Type

Units

Min Area

Price Range

3 BR

1012 sqft

S$575K

Type

Units

Min Area

Price Range

Other

150 sqft

S$800/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$800 to S$575K.
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$575K; 50% are for rent, from S$800/mo.
Located 14 min (1.15 km) from NS11 Sembawang 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.

487 Admiralty Link: A Convenient HDB Development in Sembawang

Situated along Admiralty Link, this established HDB development offers straightforward residential living in one of Singapore's more mature northern neighbourhoods. The project comprises compact, efficiently designed units that cater to first-time buyers, upgraders, and property investors seeking exposure to the Sembawang precinct. With a practical location and accessible financing options through HDB loans, the development represents a stable housing option in a well-serviced area.

Location and Connectivity

The development's proximity to Sembawang MRT station, positioned approximately 1.15 kilometres away, provides residents with direct access to the North-South Line. This connection enables seamless travel across the island, linking commuters to the central business district, Orchard shopping district, and southern residential zones within 20 to 40 minutes. The neighbourhood itself is characterised by tree-lined residential streets, local markets, and established community nodes that have evolved over decades, creating a sense of settled urban living.

Beyond rail connectivity, the area benefits from established bus routes that service major destinations across the northern and eastern regions. Local amenities including shopping centres, hawker courts, and healthcare facilities are distributed throughout Sembawang, reducing the need for frequent long-distance travel for everyday necessities.

Unit Specifications and Layout Philosophy

Units at 487 Admiralty Link are designed with space efficiency in mind, offering compact floor plans suitable for singles, young couples, or small families. The development's modest unit sizes encourage thoughtful interior design and practical living arrangements. Many units feature straightforward layouts with adequate natural lighting, reflecting contemporary HDB design principles that balance functionality with liveable space.

The building itself exhibits the construction quality typical of established HDB estates, with robust structural systems and routine maintenance programmes that maintain property condition over time. Unit finishes vary depending on age and previous renovation, with options for buyers to acquire units in original condition or select previously renovated stock.

Investment Perspective and Rental Potential

For investors, the development's location near Sembawang MRT and within an established residential enclave supports consistent rental demand. The compact unit sizes appeal particularly to young professionals and migrant workers seeking affordable, low-maintenance accommodation in a secure HDB setting. Rental yields for HDB flats in Sembawang typically range between 3% and 5% gross annual returns, depending on unit size, condition, and lease remaining. Properties with 80 or more years remaining on their lease maintain stronger rental appeal, as tenants and institutional landlords prioritise longer-tenure investments.

Historical transaction data in Sembawang shows that well-located HDB units consistently command per-square-foot prices competitive with neighbouring estates, making this development a viable entry point for modest-budget investors testing the HDB rental market.

Financing and Affordability Considerations

As an HDB property, 487 Admiralty Link qualifies for HDB loans, which typically offer rates lower than commercial bank mortgages and LTV ratios up to 80% for owner-occupiers. First-time buyers may also benefit from HDB grants and concessional loan terms, reducing upfront capital requirements. Total Debt Servicing Ratio (TDSR) limits mean that buyers should comfortably service mortgage payments at typical price points if household income is secure and existing debt is minimal.

For investors purchasing as a second residential property, Additional Buyer's Stamp Duty applies at 20% of the purchase price for Singapore Citizens. This substantial cost should be factored into investment calculations, as it directly impacts cash-on-cash returns and requires significant equity capital beyond the mortgage portion.

Lease Tenure and Long-Term Ownership

Most HDB flats in Sembawang hold 99-year leases from the original grant date. Buyers should verify the lease length of their chosen unit, as properties approaching 80 years remaining experience accelerated resale value compression. Units with 85+ years remaining offer greater future flexibility and stronger capital preservation, making them preferable for long-term holders. Singapore's resale HDB market has shown that lease decay becomes material below the 85-year threshold, with buyers increasingly steering towards higher-tenure properties to avoid obsolescence concerns.

Neighbourhood Character and Community

Sembawang has evolved into a family-oriented, multicultural residential district with established social infrastructure. Schools, community centres, and grassroots networks are well developed, creating neighbourly environments particularly attractive to upgraders with children. The area maintains a quieter, less congested character compared to central zones, whilst retaining sufficient amenities to support independent living without regular trips to city precincts.

