Type

Units

Min Area

Price Range

Other

120 sqft

S$900/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$900.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180 on this acquisition.
Located 10 min (850 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.

507D Wellington Circle: Compact Living in Sembawang

507D Wellington Circle stands as a notable HDB development in the Sembawang planning area, offering compact residential units designed for those seeking efficient, affordable housing in a well-established neighbourhood. Situated approximately 850 metres from NS11 Sembawang MRT Station, this address places residents within convenient reach of one of Singapore's major transport hubs, facilitating easy commutes across the island. The development represents a mature residential pocket that has become increasingly popular with upgraders transitioning to smaller units and investors seeking stable rental-yielding properties.

The immediate neighbourhood surrounding 507D Wellington Circle is characterised by a mix of landed and multi-storey residential properties, local markets, and neighbourhood shops that cater to daily living needs. Sembawang itself has developed into a secondary residential district with its own distinct character, attracting those who value proximity to the Straits of Johor and the quieter pace of the northern region whilst maintaining access to island-wide amenities via the North-South Line.

Location and Transport Connectivity

Proximity to NS11 Sembawang MRT Station is a defining feature of this development, placing units within a ten-minute walk of the interchange. The North-South Line provides direct access to major commercial hubs including the CBD, Orchard, and Marina Bay, making the development attractive for professionals who require regular city commutes. Beyond the MRT, the area is served by several bus routes that connect to neighbouring districts and secondary centres, enhancing transport flexibility for residents.

This connectivity profile has historically supported steady capital appreciation in the Sembawang precinct, as accessibility to the metro network remains a primary driver of HDB property values. For investors and owner-occupiers alike, the presence of reliable public transport infrastructure underpins long-term demand for units in this location.

Unit Composition and Layout

Units within 507D Wellington Circle are characterised by their efficient, space-optimised layouts suited to the modern preference for right-sized living. With areas typically within the 120 square-foot range, these properties appeal to a diverse buyer cohort ranging from young professionals and first-time buyers to retirees seeking to downsize from larger family homes. The compact footprint translates to lower absolute property costs, reduced maintenance burdens, and faster rental turnaround times for the investment-minded.

The modest unit sizes are complemented by practical interior design that maximises usable space, a consideration increasingly valued in an era of rising construction costs and evolving lifestyle preferences. Such properties have demonstrated resilience in HDB resale markets, as they attract consistent demand across multiple buyer segments.

Investment Potential and Rental Yield

For investors considering 507D Wellington Circle as an income-generating asset, the development occupies an interesting position in the Sembawang rental market. Compact units in established estates typically command monthly rents that reflect their accessibility and the demographic mix seeking such accommodation, often including young professionals, expatriates, and students. Yields vary depending on purchase price and prevailing rental rates, but the stable demand profile for small, centrally-located units supports consistent rental income potential.

The development's maturity, established community, and proximity to transport infrastructure create a stable rental demand foundation. Investors evaluating this development should model rental scenarios based on current market rates for comparable units in the vicinity, accounting for management costs, property tax, and potential vacancy periods.

Pricing and Market Position

507D Wellington Circle competes within the secondary HDB market segment, where pricing reflects both the modest unit sizes and the established nature of the estate. Current listings from this development indicate price points that remain accessible relative to comparable developments in similarly connected areas, though per-square-foot valuations will vary based on unit condition, floor level, and remaining lease tenure. The compact format inherently reduces absolute purchase prices, expanding the development's appeal to first-time buyers and those operating within defined budget parameters.

The secondary market for such units has proven relatively liquid, with consistent buyer interest driven by the transport advantage and affordability profile. Recent transaction patterns in the Sembawang area suggest steady if modest appreciation, reflecting the underlying stability of this neighbourhood as a residential choice.

Lease Tenure and Resale Considerations

As an HDB property, units at 507D Wellington Circle are subject to Singapore's public housing leasehold system, typically granted for 99-year terms from initial construction. Lease decay becomes a material consideration for resale value over extended holding periods, with HDB policy and market practice recognising the impact of remaining lease length on property valuation. Buyers considering this development should verify the precise remaining lease tenure for specific units, as this will materially affect financing eligibility, resale value trajectory, and long-term investment returns.

HDB regulations and the Central Provident Fund rules governing lease-constrained properties are important reference points for those purchasing units with progressively shortened leases. Understanding these implications helps purchasers make informed decisions about holding periods and exit strategies.

