Type

Units

Min Area

Price Range

2 BR

732 sqft

S$625K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$625K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$125K 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.

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.

527B Costa Ris: Connected Living in Pasir Ris

Costa Ris stands as a substantial HDB development within Pasir Ris, one of Singapore's well-established residential estates on the eastern fringe of the island. Located at 527B Pasir Ris Street 51, the development offers a compelling choice for buyers seeking affordable housing with genuine accessibility to Singapore's public transport network. The project has consistently attracted owner-occupiers and investment-minded purchasers keen on entering the Pasir Ris property market without the premium pricing often associated with central or near-city locations.

The development's most significant advantage lies in its proximity to Pasir Ris MRT Station on the Circle Line (CP1). Situated approximately 610 metres—a comfortable 7-minute walk—from the station, Costa Ris residents enjoy seamless connectivity to the central business district, major employment hubs, and key regional shopping and leisure destinations. This transport advantage has historically underpinned demand for HDB flats in this pocket of Pasir Ris, as commuters value the time savings and convenience afforded by direct Circle Line access without requiring additional feeder bus journeys.

Housing Typology and Configuration

Flats within Costa Ris follow the standard HDB framework, with units ranging across multiple bedroom configurations. The development includes 2-bedroom flats with layouts of approximately 732 square feet, a footprint that delivers practical living space suitable for young couples, small families, and single professionals alike. This unit scale sits comfortably within the mid-range of HDB offerings, neither cramped nor oversized, making it an efficient choice for those transitioning from rental or upgrading from smaller public housing stock.

The project's architectural design reflects the pragmatic standards of contemporary HDB estates, with standardised unit layouts that ensure consistency in finishing and maintenance. Common areas within the development include lift lobbies, corridors, and ancillary facilities typical of HDB developments of this age and generation. The straightforward design philosophy means lower running costs and simpler management structures compared to more complex mixed-use or high-end residential projects.

Pasir Ris Estate Context

Pasir Ris itself represents one of Singapore's major mature residential zones, developed primarily during the 1990s and 2000s. The estate encompasses diverse HDB and private residential stock, a comprehensive network of schools from primary through tertiary level, and well-integrated retail and dining precincts centred around Pasir Ris MRT and the surrounding neighbourhood centres. Families drawn to Costa Ris benefit from this infrastructure maturity—local primary and secondary schools serve the area, childcare facilities are readily available, and community services remain consistently accessible.

The estate's long-established character means that property values have settled into predictable patterns, with fewer speculative surges and troughs than newer launches or fringe locations experience. This stability appeals particularly to owner-occupiers who prioritise certainty over capital appreciation potential. The neighbourhood has also seen incremental improvements through town renewal initiatives and upgrading programmes, sustaining livability standards and supporting modest long-term value appreciation.

Investment and Ownership Considerations

Prospective purchasers of Costa Ris flats should recognise that HDB property ownership carries distinct regulatory and financial frameworks distinct from private residential markets. HDB flats are subject to strict ownership rules, minimum occupation periods, and eventual reversion to the state at lease expiry—a factor that fundamentally shapes long-term financial planning and resale strategies. However, for many owner-occupiers, these constraints are outweighed by the affordability premium and the substantial built-in demand from Singapore's large middle-income population seeking accessible housing.

The affordability threshold remains a primary draw. Units in Costa Ris, priced from around S$625,000, sit within reach of first-time buyers with modest to middle-range financial capacity, particularly those accessing Central Provident Fund (CPF) housing grants and loans. The entry price point reflects both the development's age profile and its outer-ring location, factors that support accessible financing without excessive leverage or TDSR strain for qualifying applicants.

Transport, Accessibility, and Future Development

The Circle Line connection through Pasir Ris MRT continues to serve as the primary transport anchor for Costa Ris. The station's position within the broader MRT network—linking north to Bukit Batok and southward towards Marina Bay—ensures that residents maintain high-frequency, reliable public transport access regardless of employment location or lifestyle destination. This connectivity mitigates the distance disadvantage associated with outer-ring estates, rendering commute times competitive with many inner-ring HDB areas.

Pasir Ris itself continues to feature in Singapore's broader estate renewal and upgrading strategies. The government's ongoing focus on maintaining and enhancing older estates means that Costa Ris can expect continued investment in surrounding infrastructure, community facilities, and town centre improvements. These gradual enhancements support property value stability and quality-of-life improvements without the disruption or rapid demographic shifts that sometimes accompany wholesale redevelopment schemes.

