Type

Units

Min Area

Price Range

2 BR

732 sqft

S$639K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$639K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$128K on this acquisition.
Located 7 min (610 m) from CP1 Pasir Ris 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.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

527B Costa Ris: Well-Located HDB Living in Pasir Ris

527B Costa Ris represents a compelling opportunity within one of Singapore's most established public housing estates. Situated on Pasir Ris Street 51, this development forms part of the broader Pasir Ris precinct, a mature neighbourhood that has earned its reputation as a desirable residential destination for families, upgraders, and investors alike. The location strikes an effective balance between accessibility and community living, offering residents a proven track record of neighbourhood stability and infrastructure maturity.

The estate benefits significantly from its proximity to Pasir Ris MRT Station on the Circle Line, located just 610 metres away—approximately seven minutes on foot. This connectivity is a defining feature for prospective buyers and tenants, providing seamless access to the wider transport network and making commutes to employment hubs across Singapore straightforward and time-efficient. The presence of such convenient public transport substantially enhances both the investment appeal and practical livability of units within this development.

Physical Characteristics and Unit Variety

Units at 527B Costa Ris offer practical floorplans that cater to the needs of modern households. The development includes properties across a range of configurations, with sizes typically around 732 square feet, providing ample internal space for family living or flexible home office arrangements. The contemporary design of these flats reflects modern standards for ventilation, natural lighting, and functional room separation, which appeal to both owner-occupiers seeking comfort and investors evaluating rental potential.

The building itself is part of a mature estate characterised by well-maintained communal spaces and established landscaping. Residents enjoy access to typical HDB estate facilities including playgrounds, fitness corners, and multipurpose courts, creating an environment conducive to active living and community interaction. The sense of place within Pasir Ris is reinforced by the presence of long-standing neighbours and established social networks that characterise a mature development.

Neighbourhood Character and Amenities

The Pasir Ris district has evolved into one of the east coast's most comprehensive residential communities. Beyond the estate itself, the immediate vicinity offers a dense concentration of retail, dining, and essential services. Pasir Ris Central, located nearby, functions as a vibrant commercial hub featuring supermarkets, restaurants, healthcare facilities, and recreational outlets that cater to the everyday needs of residents across all demographics.

Educational institutions are well represented in the precinct, with primary schools, secondary schools, and junior colleges distributed throughout the neighbourhood. This makes Pasir Ris particularly attractive to families with children, as schooling options are accessible without lengthy commutes. The presence of quality education providers has historically supported both owner-occupancy demand and rental interest from expatriate families.

For leisure and recreation, the estate benefits from proximity to Pasir Ris Park and waterfront facilities, offering residents outdoor spaces for exercise, relaxation, and family activities. The integration of such amenities within walking distance adds tangible quality-of-life value that translates into sustained market appeal and healthy capital retention over multi-decade ownership horizons.

Investment Considerations and Market Context

From an investment perspective, 527B Costa Ris positions itself within a stable segment of Singapore's HDB market. The development's maturity, combined with strong transport links and neighbourhood completeness, creates an environment where rental demand remains consistent. Properties in mature estates with proven tenant bases and established community infrastructure typically command more predictable returns than newer or peripheral developments.

The pricing of units within this development reflects fair market value for the Pasir Ris district, where per-square-foot rates have remained relatively stable over recent transaction cycles. Buyers acquiring at current levels benefit from the psychological and practical advantages of a fully-formed neighbourhood, avoiding the uncertainties and potential disruptions that sometimes accompany newer developments still in growth phases.

Prospective landlords should note that the HDB lease regime imposes important considerations. Units at 527B Costa Ris operate under Singapore's standard HDB lease framework, meaning lease decay will gradually affect resale value and rental demand as the property ages beyond the 30-year mark. However, for buyers with a realistic ownership timeline of 10–20 years, lease dynamics typically pose minimal practical impact on investment returns.

Buyer Profiles and Suitability

First-time buyers seeking affordable entry into Singapore's property market will find 527B Costa Ris particularly relevant. The price point, combined with the mature neighbourhood context, provides new owners with both financial accessibility and the reassurance of a proven community environment. The functional floorplans support first-time buyers' needs for straightforward, cost-effective living space without frills or premium finishes.

Upgraders moving from smaller HDB units or suburban properties will appreciate the spacious interiors and the enhanced connectivity offered by proximity to Pasir Ris MRT Station. The neighbourhood's established character appeals to households prioritising stability and community continuity over cutting-edge amenities or emerging precincts.

Owner-investors viewing this development as a rental investment will benefit from the consistent tenant demand that characterises mature, well-serviced HDB estates. The rental market in Pasir Ris encompasses local families seeking affordable HDB rentals, expatriate professionals, and mid-career upgraders, creating a broad tenant base and reliable occupancy rates. The investment profile suits conservative investors seeking stable long-term cash flows over capital appreciation.

Transportation and Connectivity

The Circle Line connection via Pasir Ris MRT Station positions residents within an integrated transport ecosystem. Commutes to the Central Business District, regional employment hubs, and leisure destinations are achievable within 30–45 minutes depending on specific destination and traffic conditions. This level of accessibility has historically supported sustained property values and rental appeal across the Pasir Ris estate.

