Type

Units

Min Area

Price Range

3 BR

1033 sqft

S$498K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$498K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$99,600 on this acquisition.
Located 13 min (1.08 km) from NS13 Yishun 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.

124 Yishun Street 11: A Mature HDB Development in Singapore's North-East Heartland

124 Yishun Street 11 represents one of Singapore's established residential developments, located within the vibrant Yishun planning area. This HDB project offers multi-bedroom configurations designed to accommodate diverse family structures and lifestyle needs, from young couples seeking their first foothold in property ownership through to established families considering residential upgrades.

The development's strategic position within Yishun places it approximately 13 minutes' walk from NS13 Yishun MRT Station, a key interchange on the North-South Line. This proximity to rapid transit infrastructure has historically supported strong demand for HDB units in this locale, as commuters value the direct connectivity to Singapore's Central Business District and other major employment nodes across the island. The walkable distance to the station reinforces everyday convenience without requiring vehicle dependency.

Location and Connectivity

Yishun itself has evolved into a self-contained township with comprehensive urban amenities. The district offers shopping centres, wet markets, food courts, and dining establishments that cater to the local residential population. Families in this area benefit from proximity to educational institutions spanning primary through secondary levels, whilst healthcare facilities including polyclinics and private medical centres serve the community's wellness needs. The mature infrastructure around 124 Yishun Street 11 contrasts favourably with newer, less-developed estates further from the urban core.

Transport connectivity extends beyond the MRT station. Bus services operate extensively throughout Yishun, providing cross-island routes and feeder services to other transport hubs. For vehicle owners, the Central Expressway (CTE) and other arterial roads offer efficient access to other regions of Singapore, supporting commuting flexibility for professionals working across different districts.

Housing Typology and Unit Configurations

The development offers three and four-bedroom units tailored to different household compositions. Three-bedroom flats suit established couples with one or two children, whilst four-bedroom configurations accommodate larger families or those desiring dedicated space for home offices, study rooms, or guest quarters. Floor areas ranging from approximately 1,033 square feet upwards provide adequate living density for comfortable family residence without excessive maintenance burden.

These unit sizes occupy a mid-range position within Singapore's HDB portfolio, neither the compact two-bedroom starter flats nor the expansive five-bedroom premium configurations. This positioning makes 124 Yishun Street 11 particularly relevant for upgraders transitioning from smaller units and for first-time buyers with established family plans.

Investment Perspective and Rental Yield Considerations

HDB flats at 124 Yishun Street 11 present a tangible asset class for property investors prioritising income-generating returns. The development's maturity, established neighbourhood character, and excellent MRT accessibility support consistent rental demand from working professionals and expatriates seeking affordable, well-connected residential accommodation. Rental yields for HDB units in mature estates like Yishun typically range between 2.5 and 3.5 percent per annum, dependent on unit configuration, floor level, and prevailing market conditions. Investors should model returns conservatively and account for rental collection risk, maintenance reserves, and potential management fees if using external agents.

The HDB rental market operates under regulated frameworks protecting both landlord and tenant interests, providing legal certainty absent in some informal rental arrangements. This regulatory environment has supported sustained demand across HDB developments with strong transport connectivity and mature amenities.

Pricing Context and Market Position

Units at 124 Yishun Street 11 are listed from S$497,999, positioning the development within the accessible range for middle-income households and owner-occupiers seeking value retention. HDB pricing in Yishun reflects the estate's maturity, transport proximity, and established infrastructure, typically commanding price points aligned with transacted units in comparable nearby developments. Prospective buyers should review recent Sales and Purchase transaction data from similar blocks in the Yishun locality to contextualise asking prices and negotiate effectively.

Price per square foot metrics for HDB flats in this district have demonstrated gradual appreciation over multi-year horizons, reflecting Singapore's long-term property fundamentals and constrained housing supply relative to demand. Buyers acquiring with a medium to long-term holding horizon typically benefit from this price trajectory, though short-term market volatility remains possible.

Financing and Buyer Eligibility

HDB flat purchases are accessible to Singapore Citizens and Permanent Residents meeting eligibility criteria. The HDB loan scheme offers competitive interest rates and flexible tenure arrangements, typically extending across 25-year periods at rates below private bank alternatives. First-time buyers may benefit from HDB grants and concessional financing terms, whilst upgraders transitioning from older flats benefit from Enhanced Grants depending on their prior ownership history.

