Type

Units

Min Area

Price Range

3 BR

1420 sqft

S$815K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$815K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$163K on this acquisition.
Located 17 min (1.44 km) from EW1 Pasir Ris 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.

419 Pasir Ris Drive 6: Established HDB Living in East Singapore

419 Pasir Ris Drive 6 represents a well-integrated housing development within one of Singapore's established residential estates. This HDB project offers a selection of mature flats in a neighbourhood that has developed over decades into a thriving community hub, providing residents with convenient access to essential services, transport links, and recreational facilities. The development sits within the broader Pasir Ris landscape, a district known for its family-oriented character and reliable rental demand.

Location and Transport Connectivity

The development's position in Pasir Ris places it within reasonable proximity to Pasir Ris MRT Station (EW1), located approximately 1.4 kilometres away—a journey of around 17 minutes on foot or a short bus ride. This connectivity to the East-West Line provides direct access to the CBD, making the location practical for working professionals who commute regularly into the city. The presence of multiple bus services in the Pasir Ris area further enhances mobility, with routes serving schools, shopping centres, and employment hubs across the eastern region. The estate's mature transport infrastructure reflects decades of careful urban planning, ensuring that residents enjoy reliable public transport options without the congestion sometimes experienced in newer, rapidly developing areas.

Unit Typology and Layout Options

The flats at 419 Pasir Ris Drive 6 include three-bedroom configurations and other unit sizes, providing flexibility for different household compositions. Three-bedroom units typically range around 1,420 square feet, offering sufficient space for families whilst maintaining efficient layouts that minimise maintenance costs and utility consumption. The availability of multiple unit types within the development means that prospective buyers can select floor plans that genuinely suit their lifestyle requirements rather than accepting a one-size-fits-all approach. This variety also strengthens the development's appeal across different buyer demographics, from upgraders seeking more space to investors targeting the rental market's preference for family-sized units.

Pasir Ris as a Residential District

Pasir Ris has matured into one of Singapore's most established and sought-after HDB estates, characterised by low-density housing, generous green spaces, and strong community spirit. The estate hosts reputable primary and secondary schools, making it particularly attractive to families with children. Shopping and dining options centre around the Pasir Ris Town Centre and scattered neighbourhood shops, providing residents with convenient retail and food services without requiring long journeys. The presence of Pasir Ris Park, a significant recreational facility with waterfront access, offers residents opportunities for leisure activities including cycling, jogging, and family outings. Over the decades, Pasir Ris has developed a stable rental market, drawing tenants who value the combination of space, safety, and community amenities that established estates provide.

Pricing and Market Position

Units at 419 Pasir Ris Drive 6 are offered from S$815,000, positioning the development competitively within the Pasir Ris HDB market. This pricing reflects the development's mature location, established infrastructure, and current market conditions for leasehold HDB flats in the eastern district. Compared to newly launched BTO projects or premium private developments, these price points offer substantial value for buyers seeking immediate occupancy and established community amenities. The price per square foot represents typical market rates for Pasir Ris three-bedroom units, reflecting neither premium positioning nor discount pricing—a fair valuation for a stable, well-serviced residential location.

Lease Tenure and Long-Term Investment Considerations

As an HDB development, units at 419 Pasir Ris Drive 6 are held on a leasehold basis, with lease decay representing an important consideration for any prospective buyer or investor. The remaining lease duration directly affects both the property's resale value and its eligibility for Housing and Development Board loans, with shorter leases commanding lower valuations and presenting refinancing challenges. Buyers should conduct thorough due diligence regarding the exact remaining lease term, as this metric will influence capital appreciation trajectories over the holding period. For investors particularly, lease decay accelerates in the final two decades, making lease length a critical factor in projecting future rental yields and exit values.

Suitability for Different Buyer Profiles

The development appeals to first-time buyers seeking affordable entry into homeownership with established neighbourhood credentials and straightforward HDB financing options. Upgraders transitioning from smaller two-bedroom units to three-bedroom configurations find appealing value in the Pasir Ris location, which offers more space without the premium pricing of newer districts. Young families benefit from the established schools network, recreational facilities, and family-oriented community atmosphere that Pasir Ris provides. For investors, the mature estate's rental demand and family-sized unit configurations support consistent tenant acquisition, though lease tenure requires careful evaluation before committing capital.

