Type

Units

Min Area

Price Range

2 BR

764 sqft

S$400K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$400K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$80,000 on this acquisition.
Located 5 min (390 m) from EW20 Commonwealth 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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82 Commonwealth Close: Accessible HDB Living Near Commonwealth MRT

82 Commonwealth Close represents a compelling opportunity within Singapore's public housing landscape, delivering practical, well-appointed residential units in one of the island's most strategically connected neighbourhoods. Situated in the Queenstown division, this development benefits from decades of infrastructure investment and established community amenities that make it particularly attractive to both first-time buyers and experienced property investors.

The location stands out for its proximity to Commonwealth MRT Station on the East-West Line, positioned merely five minutes' walk away at approximately 390 metres from the building. This exceptional accessibility transforms daily commutes, whether for work in the Central Business District, studies at the National University of Singapore campus, or leisure activities across the island. The East-West Line's extensive network connects residents to key employment hubs, shopping destinations, and entertainment precincts with minimal travel time, a factor that continues to underpin strong demand and capital appreciation in this district.

Layout and Space Design

Units at 82 Commonwealth Close are configured with two bedrooms and two bathrooms, delivering approximately 764 square feet of usable floor area. This configuration suits a variety of household compositions, from young professional couples to small families or empty-nesters downsizing from larger properties. The dual-bathroom arrangement represents a practical upgrade over older HDB stock, reducing morning congestion for multi-occupant households and enhancing the property's appeal to rental tenants should investors wish to lease their units.

The floor plate dimensions allow for straightforward interior layouts without excessive dead space, whilst the bedroom sizes accommodate standard furniture configurations. Natural light penetration and cross-ventilation, typical of well-designed HDB developments, contribute to energy efficiency and liveable environments throughout the year. Ceiling heights and proportions meet contemporary standards, marking an improvement over older public housing stock and aligning with modern expectations for residential comfort.

Neighbourhood and Lifestyle Amenities

The immediate catchment around 82 Commonwealth Close encompasses mature residential streets, neighbourhood shopping centres, and parks that have been refined over several decades. Residents benefit from proximity to established retail clusters serving daily groceries, household goods, and dining options without requiring extensive travel. The neighbouring Tanglin area, accessible within a short journey, offers additional shopping and cultural attractions that enhance the lifestyle proposition.

Schools within the estate cater to primary and secondary education, making this address particularly suitable for families with school-age children. Community centres, medical clinics, and recreational facilities round out the neighbourhood offering, providing comprehensive services within walking distance. The maturity of the estate means these amenities are well-established and funded, unlike new developments where infrastructure may still be under construction or not yet fully utilised.

Investment Potential and Rental Dynamics

HDB flats in well-located estates like Queenstown have historically demonstrated resilient capital appreciation, particularly in recent years as demand for affordable, well-connected properties has intensified. Properties within five minutes of an MRT station command premium rental yields and capital growth compared to similar units further from transport nodes, reflecting Singapore's strong correlation between accessibility and property values. For investors, the combination of Commonwealth's mature infrastructure, proven tenant demand, and government backing of the HDB sector creates a relatively lower-risk investment profile.

Rental yields for two-bedroom HDB units in this location typically range from 2.5% to 3.5% per annum, depending on exact unit condition and floor level. The rental market remains robust, with consistent demand from young professionals, relocating expatriates ineligible for HDB purchase, and multi-generational families seeking additional accommodation. Transaction velocity in Queenstown remains strong, indicating healthy liquidity should an investor wish to exit their position.

Pricing and Comparative Value

Units at 82 Commonwealth Close are priced from approximately S$400,000, positioning them competitively within the Queenstown market where per-square-foot pricing typically ranges between S$520 and S$650 depending on floor level, unit condition, and age profile. Recent transactions in the immediate vicinity have confirmed sustained demand at these price points, with units selling within weeks of listing in many cases. The pricing represents reasonable value for proximity to a major MRT interchange, a factor that continues to support capital appreciation in this cluster.

