Type

Units

Min Area

Price Range

3 BR

990 sqft

S$3,800/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$3,800.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$760 on this acquisition.
Located 15 min (1.21 km) from NS17 Bishan 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.

278 Bishan Street 24: Established HDB Living in Bishan

278 Bishan Street 24 represents a well-positioned Housing and Development Board holding in one of Singapore's most mature and sought-after residential districts. Located in Bishan, this development appeals to a broad range of buyers—from young families seeking their first rung on the property ladder to seasoned investors diversifying into the HDB rental market. The address places residents within easy reach of established infrastructure, making it a natural choice for those prioritising convenience and established community character.

Location and Transport Connectivity

Proximity to Bishan MRT Station (NS17) is a defining advantage of this address. Situated approximately 1.21 kilometres away, the development benefits from the North-South Line's extensive reach across Singapore. This accessibility translates into meaningful value for commuters working in the Central Business District, Marina Bay, or along the North-South corridor. The station itself anchors a mature transport hub with bus services, food centres, and retail options, creating a self-contained lifestyle ecosystem for residents.

The walking distance to Bishan MRT Station reinforces demand stability and rental appeal. Tenants and owner-occupiers alike value the predictability of a 15-minute journey to a major interchange, and this consistency supports both capital retention and consistent rental income over time. Bishan's role as a secondary commercial and residential hub means transport connectivity here translates into genuine lifestyle utility rather than speculative value.

Unit Configurations and Space

The development comprises a range of unit types designed to accommodate various household compositions and buyer profiles. Available configurations span multiple bedroom counts, with individual units offering between 990 and more spacious floor plates. This variety ensures that the building caters to upgraders looking to increase living space, young families establishing themselves in a mature estate, and investors seeking rental stock with proven tenant demand.

The floor area of available units positions them comfortably within the mid-range of the HDB market, balancing living comfort with maintenance and utility costs. This sizing is particularly attractive to upgraders transitioning from smaller starter flats or to investors calculating rental yield on a realistic cost base.

Investment and Rental Yield Perspective

For investors, 278 Bishan Street 24 offers entry into a mature, demand-tested rental market. Bishan has consistently demonstrated strong tenant interest, supported by its position as a family-friendly district with schools, healthcare facilities, and leisure options. Properties in this estate typically achieve rental yields that reflect both the accessibility of transport and the desirability of the neighbourhood for working professionals and young families.

The rental market in Bishan is characterised by stable, predictable demand rather than speculative peaks. This stability makes the development suitable for conservative investors seeking reliable monthly income rather than aggressive capital appreciation. Prospective investor-purchasers should factor in Additional Buyer's Stamp Duty at 20% of the purchase price, as this is the current rate applicable to Singapore Citizens purchasing a second residential property. This upfront cost significantly impacts the total outlay and must be factored into rental yield calculations from the inception of the investment thesis.

Market Positioning and Pricing

Current offerings at 278 Bishan Street 24 reflect pricing aligned with comparable HDB stock in Bishan and nearby districts. The asking prices reflect both the established nature of the estate and the premium attached to mature-district convenience. Prospective buyers should contextualise pricing against recent per-square-foot transactions in Bishan to determine whether specific units represent fair value or trading at a premium to recent comps.

For first-time buyers, entry points in this development sit at a price tier accessible to those with moderate savings and capacity to service mortgages through standard HDB financing. For upgraders, the unit sizes and configurations offer meaningful improvement over smaller flats without requiring a dramatic leap in purchase price. For investors, the pricing allows for feasible debt servicing on typical three to five-year rental hold assumptions.

Suitability Across Buyer Profiles

First-time buyers benefit from the estate's maturity and the availability of unit types suited to young couples or small families. The established neighbourhood reduces the uncertainty often associated with newer estates, and the proximity to Bishan MRT Station mitigates concerns about future transport isolation. Upgraders moving from two-bedroom starter flats into three-bedroom family homes will find the space increase meaningful without the quantum leap in price often required for private properties.

High-net-worth individuals may view 278 Bishan Street 24 as a tactical holding within a diversified portfolio, capturing HDB rental yield without material capital deployment relative to their overall worth. Property investors seeking recurring income appreciate the rental stability of Bishan and the lower absolute purchase price allowing capital-efficient portfolio construction. The development is less suited to luxury-focused buyers or those seeking new-build finishes, but remains ideally positioned for value-conscious, yield-focused participants.

Financing and Debt Servicing

Typical purchase prices at this development align well with mainstream HDB loan eligibility and Total Debt Servicing Ratio (TDSR) constraints for employed Singapore Citizens. A buyer with standard income documentation and moderate existing debt should experience relatively straightforward mortgage approval, with loan amounts sufficient to cover 75-80% of the purchase price. This financability advantage is a key draw for first-time buyers and upgraders who may face more stringent constraints on private property purchases.

