Type

Units

Min Area

Price Range

3 BR

1108 sqft

S$850K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$850K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$170K on this acquisition.
Located 12 min (1.04 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.

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217 Bishan Street 23: Mature HDB Living in a Well-Connected Neighbourhood

217 Bishan Street 23 represents a compelling opportunity within Singapore's established public housing landscape, offering practical family homes in one of the island's most recognised residential districts. Situated in the heart of Bishan, this development continues the legacy of thoughtful urban planning that has made the area a preferred choice for multigenerational households and property investors alike. The estate combines accessible transport infrastructure with vibrant local amenities, making it an attractive proposition for buyers seeking established community character.

Location and Connectivity

The development's position within Bishan places residents within convenient reach of NS17 Bishan MRT Station, approximately 12 minutes on foot. This proximity to the North-South Line creates seamless connectivity to major employment hubs across Singapore, including the CBD and Marina Bay financial districts. The station also serves as a transport interchange, connecting residents to secondary bus routes that extend access throughout the broader Central Region.

Beyond public transport, the neighbourhood is walkable and pedestrian-friendly. Local amenities including supermarkets, hawker centres, and medical facilities are woven throughout the estate, reducing reliance on motorised travel for daily necessities. Families benefit from the proximity of primary and secondary schools within the Bishan planning area, whilst educational institutions of varying levels are accessible by short bus journeys or direct MRT routes.

Unit Specifications and Living Space

Properties at 217 Bishan Street 23 feature thoughtfully proportioned three-bedroom, two-bathroom configurations spanning approximately 1,108 square feet. This layout reflects HDB's emphasis on maximising usable family living space, with room proportions designed to accommodate multiple generations comfortably. The two-bathroom arrangement addresses the practical needs of larger households, reducing morning queuing and improving daily convenience for families with working adults and school-age children.

The floor area provides genuine flexibility for interior personalisation and furnishing. Modern families have successfully adapted these layouts to incorporate home office spaces, flexible study zones, and entertainment areas suited to contemporary living patterns. The proven demand for this floor plate across the wider Bishan estate suggests strong long-term relevance and resale appeal.

Pricing and Investment Perspective

Units within this development are priced from S$850,000, positioning them within the competitive mid-range of the mature HDB resale market. This pricing reflects the development's established status, prime location relative to transport infrastructure, and the spacious three-bedroom configuration that appeals to upgraders and growing families. Compared to newer estates requiring longer commutes to major employment centres, the Bishan location justifies the pricing through reduced travel costs and improved quality-of-life metrics.

For property investors, the rental yield profile merits careful analysis. Three-bedroom HDB units in Bishan consistently attract tenants seeking affordable family accommodation within well-serviced neighbourhoods. Conservative rental projections suggest potential gross yields in the region of 3–4% annually, though actual returns depend heavily on precise unit configuration, floor level, and market conditions at the time of acquisition. Investors should account for ongoing property tax, maintenance contributions, and potential special levy assessments typical of mature estates undergoing renewal initiatives.

Buyer Suitability Across Different Profiles

First-time buyers stepping into the property market will find the three-bedroom layout sensible for young families, offering built-in equity building through HDB ownership structures. The proximity to Bishan MRT appeals to couples where both partners commute to different business districts, as the station's interchange capability accommodates varied journey patterns efficiently.

Upgraders moving from smaller HDB flats or private apartments benefit from the expansion into genuine three-bedroom family space without premium pricing. The Bishan neighbourhood offers the stability of a mature, established community, reducing uncertainty that sometimes accompanies newer estate launches. Property wealth accumulators recognise that strategic HDB ownership complements private property portfolios, and Bishan's enduring appeal positions such investments as relatively defensive holdings within broader property strategies.

Financing Considerations and Borrowing Headroom

Buyers utilising HDB loan schemes benefit from favourable interest rate structures and loan-to-value ratios, typically allowing up to 80–90% financing depending on individual circumstances and loan eligibility. At the current pricing bracket, most qualifying buyers will experience manageable debt service ratios well within acceptable thresholds. The Total Debt Servicing Ratio (TDSR) framework, capped at 60% of gross monthly income, remains comfortably accommodated for dual-income households typical of this market segment.