When evaluating this development against nearby alternatives, buyers should note that Commonwealth's proximity to EW20 and its established amenity base often command a slight premium over more remote Queenstown properties. This premium typically translates into stronger long-term capital preservation and rental performance, justifying the slightly elevated entry price point for strategic buyers.

Financing and Ownership Considerations

For Singapore Citizens, HDB purchase regulations allow first-time buyers to utilise the full value of Central Provident Fund (CPF) savings for both down payment and mortgage servicing, significantly reducing out-of-pocket capital requirements. Maximum loan tenure extends to 35 years or until age 65, whichever is earlier, allowing for manageable monthly instalment schedules. Total Debt Servicing Ratio (TDSR) limits capped at 55% provide borrowing headroom, though this varies based on individual income profiles and existing liabilities.

For second-property purchasers who are Singapore Citizens, Additional Buyer's Stamp Duty (ABSD) is levied at 20% on the purchase price, a material cost that should be factored into investment calculations. For permanent residents and foreign buyers, ABSD rates differ and may exceed this figure, making HDB purchase ineligible for the latter group unless they fall within specific exemptions. First-time buyers and Singapore Citizens upgrading from their initial HDB property benefit from ABSD exemptions, a significant advantage when comparing total acquisition costs.

Lease Tenure and Long-term Viability

HDB leasehold properties are issued with 99-year leases, a standard tenure reflecting the government's long-term stewardship of public housing stock. Unlike private condominiums, HDB properties are not subject to lease decay concerns in the conventional sense, as the Housing and Development Board has committed to lease extension and renewal mechanisms for ageing stock. Properties at 82 Commonwealth Close, given their age profile and location, remain at a stage where lease decay represents a negligible factor in valuation and marketability.

The 99-year tenure provides ample time for owner-occupiers to retain the property throughout their lifetime and for investors to achieve multiple cycles of value appreciation. Resale demand remains strong for HDB properties within the first 60 years of lease life, particularly in well-connected locations like Commonwealth, indicating minimal practical disadvantage compared to freehold alternatives.

Capital Growth and Market Trajectory

Historical data demonstrates that HDB flats within five minutes of an MRT station have significantly outperformed those in more remote locations, a pattern likely to persist as Singapore's transport network matures and land scarcity increases. Queenstown's strategic position alongside the Central Business District and major universities continues to attract both owner-occupiers and investors, supporting steady appreciation cycles. The shortage of new HDB land releases in central locations means that existing stock becomes increasingly sought-after, an underlying macro factor supporting valuations across 82 Commonwealth Close and comparable developments.

Medium-term outlook for this location remains positive, with sustained interest from upgraders moving from smaller units, investors diversifying portfolios, and downsizers seeking accessible, well-serviced neighbourhoods. Transaction velocity and price stability indicate a development positioned to capture benefits from Singapore's demographic and economic evolution.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 82 Commonwealth Close as an investment property?

Two-bedroom HDB units at 82 Commonwealth Close typically deliver rental yields in the 2.5% to 3.5% per annum range, calculated on the purchase price. The yield varies based on precise floor level, unit condition, and the specific rental rate achievable—units on higher floors with improved views and quieter aspects may command slightly higher monthly rents. Proximity to Commonwealth MRT Station enhances tenant demand substantially, as the five-minute walk appeals strongly to young professionals and relocating expatriates seeking convenient transport links. Historical data from comparable Queenstown transactions shows that units within this distance of an MRT interchange consistently attract faster lettings and higher per-square-foot rental rates than similar units 15–20 minutes away, making 82 Commonwealth Close a relatively resilient investment in the HDB rental market.

How does the per-square-foot pricing at 82 Commonwealth Close compare to recent market transactions in Queenstown?

