir Ris Street 21 priced at S$978,000, this amounts to approximately S$195,600 in ABSD, significantly increasing the total acquisition cost to roughly S$1,173,600 (including standard Stamp Duty). This 20% levy materially impacts investment returns and must be factored into all investment calculations and financing requirements. Second-property buyers should ensure their total liquid capital covers both the down payment and the ABSD liability, as this is a non-financeable upfront cost.

What lease decay risks should I consider for long-term ownership of a four-bedroom HDB at this development?

HDB leases at 222 Pasir Ris Street 21 are typically 99 years from the date of issue, meaning the lease tenure is fixed and non-renewable. As the lease depletes, the property's market value decelerates—particularly once the remaining lease falls below 80 years, with sharper declines occurring below 60 years. For current buyers, lease decay is not an immediate concern, but becomes material for investors planning to hold for 20 years or longer. Once the lease drops below 60 years, HDB resale prices typically compress noticeably, and financing options for subsequent buyers narrow, limiting the pool of potential purchasers. Buyers should model their intended holding period and consider the residual lease horizon before acquisition, ensuring the property's utility extends beyond the point at which lease decay materially erodes resale value.

How will the forthcoming Pasir Ris East MRT Station affect demand and capital appreciation for properties at 222 Pasir Ris Street 21?

The Pasir Ris East MRT Station on the Circle Line, currently under construction and located approximately 530 metres from this development, represents a significant infrastructure catalyst with strong demand implications. Historically, HDB properties within 500 to 700 metres of new MRT stations experience elevated capital appreciation in the 2 to 5 years immediately preceding and following station opening, as transport connectivity becomes a primary driver of buyer preference. The Circle Line connection will provide direct access to the CBD, Marina Bay, and eastern growth corridors without requiring interchange, substantially enhancing the location's appeal to commuters and renters. For current buyers, this infrastructure investment tilts the risk-reward profile favourably, as station opening typically unlocks above-market appreciation during the first few years post-completion, though this appreciation moderates in subsequent years once the novelty effect diminishes.

Is 222 Pasir Ris Street 21 suitable for first-time buyers, upgraders, or primarily investors?

This development appeals to all three cohorts, but for different reasons. First-time buyers benefit from the substantial space (four bedrooms, two bathrooms) at an accessible price point, combined with the mature neighbourhood's stability and amenities—ideal for young families planning to remain in the location long-term. Upgraders relocating from smaller two- or three-bedroom units find the larger footprint attractive, and can often offset the purchase price via existing property proceeds, reducing financing requirements. Investors view the development as a stable, income-generating asset with predictable rental demand for four-bedroom units, though return expectations must remain modest (2.5% to 3.5% gross yield) and must account for ABSD and lease decay considerations. The development's broad appeal across buyer types underpins its market liquidity and reduces concentration risk for any single cohort.

What TDSR and financing headroom should a buyer model for a unit at this development?

A typical buyer financing 80% of the purchase price (approximately S$782,400 at current pricing) over a 25-year mortgage term would service monthly principal and interest payments of S$3,900 to S$4,150, depending on prevailing HDB loan rates. Adding property taxes, insurance, and maintenance contributions, total monthly housing costs would likely reach S$4,500 to S$4,800. For buyers with household incomes of S$9,000 to S$12,000 monthly, this represents 40 to 50% of gross income—within acceptable Total Debt Service Ratio thresholds but with limited margin for other obligations such as car loans, credit facilities, or other consumer debt. First-time buyers should ensure sufficient CPF accumulation to fund the down payment without depleting emergency reserves, and should stress-test their finances against interest rate rises of 1 to 1.5 percentage points, which would increase monthly payments by S$300 to S$400.

How does 222 Pasir Ris Street 21 compare to competing four-bedroom HDB blocks in the immediate vicinity?

The Pasir Ris estate contains numerous competing HDB blocks offering four-bedroom configurations at similar price points, typically ranging from S$950,000 to S$1,050,000 depending on block age, condition, and MRT proximity. Older blocks such as those constructed in the 1990s may trade at modest discounts (S$920,000 to S$980,000) due to condition and building age, whilst newer blocks further from the forthcoming MRT station may command premiums reflecting newer construction. The key differentiator for 222 Pasir Ris Street 21 is its proximity to Pasir Ris East MRT Station, which is not shared by all competing blocks—a material advantage that should justify a modest price premium relative to stock further within the estate. Buyers should conduct comparative site visits to blocks such as those on Pasir Ris Heights or Pasir Ris Street 11 to contextualise the value proposition and floor plan differences.

Which unit stack or floor level offers the best value within this development?

Mid-level units (floors 4 to 8) typically offer the best value-to-amenity balance, as they avoid ground-floor noise and traffic exposure whilst maintaining reasonable lift wait times and pedestrian convenience compared to higher floors. Units with northern or eastern aspects often command marginal premiums due to consistent natural lighting and cooler afternoon temperatures, particularly in the Pasir Ris location's tropical climate. Lower floor units (ground to 3rd floor) often trade at slight discounts due to noise and privacy concerns, creating opportunities for value-conscious buyers willing to accept these trade-offs. Investors should prioritise units on mid-floors with good aspect and common area proximity, as these characteristics optimise rental desirability and tenant retention. The specific value ranking depends on individual floor-by-floor pricing, which fluctuates based on condition, lift access, and proximity to stairwells—detailed block plans and recent transaction data for the exact block are essential for identifying outlier opportunities.

What is the future supply pipeline for HDB housing in the Pasir Ris district, and how does this affect long-term appreciation?

Pasir Ris reached planning maturity approximately 15 years ago, meaning the estate has been substantially built-out with minimal infill development potential remaining. Future HDB supply in the wider eastern corridor is primarily directed toward adjacent precincts such as Pasir Ris Heights, Tampines, and the broader eastern growth corridor around the planned new MRT stations and integrated developments. This constrained supply backdrop within Pasir Ris proper supports stable to modestly positive capital appreciation for existing HDB stock, particularly properties benefiting from enhanced transport accessibility via the new MRT station. However, buyers should recognise that Pasir Ris will not experience rapid greenfield expansion or explosive appreciation—the estate's value proposition rests on stability, maturity, and incremental improvements from infrastructure investment. Long-term appreciation expectations should be conservative, in the range of 1 to 3% annualised real growth, with appreciation accelerating temporarily around the MRT station opening and moderating thereafter once the infrastructure novelty effect dissipates.

[For Sale] 222 Pasir Ris Street 21 — From S$978K