Investors must stress-test their financing assumptions by factoring in the 20% Additional Buyer's Stamp Duty on the purchase price. This upfront cost reduces the capital available for a deposit, potentially requiring either additional savings or higher loan draw. Conservative investors typically target gross rental yield above the mortgage interest rate plus associated costs; transactions at 278 Bishan Street 24 should be evaluated against this benchmark to ensure the investment meets minimum return thresholds.

Lease Tenure and Long-Term Ownership

As an HDB property, 278 Bishan Street 24 operates under a 99-year lease structure. This lease duration is standard for Housing Board flats and requires careful consideration by long-term owners and investors alike. The remaining lease life directly impacts resale value, and prospective buyers should verify the exact year of construction to calculate remaining tenure and anticipate when lease renewal might become relevant.

For first-time buyers planning to occupy the flat for ten to fifteen years, lease length is typically not a material concern. For investors purchasing as a long-term income source, however, the trajectory of remaining lease should inform holding period calculations and eventual exit strategy. Buyers should consult HDB directly or their conveyancing solicitor to confirm exact tenure remaining and any lease renewal mechanics specific to this building.

Competitive Landscape and District Supply

Bishan is a large, established district with multiple HDB estates and private developments competing for resident and investor interest. Other nearby HDB blocks and private projects offer similar locational advantages and transport connectivity. Prospective buyers should benchmark 278 Bishan Street 24 against competing properties within the same district, particularly those within walking distance of Bishan MRT Station, to ensure pricing reflects fair market value rather than an outlier premium.

The district supply pipeline for new homes remains relatively stable, with most future supply concentrated in newer estates further from the city centre. This supply dynamics underpin the relative stability of pricing in established Bishan properties like this one—demand for mature, transport-connected stock tends to remain robust even as new estates come to market, since the two products serve different buyer segments and preferences.

Practical Next Steps for Interested Parties

Prospective buyers should arrange a viewing of specific units to assess actual condition, layout, and views. Given the variety of configurations available, floor level and facing direction substantially influence living quality and future resale appeal. Higher floors typically command modest premiums due to reduced noise and improved views, whilst units facing quieter directions command buyer preference relative to those facing main roads.

Buyers should also engage a conveyancing solicitor early to conduct HDB searches, verify title clarity, confirm lease remaining, and identify any outstanding maintenance claims or estate defects. First-time buyers may benefit from a pre-approval from their bank or HDB to clarify borrowing capacity before making an offer, ensuring that any negotiated price remains within financing reach.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 278 Bishan Street 24 as an investment property?

Rental yields for HDB properties in Bishan typically range between 3% and 5% gross per annum, depending on unit size, floor level, and specific configuration. A three-bedroom unit at 278 Bishan Street 24 positioned at a mid-market price point would be expected to command monthly rent reflecting this yield band, translating into approximately S$950–S$1,600 per month across various configurations. Investors must account for the 20% Additional Buyer's Stamp Duty payable upfront on purchase, which effectively reduces the net return in the first few years until the cumulative rental income absorbs the duty cost. To calculate precise yield expectations, divide the anticipated monthly rent by the total acquisition cost (purchase price plus ABSD and legal fees), then annualise and express as a percentage—this gross yield should then be reduced by estimated expenses (maintenance contributions, property tax, vacancy allowance) to determine net yield.

How does the price per square foot at 278 Bishan Street 24 compare to recent HDB transactions in Bishan?

HDB pricing in Bishan has historically traded in the range of S$4,500–S$5,500 per square foot for three-bedroom flats, though this varies materially by floor level, facing, and exact lease remaining. To assess whether 278 Bishan Street 24 represents fair value, calculate the asking price divided by the unit's floor area—units around 990 square feet at current asking rates would imply a per-square-foot cost that should be validated against recent arm's-length transactions in comparable Bishan blocks sold within the past three to six months. Buyers should consult recent HDB transaction reports or engage a property consultant to cross-reference comparable sales; significant premiums to district averages may indicate either excellent location within the block or an overpriced offering relative to market conditions. Price trends in Bishan have been relatively stable over the past two to three years, suggesting that current pricing is unlikely to be inflated by recent speculative froth, though individual unit quality and positioning always merit direct comparison.

What is the Additional Buyer's Stamp Duty impact if I'm a Singapore Citizen buying 278 Bishan Street 24 as my second residential property?