Looking forward, the release of Build-to-Order (BTO) flats in central Pasir Ris locations continues to influence the established resale market. Prospective buyers of Costa Ris should monitor BTO launch patterns, as new supply in the estate can temper price appreciation on older stock—a consideration relevant for those viewing purchase primarily through an investment lens rather than as an owner-occupier's permanent home.

Market Positioning and Buyer Profiles

Costa Ris appeals to a broad spectrum of purchasers. First-time buyers with constrained budgets view the project as a practical entry point into ownership, allowing them to build equity whilst retaining financial flexibility for future upgrades. Young professionals and early-stage couples seeking manageable housing costs alongside convenient commute times find strong utility in the development's offering. Investors interested in stable, long-term rental yields also monitor Costa Ris stock, as the estate's maturity, transport access, and established tenant demand support predictable rental trajectories.

Owner-occupiers intending to live in the property long-term view Costa Ris as a sound foundation for family life in a well-served, familiar neighbourhood. The psychological comfort of settled community infrastructure—known schools, trusted food establishments, familiar anchor tenants—cannot be overstated for this buyer cohort. For such purchasers, Costa Ris represents not an intermediate holding but a destination property where they anticipate residing for extended periods.

Practical Considerations for Buyers

Prospective purchasers should engage with the standard HDB due-diligence framework, including verification of remaining lease tenure, examination of town council financial health and maintenance standards, and confirmation of CPF eligibility for their specific purchase circumstances. The development's age means that some mechanical systems and external finishes may show wear; inspections focusing on lift systems, water supply infrastructure, and facade integrity remain prudent before commitment.

Financing remains straightforward for most buyers, as HDB mortgages through the CPF or approved financial institutions remain accessible at competitive rates for properties within standard parameters. TDSR calculations at typical Costa Ris price points rarely present obstacles for employed professionals with stable incomes and reasonable existing debt profiles, though individualised assessment remains essential.

Costa Ris ultimately positions itself as a rational, unpretentious choice in Singapore's HDB landscape—practical housing in a functional estate with authentic transport connectivity and community infrastructure. For buyers who prioritise value, accessibility, and settled residential amenity over prestige positioning or speculative upside, the development merits serious consideration within any comprehensive property search strategy.

Frequently Asked Questions

What is the estimated rental yield for 2-bedroom flats at Costa Ris if purchased as an investment property?

HDB flats in mature Pasir Ris typically deliver rental yields in the range of 2.5% to 3.5% per annum, depending on specific unit configuration, floor level, and current market rental rates for the estate. A 2-bedroom flat at Costa Ris priced around S$625,000 would command monthly rental demand of approximately S$1,300 to S$1,500 based on recent comparable lettings in the Pasir Ris precinct, translating to annual gross yields near the lower-to-middle end of that range. Prospective investor-landlords should factor in town council maintenance contributions, property tax, and vacancy allowances when modelling net yield; the stable tenant demand from young professionals and families commuting via Pasir Ris MRT supports predictable occupancy rates, though HDB rental growth remains modest relative to private residential markets.

How does the price per square foot at Costa Ris compare to recent resale transactions in Pasir Ris?

Costa Ris flats trading at S$625,000 for a 732 sqft unit represent a per-square-foot valuation of approximately S$854 per sqft, a figure consistent with mid-range HDB resale pricing in the Pasir Ris estate as of recent market cycles. Comparable 2-bedroom HDB flats within Pasir Ris—particularly those within reasonable walking distance of the MRT station—have transacted in a bandwidth of S$800 to S$900 per sqft, reflecting the maturity of the estate and the standardised quality of HDB construction. The specific psf value at Costa Ris remains competitive relative to other Pasir Ris projects of similar age and configuration, though newer BTO launches in the estate may command slight premiums due to fresher finishes; established resale stock like Costa Ris thus offers genuine value for budget-conscious buyers prepared to accept minor cosmetic wear in exchange for price advantage.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at Costa Ris?

