Type

Units

Min Area

Price Range

2 BR

624 sqft

S$330K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$330K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$66,000 on this acquisition.
Located 2 min (180 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?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

85 Commonwealth Close: Established HDB Living in Bukit Merah

Nestled in the vibrant Bukit Merah district, 85 Commonwealth Close represents a mature residential development that has established itself as a sought-after address for homebuyers and investors alike. The location sits within one of Singapore's most dynamic and well-connected neighbourhoods, offering residents a compelling blend of affordability, accessibility, and community amenities that characterise the island's public housing landscape.

The development's proximity to Commonwealth MRT station (EW20) is one of its defining strengths. Situated merely 180 metres—approximately a two-minute walk—from this major transport interchange, residents enjoy seamless connectivity along the East-West Line. This direct connection opens doorways to the central business districts, major employment hubs, and essential services across Singapore's wider transport network, making the development particularly attractive to working professionals and families requiring regular mobility across the island.

Layout and Space Efficiency

Units at 85 Commonwealth Close are configured as compact 2-bedroom, 1-bathroom homes spanning approximately 624 square feet of floor area. This configuration strikes an effective balance between comfortable living space and efficient property management, making these flats well-suited to small families, young couples, and single professionals seeking modest yet functional accommodation. The floor area allows for practical arrangements of living, sleeping, and service spaces without excessive maintenance demands, a characteristic particularly valued in the resale HDB market.

Bukit Merah as a Residential Destination

The Bukit Merah area has matured into one of Singapore's most established residential precincts, with decades of community development creating a stable, self-sufficient neighbourhood. The district benefits from a comprehensive infrastructure of primary schools, secondary institutions, and tertiary education facilities, making it inherently family-friendly. Healthcare facilities, including the prominent Bukit Merah Polyclinic and multiple general practitioner clinics, cater to residents' medical needs across all age groups.

Shopping and dining options abound in the vicinity, with several neighbourhood shopping centres providing groceries, retail outlets, and casual dining establishments. The area's maturity also means that resident demographics span multiple generations, creating a diverse and established community with strong social infrastructure. The proximity to the Singapore River and various green spaces contributes to the neighbourhood's quality of life, offering recreational opportunities without requiring lengthy commutes.

Resale Market Positioning

As a resale HDB development, 85 Commonwealth Close operates within Singapore's mature public housing market, where pricing reflects both the property's inherent characteristics and broader market conditions. Current asking prices commence from S$329,999, positioning these units within an accessible range for first-time buyers and upgraders seeking entry into the Bukit Merah district. Resale HDB pricing in established locations like this typically reflects the remaining lease tenure, overall unit condition, renovation status, and prevailing demand within the neighbourhood.

The resale HDB market benefits from transparent transaction history and publicly available data through HDB's official channels, allowing prospective buyers to conduct thorough comparative analysis with recent sales in the immediate vicinity. This transparency supports informed decision-making and helps establish fair market valuations based on objective criteria rather than speculative pricing.

Investment Considerations

For investors contemplating HDB acquisition as part of a diversified property portfolio, several structural factors merit consideration. HDB flats, being public housing, maintain price stability through regulatory frameworks that govern resale and rental policies. The proximity to Commonwealth MRT ensures sustained demand from renters seeking convenient transport access, potentially supporting rental yield expectations. However, prospective investors must factor lease decay implications into long-term appreciation projections, particularly as the property approaches the later stages of its 99-year tenure.

Second property acquisitions by Singapore Citizens incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, significantly increasing the effective purchase cost and influencing investment return calculations. This duty structure incentivises careful financial modelling before committing to acquisition, ensuring that expected rental income and capital appreciation justify the heightened entry costs.

Financing and Affordability

The pricing structure of units at 85 Commonwealth Close positions them within accessible ranges for mortgage financing, where typical loan-to-value ratios and tenure considerations create manageable monthly servicing obligations. Buyers utilising HDB concessional loans or bank financing should conduct thorough Total Debt Service Ratio (TDSR) assessments to ensure repayment capacity, particularly when combining HDB mortgage obligations with other financial commitments. The development's establishment means that comparable sales data is readily available for valuation purposes, supporting straightforward loan approval processes.

Future Prospects and Market Dynamics

Bukit Merah's positioning within Singapore's mature housing landscape suggests stable rather than explosive appreciation trajectories. The district's comprehensive development means limited large-scale redevelopment opportunities, creating a stable housing supply pipeline without the disruptive pressures of major new competing projects. Future upgrades to transport infrastructure, commercial facilities, or civic amenities would likely benefit all properties within the district, including 85 Commonwealth Close, supporting gradual capital appreciation aligned with broader economic growth.

The Commonwealth MRT station itself represents strategic infrastructure that anchors value within this location. As public transport becomes increasingly central to Singapore's urban strategy, properties with direct MRT proximity typically outperform those requiring lengthy walking distances or feeder services, positioning 85 Commonwealth Close favourably within the wider HDB resale ecosystem.

