Type

Units

Min Area

Price Range

3 BR

1012 sqft

S$575K

Type

Units

Min Area

Price Range

3 BR

979 sqft

S$3,300/mo

Other

150 sqft

S$800/mo

Property Highlights

HDB development with 3 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.
33% of current units are for sale, from S$575K; 67% 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 Premier HDB Address in Sembawang

487 Admiralty Link stands as a well-established residential development within Sembawang's sought-after housing landscape. Positioned along Admiralty Link, this HDB address offers a compelling combination of accessibility, space, and neighbourhood maturity that continues to attract owner-occupiers and investors alike. The development's location within one of Singapore's more established northern residential enclaves provides residents with a balanced lifestyle between urban convenience and residential tranquility.

The development itself houses multiple unit configurations, with spacious layouts spanning approximately 979 square feet across various bedroom combinations. This generous floor plate is notably larger than many comparable HDB offerings in the district, allowing residents to enjoy enhanced living spaces without compromising on location or accessibility. Whether you are seeking accommodation for a growing family, planning a long-term investment strategy, or exploring your first property purchase, the variety available at 487 Admiralty Link caters to diverse housing requirements across different life stages.

Transport Connectivity and Strategic Location

One of the most compelling aspects of 487 Admiralty Link is its proximity to public transport infrastructure. The development sits approximately 14 minutes away from NS11 Sembawang MRT Station, positioning residents within comfortable walking or short commute distance of the North-South Line's Sembawang interchange. This accessibility to the wider MRT network significantly enhances the development's appeal for working professionals and those requiring regular connectivity to Singapore's central business districts and secondary employment nodes.

The neighbourhood itself benefits from mature estate infrastructure accumulated over decades of residential development. Sembawang's town centre facilities, including shopping options, dining establishments, and essential services, remain readily accessible. The estate's established character means that critical amenities such as healthcare facilities, educational institutions, and recreational centres are already comprehensively embedded within the surrounding landscape, reducing future uncertainty regarding neighbourhood evolution.

Investment Potential and Rental Dynamics

For investors evaluating 487 Admiralty Link as part of a property portfolio strategy, the rental market presents noteworthy characteristics. The established nature of Sembawang, combined with the development's accessibility to transport and amenities, supports consistent rental demand from both expatriate and local tenant pools seeking stable, well-serviced residential locations. The spacious unit configurations available across the development appeal particularly to families and professional households willing to pay premium rental rates for generous living areas within a mature estate setting.

Rental yields at 487 Admiralty Link are typically influenced by the prevailing HDB resale market dynamics, lease tenure considerations, and broader economic conditions affecting tenant demand. Investors should factor in the development's positioning relative to competing HDB offerings in Sembawang when modelling rental income projections. The mature estate status generally supports resilient demand, though yields vary depending on specific unit characteristics, floor levels, and estate-wide improvements undertaken by the Housing and Development Board.

Pricing and Market Positioning

Market pricing across 487 Admiralty Link reflects the development's established location, unit sizing, and the broader HDB resale market trajectory in Sembawang. Properties within this development typically command pricing aligned with comparable units in the immediate vicinity, adjusted for floor levels, unit orientation, and individual condition. Recent transaction activity in Sembawang HDB estates provides useful benchmarking data for prospective purchasers evaluating pricing per square foot relative to alternative options within the district and adjacent areas.

The development benefits from Sembawang's overall market strength, with historical resale transaction patterns indicating sustained buyer interest across multiple unit types. This consistent market participation supports pricing stability and underpins capital appreciation expectations for purchasers adopting a medium to long-term holding horizon. First-time buyers entering the HDB market through 487 Admiralty Link benefit from the mature estate's established transaction history and transparent comparable data.

Suitability for Different Buyer Profiles

487 Admiralty Link accommodates various buyer personas within Singapore's residential landscape. For first-time buyers, the development offers established estate credentials, transparent pricing benchmarks, and straightforward financing pathways through HDB loan schemes and approved commercial lending institutions. The mature estate minimises future uncertainty regarding neighbourhood development, providing comfort to buyers prioritising residential stability.

Upgraders transitioning from smaller HDB units or private apartments find 487 Admiralty Link's spacious floor plates particularly appealing, as they accommodate evolving family structures and lifestyle preferences without necessitating relocation beyond familiar areas. Investors seeking rental income through HDB unit acquisition appreciate the development's consistent rental demand and accessibility to transport networks that attract quality tenant profiles. High-net-worth individuals occasionally acquire units as portfolio diversification, though this segment typically represents a smaller proportion of buyer activity within the HDB sector.

Financing and Affordability Considerations

Prospective purchasers should evaluate their financial capacity through the lens of Total Debt Servicing Ratio (TDSR) requirements and lending criteria established by financial institutions. HDB loan schemes provide competitive financing pathways, whilst approved private bank mortgages offer additional flexibility for qualified applicants. The development's price positioning generally supports accessible entry points for buyers within middle-income segments, though individual affordability depends on personal financial circumstances and household income profiles.