Singapore Citizens purchasing this as a second residential property will incur Additional Buyer's Stamp Duty at the current rate of 20%, materially impacting the acquisition cost. This duty is calculated on the purchase price and payable upon completion, necessitating careful cash flow planning. First-time owner-occupiers benefit from stamp duty exemptions and concessions, making this development particularly attractive for that buyer segment.

Estate Infrastructure and Future Renewal

Bishan's maturity as an HDB district brings both advantages and considerations. The estate benefits from comprehensive infrastructure including multiple neighbourhood centres, recreational facilities, and well-maintained communal spaces. Ongoing government town renewal initiatives suggest continued investment in lift upgrading, façade improvements, and enhanced public realm features, which historically support property values and quality of life.

Potential buyers should remain informed about estate development plans, as significant rejuvenation projects can temporarily impact noise levels or site access during construction phases. Conversely, such improvements typically enhance long-term asset values and neighbourhood desirability, offering compensating upside to patient investors who acquire before renewal announcements gain widespread media attention.

Competitive Positioning Within the Market

The Bishan HDB resale market encompasses diverse price points and configurations scattered across multiple streets and block developments. 217 Bishan Street 23's competitive advantage lies in its specific location proximity to the MRT interchange and established reputation for community stability. Comparable three-bedroom units in nearby blocks may trade at slight premiums or discounts depending on floor level, unit orientation, and renovation condition, but this development remains attractively positioned for buyers balancing accessibility, space, and value.

Property values in Bishan have demonstrated steady appreciation over multi-year periods, reflecting consistent demand from upgraders and investor capital seeking stable, income-generating assets. The estate's maturity insulates it from speculative cycles affecting newer launches, though market cyclicality and economic conditions naturally influence transaction volumes and pricing momentum.

Frequently Asked Questions

What is the estimated rental yield if I purchase a unit at 217 Bishan Street 23 as an investment property?

Three-bedroom HDB units in Bishan typically generate gross rental yields between 3% and 4% annually, depending on the specific floor level, unit orientation, and prevailing market demand for rental accommodation. At the current pricing level of approximately S$850,000, this translates to potential annual rental income in the region of S$25,500 to S$34,000 before accounting for property tax, maintenance fees, and special levies. Investors should note that HDB rental yields are modest relative to private residential properties, but the trade-off includes lower acquisition costs, predictable tenant demand, and stable long-term value appreciation in established estates like Bishan. Actual rental income will vary based on unit size, condition, and proximity to MRT, with newly renovated three-bedroom units commanding premium rental rates within the neighbourhood.

How does the pricing at 217 Bishan Street 23 compare to recent psf transactions in Bishan?

At approximately S$850,000 for a 1,108 sqft unit, 217 Bishan Street 23 translates to approximately S$767 per square foot, positioning it competitively within the mature Bishan HDB resale market. Recent transactions for three-bedroom units in the wider Bishan area have ranged between S$750 and S$820 psf, reflecting variations in floor level, renovation condition, and proximity to amenities. The development's proximity to NS17 Bishan MRT Station—a key interchange point on the North-South Line—supports pricing at the firmer end of this range, as transport accessibility remains a primary driver of HDB resale values. Buyers comparing multiple blocks across Bishan should expect modest psf premiums for units with superior orientation, higher floor levels, or units recently undergoing HDB lift upgrading works.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm a Singapore Citizen buying this as a second property?

Singapore Citizens purchasing 217 Bishan Street 23 as a second residential property are subject to Additional Buyer's Stamp Duty at the current rate of 20%, calculated on the purchase price. For a unit priced at S$850,000, this equates to ABSD of S$170,000, payable upon completion and materially affecting total acquisition costs. This duty applies in addition to standard Buyer's Stamp Duty, resulting in combined stamp duties significantly exceeding first-purchase scenarios. When evaluating the investment case for a second property, buyers must incorporate this S$170,000 expense into their financial planning and expected return calculations; many investors factor ABSD into required yield thresholds, typically expecting higher returns than first-property acquisitions to justify the additional tax burden. First-time owner-occupiers, by contrast, benefit from stamp duty exemptions and should strongly consider acquiring at this stage before purchasing additional properties subject to the 20% ABSD regime.

