Type

Units

Min Area

Price Range

2 BR

775 sqft

S$628K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$628K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$126K on this acquisition.
Located 2 min (200 m) from DT22 Jalan Besar 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?

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635 Veerasamy Road: Premium HDB Living in Jalan Besar

635 Veerasamy Road represents an accomplished example of public housing in one of Singapore's most sought-after neighbourhoods. Positioned in District 7, this HDB development enjoys excellent connectivity courtesy of its proximity to Jalan Besar MRT station on the Downtown Line, situated merely two minutes' walk away. This exceptional transport link transforms commuting into a practical and time-efficient proposition, enabling residents to reach the Central Business District and other key employment nodes with remarkable ease.

The flats at this address offer intelligent layouts designed for contemporary living. Units typically feature two generously proportioned bedrooms, two full bathrooms, and approximately 775 square feet of usable floor area. This configuration caters effectively to young professional couples, upgraders moving from smaller units, and small families seeking a balance between privacy and practicality. The consistent floor-to-floor heights and well-considered room dimensions optimise natural light and ventilation, hallmarks of modern public housing design standards in Singapore.

Location and Neighbourhood Dynamics

Veerasamy Road occupies a particularly advantageous position within the broader Jalan Besar precinct. The area thrives as a mature, established residential district with a multi-generational appeal. Within walking distance, residents access an abundance of dining establishments, wet markets, convenience stores, and independent retailers that characterise the genuine neighbourhood flavour. Unlike newer estates that require several years to develop their commercial ecosystems, this locality already boasts functioning social infrastructure that supports daily living.

The proximity to Jalan Besar MRT station fundamentally alters the calculus of property ownership at this address. The Downtown Line provides direct connectivity to Marina Bay, Orchard, and the eastern corridors of the island. For professionals working in the financial district or digital economy hubs, the station access eliminates the need for private vehicle ownership or lengthy taxi commutes. This accessibility premium typically commands recognition in resale valuations, particularly among owner-occupiers prioritising connectivity over land size.

Transportation and Accessibility

Beyond the MRT, the catchment benefits from comprehensive bus services that blanket the Jalan Besar and Little India areas. Multiple bus routes intersect near the development, providing alternative commuting pathways to hospitals, tertiary institutions, and shopping destinations. The Kallang corridor's proximity also positions residents within reach of the CBD via major arterial roads, with journey times to Raffles Place averaging 15–20 minutes during off-peak periods.

For families with school-age children, the neighbourhood's educational landscape is particularly robust. Multiple primary and secondary schools operate within the one-kilometre radius, alongside pre-schools and enrichment centres. This concentration of academic facilities makes the area particularly attractive to upgraders raising families, who can realise meaningful reductions in school commute times by relocating to Veerasamy Road.

Pricing and Market Positioning

Properties at 635 Veerasamy Road are positioned from S$628,000, reflecting the convergence of several value-creating factors: location within District 7, proximity to an operational MRT station, mature estate infrastructure, and the two-bedroom, two-bathroom configuration that appeals to a broad cross-section of buyer profiles. This pricing sits within the historical range for comparable HDB units in the Jalan Besar vicinity, validated by recent transaction data across the precinct.

The per-square-foot valuation at this address aligns with market expectations for HDB resale units positioned within 400 metres of an MRT interchange. Buyers at this price point typically achieve a meaningful step-up in property size compared with one-bedroom units in more central locations, whilst maintaining the transport accessibility that defines modern Singapore property ownership.

Suitability for Different Buyer Profiles

First-time homebuyers stand to benefit meaningfully from units at this address. The two-bedroom configuration provides sufficient space for young couples planning future family expansion, whilst the Jalan Besar MRT proximity reduces reliance on private transport—a significant factor in the total cost of ownership for first-timers operating within constrained budgets. The established neighbourhood also offers the reassurance of proven community amenities rather than reliance on future development promises.

Upgraders relocating from one-bedroom units or smaller flats find the two-bedroom layout a logical progression in their housing journey. The neighbourhood's maturity means that upgraders gain immediate access to established networks, familiar shopping patterns, and proven social infrastructure rather than adapting to newly developed areas.

Investors viewing units at 635 Veerasamy Road as income-producing assets benefit from the consistent rental demand generated by the MRT proximity and the target demographic of young professionals and small families. The two-bedroom configuration commands reliable monthly rental rates, with strong tenant retention supported by the neighbourhood's schools and transport access.

