Type

Units

Min Area

Price Range

3 BR

990 sqft

S$598K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$598K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$120K on this acquisition.
Located 3 min (280 m) from BP11 Segar LRT 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.

485 Segar Road: Established HDB Living in Bukit Panjang

485 Segar Road stands as a notable residential address within Bukit Panjang, one of Singapore's most mature and well-established public housing districts. The development appeals to a broad spectrum of buyers seeking substantial living space without the premium associated with newer private residential launches. The property is situated in a neighbourhood characterised by strong community infrastructure, stable property values, and reliable accessibility to key transport nodes.

The site benefits from its proximity to Segar LRT station, which lies just 280 metres away—approximately a three-minute walk. This positioning on the Bukit Panjang LRT line provides seamless connectivity to the broader island, linking residents directly to employment centres in the financial district, healthcare clusters, and major shopping destinations. The short interchange journey to the North-South Line at Ang Mo Kio station enables further network reach without reliance on motor transport.

Unit Configuration and Living Space

The available units at 485 Segar Road are configured as three-bedroom, two-bathroom residences spanning approximately 990 square feet. This floor plate is typical of four-room HDB flats, offering a practical layout suited to small to medium-sized households, upgraders transitioning from two-room accommodation, and young families seeking additional room for children or home office functionality. The two-bathroom provision is a valuable feature in a development of this vintage, reducing morning congestion in households with multiple occupants.

The living environment benefits from the mature landscaping and established community facilities that characterise the Bukit Panjang precinct. Residents enjoy access to multiple retail centres, hawker markets, community clubs, and neighbourhood parks without the construction disruption typical of newer estates. This stability in the surrounding environment contributes to the predictability of resale conditions and rental demand.

Location and Transport Connectivity

The Segar LRT station connection is the primary transportation advantage of this address. As part of the Bukit Panjang Line, the station serves residents with direct access to shopping and leisure facilities at Bukit Panjang plaza and beyond, while the line's integration with Singapore's wider rapid transit network provides onward connectivity to virtually all major district centres. The three-minute walk substantially outperforms the typical HDB location-to-MRT distance, placing this development ahead of many competing addresses in terms of transport convenience.

The proximity to Segar LRT has historically supported stable property values and consistent rental activity. Tenants seeking HDB accommodation in accessible locations routinely prioritise proximity to transport infrastructure, and this development satisfies that criterion definitively. First-time buyers and upgraders also benefit significantly from the transport advantage, as the lower commute friction improves household flexibility and reduces long-term transport expenditure.

Market Position and Pricing

Current pricing for units at 485 Segar Road reflects the mature phase of the Bukit Panjang estate and the moderate premium attributable to the LRT station proximity. The asking range around S$598,000 positions the development competitively within the four-room HDB sector, particularly when adjusted for location efficiency and transport connectivity. Recent sales activity in Bukit Panjang indicates sustained buyer interest, driven by a combination of upgraders, investors seeking stable rental returns, and owner-occupiers prioritising established neighbourhoods over speculative new launches.

The price-per-square-foot metrics at 485 Segar Road align closely with comparable four-room HDB transactions across the greater Bukit Panjang zone, though specific stack or floor level premiums may apply. Buyers should conduct recent comparables analysis across the full postcode to validate that the asking price reflects both the unit's size and its position within the building.

Investment and Rental Considerations

HDB properties at this price point and location typically attract institutional and private landlords seeking yield-generating assets in established districts. The proximity to Segar LRT station and the Bukit Panjang commercial hub makes these units attractive to a wide tenant pool, including young professionals, small families, and transfer employees. Rental demand remains robust across the Bukit Panjang area, underpinned by the estate's maturity, transport links, and established school catchments.

Investors contemplating 485 Segar Road should factor lease age into long-term capital appreciation assumptions. HDB lease decay becomes material as remaining tenure approaches 60 years, though units with leases above 75 years typically maintain reasonable resale velocity. Buyers acquiring as a second residential property will incur Additional Buyer's Stamp Duty at 20% of the purchase price, a material cost that should be incorporated into investment return calculations.

