Type

Units

Min Area

Price Range

4 BR

1571 sqft

S$910K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$910K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$182K on this acquisition.
Located 10 min (790 m) from CR4 Pasir Ris East MRT Station (U/C).

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

241 Pasir Ris Street 21: Established HDB Living in Pasir Ris East

241 Pasir Ris Street 21 represents a compelling residential opportunity within one of Singapore's most established public housing estates. Located in the mature and well-developed Pasir Ris precinct, this HDB development offers families and investors a stable platform for homeownership in a district characterised by decades of planning, infrastructure maturation, and community consolidation. The development comprises spacious four-bedroom units with two bathrooms, spanning approximately 1,571 square feet of usable floor area, positioned to appeal to upgraders and growing families seeking affordable accommodation without compromise on space.

The neighbourhood context of Pasir Ris has evolved significantly over the past two decades. The estate benefits from comprehensive planning that prioritised residential amenity, retail convenience, and recreational opportunity in equal measure. Residents of 241 Pasir Ris Street 21 gain access to a mature ecosystem of shopping destinations, hawker centres serving authentic local cuisine, and leisure facilities that cater to families across all life stages. The surrounding commercial landscape includes modern shopping malls and neighbourhood shops, ensuring daily essentials remain within walking distance or a short public transport journey.

Connectivity and Transportation Access

Proximity to Pasir Ris East MRT Station (CR4) ranks among the primary advantages of this location. Situated approximately 790 metres away—roughly a ten-minute walk—the station provides direct access to the Circle Line, positioning residents within convenient reach of central business districts, educational institutions, and secondary employment hubs across the island. The upcoming completion of Pasir Ris East MRT Station will further enhance connectivity for this development, potentially strengthening long-term capital appreciation prospects as commuting times compress and accessibility improves for prospective tenants and future purchasers. This transport linkage significantly reduces journey times for professionals working in the CBD or alternative employment centres, making the development attractive to working families and career-focused residents.

Beyond the MRT connection, the development benefits from comprehensive bus services that extend coverage throughout the Pasir Ris catchment and into adjacent planning areas. The combination of rail and bus infrastructure creates genuine choice for daily commuters, whilst also supporting the broader liveability proposition for residents without vehicles or those preferring not to drive regularly. Enhanced public transport connectivity typically correlates with stronger resale demand and more resilient capital values across HDB property cycles.

Space and Accommodation Standards

The four-bedroom, two-bathroom configuration at 1,571 square feet provides meaningful space for growing families, particularly those upgrading from smaller HDB units or considering private property transition at a fraction of private sector pricing. This floor plate strikes a practical balance between spaciousness and efficient property management, with sufficient room for home-based working arrangements that have become increasingly commonplace post-2020. The dual-bathroom provision reduces morning congestion in households with multiple school-age children, enhancing daily convenience and family satisfaction with the living environment.

Families considering 241 Pasir Ris Street 21 typically value the ability to accommodate extended family members during visits, establish dedicated study or work zones for multiple household members, and maintain separate functional spaces without the density constraints of smaller units. The floorplate dimensions also provide flexibility for furniture arrangement and personal styling, allowing residents to express individual preferences within the public housing framework.

Price Point and Market Positioning

Units within this development are offered from S$910,000, positioning them competitively within the four-bedroom HDB market segment. This price point reflects the established nature of the Pasir Ris estate, the comparative maturity of the neighbourhood amenity offer, and the proven track record of this planning area in sustaining residential demand across successive property cycles. Prospective purchasers should evaluate pricing relative to recent transacted sales of comparable configurations within the same district, accounting for floor level, unit orientation, and proximity to lifts—factors that typically influence per-square-foot valuations across HDB developments.

The pricing structure at 241 Pasir Ris Street 21 positions the development within reach of first-time upgraders graduating from smaller HDB units, young professional couples seeking family-sized accommodation, and investors targeting stable rental yield in an established public housing catchment. The affordability relative to private residential options—whilst accommodating four-bedroom, two-bathroom requirements—makes this development an attractive option for price-conscious purchasers prioritising space and location over luxury finishes or exclusive amenities.

