Type

Units

Min Area

Price Range

2 BR

753 sqft

S$380K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$380K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$76,000 on this acquisition.
Located 18 min (1.48 km) from NE1 HarbourFront 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.

28 Telok Blangah Rise: HDB Living in Singapore's Heritage Waterfront District

28 Telok Blangah Rise stands as a well-established HDB development in one of Singapore's most characterful neighbourhoods. Located in the Telok Blangah area, this project offers residents direct access to a mature, vibrant community that has evolved into a sought-after residential address. The development benefits from decades of neighbourhood maturation, with established schools, medical facilities, and retail options surrounding the estate.

The location sits approximately 1.48 kilometres from HarbourFront MRT station on the North East Line, positioning residents within a comfortable 18-minute walk to one of Singapore's key transport hubs. This accessibility to the MRT network significantly enhances connectivity across the island, making commutes to the Central Business District and other major employment centres highly feasible. The proximity to HarbourFront also means residents enjoy proximity to the vibrant retail and dining precinct centred around the station.

Property Specifications and Living Space

Units within 28 Telok Blangah Rise vary in configuration and size, with options beginning from approximately 753 square feet. The development comprises a mix of floor plans that cater to different household compositions, ensuring there are suitable options for single professionals, young couples, and small families. The mature nature of the development means units have been refinished and upgraded by previous occupants, offering buyers the opportunity to acquire properties with various renovation standards and interior finishes.

Pricing for available units commences from S$380,000, positioning this development within a competitive bracket for HDB purchases in the District 2 area. This entry point makes the development accessible to first-time buyers saving for their initial property acquisition, as well as to upgraders seeking to expand their living space without stretching finances excessively. The range of unit types ensures buyers can select configurations that match their lifestyle requirements and investment objectives.

Neighbourhood Character and Amenities

Telok Blangah has transformed over recent decades into one of Singapore's most distinctive residential quarters. The area blends heritage conservation with modern urban development, creating a unique character that appeals to residents seeking a sense of place alongside contemporary convenience. The neighbourhood is home to conservation shophouses, cultural venues, and recreational spaces that distinguish it from more standardised HDB estates elsewhere across the island.

Local amenities within the immediate vicinity include primary and secondary schools, making the estate particularly attractive for families with school-age children. Healthcare facilities, including clinics and polyclinics, serve the residential community's medical needs. Wet markets, supermarkets, and traditional provision shops cluster within walking distance, supporting residents' daily shopping requirements. The proximity to South Bridge Road and the broader Outram district adds further layers of shopping, dining, and entertainment options.

Transport Connectivity and Urban Access

HarbourFront MRT station, situated less than two kilometres away, provides direct access to the North East Line. This connection enables straightforward journeys to Orchard, Bugis, and City Hall stations, positioning this development within highly convenient reach of Singapore's premier retail, business, and entertainment districts. The MRT linkage also facilitates access to interchange stations, allowing residents to transition seamlessly to Circle Line and other network routes.

Beyond the MRT, the area benefits from comprehensive bus connections serving multiple routes throughout central Singapore. The road network supports private vehicle usage, with arterial routes providing efficient access to key locations including Marina Bay, Sentosa, and the East Coast. This multi-modal connectivity makes the development particularly appealing to working professionals who value flexible commuting options.

Investment Considerations

For investors evaluating this development, several factors merit careful consideration. The mature status of the estate, combined with its established community infrastructure and proximity to major MRT connectivity, has historically supported stable capital appreciation. Rental demand in the Telok Blangah area remains steady, driven by professionals working in nearby financial and business districts who prefer residential addresses within walking distance of their workplaces.

Buyers intending to purchase a second residential property should be aware that Additional Buyer's Stamp Duty at 20% applies to subsequent residential acquisitions by Singapore Citizens. This duty significantly increases the overall acquisition cost and should be factored into investment calculations when determining required rental yields and purchase decision thresholds. Investors should model financial scenarios accounting for this additional tax obligation when assessing project suitability.