Singapore Citizens purchasing a second residential property must pay Additional Buyer's Stamp Duty at a rate of 20% of the purchase price, applied on top of the standard Buyer's Stamp Duty. For a purchase price of S$600,000, the ABSD liability would be S$120,000—a material cost that must be funded in addition to the deposit and legal fees. This duty is payable on or before the completion of the property transfer and cannot typically be financed through a mortgage, meaning it represents a direct cash outlay from the purchaser's capital reserves or savings. For investment purchasers planning to hold the property for five to ten years on a rental yield basis, the ABSD effectively extends the breakeven period on rental income accumulation; the property must generate sufficient net rental profit to recover this S$120,000 cost before the investment delivers positive returns relative to alternative uses of that capital. Buyers should factor ABSD into their total acquisition cost and ensure that their investment thesis accounts for this expense—a common mistake is calculating yield on purchase price alone without amortising the ABSD burden across the holding period.

What is the lease decay risk and how will it affect future resale value of properties at 278 Bishan Street 24?

As an HDB property, 278 Bishan Street 24 operates under a 99-year lease, which means the remaining tenure directly influences present and future resale value. If the block was built in 1980, for example, approximately 63 years of lease would remain as of 2023, and this remaining tenure decays by one year annually. Most buyer segments—first-time buyers, upgraders, and conservative investors—experience minimal practical concern if remaining lease exceeds twenty years, but as lease duration falls below fifteen years, resale appeal narrows significantly and pricing typically softens to reflect the shortened runway for future owners. HDB has announced lease renewal mechanisms in certain contexts, though details remain evolving; prospective buyers should verify the exact construction year and lease commencement date with HDB directly to calculate precise remaining tenure and understand any eligibility for lease renewal programmes. For investment purchasers planning a five to ten-year hold, lease decay risk is typically immaterial if tenure exceeds forty years at purchase, but investors should incorporate potential lease premium costs into their long-term exit calculations, as the next owner may face pressure to renew the lease at a cost if tenure has declined substantially.

How does proximity to Bishan MRT Station (NS17) affect property demand and capital appreciation prospects at 278 Bishan Street 24?

Proximity to a major MRT interchange like Bishan (NS17) is a fundamental demand driver for HDB properties, creating a stable tenant and buyer pool by reducing commute time and enhancing daily convenience. Properties within fifteen minutes' walk of Bishan MRT Station typically command 5–10% premiums to comparable units in the same estate but further from the station, reflecting both owner-occupier preference and investor demand for rental stock. Transport connectivity supports capital retention over medium-term holding periods, as the fundamental utility of the location—ability to reach employment centres, shopping, and dining—remains constant regardless of broader market cycles. Over longer timeframes (ten to twenty years), appreciation prospects at 278 Bishan Street 24 are likely to be moderate, reflecting the mature nature of Bishan as a district and the relative abundance of similar transport-connected HDB stock; expectations for dramatic capital gains should be tempered, though steady preservation of value and modest organic appreciation (aligned with inflation and wage growth) are reasonable. New developments further from the city centre may offer greater upside, but they also carry greater execution and tenant-demand risk relative to the proven rental market and established resident base anchoring Bishan.

Is 278 Bishan Street 24 suitable for high-net-worth individuals, or is it primarily a first-time buyer and investor property?

278 Bishan Street 24 serves multiple buyer profiles, though its primary appeal lies with first-time buyers, upgraders, and yield-focused investors rather than high-net-worth purchasers seeking trophy properties or significant capital appreciation. High-net-worth individuals may view HDB properties like this as a tactical, capital-efficient holding within a diversified portfolio—acquiring an income-generating asset without deploying substantial wealth relative to their overall net worth—but few would regard it as their primary residence or investment flagship. First-time buyers benefit from the lower absolute purchase price, the established neighbourhood character, and strong mortgage approval prospects. Upgraders moving from two-bedroom flats into three-bedroom family homes find genuine lifestyle improvement at an accessible price point. Investors appreciate the lower capital requirement, proven tenant demand, and the ability to construct a diversified portfolio of rental properties across multiple districts. High-net-worth purchasers should approach 278 Bishan Street 24 through a purely financial lens, calculating rental yield and comparing it to alternative investments (private condominiums, REITs, bonds) rather than viewing it as an emotional purchase or status symbol. If the yield and total return profile justify allocation within their portfolio strategy, then HDB exposure at this level makes sense; otherwise, private property or alternative assets may better align with their objectives.

What TDSR constraints and financing headroom should I expect at typical price points for 278 Bishan Street 24?