Total Debt Service Ratio (TDSR) limits cap monthly loan repayments at 30 percent of gross household income, ensuring prudent lending standards. At typical price points for 124 Yishun Street 11 units, qualified buyer profiles with household incomes above S$4,000 monthly generally demonstrate comfortable financing headroom, particularly when combining household income for joint applications. Buyers contemplating purchase should obtain loan pre-qualification from HDB or private banking partners prior to committing to viewings or offers.

Lease Tenure and Long-Term Value Considerations

HDB flats operate under fixed lease tenures established at the time of construction. Units at 124 Yishun Street 11, as a mature development, typically feature leasehold terms with significant residual lease periods remaining. The remaining lease duration materially impacts resale value and financing accessibility; flats with shorter remaining tenures (below 60 years) face valuation headwinds and reduced buyer pools, as lending institutions restrict loan eligibility.

Buyers acquiring at 124 Yishun Street 11 should verify the exact remaining lease tenure before commitment, calculating the property's value trajectory at various lease decay milestones. The Housing and Development Board's lease renewal programme provides a potential pathway for eligible leaseholders to extend leases, though criteria and terms evolve periodically.

Suitability for Different Buyer Profiles

First-time buyers benefit from the development's accessibility, established community, and HDB financing advantages unavailable for private property acquisitions. The learning curve for flat ownership in a mature estate with functioning management and established resident networks proves less steep than pioneering developments.

Upgraders transitioning from smaller starter flats find three and four-bedroom configurations at 124 Yishun Street 11 appropriately scaled to evolving family needs. The Yishun location's maturity and comprehensive amenities appeal to established households seeking to deepen roots within a neighbourhood.

Investors prioritising yield stability and capital preservation over explosive appreciation favour HDB developments with consistent rental demand and lower volatility than private properties. The development's MRT proximity and estate maturity support this investment thesis.

High-net-worth individuals uncommonly acquire HDB properties as primary residences given private market alternatives, though occasional portfolio acquisitions occur for diversification or specific investment theses.

Additional Buyer's Stamp Duty and Tax Implications

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20 percent on the purchase price. This represents a substantial acquisition cost increment payable upon completion of the sale and purchase agreement. Second-property buyers must factor ABSD into total acquisition expenditure when evaluating return on investment and financing requirements.

First-time buyers are exempt from ABSD, significantly reducing total acquisition costs. Permanent Residents face ABSD rates of 5 percent on first property and 10 percent on subsequent acquisitions, lower than Citizen rates but still material to transaction economics.

Comparative Development Context

Yishun's HDB portfolio encompasses multiple developments constructed across different decades, each offering distinct characteristics. Newer blocks within Yishun may feature enhanced architectural finishes and modern amenities, whilst mature developments like those at 124 Yishun Street 11 benefit from established infrastructure, proven community cohesion, and stabilised appreciation patterns. Prospective buyers should compare pricing, lease decay, unit configurations, and amenity accessibility across competing developments within the district to optimise their purchasing decision.

Future District Supply and Market Outlook

Yishun continues to receive attention from the Housing and Development Board as a strategic urban renewal area. Future supply pipelines may include Build-to-Order (BTO) projects targeting younger demographics, though these typically require multi-year waiting periods and balloting processes. The supply additions generally support long-term affordability and market stability rather than triggering appreciable price deflation for existing developed stock.

Economic fundamentals supporting HDB demand in accessible, well-connected locations like Yishun remain robust, anchored by Singapore's sustained urbanisation and constrained land availability. Property investors and owner-occupiers acquiring at 124 Yishun Street 11 benefit from these enduring structural tailwinds.

Frequently Asked Questions

What rental yield can investors expect from purchasing units at 124 Yishun Street 11?

HDB flats at 124 Yishun Street 11, given the development's maturity and excellent MRT accessibility, typically generate rental yields between 2.5 and 3.5 percent per annum depending on unit size, floor level, and prevailing market rental rates. Three-bedroom flats generally achieve slightly higher yields than four-bedroom configurations due to stronger demand from working professionals and small families seeking affordable, MRT-adjacent accommodation. Investors must account for property tax, maintenance reserves, potential management fees if using agents, and rental collection risk; yields should be modelled conservatively at the lower end of the range to guard against market softness or prolonged vacancy periods. The HDB regulatory framework provides legal certainty and tenant protections that support sustained rental demand across developments with this location profile.

How do recent price-per-square-foot transactions in Yishun compare to asking prices at 124 Yishun Street 11?