Amenities and Community Infrastructure

Pasir Ris as an estate provides comprehensive amenities that enhance resident quality of life without requiring individual development provision. The neighbourhood benefits from multiple retail and dining options, healthcare facilities including clinics and polyclinics, and recreational spaces that accommodate diverse activities. Schools in the estate serve students from primary through secondary levels, supporting families throughout their residential tenure. The community's maturity means that established social networks, resident associations, and neighbourhood activities create a cohesive residential environment valued by long-term residents.

Future Considerations and District Development

The Pasir Ris district is considered mature and stable, with limited large-scale new residential development expected to dramatically alter the area's character. This stability supports property value consistency and rental demand predictability, though buyers should recognise that capital appreciation typically tracks broader Singapore market cycles rather than benefiting from rapid gentrification or infrastructure transformation. Regional developments such as the Pasir Ris Park expansion and ongoing estate upgrading initiatives maintain the neighbourhood's quality without introducing disruptive change. For buyers seeking stability over growth potential, this established character represents an advantage; those anticipating rapid capital appreciation may find emerging districts more aligned with their investment thesis.

Frequently Asked Questions

What rental yield can an investor typically expect from a three-bedroom unit at 419 Pasir Ris Drive 6?

Three-bedroom HDB units in Pasir Ris typically generate gross rental yields of 3.5% to 4.2% annually, depending on lease length, unit condition, and prevailing market rental rates. A unit priced around S$815,000 would command monthly rent of approximately S$2,400 to S$2,900 from family tenants, who represent the primary demand segment in the estate. Lease decay impacts long-term yield projections significantly; units with shorter remaining leases experience tenant resistance and rental softness as the lease approaches the 30-year threshold, compressing yields materially.

How does the S$815,000 pricing compare to recent per-square-foot transactions in Pasir Ris?

At approximately S$574 per square foot for a 1,420 square-foot unit, this price point aligns with recent Pasir Ris three-bedroom transactions, which have ranged between S$550 and S$620 per square foot depending on lease length and unit condition. Older units with significantly shorter leases trade at the lower end of this spectrum, whilst those with longer remaining tenure command premium pricing. Properties in the immediate Pasir Ris Drive corridor typically achieve similar psf valuations, reflecting consistent market assessment of the area's value position within the broader HDB market.

What is the Additional Buyer's Stamp Duty (ABSD) liability for a Singapore Citizen purchasing this as a second residential property?

A Singapore Citizen acquiring 419 Pasir Ris Drive 6 as a second residential property incurs Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a S$815,000 purchase, this equates to S$163,000 in ABSD liability—a substantial cost that must be factored into the total acquisition budget. Buyers should consult their financing institutions regarding ABSD treatment in loan applications; whilst some banks may structure financing to accommodate the stamp duty component, the cash outlay requirement at completion remains the buyer's responsibility.

How does lease decay affect the long-term resale value and financing eligibility of units at this development?

Lease decay materially impacts both market valuation and HDB loan eligibility; the Board's financing policies restrict loans to properties with minimum 30-year remaining lease at the point of loan maturity. A buyer in their 60s may struggle to secure HDB financing for a unit with 60 years remaining, as the lease would fall below 30 years before the typical loan term concludes. The property's valuation typically declines by 10-15% per decade after the lease falls below 50 years, accelerating sharply as the lease approaches 30 years. Prospective buyers must verify the exact lease expiry date and consider their intended holding period before committing capital to an HDB flat.

How does proximity to Pasir Ris MRT Station influence property demand and capital appreciation prospects?

The 1.4-kilometre distance to Pasir Ris MRT Station (EW1) positions 419 Pasir Ris Drive 6 within a highly desirable commuting radius, supporting consistent tenant demand and stable resale market activity. Properties within 1.5 kilometres of MRT stations typically command 5-8% price premiums over similar units in less accessible locations, reflecting the convenience premium that working professionals and commuting families willingly pay. The East-West Line's connectivity to the CBD and employment hubs in the central region underpins long-term demand stability; however, this advantage is already priced into current valuations, so prospective buyers should not expect disproportionate capital appreciation purely from MRT proximity.