Buyer Profiles and Suitability

First-time buyers seeking affordable entry into owner-occupancy will find 485 Segar Road appealing for its established infrastructure, transport connectivity, and three-bedroom configuration without requiring substantial financial stretch. Upgraders moving from smaller HDB units or executive condominiums will appreciate the space and the maturity of the surrounding neighbourhood. Young families benefit from the proximity to schools, markets, and community facilities integrated throughout Bukit Panjang.

Investors and high-net-worth individuals considering this address typically approach HDB acquisitions as portfolio diversification rather than primary wealth accumulation vehicles. The stable, lower-volatility appreciation profile of mature HDB stock appeals to those seeking to balance equity concentration in private residential or commercial real estate.

Financing and Affordability Assessment

HDB properties at this price point remain within the financing capacity of most eligible buyers, particularly those with established employment and modest existing liabilities. At S$598,000, a buyer with 25% down payment would require a mortgage of approximately S$448,500. Using current HDB concessional loan rates and typical TDSR thresholds, monthly repayment obligations would be comfortably manageable for households with combined annual income above S$150,000.

First-time home buyers benefit from HDB loan products offering competitive rates and longer amortisation periods than private bank alternatives. Buyers with substantial savings should model the tax and cash-flow implications of different down-payment scenarios, as HDB financing rules allow flexibility in this regard.

Surrounding Infrastructure and Amenities

The Bukit Panjang neighbourhood provides comprehensive community infrastructure including retail malls, hawker centres, supermarkets, and primary schools within 800 metres of 485 Segar Road. Bukit Panjang Plaza and Segar Plaza offer day-to-day shopping and dining convenience. Healthcare services are represented by private and polyclinic facilities across the estate. The area's maturity ensures that essential services and amenities are not subject to the uncertainty typical of growth areas or new estates.

Parks and recreation grounds are distributed throughout Bukit Panjang, providing green space for families and a modest quality-of-life uplift relative to denser central districts. The community club network offers subsidised sports and educational programmes for residents of all ages.

Lease and Long-Term Value Considerations

HDB properties are subject to the standard 99-year leasehold model, with the lease commencing from the date of original construction. Buyers should verify the exact build year and remaining lease tenure before completing due diligence, as properties with remaining leases below 60 years may face increasing refinance difficulty and reduced resale appeal. The 99-year model provides sufficient security for owner-occupiers with a 30 to 40-year holding horizon, though investors must model lease decay explicitly into their return assumptions.

Historically, Bukit Panjang has experienced stable property values and consistent transaction liquidity, supported by the district's maturity and the absence of large-scale urban renewal or rezoning threats. This historical pattern suggests that 485 Segar Road is unlikely to experience disruptive capital depreciation, provided the broader HDB market remains stable.

Comparing to Adjacent Developments

The Bukit Panjang precinct contains numerous HDB developments, including neighbouring four-room blocks on similar footprints. 485 Segar Road's primary differentiation lies in its LRT station proximity, which is not uniformly available across all Bukit Panjang housing. Blocks further from Segar LRT station may command discounts reflecting the longer walk distance, whilst those positioned similarly to 485 Segar Road should trade at comparable valuations adjusted for factors such as floor level, facing direction, and remaining lease.

Buyers should cross-reference asking prices across recent sales in Bukit Panjang blocks built in the same era to validate that 485 Segar Road is priced in line with comparable transactions, particularly when adjusting for the transport connectivity advantage.

District Supply and Future Outlook

Bukit Panjang is a mature, largely built-out estate with limited scope for significant new HDB construction. The district's future development is more likely to involve in-situ upgrading of existing blocks rather than new large-scale residential launches. This supply constraint supports the case for stable or modest appreciation across the existing HDB stock, as demographic demand and household formation continue to outpace the rate of new housing construction in established districts. The absence of a major pipeline of competing new supply is a structural advantage for existing housing stock in Bukit Panjang.

