Type

Units

Min Area

Price Range

3 BR

904 sqft

S$500K – S$550K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$500K to S$550K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$99,978 on this acquisition.
Located 9 min (790 m) from NS14 Khatib 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.

634 Yishun Street 61: A Mature HDB Development in Yishun

634 Yishun Street 61 represents one of Yishun's established residential developments, offering residents a balance of space, affordability, and neighbourhood amenities. Located in the heart of a mature estate, this HDB block provides accessible living for families, investors, and upgraders seeking stability in Singapore's public housing market. The development sits within a well-planned residential enclave, where decades of estate planning have created a comprehensive network of schools, shops, and recreational facilities.

The physical proximity to Khatib MRT Station—approximately nine minutes' walk away—makes this development particularly attractive for commuters. The North-South Line connection ensures reliable access to central business districts, major employment hubs, and key shopping destinations across the island. For residents who travel regularly for work or leisure, this location eliminates the frustration of lengthy transit times, allowing more flexibility in daily scheduling and work-life balance.

Property Specifications and Unit Diversity

Units at 634 Yishun Street 61 span a range of floor plans, with various bedroom configurations catering to different household sizes and living preferences. Typical units measure around 900 square feet, offering sufficient space for families without the sprawl of larger landed properties. The multi-bedroom layouts accommodate growing families, young professionals sharing accommodation, or buyers seeking the flexibility to host extended family visits. Bathrooms are thoughtfully positioned to support multiple simultaneous use, a practical consideration for busy households.

The development's maturity means residents benefit from proven floor layouts tested across decades of occupancy. Sightlines, natural ventilation, and the positioning of living areas reflect time-honoured design principles that prioritise comfort and functionality. While some units command higher demand due to higher floor levels or corner positioning, the development maintains consistent structural quality throughout its various blocks and levels.

Pricing and Market Positioning

Resale prices at 634 Yishun Street 61 reflect the HDB resale market's sensitivity to location, condition, and remaining lease tenure. Buyers entering this development typically find entry points ranging from modest figures upwards, depending on unit configuration and floor level. The estate's maturity and established amenities support steady, if moderate, capital appreciation—typically outpacing inflation without the volatility of newer, speculative projects.

Compared to neighbouring blocks in Yishun, 634 Yishun Street 61's pricing sits within the mainstream resale bracket, offering good value for first-time upgraders or investors seeking stable rental yields. The proximity to Khatib MRT adds a premium relative to similar-sized units further from the station, yet this premium remains reasonable compared to private residential developments in comparable proximity to transport nodes.

Connectivity and Transport Infrastructure

Khatib MRT Station on the North-South Line anchors connectivity for residents at 634 Yishun Street 61. The nine-minute walk ensures that most residents, including elderly relatives and young children, can comfortably reach the station without excessive walking time. This accessibility is crucial for families relying on public transport, as it eliminates dependency on peak-hour bus services and provides a direct line to Marina Bay, the CBD, and the southern regions.

Beyond the MRT, the development sits within a well-served bus network, with multiple trunk routes and feeder services connecting residents to shopping malls, business parks, and leisure destinations. For drivers, expressway access is straightforward—the Central Expressway runs nearby, enabling swift transit to other parts of the island. This multi-modal transport environment supports diverse commuting patterns, whether residents work in the North, East, or Central zones.

Neighbourhood Amenities and Estate Facilities

Yishun as an estate has matured into a self-contained residential community, with shopping centres, hawker markets, and recreational facilities within walking or short bus journeys. The Yishun MRT interchange further enriches shopping and dining options, whilst neighbourhood schools serve families with young children. Community clubs and green spaces encourage active living and neighbourhood interaction.

The estate's maturity brings established routines and familiar amenities that support practical daily living. Residents benefit from long-standing hawker centres with trusted stalls, neighbourhood provision shops, and healthcare clinics that have earned local reputation and trust. This stability contrasts with brand-new estates where facilities may still be settling into their operations.

Investment and Rental Potential

HDB flats at 634 Yishun Street 61 appeal to buy-to-let investors seeking stable rental demand. The proximity to Khatib MRT attracts young professionals, relocating families, and working adults who prioritise transport convenience. Rental yields in this estate typically range from three to four percent, reflecting the HDB market's characteristics and the property's accessibility.

Tenant demand remains resilient due to the estate's maturity and the MRT connection, reducing void periods and tenant uncertainty. Investors should note, however, that HDB resale flats carry restrictions—owner-occupiers must satisfy the HDB's eligibility criteria, and lease decay becomes a consideration as tenures age. The most attractively priced investment units are those with longer remaining leases, which command better rental longevity and capital retention.