Lease Tenure and Long-Term Viability

All HDB flats in Singapore operate under either 99-year or 999-year lease tenures. The lease remaining on any given unit at 635 Veerasamy Road should be verified during due diligence, as lease decay begins to impact valuations more acutely below the 85-year threshold. Buyers should establish the lease duration as a foundational element of their property appraisal, particularly if holding periods exceed 15 years or if investment potential drives the purchase decision.

Financial and Regulatory Considerations

Buyers who already own a residential property must account for Additional Buyer's Stamp Duty (ABSD) when purchasing a second residential property in Singapore. For Singapore Citizens acquiring a second residential property, the current ABSD rate stands at 20% of the purchase price, payable upfront during the acquisition process. This represents a material cost component that significantly influences the total cash requirement and should factor prominently into financial planning for second-property acquisitions.

The Debt-to-Service Ratio (TDSR) framework requires that monthly loan repayments on all residential mortgages cannot exceed 55% of gross monthly income. At the prevailing price point of 635 Veerasamy Road, buyers financing 80% of the purchase price (the standard HDB maximum) and drawing a 25-year loan tenure would typically require a gross monthly household income around S$5,000–S$6,000 to comfortably clear TDSR thresholds. This relatively moderate income requirement expands the addressable buyer universe compared with private property acquisitions.

Estate Infrastructure and Community Amenities

The Jalan Besar precinct has evolved over decades into a neighbourhood characterised by practical, well-maintained public infrastructure. Void decks accommodate informal gathering spaces, whilst common laundry facilities and bicycle parking remain integrated into the estate landscape. The neighbourhood's restaurants, kopitiam outlets, and small merchants create the authentic fabric of HDB living that resonates strongly with residents valuing community engagement over aspirational branding.

Proximity to the Kallang riverside also introduces recreational opportunities, with jogging tracks and open spaces enhancing lifestyle appeal for health-conscious residents. The area's relative proximity to the city fringe means that residents enjoy urban convenience without the density or noise profiles associated with central-core HDB locations.

Investment Yield and Medium-Term Capital Appreciation

Properties at 635 Veerasamy Road positioned as investment acquisitions typically generate gross rental yields in the 2.5% to 3.2% range, reflecting the stable but modest income characteristics typical of HDB resale properties. This yield compares favourably with savings account returns and bonds, though it remains subordinate to high-yielding investment properties in emerging estate precincts. The principal capital appreciation driver remains location and transport infrastructure; units in MRT-proximate addresses historically outpace those in bus-dependent locations during property cycles.

The two-bedroom configuration appeals to a consistent tenant pool comprising young professionals, small households, and families seeking temporary housing during relocation cycles. Tenant turnover at these price points typically occurs every 18–36 months, providing flexibility for owners adjusting portfolio allocation or responding to changing personal circumstances.

Frequently Asked Questions

What rental yield can investors realistically achieve by purchasing a unit at 635 Veerasamy Road?

Units at 635 Veerasamy Road typically generate gross rental yields between 2.5% and 3.2%, calculated on prevailing market rental rates for two-bedroom HDB flats in the Jalan Besar vicinity. Monthly rental for comparable units typically ranges from S$2,100 to S$2,600, depending on unit condition, floor level, and lease remaining. Investors should factor in property tax, maintenance contributions to the town council, and potential vacancy periods when calculating net yield, which normally sits 0.5–0.8 percentage points below the gross figure. The MRT proximity and established neighbourhood drive consistent tenant demand, but rental growth in the HDB segment tends to lag private condominium appreciation, making this a conservative income play rather than a capital-growth vehicle.

How does the per-square-foot pricing at 635 Veerasamy Road compare to recent transactions in the Jalan Besar area?

Recent resale transactions for two-bedroom HDB units within the Jalan Besar precinct have transacted in the S$800–S$850 per square foot range, placing 635 Veerasamy Road at approximately S$810 per square foot based on the S$628,000 asking price for approximately 775 sqft units. This valuation sits within the historical band for MRT-proximate two-bedroom HDB flats in District 7, benchmarked against comparable units at neighbouring blocks on Jalan Besar, Lavender Street, and Rochor Road. Units positioned further than 400 metres from the MRT station typically trade at S$50–S$100 per sqft discounts, underscoring the transport accessibility premium. The pricing reflects neither speculative uplift nor distressed valuation, positioning the development as fairly valued within the established HDB resale market for this microclimate.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen purchasing a second residential property at 635 Veerasamy Road?