The lease status of HDB properties under the Housing and Development Board carries implications for long-term asset value. As leasehold properties approach the 30-year mark within their 99-year terms, buyers should understand how lease decay might influence future resale valuations. Properties with longer remaining lease periods typically command stronger investor confidence and more predictable capital growth trajectories.

Buyer Suitability and Use Cases

The development appeals to multiple buyer demographics. First-time buyers seeking to step onto the property ladder find the pricing accessible whilst the HDB framework offers familiar, transparent purchase mechanisms and transparent financing terms. Upgraders moving from smaller or more distant properties value the enhanced space and superior MRT connectivity this location provides. Investors seeking to participate in the residential rental market appreciate the combination of steady tenant demand and manageable acquisition costs.

Owner-occupiers prioritise the mature community feel, established amenities, and transport connectivity, viewing the development as a high-quality residential address rather than purely as a financial investment. Professionals commuting to Raffles Place or Marina Bay find the 15 to 20-minute door-to-desk transit particularly compelling. Empty-nesters downsizing from landed properties value the low-maintenance apartment living without sacrificing neighbourhood character or local facilities.

Market Positioning and Comparable Developments

Within the broader District 2 landscape, 28 Telok Blangah Rise competes against other mature HDB estates in nearby Tiong Bahru, Bukit Merah, and Outram. The distinguishing factor centres on neighbourhood character — Telok Blangah's heritage conservation precinct and waterfront proximity create lifestyle differentiation beyond pure housing specifications. Recent transaction data across the surrounding area demonstrates consistent demand for units offering MRT accessibility within the 800 to 1,200 metre walking range.

Price per square foot metrics for comparable HDB units in proximate locations have remained relatively stable, reflecting the mature nature of these estates and limited new HDB supply in central Singapore. This stability provides confidence to both owner-occupiers and investors regarding valuation predictability, though buyers should conduct property-specific due diligence regarding renovation standards and individual unit conditions.

Future Development Pipeline and Long-Term Prospects

The Telok Blangah precinct faces limited significant new residential supply, as the conservation status of much surrounding land restricts new development opportunities. This constrained supply environment has historically supported steady capital appreciation for established HDB developments within the district. Urban renewal initiatives and infrastructure improvements, including potential enhancements to public spaces and heritage conservation precincts, may further support the area's appeal and residential valuations.

Governmental housing policies continue to emphasise the HDB sector's central role in Singapore's residential framework. Demand for centrally located, MRT-accessible housing remains robust across buyer cohorts, suggesting the development will maintain strong market relevance. Prospective buyers should monitor broader district planning announcements, as any major infrastructure projects or commercial developments could influence long-term capital appreciation trajectories.

Frequently Asked Questions

What rental yield might I expect if I purchase a unit at 28 Telok Blangah Rise as an investment?

Rental yields for HDB units in the Telok Blangah area typically range between 2.5% and 3.5% gross, depending on unit configuration and lease tenure. The development's proximity to HarbourFront MRT and central business districts attracts professional tenants seeking convenient commuting, supporting steady demand and rental stability. When calculating expected yields, investors must account for the 20% Additional Buyer's Stamp Duty payable on second residential property purchases by Singapore Citizens, which meaningfully affects the net return calculation and breakeven timeframe. Properties with longer remaining lease tenures and refreshed renovations tend to command higher rental rates within this locale.

How does the price per square foot at 28 Telok Blangah Rise compare to recent transactions in the surrounding area?

Recent transactions for HDB units in Telok Blangah and adjacent Tiong Bahru have generally ranged between S$500 and S$650 per square foot, depending on unit size, floor level, and renovation condition. A unit at 28 Telok Blangah Rise priced from S$380,000 for approximately 753 square feet translates to roughly S$504 per square foot, positioning it competitively within the local market range. This pricing reflects the mature estate status combined with established MRT connectivity; units commanding premium prices typically benefit from superior renovation finishes or higher floor levels offering enhanced natural light and views. Buyers should compare specific unit specifications when assessing whether asking prices align with recent arm's length comparable transactions in the immediate neighbourhood.