Buyer Suitability and Use Cases

The compact, cost-effective profile of 507D Wellington Circle appeals to several distinct buyer personas. First-time buyers entering the property market benefit from the lower absolute outlay whilst securing ownership in a transport-connected location, reducing the need for lengthy stretches of rental tenancy. Upgraders transitioning from larger family homes to right-sized accommodation find efficiency and reduced maintenance commitments aligned with changed lifestyle priorities. Empty nesters and retirees downsizing for capital release and simplified property management likewise view such units as practical solutions. Investors targeting modest rental yields across stable, liquid properties see consistent demand from professionals and younger households seeking affordable accommodation near transport nodes.

Each buyer type experiences distinct value propositions from this development, reflecting its role as a flexible, accessible housing option within Singapore's broader residential spectrum.

Financing and Affordability

The modest price points associated with units at 507D Wellington Circle generally support favourable financing profiles for eligible purchasers. First-time HDB buyers with Central Provident Fund balances typically encounter minimal friction in securing housing loans, with loan-to-value ratios and Total Debt Service Ratio headroom generally available at current market price levels. Upgraders utilising proceeds from earlier property sales similarly benefit from improved financing capacity relative to larger developments.

Buyers should engage with HDB-approved financial institutions and utilise the HDB loan calculator to model affordability scenarios based on household income, existing commitments, and available Central Provident Fund resources. These calculations provide clarity on monthly servicing capacity and overall financial viability across different purchase price scenarios.

Competitive Positioning Within Sembawang

Sembawang district hosts several HDB developments and scattered private residential pockets, creating a competitive landscape for properties of similar size and positioning. 507D Wellington Circle's competitive advantages centre on established infrastructure, proximity to the MRT interchange, and the intrinsic appeal of a mature, settled community. Other nearby developments may offer alternative floor plans or more recently renovated common areas, though the trade-off typically involves modestly higher absolute price points or slightly reduced transport proximity. Comparative shopping across the Sembawang and Nee Soon planning areas reveals the relative value positioning of this development within its peer set.

Neighbourhood Amenities and Lifestyle

Residents of 507D Wellington Circle benefit from the accumulated amenities of a mature HDB estate, including neighbourhood hawker centres serving diverse cuisines, local markets offering fresh produce and household items, and established retail strips catering to daily necessities. The area's proximity to Sembawang Road and its associated commercial corridor provides access to dining, healthcare, and personal services options. Parks and recreational facilities within the broader Sembawang precinct offer green space and community engagement opportunities, contributing to overall quality of life for residents.

The neighbourhood character reflects its established status, with longstanding community networks and service providers that create a sense of belonging and practical convenience for owner-occupiers and tenants alike.

Frequently Asked Questions

What rental yield might I expect if I purchase a unit at 507D Wellington Circle as an investment property?

Rental yields for compact units at this development typically range between 2.5% and 3.5% gross yield, depending on the specific purchase price and prevailing rental rates for comparable properties in Sembawang. The monthly rental demand for small, transport-connected units remains stable, supported by young professionals, expatriates, and students seeking affordable accommodation near the MRT. To calculate your expected yield, identify recent rental transactions for comparable units in the vicinity, multiply the annual rental income by 12, then divide by your total purchase price; this exercise should be repeated across multiple comparable units to establish a realistic yield band rather than relying on single transactions. Note that expenses including property tax, utilities (where landlord-paid), management fees, and maintenance reserves will reduce net yield, so gross yield should be moderated by typically 0.8% to 1.2% to reflect these outgoings.

How do current price-per-square-foot transactions at 507D Wellington Circle compare to recent sales in the broader Sembawang area?

Compact HDB units at 507D Wellington Circle trade within a price-per-square-foot band that reflects the development's maturity, established location, and proximity to NS11 Sembawang MRT Station, typically ranging from S$7,000 to S$9,000 per square metre depending on unit condition, floor level, and remaining lease tenure. This positioning sits within the mid-range for Sembawang HDB properties, slightly below developments with more recent en bloc or upgrading schemes, but above isolated units in older, less transport-connected estates. Transaction data from the past 12 months in the Sembawang planning area shows relatively consistent pricing within this bandwidth, suggesting stable market valuation and limited volatility. Prospective buyers should examine transacted price-per-square-foot figures for units with similar remaining lease lengths and floor levels, as these variables exert material influence on unit valuation independent of development-wide averages.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase at 507D Wellington Circle as my second residential property?

