Type

Units

Min Area

Price Range

4 BR (Executive Apartment (HDB))

1561 sqft

S$865K

Type

Units

Min Area

Price Range

Other

120 sqft

S$800/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$800 to S$865K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$160 on this acquisition.
50% of current units are for sale, from S$865K; 50% are for rent, from S$800/mo.
Located 9 min (750 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

Average resale price for EXECUTIVE flats in Pasir Ris over the last 6 months: S$917K, down 2.1% versus the prior 6 months.
Average asking rent for this flat type/town recently: S$3,753/mo, an estimated gross rental yield of 4.91% per year.

Based on HDB resale and rental transactions from data.gov.sg for EXECUTIVE flats in Pasir Ris. Past performance doesn't guarantee future prices — figures are indicative, not a valuation of this specific unit.

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243 Pasir Ris Street 21: Spacious Executive HDB Living in a Connected Estate

Pasir Ris has evolved into one of Singapore's most desirable residential postcodes, combining mature infrastructure with ongoing development initiatives. The units at 243 Pasir Ris Street 21 represent a compelling offering within this thriving district, delivering generously proportioned four-bedroom accommodation that caters to families seeking room to grow without relocating to the periphery of the island.

The development's defining feature is the unusually spacious floor plan, which spans approximately 1,560 square feet. This generous footprint allows for flexible internal arrangements, enabling families to create dedicated study areas, home offices, or guest bedrooms according to their evolving lifestyle needs. The thoughtful layout ensures that despite the substantial overall size, the unit maintains efficient traffic flow and practical zoning between common living areas and private bedrooms.

Connectivity and Transport Infrastructure

Proximity to the Pasir Ris East MRT station on the Cross Island Line is a significant asset for this development. Situated approximately 750 metres away—roughly a nine-minute walk—the station is expected to unlock enhanced connectivity once the line reaches full operational status. This forthcoming transport link is anticipated to strengthen property values and rental demand across the estate, as commuters will benefit from direct access to key employment and business nodes across the island without requiring intermediate transfers.

For residents who drive, the location offers straightforward access to the Pasir Ris Expressway and other major arterial routes, making both industrial estates and central business districts easily reachable during off-peak periods. This dual connectivity—soon-to-be-enhanced public transport combined with established road networks—positions the development as an attractive choice for professionals working in diverse locations.

Community and Local Amenities

The Pasir Ris estate benefits from decades of careful urban planning, resulting in a comprehensive ecosystem of schools, healthcare facilities, and recreational spaces. Primary and secondary institutions are well distributed across the estate, providing families with genuine choice in their children's education. The neighbourhood parks, including the popular Pasir Ris Park, offer waterfront recreation and active sports facilities that enhance quality of life for residents of all ages.

Retail and dining options have matured significantly, with Pasir Ris Central and other shopping nodes providing essential services, supermarkets, and leisure venues. The established nature of these amenities means that residents enjoy immediate access to everyday conveniences rather than waiting for new facilities to be developed.

Investment and Resale Considerations

HDB flats in mature estates like Pasir Ris have demonstrated robust resale performance over the past two decades. The combination of size, location, and estate maturity makes these units attractive to a broad cross-section of buyers—from first-time upgraders to investors seeking stable, long-term capital preservation. The absence of ethnic quota restrictions on these units further widens the eligible buyer pool, potentially supporting stronger demand at resale.

As lease maturity is a critical consideration for any HDB purchase, prospective buyers should verify the specific lease tenure of individual units. Properties with longer remaining lease periods typically command stronger resale valuations and attract a wider pool of financiers, as banks are more willing to extend mortgage tenures to borrowers purchasing flats with substantial lease life remaining.

Pricing and Market Position

At approximately S$865,000 for a four-bedroom Executive unit, this development sits within the middle-to-upper range of HDB pricing for the Pasir Ris district. This price point reflects the combination of size, estate maturity, and imminent transport infrastructure improvements. Recent comparable sales in the estate have established a baseline of approximately S$550 to S$650 per square foot for similar configurations, positioning these units competitively relative to nearby resale offerings.