Suitability Across Buyer Profiles

First-time buyers entering Singapore's property market find HDB flats particularly accessible, with 85 Commonwealth Close offering direct transit links that appeal to young professionals beginning their property journey. The modest floor area reduces renovation budgets compared to larger properties, allowing new owners to direct capital toward mortgage reduction or personal financial goals. Upgraders transitioning from smaller flats to marginally larger configurations may find the 2-bedroom layout meets their evolving household requirements without overextending finances.

Owner-occupiers seeking practical, no-fuss accommodation in an established neighbourhood encounter few surprises at 85 Commonwealth Close—the development's maturity means that neighbourly conditions, amenities, and transport patterns are well-documented and predictable. Investors analysing rental demand at Commonwealth MRT benefit from established professional tenant pools seeking convenient east-west connectivity, supporting consistent occupancy rates and income generation potential.

Frequently Asked Questions

What is the estimated rental yield if I purchase a unit at 85 Commonwealth Close as an investment property?

Rental yield expectations for HDB flats at 85 Commonwealth Close depend on several interrelated factors, including the specific unit configuration, remaining lease tenure, and prevailing market rents in the Bukit Merah area. Based on comparable HDB rental transactions near Commonwealth MRT, experienced investors typically target gross rental yields ranging between 3% and 4.5% annually, though net yields vary after accounting for property tax, maintenance, and occasional vacancy periods. The proximity to a major MRT interchange enhances tenant demand from working professionals and expatriates seeking convenient transport, which generally supports consistent occupancy rates and rental income stability. However, prospective investor-purchasers must calculate anticipated yields against the 20% Additional Buyer's Stamp Duty payable on second residential properties by Singapore Citizens, as this significantly increases upfront capital requirements and extends the break-even period.

How does the per-square-foot pricing at 85 Commonwealth Close compare to recent resale transactions in Bukit Merah?

Current asking prices at 85 Commonwealth Close, commencing from S$329,999 for 2-bedroom units of approximately 624 square feet, translate to roughly S$528 per square foot—a price point that aligns with recent resale transactions in the immediate Bukit Merah vicinity, though specific comparables vary significantly based on individual unit condition, renovation status, and floor level. HDB resale pricing in established neighbourhoods near MRT stations typically commands a premium compared to less accessible locations, reflecting the transport convenience and established community infrastructure. Prospective buyers should cross-reference recent HDB Board transaction data and agent reports for the Commonwealth Close area to establish whether current asking prices represent fair market value or reflect vendor premium expectations. The transparent nature of HDB resale data allows detailed per-square-foot analysis across multiple comparable transactions, enabling confident valuation judgements before entering into negotiations.

What is the Additional Buyer's Stamp Duty impact if I buy 85 Commonwealth Close as a second property?

Singapore Citizens purchasing 85 Commonwealth Close as a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, calculated on the purchase price. For a property valued at S$329,999, the ABSD liability would therefore total approximately S$66,000, substantially increasing the effective purchase cost beyond the headline asking price. This duty applies to the entire purchase price regardless of whether the property will be owner-occupied or let to tenants, making it a critical consideration in investment return calculations and overall affordability assessments. Buyers financing the purchase should account for this additional capital requirement when determining their total mortgage capacity and financial headroom, as the ABSD is payable at the point of legal completion and cannot be readily incorporated into the loan principal.

What lease decay risk applies to 85 Commonwealth Close, and how does it impact long-term resale value?

As an HDB property, 85 Commonwealth Close operates on a 99-year lease tenure, meaning long-term lease decay represents a genuine consideration for any purchaser contemplating the property beyond the medium term. HDB policies permit subsidised en bloc redevelopment schemes that typically commence when properties approach 80 years of age, though owners aged 55 and above can apply for loan subsidies to support purchase during later lease stages. Lease decay progressively impacts valuation as the remaining tenure decreases, with properties below 60 years of tenure experiencing accelerated price deductions in the resale market—a mathematical reality that purchasers must incorporate into long-term investment horizons. Current properties at 85 Commonwealth Close likely possess substantial lease periods remaining; however, buyers should verify exact lease commencement dates through HDB documentation before finalising purchase, ensuring that their intended holding period aligns with the property's lease trajectory and anticipated capital preservation.

How does proximity to Commonwealth MRT station affect property demand and capital appreciation potential?

Commonwealth MRT station (EW20) represents a major transport interchange on the East-West Line, providing direct connectivity to Singapore's central business district, major employment centres, and secondary transport nodes across the island. Properties within immediate walking distance—such as 85 Commonwealth Close at 180 metres away—historically command premium valuations compared to similar units requiring lengthy walks or feeder services, reflecting the practical transport convenience that appeals to Singapore's working population. The East-West Line itself serves established and relatively mature catchments with stable population demographics, suggesting sustained rather than cyclical demand from tenants and owner-occupiers alike. Future enhancement of Commonwealth station facilities, expansion of surrounding commercial activity, or upgrade of feeder transport services would likely disproportionately benefit properties with direct MRT access, positioning 85 Commonwealth Close advantageously for steady capital appreciation aligned with broader transport infrastructure investment.

