Type

Units

Min Area

Price Range

4 BR

1582 sqft

S$781K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$781K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$156K on this acquisition.
Located 10 min (860 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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235 Pasir Ris Street 21: Well-Located HDB Homes in an Established Estate

235 Pasir Ris Street 21 represents an accessible entry point into Singapore's established north-eastern residential landscape. Situated within the Pasir Ris precinct, this HDB development offers units across multiple configurations, with pricing commencing from S$780,888. The location capitalises on the maturity of the Pasir Ris estate, which has developed over several decades into a comprehensive residential community with supporting infrastructure and amenities already in place.

The development's strategic positioning places it within 10 minutes' walking distance—approximately 860 metres—from the upcoming Pasir Ris East MRT Station on the Circle Line extension. This under-construction facility is anticipated to significantly enhance connectivity from the precinct, linking residents directly to the broader MRT network and reducing commute times to key employment districts across Singapore. The arrival of this station is likely to strengthen the area's long-term appeal for both owner-occupiers and investors seeking exposure to improving transport accessibility.

Housing Options and Unit Configuration

The development accommodates diverse household compositions through its varied unit mix. Four-bedroom flats represent one category available, providing spacious accommodation suitable for growing families or multigenerational living arrangements. These units span approximately 1,582 square feet, offering generous floor plates typical of HDB configurations from this era. Smaller unit types are also available within the development, ensuring options for couples, small families, and first-time buyers seeking more compact and affordable housing solutions. The breadth of choice means prospective purchasers can align their purchase with specific lifestyle requirements and budget parameters.

Neighbourhood Character and Established Amenities

Pasir Ris has matured into one of Singapore's most complete residential ecosystems. The estate encompasses multiple primary and secondary schools, supporting families with children at various education stages. Commercial facilities including supermarkets, wet markets, restaurants, and service providers operate throughout the precinct, meeting everyday household needs without requiring journeys to distant shopping centres. Healthcare facilities, including polyclinics and private medical practices, are readily accessible. This comprehensive amenity ecosystem means residents of 235 Pasir Ris Street 21 benefit from a self-contained neighbourhood rather than relying on external destinations for routine activities.

Investment Considerations and Rental Potential

The maturity and completeness of Pasir Ris as an estate translates to consistent rental demand from both local and expatriate tenants. Families relocating to Singapore often seek accommodation in established neighbourhoods with proven educational facilities and community infrastructure. Investors purchasing units at this development would typically encounter tenant enquiries from this demographic, supporting reasonably stable rental yields. The proximity to the forthcoming Pasir Ris East MRT Station is likely to broaden the tenant pool further, as improved connectivity enhances the location's appeal to working professionals. HDB rentals in mature estates generally command moderate rental rates rather than premium pricing, but the predictability of demand in such locations provides investors with reasonable confidence regarding occupancy and income consistency.

Pricing Context Within the Pasir Ris Market

At entry prices from S$780,888, units at 235 Pasir Ris Street 21 position themselves competitively within the broader Pasir Ris HDB market. The pricing reflects the estate's maturity, the unit sizes offered, and the anticipated lift from MRT connectivity improvements. Recent transactions in adjacent Pasir Ris locations suggest price per square foot ranging across a band influenced by unit age, floor level, and remaining lease tenure. The development's pricing aligns logically within this spectrum, neither commanding premium valuations nor appearing significantly discounted. Prospective buyers should interpret pricing within the context of comparable transactions in the immediate vicinity, considering factors including specific unit configurations, floors, and views that individual units may command.