If you are a Singapore Citizen purchasing a unit at 507D Wellington Circle as your second residential property, you will be liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% of the property's valuation (or purchase price, whichever is higher). This duty is calculated and payable concurrently with standard Buyer's Stamp Duty when you complete the purchase, effectively increasing your transactional costs by a meaningful margin. For example, on a S$450,000 purchase price, the 20% ABSD would total S$90,000, a substantial outlay that must be factored into your total acquisition cost alongside legal fees, agent commissions (if applicable), and other incidental expenses. It is crucial to consult with your legal conveyancer well in advance of making an offer, as ABSD implications may materially affect deal economics and financing capacity; some buyers explore ABSD deferral or exemption options depending on their family composition and property disposal intentions.

What are the lease decay risks for 507D Wellington Circle units, and how does remaining lease tenure affect resale value?

Units at 507D Wellington Circle, as HDB leasehold properties, are typically granted for 99-year leases from the date of construction; depending on when the development was built, remaining lease tenure may range anywhere from 70 to 95 years. Lease decay—the reduction in property value as the lease shortens—becomes increasingly material as the remaining term falls below 60 years, with accelerating value depreciation as the lease approaches 30 years or fewer. Current HDB policy and Central Provident Fund regulations require borrowers to have a minimum 30-year lease remainder at the time of loan maturity, creating a hard floor on financing eligibility and practical resale appeal once leases fall critically short. Buyers should verify the exact remaining lease for any specific unit of interest and model the projected impact of annual lease decay (typically 0.5% to 1.5% of value per annum as the lease shortens, though this varies with market conditions) across their intended holding period. Units currently approaching the 50-year mark may face tighter buyer pools and slower resale timelines unless refreshed through a potential en bloc redevelopment or lease renewal scheme, making lease tenure a critical underwriting metric for any acquisition.

How does proximity to NS11 Sembawang MRT Station influence demand and capital appreciation for this development?

The 850-metre (approximately ten-minute walk) distance to NS11 Sembawang MRT Station represents a material competitive advantage for 507D Wellington Circle, as transport accessibility is consistently ranked among the top drivers of HDB property demand and long-term capital appreciation in Singapore. Historical pricing data across the Sembawang planning area demonstrates that properties within 500–1000 metres of the MRT station command materially higher price-per-square-foot valuations compared to equally-sized units 2–3 kilometres away, reflecting the convenience premium associated with metro accessibility. The North-South Line itself is fully operationalised with stable, high-frequency service, and Sembawang station serves as a major interchange connecting to secondary centres and the CBD, sustaining consistent demand from commuters and professionals. Capital appreciation within this development has historically tracked the broader Sembawang secondary market, with the MRT proximity effectively creating a ceiling on how steeply prices can decline relative to similar developments elsewhere; conversely, any future transport improvements (such as enhanced bus networks or supporting infrastructure developments) could disproportionately benefit this location. For long-term investors, the MRT advantage underpins demand stability and represents a hedge against residential price depreciation in an era of transport-driven development prioritisation.

Which buyer profiles are best suited to properties at 507D Wellington Circle, and what are their respective value drivers?

First-time HDB buyers benefit from the modest absolute purchase price, accessibility of Central Provident Fund contributions, and relatively low financing thresholds, making this development an efficient entry point into owner-occupied housing; they prioritise affordability and MRT accessibility over unit size. Upgraders transitioning from larger family homes seek right-sized living, simplified maintenance, and capital release from earlier property sales, viewing this development's compact layout as a practical lifestyle adjustment; they value mature estate amenities and stability over future growth potential. Empty nesters and retirees downsizing for capital proceeds and reduced property management burdens find alignment with the development's modest footprint and established community; they prioritise convenience, services accessibility, and potential rental income supplementation. Investors targeting stable, modest-yield assets view the development's proven rental demand, liquid resale profile, and transport-driven stability as attractive risk-adjusted return vehicles; they model conservative yield scenarios and emphasise cash flow predictability over capital appreciation. Property value dynamics favour different buyer segments across market cycles; understanding your own buyer profile and time horizon clarifies which development attributes align most closely with your investment or lifestyle objectives.

What TDSR headroom and financing capacity should I expect at typical purchase prices for this development?

At typical purchase prices for 507D Wellington Circle units (broadly in the S$400,000–S$550,000 range), first-time HDB buyers with household incomes of S$8,000–S$12,000 monthly generally encounter Total Debt Service Ratio (TDSR) headroom of 10–20%, allowing for modest additional debt (car loans, credit commitments) without jeopardising loan approval or servicing capacity. Second-time or investment buyers utilising proceeds from earlier property sales benefit from improved equity positions, potentially enabling higher loan-to-value ratios (up to 80% of valuation for HDB) and thus greater leverage; however, TDSR constraints remain the binding constraint for most borrowers. The HDB monthly payment simulator and bank pre-qualification tools provide household-specific calculations, but a general rule is that monthly servicing costs (inclusive of ABSD carrying costs if applicable) should not exceed 30% of gross household income. Buyers approaching the upper end of the price spectrum or with existing financial commitments should pre-qualify with HDB-approved lenders and model scenarios across interest rate stress scenarios (e.g., 3.5% to 4.5% average mortgage rates) to understand true affordability headroom; this forward-looking analysis prevents over-leveraging and ensures sustainable long-term ownership.

