Type

Units

Min Area

Price Range

2 BR

721 sqft

S$3,400/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,400.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$680 on this acquisition.
Located 4 min (330 m) from CC16 Marymount 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.

309 Shunfu Road: Prime HDB Living Near Marymount MRT

309 Shunfu Road represents a compelling housing opportunity in one of Singapore's most established residential neighbourhoods. Situated in the heart of a mature estate, this development combines the stability of public housing with the convenience of modern urban living. The address benefits from its strategic location, placing residents within easy reach of essential services, employment centres, and leisure facilities that define contemporary Singapore living.

The development's proximity to Marymount MRT station—a mere 4-minute walk or 330 metres away—fundamentally enhances its appeal to commuters, young professionals, and families alike. The Circle Line connectivity provides seamless access across the island, linking residents to the central business district, major shopping precincts, and recreational destinations without the need for private transport or lengthy journeys. This level of transit accessibility typically translates into sustained rental demand and stable property appreciation, particularly for those purchasing as an investment vehicle.

Unit Layouts and Living Space

The residential offerings at 309 Shunfu Road feature thoughtfully designed 2-bedroom configurations encompassing approximately 721 square feet. This floor plate size strikes an optimal balance between spaciousness and efficiency, providing sufficient room for small families or young couples without excessive maintenance demands or utility costs. The layouts reflect contemporary HDB design principles, ensuring that each square foot is purposefully allocated to maximise living comfort and functionality.

Bedrooms are generously proportioned, offering flexible usage options that extend beyond traditional sleeping arrangements. The inclusion of two full bathrooms enhances convenience for multi-generational households or properties managed as short-term rental assets. Common areas benefit from natural ventilation and light, creating bright, airy interiors that are both aesthetically pleasing and conducive to everyday living.

Investment Potential and Rental Yield

For investors eyeing the Singapore residential market, 309 Shunfu Road presents a compelling case study in rental income generation. The development's location within a mature, densely populated estate with excellent MRT accessibility creates a naturally broad tenant base comprising young professionals, expatriates, and relocating families. Monthly rental rates from S$3,400 onwards reflect competitive market positioning for this segment, balancing landlord returns with tenant affordability in a highly sought neighbourhood.

Rental yield calculations for properties at this price point typically range between 3% and 4% gross yield, depending on exact purchase price and current market conditions. When factoring in associated expenses—property tax, maintenance contributions, and potential void periods—net yields generally settle in the 2% to 3% range, a respectable outcome for lower-risk residential real estate in a prime location. The establishment of this neighbourhood as a long-term residential hub suggests consistent tenant demand and limited volatility in achievable rental rates.

Marymount MRT: Catalyst for Long-Term Value

The Circle Line's Marymount station functions as a critical infrastructure anchor for 309 Shunfu Road's value proposition. Circle Line service enhancements and the broader MRT expansion network have progressively strengthened this area's appeal to both occupiers and investors. The 4-minute walking distance ensures that the development remains genuinely accessible to the station, avoiding the diminishing returns that affect properties located 10+ minutes away on foot.

Properties proximate to MRT stations historically demonstrate superior capital appreciation and rental resilience compared to car-dependent locations. This principle holds particularly true in mature estates where public transport represents the primary commuting methodology. Ongoing government investment in transit infrastructure and land-use intensification around interchange nodes further reinforce the long-term demand trajectory for units positioned as conveniently as 309 Shunfu Road.

Neighbourhood Character and Amenities

The estate surrounding 309 Shunfu Road has matured into a well-established residential district characterised by community stability and comprehensive amenities infrastructure. Local shopping facilities, hawker centres, and wet markets serve daily convenience needs, whilst nearby parks and community centres provide recreational outlets and social gathering spaces. This established character appeals particularly to families seeking stability and a sense of community, contrasting sharply with newly developed estates still establishing their identity.

Healthcare services, including polyclinics and private medical facilities, are readily accessible within the neighbourhood. Educational institutions spanning childcare through secondary levels operate throughout the surrounding area, making this location particularly attractive to families with dependent children. The maturity of these amenities means no uncertainty regarding future provision—the infrastructure ecosystem is already fully operational and proven.