Local heritage sites and green spaces, including Sembawang Park and coastal stretches, offer recreational outlets for residents, contributing to overall quality of life metrics that surveys consistently identify as important to HDB occupants.

Market Positioning and Comparative Value

Within the broader Sembawang HDB landscape, 487 Admiralty Link competes with similarly aged, similarly positioned developments. Per-square-foot transaction prices in the immediate area typically reflect the estate's maturity and transport proximity. Buyers evaluating this development should benchmark recent comparable sales of units of similar size and lease tenure in neighbouring blocks to ensure market-rate pricing. Compact units in this estate have historically transacted within a predictable range, making valuation relatively straightforward for lending and purchase decision purposes.

Future Supply and Neighbourhood Evolution

The Sembawang precinct has matured considerably, with limited new HDB supply planned for immediate release. This constrained supply dynamic generally supports stable to appreciating values for existing stock, particularly units in strong lease condition. Nearby Bukit Canberra and other infill developments are further maturing, which may incrementally increase local amenity density but is unlikely to materially oversupply the Sembawang HDB market in the medium term.

487 Admiralty Link therefore positions itself within a relatively stable demographic and supply context, avoiding the volatility of areas experiencing rapid flux or material new competing supply.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 487 Admiralty Link as an investment property?

HDB units in established estates like Sembawang typically generate gross rental yields between 3% and 5% annually, depending on unit size, remaining lease tenure, and market conditions. Compact units at 487 Admiralty Link attract steady demand from young professionals and migrant workers, supporting consistent tenant placement. However, units with lease tenure below 85 years face rental headwinds, as tenants and institutional landlords increasingly avoid shorter-lease properties due to obsolescence concerns, which can compress both rental rates and occupancy periods.

How does 487 Admiralty Link compare on a per-square-foot basis to recent transactions in Sembawang?

Sembawang HDB units typically transact between S$600 and S$850 per square foot, depending on lease remaining, unit age, and renovation status. 487 Admiralty Link, as an established estate, should fall within or slightly below this range given its location and maturity. Recent comparable sales data from the HDB resale portal and private transaction records show that well-positioned Sembawang units command stable psf prices, reflecting the estate's proven transport connectivity and settled neighbourhood character. Buyers should cross-reference recent block-level transactions to confirm fair valuation relative to immediate neighbours.

What is the Additional Buyer's Stamp Duty impact if I purchase 487 Admiralty Link as my second residential property?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at 20% of the purchase price. For a unit acquired at S$400,000, this equates to S$80,000 in ABSD liability, substantially increasing total acquisition costs beyond the mortgage amount. This 20% charge materially compresses investment returns and requires significant liquid equity capital, making second-property HDB purchases relatively capital-intensive compared to owner-occupied acquisitions. Investors must factor ABSD into yield calculations to ensure investment hurdle rates are met after accounting for this mandatory upfront cost.

How does lease decay affect resale value and future financing for units at 487 Admiralty Link?

As HDB lease tenure decreases, particularly below 85 years, resale value decelerates markedly and refinancing becomes progressively difficult. Units approaching 80 years remaining experience 5% to 10% per-annum value compression as buyer pools shrink and bank LTV ratios tighten. 487 Admiralty Link units originally granted 99-year leases from the 1980s or 1990s will eventually enter the problematic sub-85-year zone within 10 to 20 years, making current lease tenure a critical valuation variable. Buyers purchasing today should verify exact lease remaining and factor accelerated obsolescence into long-term holding assumptions, particularly for investment acquisitions.

How does proximity to Sembawang MRT station affect demand and long-term capital appreciation for this development?

The North-South Line's Sembawang station provides reliable, frequent rail access to the city centre and southern residential zones, supporting consistent rental demand and owner-occupancy appeal. Developments within 1.5 kilometres of an MRT station typically command 10% to 15% price premiums compared to non-MRT-proximate housing in the same district. For 487 Admiralty Link, this transport premium provides a stable demand floor, as commuters consistently prioritise MRT accessibility in HDB purchase decisions. However, as Sembawang itself lacks significant office or commercial growth nodes, capital appreciation is likely to track broader HDB market trends rather than outperform, making transport connectivity a value-preservation rather than value-creation factor.

Is 487 Admiralty Link suitable for first-time buyers, upgraders, or investors—and why?