What are the Additional Buyer's Stamp Duty implications if I purchase 28 Telok Blangah Rise as a second residential property?

If you are a Singapore Citizen purchasing 28 Telok Blangah Rise as a second residential property, you will incur Additional Buyer's Stamp Duty at the current rate of 20%. For a property priced at S$380,000, this equates to S$76,000 in ABSD payable at completion, significantly increasing the total acquisition cost beyond the purchase price itself. This duty applies on top of standard Buyer's Stamp Duty and must be factored into financing calculations and investment return modelling. For investors, the 20% ABSD effectively requires substantially higher projected rental income or capital appreciation to justify the investment; buyers should carefully model their financial position before committing, as this tax obligation materially affects the property's cash-on-cash return.

What lease decay risk exists for units at 28 Telok Blangah Rise, and how might this affect long-term resale value?

All HDB units at 28 Telok Blangah Rise hold 99-year leasehold tenure. As this is a mature development, units currently available will have varying remaining lease periods depending on their original completion date; buyers must verify the exact remaining tenure through the Housing Development Board before purchase. Generally, properties approaching the 30-year mark in their lease begin experiencing measurable valuation impact, as lending institutions tighten financing terms and buyer pools narrow for properties with less than 60 years remaining. This lease decay effect gradually accelerates as remaining tenure falls below 50 years, with properties approaching 30-year remaining terms facing substantially restricted resale markets and compressed valuations. Prospective buyers, particularly investors with long holding periods, should conduct careful due diligence on specific unit lease remaining tenure and model potential valuation impacts over their intended holding horizon.

How does the 18-minute walk to HarbourFront MRT station influence demand and capital appreciation for this development?

The proximity to HarbourFront MRT station, whilst requiring an 18-minute walk, positions 28 Telok Blangah Rise within a highly desirable accessibility range that has historically supported steady demand and capital appreciation. Properties situated 1,200 to 1,500 metres from MRT stations typically command significant pricing premiums over more distant estates, as residents value the convenience of public transport access without enduring excessive walking times. HarbourFront's status as a major interchange hub providing access to the North East Line and connections to Circle Line services enhances the strategic value of this location for working professionals commuting to central business districts. Demand remains consistently strong in this MRT-accessible range, supporting predictable resale markets and limiting downside risk compared to HDB estates positioned further from rail infrastructure. The established nature of the neighbourhood combined with transport connectivity has positioned the development well for long-term capital appreciation, though buyers should expect more modest growth rates compared to new developments in emerging districts.

Which buyer profiles is 28 Telok Blangah Rise best suited for, and why?

First-time buyers appreciate this development's accessible pricing entry point, transparent HDB purchase mechanisms, and established community infrastructure, making it an ideal stepping stone onto the property ladder without requiring premium acquisition costs. Young upgraders moving from smaller studios or rental accommodation value the enhanced floor space, mature amenities, and MRT connectivity supporting professional commutes. Investors seeking stable rental yields and predictable capital appreciation find the combination of MRT accessibility, steady tenant demand from professionals, and established neighbourhood character particularly compelling. Owner-occupiers prioritising lifestyle and community feel over pure investment returns are attracted to Telok Blangah's heritage conservation character, waterfront proximity, and distinctive neighbourhood identity. Empty-nesters downsizing from landed properties find the low-maintenance apartment living model appealing whilst retaining access to established schools, medical facilities, and social infrastructure. Each buyer profile derives distinct value propositions from the development's specific characteristics.

What TDSR impact and financing headroom should I anticipate at typical price points for 28 Telok Blangah Rise?