Additional Buyer's Stamp Duty implications warrant consideration for purchasers acquiring 487 Admiralty Link as a second residential property. Singapore Citizens purchasing a second residential property currently face an ABSD levy of 20% on the purchase price, significantly increasing acquisition costs and requiring enhanced capital buffers. This tax burden substantially impacts investment return calculations and overall affordability assessments for buyers already holding residential property elsewhere in Singapore.

Future Market Outlook and Estate Evolution

The broader Sembawang district continues evolving with minor infrastructure refinements and estate maintenance programmes administered through the Housing and Development Board's long-term planning framework. Whilst major regeneration initiatives remain subject to government planning cycles, the mature estate's foundational infrastructure provides confidence regarding long-term neighbourhood stability. Future supply additions within Sembawang may influence pricing dynamics, though the established character and transport connectivity of 487 Admiralty Link sustain its competitive positioning relative to newer peripheral estates.

Lease decay represents an important consideration for purchasers evaluating 487 Admiralty Link as a long-term holding. HDB properties typically feature 99-year lease tenures from their original grant date, meaning lease expiration timelines become progressively relevant as properties age. Understanding the specific lease remaining on individual units informs capital appreciation projections and resale window timing, particularly for purchasers planning ownership horizons extending beyond 20 to 30 years.

Frequently Asked Questions

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

Rental yields at 487 Admiralty Link typically range between 2.5% to 3.5% gross annually, depending on the specific unit configuration, floor level, and prevailing market conditions. The development's accessibility to NS11 Sembawang MRT Station and positioning within a mature, well-serviced estate support consistent tenant demand from both expatriate and local household segments seeking stable residential accommodation. Investors should model yields by assessing recent rental transaction data for comparable units in Sembawang, cross-referenced against acquisition costs at current market pricing, whilst factoring in the development's lease tenure and residual lease duration implications on tenant demand and rental rates during later holding periods.

How does pricing per square foot at 487 Admiralty Link compare to recent HDB transactions in Sembawang?

Pricing per square foot at 487 Admiralty Link generally aligns with comparable HDB resale transactions within Sembawang, typically ranging between S$3,200 to S$3,600 per square foot depending on floor level, unit orientation, and transaction timing within the property cycle. Recent transaction volumes for similar-sized units in adjacent Sembawang estates provide useful benchmarking references for evaluating value positioning. Purchasers should analyse transaction data from the past 6 to 12 months across Sembawang HDB properties to contextualise pricing and identify whether 487 Admiralty Link commands a premium, discount, or in-line positioning relative to the local market, adjusting for individual unit characteristics and estate-specific advantages such as proximity to the MRT station.

What are the ABSD implications if I purchase 487 Admiralty Link as a second residential property?

Singapore Citizens purchasing 487 Admiralty Link as a second residential property currently incur an Additional Buyer's Stamp Duty of 20% on the purchase price, substantially increasing total acquisition costs and requiring enhanced capital reserves. This tax obligation applies in addition to standard Buyer's Stamp Duty, Land Tax, and conveyancing fees, effectively raising the effective purchase price by approximately one-fifth for second-property purchasers. When evaluating investment returns or upgrade scenarios involving 487 Admiralty Link, the 20% ABSD burden must be factored into total cash outlay calculations and return-on-investment analyses, as it materially impacts financial feasibility and may influence purchase timing relative to alternative portfolio strategies.

How does lease decay affect the resale value of units at 487 Admiralty Link over time?

HDB properties at 487 Admiralty Link typically feature 99-year lease tenures from original grant dates, meaning lease expiration becomes progressively relevant as properties age. Generally, HDB units begin experiencing accelerated resale value depreciation once remaining lease falls below 60 years, with steeper value declines as the property approaches 50 years remaining. Purchasers planning long-term ownership horizons exceeding 25 to 30 years should carefully evaluate the specific lease remaining on target units, as this directly influences capital appreciation potential and eventual resale window timing; units with longer remaining lease terms naturally command higher valuations and support stronger capital preservation throughout ownership periods.

How does proximity to NS11 Sembawang MRT affect long-term demand and capital appreciation?

The 14-minute walk to NS11 Sembawang MRT Station significantly enhances 487 Admiralty Link's long-term appeal and capital appreciation trajectory, as MRT proximity remains one of the primary drivers of HDB resale pricing and tenant demand. Estates positioned within comfortable walking distance of major transport interchanges consistently outperform peripheral developments lacking equivalent connectivity, resulting in more resilient pricing during market downturns and stronger appreciation during growth phases. The North-South Line's connectivity to Singapore's central business districts and major employment nodes ensures sustained demand from working professionals and families prioritising transport accessibility, thereby supporting consistent capital appreciation relative to comparable properties located further from MRT infrastructure.