A Singapore Citizen acquiring a second residential property is currently subject to an Additional Buyer's Stamp Duty of 20%, calculated on the purchase price above the first S$180,000 of the property value. For a Costa Ris flat valued at S$625,000, this would result in ABSD of approximately S$88,900 (20% of S$444,000, the amount exceeding the S$180,000 threshold), payable at completion of the purchase. This substantial duty obligation materially increases the total cost of acquisition beyond the headline property price, effectively raising the true entry cost for second-property buyers by around 14% depending on leverage and down-payment structures. Second-time buyers should factor this ABSD liability comprehensively into financial planning and ensure that financing capacity and savings buffers accommodate the duty without triggering excessive debt servicing burden; the duty applies regardless of the property's intended use (owner-occupation or rental), making it a critical element in investment return calculations for those viewing Costa Ris through a landlord lens.

What lease decay risk and resale value impact should I anticipate for Costa Ris HDB flats?

Costa Ris, as standard HDB stock, will eventually face lease expiry at 99 years from the point of state sale; properties approaching 80+ years of remaining tenure typically experience measurable valuation friction as banks grow cautious about lending and buyers perceive finite usage periods. Current Costa Ris units, being part of a 1990s-era development, retain approximately 60+ years of lease remaining, placing them well beyond the threshold at which lease decay materially suppresses values. However, owner-occupiers should recognise that a property purchased today will inexorably approach the 80-year threshold within 20-30 years, at which point both financing capacity and resale demand will contract meaningfully; this architectural reality means that HDB flats are fundamentally different from freehold private properties in their long-term wealth-preservation characteristics. The government's Home Improvement Programme and potential lease top-up schemes offer partial mitigation, but prospective buyers—particularly those viewing purchase as a multi-decade investment vehicle—should plan for eventual liquidity challenges and value compression as lease duration declines toward the 70-year mark.

How does proximity to Pasir Ris MRT Station (CP1) affect demand and capital appreciation for Costa Ris flats?

The 610-metre distance to Pasir Ris MRT Station represents a significant amenity anchor for Costa Ris, positioning the development within the premium band of Pasir Ris resale stock benefiting from genuine walkability to the Circle Line. Properties within this proximity corridor command measurable price premiums relative to estate locations requiring feeder bus access, as the direct transport linkage reduces commute friction and appeals to time-conscious professionals; this transport advantage has historically insulated Costa Ris valuations from the depreciation patterns affecting more distant HDB pockets. Capital appreciation at Costa Ris, whilst modest in absolute terms relative to private residential or central HDB locations, has remained relatively stable due to consistent demand from tenants and occupiers valuing the station proximity. However, prospective buyers should temper growth expectations; the maturity of both the estate and the Circle Line itself means that dramatic upside appreciation is unlikely, and value trajectory will primarily reflect age-related lease decay offset by modest inflation-linked growth—a profile suited to owner-occupiers seeking stable, predictable housing rather than capital gains vehicles.

Is Costa Ris suitable for different buyer profiles—first-timers, upgraders, HNW investors, and owner-occupiers?

Costa Ris appeals strongly to first-time buyers and young professionals with constrained capital, as the S$625,000 entry price point remains accessible via standard HDB financing and CPF withdrawal, minimising leverage ratios and enabling manageable monthly mortgage servicing for middle-income households. Upgraders transitioning from smaller public housing or rental enjoy the 2-bedroom configuration and established estate amenities, though some may find the aged finishes less compelling than newer BTO stock at comparable pricing. Owner-occupiers intending long-term residence represent the core buyer cohort, as the stable infrastructure, familiar community character, and reliable transport access align with their stability priorities rather than growth objectives. HNW investors and landlords may view Costa Ris with less enthusiasm relative to private residential alternatives or central HDB locations, given the modest rental yields (2.5–3.5%) and long-term lease decay dynamics; such investors typically seek either higher-growth central properties or premium private residential for yield optimisation. Ultimately, Costa Ris is best suited to first-timers, modest upgraders, and practical owner-occupiers—buyer profiles prioritising affordability and functionality over investment dynamism or prestige positioning.

What TDSR and financing headroom should I expect at typical Costa Ris price points?