Investment and Rental Considerations

Investors evaluating 241 Pasir Ris Street 21 as an income-generating asset should recognise that HDB four-bedroom units in established estates typically command consistent rental demand from families unable or unwilling to enter the private residential market. The rental yield profile depends on prevailing lease length, purchase price, and achievable monthly rental rates for comparable units in the Pasir Ris area—factors that fluctuate with overall economic conditions, immigration patterns, and employment trends. The mature nature of this estate, combined with the upcoming MRT station opening, suggests resilient medium-to-long-term demand from tenant households seeking family-sized, well-connected accommodation at accessible price points.

Prospective investor-purchasers must account for Additional Buyer's Stamp Duty (ABSD) at 20% if acquiring this property as a second residential holding, alongside the standard buyer's stamp duty, legal fees, and valuation costs. This additional fiscal burden materially impacts purchase cost and return-on-investment calculations, necessitating careful financial modelling before commitment. The development's location and unit specifications position it as a viable long-term hold for investors comfortable with the regulatory framework governing HDB investment, particularly those with medium-to-long investment horizons measured in decades rather than years.

Community Infrastructure and Family Life

The Pasir Ris estate provides comprehensive educational infrastructure, with primary schools and secondary institutions distributed throughout the planning area, ensuring family-focused residents benefit from walking-distance school options or brief public transport journeys. Healthcare facilities, including polyclinics and private medical practitioners, serve the resident population, whilst recreational spaces—including parks, swimming complexes, and sports facilities—support active family lifestyles. These community anchors have matured over decades, creating stable, predictable neighbourhood environments that appeal particularly to families prioritising safety, routine, and established social networks.

The maturity of Pasir Ris as an estate also means resident demographics remain relatively stable, with generational turnover creating consistent housing demand and suggesting sustained property values across long-term holding periods. New families relocating to the area encounter established community infrastructure, functioning neighbourhood networks, and well-tested service delivery models, reducing the uncertainties associated with newer or rapidly-developing precincts.

Conclusion

241 Pasir Ris Street 21 presents a well-positioned residential opportunity within Singapore's mature HDB landscape. The development's location, spacious unit configuration, accessibility to MRT infrastructure, and positioning within an established neighbourhood make it relevant to multiple purchaser profiles—from upgrading families seeking their first four-bedroom home to investors targeting stable, long-term rental income in a proven public housing catchment. Prospective buyers should conduct thorough due diligence on comparable recent sales within the same precinct, consult financial advisors regarding ABSD implications and mortgage financing headroom, and visit the development and surrounding neighbourhood to assess personal fit with the residential environment and lifestyle proposition.

Frequently Asked Questions

What estimated rental yield could investors expect from purchasing a four-bedroom unit at 241 Pasir Ris Street 21?

Rental yield for four-bedroom HDB units in Pasir Ris typically ranges between 2% and 3.5% gross annual yield, depending on unit configuration, floor level, and prevailing market conditions for HDB rentals in this district. At the S$910,000 price point, monthly rental expectations for comparable units generally fall between S$2,200 and S$2,800, though actual achievable rents vary based on specific unit orientation, lease maturity, and competitive supply of similar units in the immediate vicinity. Prospective investor-purchasers must account for the 20% Additional Buyer's Stamp Duty (ABSD) applying to second residential property purchases by Singapore Citizens, which materially impacts initial capital outlay and cash-on-cash return calculations, necessitating careful modelling of long-term appreciation assumptions to justify the additional upfront cost.

How does pricing at 241 Pasir Ris Street 21 compare to recent per-square-foot transactions in the Pasir Ris HDB market?

