Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$820K – S$920K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$820K to S$920K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$164K on this acquisition.
Located 14 min (1.19 km) from DT32 Tampines 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.

619B Tampines Street 61: A Established HDB Development in Singapore's East

619B Tampines Street 61 represents a well-established residential address within one of Singapore's most mature and vibrant estates. Situated in the heart of Tampines, this HDB development has become a cornerstone of the broader neighbourhood, offering practical housing solutions for families and investors alike seeking stability and accessibility in the eastern part of the island.

The location of 619B Tampines Street 61 places residents within easy reach of essential services and recreational facilities. The development sits approximately 14 minutes' walk from Tampines MRT Station on the Downtown Line, a proximity that meaningfully reduces commute times for those travelling to the city centre or other key employment nodes across Singapore. This transport linkage has historically supported both rental demand and capital stability within the precinct.

Housing Configuration and Market Positioning

The development encompasses units with three bedrooms and two bathrooms, with floor areas around 1,001 square feet. These proportions reflect the practical design standards common to HDB estates across Singapore, balancing liveable space with efficient use of land. Units at 619B Tampines Street 61 are currently listed from S$820,000, positioning the development within the mid-range segment of the Tampines HDB market.

The three-bedroom configuration appeals to multiple buyer demographics, from first-time upgraders seeking their first family home to investment-focused purchasers seeking rental yield. The square footage provides reasonable flexibility for internal reconfiguration where permitted, and the two-bathroom layout caters to households where space efficiency and convenience matter equally.

Neighbourhood Context and Amenities

Tampines has evolved into one of Singapore's most comprehensive neighbourhoods, with mixed-use commercial centres, medical facilities, and educational institutions clustered throughout the estate. Residents of 619B Tampines Street 61 benefit from this mature infrastructure without the premium pricing sometimes attached to central or core district addresses. The precinct supports both young families navigating school-age years and retirees seeking accessible community facilities.

The surrounding neighbourhood includes shopping centres, hawker operations, and supermarkets within short walking distances, reducing the dependency on private transport for daily necessities. Healthcare services, including polyclinics and private medical centres, are similarly accessible. This neighbourhood maturity has historically provided a stabilising influence on property values within the Tampines HDB market.

Transport Connectivity and Strategic Advantage

Proximity to Tampines MRT Station—a key interchange on the Downtown Line—represents a material advantage for both owner-occupiers and investment purchasers. The station serves as a transport hub connecting residents to the wider MRT network, with direct access to the CBD via the Downtown Line and convenient feeder connections to other parts of Singapore. This connectivity has proven particularly valuable for professionals commuting to multiple employment clusters across the island.

The 14-minute walk to the MRT station is well within comfortable commuting range, particularly given the relatively flat terrain and established pedestrian pathways throughout Tampines. For families, this distance means children can independently access school and recreational facilities without reliance on parental transport. For working professionals, the MRT proximity underpins the rental appeal of units within the development.

Investment Considerations and Market Dynamics

Properties at 619B Tampines Street 61 appeal to different investor profiles with varying risk tolerances and yield objectives. For those seeking capital preservation alongside modest income generation, the established nature of the Tampines estate and its transport connectivity provide reassuring fundamentals. The current pricing structure from S$820,000 reflects the development's position within the broader eastern HDB market, where comparable three-bedroom units command similar valuations.

Lease tenure at HDB properties typically spans 99 years, and properties in Tampines have remained in relatively high demand even as they age, suggesting that lease decay does not yet materially impact the eastern market in the way it may elsewhere. However, prospective purchasers should consider that as lease terms shorten beyond 80 years, refinancing opportunities and buyer pools may narrow gradually. This is a medium-term consideration rather than an immediate concern for recent acquisitions.

Financing and Buyer Suitability

First-time buyers purchasing at these price points typically face manageable Total Debt Service Ratio (TDSR) constraints, with HDB financing available up to 80% of the purchase price through Central Provident Fund (CPF) and bank mortgages. At the S$820,000 entry price, a first-timer with standard CPF balances and reasonable monthly income would generally qualify for sufficient financing to complete the acquisition without significant cash outlay beyond mandatory down payments and stamp duties.

Second-property buyers or investors face a material cost increase from Additional Buyer's Stamp Duty (ABSD), applied at 20% for Singapore Citizens acquiring their second residential property. On a purchase price of S$820,000, this equates to approximately S$164,000 in additional tax alone, significantly affecting the purchase economics and cash-on-cash returns for investment-focused buyers. This cost must be weighed carefully against projected rental yields and capital appreciation expectations.

Competitive Positioning within Tampines

The Tampines HDB market encompasses several competing developments offering broadly similar three-bedroom configurations and price points. 619B Tampines Street 61 competes on location convenience, MRT proximity, and the established amenities ecosystem of the wider estate. Comparable units across Tampines generally transact between S$780,000 and S$850,000 depending on exact configuration, floor level, and facing direction, placing this development within the fair-value band for the precinct.