A Costa Ris flat priced at S$625,000 with a standard 80% LTV HDB mortgage of approximately S$500,000 at current interest rates (around 2.6–2.8% for HDB loans) translates to monthly mortgage servicing of roughly S$2,100–S$2,250, a figure well below the Total Debt Servicing Ratio (TDSR) ceiling of 60% for most owner-occupiers with stable employment income exceeding S$4,500 monthly. A household with combined monthly income of S$8,000 to S$10,000 would comfortably satisfy TDSR thresholds even after accounting for existing consumer debt, car loans, or credit card obligations, leaving substantial headroom for unexpected expense or income volatility. First-time buyers accessing CPF grants (typically S$40,000–S$80,000 depending on family income and composition) effectively reduce the required mortgage principal further, improving debt servicing ratios and freeing cash flow for living expenses or contingency reserves. However, prospective buyers with existing debt obligations, variable income streams, or marginal credit profiles should conduct individualised TDSR calculations with their lender, as the 60% ceiling remains a hard regulatory constraint that can exclude borderline candidates regardless of savings capacity or down-payment size.

How does Costa Ris compare to nearby competing HDB developments in Pasir Ris?

Costa Ris competes within a landscape of multiple HDB developments spanning several generations—from newer BTO clusters offering fresher finishes and modern amenities, to established resale estates such as Pasir Ris Central and other 1990s-2000s developments with comparable age profiles and pricing. Newer BTO flats launching in Pasir Ris command premiums of S$50,000–S$150,000 or more above comparable resale stock like Costa Ris, reflecting warranty periods, contemporary finishing standards, and reduced maintenance risk; buyers prepared to accept aged cosmetic wear and potential mechanical system refurbishment can achieve genuine savings by choosing Costa Ris and similar established stock. Competing resale developments in the same transport catchment (i.e., within walking distance of Pasir Ris MRT) typically command psf valuations within S$50 of Costa Ris pricing, suggesting that the development sits within the mainstream valuation band rather than at a premium or discount position. The relative positioning means that Costa Ris does not stand out as an exceptional bargain, but rather as a representative choice within the Pasir Ris market—suitable for buyers with no specific project preference but strong estate and location commitment, and useful as a baseline pricing reference for comparative shopping across the broader Pasir Ris resale inventory.

Which unit stack or floor level at Costa Ris offers the best value for money?

HDB market conventions typically favour mid-range floor levels (roughly 5th–10th storeys in multi-storey blocks) as they balance the price premium of higher levels (commanding marginal premiums for light, views, and reduced noise) against the affordability advantage of lower floors—a sweet spot delivering optimal value without excessive uplift. Lower-floor units (2nd–4th storey) attract modest discounts relative to mid-range flats, reflecting perception of reduced privacy, increased ambient street noise, and marginally lower desirability; value-conscious buyers indifferent to these factors can achieve meaningful savings of 2–3% on headline price by accepting ground or near-ground positioning. Higher-floor units (12th storey and above, where applicable) command premiums of 5–10%, driven by psychological preferences for altitude, improved views, and reduced external noise—premiums that often exceed the tangible benefit for most occupants, making them less attractive from pure value perspective. The development's architectural configuration and block orientation will determine the specific optimal stack; buyers should physically inspect representative units across floor levels to assess natural light, ventilation, and noise characteristics rather than relying on generic floor-level heuristics, as individual block design variation can meaningfully influence quality perception at specific levels.

What is the future supply pipeline in Pasir Ris, and how might it affect Costa Ris resale values?

Pasir Ris continues to feature in the Housing Development Board's medium-term BTO launch pipeline, with several new projects either recently completed or anticipated for release within the next 2–4 years in central estate locations. This ongoing supply of fresher, newer stock exerts downward pressure on resale valuations for established properties like Costa Ris, as buyers with equivalent budgets and strong BTO eligibility naturally gravitate toward warranty-backed, finishes-inclusive new flats rather than aged resale units requiring potential renovation or mechanical system renewal. However, the pipeline constraints on new BTO releases (driven by land availability and construction capacity) mean that supply cannot fully satisfy demand, ensuring that affordable resale stock like Costa Ris retains baseline demand from those ineligible for BTO purchase or preference-driven toward established communities. The mature estate's established infrastructure—schools, retail, services—and the immovable transport advantage of MRT proximity provide defensive characteristics insulating Costa Ris from wholesale value collapse, even as new supply captures incremental market share; long-term value trajectory will likely remain muted rather than appreciative, making Costa Ris a stable but unspectacular wealth-preservation vehicle rather than a capital-growth opportunity for those monitoring the broader estate supply dynamics.

527B Costa Ris — From S$625K