485 Segar Road thus represents stable, established residential real estate in a district with underpinned long-term demand and minimal downside risk from new competitor supply. Whether acquired for owner-occupation or investment, the property benefits from the maturity, infrastructure, and transport connectivity that characterise the best-performing HDB addresses across Singapore.

Frequently Asked Questions

What rental yield might an investor expect from a three-bedroom unit at 485 Segar Road?

HDB four-room units in established Bukit Panjang, particularly those positioned near Segar LRT station, typically generate gross rental yields between 3.5% and 4.5% depending on lease remaining and exact floor level. A unit at S$598,000 generating S$2,300 to S$2,700 monthly rental income would fall within this range. However, investors must account for HDB property tax, maintenance contributions, and sinking fund contributions, which collectively reduce net yield by approximately 1.5% to 2.0% annually. The strong tenant demand in proximity to the LRT station supports rental rate resilience and re-letting speed, which offsets some of the yield reduction from these expenses.

How does the per-square-foot pricing at 485 Segar Road compare to recent four-room HDB transactions in Bukit Panjang?

Four-room HDB units across Bukit Panjang have recently traded at price-per-square-foot rates ranging from S$595 to S$650, depending on floor level, facing direction, and remaining lease tenure. At S$598,000 for a 990 square foot unit, this development trades at approximately S$604 per square foot, placing it within the interquartile range for the precinct but potentially slightly above the median depending on whether comparable transactions included particularly old leases or lower-floor units. Properties with superior LRT station proximity or better remaining lease tenure command premiums of 3% to 5% relative to estate average, which the proximity to Segar LRT at 280 metres would justify.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen acquiring 485 Segar Road as a second residential property?

Singapore Citizens acquiring a second residential property incur ABSD at the rate of 20% on the purchase price. For a unit at S$598,000, ABSD liability would be S$119,600, payable upon completion of the transaction. This cost is material to investment return calculations and materially reduces the effective capital availability for down payment or mortgage drawdown. First-time buyers, exempted from ABSD, benefit from a S$119,600 advantage relative to investors acquiring a second property. Buyers should model ABSD explicitly into their return assumptions and liquidity planning, as the stamp duty will not be recoverable even if the property is later sold at a gain.

What is the lease tenure risk for a property at 485 Segar Road, and how might it affect resale value?

HDB properties are leasehold for 99 years from the original construction date. The lease decay risk becomes material as remaining tenure approaches 60 years, at which point refinancing becomes difficult and resale velocity may decline. Properties with remaining leases above 75 years experience minimal lease-related depreciation, whilst those approaching 60 years see accelerating downward revaluation. Buyers should verify the exact build year and remaining lease before purchase, as this will materially influence the property's long-term capital preservation profile. A unit with 75+ years remaining tenure is suitable for owner-occupiers with a 40-year holding horizon, whilst investors should model explicit lease decay into their return assumptions and consider exit timing carefully.

How does proximity to Segar LRT station influence demand and capital appreciation potential for 485 Segar Road?

Properties within a three-minute walk of an LRT station typically command premiums of 5% to 10% relative to properties requiring a 15-minute walk, reflecting the substantial quality-of-life and affordability advantages of reduced commute friction. Segar LRT provides direct access to the Bukit Panjang Line and interchange points to the North-South Line, making it amongst the most valuable transport nodes in the estate. This connectivity supports consistent tenant demand, which in turn underpins stable resale values and rental income predictability. Historically, HDB properties with LRT station access within three minutes have demonstrated superior capital appreciation and lower vacancy rates compared to estate averages, making the 485 Segar Road location a structural advantage for both owner-occupiers and investors seeking long-term value stability.

Is 485 Segar Road suitable for first-time home buyers, upgraders, and investors, and what are the key considerations for each profile?

