Type

Units

Min Area

Price Range

4 BR

1399 sqft

S$760K – S$765K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$760K to S$765K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$152K on this acquisition.
Located 8 min (680 m) 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.

504A Montreal Drive, Sembawang – A Mature HDB Development With Strong Transport Connectivity

Located along Montreal Drive in the established Sembawang residential area, 504A Montreal Drive represents a solid acquisition opportunity within Singapore's public housing market. This HDB development sits within a mature neighbourhood that has demonstrated consistent demand and stable property values over successive years. The proximity to NS11 Sembawang MRT Station—just 680 metres or approximately eight minutes' walk away—positions residents with seamless access to the North-South Line, a critical transport artery linking the northern and southern regions of the island.

The development comprises spacious four-bedroom and two-bathroom units, with internal areas around 1,399 square feet. This generous floor plate makes the properties particularly attractive to families seeking room for expansion, home offices, or multi-generational household arrangements. For upgraders stepping up from smaller two- or three-bedroom configurations, these units deliver meaningful additional living space without commanding the premium prices associated with private residential properties in comparable locations.

Location and Connectivity Benefits

Sembawang's strategic position in the north-east quadrant of Singapore has long been a draw for homebuyers prioritising accessibility without congestion. The immediate vicinity of 504A Montreal Drive encompasses established schools, community facilities, and local shopping nodes that serve the everyday needs of residents. The eight-minute walk to Sembawang MRT Station means commuters can access employment centres across the island with minimal friction—a factor that bolsters both rental demand and long-term capital appreciation for properties in this pocket.

The North-South Line itself is one of Singapore's busiest and most utilised transport corridors, connecting Jurong in the west to Marinabay in the south. This high-frequency service and extensive network integration ensure that properties within reasonable walking distance of any NS-Line station retain strong appeal across diverse buyer and tenant profiles. For families with working adults, students, and professionals, the reliability and coverage of this line translate directly into convenience and time savings that feature prominently in property selection decisions.

Unit Configuration and Space Utilisation

The four-bedroom format at 504A Montreal Drive responds to a genuine market need in the HDB segment. Many upgraders find themselves constrained by the limited bedroom options available in newer Build-to-Order (BTO) schemes, which frequently emphasise smaller, more efficient two- and three-bedroom typologies. Resale units with four bedrooms in established estates thus command attention from families outgrowing starter homes, elderly parents seeking multigenerational proximity, or investors targeting higher-yielding rental configurations that attract larger households and command premium rents.

At approximately 1,399 square feet, the usable area permits flexible internal arrangements. Whether a household chooses to dedicate one bedroom to a home office, allocate a separate study space, or simply enjoy the breathing room that comes with genuine square meterage, the spatial allowance represents genuine value. Secondary market HDB properties of this size in well-connected areas consistently demonstrate resilience during market adjustments, as their utility appeals across multiple demographic segments.

Pricing and Market Position

Units at 504A Montreal Drive are available from S$760,000, positioning the development competitively within the secondary HDB market. This price point reflects both the maturity of the estate and the advantages of established infrastructure—schools, healthcare facilities, dining and retail options—all of which are already operational and embedded within the neighbourhood character. For investors and upgraders conducting cost-benefit analyses, properties at this tier often deliver superior capital efficiency compared to smaller units in prime locations or larger units in developments further from major MRT nodes.

The secondary market pricing also represents value retention relative to newer BTO projects in comparable distance bands from major MRT stations. Purchasers acquiring at 504A Montreal Drive benefit from the immediate lettability of their investment, the absence of Build-to-Order defect rectification periods, and the flexibility to select their exact unit type without participating in points-based BTO balloting systems.

Investment Suitability and Rental Yield Considerations

For investor purchasers, HDB properties in mature estates with strong MRT connectivity typically generate steady rental income. Four-bedroom units, particularly those within eight minutes' walking distance of a major transport interchange, attract consistent tenant interest from employers seeking accommodation for expatriate staff, families relocating within Singapore, and multigenerational households. The rental market for spacious HDB units has proven less volatile than smaller configurations, as tenant tenure tends to be longer and churn lower.

The investment case for 504A Montreal Drive hinges on understanding that whilst HDB properties are subject to lease decay—a material consideration for any resale property—the combination of strong location, established amenities, and current lease duration typically ensures stable rental and capital appreciation throughout the medium term. Investors should factor in the Additional Buyer's Stamp Duty (ABSD) that applies to second and subsequent residential properties purchased by Singapore Citizens, currently set at 20% of the purchase price, which materialially affects entry costs and required capital reserves.