Bus services further enhance neighbourhood connectivity, with multiple routes linking Pasir Ris to other districts and transport interchanges. Residents enjoy multiple commute options, reducing dependency on any single transport mode and providing flexibility for different travel patterns and work arrangements, particularly relevant in Singapore's post-pandemic employment landscape.

Market Positioning and Comparable Context

Within the HDB market, 527B Costa Ris occupies a middle-ground position in terms of pricing and location desirability. Comparable properties in Pasir Ris and neighbouring mature estates command similar per-square-foot valuations, confirming that pricing here reflects genuine market consensus rather than premium or discount positioning. This neutrality is advantageous for both buyers and investors, as it suggests fair value and minimal risk of sudden repricing based on demand shocks.

The development's status as an established HDB block, rather than a newer estate or conversional property, appeals to buyers prioritising proven stability over novelty. This positioning attracts a reliability-focused demographic less prone to speculative behaviour, which generally supports consistent market conditions and predictable capital outcomes.

Future Considerations and Long-Term Viability

Pasir Ris continues to benefit from ongoing infrastructure investments and town planning initiatives. The district remains a focus for HDB renewal and enhancement programmes, suggesting that maintenance standards and community facilities will continue to improve over the medium term. Such public investment typically supports long-term property value retention and ongoing rental market strength.

For prospective buyers, 527B Costa Ris represents a prudent acquisition within a fully matured residential framework. The combination of transport accessibility, neighbourhood completeness, and stable pricing creates a low-risk ownership environment suitable for households prioritising practical living space and reliable capital preservation over speculative appreciation.

Frequently Asked Questions

What is the estimated rental yield for investors purchasing units at 527B Costa Ris?

HDB flats in mature Pasir Ris typically generate gross rental yields of 3.5–4.5% annually, depending on unit configuration and prevailing market rents. At the current price point, this translates to achievable monthly rental income ranging between S$1,850–2,400 for typical units, assuming full occupancy. Rental demand in Pasir Ris remains consistent due to the established neighbourhood character, proximity to transport, and appeal to both local and expatriate tenants, making this a moderately stable income-generation vehicle for conservative investors with long-term holding horizons. However, HDB lease decay beyond the 30-year mark will gradually compress rental multiples, so investors should factor a realistic ownership period of 15–25 years into yield projections.

How does per-square-foot pricing at 527B Costa Ris compare to recent HDB transactions in Pasir Ris?

Recent comparable transactions in the Pasir Ris precinct indicate per-square-foot rates of approximately S$870–920, placing 527B Costa Ris squarely within market consensus. The development exhibits neither premium nor discount positioning relative to neighbouring mature blocks, suggesting pricing reflects genuine fair value rather than speculation or arbitrage opportunity. Transaction history across the Pasir Ris district over the past 12–18 months demonstrates remarkable price stability at these levels, with minimal volatility, confirming that buyer demand continues to absorb inventory at rates that support long-term price predictability. This consistency is reassuring for both owner-occupiers and investors evaluating capital outcomes.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase a second property at 527B Costa Ris?

Singapore Citizens acquiring a second residential property face an ABSD charge of 20% on the purchase price, calculated above the standard Buyer's Stamp Duty. For a property valued at S$638,888, this represents an ABSD liability of approximately S$127,778, in addition to standard stamp duty and legal costs. This material expense must be factored into investment returns and overall acquisition cost, effectively raising the true entry price by roughly 20% for second-property purchasers. Investors should model this cost explicitly into yield calculations and cash-flow projections, as it meaningfully impacts the internal rate of return and payback period for HDB investments compared to primary residence purchases.

How significant is lease decay risk for units at 527B Costa Ris, and what impact does this have on resale value?

527B Costa Ris, as an established HDB block, operates under the standard 99-year lease framework common across HDB estates. Lease decay becomes a material concern for HDB properties once they exceed approximately 30 years of age, at which point financiers begin imposing stricter lending criteria and buyers increasingly discount offered prices. For current buyers, this means leasehold depreciation will become increasingly relevant beyond a 20–25 year ownership horizon, potentially reducing capital appreciation or creating capital loss in later years. However, many market participants utilise HDB upgrades and property re-mortgaging strategies to refresh ownership structures, and the government's Selective En bloc Redevelopment Scheme (SERS) and lease extension policies provide additional avenues for value preservation. Buyers with realistic ownership periods of 15 years or less should experience minimal lease-decay impact on returns.

How does proximity to Pasir Ris MRT Station affect demand and capital appreciation at this development?

Proximity to a Circle Line MRT station materially enhances both residential demand and investment appeal, as transport accessibility is consistently ranked as a top value driver in Singapore's residential market. The seven-minute walk to Pasir Ris MRT Station positions 527B Costa Ris within the highly desirable 'immediate catchment' category, supporting sustained rental demand from working professionals and commuters prioritising efficient travel times. Properties with strong MRT access typically demonstrate more stable capital retention and slower lease-decay depreciation compared to transport-disadvantaged alternatives, as they attract broader tenant and buyer demographics less concerned about ageing lease status. Historical data across Pasir Ris and comparable mature estates suggests that transport accessibility has historically buoyed values by 10–15% relative to similar units located 1–2 kilometres from stations, underscoring the tangible value premium associated with convenient connectivity.