Typical purchase prices at 278 Bishan Street 24 fall well within standard HDB loan eligibility and TDSR constraints for employed Singapore Citizens with regular income and moderate existing debt. A buyer earning S$5,000–S$7,000 monthly with no existing loan commitments should comfortably finance a purchase price in the S$500,000–S$650,000 range, with mortgage terms aligned to HDB standards (typically twenty-five to thirty-five years, with loans covering 75–80% of the purchase price). The TDSR ceiling of 60% for HDB loans means that the sum of all monthly debt obligations (mortgage, car loans, credit cards, personal loans) cannot exceed 60% of gross income; at typical purchase prices for this development, most first-time buyers and upgraders should experience headroom well within this threshold. Investors and second-property purchasers may face slightly tighter TDSR constraints due to the rental income count being lower than owner-occupier imputed income, but financing should remain achievable for properties at this price point if the investor has stable employment income to support servicing. Critical consideration: the 20% Additional Buyer's Stamp Duty must be funded separately from mortgage financing, typically requiring a deposit or savings set-aside of at least 25–30% of the purchase price to cover deposit, ABSD, legal fees, and stamp duties—this upfront capital requirement is often the binding constraint for investors rather than TDSR itself.

How does 278 Bishan Street 24 compare to competing HDB developments nearby, and should I consider alternatives?

Bishan comprises multiple HDB estates developed over several decades, offering varying architectural styles, floor plate configurations, and positioning relative to amenities. Competing properties include blocks in the same estate as 278 Bishan Street 24 as well as other Bishan estates within a one-kilometre radius, many of which offer comparable transport connectivity to NS17 Bishan MRT Station. Prospective buyers should inspect units across multiple blocks to assess finishes, layout logic, noise exposure, and view quality before committing; some neighbouring blocks may offer superior floor plates or lower prices for equivalent location and tenure. Pricing differences within the same district often reflect unit-specific factors (floor level, facing direction, recent renovations) rather than development-wide advantages, meaning that comparable properties in Bishan may well outperform 278 Bishan Street 24 on a price-to-space or rent-yield basis. Beyond Bishan, HDB stock in adjacent districts such as Ang Mo Kio, Toa Payoh, and Serangoon may offer similar transport connectivity and neighbourhood maturity at potentially lower price points, though each district carries distinct rental demographics and appreciation trajectories. Serious buyers should conduct a structured comparison across at least three to five competing blocks before deciding, ensuring that the choice reflects genuine value alignment rather than availability bias toward the first property viewed.

Which unit stack or floor level within 278 Bishan Street 24 offers the best value for owner-occupiers and investors?

Unit value within HDB blocks typically follows predictable patterns: lower floors (two to five storeys) command modest discounts relative to mid-stack units due to perceptions of reduced privacy and noise exposure; mid-stack units (eight to fifteenth storeys) command mid-range pricing and are favoured by upgraders seeking balance between view, noise exposure, and affordability; and upper floors (sixteenth storey and above, depending on block height) command premiums due to enhanced views, reduced noise, and perceived prestige. For owner-occupiers prioritising living comfort, mid-stack units south or west-facing typically deliver optimal value—good light without excessive summer heat exposure, moderate noise from street-level activity, and reasonable pricing relative to upper floors. For investors focused purely on rental yield, lower-mid-stack units (fourth to eighth storey) often present best value; monthly rent premiums for upper floors are typically modest (5–10% at most) relative to the 15–25% price differential, meaning lower floors generate superior gross yield percentages. However, tenant demographic preferences matter: families with children often prefer mid-to-upper floors, whilst younger professionals or single-occupancy renters may accept lower floors for lower rent. Investors should examine rental comps within the same block to understand which floor ranges command rental premiums, then assess whether those premiums justify the higher purchase price—frequently they do not, making lower-mid-stack units a stronger buy on yield grounds.

What is the future supply pipeline for HDB and private residential properties in Bishan, and how might this affect 278 Bishan Street 24 values?

Bishan is a mature, largely built-out district with limited new HDB supply expected in the near to medium term; most future public housing construction is concentrated in growth areas such as Sengkang, Punggol, and beyond. Private residential supply in Bishan is similarly constrained, with most development focus shifted toward new town corridors and rejuvenation sites. This limited new supply pipeline supports the valuation stability and rental demand for established properties like 278 Bishan Street 24—fewer new competing units mean that existing stock retains competitive appeal and continues attracting owner-occupiers and tenants. However, the National Development Plan periodically introduces new projects in hitherto quiet districts; buyers should monitor URA Master Plan updates to identify potential near-estate development that could introduce new competition or environmental changes. Longer-term considerations include the possibility of Bishan's role shifting as the city evolves; for example, intensification of adjacent districts or transport improvements may redistribute demand, though the fundamentals of established, family-friendly neighbourhood character typically remain resilient. For conservative investors and owner-occupiers with five to ten-year horizons, the constrained supply pipeline is positive; properties at 278 Bishan Street 24 should retain steady demand without material risk of being overshadowed by new competing projects. Long-term holders (fifteen-plus years) should remain alert to broader urban planning shifts but should not overweight supply pipeline concerns when evaluating current purchasing decisions.

278 Bishan Street 24 — From S$3,800