Is 419 Pasir Ris Drive 6 better suited for first-time buyers, upgraders, or investment purposes?

The development serves all three buyer categories, though with different considerations. First-time buyers benefit from accessible pricing, established HDB financing options, and straightforward legal processes, though they must carefully evaluate lease tenure and its impact on long-term ownership costs. Upgraders from two-bedroom units find the three-bedroom layout an intuitive progression, and the mature Pasir Ris neighbourhood provides family-oriented amenities that support this transition. Investors should carefully model lease decay and rental demand, recognising that whilst the area supports consistent tenancy, the HDB market lacks the capital appreciation potential of private residential properties, making this suitable for income-focused rather than growth-focused investment strategies.

What TDSR headroom and financing capacity should a buyer expect at the S$815,000 price point for this development?

At S$815,000, with typical HDB mortgage rates around 2.6% to 3%, a 70% loan-to-value (approximately S$570,500) results in estimated monthly payments of S$3,200 to S$3,400 over a 25-year term. The Total Debt Servicing Ratio (TDSR) threshold, capped at 55% of gross income, means a household would typically require gross monthly income of approximately S$6,200 to S$6,400 to comfortably service this loan alongside other existing debt obligations. A household with minimal existing obligations could afford this property on incomes from S$5,800 upwards, though the 55% TDSR ceiling remains the regulatory limit. Buyers should engage with HDB or banking partners early to confirm precise financing eligibility based on their personal circumstances.

How does 419 Pasir Ris Drive 6 compare to competing HDB developments in the Pasir Ris area?

Pasir Ris hosts numerous HDB estates at various price points and in different states of maturity; 419 Pasir Ris Drive 6 competes primarily against other three-bedroom units throughout the Pasir Ris precinct rather than new developments. Units in nearby blocks typically price within 5% of this development's S$815,000 benchmark, with pricing variations driven largely by lease length, storey height, and orientation rather than amenity differences. The absence of significant competing new supply in the immediate area supports pricing stability; however, this also means that buyers should assess value based on lease tenure and unit condition rather than expecting supply-driven price movements. Investment-grade units with longer remaining leases command genuine premiums that reflect financing and resale accessibility.

Are specific unit stacks or floor levels at 419 Pasir Ris Drive 6 likely to provide better value than others?

Mid-storey units (typically floors 7 through 15) offer the strongest value proposition, balancing privacy and natural light against the premium pricing that higher units command and the ground-level proximity challenges of lower storeys. Units facing the estate's interior courtyards or parks command modest premiums over similar units facing neighbouring blocks, reflecting the enhanced views and perceived privacy. End-of-block units typically price 3-5% higher than identical mid-block units due to superior natural light and reduced noise from neighbouring properties. Rather than favouring a particular stack, savvy buyers should prioritise lease length, floor condition, and orientation according to personal preferences; value-conscious investors should weight lease tenure most heavily, as it directly determines resale timelines and exit valuations.

What is the future supply pipeline for residential units in the Pasir Ris district, and how might this affect property values?

Pasir Ris is classified as a mature estate with limited large-scale new HDB development anticipated in the immediate pipeline; any new supply is likely to comprise infill projects or estate renewal initiatives rather than transformative new towns. This limited supply supports value stability and rental demand predictability, as buyers cannot anticipate rapid neighbourhood transformation or significant new competition. The Urban Redevelopment Authority's planning framework suggests that Pasir Ris will evolve incrementally through targeted upgrading and renewal schemes, maintaining its character as an established family-oriented estate. For buyers seeking capital appreciation, this stability is a double-edged sword—strong for preserving value, but unlikely to generate outsized growth; the district's mature status means that appreciation typically tracks broader Singapore market cycles rather than outperforming the wider HDB market.

[For Sale] Hdb Flat At 419 Pasir Ris Drive 6 — From S$815K