The S$910,000 asking price translates to approximately S$579 per square foot for the 1,571 sqft four-bedroom configuration, positioning it within the typical range for established Pasir Ris four-bedroom units but requiring comparison against recent District 18 transactions to establish true market positioning. Recent HDB four-bedroom sales in Pasir Ris have generally transacted between S$550 and S$620 per square foot depending on floor level, unit orientation, and proximity to amenities—factors that create variability within the price band. Prospective purchasers should obtain recent comparable sales data from HDB resale transaction records or property research platforms to benchmark this specific unit's pricing against actual market-cleared rates, accounting for differences in unit stack height, distance from lifts, and floor condition.

What is the ABSD impact for a Singapore Citizen purchasing a second residential property at this development?

Singapore Citizens acquiring a second residential property, including HDB flats, are subject to Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price. On a S$910,000 purchase, this equates to S$182,000 in ABSD alone, payable to the Inland Revenue Authority of Singapore (IRAS) at the point of legal completion, significantly increasing total acquisition costs beyond the property price itself. This ABSD burden must be integrated into purchase financial planning alongside standard buyer's stamp duty (ranging from 1% to 4% depending on property value), legal and conveyancing fees, and HDB processing costs, collectively adding approximately 25%+ to the nominal property price. Investors and upgraders purchasing second properties should consult tax advisors and mortgage brokers to model total cost of acquisition and ensure sufficient liquid capital and financing capacity before proceeding.

What lease decay risk exists for HDB units at 241 Pasir Ris Street 21, and how might this affect long-term resale value?

HDB flats at 241 Pasir Ris Street 21 are held on 99-year leases, a standard tenure for public housing resale stock. As these units age, the remaining lease term diminishes, and HDB policy stipulates that units with leases below 30 years become ineligible for purchase via HDB's Fresh Start Housing scheme, potentially restricting the buyer pool and constraining resale demand. For a 99-year lease property, lease decay becomes materially relevant approximately 60+ years into the lease term, suggesting that current purchasers have 40+ years of unrestricted marketability ahead before lease length becomes a significant valuation factor. However, long-term holders (30+ year periods) should be aware that eventual lease decay will compress potential capital appreciation in the final decades of ownership, though lease renewal policies and legislative amendments may evolve to address this issue as larger cohorts of aging HDB stock approach critical thresholds.

How does the imminent opening of Pasir Ris East MRT Station affect property demand and capital appreciation prospects?

The upcoming completion of Pasir Ris East MRT Station (CR4) represents a significant infrastructure catalyst for the broader Pasir Ris precinct, with 241 Pasir Ris Street 21 positioned advantageously at approximately 790 metres walking distance. Historically, HDB properties within 500-1000 metres of new MRT stations experience elevated demand and capital appreciation in the 12-24 months following station commissioning, as tenants and purchaser-occupiers reassess accessibility and commuting convenience. The direct Circle Line connection will particularly benefit working professionals commuting to central business districts or alternative employment nodes, potentially expanding the tenant pool and supporting rental market resilience. However, capital appreciation benefits typically materialise during the pre-opening anticipation phase and immediate post-opening period, suggesting that purchasers acquiring after full station commissioning may miss the most dramatic value uplift, though the station will remain a long-term demand driver supporting baseline values and rental yields.

Is 241 Pasir Ris Street 21 suitable for high-net-worth individuals seeking HDB investment opportunities?

High-net-worth individuals evaluating HDB investments typically focus on developments offering exceptional yield, substantial capital appreciation potential, or strategic portfolio diversification rather than absolute return magnitude. A four-bedroom unit at 241 Pasir Ris Street 21 may appeal to HNW investors prioritising stable, long-term income generation in a mature estate with proven tenant demand, particularly those comfortable with single-digit gross yields in exchange for capital stability and regulatory predictability. However, HNW purchasers may find more compelling opportunities in developments closer to future MRT nodes, in precincts undergoing significant regeneration, or in regions with stronger medium-term population growth projections than the established Pasir Ris catchment. For HNW individuals, this development represents a conservative, low-complexity HDB allocation suitable for conservative portfolio balancing rather than an aggressive value-creation opportunity.