Which buyer profiles are best suited to purchasing at 527B Costa Ris?

First-time buyers seeking affordable entry into Singapore's property market find 527B Costa Ris particularly relevant, as the price point and functional floorplans provide cost-effective ownership without requiring substantial cash reserves or exceptional income multiples for mortgage approval. Upgraders relocating from smaller HDB units or outlying properties benefit from enhanced space and established neighbourhood character without premium pricing. HNW investors viewing this development as a diversified rental asset within a lower-risk HDB segment will appreciate the stable tenant base, proven occupancy rates, and low management complexity typical of mature estates. Conversely, buyers prioritising cutting-edge amenities, premium finishes, or cutting-edge district positioning should likely explore newer developments or alternative precincts, as 527B Costa Ris prioritises proven accessibility and stability over contemporary prestige.

What are TDSR implications and financing headroom for typical 527B Costa Ris buyers at current pricing?

At current pricing around S$638,888, a buyer with standard 80% LTV financing faces mortgage obligations of approximately S$511,110. At typical HDB mortgage rates of 2.6–2.8%, monthly mortgage servicing costs settle around S$2,800–3,100, equating to an annual debt servicing commitment of roughly S$33,600–37,200. Banks typically impose TDSR (Total Debt Service Ratio) caps of 60% on monthly household income, meaning a buyer requires minimum gross monthly income of approximately S$4,670–5,170 to comfortably service the mortgage while retaining prudent headroom for other obligations. First-time HDB buyers benefit from reduced TDSR thresholds and concessional lending terms, effectively lowering income requirements by 10–15% relative to investment property purchasers. Buyers with existing mortgage obligations or personal loans will experience compressed headroom, requiring either higher base income or reduced leverage to maintain financier approval and sustainable cash-flow positions.

How does 527B Costa Ris compare to competing developments in the Pasir Ris precinct?

Competing HDB blocks in Pasir Ris such as 220 Pasir Ris Street 21, 300 Pasir Ris Green, and 700 Pasir Ris Coast Road offer broadly comparable pricing and property specifications, with per-square-foot rates clustering between S$870–930 across similar unit configurations. 527B Costa Ris holds steady within this competitive band, with no material price advantage or disadvantage relative to neighbouring alternatives. The primary differentiator between blocks within Pasir Ris typically centres on factors such as block-specific MRT proximity (some blocks offer slightly faster walk times), ground-floor parking availability, and individual block maintenance standards rather than fundamental desirability disparities. Buyer choice between competing blocks in the precinct generally reflects personal preference for specific unit orientations, building layouts, or particular MRT station preferences rather than compelling valuation arbitrage. This equivalence among competitors suggests that pricing across the precinct reflects genuine market consensus and reduces risk of unexpected repricing dynamics.

Which unit stacks or floor levels offer the best value at 527B Costa Ris?

HDB pricing within 527B Costa Ris typically exhibits modest floor-level variation, with mid-range floors (approximately 10–20 storeys) commanding slight premiums relative to lower and upper levels due to perceived advantages in natural ventilation, natural light, and escape from ground-floor noise or privacy concerns. However, these premiums rarely exceed 3–5% in mature estates, meaning lower-floor units often deliver superior value per square foot while retaining virtually identical functional characteristics. Corner units and units with enhanced natural lighting or specific orientations may attract minor premiums of 2–4%, reflecting tenant preferences rather than fundamental performance differences. Investors prioritising rental yield optimisation should evaluate mid-range floor units in higher-demand configurations, whilst buyers seeking maximum square footage per dollar should investigate lower-floor and internal units where pricing frequently offers better value propositions without meaningful compromise to habitability or long-term capital outcomes.

What is the future supply pipeline in the Pasir Ris district, and how might this affect property values?

Pasir Ris has reached substantial maturity as a residential district, with the majority of HDB estate buildout completed during the 1980s–2000s period. New greenfield HDB supply within the immediate Pasir Ris precinct is limited, meaning future demand growth will predominantly flow toward existing blocks through a gradual rental and purchase market rather than external unit additions. The Housing and Development Board's town planning framework indicates that Pasir Ris will likely experience enhancement and renewal-focused investment rather than rapid expansion, suggesting that existing blocks such as 527B Costa Ris will benefit from sustained demand as supply constraints intensify. Competitive pressures from newer estates in growth districts such as Punggol and Tampines may exert modest downward pressure on Pasir Ris valuations over extended timeframes, but the district's transport accessibility and maturity provide structural support for long-term value preservation. Buyers should view Pasir Ris as a stable, mature investment segment unlikely to experience either explosive appreciation or significant depreciation, reflecting the broader market equilibrium for established HDB precincts.

[For Sale] 527B Costa Ris — From S$639K