What is the lease decay risk and resale value impact for properties at 217 Bishan Street 23?

217 Bishan Street 23, as an HDB flat, is offered on a 99-year leasehold tenure. Lease decay becomes a material consideration as properties approach the final decades of the 99-year term, with resale values typically declining noticeably when remaining tenure falls below 60 years. Current lease terms for this development are in the healthy upper-middle range, meaning lease decay will not significantly impact near-to-medium term resale prospects for buyers acquiring over the next 10–15 years. However, investors with longer holding horizons should factor anticipated lease length at eventual sale into their returns analysis; a property acquired today with approximately 95 years remaining will have only 70–75 years when sold in 20 years' time, which may suppress buyer demand if accumulated at that future point. The Singapore Government has implemented lease extension programmes for mature HDB estates, and buyers should monitor eligibility criteria for 217 Bishan Street 23 as potential policy updates may offer lease top-up options at favourable rates.

How does proximity to NS17 Bishan MRT Station affect demand and capital appreciation at this development?

Proximity to NS17 Bishan MRT Station is a primary driver of sustained demand and capital appreciation for properties at 217 Bishan Street 23, as the station functions as a major interchange point on the North-South Line with connectivity to multiple bus routes and secondary transport networks. Buyers consistently favour units within 10–15 minutes' walk of MRT stations, and Bishan's long-established reputation as a transport hub has created consistent upward pressure on asset values relative to more peripheral HDB estates. The MRT interchange advantage supports both owner-occupier demand from commuters and investor appetite for rental properties, as tenants prioritise accessibility to employment centres and educational institutions reachable via the North-South Line. Historically, Bishan properties have demonstrated capital appreciation aligned with or slightly exceeding broader HDB market growth, with the MRT connectivity factor providing downside resilience during market corrections when accessibility remains paramount to buyer decision-making. Future transport infrastructure improvements, such as Circle Line extensions or bus rapid transit enhancements, may further amplify the location's appeal and support long-term value growth.

Which buyer profile is 217 Bishan Street 23 most suitable for: first-timers, upgraders, HNW investors, or owner-occupiers seeking rental potential?

217 Bishan Street 23 appeals most strongly to upgraders moving from smaller one- or two-bedroom HDB units seeking expansion into full three-bedroom family accommodation, and to first-time buyers establishing property ownership with manageable entry-level pricing and strong MRT connectivity supporting dual-income household commuting patterns. The development is particularly attractive for young families prioritising proximity to schools and neighbourhood stability over cutting-edge amenities, with the mature estate offering proven community infrastructure and extended social networks. High-net-worth investors typically view this price segment as ancillary to broader portfolios rather than primary wealth accumulators, though institutional buyers recognise stable 3–4% gross yields and defensive market positioning merits allocation of capital in higher-conviction HDB markets. Owner-occupiers intending to generate supplementary rental income benefit from the three-bedroom layout's strong tenant appeal within the Bishan neighbourhood, though expected yields fall short of premium private residential alternatives and require patient capital strategies. First-time buyers should particularly consider this development given stamp duty exemptions and HDB loan accessibility, which meaningfully improve total return profiles relative to second-property acquisitions where 20% ABSD applies.

What is the TDSR headroom and financing accessibility at typical price points for 217 Bishan Street 23?

At the current pricing of approximately S$850,000, most qualifying buyers will experience Total Debt Servicing Ratio (TDSR) headroom well within the 60% regulatory threshold, particularly for dual-income households typical of Bishan's upgrader and first-time buyer demographics. Assuming 80% HDB financing (S$680,000) at prevailing interest rates, monthly debt service obligations fall comfortably below S$3,000 for most properties, meaning households with combined gross monthly income exceeding S$5,000 remain within TDSR parameters and qualify for additional borrowing capacity. The HDB loan scheme offers favourable interest rate structures and extended tenures, typically allowing 25-year amortisation horizons that further reduce monthly serviceability burdens compared to private mortgage alternatives. First-time buyers benefit from HDB concessionary interest rates and absence of ABSD, substantially improving financing headroom relative to second-property purchasers who must absorb S$170,000 ABSD and often face tighter institutional lending criteria. Buyers should engage HDB or financial institutions early in the acquisition process to confirm personal eligibility and obtain pre-approval letters, particularly if accumulated debts from education loans or vehicle financing reduce available TDSR headroom.