Which buyer profiles are best suited to 85 Commonwealth Close, and why?

First-time buyers entering Singapore's property market encounter favourable conditions at 85 Commonwealth Close, where modest pricing, MRT proximity, and established neighbourhood infrastructure reduce both psychological and financial entry barriers to homeownership. Young professionals and upgraders prioritising commute convenience and minimal maintenance find the 2-bedroom configuration and established Bukit Merah community particularly attractive for straightforward, no-fuss residential occupation. Owner-occupier families seeking practical accommodation with proven community credentials and established schools, markets, and amenities benefit from the development's maturity and transparency regarding neighbourhood conditions. Investors with experience in HDB rental markets and capacity to absorb 20% ABSD duties may find 85 Commonwealth Close interesting as a supplementary portfolio holding, particularly if analysing yield-supportive tenant demand from professionals attracted by Commonwealth MRT connectivity. Downsizers relocating from larger private properties to more manageable HDB accommodation discover appropriate scale and community integration at this location.

What TDSR and financing headroom should I expect at typical 85 Commonwealth Close price points?

Prospective buyers financing a S$329,999 purchase through HDB concessional loans or bank mortgages typically encounter manageable Total Debt Service Ratio (TDSR) requirements, as HDB lending policies generally offer favourable terms to first-time and upgrader purchasers. At this price point, monthly mortgage servicing under a 25-year HDB loan at prevailing interest rates would likely range between S$1,400 and S$1,600 (depending on exact rate and loan structure), leaving substantial monthly income headroom for purchasers with gross household earnings exceeding S$5,000. Banks apply TDSR limits capping total monthly debt obligations at 55% of gross household income, a threshold that typically permits comfortable financing of 85 Commonwealth Close for dual-income households or professionals with established earnings records. Prudent buyers should stress-test their financing capacity against potential interest rate increases and economic disruptions, ensuring that property repayment obligations remain manageable even under adverse conditions, rather than stretching borrowing capacity to maximum TDSR limits.

How does 85 Commonwealth Close compare to nearby competing HDB developments?

Bukit Merah hosts multiple established HDB developments, including neighbouring precincts that compete for similar buyer and tenant pools, though specific competitive dynamics depend on individual property age, floor elevation, unit configuration, and renovation status. Commonwealth Close benefits from direct MRT station proximity—a material advantage over developments requiring 5–10 minute walks to alternative transport nodes—which typically translates into price premiums and superior rental demand from convenience-focused tenants. Recent developments in adjacent areas may offer upgraded facilities or contemporary renovation, though these compete against the social infrastructure maturity and community establishment that characterises 85 Commonwealth Close. Prospective buyers and investors should conduct site-specific comparisons of recent resale transaction prices, rental achieved across comparable configurations, and transport accessibility metrics to establish whether Commonwealth Close positioning justifies asking prices relative to competing options within the broader Bukit Merah area.

Which unit stack or floor level at 85 Commonwealth Close typically offers best value for money?

HDB pricing structures typically exhibit floor level premiums, with higher storeys commanding valuation advantages due to enhanced privacy, natural light, reduced street noise, and perceived social status—premiums that sometimes exceed the practical benefits enjoyed. Middle-stack units (approximately floors 8–15 out of 20+ storeys) frequently offer superior value, combining acceptable privacy and light benefits whilst avoiding the elevated pricing of top-tier storeys and any residual concerns regarding lower-level street-adjacent properties. Ground and first-floor units may offer modest discounts, which can present opportunities for value-conscious purchasers unbothered by street-level activity, particularly if the saving can be redirected toward renovation or mortgage reduction. Within each stack, internal unit position affects pricing, with units flanking corridors or lift lobbies typically priced below corner or face-block units offering superior views; careful examination of floor plans reveals these positioning differentials, allowing astute buyers to identify better-value configurations that satisfy their actual preferences rather than pursuing premium storey pricing driven by generic market preferences.

What is the future housing supply pipeline in the Bukit Merah district, and how might it affect property appreciation?

Bukit Merah represents a mature residential district with extensive historical HDB development and limited remaining sites suitable for large-scale new public housing projects, suggesting a relatively constrained supply pipeline compared to younger precincts in Singapore's outer rings. This limited new supply pipeline historically supports steady price appreciation for existing properties like 85 Commonwealth Close, as demand from upgraders and incoming migrants encounters limited fresh inventory to absorb, maintaining competitive tension in the resale market. The government's long-term housing strategy emphasises replacing ageing HDB stock through selective en bloc redevelopment, creating eventual regeneration opportunities, though these operate on multi-decade timescales unlikely to materially disrupt Bukit Merah's property values within typical investor time horizons. The district's mature commercial and community infrastructure makes it unlikely to transform into a drastically different neighbourhood, suggesting that appreciation trajectories will track broader Singapore economic performance rather than dramatic restructuring cycles, supporting stable valuations aligned with inflation and modest real capital growth over extended periods.

[For Sale] Hdb Flat At Commonwealth Close — From S$330K