Considerations for Different Buyer Profiles

First-time buyers find 634 Yishun Street 61 welcoming, as HDB flats require lower down payments than private condominiums and offer more affordable entry prices into property ownership. The development's proven track record and surrounding amenities reduce uncertainty for first-timers weighing property investment decisions. Government backing of HDB loans also provides rate certainty and longer tenure, reducing financial stress during uncertain economic periods.

Upgraders benefit from the estate's established character and the opportunity to trade up from smaller HDB units or executive apartments into larger family-sized flats. The MRT proximity appeals to upgraders valuing time-saving commutes, whilst the affordable price point allows budget headroom for renovation or further property investments. For investors, the stable rental demand and lower capital requirement support portfolio diversification without excessive leverage.

Lease Tenure and Long-Term Value

HDB flats at 634 Yishun Street 61 carry 99-year leases from their point of completion. As the development has matured, remaining tenure varies by unit, with older blocks naturally closer to their lease expiry date than newer flats. Buyers must carefully assess remaining lease length before purchase, as lease decay significantly impacts resale value and future refinancing capacity.

Flats with leases below 60 years may face financing restrictions from banks and lower valuations in the resale market. Conversely, units with leases exceeding 80 years typically command more confident buyer interest and superior price retention. The HDB's ongoing Built-to-Order programme in other parts of Singapore will eventually affect demand for ageing estates; however, 634 Yishun Street 61's MRT accessibility and mature amenity base provide long-term defensive characteristics.

Stamp Duty and Additional Purchase Considerations

Buyers purchasing 634 Yishun Street 61 as a second residential property must account for Additional Buyer's Stamp Duty (ABSD) at 20% for Singapore Citizens. This substantial tax is applied to the purchase price and significantly affects the total cost of acquisition. A property purchased at S$500,000 would incur ABSD of S$100,000, requiring careful financial planning and potentially reducing available funds for renovation or furnishing.

First-time buyers and owner-occupiers purchasing their first property are exempt from ABSD, making entry into 634 Yishun Street 61 considerably more affordable for this cohort. Investors and upgraders must weigh ABSD costs against expected rental yields or capital appreciation, ensuring that long-term returns justify the substantial upfront tax burden. Professional financial advice is essential before committing to purchase at this price point when ABSD applies.

Market Comparison and Competitive Positioning

Resale HDB flats in Yishun are widely available, with competing blocks offering similar pricing and amenities to 634 Yishun Street 61. What distinguishes this development is its specific location relative to Khatib MRT—blocks further afield command lower prices but offer less transit convenience, whilst those even closer command marginal premiums. Buyers comparing 634 Yishun Street 61 with alternative Yishun blocks should assess walking distance to the MRT and proximity to shopping centres when weighing price differences.

When compared to newer HDB developments further north or east, 634 Yishun Street 61 offers lower acquisition costs and more established neighbourhoods, though without the fresh finishes or latest layouts of newer builds. Private condominiums in similar proximity to the MRT command significantly higher prices but offer lifestyle features and maintenance-free living that appeal to different buyer segments. The value proposition at 634 Yishun Street 61 sits squarely in the accessible-to-middle-income segment, offering practical family living at reasonable cost.

Future District Development and Supply Outlook

Yishun's supply pipeline remains limited, as the estate is fully mature and future HDB development is unlikely in the immediate area. This supply constraint supports stable property values, as demographic demand for accessible housing near MRT nodes outpaces new stock. Residents at 634 Yishun Street 61 benefit from a relative scarcity of competing new supply, which underpin demand for resale properties in this location.

The Build-to-Order programme has shifted supply to newer estates, meaning Yishun will continue to attract upgraders and investors seeking mature estates with proven amenities. Infrastructure improvements in the district—such as enhanced public transport or retail developments—would further strengthen property values. Conversely, any significant new supply in immediately neighbouring areas could moderate resale prices, though the MRT advantage would likely sustain demand for 634 Yishun Street 61 relative to less convenient alternatives.

Frequently Asked Questions

What rental yield can investors expect from units at 634 Yishun Street 61?

