Type

Units

Min Area

Price Range

3 BR

969 sqft

S$545K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$545K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$109K on this acquisition.
Located 9 min (780 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.

509B Wellington Circle: Sembawang's Accessible HDB Community

509B Wellington Circle stands as a well-established public housing development in the heart of Sembawang, one of Singapore's mature residential districts. The project comprises multiple units across various bedroom configurations, offering purchasers a range of layouts suited to different family sizes and living preferences. Located within a walkable distance of 9 minutes, or approximately 780 metres, from NS11 Sembawang MRT Station, the development enjoys seamless integration with Singapore's island-wide rapid transit network.

The neighbourhood surrounding 509B Wellington Circle has evolved into a comprehensive residential destination, supported by extensive community facilities, retail options, and educational institutions. Sembawang itself has long been favoured by families and upgraders seeking a balance between urban convenience and suburban tranquility. The proximity to Sembawang MRT Station transforms commuting into a straightforward affair, whether residents are travelling to the central business districts, emerging commercial hubs in the east, or employment centres distributed across the island.

Transport Connectivity and Neighbourhood Appeal

The NS11 Sembawang MRT Station serves as the primary transit anchor for 509B Wellington Circle, providing direct access to the North-South Line's extensive route spanning from Marina Bay to Kranji. This connectivity means residents enjoy efficient journeys to major employment zones, healthcare facilities, and recreational destinations throughout Singapore. The station's integration with bus networks further enhances mobility, offering commuters flexibility in their travel modes and route choices.

Beyond transport, the Sembawang precinct benefits from established infrastructure including neighbourhood shopping centres, hawker markets, supermarkets, and dining establishments that cater to daily needs. The area is also home to several primary and secondary schools, making it particularly attractive for families with school-age children. These amenities combine to create a self-contained living environment where residents need not venture far for essential services and leisure pursuits.

Unit Configuration and Spatial Design

Units at 509B Wellington Circle span multiple bedroom options, with configurations ranging across different sizes to accommodate diverse household compositions. The development features units with floor areas reaching approximately 969 square feet, providing ample living space relative to HDB offerings in the district. The interior layouts incorporate functional design principles that maximise utility whilst maintaining comfortable proportions for everyday family living.

With multiple bathroom facilities included in each unit, the development ensures convenience for households with multiple occupants or those with specific amenity preferences. The spatial configurations allow for flexible furnishing arrangements and personalised decoration, enabling purchasers to adapt units to their individual lifestyles and preferences. Each unit has been designed to meet contemporary standards for residential comfort whilst maintaining the pragmatic approach that characterises public housing in Singapore.

Investment Potential and Rental Market Performance

The Sembawang precinct has consistently demonstrated solid rental performance, with sustained demand from working professionals, young families, and expatriates seeking quality accommodation close to transport nodes. The proximity of 509B Wellington Circle to the MRT station positions units favourably within this rental market, as tenants increasingly prioritise accessibility and commuting efficiency. HDB flats in well-served locations such as this typically command competitive rental yields, particularly when units are offered furnished or with modern renovation.

Investors evaluating 509B Wellington Circle should consider the development's position within Sembawang's broader residential ecosystem, where consistent population demand has historically supported rental growth. The area's demographics—spanning young professionals, upgrading families, and retirees—create a diverse tenant base capable of absorbing rental supply. Furnished units tend to achieve higher monthly rental returns, though unfurnished offerings also maintain steady tenant interest given the locale's appeal and transport accessibility.

Pricing and Market Position

Available units at 509B Wellington Circle are listed from S$545,000, positioning the development competitively within Sembawang's current HDB resale market. This pricing reflects the property's location, unit size, and the maturity of the development within an established neighbourhood. Prospective buyers should conduct comparative analysis against recent transaction prices in the immediate vicinity to contextualise value, though the MRT proximity and comprehensive amenities typically command a premium relative to more peripheral HDB locations.

The price point appeals to first-time homebuyers seeking entry into public housing ownership, upgraders transitioning from smaller units, and investors building residential portfolios at accessible entry costs. Market activity in Sembawang has remained consistent, reflecting the area's enduring appeal and the relative scarcity of new supply, which supports price stability for existing developments like 509B Wellington Circle.

Lease Tenure Considerations

As an HDB property, units at 509B Wellington Circle are offered under lease tenures of either 99 years or, in certain cases, longer lease periods, depending on the specific unit and development history. Prospective purchasers should verify the exact lease duration for their chosen unit, as this directly influences long-term ownership value, financing eligibility, and future resale prospects. HDB properties with 99-year leases remain attractive to occupiers, though lease decay does gradually impact valuations as the unexpired tenure contracts—a factor particularly relevant for investors assessing long-term capital appreciation.