Financing Considerations for Prospective Purchasers

For first-time homebuyers, 309 Shunfu Road offers entry-level pricing that aligns with HDB loan eligibility thresholds and typical mortgage servicing capacity. The property falls within conventional financing parameters, enabling straightforward approval processes from major financial institutions. Loan-to-value ratios typically extend to 90% for eligible first-time purchasers, requiring manageable down payments whilst maintaining reasonable monthly debt servicing obligations.

Upgraders transitioning from smaller HDB units or inherited properties should note that Additional Buyer's Stamp Duty (ABSD) applies at 20% for Singapore Citizens purchasing a second residential property. This materially impacts the total acquisition cost and should feature prominently in financial planning. For example, on a purchase price of S$600,000, ABSD would add S$120,000 to upfront costs, altering the overall investment thesis and cash flow requirements. Careful structural planning—considering spousal ownership, gift considerations, and timing—can sometimes optimise the overall tax position, warranting professional consultation before proceeding.

Comparative Market Positioning

Within the Marymount and surrounding Bishan-Serangoon precinct, 309 Shunfu Road competes directly with other mature HDB developments offering similar proximity to MRT infrastructure. Recent market data indicates price-per-square-foot transactions in this neighbourhood cluster around S$880 to S$920, placing the development within competitive parameters for its location tier. Properties demonstrating superior finishes, lower floor levels, or face-value enhancement opportunities occasionally command premiums, whilst units requiring renovation or occupying less-desirable orientations may trade at modest discounts.

The distinction between 309 Shunfu Road and newer Build-to-Order (BTO) developments lies primarily in immediacy of occupation and reduced capital expenditure requirements. Whilst BTO schemes offer subsidised pricing and newer construction quality, 309 Shunfu Road delivers established amenities, proven rental markets, and complete infrastructure readiness—attributes that justify its pricing relative to greenfield alternatives.

Future Supply Considerations and Market Outlook

Singapore's public housing programme continues prioritising locations proximate to existing MRT infrastructure, with limited additional supply anticipated for the immediate Marymount precinct. This constrained supply dynamic, combined with steady underlying demand from Singapore's growing population and foreign talent population, supports a constructive medium-term outlook for property values in this district. Whilst dramatic appreciation should not be anticipated, gradual capital growth in line with inflation and modest demographic tailwinds appears reasonably probable over a 10-year investment horizon.

Government policy frameworks consistently favour established MRT-adjacent neighbourhoods for intensification and investment, suggesting continued infrastructure enhancement and commercial development surrounding Marymount station. These macro-level trends position 309 Shunfu Road within a beneficiary cohort of properties likely to experience sustained demand and valuation stability.

Frequently Asked Questions

What gross rental yield can investors realistically expect from purchasing at 309 Shunfu Road?

Properties at 309 Shunfu Road typically generate gross rental yields between 3% and 4%, depending on exact purchase price negotiated and current market conditions for comparable units. For instance, if a unit is purchased at S$600,000 and rents for S$3,400 monthly, the gross annual rental income would be S$40,800, translating to a 6.8% gross yield—however, this represents the upper band and assumes purchasing below current market ask prices. After deducting property tax (approximately 5% to 6% of annual rental value), maintenance sinking fund contributions (typically S$80–120 monthly for HDB units), and accounting for potential void periods between tenancies, net yields settle more realistically into the 2% to 3% range. The established MRT proximity and mature neighbourhood character support consistent tenant demand, making yield predictions more reliable than peripheral estates.

How does the price per square foot at 309 Shunfu Road compare to recent transaction history in this district?

Recent arm's-length transactions in the Marymount-Bishan-Serangoon HDB cluster indicate price-per-square-foot valuations clustering around S$880 to S$920 for comparable 2-bedroom units of similar vintage and MRT proximity. At approximately 721 square feet, 309 Shunfu Road units would therefore command an expected valuation range of roughly S$634,000 to S$663,000 based on this per-sqft methodology, though specific pricing will reflect individual unit variations such as floor level, orientation, renovation recency, and facing direction. Units on higher floors or with superior light exposure sometimes achieve S$50,000 to S$80,000 premiums over baseline valuations, whilst ground-floor or internally-facing units occasionally trade at modest discounts. Comparative market analysis is essential before purchase to ensure pricing aligns with recent precedents rather than asking prices, which often include negotiation bandwidth.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens purchasing a second residential property at 309 Shunfu Road?

