The Singapore real estate market was full of talk of the $ 1.295 million resale apartment in Bishan.

That record breaker was a Design, Build, and Sell Scheme (DBSS) apartment, and it’s the most expensive HDB deal to date (yes, at $ 1.268 million, even more expensive than the HDB townhouse that got the news).

While rising resale prices are always a cause for concern, we have some good news – for those looking for DBSS real estate, there are still options well under $ 800,000. You can find the cheapest ones here:

A quick note on DBSS apartments

DBSS dwellings are public dwellings but are built by private developers; However, this is not the same as the Executive Condominium (EC) program. Unlike ECs, DBSS apartments do not have fully equipped condominiums like pools, gyms, etc.

Also, DBSS dwellings are never privatized like EGs – they remain social housing for their entire lifespan.

The main benefit is better workmanship and some features that you cannot get in regular apartments – like three bathrooms, floor-to-ceiling windows, larger balcony areas, etc.

DBSS apartments were short-lived and were all built between 2005 and 2011.

Other DBSS options to consider

Beyond those five prices listed today, prices begin to climb into the over $ 800,000 range. At this point, buyers may wonder if an EC is the better option. That said, here is a list of some other DBSS projects that may be in a lower price range:

Three rooms Four rooms Five rooms
Projects Minimum Max Minimum Max Minimum Max
Adora Green $ 390,000 $ 465,000 $ 460,000 $ 630,000 $ 630,000 $ 770,000
Belvia $ 420,000 $ 525,000 $ 595,000 $ 760,000 $ 700,000 $ 880,000
Centrale 8 in Tampines $ 445,000 $ 550,000 $ 595,000 $ 690,000 $ 785,000 $ 895,000
City view @ Boon Keng $ 570,000 $ 640,000 $ 815,000 $ 902,000 $ 800,000 $ 1,200,000
Lake Vista @ Yuan Ching $ 390,000 $ 485,000 $ 543,000 $ 670,000 $ 630,000 $ 750,000
Natural loft $ 670,000 $ 918,000 $ 830,000 $ 1,250,000
Lumiere Park $ 655,000 $ 680,000 $ 670,000 $ 810,000
Park Central @ AMK $ 660,000 $ 784,999 $ 730,000 $ 960,000
Parkland residences $ 435,000 $ 495,888 $ 500,000 $ 680,000 $ 646,000 $ 888,888
Pasir Ris One $ 401,000 $ 560,000 $ 600,000 $ 671,000 $ 757,000 $ 858,000
The Peak @ Toa Payoh $ 575,000 $ 646,888 $ 750,000 $ 903,000 $ 808,000 $ 1,160,000
The premiere @ Tampines $ 580,000 $ 610,000 $ 690,000 $ 840,000
Trivelis $ 445,000 $ 565,000 $ 650,000 $ 796,000 $ 840,000 $ 1,038,000

Where can I find the cheapest DBSS apartments

  • Adora Green
  • Lake Vista @ Yuan Ching
  • Lumiere Park
  • The premiere @ Tampines
  • Parkland residences

1. Adora Green

Location: 348B Yishun Avenue 11 (Yishun Town)

Completion: 2013

Median price (June 2020 to July 2021):

Three rooms Four rooms Five rooms
$ 432,000 $ 582,500 $ 698,000

Notable details:

Adora Green is one of the rather underrated HDB projects. This is likely due to the accessibility issue that is the main disadvantage of this development:


Adora Green doesn’t have an MRT station within walking distance, and even bus connections are limited (only buses 806, 103, 1N and NR1 go to nearby stops).

Other than that, everything works pretty well for a family business. The project overlooks the nearby Yishun Park and Yishun Pond, and there is a lot of greenery. Huamin Primary School is practically next door, and Yishun Mall and Yishun Park Hawker Center are just a 10-minute walk away.

For more shopping, Northpoint is nearby, 790 meters away. Local residents have pointed out that there is a shortcut across Yishun Pond that will get you there in about 10 minutes. Junction Nine is another option, about a six-minute drive away.

For families who ride a car or bike, Adora Green is great value for a DBSS project.