What TDSR and financing headroom should prospective buyers anticipate at this price point?

The S$910,000 price point typically translates to monthly mortgage obligations of approximately S$3,500-S$4,100 (assuming 70% LTV financing at prevailing interest rates of 2.5-3.0% over 25-30 year terms), requiring gross household income of approximately S$120,000-S$140,000 annually to maintain TDSR (Total Debt Service Ratio) compliance at the 60% threshold that MAS guidelines and banks typically enforce. First-time HDB buyers benefit from HDB concessional interest rates and loan terms more favourable than private property financing, potentially enabling lower TDSR calculations and greater leverage on equivalent household income compared to private property purchases. Prospective buyers should obtain mortgage pre-approval and conduct detailed TDSR calculations incorporating existing liabilities (car loans, credit cards, student loans, other mortgages) before making purchase commitments, as individual financial circumstances vary significantly and lender policies continue to evolve.

How does 241 Pasir Ris Street 21 compare to competing HDB four-bedroom developments in the same district?

Competing four-bedroom HDB options within Pasir Ris include developments at Pasir Ris Street 11, Pasir Ris Drive 12, and several other streets within the broader estate, many offering comparable floor plates and pricing within S$50,000-S$100,000 of this property's S$910,000 asking price. Differentiation typically centres on floor level (higher floors command premiums of 5-15% over ground floors due to views and reduced noise), unit orientation (north-east or south-west facing units preferred for natural light and breeze), proximity to lifts (corner units near lifts typically less desirable), and amenity proximity (walking distance to shopping centres or parks). The underlying construction quality, layout efficiency, and functional standard across Pasir Ris HDB units remain consistent due to standardised HDB building methodologies, meaning purchaser choice predominantly reflects these micro-location factors rather than fundamental building quality differences. Serious buyers should inspect multiple comparable units across the estate to identify their preferred configurations and floor levels before finalising decisions.

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

Mid-level floors (5th-8th storeys) typically offer the optimal balance of value and amenity, avoiding the price premiums of high-level units whilst maintaining distance from ground-floor noise, traffic, and limited views that affect lower floors. Corner units facing parks or open spaces command value premiums exceeding units facing internal courtyards or service areas, suggesting that purchasers prioritising value should scrutinise orientation carefully before accepting premium pricing. Units positioned mid-stack and mid-corridor from lifts tend to trade at modest discounts (3-8%) relative to corner or high-floor premiums, positioning them as value propositions for price-conscious purchasers comfortable with marginally less coveted floor positions. The HDB planning office typically provides floor plans and unit stacking diagrams that facilitate comparative analysis, allowing prospective buyers to identify potential value opportunities where aesthetic preferences align with discount pricing.

What future residential supply is anticipated in District 18 (Pasir Ris) that could affect long-term values?

District 18 (Pasir Ris) is classified as a mature estate with limited major new housing supply projected in the immediate 5-10 year horizon, as the planning area has reached saturation from a density perspective and future development focuses on in-situ upgrading, community space optimisation, and incremental rejuvenation rather than large-scale greenfield housing projects. The HDB's Selective En-bloc Redevelopment Scheme (SERS) and upgrading programs continue to refresh aging blocks throughout Pasir Ris, suggesting that any significant new supply would emerge through redevelopment of existing housing stock rather than expansion into undeveloped land. This constrained supply environment historically supports stable property values and baseline demand for well-maintained units, as acquisition of property in established, supply-constrained estates offers relative scarcity value compared to new developments in outskirts or developing precincts. Prospective long-term holders should view limited supply as a structural advantage supporting resilience, though buyers should also recognise that without new supply, neighbourhood evolution and demographic transformation will occur more gradually than in emerging estates.

[For Sale] Hdb Flat At 241 Pasir Ris Street 21 — From S$910K