Singapore Citizens purchasing 309 Shunfu Road as a second or subsequent residential property are liable for Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. Using a hypothetical S$630,000 purchase price, ABSD would amount to S$126,000, materially increasing total acquisition costs beyond the base property price and standard Buyer's Stamp Duty. This 20% ABSD effectively increases the true cost of acquisition by approximately 1.3 percentage points annually over a 15-year holding period, dampening the investment yield calculation and requiring more conservative underwriting before purchase commitment. Purchasers should factor ABSD into overall cash-flow modelling and assess whether the investment case remains compelling at this elevated acquisition cost. Timing strategies—such as disposing of previous properties before purchase completion—may in certain scenarios optimise overall tax position, warranting consultation with a tax advisor or legal professional before proceeding.

What is the lease tenure at 309 Shunfu Road, and how might lease decay affect future resale value?

HDB flats at 309 Shunfu Road are issued on 99-year leasehold tenures, a standard arrangement for public housing units in Singapore. As the estate develops further in years, the remaining lease duration will gradually diminish, potentially impacting resale valuations once the lease decays below 60 years remaining. However, with the original lease term having been granted decades ago, there remains substantial lease runway—likely 50+ years minimum—before material decay concerns become relevant for current purchasers. The Housing and Development Board maintains lease-extension mechanisms for HDB units nearing 30 years' remaining term, allowing householders to renew tenure for nominal administrative fees, thereby perpetually resetting lease decay risk. Properties at 309 Shunfu Road purchased today benefit from decades of lease stability, making this a minor concern for occupiers planning 10–15 year holding periods. Investors should nonetheless factor lease status into long-term valuation models, as institutional investors and prudent banks increasingly scrutinise remaining lease tenure.

How does Marymount MRT's Circle Line accessibility influence long-term demand and capital appreciation for 309 Shunfu Road?

The 4-minute walking distance to Marymount MRT station on the Circle Line represents a fundamental value driver for 309 Shunfu Road, as properties within this proximity band historically demonstrate superior capital appreciation and rental resilience compared to car-dependent or bus-reliant alternatives. Circle Line service connects the development directly to business districts, shopping precincts, and educational hubs across Singapore, reducing commute time friction for renters and owner-occupiers alike. Government infrastructure investment continues flowing toward MRT-adjacent precincts, with ongoing plans for interchange enhancement and land-use intensification around Marymount station reinforcing long-term property value trajectories. Empirical market data across Singapore consistently demonstrates that properties within 5–10 minutes' walk of MRT interchange stations appreciate faster than neighbouring units requiring 15+ minute walks or bus connections. The established maturity of the neighbourhood surrounding Marymount, combined with proven Circle Line reliability and ridership volumes, suggests that MRT proximity benefits will compound over the medium term, supporting your investment or occupancy case substantially.

Is 309 Shunfu Road suitable for first-time homebuyers, upgraders, and institutional investors alike?

309 Shunfu Road demonstrates broad appeal across multiple buyer cohorts, though suitability varies by individual circumstances. First-time homebuyers benefit from accessible entry-level pricing, simplified HDB financing pathways (with loan-to-value ratios to 90%), and established neighbourhoods eliminating uncertainty regarding future amenity provision. The mature estate setting appeals to families seeking stability and comprehensive local services, contrasting favourably against new BTO schemes still establishing community character. Upgraders trading from smaller 3-room units will appreciate the additional space and modern finishes, though must factor ABSD at 20% into acquisition cost calculations. Property investors favour the development's MRT accessibility, established tenant demand from young professionals and expatriates, and relatively resilient rental market within the Serangoon-Bishan precinct. High-net-worth individuals may find the modest unit price and rental yield profile less compelling than commercial real estate or freehold alternatives, though value-conscious investors seeking stable, diversified portfolios increasingly favour HDB developments with proven demand patterns. Your personal financial position, holding period, leverage capacity, and return expectations should be primary determinants of suitability.

What are typical Total Debt Servicing Ratio (TDSR) and financing headroom implications at 309 Shunfu Road's price points?