HDB resale flats at 634 Yishun Street 61 typically deliver rental yields in the range of 3% to 4% per annum, reflecting the broader HDB resale market's characteristics and the property's accessibility via Khatib MRT. Yields are calculated by dividing annual rental income (approximately S$1,500 to S$2,000 per month depending on unit size) by the purchase price. The proximity to the North-South Line and established estate amenities attract consistent tenant demand from young professionals and relocating families, reducing void periods and providing predictable cashflow for buy-to-let investors. However, prospective investors must factor in ABSD at 20% for second-property purchases by Singapore Citizens, which significantly impacts cash-on-cash returns in the first years of ownership.

How do price per square foot at 634 Yishun Street 61 compare with recent transactions in Yishun?

Resale HDB prices in Yishun generally cluster around S$550 to S$650 per square foot depending on unit configuration, floor level, and remaining lease tenure, with 634 Yishun Street 61 typically falling within or slightly above this bracket due to its proximity to Khatib MRT. Units further from the MRT station or in less established parts of the estate trade at discounts of S$30 to S$60 per square foot. The development's maturity and the nine-minute walk to the station command a modest premium over outlying Yishun blocks, yet this premium is reasonable compared to private residential developments within similar distances of transport nodes. Buyers comparing recent psf transactions should account for lease tenure variations—flats with longer remaining leases command higher psf prices, whilst those approaching 60-year thresholds trade at steeper discounts to reflect refinancing and resale restrictions.

What is the Additional Buyer's Stamp Duty (ABSD) impact for second-property buyers at this development?

Singapore Citizens purchasing 634 Yishun Street 61 as a second or subsequent residential property must pay ABSD at 20% on the purchase price. For a property at the typical S$500,000 price point, this amounts to S$100,000 in ABSD—a substantial cost that must be budgeted alongside legal fees, survey charges, and any renovation expenses. This tax is payable upfront at the point of purchase and cannot be financed, requiring buyers to secure this amount as liquid capital before completion. For upgraders trading up from a first HDB flat to a larger property, ABSD significantly increases the total acquisition cost and reduces available funds for other purposes. First-time buyers and owner-occupiers purchasing their first property are fully exempt from ABSD, making 634 Yishun Street 61 considerably more affordable for this cohort.

Does lease decay present a risk to resale value and financing at 634 Yishun Street 61?

As a mature HDB estate, 634 Yishun Street 61 exhibits lease decay risk that becomes material once remaining tenure falls below 80 years. Flats with leases between 60 and 80 years remain financeable by most banks, though loan tenure may be restricted to the lease expiry date, limiting some borrowers' debt servicing capacity. Units with remaining tenures below 60 years face significant financing obstacles—many banks restrict lending or apply steeper haircuts to valuation, reducing the loan amount available. Resale values for units with very short leases (below 30 years) can be difficult to realise, particularly if the owner needs to sell urgently. Prospective buyers must scrutinise remaining lease length before purchase and ensure sufficient buffer beyond their intended holding period, as lease decay becomes a major concern for future resale or refinancing flexibility.

How does proximity to Khatib MRT Station influence demand and capital appreciation at 634 Yishun Street 61?

The nine-minute walk to Khatib MRT Station on the North-South Line is a primary demand driver for 634 Yishun Street 61, supporting consistent capital appreciation and reducing tenant turnover for buy-to-let investors. Properties within ten minutes of an MRT station typically command a 5% to 10% premium over comparable units further afield, as the transport accessibility appeals to working professionals and families unwilling to endure lengthy commutes. The North-South Line's strategic importance—connecting Yishun to Marina Bay, the CBD, and southern regions—ensures sustained demand regardless of economic cycles. Historical appreciation in similar MRT-proximate HDB estates has exceeded islandwide HDB averages by a modest margin, suggesting that transport accessibility provides some inflation-hedging benefit. However, over-reliance on MRT proximity alone should be avoided; units with superior views, larger floor plates, or higher floors command additional premiums independent of location.

Is 634 Yishun Street 61 suitable for high-net-worth buyers, or is it primarily targeting first-time purchasers?

634 Yishun Street 61 is primarily oriented towards first-time homebuyers, upgraders, and buy-to-let investors rather than high-net-worth individuals seeking premium residences. The development's HDB classification, modest unit sizes (typically around 900 square feet), and public housing characteristics limit appeal to ultra-affluent buyers accustomed to private condominium amenities such as concierge services, extensive recreational facilities, or bespoke architectural design. However, high-net-worth investors may view 634 Yishun Street 61 as a diversification vehicle within a broader property portfolio, particularly if seeking low-volatility assets with predictable rental cashflow in a proven, government-backed housing scheme. The affordability of entry and relative stability of HDB values make this development attractive for wealth preservation rather than capital appreciation plays. Wealthy buyers upgrading from earlier HDB flats to larger family homes may find suitable units here, though most HNW purchasers would gravitate toward private developments offering greater customisation and exclusive amenities.