Banks and financial institutions apply lease-related criteria to mortgage assessments, typically restricting loan tenors to ensure repayment completion before lease expiry. Buyers financing their purchase should confirm their chosen unit's lease status early, as this affects both loan approval quantum and tenure length, potentially influencing overall borrowing costs across the mortgage lifecycle.

Buyer Suitability Across Market Segments

509B Wellington Circle appeals to diverse buyer categories within Singapore's residential market. First-time homebuyers appreciate the development's accessible entry price, proximity to transport, and the stability inherent in mature HDB communities. Upgraders relocating from smaller one or two-bedroom units find the spacious configurations and enhanced amenities suited to their evolving household requirements, particularly families expanding with children.

Owner-occupiers prioritising commute efficiency and neighbourhood maturity view Sembawang favourably, given the established infrastructure and the nine-minute walk to rapid transit. Investment-focused purchasers recognise the development's location advantages and rental market potential, especially where units can be rented furnished to professional tenants seeking short-term or medium-term accommodation. Retirees seeking to downsize or relocate within Singapore often find HDB communities like Sembawang attractive for their affordability, accessibility, and comprehensive support services typical of mature public housing estates.

Financing and Affordability Assessment

Purchasers financing units at 509B Wellington Circle should evaluate their Debt-to-Service Ratio (TDSR) thresholds in relation to their chosen price point and mortgage tenure. At the development's listed pricing, most qualified Singaporean citizens benefit from HDB loan schemes offering competitive rates and elongated repayment periods, enhancing affordability relative to private property financing. The Central Provident Fund (CPF) withdrawal eligibility for HDB purchases further improves accessible down payment capacity for many buyers.

Financial institutions assess loan applications based on individual income profiles, existing obligations, and property valuation. The development's location and established nature typically support straightforward valuation processes, reducing appraisal-related delays. Buyers should factor in stamp duties, legal fees, and renovation contingencies when calculating total acquisition costs, ensuring their financing headroom remains comfortable even after accounting for these additional expenditures.

Additional Buyer's Stamp Duty Implications

Purchasers acquiring a second residential property at 509B Wellington Circle as Singapore Citizens must account for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. This substantial duty significantly increases total acquisition costs and should be carefully factored into investment return calculations and overall budget planning. The ABSD applies on top of standard Buyer's Stamp Duty, creating a meaningful financial commitment beyond the stated unit price.

For second-property investors, the 20% ABSD materially impacts yield calculations and break-even timelines, particularly relevant when assessing rental return expectations against total capital outlay. Buyers should consult financial advisors or property specialists to model the ABSD impact on their specific situation, as this duty fundamentally alters the economics of second-property investment decisions. Strategic timing of purchases and careful consideration of refinancing options may help optimise overall costs across investment portfolios.

Comparison to Nearby Alternatives

The Sembawang estate encompasses several HDB developments at varying stages of maturity and proximity to the MRT station. 509B Wellington Circle's positioning relative to neighbouring blocks and nearby independent estates should inform comparative analysis, particularly where pricing per square foot varies across the precinct. Recent transactions in adjacent buildings and estates provide useful benchmarks for assessing whether units at 509B Wellington Circle represent fair value relative to supply alternatives within the same MRT catchment.

Competing developments in Nee Soon, Yishun, and surrounding areas offer alternative options for buyers considering the north-eastern corridor. However, Sembawang's established character, proximity to the Straits, and integration with mature infrastructure differentiate it within the broader market. Buyers should weigh specific unit features, block positioning, and individual floor levels against competing offerings before finalising purchase decisions.

Floor Levels, Orientations, and Unit Stack Considerations

Within 509B Wellington Circle, unit positioning across different storeys and orientations influences both occupancy desirability and long-term resale appeal. Lower-floor units typically appeal to families with young children and elderly occupants for accessibility reasons, whilst higher floors attract buyers seeking reduced street noise and enhanced natural light. Mid-range floors often represent optimal value balance, offering practical functionality without the premium commanded by penthouse-equivalent positioning.

East and west-facing units experience pronounced sun exposure at different times of day, affecting cooling costs and interior brightness preferences—considerations that vary by individual lifestyle needs. North-south orientations generally provide more balanced natural lighting across daily cycles. Prospective buyers should visit multiple units across different stack positions to assess their personal preferences for view, ventilation, and natural light availability before committing to purchase.