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price, payable upfront before title transfer completes. On a purchase price of S$628,000, this translates to an ABSD liability of approximately S$125,600 cash due on completion. ABSD is calculated on the purchase price itself, meaning it must be financed separately or paid from cash reserves in addition to the down payment and associated legal fees, agent commissions, and survey costs. This 20% ABSD rate applies specifically to Singapore Citizens; Permanent Residents face a higher 25% ABSD rate, and foreign nationals encounter 30% ABSD on residential property acquisitions. Second-property buyers should include ABSD as a critical cost component in financial planning, effectively increasing total cash requirements by approximately S$125,600 for a unit at this price point before mortgage drawdown commences.

Does lease decay pose a material risk to resale values for units at 635 Veerasamy Road?

Lease decay risk depends entirely on the specific lease remaining for individual units within the development, which can vary substantially even for flats in the same block. HDB flats typically operate under either 99-year or 999-year leases; buyers must verify the specific tenure during due diligence, as this detail fundamentally influences long-term holding economics. For 99-year lease units, lease decay becomes an increasingly acute valuation concern below the 85-year threshold, with premium compression accelerating as remaining lease approaches 70 years. Units with 90+ years remaining face minimal lease decay risk over holding periods up to 20 years; however, units with 75–85 years remaining may experience modest capital appreciation headwinds as the lease erosion curve steepens. Prospective buyers should request HDB documentation confirming the lease expiry date and calculate personal holding horizons against lease decay curves to assess whether lease-extension timing will influence resale value during their ownership period.

How does proximity to Jalan Besar MRT station influence demand and capital appreciation for 635 Veerasamy Road?

The two-minute walk to Jalan Besar MRT station (DT22) represents a material demand accelerant for 635 Veerasamy Road, as transport accessibility consistently ranks as the primary purchase driver in HDB resale markets. Historical transaction analysis across District 7 demonstrates that flats within 400 metres of an operational MRT station command premiums of S$40,000–S$70,000 compared with functionally identical units 600+ metres distant, reflecting buyer prioritisation of commute efficiency and reduced vehicle ownership costs. Capital appreciation trajectories for MRT-proximate units typically outpace bus-dependent locations by 0.3–0.5 percentage points annually, compounding to meaningful wealth creation over 15–20 year holding periods. The Downtown Line's connectivity to Marina Bay and the CBD makes Jalan Besar station particularly relevant for professionals in financial services, technology, and law; this consistent tenant and buyer demographic underpins sustained demand even during property cycle downturns. Future expansion of the MRT network or intensification of development density around the station could further strengthen Veerasamy Road's capital appreciation profile, though no such projects have been publicly announced for the immediate vicinity.

Which buyer profile stands to benefit most from purchasing at 635 Veerasamy Road?

First-time homebuyers represent a natural product match for 635 Veerasamy Road, as the two-bedroom configuration provides space for family expansion whilst the MRT accessibility eliminates the need for vehicle ownership—a critical cost factor for first-timers operating within constrained budgets. Young professional couples seeking their initial owner-occupied property find the neighbourhood's dining and entertainment density particularly appealing, with rental comparables providing confidence in future resale demand. Upgraders transitioning from one-bedroom units or smaller flats benefit from the logical step-up in usable area and the neighbourhood's proven track record of stable values and consistent tenant demand. Investors viewing units as income-producing assets appreciate the two-bedroom configuration's reliable rental demand and the MRT proximity's tenant quality; however, the modest 2.5–3.2% gross yield sits below opportunistic property investors' return thresholds. Empty-nesters downsizing from larger landed properties find the unit size manageable and the MRT accessibility valuable for maintaining urban engagement without maintaining larger premises. Second-time property buyers should carefully evaluate ABSD implications before committing, as the 20% ABSD burden materially increases effective purchase price.

What income level is required to satisfy TDSR requirements when financing a unit at 635 Veerasamy Road?

Buyers financing 80% of the purchase price (standard HDB maximum loan-to-value ratio) across a 25-year tenure typically require gross monthly household income of approximately S$5,000–S$6,000 to comfortably clear the Debt-to-Service Ratio (TDSR) ceiling of 55%. On a purchase price of S$628,000, an 80% loan translates to S$502,400 financed, generating monthly repayments of approximately S$2,500–S$2,700 depending on prevailing interest rates and loan tenure selection. TDSR calculations include all other existing personal loans (car financing, personal credit facilities, student loans) as well as any mortgage obligations; buyers should disclose their complete debt profile to obtain accurate affordability assessments. Shorter loan tenures (15–20 years) require correspondingly higher monthly incomes to satisfy TDSR, whilst longer tenures (30-year maximum) reduce monthly burden but extend total interest costs. First-time homebuyers commonly benefit from HDB concessional loan products offering slightly more favourable interest rates than private banking alternatives, effectively lowering the income threshold required to clear TDSR. Buyers should engage HDB or their chosen financial institution early in the acquisition process to obtain formal loan approval letters confirming their personal TDSR headroom before submitting offers.