For a unit priced at S$380,000, assuming a 25-year loan tenure at prevailing HDB interest rates, typical monthly instalments approximate S$1,600 to S$1,800 depending on down payment percentage and exact rate environment. Total Debt Servicing Ratio regulations limit monthly debt obligations to 30% of gross monthly household income, meaning buyers require approximately S$5,300 to S$6,000 monthly gross income to service the mortgage comfortably with buffer capacity. First-time buyers typically benefit from more favourable LTV ratios and loan tenure options compared to second property purchasers, resulting in lower monthly obligations; however, those acquiring second properties face stricter lending criteria. Buyers should model their specific income situations, existing liabilities, and down payment capacity with their lending institution, as TDSR headroom directly affects purchase feasibility and comfort level. Larger units or properties priced at the upper range of available inventory may restrict the buyer pool to higher-income profiles, potentially affecting resale liquidity in market downturns.

How does 28 Telok Blangah Rise compete against nearby HDB developments like those in Tiong Bahru and Bukit Merah?

28 Telok Blangah Rise distinguishes itself through its proximity to the heritage conservation precinct and waterfront character, offering lifestyle appeal that extends beyond pure housing specifications. Neighbouring Tiong Bahru estates offer comparable MRT accessibility but attract different buyer demographics drawn to the distinct shophouse and cultural character of that neighbourhood; relative pricing between the two areas typically reflects these lifestyle differentiation factors rather than material variations in transport connectivity. Bukit Merah developments generally command slightly higher valuations due to larger estate scales and more extensive integrated amenities, though they may lack the distinctive neighbourhood character that Telok Blangah provides. Recent transaction data shows modest pricing variations between these three precincts, with differences more attributable to individual property conditions, floor levels, and lease remaining tenures than systematic neighbourhood premium effects. Investors and owner-occupiers should evaluate their prioritisation of community character, transport convenience, and amenity depth when comparing options across these adjacent HDB districts.

Which unit stack or floor level offers the best value within 28 Telok Blangah Rise?

Middle-stack units (typically floors 10 to 20) generally offer superior value compared to ground floor or top floor alternatives, as they command moderate pricing whilst avoiding the higher premiums associated with penthouses and top-level units. Lower floors may experience reduced natural light, noise exposure from common areas, and potentially less desirable views, often reflecting pricing 5% to 8% below mid-stack equivalents; conversely, top floors command premiums of 10% to 15% for superior views and light penetration. Ground and lower-stack units may face humidity and ventilation challenges in tropical Singapore, affecting long-term maintenance costs and tenant appeal, potentially suppressing rental rates and resale valuations. The development's location in an established estate means differences between floors are generally modest compared to newer high-rise developments, though buyers still benefit from prioritising mid-stack units when comparing pricing across similar configurations. Unit-specific orientation, proximity to lift access, and proximity to common facilities also influence value; buyers should inspect floor plans and visit specific stacks before finalising purchase decisions.

What future supply pipeline exists in the District 2 area, and how might this affect 28 Telok Blangah Rise valuations?

The District 2 precinct, encompassing Telok Blangah, Tiong Bahru, Outram, and surrounding areas, faces severely constrained new HDB supply due to extensive heritage conservation designations and limited available land suitable for new residential development. This structural supply constraint has historically supported steady capital appreciation for existing HDB stock, as demand growth outpaces new inventory additions. Unlike emerging HDB precincts in the north or east with active development pipelines, central Singapore's protected heritage status effectively insulates established developments from new competition, supporting long-term valuations. Governmental policy continues emphasising the HDB sector's primacy in Singapore's housing framework, ensuring continued demand for centrally located, transport-accessible units; this policy backdrop provides confidence regarding the development's market relevance. However, broader economic cycles and interest rate environments may influence valuation trajectories more significantly than local supply dynamics, as central properties typically attract sophisticated buyers less sensitive to pure price movements than peripheral estate purchasers. Buyers should view the supply constraint environment as a positive long-term factor supporting residential stability rather than guaranteeing appreciation.

[For Sale] Hdb Flat At 28 Telok Blangah Rise — From S$380K