Future District Supply and Market Dynamics

The Sembawang planning area has a relatively mature supply profile compared to newer growth districts, with limited new HDB construction expected in the immediate vicinity. This supply scarcity supports relative price stability for established developments like 509B Wellington Circle, as competing new inventory remains limited. Any planned new builds or estate renewal projects in neighbouring precincts could influence medium to long-term demand patterns, though the development's location and transport access position it competitively regardless of modest supply additions.

Buyers acquiring at 509B Wellington Circle benefit from a historically stable market environment wherein excessive supply pressures remain unlikely. The area's consolidation as an established residential zone with mature infrastructure suggests sustained demand from both occupiers and investors. Long-term capital appreciation projections should factor in Singapore's broader housing supply strategy, though Sembawang's maturity implies a market characterised more by stability than rapid appreciation spikes typical of growth-corridor developments.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase a unit at 509B Wellington Circle as an investment property?

HDB developments in Sembawang, particularly those proximate to MRT stations like 509B Wellington Circle, typically achieve monthly rental yields between 2.5% and 3.5% annually when accounting for purchase price and potential rental income. The exact yield depends significantly on unit configuration, furnishing standard, and market demand at the time of listing—furnished units generally command 15-25% higher monthly rentals than unfurnished equivalents. Given the development's established location and strong tenant demand from professionals and families seeking transport-proximate accommodation, rental performance has historically remained stable, though prospective investors should model returns conservatively by researching recent comparable lettings in the Sembawang precinct before purchase commitment.

How does the asking price per square foot at 509B Wellington Circle compare to recent HDB transactions in Sembawang?

Units at 509B Wellington Circle, with floor areas approaching 969 square feet and listed pricing from S$545,000, imply a per-square-foot valuation that requires comparison against recent completed transactions in the immediate neighbourhood to assess fair market value positioning. Sembawang has historically traded within a price-per-square-foot range influenced by unit age, block positioning relative to the MRT station, and floor-level desirability, with variations of 10-20% common across different blocks. Prospective buyers should consult recent sales data from the HDB Resale Price Index and engage with local market specialists to benchmark whether 509B Wellington Circle's pricing reflects appropriate value relative to immediate competing alternatives and recent arm's-length transactions within the estate.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase a second residential property at 509B Wellington Circle as a Singapore Citizen?

Singapore Citizens acquiring a second residential property, including HDB flats at 509B Wellington Circle, must pay Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the full purchase price, significantly increasing total acquisition costs beyond the stated unit price. For a property priced at S$545,000, this translates to approximately S$109,000 in ABSD liability, materially altering investment economics and requiring careful factoring into rental yield calculations and break-even analysis timelines. This 20% duty applies cumulatively with standard Buyer's Stamp Duty and should be explicitly modelled within financial projections, as it directly impacts net-of-cost yields and influences whether second-property purchases at this price point deliver acceptable returns relative to alternative investment vehicles.

What is the lease tenure at 509B Wellington Circle, and how does lease decay affect long-term resale value?

HDB units at 509B Wellington Circle are offered under 99-year or potentially longer lease arrangements depending on the specific block and historical registration details—prospective purchasers must confirm exact tenure for their chosen unit early in the transaction process. Whilst 99-year leases remain financeable and occupiable, lease decay progressively impacts both resale valuations and mortgage approval quantum as unexpired tenure contracts over decades, with banks typically restricting loan tenors to ensure repayment before lease maturity. Investors and owner-occupiers should be cognisant that a 99-year lease commencing today implies significant remaining tenure but does eventually constrain future saleability and value retention compared to freehold or longer-lease alternatives, making lease-expiry calculations relevant to anyone holding property for extended periods beyond 20-30 years.

How does proximity to NS11 Sembawang MRT Station influence long-term capital appreciation and buyer demand for 509B Wellington Circle?

The nine-minute walking distance to NS11 Sembawang MRT Station represents a fundamental demand driver for 509B Wellington Circle, as Singapore's residential property market consistently demonstrates sustained premiums for transport-accessible locations, particularly those offering less than 10-minute walk times to rapid transit stations. This proximity supports consistent tenant demand from working professionals and families prioritising commute efficiency, underpinning stable rental market conditions and supporting capital value retention across property cycles. Historically, HDB developments within this MRT catchment have demonstrated resilience during market corrections and outperformance during growth phases, suggesting that the development's transport positioning provides structural support to long-term appreciation prospects relative to peripheral estates lacking equivalent connectivity.

Is 509B Wellington Circle suitable for first-time homebuyers, and what advantages does it offer over new private launches?

