Type

Units

Min Area

Price Range

3 BR

1604 sqft

S$950K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$950K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$190K on this acquisition.
Located 16 min (1.35 km) 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.

608 Elias Road: A Well-Established HDB Development in Pasir Ris

608 Elias Road stands as a mature residential development in Pasir Ris, one of Singapore's most sought-after public housing estates. This HDB project offers a compelling combination of established community infrastructure, practical floor plans, and reliable investment fundamentals. The development comprises multi-bedroom units designed to accommodate growing families and investors alike, with current offerings beginning from S$950,000.

Pasir Ris has evolved into a thriving residential and commercial hub on Singapore's east coast, distinguished by its waterfront amenities, shopping facilities, and strong community networks. The Pasir Ris Town Centre serves as a vibrant retail and dining destination, whilst the estate's parks and recreational spaces cater to residents of all ages. This established infrastructure makes 608 Elias Road an attractive choice for buyers seeking both lifestyle convenience and investment stability.

Location and Connectivity

The development benefits from its strategic positioning within Pasir Ris, situated approximately 1.35 kilometres from Pasir Ris MRT Station (CP1). This proximity places residents within a 16-minute walk of the station, offering seamless connectivity to the Circle Line network. Access to the Circle Line enables straightforward journeys to central business districts, educational institutions, and entertainment precincts across Singapore.

Beyond MRT access, the area is well-served by bus routes that connect to neighbouring estates and commercial centres. The Pasir Ris waterfront is within reach for leisure activities, whilst proximity to the Singapore Expo and various employment hubs in the east strengthen the location's appeal for working professionals. This connectivity profile has historically supported consistent rental demand and capital appreciation within the Pasir Ris precinct.

Property Specifications and Design

Units at 608 Elias Road feature practical 3-bedroom, 2-bathroom configurations spanning approximately 1,604 square feet. This floor plan caters to established households seeking ample living space without the footprint of larger units. The generous square footage allows for comfortable family living arrangements, distinct leisure areas, and flexible home office configurations—a consideration increasingly important in the modern residential market.

The standard HDB construction methodology ensures durability and consistent quality across the development. Typical flats at this address incorporate modern finishes and functional layouts aligned with contemporary living preferences. The mid-range floor area positions units within an accessible price segment whilst delivering substantially more space than smaller one- or two-bedroom alternatives.

Market Position and Pricing Context

Current pricing from S$950,000 reflects the development's mature status and established neighbourhood position within Pasir Ris. The price point sits competitively against comparable HDB offerings in the east-coast corridor, offering strong value for buyers prioritising space, location, and rental investment potential. Unlike newer launches commanding premium pricing, 608 Elias Road attracts pragmatic buyers and property investors seeking proven market fundamentals.

The price range accommodates diverse buyer profiles: upgraders transitioning from smaller units, families expanding their living arrangements, and long-term investors capitalising on reliable tenant demand. The development's established status means inventory turnover data exists, allowing potential purchasers to assess realistic appreciation trajectories and rental yields. This transparency is particularly valuable for investors conducting due diligence before committing capital.

Investment Fundamentals and Rental Yield

For investors, 608 Elias Road presents compelling rental yield characteristics typical of popular public housing estates. The Pasir Ris precinct consistently attracts tenants seeking east-coast convenience and established community infrastructure. A 3-bedroom, 2-bathroom unit spanning 1,604 square feet commands solid rental demand from families and professional households, with monthly rents historically ranging between S$3,200 and S$3,800 depending on floor level, unit condition, and renovation standards.

Using a conservative mid-range rental estimate of S$3,500 monthly, a unit acquired at S$950,000 would generate an approximate gross yield of 4.4% annually. This return compares favourably against conservative fixed-income alternatives and reflects the HDB market's inherent stability. Net yields after accounting for property tax and maintenance contributions would be lower, but still attractive within the Singapore residential investment context. Investors should factor in ABSD implications if this represents a second residential property acquisition.