First-time buyers benefit from HDB concessional loans, grants, and lower stamp duty, making Sembawang HDB entries particularly affordable relative to private housing. Upgraders seeking more space or better lease tenure may find this mature estate less attractive unless purchasing newer resale stock with 85+ years remaining. Investors face higher ABSD costs and moderate yields, so this development suits conservative, buy-and-hold investors prioritising stability over capital growth rather than active traders. The development's compact unit sizes, established infrastructure, and stable neighbourhood character make it most aligned with first-time buyers and cautious investor profiles, whilst upgrade-seeking households may prefer newer estates or private developments offering longer leases or superior amenities.

What TDSR and financing headroom should I expect at typical 487 Admiralty Link price points?

Compact HDB units in Sembawang typically transact between S$350,000 and S$500,000. At S$400,000 with a 25-year HDB loan at 2.6% interest, monthly mortgage servicing approximates S$1,700. TDSR limits cap monthly debt obligations at 60% of gross household income, implying a required household income of approximately S$2,850 to comfortably service the mortgage whilst remaining within TDSR thresholds. First-time buyer households with dual incomes in the S$3,500 to S$5,000 range enjoy comfortable financing headroom and can pursue additional debt if required. However, investor purchases with 20% ABSD upfront costs require S$80,000 additional equity capital, materially reducing financing flexibility for cash-constrained investors.

How does 487 Admiralty Link compare to competing HDB developments in the immediate Sembawang area?

Sembawang comprises numerous mature HDB estates including Canberra, Jln Dusun, and other blocks within the broader precinct. Most compete directly on transport proximity, amenity density, and lease remaining. 487 Admiralty Link's specific position near Admiralty Link itself offers reasonable access to shops and services whilst maintaining residential quiet. Competing blocks of similar age and lease tenure typically transact within S$50,000 to S$100,000 of one another, suggesting limited price differentiation within the tight Sembawang market. Buyers should inspect multiple available units across Sembawang blocks rather than fixating on one development, as estate-level pricing variations are modest relative to unit-specific condition, floor level, and orientation factors.

Which unit stack or floor level at 487 Admiralty Link offers the best value and livability?

Mid-range floors—typically levels 3 to 7—offer superior value by avoiding ground-floor security and privacy concerns whilst bypassing premium pricing on high-floor units. Mid-floor positions provide adequate natural light, reduced noise from street-level activity, and strong resale appeal without the psychological premium buyers attach to uppermost levels. Within each floor, units facing internal courtyards or parks typically command modest premiums over back-facing units, justified by reduced traffic noise and improved natural ventilation. For compact units, north or east-facing orientations maximise morning light whilst minimising afternoon heat gain, creating more comfortable living environments. Investors should prioritise mid-floor, sensibly oriented units with original condition acceptable to tenants, avoiding ultra-premium or basement tiers where rental appeal and value preservation weaken.

What future supply pipeline exists in Sembawang, and how might it affect 487 Admiralty Link's long-term value?

Sembawang has matured significantly with limited new HDB supply planned for imminent release. The nearby Bukit Canberra precinct represents the most substantial new development, but it has already been substantially occupied and is not materially expanding. This constrained supply environment generally supports stable to appreciating HDB values in Sembawang, as new housing demand cannot be satisfied by rapid supply additions. 487 Admiralty Link therefore avoids the risk of demand dilution from substantial competing new supply, positioning it as a stable, non-commoditised asset. However, the broader HDB market's maturity means that Sembawang units will likely track broader HDB appreciation trends rather than achieve outsized returns, making long-term ownership primarily a value-preservation strategy rather than a capital-growth play.

What are the key financial and legal considerations when purchasing 487 Admiralty Link as a second residential property?

Second-property HDB purchases by Singapore Citizens trigger 20% Additional Buyer's Stamp Duty, substantially increasing acquisition costs beyond mortgage financed amounts. Seller's Stamp Duty and legal conveyancing fees add a further 3% to 4% to total acquisition expenses. Financing is typically limited to 80% LTV through HDB or commercial banks, requiring 20% equity capital upfront. The property must be retained as a residential asset; renting out triggers ABSD claw-back if the property is subsequently sold within a five-year hold period, creating compliance complexity for investors. Buyers should engage conveyancing lawyers experienced in second-property HDB transactions to navigate ABSD calculations, lease tenure verification, and mortgage documentation correctly, as errors can result in significant financial and legal liability.

[For Sale / Rent] Hdb Flat At Admiralty Link — From S$800