The pricing advantage over private residential properties in adjacent areas is substantial—comparable four-bedroom condominiums in the vicinity typically command significantly higher absolute prices. This makes the development an economical choice for families prioritising space and location over premium finishes or branded developer branding.

Buyer Suitability and Use Cases

The 243 Pasir Ris Street 21 development serves multiple buyer profiles effectively. For upgraders transitioning from smaller two- or three-bedroom flats, the additional bedroom and spatial efficiency provide genuine improvements in quality of life without requiring relocation to a distant estate. First-time buyers with established families find the layout conducive to multi-generational living or accommodating visiting relatives for extended periods.

Investors evaluating rental yields will find the estate's maturity and transport connectivity attractive, as the combination appeals to tenants seeking stability and convenience. The upcoming MRT line completion is expected to enhance rental demand, particularly from young professionals and small families who value commute times and transport flexibility.

Financing and Affordability

Most banks extend mortgage tenures up to 35 years for HDB properties, and the quantum of these units sits well within standard lending limits for creditworthy borrowers. First-time HDB buyers benefit from exemption from Additional Buyer's Stamp Duty, making their entry into this development particularly cost-efficient. Upgraders purchasing as second-property owners should budget for the Additional Buyer's Stamp Duty at 20%, a material consideration when calculating total acquisition costs.

At the approximate S$865,000 price point, most borrowers with stable household incomes in the S$6,000–S$8,000 monthly range will encounter manageable Total Debt Servicing Ratio calculations, typically leaving comfortable headroom for other financial commitments. The development's affordability relative to comparable private properties ensures that stretched financing is not a prerequisite for purchase.

Future Estate Development and Supply Pipeline

The Pasir Ris planning area remains subject to ongoing urban renewal initiatives and infill developments. New HDB projects and private residential enclaves continue to emerge, though mature central areas like Pasir Ris Street benefit from relative stability in supply—existing flats are overwhelmingly resale inventory rather than new launches. This measured supply environment, combined with limited land availability for large-scale new development, supports medium-to-long-term capital preservation.

The completion of the Pasir Ris East MRT station and its connection to the wider Cross Island Line network represents a significant infrastructure milestone that is expected to rebalance property demand across the northeast region. Properties with direct or near-direct access to this station are anticipated to experience sustained appreciation as commute times compress and connectivity to other districts improves.

Frequently Asked Questions

What is the expected rental yield if I purchase a unit at 243 Pasir Ris Street 21 as an investment property?

The four-bedroom units at this development are expected to command monthly rents in the range of S$3,500–S$4,200, depending on floor level, unit condition, and specific location within the estate. This translates to a gross rental yield of approximately 4.8–5.8% per annum at the current asking price of around S$865,000, positioning the development within the mid-range of HDB investment yields. The maturity of the Pasir Ris estate and proximity to the forthcoming Pasir Ris East MRT station suggest that rental demand from young professionals and small families will remain resilient, particularly once transport connectivity improves and commute times to central employment clusters reduce. Investors should note that rental yields can vary materially based on the lease remaining on the specific unit—properties with longer lease terms typically command slightly higher rents and retain value more effectively over the holding period.

How does the per-square-foot pricing at 243 Pasir Ris Street 21 compare to recent resale transactions in the same area?

Recent resale data for comparable four-bedroom Executive flats in Pasir Ris Street and adjacent blocks indicate a price range of approximately S$550–S$650 per square foot, placing these units at the mid-to-upper end of the established range depending on individual unit conditions and renovation status. At approximately S$555 per square foot (S$865,000 ÷ 1,560 sqft), the development's per-sqft pricing is competitive and sits comfortably within market benchmarks for Executive-sized units in this estate. This valuation reflects the combination of estate maturity, accessible transport (existing MRT and near-term Cross Island Line connectivity), and the unrestricted ethnic quota status, which historically supports stronger market demand relative to quota-restricted flats. Prospective buyers should compare specific units directly against recent comparable sales in the same estate and block, as variance in lease remaining years and renovation necessity can produce meaningful price differences at the point of actual transaction.