What Total Debt Service Ratio (TDSR) and financing headroom should typical buyers expect at 634 Yishun Street 61 price points?

At typical resale prices around S$500,000, buyers financing 80% of the purchase price (S$400,000 loan) over a 25-year term would service approximately S$2,000 monthly, assuming 3.5% mortgage rates prevalent in the HDB market. For a household earning S$5,500 monthly, this debt service represents 36% of gross income, comfortably within the 60% TDSR ceiling for HDB loans. Buyers should verify their TDSR status with the HDB's mortgage calculator, as inclusion of other debts (personal loans, car financing, credit card obligations) can substantially reduce available borrowing capacity. First-time buyers benefit from more generous TDSR treatment than upgraders, who may face tighter constraints if trading up from an existing HDB property. Those approaching retirement or with irregular income should model various interest rate scenarios, as a rise from 3.5% to 4.5% would add approximately S$300 to monthly payments, potentially limiting refinancing flexibility in later years.

How does 634 Yishun Street 61 compare with nearby competing HDB blocks in terms of value and amenity access?

634 Yishun Street 61 sits within a competitive landscape of mature Yishun HDB blocks offering similar floor plans and price ranges, with differentiation driven primarily by floor level, specific unit orientation, and proximity to Khatib MRT. Neighbouring blocks further north or in other parts of Yishun typically trade at S$30,000 to S$50,000 discounts due to increased walking distance to the MRT, whilst corner units or higher floors within 634 Yishun Street 61 itself command premiums of S$15,000 to S$30,000 for superior views and natural light. Competing HDB developments in nearby constituencies offer fresh finishes and modern layouts but command price premiums of 10% to 20% alongside longer waiting periods for new units. The value proposition at 634 Yishun Street 61 lies in immediate availability, proven lease pedigree, and the MRT advantage—attracting buyers unwilling to wait for Build-to-Order allocations or pay premium pricing for marginally newer stock.

Which unit stacks or floor levels at 634 Yishun Street 61 offer the best value for money?

Mid-level units (floors 4 to 12) at 634 Yishun Street 61 typically offer superior value, as buyers do not pay the substantial premiums commanded by high-floor units (floors 15 and above) whilst enjoying better ventilation, natural light, and security compared to ground-floor or first-floor units. Ground-floor and first-floor units may attract modest discounts but often suffer from reduced privacy, street noise, and pest vulnerability—considerations that extend beyond initial purchase price into long-term satisfaction. Corner units on mid-levels represent particularly attractive value propositions, as they benefit from dual-aspect exposure, superior cross-ventilation, and enhanced natural lighting without the extreme premiums of penthouse-level units. For investors, mid-floor, non-corner units in high-demand zones of the block provide optimal rental appeal—they command reasonable premiums over low-level equivalents yet avoid the niche demand for premium corner or high-level properties that may extend void periods. Buyers should inspect multiple units across different floors and locations before finalising purchase, as specific floor plan, window orientation, and proximity to lift lobbies or rubbish chutes materially influence living experience beyond mere floor level.

What future supply pipeline exists in Yishun district that might affect 634 Yishun Street 61 values?

Yishun is a fully mature estate with extremely limited new HDB supply planned in the immediate district, as the Build-to-Order programme has shifted new flat allocations to developing estates in other regions. This supply scarcity supports stable resale prices and limits competitive pressure from newer developments, providing investors with confidence in long-term value retention. The absence of major new developments nearby means 634 Yishun Street 61 will continue to benefit from demographic demand from upgraders and first-time buyers seeking mature estates with established amenities and proven MRT connectivity. Any future infrastructure enhancements—such as improved public transport connections, enhanced cycling networks, or retail developments—would likely boost demand and support modest capital appreciation. Conversely, if government policy were to encourage significant population redistribution to new estates or neighbouring regions, demand for Yishun resale flats could moderate; however, the estate's MRT access and institutional stability provide defensive characteristics that would likely preserve values relative to non-accessible alternatives. Buyers at 634 Yishun Street 61 can reasonably expect stable property values over ten-year horizons, though explosive appreciation similar to emerging districts should not be anticipated.

[For Sale] Hdb Flat At 634 Yishun Street 61 — From S$500K