Suitability Across Buyer Profiles

First-time upgraders transitioning from three-bedroom or smaller configurations will appreciate the additional living space without facing the complexity of private property financing or the foreign ownership restrictions that apply to landed properties. Families with school-age children benefit from the established schools within the Sembawang catchment and the proven track record of the neighbourhood in supporting young families. Investors seeking stable, lower-volatility returns relative to newer BTOs or private residential assets find appeal in the immediate lettability and consistent tenant demand characteristic of mature HDB estates.

For high-net-worth individuals seeking to diversify into public housing as a portfolio hedge against market cycles, properties at 504A Montreal Drive offer entry at a rational valuation without the excessive premiums associated with prime-district private residential properties. The four-bedroom format equally attracts empty-nesters seeking to downsize from landed properties whilst maintaining adequate space for visiting family members.

Neighbourhood and Broader Estate Character

Sembawang as a whole has evolved into a well-serviced residential zone with improving retail and dining infrastructure. The opening of newer community facilities and the recent evolution of retail nodes along Sembawang Road have enhanced the lifestyle appeal beyond the estate's traditional identity as a commuter neighbourhood. These incremental improvements in local amenities contribute positively to property valuations and tenant satisfaction, particularly when properties are marketed as long-term investment holdings.

The estate's maturity—now decades established—means that planning uncertainties have substantially resolved. Unlike newer estates still in development phases, 504A Montreal Drive sits within a neighbourhood where the final community character is clear, competing private residential projects are identifiable, and future supply dynamics are largely predictable. This certainty appeals particularly to conservative investors and families seeking stable, low-surprise property ownership.

Lease Tenure and Long-Term Ownership Considerations

As an HDB property, units at 504A Montreal Drive are subject to standard 99-year leasehold tenure. Understanding the remaining lease duration is critical for both owner-occupiers and investors, as lease decay—the diminishing property value as remaining lease shortens—becomes increasingly material beyond the forty-year mark. Prospective purchasers must conduct thorough due diligence on the exact remaining lease tenure and factor in potential resale challenges or valuation haircuts if the property is intended as a long-term hold extending into the tenth and eleventh decades of the lease.

The Housing & Development Board's recent policy enhancements around lease extension have provided a measure of relief to HDB owners concerned about long-term lease security, though any extension process carries administrative timelines and associated costs that purchasers should account for in their financial planning.

Capital Appreciation and Market Dynamics

Properties within eight minutes' walking distance of major MRT stations have demonstrated consistent capital appreciation over rolling five and ten-year periods, reflecting Singapore's structural shift toward transit-oriented living and the growing scarcity of well-connected housing stock. Whilst no property is guaranteed to appreciate, the combination of transport accessibility, mature estate infrastructure, and strong underlying demand from both owner-occupiers and investors suggests that 504A Montreal Drive properties are positioned favourably relative to more remote HDB developments or those serviced by lower-frequency transport links.

The secondary market in Sembawang has shown resilience through economic cycles, partly because the location's fundamentals—proximity to employment nodes, established schools, and reliable transport—appeal across demographic groups and income brackets. This broad appeal base underpins steady transaction volumes and price stability, reducing the risk of sharp capital depreciation that can affect developments with narrower buyer bases.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase a four-bedroom unit at 504A Montreal Drive as an investment?

Four-bedroom HDB units in established estates with strong MRT connectivity typically generate gross rental yields in the region of 3% to 4.5% per annum, depending on current market rents and the exact remaining lease tenure. At 504A Montreal Drive, tenant demand remains steady given the spacious unit configuration and proximity to Sembawang MRT Station, which appeals to families and larger households willing to pay premium rents for the additional bedroom count and floor area. Investors must account for ABSD at 20% (for a Singapore Citizen's second residential property), property tax, maintenance contributions, and potential vacancy periods when calculating net yield; gross rental income alone does not capture the full cost structure. The rental market for four-bedroom HDB units has proven less volatile than smaller configurations, suggesting more predictable income streams, though market rents do respond to broader economic conditions and competing new supply.

How does the per-square-foot pricing at 504A Montreal Drive compare to recent HDB transactions in Sembawang?

At an approximate price of S$760,000 for 1,399 square feet, units at 504A Montreal Drive are pricing at around S$543 per square foot, which is competitive for the Sembawang secondary market. Recent resale transactions in nearby mature HDB estates within the same distance band from Sembawang MRT have traded in the S$530 to S$570 per square foot range, placing 504A Montreal Drive in the middle-to-lower end of that spectrum. This positioning reflects both the estate's maturity and the benefits of established infrastructure; newer developments further away from MRT stations or older projects with longer-decayed leases may trade at lower per-square-foot multiples but lack the same transport convenience. Prospective purchasers should benchmark against properties in comparable distance bands from major MRT stations and similar remaining lease durations to ensure the asking price represents fair value relative to immediate alternatives.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen buying a second residential property at 504A Montreal Drive?