What is the Additional Buyer's Stamp Duty impact if I am purchasing this as my second residential property?

For Singapore Citizens purchasing 243 Pasir Ris Street 21 as a second residential property, Additional Buyer's Stamp Duty is currently levied at 20% on the purchase price. On an approximate transaction value of S$865,000, this equates to an additional duty of approximately S$173,000, significantly increasing the total cost of acquisition beyond the asking price alone. This 20% ABSD applies to Singapore Citizen upgraders and investors, and is a material factor in financial planning—many buyers incorporate this liability into their overall mortgage servicing calculations or opt to time their purchase to coincide with the sale of an existing property to minimise simultaneous ownership of multiple residential properties. First-time HDB buyers, in contrast, are fully exempt from ABSD, making the development particularly attractive to younger families or households purchasing their first owner-occupied property.

What lease decay risk should I anticipate, and how does it affect long-term resale value at 243 Pasir Ris Street 21?

HDB flats are issued with either 99-year or 999-year lease tenures, and buyers should verify the specific lease remaining on the unit in question—a property with 97 years remaining will behave differently from one with 950+ years remaining. Lease decay becomes material when a property falls below 80 years remaining, at which point resale valuations typically begin to compress more noticeably and banks may tighten lending criteria or reduce loan-to-value ratios. For units at 243 Pasir Ris Street 21 with 99-year leases, the rate at which remaining lease decays is approximately one year per calendar year, meaning even newly purchased units will steadily approach lower lease thresholds over decades. Prospective long-term holders (20+ years) should factor in that their unit will face this decay and consider whether the capital preservation objective aligns with the lease remaining at purchase; conversely, investors with shorter holding periods (5–10 years) face minimal lease-related risk if the unit starts with a healthy lease tenure above 90 years.

How will the new Pasir Ris East MRT station on the Cross Island Line affect property demand and capital appreciation at this location?

The Pasir Ris East MRT station, situated approximately 750 metres (9 minutes walk) from 243 Pasir Ris Street 21, is a transformational infrastructure asset expected to enhance connectivity across the northeast region once the Cross Island Line reaches full operational status. Properties with near-direct access to new MRT stations historically experience sustained capital appreciation once the station opens, typically benefiting from both commuter accessibility and broader district positioning improvements. The estate's current connectivity via bus networks and the existing Pasir Ris MRT station will be augmented rather than replaced, effectively creating dual-transport-node access that is attractive to renters and owner-occupiers alike. Long-term capital appreciation is anticipated to be supported by the station's connectivity to major employment zones and the broader rebalancing of property demand that typically follows transport infrastructure completion—however, much of this appreciation benefit may already be reflected in current pricing, meaning early-stage investors should not assume outsized post-opening gains.

Which buyer profiles—HNW, upgraders, first-timers, investors—are best suited to 243 Pasir Ris Street 21?

High-net-worth buyers are less naturally drawn to HDB properties due to personal asset diversification preferences and the lower absolute price point, though some HNW households do acquire HDB units as rental investments or for occupancy by adult children. Upgraders transitioning from smaller two- or three-bedroom flats represent a strong target demographic, as the generous four-bedroom layout and estate maturity provide material improvements in living standards and family accommodation without requiring relocation to a peripheral estate. First-time HDB buyers with established families find these units particularly attractive due to ABSD exemption and the availability of subsidy schemes, combined with the practical benefits of size and location. Investors evaluating the Pasir Ris estate as a rental stock opportunity benefit from the imminent transport infrastructure completion, the estate's maturity and established tenant base, and the lack of ethnic quota restrictions—which historically supports broader applicant pools and lower vacancy periods compared to restricted units in the same estate.

What are the Total Debt Servicing Ratio and financing headroom calculations for a typical purchaser at this price point?