Stamp Duty and Acquisition Costs for Second-Property Buyers

Singapore citizens acquiring 608 Elias Road as a second residential property incur Additional Buyer's Stamp Duty at 20% on the purchase price. For a unit priced at S$950,000, ABSD would total S$190,000, substantially increasing total acquisition costs. This tax is payable upon completion of the purchase, making it a critical consideration in financial planning. Buyers should engage their legal advisors to confirm their ABSD status and explore any available exemptions or deferrals.

Beyond ABSD, standard Buyer's Stamp Duty, legal fees, and property tax adjustments apply. The cumulative acquisition costs on a S$950,000 purchase typically range from S$220,000 to S$240,000, representing approximately 23% to 25% of the purchase price. Second-property buyers must ensure their financing capacity and liquid reserves accommodate these upfront costs. Many investors factor ABSD into their investment thesis, accepting it as a cost of portfolio diversification within Singapore's residential market.

Financing and TDSR Considerations

Most institutional lenders finance HDB purchases to 80% loan-to-value at standard rates. A S$950,000 acquisition permits a maximum loan of S$760,000, requiring buyers to contribute S$190,000 down payment. Monthly mortgage servicing on this loan, assuming a 25-year tenure and current interest rates approximately 4.0% per annum, amounts to roughly S$3,850.

The Total Debt Servicing Ratio (TDSR) framework caps monthly debt repayment at 60% of gross monthly income. For a purchase at this price point to be viable, a buyer's household income should exceed S$6,400 monthly—achievable for most upgraders and investors. Buyers with existing debt obligations (car loans, credit facilities, other mortgage commitments) must ensure their total servicing remains within TDSR limits. Early consultation with mortgage brokers or lenders ensures financing certainty before committing to an offer.

Capital Appreciation and Long-Term Outlook

HDB flats in established estates like Pasir Ris have historically demonstrated steady capital appreciation over 15 to 20-year holding periods. The Pasir Ris precinct benefits from its fully developed amenity profile, mature transport infrastructure, and consistent resident demand. Unlike newer estates where planning and development uncertainty exists, Pasir Ris offers predictable appreciation trajectories supported by demographic demand and limited new supply.

Buyers holding units for extended periods typically experience cumulative appreciation aligned with broader Singapore property market trends, typically 2% to 3% annually in real terms. A unit purchased at S$950,000 could realistically appreciate to S$1.3 million to S$1.5 million over a 20-year horizon, representing solid wealth accumulation alongside rental income. However, investors should recognise that HDB appreciation is less volatile than private property markets and may lag premium locations during economic growth periods.

Suitability for Different Buyer Profiles

First-time homebuyers appreciate 608 Elias Road's established location and transparent property market. The mature estate offers proven amenities, established community networks, and reliable resale markets—reducing uncertainty for novice purchasers. Upgraders transitioning from smaller units find the 3-bedroom configuration ideal for growing families, with pricing that remains accessible despite previous property equity commitments.

High-net-worth individuals often view HDB investments pragmatically as yield-generating portfolio components rather than primary residences. The rental demand and stable capital appreciation justify portfolio allocation, particularly for investors diversifying across residential market segments. Young professionals seeking east-coast living appreciate the convenience, whilst investors capitalising on retirement or portfolio restructuring find the price point and yield characteristics attractive. The development's transparent historical pricing and rental data facilitate investment decision-making across these diverse buyer personas.

Nearby Competing Developments and Market Comparison

The Pasir Ris HDB precinct includes several competing developments within similar distance bands from Pasir Ris MRT. Nearby estates offer comparable 3-bedroom units, providing price referencing opportunities for due diligence. Developments on Pasir Ris Street 21, Pasir Ris Street 11, and other neighbourhood blocks typically command prices within S$900,000 to S$1,050,000 range, depending on specific unit characteristics, floor levels, and recent transaction data.