Singapore Citizens purchasing a second residential property, including HDB flats, incur Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price. On a S$760,000 purchase, this translates to S$152,000 in ABSD payable at the point of transfer. This is a material cost that must be factored into the total acquisition expense and financing requirements; many investors structure their financing to ensure sufficient liquid reserves to cover ABSD without extending leverage excessively. ABSD applies regardless of whether the property is intended as an owner-occupier or investment asset, though owner-occupiers of the first residential property are exempt. This duty significantly affects the entry cost and required cash reserves for investors, and it is critical that prospective purchasers account for ABSD when evaluating investment returns and debt servicing capacity.

How does lease decay affect the resale value of HDB properties at 504A Montreal Drive, and what is my risk exposure?

HDB properties are subject to 99-year leasehold tenure, and lease decay—the progressive reduction in value as remaining lease shortens—becomes an increasingly material consideration as the property ages. Properties with remaining leases below fifty years typically experience accelerated valuation haircuts, as banks become reluctant to finance purchases and buyer pools shrink. 504A Montreal Drive, as an established mature estate, likely has a remaining lease in the sixty to seventy-year range, depending on the original completion date; purchasers must obtain a definitive remaining lease figure from the HDB or solicitor before committing. At current lease lengths, the property remains financeable and marketable, but owner-occupiers or investors with long holding horizons must anticipate future lease extension discussions and associated costs. The HDB's lease extension policies provide some relief, though extensions are not automatic and carry administrative timelines; prospective owners should not assume extension certainty as a substitute for careful lease duration analysis.

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

Properties within eight minutes' walking distance of major MRT stations—particularly those on high-frequency lines such as the North-South Line—demonstrate materially stronger long-term capital appreciation than comparable properties further afield. Sembawang MRT Station serves as a critical interchange connecting residents to employment nodes across the island, reducing commute friction and making the location attractive to working families, students, and professionals. This consistent high demand from multiple demographic cohorts supports both rental stability and price resilience through economic cycles; when broader property markets soften, transit-connected properties typically experience shallower price declines. For 504A Montreal Drive, the eight-minute walk to Sembawang MRT is a significant competitive advantage that should support steady tenant interest and capital value maintenance. Developments more distant from major transport nodes lack this anchor advantage and tend to experience sharper valuation pressure during market downturns, making the MRT proximity at 504A Montreal Drive a material factor in favour of long-term appreciation.

Is 504A Montreal Drive suitable for first-time upgraders, and what are the specific advantages for this profile?

First-time upgraders stepping up from two- or three-bedroom starter homes find significant appeal at 504A Montreal Drive, particularly the additional living space—approximately 1,399 square feet compared to typical three-bedroom HDB units at around 1,050 square feet. The development's maturity and established infrastructure (schools, healthcare, shopping) make it an attractive destination for young families seeking to accommodate growing households without transition to private residential property with its associated financing complexity and foreign ownership restrictions. For upgraders already familiar with HDB ownership, 504A Montreal Drive offers a straightforward path to larger accommodation using HDB financing mechanisms and without the portfolio diversification complexity that private residential purchases entail. The neighbourhood's stable character and proven track record for family living further reduce risk exposure relative to newer developments or unfamiliar areas. Pricing at S$760,000 remains accessible to upgraders with accumulated equity from previous HDB sales, and the four-bedroom configuration provides headroom for future household growth.

What TDSR and financing headroom should I anticipate at typical purchase prices for 504A Montreal Drive?

At a typical purchase price of S$760,000 for four-bedroom units at 504A Montreal Drive, a buyer financing 80% (S$608,000) at prevailing HDB mortgage rates around 2.6% to 3.0% would face estimated monthly mortgage payments in the region of S$2,700 to S$2,850, excluding property tax and maintenance contributions. Total Debt Service Ratio (TDSR) restrictions typically limit monthly debt servicing to 60% of gross household income, meaning purchasers require combined household income of approximately S$4,500 to S$4,750 per month to support comfortable financing without TDSR constraints. This threshold is comfortably achievable for dual-income families or higher-earning single purchasers in professional occupations, though first-time upgraders with modest income bases should carefully model their debt servicing capacity and avoid stretching leverage excessively. The HDB's acceptance of co-borrowers and flexible term structures to age ninety provide additional breathing room compared to private residential financing; still, prospective purchasers must conduct personal financial modelling to confirm sustainable debt levels.