How does 507D Wellington Circle compare in value and amenities to nearby competing HDB developments in Sembawang and Nee Soon?

Comparable HDB developments within the Sembawang and Nee Soon planning areas include properties at Sembawang Drive, Sembawang Court, and various Nee Soon estates, each presenting distinct value propositions. 507D Wellington Circle's key competitive advantages centre on its established community infrastructure, mature landscaping, and proximity to the NS11 MRT interchange; competing developments may offer more recently upgraded common areas, enhanced sporting facilities, or proximity to secondary shopping centres, though these often trade at modestly higher price-per-square-foot levels. Nee Soon developments benefit from alternative MRT access (via the Circle Line) and arguably livelier neighbourhood retail strips, though they may sacrifice the direct North-South Line connectivity that characterises Sembawang. Price-per-square-foot comparisons across these developments reveal 507D Wellington Circle positioned in the mid-to-lower-mid range, reflecting its established status and incremental age; this positioning appeals to budget-conscious buyers and investors, though it may not attract those prioritising bleeding-edge amenities or premium finishes. Prospective buyers should conduct a detailed comparative analysis of 3–5 nearby developments, examining recent transacted prices, floor plans, remaining lease tenures, and rental demand profiles to situate 507D Wellington Circle within the competitive landscape and validate value proposition alignment with personal priorities.

Which unit stacks or floor levels at 507D Wellington Circle offer the best value proposition, and why?

Within established HDB developments, middle floors (typically levels 3–8 across a 10–12-storey block) generally command the strongest value-per-square-metre equilibrium, balancing reasonable pricing against accessibility (avoiding ground-floor security concerns and noise) and minimising top-floor concerns regarding heat gain and water pressure fluctuations. Intermediate stacks at 507D Wellington Circle likely position units away from lift lobbies, reducing ambient noise from lift machinery whilst maintaining practical access for elderly residents or those with mobility considerations. Ground and first-floor units may attract modest pricing discounts reflecting noise and privacy concerns, potentially offering value for investors focused purely on rental yield; however, owner-occupiers typically de-prioritise such units absent significant price concessions. Higher floors (9+) command premiums for light, air circulation, and view amenities, though the price per-square-metre uplift frequently outpaces the objective utility gain, making such units less optimal from a value perspective. East and west-facing units experience greater solar gain and air-conditioning costs, whilst north and south-facing orientations moderate climate impact; in Singapore's equatorial context, south-facing units with afternoon shade often rank highly for resident comfort. Prospective buyers should physically inspect multiple units across different stacks and orientations, assessing noise profiles, natural light quality, and renovation costs, to establish personal preference alignment with price premiums and develop an informed stack-level purchasing strategy.

What is the future supply pipeline for HDB developments and resale units in the Sembawang and broader north planning region?

The Housing and Development Board's multi-year development pipeline indicates continued moderate supply of new HDB units across the broader north region, with Build-To-Order and Sale-of-Balance schemes targeting areas including Sembawang, Sengkang, and Punggol precincts. Near-term new supply (next 3–5 years) is expected to absorb some first-time buyer demand, though this new supply typically enters the market at price-per-square-foot levels materially above 507D Wellington Circle's established resale valuation, effectively insulating this development from direct new-supply competition for the upgrader and investor segments. Conversely, en bloc redevelopment activity in nearby older estates (particularly those with significantly shortened lease tenures) may trigger selective migration of upgraders and investors toward more centrally-located properties, potentially moderating resale demand in peripheral locations. Historical patterns within Sembawang suggest that new supply announcements and Build-To-Order scheme activations (typically 4–6-year construction cycles) generate transient supply-demand imbalances that can affect resale pricing; however, the relative scarcity of transport-connected secondary market stock ensures sustained underlying demand. Prospective buyers should monitor HDB public announcements regarding new launches in the Sembawang and Nee Soon planning areas, particularly any proximity-relevant schemes, to contextualise 507D Wellington Circle's competitive positioning within the evolving supply landscape and anticipate potential resale price dynamics across different market phases.

[For Rent] Hdb Flat At Wellington Circle — From S$900