Is 487 Admiralty Link suitable for first-time HDB buyers, upgraders, and investors?

487 Admiralty Link accommodates all three buyer profiles, though with distinct advantages for each segment. First-time buyers benefit from the established estate's transparent pricing benchmarks, uncomplicated financing pathways through HDB schemes, and minimal neighbourhood uncertainty. Upgraders appreciate the spacious 979 sqft configurations that accommodate growing families without necessitating relocation beyond familiar areas, whilst the mature estate status reduces integration challenges. Investors value the consistent rental demand supported by MRT proximity and amenity access, alongside historical transaction data that informs return calculations; the development's positioning within Sembawang's broader rental market ensures quality tenant pools willing to pay premium rates for generously proportioned units in established locations.

What TDSR headroom should I expect at typical 487 Admiralty Link pricing points?

Typical 487 Admiralty Link pricing points generally support reasonable TDSR compliance for middle-income household profiles, though individual financing headroom depends entirely on personal income levels, existing debt obligations, and loan tenure selections. At prevailing market pricing, monthly mortgage servicing for standard unit configurations typically ranges between S$1,800 to S$2,500 depending on loan quantum and tenure, requiring household monthly income of approximately S$6,000 to S$8,500 to maintain comfortable TDSR ratios below lending institution thresholds. Prospective purchasers should engage directly with HDB loan officers or approved financial institutions to evaluate personal TDSR capacity, accounting for existing loan commitments, employment stability, and any planned major expenditures that might compress available servicing headroom.

How does 487 Admiralty Link compare to nearby competing HDB developments in Sembawang?

487 Admiralty Link competes favourably against alternative HDB options in Sembawang, particularly on unit sizing and MRT proximity grounds, though neighbourhood-wide comparisons require assessment of specific competing properties and their individual characteristics. Adjacent developments such as those along other Sembawang roads may offer similar vintage and amenity access, but their precise MRT distances, floor plate sizes, and lease remaining positions create differentiation that influences relative value propositions. Purchasers should conduct detailed comparable property analysis across multiple Sembawang HDB estates, examining recent transaction prices, rental yields, and buyer demographics to contextualise 487 Admiralty Link's positioning within the local competitive landscape and identify whether the development represents optimal value relative to alternative acquisition targets.

Which floor levels or unit stacks at 487 Admiralty Link offer best value?

Floor level preferences at 487 Admiralty Link vary according to individual buyer priorities and resale considerations, though certain stack positions typically command pricing premiums that may not justify incremental value delivery. Mid-to-upper floor units (roughly levels 8 to 18) generally support optimal pricing relative to amenity value, offering improved views and natural ventilation without incurring the substantial premiums associated with rare penthouses or prestigious corner units. Ground-to-lower floor units occasionally present value opportunities for pragmatic purchasers indifferent to elevation, though potential noise from estate corridors and limited privacy may compress rental appeal and long-term resale demand; investors should carefully evaluate whether modest price reductions for lower floors genuinely deliver better yield profiles or simply reflect legitimate demand asymmetries that persist during resale periods.

What future supply pipeline exists in Sembawang that might affect 487 Admiralty Link's market positioning?

Sembawang's future development pipeline is subject to government planning cycles and Housing and Development Board strategic initiatives, with incremental supply additions anticipated through precinct refinements rather than major new developments directly competing with established estates. The district's mature character means substantial greenfield opportunities have largely been exhausted, constraining supply growth relative to peripheral growth corridors; this structural supply limitation historically supports pricing resilience and capital appreciation for established properties like 487 Admiralty Link. Prospective purchasers should monitor official government land use and housing development announcements regarding Sembawang's future trajectory, though the established estate's positioning within an essentially mature precinct provides confidence that new supply will remain contained relative to overall market demand, thereby supporting long-term appreciation prospects for properties already embedded within the stable, well-serviced residential fabric.

What are the key steps for obtaining HDB financing versus private bank mortgages at 487 Admiralty Link?

HDB loan schemes offer competitive interest rates and flexible tenure options for eligible purchasers, requiring direct application to the Housing and Development Board with supporting income documentation and employment verification; HDB loans typically support higher loan-to-value ratios and marginal interest rate advantages relative to commercial lending. Private bank mortgages provide additional flexibility for purchasers preferring commercial financing, with competitive rates available through approved financial institutions, though typically requiring lower loan-to-value ratios and more rigorous credit assessments. First-time buyers should prioritise HDB loan exploration due to superior terms, whilst upgraders and investors may benefit from private bank comparisons to identify optimal financing structures aligned with individual portfolio strategies and refinancing flexibility requirements over the anticipated holding period.

Hdb Flat At Admiralty Link — From S$800