509B Wellington Circle presents excellent suitability for first-time homebuyers seeking affordable entry into home ownership, as HDB properties typically offer substantially lower entry prices than private developments whilst providing immediate access to mature neighbourhood infrastructure, schools, and community facilities. First-timers benefit from preferential HDB loan schemes offering extended tenors and lower interest rates, combined with CPF withdrawal eligibility that improves down-payment accessibility compared to private property financing constraints. The established Sembawang location eliminates uncertainties common to new launches regarding neighbourhood maturation timelines, with proven demand patterns, established amenities, and transport integration providing confidence to first-time purchasers that their investment enters a market segment with historically stable pricing and reliable resale liquidity.

What is my estimated Debt-to-Service Ratio (TDSR) headroom when financing a unit at 509B Wellington Circle around the S$545,000 price point?

At the typical listing price of approximately S$545,000, most Singaporean citizens utilising HDB loans with extended 30-35 year tenors achieve monthly servicing costs in the range of S$1,600-S$1,900 depending on prevailing interest rates and individual loan tenure selections, translating to gross income requirements of roughly S$4,500-S$5,500 to remain within prudent TDSR thresholds of 40-45% of household income. This affordability positioning allows many dual-income families and individuals with moderate-to-good employment stability to service mortgages comfortably whilst maintaining financial resilience for unexpected expenditures and maintaining household savings discipline. Prospective buyers should utilise HDB mortgage calculators and engage with lending institutions to model their specific circumstances, as TDSR headroom varies materially based on existing obligations, dependents, and discretionary allowances—particularly relevant when assessing whether purchasing at 509B Wellington Circle permits comfortable debt servicing without compromising financial flexibility.

How does 509B Wellington Circle compare to other nearby HDB developments in Yishun or Nee Soon in terms of value and market performance?

509B Wellington Circle occupies a distinct position within the north-eastern HDB market, differentiated from Yishun and Nee Soon alternatives by its direct MRT station adjacency and Sembawang's established residential character, which typically commands modest price premiums of 5-10% per square foot relative to developments in neighbouring precincts lacking equivalent transport accessibility. Yishun developments offer higher supply variety and lower entry prices, whilst Nee Soon provides intermediate positioning—however, Sembawang's proximity to the Straits, established amenities, and mature demographic character appeal specifically to upgraders and retirees seeking stability over growth upside. Comparative analysis should weigh these qualitative factors against quantitative pricing benchmarks, recognising that Sembawang's maturity implies lower volatility and more predictable appreciation patterns than growth-corridor alternatives, though potentially modest absolute upside relative to emerging estates with stronger future supply catalysts.

Which floor levels and unit stacks at 509B Wellington Circle represent the best value relative to desirability and resale appeal?

Mid-range storeys—typically floors 8-15 across 509B Wellington Circle blocks—represent optimal value balance, offering practically valuable positioning without commanding the premium prices of penthouse-equivalent upper floors whilst avoiding lower-floor noise and privacy concerns affecting units below floor 5. Higher-floor units appeal to buyers willing to pay substantial premiums for enhanced natural light, reduced street noise, and perceived prestige, yet these premiums frequently exceed the marginal occupancy benefits, making mid-floor positioning more attractive for value-focused buyers. North-south oriented units generally provide more balanced natural lighting throughout daily cycles compared to east-west orientations, which experience pronounced morning or afternoon sun exposure affecting cooling costs and interior comfort—assessing individual preferences through property visits across multiple floor levels allows informed decision-making around unit stack selection relative to personal lifestyle priorities.

What future supply or estate renewal plans might affect the Sembawang precinct and influence 509B Wellington Circle's long-term appreciation trajectory?

Sembawang represents a relatively mature HDB estate with limited new construction anticipated in the immediate vicinity, contrasting sharply with younger growth corridors experiencing substantial pipeline supply that often moderates price appreciation and increases inventory competition. The Ministry of National Development's plans for selected estates focus on selective rejuvenation and intensification of existing housing stock rather than expansive new supply, suggesting that Sembawang's relative scarcity of competing inventory supports price stability across existing developments like 509B Wellington Circle. Prospective buyers should monitor any announced Home Improvement Programme (HIP) or similar rejuvenation schemes affecting individual blocks, as infrastructure upgrades typically enhance desirability and resale appeal, though the development's maturity and established positioning suggest that long-term appreciation will likely reflect stability rather than the growth spikes characteristic of breakthrough estate launches or major transport infrastructure additions affecting peripheral areas.

[For Sale] Hdb Flat At Wellington Circle — From S$545K