Relative to newer or more central estates, Tampines HDB properties trade at a discount reflecting their distance from the CBD and school-centric submarkets. However, this same distance positions Tampines as affordable relative to expectations, with genuine housing space and neighbourhood maturity available without premium central pricing. For budget-conscious families prioritising space over prestige, this trade-off remains attractive.

District Outlook and Future Supply

The eastern corridor, encompassing Tampines and surrounding precincts, remains a focus for strategic urban planning. While large-scale new HDB projects are increasingly directed to growth areas such as Punggol and Sengkang, Tampines continues to receive infrastructure investments aimed at sustaining its position as a fully-developed neighbourhood. The completion of the recently-opened Cross Island Line, with a planned Tampines station, will further enhance transport optionality when fully operational.

Additional housing supply in the immediate Tampines precinct is modest relative to the established base, suggesting that future appreciation will be driven more by long-term transport and amenity evolution than by new competition. Properties at 619B Tampines Street 61 benefit from this supply equilibrium, positioning ownership as a stable long-term investment within a mature, well-serviced residential environment.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 619B Tampines Street 61 as an investment property?

Three-bedroom HDB units in Tampines typically command monthly rents between S$2,400 and S$2,800, depending on floor level, facing direction, and internal condition. On a purchase price of S$820,000, this translates to a gross rental yield of approximately 3.5% to 4.1% annually, before accounting for property tax, maintenance, and potential vacancy periods. Net yields after all outgoings would typically fall in the 2.8% to 3.5% range, making such investments attractive primarily to buyers seeking capital preservation alongside modest income rather than those pursuing aggressive yield strategies. The yield profile remains competitive relative to other eastern HDB estates, though it falls below the 4.5% to 5.5% yields sometimes available in emerging estates further from the city centre.

How does the pricing of 619B Tampines Street 61 compare to recent per-square-foot transactions in Tampines?

Recent transactions for three-bedroom HDB units in Tampines have averaged approximately S$810 to S$860 per square foot, placing units at 619B Tampines Street 61 at the fair-value midpoint of the current market. At S$820,000 for a 1,001-square-foot unit, the implied price per square foot of approximately S$819 aligns precisely with this transactional trend, suggesting neither meaningful discount nor premium relative to comparable recent sales in the precinct. However, price per square foot can vary meaningfully by floor level, orientation, and internal condition; higher floors and units with eastern or southern facing typically command 5% to 10% premiums over equivalent units in other orientations. Prospective buyers should benchmark against recent transactions for units on comparable floors and facing directions to confirm value positioning.

What is the impact of Additional Buyer's Stamp Duty (ABSD) if I am buying this as my second residential property?

Singapore Citizens purchasing a second residential property face Additional Buyer's Stamp Duty at the current rate of 20%, calculated on the purchase price. For a property at 619B Tampines Street 61 valued at S$820,000, the ABSD liability would amount to S$164,000, a material cost that significantly affects the overall purchase economics. This duty is payable upfront at completion and cannot be financed, requiring substantial liquid capital reserves beyond the mortgage deposit. For investors comparing rental yield expectations against acquisition costs, this S$164,000 outlay represents a critical hurdle; at a 3.5% gross rental yield, it would require approximately 46 years of rental income to recover the ABSD cost alone. Many investors therefore focus on capital appreciation expectations alongside rental income when evaluating second-property acquisitions at these price points.

What is the lease decay risk for HDB properties in Tampines, and how does it affect resale value?

HDB properties in Tampines were built during the 1980s and 1990s, meaning units at 619B Tampines Street 61 currently carry lease terms in the 82- to 92-year range depending on exact unit. Lease decay becomes a material consideration once properties fall below the 80-year threshold, at which point refinancing becomes restricted and buyer pools narrow, typically resulting in 5% to 15% discounts relative to identical units with longer terms. However, the Tampines HDB market has demonstrated resilience even as leases have shortened, with recent transactions suggesting that strong location fundamentals and transport connectivity provide some offset to lease-decay pricing pressure. For a current purchase, lease decay remains a medium-term rather than immediate concern; however, buyers should be aware that holding a property for 15 to 20 years without eventual sale could expose the property to more acute lease-related value compression. Planning a sale or refinance within the next 10 to 15 years mitigates this risk substantially.

How does the 14-minute walk to Tampines MRT Station affect demand and capital appreciation for this development?

Proximity to an established MRT station—particularly one as central and well-serviced as Tampines on the Downtown Line—underpins both immediate rental demand and long-term capital appreciation potential. The 14-minute walk is perceived as highly convenient by both owner-occupiers and tenants, supporting a robust rental market without reliance on private transport. Historically, HDB properties within 400 metres (roughly a five-minute walk) of MRT stations command premiums of 8% to 15%, whilst those within 1.2 kilometres (roughly 14-minute walk) typically perform 3% to 6% better than comparable non-MRT-adjacent units. The forthcoming Cross Island Line, with a planned future Tampines station, could further enhance transport optionality and potentially support marginal appreciation as commuting alternatives diversify. For long-term holders, the MRT proximity provides a meaningful hedge against capital depreciation, as transport connectivity typically remains valuable regardless of broader market cycles.