MRT Connectivity and Transport Accessibility Impact

The Pasir Ris East MRT Station, currently under construction and anticipated to commence operations in the coming years, represents a transformational infrastructure development for the broader Pasir Ris precinct. Upon opening, the station will provide direct Circle Line access, connecting this north-eastern area to central business districts, major employment concentrations, and other key destinations across Singapore's transport network. For owner-occupiers, this enhanced connectivity reduces commute times significantly, potentially shortening journeys to workplaces by 15–25 minutes compared to current road-based travel. For investors, improved MRT proximity typically strengthens asset values and rental demand. The station's arrival is therefore likely to benefit properties within walking distance—including 235 Pasir Ris Street 21—through enhanced accessibility and appeal to both owner-occupiers seeking easier commutes and tenants valuing proximity to public transport.

Suitability for Diverse Buyer Profiles

First-time buyers entering the property market will find 235 Pasir Ris Street 21 appropriate for several reasons. The development offers affordable entry pricing, established neighbourhood infrastructure, and transparent HDB financing and resale regulations. Young couples or small families seeking affordable housing in a complete neighbourhood will appreciate the balance between cost and amenity. Upgraders transitioning from smaller HDB units to larger configurations, particularly those with children requiring additional bedrooms and study spaces, will find the four-bedroom options meet spatial requirements without commanding luxury pricing. Investors seeking stable, middle-market rental opportunities will value the mature estate's consistent tenant demand and reasonable rental yields relative to entry cost. The development does not typically appeal to ultra-high-net-worth purchasers seeking exclusive or premium locations, but represents solid value for pragmatic buyer segments prioritising accessibility, affordability, and neighbourhood completeness.

Lease Considerations and Long-Term Asset Value

As an HDB property, units at 235 Pasir Ris Street 21 operate under the standard 99-year lease framework common to public housing in Singapore. The lease tenure of individual units within the development will vary depending on the original grant date and any prior transactions. HDB leases decay predictably over time, with lending institutions and prospective buyers applying increasing scrutiny as leases fall below 80 years remaining. Current units in this development, depending on their specific lease length, will experience gradual lease decay over the coming decades. This is a standard consideration for all HDB purchases; it reflects the finite nature of long-term housing leases and should be evaluated alongside the development's strong location and amenity profile. Prospective purchasers should obtain exact lease information for any specific unit under consideration and factor lease decay into long-term hold assumptions.

Financing and Debt Service Considerations

At the entry price point of S$780,888 and upwards, a typical purchaser would secure HDB housing financing covering 80–90 per cent of the purchase price, requiring a cash down payment of 10–20 per cent. Assuming a loan amount of approximately S$624,000–S$702,000 financed over a 25–30 year mortgage term at prevailing HDB interest rates, monthly mortgage servicing would typically range between S$2,500–S$3,200. For households with combined gross monthly income of S$8,000 or more, such servicing levels would generally remain comfortably within Debt-to-Service Ratio parameters, typically capped at 60 per cent of gross household income for HDB loans. Second-property buyers should note that Additional Buyer's Stamp Duty at 20 per cent applies to second residential property purchases by Singapore Citizens, materially increasing the cash outlay required at purchase. First-time buyers enjoy more favourable stamp duty treatment and should evaluate whether transitioning from smaller to larger HDB units makes financial sense given the combined mortgage, stamp duty, and cash flow implications.

Competitive Positioning and Alternative Developments

Pasir Ris hosts several HDB precincts of varying age and configuration. Developments in nearby Pasir Ris Street locations offer comparable spatial offerings and neighbourhood amenities, with pricing generally aligning within a narrow band influenced by unit age, condition, and remaining lease length. Newer private condominium developments in peripheral locations within the Pasir Ris area command premium pricing but offer additional luxury amenities and management services. HDB buyers evaluating 235 Pasir Ris Street 21 would benefit from comparing available units against immediate neighbouring HDB blocks, examining differences in pricing per square foot, floor levels, unit orientation, and residual lease tenure. Such comparative analysis ensures informed decision-making and confidence that pricing represents fair value relative to directly comparable alternatives.