608 Elias Road's pricing competitiveness reflects its established status and precise location within the wider Pasir Ris framework. Buyers should compare price-per-square-foot metrics across recent transactions in the immediate neighbourhood to validate value propositions. Market comparison research typically reveals that units in central or higher-floor positions command premiums, whilst lower floors or units near service areas trade at discounts. This variability within individual developments provides astute buyers opportunities to identify value.

District Planning and Future Supply Considerations

The Pasir Ris Planning Area has been substantially developed, with limited greenfield sites remaining for new HDB construction. Future supply in the precinct will likely comprise rejuvenation projects, selective infill development, or rental housing initiatives. This supply constraint supports long-term demand stability and capital appreciation for existing units, as competition from new housing developments remains limited. The Urban Redevelopment Authority's planning vision emphasises Pasir Ris as a mature, consolidated residential precinct rather than a growth corridor.

Buyers investing in 608 Elias Road therefore benefit from supply scarcity supporting resale demand. Unlike newer estates experiencing rapid new development that dilutes existing inventory values, Pasir Ris's mature status insulates established units from supply-driven price pressures. This structural advantage has historically positioned established Pasir Ris flats as resilient long-term investments, though investors should remain cognisant of broader Singapore property cycle dynamics and economic conditions affecting demand.

Frequently Asked Questions

What is the estimated gross rental yield for a 3-bedroom unit at 608 Elias Road?

Based on current market conditions in Pasir Ris, 3-bedroom HDB units of approximately 1,604 square feet typically command monthly rents between S$3,200 and S$3,800, depending on floor level, renovation standards, and specific unit configuration. Using a conservative mid-range estimate of S$3,500 monthly, a unit purchased at S$950,000 would generate a gross rental yield of approximately 4.4% annually. This translates to roughly S$44,000 in gross annual rental income before accounting for property tax, maintenance contributions, and agent fees. Investors should note that net yields after expenses would be lower, typically ranging from 3.2% to 3.8% annually, depending on individual cost structures and property management approaches. The development's mature location within Pasir Ris and proximity to Pasir Ris MRT support consistent tenant demand from families and professionals, underpinning these yield expectations.

How does the price-per-square-foot at 608 Elias Road compare to recent nearby HDB transactions?

The current pricing from S$950,000 for a 1,604 square-foot unit equates to approximately S$593 per square foot, positioning 608 Elias Road competitively within the Pasir Ris HDB market. Recent comparable transactions in neighbouring blocks and developments within the Pasir Ris precinct have ranged from S$560 to S$630 per square foot, depending on unit specifics, floor levels, and transaction dates. Units occupying higher floors or more central positions within developments command premiums at the upper end of this range, whilst ground-floor or side-facing units typically trade at the lower end. The S$593 per square foot benchmark suggests fair market valuation for established 3-bedroom units in this location. Prospective buyers should independently verify recent transactional data through market records and property databases to ensure the pricing aligns with their investment thesis and compares favourably against other Pasir Ris opportunities.

What Additional Buyer's Stamp Duty (ABSD) would apply if this is my second residential property?

If you are a Singapore citizen purchasing 608 Elias Road as a second residential property, you would incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a unit priced at S$950,000, this equates to S$190,000 in ABSD payable upon completion of the purchase. This substantial stamp duty significantly increases total acquisition costs, which must be factored into your financial planning and investment analysis. Beyond ABSD, standard Buyer's Stamp Duty, legal fees, and property tax adjustments add approximately S$30,000 to S$50,000 to your overall purchase costs, bringing cumulative acquisition expenses to roughly S$220,000 to S$240,000. Second-property investors must ensure their financing capacity and liquid reserves accommodate these upfront costs. Exemptions or deferrals may apply in specific circumstances, so consulting your legal advisor regarding your ABSD status is essential before proceeding with an offer.

How does lease decay affect resale value for HDB flats at 608 Elias Road?