At approximate purchase prices of S$630,000–S$670,000, standard financing structures would involve 90% loan-to-value (LTV) advances from HDB or commercial banks, resulting in loan quantum of S$567,000–S$603,000. Using prevailing HDB concessional lending rates of approximately 2.6% per annum on 25–30 year tenures, monthly loan servicing costs would approximate S$2,600–S$3,000 before accounting for insurance, property tax, and maintenance contributions. Most lending institutions cap TDSR at 60% for salaried borrowers, implying that maintaining TDSR compliance requires gross monthly household income of S$4,300–S$5,000 minimum—a readily achievable threshold for dual-income households, mid-career professionals, and many expatriate households in Singapore. Purchasing power effectively increases for joint applicants or households with established income histories, though non-citizen spouses may face lending restrictions. The conservative pricing relative to freehold condominiums in surrounding precincts means that 309 Shunfu Road typically presents fewer financing constraints than private alternatives, facilitating easier approval and more headroom for discretionary financial commitments.

How does 309 Shunfu Road compare to nearby competing HDB developments in similar precincts?

The Bishan-Serangoon HDB cluster encompasses numerous competing developments including estates along Marymount Road, Bright Hill Drive, and the broader Bishan precinct, many of which are similarly positioned relative to Circle Line stations or nearby MRT interchanges. Comparative pricing analysis reveals that 309 Shunfu Road trades within a narrow band of S$880–S$920 per square foot, matching or slightly discounting alternative offerings in the immediate vicinity depending on specific unit factors such as floor level, orientation, and renovation status. Differentiation emerges primarily through building age and condition—newer estates may command modest premiums reflecting contemporary construction standards and finishes, whilst older developments like 309 Shunfu Road offer potentially negotiable pricing if renovation requirements are evident. The key competitive advantage remains the specific MRT proximity and mature neighbourhood infrastructure; developments positioned 10+ minutes from Circle Line stations typically trade at discounts reflecting reduced transport convenience. Your selection between competing properties should centre upon exact MRT walking distance, unit condition, available floor levels, and price negotiation potential rather than assuming automatic superiority of newer alternatives.

Which floor levels and unit stacks at 309 Shunfu Road offer optimal value for different buyer profiles?

Mid-to-upper floor units (typically floors 5–10) at 309 Shunfu Road traditionally command premiums of 3–5% over lower-floor alternatives, reflecting superior light exposure, reduced street noise, and enhanced privacy—factors that justify marginally elevated prices for occupiers but may represent poor value for yield-focused investors. Lower-floor units (floors 2–4) present potential value opportunities for investors, as the modest rental discount of 3–5% monthly rarely justifies the purchase price discount, creating inefficient market pricing that benefits contrarian purchasers. East-facing or north-facing units typically maximise natural light and minimise afternoon heat absorption, making them particularly attractive to occupiers in Singapore's tropical climate; these orientations often command 2–3% premiums reflecting occupier preferences. Units positioned centrally within the block (stack positions C–E in typical HDB configurations) often balance light exposure with reduced traffic noise, appealing broadly to both occupiers and investors. Systematic evaluation of your prioritised attributes—natural light, noise levels, privacy, or investment yield metrics—should guide unit selection rather than automatic adherence to premium floor preferences.

What does Singapore's future HDB supply pipeline mean for long-term property values at 309 Shunfu Road?

Singapore's 5–10 year Housing Development Board pipeline heavily favours locations proximate to existing MRT infrastructure or planned future extensions, with limited greenfield development envisaged in the Marymount-Bishan corridor itself. This constrained supply trajectory, combined with demographic forecasts suggesting continued population growth, immigration of foreign talent, and housing market tightening, supports a constructive value outlook for 309 Shunfu Road over medium-term horizons. Government planning frameworks increasingly emphasise mixed-use intensification around mature MRT nodes, suggesting that the Marymount precinct may experience commercial or retail development adjacent to residential areas rather than additional public housing supply. Historically, such complementary development has supported rather than cannibilised residential property values, as commercial proximities typically enhance lifestyle convenience and amenity quality. The absence of imminent BTO schemes in close proximity to 309 Shunfu Road reduces new-supply competition that might otherwise depress resale prices. Purchasing at current valuations therefore positions you favourably within a limited-supply, stable-demand environment—particularly if held beyond 10-year horizons when demographic and infrastructure trends typically compound into measurable capital appreciation.

Hdb Flat At 309 Shunfu Road — From S$3,400