Floor Level Premiums and Unit Stack Dynamics

HDB pricing traditionally incorporates modest premiums for higher floors, reflecting preference for better views, improved natural ventilation, and reduced exposure to ground-level noise and activity. Within 235 Pasir Ris Street 21, middle-stack units (typically floors 10–20) tend to offer optimal value, commanding moderate premiums over lower floors whilst remaining considerably less expensive than top-stack units. Ground and first-floor units, conversely, may appeal to mobility-restricted buyers or those with young children and prams, justifying their lower pricing. Prospective purchasers should evaluate their specific preferences regarding floor level and views, recognising that subjective preferences drive individual unit valuations. From a pure value perspective, middle-stack units generally offer the most balanced proposition, combining modest premium pricing with good elevation, ventilation, and light without incurring the pronounced premiums of penthouses or top-floor units.

Future Supply and District Development Pipeline

Pasir Ris is a mature estate with limited significant new HDB development likely in the immediate future. The primary infrastructure augmentation—the Pasir Ris East MRT Station—represents a connectivity enhancement rather than a residential supply expansion. This limited new supply pipeline actually supports long-term asset appreciation for existing developments like 235 Pasir Ris Street 21. With fewer new units entering the market to compete for buyer attention, existing stock retains stronger relative appeal. Nonetheless, the broader Tampines region and adjacent precincts have seen recent new-release HDB developments, which could provide alternative options for buyer segments seeking newer construction. 235 Pasir Ris Street 21 therefore appeals most strongly to purchasers prioritising established neighbourhood character, existing amenities, and location stability over the finishes and newness of recent government housing releases.

Frequently Asked Questions

What rental yield might an investor expect from purchasing a unit at 235 Pasir Ris Street 21?

Rental yields for HDB properties in mature Pasir Ris typically range between 2.5 and 4 per cent gross annual yield, depending on unit configuration, floor level, and specific lease tenure remaining. A four-bedroom unit at this development, rented to a family at prevailing market rates of approximately S$2,800–S$3,500 monthly, would generate gross annual income against a purchase price of S$780,888 and upwards. When the imminent Pasir Ris East MRT Station commences operations, connectivity improvements may support modest rental rate appreciation, potentially lifting yields modestly. Investors should factor in HDB maintenance fees, management fees, and potential vacancy periods when calculating net yields, which would typically be 1.5–2.5 per cent after such deductions. Given the maturity of the estate and consistent tenant demand from families, the development offers reasonable yield consistency rather than spectacular returns.

How does pricing at 235 Pasir Ris Street 21 compare to recent price-per-square-foot transactions in Pasir Ris?

Recent HDB transactions in Pasir Ris have transacted at approximate price-per-square-foot ranges of S$490–S$560 for units with reasonable lease tenures, depending on floor level and exact location within the estate. The entry pricing of S$780,888 for units at this development translates to approximately S$493–S$520 per square foot depending on exact unit size, positioning the development competitively within this established range. This price positioning reflects the estate's maturity, established amenities, and anticipated MRT connectivity benefits without commanding premium valuations. Comparable sales in immediately adjacent blocks typically show similar per-square-foot pricing, suggesting the development is fairly valued relative to direct neighbourhood alternatives. Purchasers should verify exact pricing for specific units under consideration and compare against recent comparable transactions in nearby Pasir Ris Street blocks to ensure confidence in value.

What are the Additional Buyer's Stamp Duty implications for second-property buyers at this development?

Second-property purchases by Singapore Citizens are subject to Additional Buyer's Stamp Duty at the current rate of 20 per cent, applicable on top of standard stamp duty and payable at the point of acquisition. For a unit purchased at S$780,888, the ABSD would amount to approximately S$156,178, substantially increasing the total cash outlay required at completion. This combined duty burden means a second-property purchase effectively costs approximately 20 per cent more than the advertised unit price, materially impacting affordability calculations and financing capacity. Investors or upgraders with existing residential property holdings must factor this 20 per cent ABSD expense into purchase planning, as it represents a genuine cost with no investment recovery mechanism. For first-time owner-occupiers, standard stamp duty rates apply without the additional 20 per cent levy, making the entry cost considerably lower and supporting the case for purchasing as a first residential property rather than upgrading from existing holdings.