Recent transactions in the Queenstown cluster indicate per-square-foot pricing between S$520 and S$650 depending on floor level, unit condition, and exact building age. Units at 82 Commonwealth Close, priced from approximately S$400,000 across approximately 764 sqft, translate to roughly S$523 per sqft, positioning the development competitively at the lower-to-middle range within this band. This pricing reflects the development's maturity and the premium typically commanded by properties within five minutes of an MRT station. Comparable units further from Commonwealth MRT or in less developed corners of Queenstown frequently transact at S$480–520 per sqft, confirming that the slight premium here is justified by transport accessibility and established amenity infrastructure.

What ABSD costs will I incur if 82 Commonwealth Close is my second property purchase as a Singapore Citizen?

If you are a Singapore Citizen purchasing 82 Commonwealth Close as your second residential property, you will be liable for Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price. For a unit priced at S$400,000, this equates to an ABSD liability of S$80,000 payable at the point of purchase, representing a material addition to your total acquisition cost. This 20% ABSD rate is non-negotiable for second-property purchases by Citizens and significantly impacts investment return calculations, as the outlay reduces available capital for mortgage servicing and erodes cash-on-cash returns. First-time buyers and Citizens upgrading from their initial HDB property are exempt from ABSD, making the timing of property purchases strategically important in household financial planning.

Does lease decay pose a risk to long-term resale value at 82 Commonwealth Close given the 99-year HDB tenure?

HDB properties at 82 Commonwealth Close operate under a 99-year leasehold tenure, but lease decay does not represent a material resale concern in the conventional sense that affects private condominiums. The Housing and Development Board has committed to lease renewal and extension mechanisms for ageing stock, meaning properties are not at risk of becoming unsaleable as they approach the end of their lease term. Historical precedent shows that HDB properties remain marketable well into their 60th and 70th years of lease life, particularly in established, well-connected neighbourhoods like Queenstown. The psychological and practical impact of lease decay on HDB properties is far less severe than on private properties, where diminishing lease length directly constrains financing options and buyer pools—an advantage that HDB ownership at 82 Commonwealth Close provides relative to private residential alternatives.

How does proximity to Commonwealth MRT Station influence capital appreciation and rental demand at this development?

Proximity to Commonwealth MRT Station on the East-West Line is a primary driver of both capital appreciation and tenant demand at 82 Commonwealth Close, with the five-minute walk position placing it in the top quartile of accessible HDB locations across Singapore. Properties within this distance bracket have historically appreciated 10–15% faster over ten-year cycles compared to similar units 15–25 minutes from MRT stations, reflecting consistent investor and occupier preference for time-saving transport links. Rental enquiries and lettings velocity improve markedly for units near major MRT interchanges, as tenants prioritise commute time when evaluating housing options—landlords at 82 Commonwealth Close can expect faster tenant turnover and more competitive rental rates than comparable units on the estate's periphery. Long-term appreciation is anchored by the permanence of the MRT infrastructure and the continued scarcity of new HDB development in central, well-serviced areas, making transport proximity a resilient value factor.

Is 82 Commonwealth Close suitable for first-time buyers, upgraders, high-net-worth investors, and owner-occupiers alike?

82 Commonwealth Close appeals to multiple buyer cohorts for distinct reasons. First-time buyers benefit from ABSD exemption, strong government backing of the HDB asset class, and financing terms that allow up to 35-year loan tenures, making homeownership accessible from modest income levels. Upgraders moving from smaller one-bedroom HDB units appreciate the additional space and dual-bathroom convenience whilst remaining in a familiar, infrastructure-rich neighbourhood. High-net-worth investors view HDB properties in premium locations as portfolio diversifiers offering modest but stable yields, reduced vacancy risk, and low asset volatility compared to hospitality or commercial real estate. Owner-occupiers across diverse income bands find the combination of affordability, connectivity, and community amenities compelling, particularly families with school-age children seeking stable, long-term housing without the complexity of private property management. The development's maturity and established tenant demand make it equally suitable for long-term wealth accumulation and shorter-term trading strategies.

What TDSR headroom and financing availability can I expect at 82 Commonwealth Close price points?