Price-per-square-foot metrics for HDB flats in Yishun have historically ranged between S$400 and S$550 per square foot depending on block age, lease remaining, floor level, and unit configuration, with transactions in mature, well-connected developments like 124 Yishun Street 11 typically clustering toward the mid-to-upper end of this band. At the advertised price point of S$497,999 for a 1,033 square foot unit, the effective cost approaches approximately S$482 per square foot, a positioning consistent with comparable recent transacted units in the Yishun district. Prospective buyers should request recent Sales and Purchase abstracts from the HDB or property analysers to establish precise local benchmarks within a three to six-month window, as market dynamics and lease decay factors can shift valuations materially. Estate proximity to the MRT station and block cleanliness standards typically influence transaction prices more significantly than minor floor-level variations.

What ABSD implications apply to second-property buyers acquiring at 124 Yishun Street 11?

Singapore Citizens purchasing a second residential property, including HDB flats at 124 Yishun Street 11, incur Additional Buyer's Stamp Duty (ABSD) at a rate of 20 percent on the purchase price payable upon completion of the sale and purchase agreement. For a property priced at S$497,999, ABSD would total approximately S$99,600, materially increasing total acquisition costs beyond the base purchase price and standard conveyancing stamp duty. Second-property buyers must incorporate this 20 percent levy into financing calculations and return-on-investment models; some buyers structure acquisitions through corporate vehicles or trusts to manage ABSD exposure, though such strategies carry distinct tax and legal considerations requiring professional advisement. First-time buyers are entirely exempt from ABSD, making the developer's first-property schemes particularly attractive for owner-occupiers establishing their initial property foothold.

What lease decay risks and resale value impacts should prospective buyers of 124 Yishun Street 11 consider?

Leasehold HDB flats at 124 Yishun Street 11, as a mature development, possess a finite lease tenure typically measured in decades remaining. The residual lease duration materially affects resale value; properties approaching the 60-year mark encounter valuation headwinds and reduced buyer pools, as lending institutions restrict HDB loan eligibility for shorter-lease properties. Buyers should verify the exact remaining lease tenure and calculate value trajectories across milestone years (80 years, 60 years, 40 years remaining) to understand long-term appreciation and eventual transition to leasehold depletion. The Housing and Development Board operates a lease renewal programme enabling eligible leaseholders to extend their leases, though eligibility criteria, application windows, and financial terms remain subject to policy updates. For investors with medium-term holding horizons (5–10 years), lease decay typically remains a secondary concern provided the property retains sufficient residual tenure for subsequent buyer financing; owner-occupiers planning multi-decade residence should prioritise units with the longest remaining leases available within the block.

How does proximity to NS13 Yishun MRT Station influence demand and capital appreciation for 124 Yishun Street 11?

Direct accessibility to NS13 Yishun MRT Station, approximately 13 minutes' walk from 124 Yishun Street 11, has historically proven one of the strongest drivers of demand and price appreciation for HDB developments in this locale. MRT proximity enables commuters to reach Singapore's Central Business District and other major employment corridors efficiently, eliminating vehicle dependency for many households and appealing to younger professionals and growing families seeking transport-oriented living. Developments within walking distance of functional MRT stations consistently command rental demand premiums and experience more stable price appreciation than estates requiring bus connectivity or vehicle access. The North-South Line's strategic importance within Singapore's transport network and its span across multiple economic clusters further reinforce sustained demand; future transport infrastructure enhancements (such as adjacent line connections or station capacity upgrades) may provide additional upside to property valuations. Buyers prioritising long-term capital preservation and rental yield stability benefit significantly from the development's established MRT accessibility.

Which buyer profiles—first-timers, upgraders, investors, high-net-worth individuals—are best suited to 124 Yishun Street 11?

First-time buyers find 124 Yishun Street 11 particularly well-suited due to HDB financing advantages, concessional grant schemes, exemption from ABSD, and the development's mature community infrastructure that eases the learning curve of flat ownership. Upgraders transitioning from smaller starter units gravitate toward the three and four-bedroom configurations available at the development, seeking to deepen residential roots in an established, well-serviced neighbourhood. Property investors appreciate the development's MRT accessibility, consistent rental demand from working professionals, stable capital preservation profile, and lower volatility than private property investments; the HDB regulatory framework provides contractual certainty and tenant protections aligned with yield-focused strategies. High-net-worth individuals uncommonly acquire HDB properties as primary residences given private market alternatives offering greater architectural customisation and amenity profiles, though occasional portfolio acquisitions occur for tax-efficient diversification or specific investment theses. Each buyer profile should evaluate their holding horizon, financing capacity, and return objectives prior to commitment.