What is the lease decay risk profile, and how might remaining lease tenure affect resale value?

As HDB properties, units at 235 Pasir Ris Street 21 operate under 99-year leases, with individual unit tenure depending on the original grant date and any prior transactions. Lease decay becomes increasingly material as remaining tenure falls below 80 years, with lending institutions tightening financing eligibility and buyer pools shrinking noticeably. A unit with 80 years remaining lease will be financed less readily and command lower prices than an otherwise identical unit with 95 years remaining. Over a 30-year ownership horizon, a purchaser acquiring a unit with 85 years remaining tenure would face a lease profile of approximately 55 years at time of sale, potentially significantly constraining the resale buyer pool and prices achieved. Prospective purchasers should obtain exact lease information for any specific unit and factor gradual lease decay into long-term appreciation assumptions. Whilst the development's strong location and maturity support underlying demand, lease tenure will increasingly influence relative pricing and saleability as properties age, making lease length an important comparative consideration between units.

How will the Pasir Ris East MRT Station impact demand and capital appreciation for properties at this development?

The Pasir Ris East MRT Station, currently under construction and anticipated to open within the coming years, is likely to meaningfully enhance accessibility and transport convenience for residents of 235 Pasir Ris Street 21. Upon opening, the station will provide direct Circle Line connectivity, reducing commute times from the precinct to central business districts and major employment concentrations by approximately 15–25 minutes compared to current road transport durations. This connectivity enhancement typically translates to improved demand from both owner-occupiers seeking shorter commutes and tenants prioritising public transport proximity. Historically, HDB properties within walking distance of new MRT stations experience capital appreciation of 5–15 per cent in the 2–3 years following station opening, reflecting the influx of buyer interest and improved asset appeal. For investors purchasing at this development now, prior to MRT opening, there exists potential for moderate capital appreciation as connectivity improves and the transport benefit becomes operationally apparent. The station's arrival is therefore a material positive factor supporting both owner-occupier lifestyle value and investor capital growth prospects.

Which buyer profiles is 235 Pasir Ris Street 21 most suitable for?

The development appeals strongest to first-time owner-occupiers and upgraders within the mass-market segment. First-time buyers value the combination of affordable entry pricing, established neighbourhood amenities, transparent HDB financing regulations, and proximity to transport infrastructure without requiring specialised investment knowledge. Young families upgrading from two-bedroom starter units to larger four-bedroom configurations find the spatial offering appropriate and the price affordable relative to condominium alternatives. Upgraders with school-age children particularly value the estate's established educational facilities and family-oriented neighbourhood character. Institutional or ultra-high-net-worth investors typically seek properties in premium locations with luxury finishes and exclusive positioning, making this mainstream HDB development less aligned with such mandates. Investment-focused purchasers with middle-market capital also find the development suitable, valuing the stable rental demand, reasonable yields, and limited new supply pipeline supporting relative value stability. The development does not appeal to buyers seeking new-build specifications or luxury lifestyle amenities, but represents solid value for pragmatic buyers prioritising affordability, location maturity, and neighbourhood quality.

What are typical Debt-to-Service Ratio and financing headroom considerations at entry pricing for this development?