2. Lake Vista @ Yuan Ching

Location: 138C Yuan Ching Road (Jurong West City)

Completion: 2014

Median price (June 2020 to July 2021):

Three rooms Four rooms Five rooms
$ 445,000 $ 623,500 $ 709,000

Notable details:

There’s a snappy joke that the problem with Jurong West is that it’s not Jurong East. This city has been significantly overshadowed by Jurong’s transformation and pales in comparison to the Jurong East retail powerhouse.

As such, developments like Lake Vista have flown under the radar. Located near Jurong Secondary School (approx. Three minutes’ walk), this project also offers good everyday equipment.

There’s a Sheng Siong in Jurong Superbowl and an NTUC FairPrice in nearby Yung Kuang – both are about a seven-minute walk away.

The Jurong Community Clinic and a dental clinic are just a three-minute walk away. Taman Jurong Shopping Mall (an HDB shopping mall) is just a three-minute drive away.

The main downside would be the lack of an MRT station nearby (although the area is fairly well connected by bus).

For those who want to live near the Jurong East retail hub – which is a 12-minute drive from Lake Vista – this project could be a cheaper alternative. In and of itself, however, the location of Lake Vista is a bit bland with little lifestyle or entertainment.

3. Lumiere Park

Location: 168A Simei Lane (Tampines City)

Completion: 2011

Median price (June 2020 to July 2021):

Three rooms Four rooms Five rooms
N / A $ 664,500 $ 736,500

Notable details:

Parc Lumiere has benefited a lot from the development of Changi Business Park (CBP) in recent years. This DBSS project is only a six minute drive from CBP; and it is noticeable that Changi Airport (along with the Changi Jewel) is roughly the same distance away.


Another major development is Upper Changi MRT station, which is about 310 meters away – this is a 10 minute walk if following the route haven’t checked this out directly).

Previously, the closest MRI was Simei at around 680 meters or a 13-minute walk. This instead provides access to the East-West Line (EWL), though likely more convenient for cyclists.

Nonetheless, the Eastpoint Mall is also nearby and remains the main shopping area for most residents.

For the buyer planning to rent out the entire apartment after the MOP, the Parc Lumiere stands out. This project is a four minute drive to the SIA training center and a six minute drive to SUTD.

Coupled with the proximity to the airport, this can be a strong rental option for some aerospace workers.

4. The premiere @ Tampines

Location: 517 Tampines Central 7 (Tampines City)

Completion: 2008

Median price (June 2020 to July 2021):

Three rooms Four rooms Five rooms
N / A $ 595,000 $ 751,444

Notable details:

Coming from the previous line of DBSS apartments, The Premiere has a strong location near the Tampines Hub. It’s about 780 meters from the Tampines MRT station, or about a 13-minute walk. Still a bit too far to walk but easy enough if you ride a bike.

This is roughly the same distance to the heart of Tampines, where you’ll find Century Square and Tampines 1 (Giant and Cold Storage can be found here).

The surrounding HDB blocks also offer some immediate amenities, such as 7-11 outlets or the NTUC FairPrice in the nearby community center (10 minute walk).

The biggest downside is the density of the area – it’s opposite other HDB apartments in most directions, and the streets here are pretty busy. Unfortunately, the view doesn’t improve much on the upper floors.

The premiere also blends in so well with the HDB flats that you might not think it was special or had DBSS status unless directed to do so. This could have a psychological impact on why the price didn’t skyrocket despite its good location in a mature city.

That said, for those who want the best that Tampines has to offer (and don’t want to pay the crazy prices closer to Tampines MRT), this is well worth considering.

5. Parkland residences

Location: 475A Upper Serangoon Crescent (Hougang Town)

Completion: 2014

Median price (June 2020 to July 2021):

Three rooms Four rooms Five rooms
$ 470,000 $ 625,000 $ 763,000

Notable details:

As the name suggests, one of the main features is the scenic view of Punggol Park, which is also just a five-minute walk away. This park is a well-known lifestyle spot for joggers and cyclists.

Although the view is good, this is a project for those who ride a car or bike. There is no nearby MRT station nearby; and even bus connections are few (136, 102, 6N and 62).

There are few amenities across the street as well, with the closest shops being The Midtown (a five-minute drive) and the Hougang Mall (a six-minute drive).

What you pay for is a peaceful enclave with a good view; one that stands out from the much denser HDB blocks around them.

ALSO READ: Natura Loft DBSS Review: A Condo-Look HDB Apartment With Great Amenities

This article was first published in Stackedhomes.