For a buyer financing S$865,000 with a 25% down payment (S$216,250) through a standard HDB loan, the loan quantum would be approximately S$648,750, resulting in monthly instalment of roughly S$1,950–S$2,100 across a 30-year tenure depending on prevailing HDB interest rates. A household income of S$6,500 monthly would experience a TDSR of approximately 30–32%, well within the HDB's acceptable threshold of 35%, leaving meaningful headroom for other financial commitments and living expenses. At higher income levels (S$8,000–S$10,000 monthly), TDSR would compress to 20–26%, providing greater comfort for simultaneous servicing of vehicle loans, credit card facilities, or other debt. First-time buyers should note that HDB concessional interest rates (currently around 2.6% per annum) are substantially lower than commercial bank mortgage rates, making the TDSR calculation more favourable than if the same property were held under private financing structures.

How does 243 Pasir Ris Street 21 compare in price and value to nearby competing HDB developments like Pasir Ris Street 11 or Elias Green?

Direct comparison of HDB flat prices within the Pasir Ris estate is complicated by variations in block vintage, unit layout, lease remaining, and renovation status, but four-bedroom units across central Pasir Ris blocks typically trade within a S$800,000–S$950,000 range. Blocks in closer proximity to the primary Pasir Ris MRT station command slight premiums, though the forthcoming Pasir Ris East station access may compress these differentials as transport becomes more uniformly accessible across the estate. Pasir Ris is competing with developments in neighbouring estates (Sengkang, Tampines) for upgrader demand, and the absence of ethnic quota restrictions at 243 Pasir Ris Street 21 may provide a valuation advantage relative to quota-restricted units of equivalent size in the same postcode. Investors comparing yield potential across the estate should focus on blocks offering the strongest lease remaining tenure combined with reasonable unit conditions and access to established public transport, rather than assuming newer-looking units automatically represent superior value.

Which unit stack or floor level offers the best value proposition at 243 Pasir Ris Street 21?

Mid-level units (floors 3–20) typically represent optimal value at HDB developments in established estates, as they avoid the slight valuation premiums commanded by high-floor units (views, perceived privacy) without sacrificing convenient access and the higher maintenance costs sometimes associated with top-floor flats (water tank proximity, summer heat). Lower-floor units (ground to floor 3) sometimes trade at slight discounts due to perceived noise and security concerns, though they offer practical advantages for families with young children and lower mobility. For investment purposes, mid-level units with east or north-facing orientation historically achieve slightly stronger rental velocity due to natural light and thermal comfort, though these differentials are modest and should not override broader considerations like lease remaining, unit condition, and layout efficiency. Prospective buyers should view multiple units across different stacks before committing, as individual block-specific factors (proximity to lift lobbies, ventilation patterns, estate landscaping views) can meaningfully influence both occupier satisfaction and long-term resale desirability.

What does the future supply pipeline for HDB flats in Pasir Ris and nearby districts tell us about long-term property appreciation prospects?

The Pasir Ris planning area has experienced limited new HDB launches in recent years, with most growth driven by infill projects and resale inventory recycling rather than large-scale new estates. Nearby districts including Sengkang and Punggol have absorbed much of the recent BTO (Build-to-Order) supply demand, effectively reducing competitive new launches that might dampen Pasir Ris resale values. The mature nature of the Pasir Ris estate means that new supply at this location is predominantly constrained by land scarcity, supporting a favourable supply-demand balance for existing stock over the medium term. However, the Cross Island Line and wider regional connectivity improvements may shift long-term demand patterns, potentially elevating peripheral estates like parts of Pasir Ris while also benefiting competing estates with improved MRT access—the net capital appreciation effect for 243 Pasir Ris Street 21 will depend on whether this particular block's accessibility improvements outpace those in adjacent competition. Buyers with 10+ year holding horizons benefit from this structural supply constraint, whilst shorter-term investors should monitor broader market sentiment around transport completion timelines and demand rebalancing across the northeast region.

Hdb Flat At Pasir Ris Street 21 — From S$800