How does 504A Montreal Drive compare to nearby competing HDB developments in Sembawang and surrounding areas?

504A Montreal Drive competes within a broader cohort of mature HDB estates in the Sembawang and Nee Soon areas, including developments like Canberra estate and various Yung Ho Road and Jalan Teck Whye properties. Most competing developments are similarly positioned in the S$530 to S$580 per square foot range and offer comparable four-bedroom configurations with access to Sembawang MRT or alternative transport links. The key differentiation at 504A Montreal Drive lies in its specific walking distance to Sembawang MRT—eight minutes—which may offer marginal advantage over some competing estates with longer walking distances or reliance on bus services. Competing private residential developments in nearby Sembawang neighbourhoods (such as landed or apartment projects) trade at significantly higher per-square-foot multiples and attract a different buyer profile; for HDB-focused purchasers, the relevant competitive set remains other secondary market HDB properties rather than private residential alternatives. Prospective buyers should conduct comparative walkthrough visits to competing estates and verify actual remaining lease durations, as lease decay differences can be material valuation drivers despite similar nominal pricing.

Which unit stack levels or floor positions offer the best value proposition at 504A Montreal Drive?

In established HDB estates, mid-level units—typically floors three to eight in a ten-to-twelve storey block—often represent optimal value, combining adequate natural light and ventilation with minimal stairwell climbing compared to ground-floor units, whilst avoiding the premium pricing commands that higher floors sometimes attract. Ground-floor and first-floor units at 504A Montreal Drive may face slight rental demand disadvantages due to noise exposure and reduced privacy, potentially justifying modest price discounts; conversely, topmost floors attract premium pricing for light, views, and prestige despite the mechanical disadvantage of heat accumulation in tropical climates. Mid-stack positioning balances these factors and typically commands modest rental demand. Unit orientation—north-facing versus south-facing—also affects natural light and cooling costs; properties with northern exposure often attract stronger tenant interest in Singapore's equatorial context. Prospective purchasers should prioritise inspecting units across multiple levels to assess light, ventilation, and view quality rather than arbitrarily pursuing highest or lowest floor units. Market data on transacted units at 504A Montreal Drive can provide specific guidance on whether floor-level premiums or discounts are material at this particular development.

What is the future supply pipeline for HDB and private residential properties in the Sembawang district, and how might it affect property values?

Sembawang's future supply trajectory is shaped by both HDB new launches and nearby private residential developments. The HDB continues to release BTO units across Singapore, though recent launches in Sembawang have been modest, suggesting a gradual transition as the district matures and land availability diminishes. Private residential projects in adjacent areas (such as near Sembawang MRT or along the Causeway) introduce competing higher-end alternatives that may eventually absorb demand from affluent upgraders currently considering secondary market HDB properties; however, HDB purchases benefit from significantly lower entry costs and broader accessibility to middle-income families. Understanding future supply is critical because excessive new launches in the immediate area can suppress resale values by offering alternatives with longer remaining leases and modern finishes. Conversely, constrained new supply in the Sembawang cluster could support 504A Montreal Drive valuations by limiting substitutes. Prospective purchasers should review HDB's five-year pipeline and private residential planning approvals in the Sembawang area to assess whether future supply threats exist; as of the current cycle, supply constraints are emerging across Singapore, suggesting that secondary market properties at 504A Montreal Drive may face stabilising or appreciating valuations.

Is 504A Montreal Drive appropriate for high-net-worth individuals seeking real estate portfolio diversification?

High-net-worth investors frequently view HDB properties as portfolio hedging instruments, offering stable, low-volatility returns disconnected from private residential cycles and international markets. 504A Montreal Drive provides entry to this asset class at rational valuations—approximately S$543 per square foot—without the excess premiums that prime-district private residential properties command. For HNW purchasers with diverse income sources and substantial liquid reserves, ABSD at 20% and financing constraints are immaterial considerations; the attraction lies in stable rental income, predictable capital structure, and the ability to systematically accumulate HDB holdings across different locations and lease durations. The four-bedroom configuration ensures broad tenant appeal and consistent rental demand, reducing vacancy risk relative to niche properties. For portfolio purposes, 504A Montreal Drive's establishment and strong MRT connectivity represent lower-risk characteristics relative to younger estates or remote locations. HNW investors should view HDB acquisitions as long-term holds generating steady yields rather than speculative vehicles; at this risk-return profile, properties like 504A Montreal Drive offer genuine diversification and inflation-hedging utility alongside psychological comfort derived from investing in tangible residential assets with social utility.

[For Sale] Hdb Flat At Montreal Drive — From S$760K