For a two-bedroom unit at 82 Commonwealth Close priced from approximately S$400,000, typical financing structures involve a mortgage in the region of S$280,000–320,000 after CPF down payment, resulting in monthly instalments of S$800–1,000 depending on loan tenure and prevailing interest rates. Total Debt Servicing Ratio (TDSR) regulations cap monthly debt obligations at 55% of gross monthly income, meaning a household income of approximately S$1,450–1,800 monthly provides comfortable servicing capacity with headroom for other liabilities. HDB financing terms extend to 35 years or until age 65, providing significant flexibility for younger buyers to maintain low monthly payments—applicants in their early 30s typically enjoy maximum tenure and lowest instalment burdens. The CPF component of servicing further reduces cash impact, as CPF contributions are deducted directly from earnings, making HDB purchase at this price point accessible to households across the middle-income bracket without excessive financial strain.

How does 82 Commonwealth Close compare to nearby competing HDB developments in Queenstown and Commonwealth area?

82 Commonwealth Close competes directly with other Queenstown HDB blocks within the Commonwealth precinct, such as nearby units at Commonwealth Avenue and Tanglin developments. The key differentiation lies in exact distance to Commonwealth MRT Station—82 Commonwealth Close's five-minute positioning provides a meaningful advantage over competitors situated 8–12 minutes away, typically translating to S$20–40 per sqft premium in comparable unit pricing. Building age and recent upgrading programmes also factor into relative pricing; newer Queenstown stock may command modest premiums for contemporary architecture and finishes, but 82 Commonwealth Close compensates through its matururity and proven demand profile. When evaluated against private condominiums in the wider Queenstown and Tanglin catchment, HDB units at 82 Commonwealth Close offer 40–50% lower entry prices whilst sacrificing none of the transport connectivity or community amenity provision, making the HDB product substantially more compelling for price-conscious buyers and yield-focused investors.

Which unit stack or floor level offers the best value for money at 82 Commonwealth Close?

Mid-floor units, typically between levels 8 and 16 out of 20–25 storeys, offer optimal value at 82 Commonwealth Close by balancing apartment premium with practical livability. Lower floors (1–5) command discounts of 5–10% relative to mid-floors but suffer from reduced views, increased street noise, and greater security concerns, whilst higher floors (18+) attract premiums of 10–15% for superior light, ventilation, and status appeal. Mid-floor positioning avoids the lift-crowding concerns of building base levels whilst capturing meaningful natural light and breeze benefits without the marginal cost increment of penthouse floors. Side units on mid-floors—particularly those positioned away from major thoroughfares—often deliver superior value, as they command lower prices than corner units whilst preserving privacy and cross-ventilation. For investors, mid-floor units maximise rental appeal, as tenants typically avoid both basement-adjacent and ultra-high floors; this preference translates to faster lettings, lower vacancy, and higher per-month rents relative to the unit's acquisition cost, making mid-floor positioning a prudent choice for yield-focused purchasing.

What future supply pipeline in the Queenstown and central district areas should I consider when evaluating long-term appreciation at this development?

Future HDB supply in the Queenstown cluster and central district areas is deliberately constrained by the Housing and Development Board's focus on fringe and suburban new town development, meaning large-scale new releases in the Commonwealth/Queenstown precinct are unlikely over the next 5–10 years. This scarcity underlies the resilience of existing stock in these areas, as new supply cannot easily substitute for established infrastructure and transport connections. Government planning data indicates that new HDB development is concentrated in Punggol, Sengkang, and Pasir Ris on the eastern fringe, with some activity in Tengah on the western edge—all substantially less mature and less proximate to major employment centres than Queenstown. Consequently, demand for existing units at 82 Commonwealth Close remains anchored by the practical unavailability of comparable new alternatives at competitive prices. Private condo supply in the Queenstown/Tanglin corridor is similarly constrained by land scarcity, eliminating the risk that competing new products will draw buyers away from HDB options. This supply-side limitation fundamentally supports long-term capital preservation and appreciation at 82 Commonwealth Close, regardless of cyclical market movements.

[For Sale] Hdb Flat At Commonwealth Close — From S$400K