HDB flats at 608 Elias Road, like all public housing units in Singapore, are held on 99-year leasehold terms. This lease duration means the property will gradually decay in value as the remaining lease term shortens—a phenomenon known as lease decay. The impact becomes increasingly material as remaining lease approaches 60 years or fewer. If the development was completed in the 1990s, the current remaining lease may be approximately 65 to 70 years, positioning units within the range where lease decay begins noticeably affecting resale prices. Many institutional lenders become reluctant to finance units with remaining leases below 60 years, reducing buyer eligibility and transaction demand. However, the Singapore Government has provided lease extension schemes allowing HDB leaseholders to extend leases under specific conditions, potentially adding 30 years to the original term. Prospective buyers should verify the exact remaining lease term at 608 Elias Road and understand how current lease duration affects both immediate resale marketability and long-term investment viability. For investors, shorter lease terms may present purchasing opportunities at discounts, but correspondingly increase ultimate exit challenges.

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

The 1.35-kilometre distance to Pasir Ris MRT Station (CP1) provides a significant competitive advantage, positioning 608 Elias Road within an approximately 16-minute walk of mass rapid transit infrastructure. This proximity substantially enhances both rental demand and capital appreciation prospects. Tenants consistently prioritise MRT accessibility when evaluating residential options, recognising that easy public transport connectivity reduces commute times and increases lifestyle flexibility. Properties within walking distance of MRT stations command rental premiums compared to similarly-sized units in less accessible locations, supporting the estimated S$3,500 monthly rental figures for this development. Capital appreciation is similarly bolstered by MRT connectivity—historical data demonstrates that HDB flats within 1.5 kilometres of MRT stations appreciate faster and more consistently than those requiring longer commutes. The Circle Line connectivity via Pasir Ris MRT furthermore provides direct access to central business districts, retail precincts, and employment hubs across Singapore. As the city continues densifying around established MRT nodes, this locational advantage is likely to strengthen rather than diminish, supporting multi-decade capital appreciation trajectories.

Which buyer profiles are best suited to investing in 608 Elias Road?

608 Elias Road attracts multiple distinct buyer profiles, each deriving different value propositions from the investment. First-time homebuyers appreciate the established location, transparent property market, and predictable resale demand—reducing decision uncertainty compared to newer developments. Young families upgrading from smaller units find the 3-bedroom, 2-bathroom configuration ideal for children whilst remaining affordable compared to larger private residences. Upgraders leveraging previous property equity appreciate the opportunity to increase living space whilst managing acquisition costs within established Pasir Ris infrastructure. Property investors and high-net-worth individuals view the development as a yield-generating portfolio component, capitalising on rental demand and stable long-term appreciation without the volatility of premium-segment markets. Retirees seeking to right-size housing often find 608 Elias Road accommodates lifestyle changes whilst remaining accessible and well-serviced. Expat tenants frequently comprise a substantial renter base in Pasir Ris, supporting consistent foreign-tenant rental demand. For each profile, the combination of MRT accessibility, established amenities, competitive pricing, and proven resale markets creates genuine investment merit rather than speculative opportunity.

What are the TDSR and financing headroom implications at the S$950,000 price point?

Most institutional lenders finance HDB purchases to 80% loan-to-value, permitting a maximum loan of S$760,000 on a S$950,000 purchase and requiring a S$190,000 down payment. Monthly mortgage servicing on this loan, assuming a 25-year tenure and current interest rates approximately 4.0% per annum, amounts to roughly S$3,850. The Total Debt Servicing Ratio (TDSR) framework caps monthly debt repayment (including mortgages, car loans, credit cards, and other facilities) at 60% of gross monthly household income. For a S$950,000 purchase to be viable under TDSR constraints, your household income should exceed approximately S$6,400 monthly—a threshold achievable for most upgraders and dual-income households but potentially challenging for single-income earners. If you carry existing debt obligations (such as car loans or credit facilities), your qualifying income must proportionally increase to maintain TDSR compliance. Some lenders also apply a 70% or 75% loan-to-value cap, effectively reducing loan amounts and requiring larger down payments. Early engagement with mortgage brokers or institutional lenders ensures you understand your precise financing capacity and TDSR headroom before committing to an offer, avoiding disappointment during completion stages.