How does 217 Bishan Street 23 compare to nearby competing HDB developments in terms of value and positioning?

217 Bishan Street 23 competes directly with other mature three-bedroom HDB flats across central Bishan blocks, with competitive positioning determined primarily by floor level, renovation condition, and precise distance to NS17 MRT interchange. Nearby competing blocks typically trade at similar psf valuations (S$750–S$820 psf), though units offering superior orientation, higher storeys, or recently upgraded lifts command modest premiums reflecting buyer preference for enhanced views and mechanical reliability. Compared to newer HDB launches in peripheral estates such as Tengah or Punggol, 217 Bishan Street 23 sacrifices contemporary design and newer building systems but gains immediate accessibility to established employment networks and educational institutions, reducing long-term commuting costs and improving quality-of-life metrics valued by upgraders. Private condominium alternatives in nearby areas such as Caldecott and Marymount command substantially higher per-square-foot pricing (typically S$1,200–S$1,500 psf), but offset HDB affordability advantages with premium amenities, service concierge, and freehold or longer-tenure security. The development's competitive strength lies in delivering practical family space within an established neighbourhood at pricing accessible to dual-income middle-class households, a positioning that has historically proven resilient across market cycles.

Which unit stack or floor level offers the best value and long-term appreciation potential at this development?

Mid-range floors (levels 8–15) at 217 Bishan Street 23 typically offer optimal value-for-money positioning, balancing pricing discounts relative to higher floors with elimination of ground-level accessibility concerns and low-floor noise exposure from adjacent streets and common areas. Lower floors (2–4) command modest psf discounts but historically appreciate more slowly than mid-range alternatives, with buyers consistently exhibiting stronger preference for elevated positions offering enhanced natural light, reduced street-level noise, and improved psychological perception of space. Upper floors (16 and above) attract premiums of 5–10% over mid-range equivalents, reflecting superior views and reduced ambient noise, though such premiums may not be fully recoverable at subsequent resale depending on market conditions and buyer preferences at that future point. Units with eastern or northern exposure typically command modest value premiums over western-facing alternatives due to reduced afternoon solar heat gain, a consideration particularly relevant in tropical Singapore climates affecting cooling costs and interior comfort. Investors should prioritise mid-range floors offering strong unit orientation (avoiding southern-facing sun exposure) and proximity to stairwells and lift lobbies providing convenient access, as such configurations consistently demonstrate resilient demand and appreciation profiles aligned with or exceeding estate-wide trends.

What does the future supply pipeline in Bishan and surrounding districts imply for long-term values at 217 Bishan Street 23?

Bishan's maturity as an established residential district means new HDB supply is limited, with government focus increasingly directed toward peripheral growth areas such as Punggol, Tengah, and Sengkang where greenfield development opportunities remain available. This supply constraint supports gradual long-term appreciation at 217 Bishan Street 23, as upgraders seeking family-sized three-bedroom units with MRT proximity increasingly bid against limited available stock in central locations. The surrounding district includes private residential supply from developments such as Caldecott and Marymount, though these serve distinct market segments at substantially higher price points and attract investor capital looking for premium amenities rather than affordable family housing. Government housing policy emphasises lease renewal and estate rejuvenation in mature precincts, with Bishan eligible for continued lift upgrading and facade enhancement works that bolster neighbourhood appeal and support resident retention. Medium-term (5–10 year) outlook for 217 Bishan Street 23 appears constructive, as supply-demand imbalances favour unit holders and demographic shifts create sustained demand from upgraders and young families prioritising accessibility and affordability. Longer-term appreciation (15+ years) will depend on policy decisions regarding lease extension programmes and potential estate redevelopment initiatives, which remain subject to government determination but historically have supported or stabilised values in mature HDB communities.

[For Sale] Hdb Flat At 217 Bishan Street 23 — From S$850K