What TDSR limits and financing headroom apply to typical buyer profiles at 124 Yishun Street 11's price points?

The Housing and Development Board enforces a Total Debt Service Ratio (TDSR) limit capping monthly loan repayments at 30 percent of gross household income, ensuring prudent lending standards and protecting borrowers from over-leverage. At typical price points for 124 Yishun Street 11 units (from S$497,999), prospective buyers require gross household incomes above approximately S$4,000 monthly to demonstrate comfortable financing headroom under TDSR constraints, particularly when securing HDB loans at prevailing rates typically ranging between 2.6 and 3.2 percent per annum. Joint applications combining household income from partners or working adult family members substantially improve financing capacity and loan approval probability. Buyers should obtain formal loan pre-qualification from HDB or private banking partners prior to committing to property viewings or negotiating offers, as pre-qualification confirms precise borrowing capacity and locks in indicative interest rates. First-time buyers often benefit from HDB concessional financing terms and Enhanced Grants that reduce effective borrowing requirements relative to owner-occupier upgraders or investors.

How do competing HDB developments within Yishun compare to 124 Yishun Street 11 in terms of pricing, age, and amenities?

Yishun's HDB portfolio encompasses multiple developments constructed across different eras, each presenting distinct characteristics influencing comparative value propositions. Newer blocks constructed within the past decade may feature enhanced architectural finishes, upgraded lift systems, and modern smart-building amenities, though typically command premium pricing and longer vendor defect-liability periods. Mature developments like 124 Yishun Street 11 benefit from established, proven community cohesion, comprehensive neighbourhood amenities, and stabilised appreciation patterns; these estates have historically delivered consistent returns without the appreciation volatility occasionally observed in pioneering or rapidly gentrifying areas. Pricing across Yishun developments reflects lease decay, block age, unit configuration, floor level, and proximity to the MRT station; prospective buyers should request comparative market analyses and recent transaction abstracts for equivalent-configuration units across 3–4 competing blocks to establish precise pricing benchmarks. The development's maturity provides enhanced insurance against neighbourhood degradation or unforeseen infrastructure obsolescence, contrasting with newer estates where long-term community character remains unproven.

Which unit stacks and floor levels at 124 Yishun Street 11 offer optimal value for different buyer objectives?

Lower-floor units (typically floors 1–5) at 124 Yishun Street 11 command discounted pricing relative to mid and upper floors, reflecting traditional preferences for elevation and reduced noise exposure; these units suit investors optimising cash-on-cash yields and first-time buyers prioritising purchase price minimisation over aesthetic preference. Mid-floor units (floors 6–15) balance premium pricing against practical lifestyle benefits including natural light, wind circulation, and reduced moisture accumulation, appealing to owner-occupiers spending extended periods within the unit. Upper-floor units (floors 16 and above, where available) attract premium pricing but deliver superior views, quieter acoustic environments, and reduced security risks associated with ground-level access; high-net-worth upgraders and investors seeking rental appeal often prioritise upper-floor allocations. Within each floor level, corner units and units at block ends typically command modest premiums due to superior cross-ventilation and reduced neighbouring nuisance. Investors modelling rental yields should evaluate rental rate differentials across floor levels within comparable blocks to assess whether premium pricing for upper floors justifies the additional acquisition expenditure; owner-occupiers should visit units across multiple floor levels during viewing periods to assess personal suitability.

What future supply pipeline and district development outlook should buyers consider when evaluating 124 Yishun Street 11?

Yishun continues to receive strategic attention from the Housing and Development Board as a priority urban renewal and infill development area, with future supply pipelines anticipated to include Build-to-Order (BTO) projects targeting younger demographics and expanding family cohorts. These future supply additions typically require multi-year waiting periods and balloting processes, gradually meeting long-term housing demand without triggering appreciable deflation for existing developed stock like 124 Yishun Street 11. The district's comprehensive infrastructure, established commercial nodes, and transport network position it as a relatively mature estate unlikely to experience significant neighbourhood disruption from new developments; future enhancements may include upgraded public spaces, commercial amenities, and transport connections that elevate the entire district without destabilising existing property values. Economic fundamentals supporting HDB demand in accessible, well-connected locations like Yishun remain robust, anchored by Singapore's sustained urbanisation, constrained land availability, and Government policy prioritising home-ownership accessibility. Property investors and owner-occupiers acquiring at 124 Yishun Street 11 benefit from these enduring structural tailwinds supporting long-term value retention and moderate appreciation potential.

[For Sale] Hdb Flat At 124 Yishun Street 11 — From S$498K