How does 608 Elias Road compare to competing HDB developments in nearby Pasir Ris blocks?

The Pasir Ris HDB precinct includes several competing 3-bedroom developments within similar distance bands from Pasir Ris MRT, including units on Pasir Ris Street 21, Pasir Ris Street 11, and other neighbourhood blocks. Recent comparable transactions across these developments have ranged from approximately S$900,000 to S$1,050,000, depending on specific unit characteristics, floor levels, and transaction dates. Price-per-square-foot comparisons typically reveal that units spanning 1,600 to 1,650 square feet trade between S$560 and S$630 per square foot across the neighbourhood. 608 Elias Road's current pricing at S$593 per square foot positions it within the middle range of this spectrum, suggesting fair market valuation. Key differentiation factors include exact MRT walking distance, renovation standards, unit orientation (corner units commanding premiums), floor levels (higher floors typically more expensive), and proximity to markets and shopping facilities. Market research indicates that units in Pasir Ris developments experiencing recent major rejuvenation or upgrading initiatives sometimes command marginal premiums, reflecting improved common areas and building systems. For prospective investors, systematically comparing unit offerings across 3-4 competing developments ensures optimal value identification and prevents overpayment relative to neighbourhood benchmarks.

Which floor levels or unit stacks offer the best value at 608 Elias Road?

Within the 608 Elias Road development, floor levels and specific unit stacks significantly influence pricing and investment value. Higher floors (typically 12th floor and above) command premiums of 5% to 15% over lower floors, reflecting preferences for natural light, views, reduced noise from ground-level activity, and perceived privacy. Lower floors (1st to 4th) typically trade at discounts of 5% to 10%, though they offer practical advantages including reduced lift waiting times, easier access for elderly residents, and lower maintenance risk for certain appliances. Units positioned at the block's end or corners often command 3% to 8% premiums due to enhanced natural lighting and reduced neighbour-sharing wall exposure. Mid-stack units (6th to 10th floors) frequently represent optimal value propositions, offering reasonable elevation without premium pricing, whilst balancing natural light with practical accessibility. Unit orientation similarly influences pricing—units facing parks, waterfront, or open areas typically command premiums over those facing opposing blocks or service corridors. Astute investors identify value opportunities by purchasing lower-floor units or those in less-desirable orientations at discounts, then repositioning through renovation and marketing to capture upside. Market data analysis from recent transactions at 608 Elias Road helps quantify these premiums and identify undervalued opportunities aligned with your investment thesis.

What is the future supply pipeline for HDB flats in the Pasir Ris planning area?

The Pasir Ris Planning Area has been substantially developed over the past three decades, with limited remaining greenfield sites available for new HDB construction. The Urban Redevelopment Authority's long-term planning vision emphasises Pasir Ris as a mature, consolidated residential precinct rather than an active growth corridor. Future housing supply in the area will primarily comprise selective rejuvenation projects targeting ageing developments, limited infill development on residual sites, and potential rental housing initiatives to address affordability concerns. Unlike newer estates such as Punggol or Jurong experiencing rapid new completion pipelines, Pasir Ris supply constraints create structural demand advantages for existing HDB inventory. Supply scarcity historically supports capital appreciation by preventing new developments from diluting existing unit values through competitive pricing pressure. Buyers investing in 608 Elias Road therefore benefit from inherent supply limitations supporting long-term resale demand. This structural advantage has positioned established Pasir Ris flats as resilient long-term investments, though broader Singapore property cycle dynamics, economic conditions, interest rate movements, and employment trends affecting tenant demand ultimately determine individual property performance. Properties in supply-constrained mature estates like Pasir Ris have historically demonstrated greater resilience during market downturns compared to newer estates experiencing rapid supply expansion.

[For Sale] Hdb Flat At 608 Elias Road — From S$950K