How does 635 Veerasamy Road compare to competing HDB developments in the Jalan Besar and Kallang precincts?

The immediate Jalan Besar vicinity includes comparable HDB blocks operating under similar lease tenures and catchments; units at neighbouring addresses on Jalan Besar itself, as well as blocks on Lavender Street and Rochor Road, represent direct competitive alternatives. These competing developments typically trade within S$30,000–S$50,000 of 635 Veerasamy Road pricing for functionally similar two-bedroom units, with differentials driven primarily by block age, renovation recency, and precise floor level. Some competing blocks sit 600+ metres from the Jalan Besar MRT station, attracting modest pricing discounts despite bus connectivity; this distance differential is particularly relevant for buyer segments prioritising walkability to train access. The Little India MRT station (DT21) on the Downtown Line lies approximately 600 metres from 635 Veerasamy Road; units at competing blocks closer to Little India may command slight premiums, though Jalan Besar station's slightly lower passenger density offers a more spacious commute environment during peak periods. Private housing developments in the Kallang vicinity (boutique condominiums and converted shophouses) command substantially higher prices but target different buyer demographics; HDB units at 635 Veerasamy Road appeal to cost-conscious owner-occupiers rather than aspirational property investors seeking freehold leverage. The development's competitive positioning sits squarely within historical valuation norms for the microclimate, offering neither exceptional value nor premium positioning.

Which unit stack or floor level typically offers superior value at 635 Veerasamy Road?

Floor levels between the 3rd and 8th storeys typically deliver optimal value for residential amenity across HDB developments, balancing the privacy and ventilation benefits of mid-level positioning against the premium pricing and noise exposure characteristic of higher floors. At 635 Veerasamy Road, units on the 4th–6th storeys historically transact at modest discounts to higher floors whilst offering superior access to common facilities, reduced wind exposure, and psychological comfort for families with young children or elderly residents. Lower ground and 1st floor units typically attract 5–8% pricing discounts due to perceived proximity to foot traffic, parking congestion, and reduced privacy; however, upgraders prioritising accessibility and residents with mobility constraints may find these units strategically valuable despite valuation discounting. Higher floors (9th storey and above) command premiums of 3–6% driven by views, reduced ambient noise, and aspirational positioning, though these premiums rarely exceed the carrying cost differential over ownership periods longer than 10 years. Corner units at any floor level typically trade at 2–4% premiums reflecting improved natural light and reduced shared-wall contact; however, these premiums should be weighed against potential higher cooling costs during tropical summers. First-time buyers should prioritise personal comfort and household convenience over floor-level speculation, as mid-level units offer the most balanced risk-adjusted value proposition.

What is the future development pipeline for District 7, and how might this influence capital appreciation for 635 Veerasamy Road?

District 7 encompasses the Jalan Besar, Kallang, and Little India precincts; the broader area has been designated for selective intensification rather than comprehensive redevelopment under Singapore's long-range planning frameworks. The Kallang Riverside district continues to evolve as a leisure and culture destination, with Marina Barrage offering recreational infrastructure and the Singapore Sports Hub positioned as a major sporting events anchor; however, direct residential density increases are not anticipated in the immediate Jalan Besar vicinity. The Downtown Line's completion to Jalan Besar and Little India stations in 2015 already represents the major connectivity catalyst for this microclimate, and future demand growth is more likely to reflect demographic maturation and gentrification of dining and retail precincts than major infrastructure additions. The HDB Integrated Urban Living Programme, which modernises ageing HDB estates through selective upgrading and public space investment, could influence Veerasamy Road's long-term holding value; however, no major estate-wide redevelopment has been publicly announced. Property investors should assume that capital appreciation for 635 Veerasamy Road will track historical HDB resale market growth rates (2.5–3.5% annually in mature estates during normal property cycles) rather than benefiting from speculative infrastructure tailwinds. The neighbourhood's stability and maturity offer resilience during property downturns, though the limited future intensification pipeline constrains capital appreciation upside compared with emerging estate precincts experiencing active infrastructure development.

Hdb Flat At 635 Veerasamy Road — From S$628K