First-time buyers will find 485 Segar Road attractive for its affordability relative to private residential stock, established infrastructure reducing the risk of neighbourhood disruption, and the three-bedroom configuration providing genuine family living space at an entry price point. Upgraders transitioning from two-room units will value the substantial additional space and the LRT station proximity without requiring a full relocation to a central business district address. Investors considering 485 Segar Road should factor ABSD liability, lease remaining, and expected rental yield against alternative investment opportunities; the stable, moderate yield profile makes it suitable for conservative investors prioritising capital preservation over aggressive appreciation. Each profile should conduct tenure-specific financial modelling, as first-time buyers benefit from HDB concessional loan rates whilst investors must model stamp duty and lease decay explicitly.

What financing headroom and TDSR implications apply for buyers acquiring units at 485 Segar Road at the S$598,000 price point?

A typical transaction at S$598,000 with a 25% down payment requires a S$448,500 mortgage. Using current HDB concessional loan rates of approximately 2.6% per annum and a 25-year amortisation, monthly repayment would be roughly S$2,070. For a household with combined monthly income of S$8,000, this repayment represents 25.9% of gross monthly income, positioning the buyer well within TDSR thresholds that typically cap mortgage servicing at 30% to 35% of gross income. Households with combined annual income above S$120,000 will generally find S$598,000-priced units manageable without excessive financial strain. Buyers with larger down payments or higher incomes will experience proportionally greater financing flexibility, whilst those approaching TDSR limits should stress-test repayment assumptions against potential interest rate increases over the 25-year loan horizon.

How does 485 Segar Road compare in pricing and location to competing HDB four-room units in Bukit Panjang and adjacent areas?

Four-room HDB units in Bukit Panjang typically trade between S$545,000 and S$630,000 depending on floor level, facing direction, and remaining lease. The S$598,000 asking price at 485 Segar Road positions it above the district median, a premium justified by the three-minute walk to Segar LRT station. Comparable blocks in Bukit Panjang without LRT proximity trade at approximately 3% to 5% discount to 485 Segar Road. Expanding the search to nearby districts such as Ang Mo Kio or Yio Chu Kang provides some lower-priced options, though these typically involve longer commutes via bus or walking to the nearest MRT. For buyers prioritising transport accessibility, 485 Segar Road represents value-for-money relative to central or fringe-area alternatives, as the LRT access is a material quality-of-life enhancement justifying the premium pricing.

Which floor levels or unit stacks at 485 Segar Road might offer the best value proposition?

Mid-level units (floors 3 to 7) typically represent the best value in HDB developments, combining relative privacy from ground-level noise, reasonable natural light, and minimal or no premium relative to lower floors. Lower floor units (floors 1 to 3) may be priced 5% to 10% below mid-levels despite offering marginally reduced light and increased street noise, positioning them as value options for investors or buyers with a lower price budget. Higher-floor units (floors 8 and above, if available in this block) traditionally command premiums of 5% to 15% reflecting superior views and improved privacy, premiums that are difficult to justify on pure investment return basis. North-facing units tend to be valued slightly above south-facing equivalents due to the reduced afternoon heat gain in Singapore's tropical climate, a factor that translates to modest air-conditioning cost savings and improved liveability. Buyers should inspect unit-specific factors such as facing direction, view, and proximity to lifts, as these can influence desirability and rental velocity.

What is the future supply pipeline for HDB housing in Bukit Panjang, and what does this imply for 485 Segar Road's long-term value?

Bukit Panjang is substantially built-out as an estate, with limited scope for large-scale new HDB construction. The Housing and Development Board's future plans for the district focus on in-situ upgrading and improvements to existing blocks rather than significant new housing supply. This supply constraint is a structural advantage for existing HDB stock in Bukit Panjang, as demographic demand for housing will continue to outpace the rate of new construction in the estate. The scarcity of new supply in established, well-located districts like Bukit Panjang historically has supported stable to modest appreciation, as buyers upgrading from smaller units or relocating to the district face limited alternatives. 485 Segar Road benefits from this favourable supply-demand dynamic, which reduces the risk of speculative oversupply or forced price declines common to areas with large pending housing launches. Long-term buyers and investors can be reasonably confident that the property will maintain stable asset value and consistent liquidity over a multi-decade holding period.

[For Sale] Hdb Flat At 485 Segar Road — From S$598K