At entry prices from S$780,888, prospective HDB purchasers would typically secure housing loans covering 80–90 per cent of purchase price, requiring down payments of 10–20 per cent. A 90 per cent LTV loan of approximately S$702,000 financed over 30 years at current HDB mortgage rates of approximately 2.6 per cent would generate monthly mortgage servicing of approximately S$2,880. The HDB Debt-to-Service Ratio threshold caps monthly debt obligations at 60 per cent of gross household income; a household with combined gross income of S$4,800 monthly would therefore have approximately S$2,880 available for debt servicing, leaving no headroom for other obligations. For realistic financing approval and lifestyle flexibility, households should demonstrate combined gross monthly income of at least S$6,500–S$7,000, providing approximately 40 per cent DSR headroom and allowing other consumer debt or living expenses to be serviced comfortably. First-time buyers should obtain HDB pre-qualification letters to confirm their specific financing capacity prior to making offers, as DSR calculations are individual-specific and income-dependent. Second-property buyers additionally face the 20 per cent ABSD expense, further reducing available cash after down payment and stamp duties.

How does 235 Pasir Ris Street 21 compare to competing nearby HDB developments?

The Pasir Ris precinct contains several HDB blocks in adjacent Pasir Ris Street locations and nearby blocks, offering comparable unit configurations and neighbourhood amenities. Prices within these immediate alternatives typically range within S$20,000–S$50,000 variance depending on unit age, floor level, and residual lease tenure, reflecting the homogeneous nature of HDB pricing within mature estates. Newer-completed developments in peripheral Pasir Ris locations may command modest premiums reflecting newer finishes and modern lift systems, though the price-per-square-foot positioning typically remains similar. Private condominium developments in the Pasir Ris vicinity command substantial premiums—typically 40–60 per cent higher than HDB pricing—but offer luxury amenities, professional management, and enhanced facilities packages justifying the pricing differential for affluent buyers. For budget-conscious purchasers prioritising affordability, 235 Pasir Ris Street 21 competes directly against the immediate HDB alternatives within Pasir Ris, and comparative shopping across these blocks is essential to identify the best individual unit value. The development offers no material feature differentiation versus adjacent HDB blocks; buyer choice therefore rests primarily on specific unit characteristics rather than development-level advantages.

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

Middle-stack units at approximately floors 10–20 traditionally offer the most balanced value within HDB developments like 235 Pasir Ris Street 21. These units command modest premiums over ground and lower-floor units—typically 2–4 per cent—reflecting preferences for elevation, natural light, and reduced ground-level noise exposure, whilst remaining substantially less expensive than top-stack units which may command 8–12 per cent premiums. Ground-floor and first-floor units appeal specifically to mobility-restricted buyers or parents with infants using prams, justifying their discounted pricing for these specific demographics. Top-stack or penthouse units command premium pricing reflecting expansive views and perceived prestige, though this premium often exceeds the objective amenity increment and represents subjective preference pricing. From a pure value-for-money perspective, middle-stack units provide the optimal balance of amenity premium against price cost, offering elevation benefits without incurring the substantial premiums of high-floor units. Prospective purchasers should evaluate their specific floor preferences and unit orientation—south-facing units typically command modest premiums for afternoon light and ventilation benefits—but recognise that middle floors generally represent the most rational value positioning.

What is the future supply pipeline in this district, and how might it affect property values?

Pasir Ris is a fully mature estate with limited new HDB development anticipated in the immediate future. The primary infrastructure development affecting the precinct is the Pasir Ris East MRT Station, representing connectivity enhancement rather than residential supply expansion. This limited new supply pipeline actually supports long-term value stability and modest appreciation for existing stock like 235 Pasir Ris Street 21, as fewer new units competing for buyer attention strengthen the relative appeal and pricing of established properties. The broader Tampines region has seen recent government housing releases and new-project completions, but these are geographically distant and appeal to different buyer segments. The absence of significant new HDB supply within Pasir Ris itself means existing blocks retain stronger relative scarcity value and tend to appreciate more consistently than precincts experiencing new-release competition. This limited supply scenario is supportive of property values and investor returns, though it also means limited new-build alternatives for purchasers specifically seeking newer specifications. The district's maturity and limited expansion pipeline therefore favour existing property holders whilst potentially constraining options for buyers seeking newer constructions.

[For Sale] 235 Pasir Ris Street 21 — From S$781K