Is 619B Tampines Street 61 suitable for first-time buyers, upgraders, or investment-focused purchasers?

The development appeals distinctly to each demographic, though for different reasons. First-time buyers benefit from the established neighbourhood maturity, affordable entry price relative to newer estates, and strong transport connectivity supporting job flexibility across Singapore; at S$820,000 with CPF and mortgage financing, most first-timers with reasonable employment income can qualify without excessive cash outlay. Upgraders moving from smaller one- or two-bedroom units find the three-bedroom configuration attractive for family expansion, with pricing that remains accessible even on two professional incomes without resort to second-property ABSD premiums. Investment-focused purchasers, conversely, must navigate the 20% ABSD surcharge and modest 3.5% to 4% rental yields; this profile suits investors prioritising capital preservation and portfolio diversification over aggressive yield chasing, or those confident in long-term capital appreciation driven by transport and urban renewal trends. The development does not appeal strongly to pure-yield investors seeking rental returns exceeding 5%, who would typically look to emerging estates with higher yield profiles.

What TDSR headroom and financing capacity should I expect at the S$820,000 price point for units at this development?

Total Debt Service Ratio (TDSR) regulations cap monthly debt obligations at 60% of gross monthly income for HDB financing. At S$820,000 with an 80% mortgage advance (S$656,000) financed over 25 years, monthly repayments would approximate S$3,250 to S$3,400 depending on prevailing interest rates. A buyer earning S$6,000 monthly would therefore require additional household income to remain within TDSR limits, but a joint household income of S$10,000 monthly would comfortably accommodate this debt load with headroom for other obligations. Younger buyers with strong employment income and modest existing debt typically experience no financing constraints at this price point, whilst those with high existing car loans, credit commitments, or personal loans may face TDSR limitations. CPF utilisation further improves accessibility, as CPF contributions effectively reduce the required cash outlay and mortgage quantum. Buyers should obtain pre-approval from their mortgage lender to confirm financing headroom before committing to purchase.

How does 619B Tampines Street 61 compare to competing HDB developments in the surrounding Tampines precinct?

The Tampines HDB market encompasses several competing developments built across the 1980s and 1990s, including properties along Tampines Avenue and surrounding streets, broadly offering similar three-bedroom configurations and price positioning within the S$780,000 to S$850,000 range. Key differentiation factors include exact MRT proximity, internal renovation condition, floor level and facing direction, and subtle differences in neighbourhood amenities and view orientation. Units at 619B Tampines Street 61 compete primarily on transport accessibility, with the 14-minute walk to Tampines MRT placing it within a competitive band relative to other developments in the immediate precinct. Competing developments on Tampines Avenue 1 or 3, depending on exact location, may offer marginally shorter MRT walking distances, potentially commanding small premiums of 2% to 5%. However, without direct comparison to specific competing units of identical configuration and floor level, broad market positioning suggests 619B Tampines Street 61 is fairly priced relative to the broader Tampines three-bedroom market, requiring individualised assessment of specific unit characteristics.

Are there preferred unit stacks, floor levels, or block positions that offer better value at this development?

In Tampines HDB developments, lower-floor units (floors 1 to 4) typically trade at discounts of 3% to 8% relative to mid-floor units due to lower view prospects, greater noise exposure to ground-level foot traffic, and perceived security concerns. Mid-floor units (floors 5 to 16) generally command fair-value pricing and are favored by both owner-occupiers and investors seeking balance between affordability and amenity. Upper-floor units (floors 17 and above, where applicable) attract premiums of 5% to 12% for superior views, natural light, and perceived prestige. East- and south-facing units typically command 3% to 6% premiums over north- and west-facing units due to superior natural light and afternoon sun exposure. End-unit stacks often trade at modest premiums of 2% to 4% due to improved natural ventilation and reduced noise from adjacent units. For value-conscious buyers, mid-floor units in north- or west-facing orientations often represent the sweet spot, offering reasonable amenity without premium pricing. Investors should similarly prioritise mid-floor, east-facing units as these typically attract the widest tenant pools.

What is the future supply pipeline and development outlook for the Tampines HDB market?

The Tampines estate is fully developed with limited remaining land for large-scale new HDB projects; most future housing supply in the eastern corridor is being directed to growth areas such as Punggol and Sengkang rather than infill development in established Tampines. This supply constraint supports relative stability in property values by limiting new competitive pressure on existing stock. The forthcoming Cross Island Line, with a planned station in the Tampines precinct, represents the material infrastructure catalyst for the area, potentially enhancing transport optionality and supporting marginal capital appreciation once the line becomes operational (currently expected in the second half of the 2030s). Urban renewal initiatives may touch certain blocks over the coming 15 to 20 years, though these remain speculative. For prospective buyers at 619B Tampines Street 61, the supply equilibrium suggests that future appreciation will be driven primarily by transport network maturation and long-term macroeconomic trends rather than aggressive local development activity. This positioning favours stable, predictable value growth suitable for conservative investors and families seeking long-term residential stability rather than speculative capital gain.

Hdb Flat At 619B Tampines Street 61 — From S$820K