Type

Units

Min Area

Price Range

2 BR

785 sqft

S$488K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$488K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$97,600 on this acquisition.
Located 6 min (470 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.

825 Yishun Street 81: A Mature HDB Development in Yishun's Thriving Residential Hub

825 Yishun Street 81 represents a compelling opportunity within one of Singapore's most established HDB neighbourhoods. Situated in the heart of Yishun, this development sits within a mature residential precinct that has undergone substantial infrastructure development over the past decade. The location offers residents direct access to a well-integrated community featuring multiple shopping centres, dining establishments, and recreational facilities that cater to families and working professionals alike.

The development comprises two-bedroom units with layouts designed to maximise practical living space across approximately 785 square feet. These configurations appeal broadly to first-time upgraders moving from one-bedroom flats, established families seeking efficient urban living, and investors targeting rental yield in a stable neighbourhood. The unit mix reflects pragmatic HDB planning that balances affordability with liveable square footage, making the property accessible to a wide spectrum of buyers within the broader HDB market.

Strategic Location and Transport Connectivity

One of the strongest attributes of 825 Yishun Street 81 is its proximity to Khatib MRT station on the North-South Line, situated approximately 470 metres away and roughly a six-minute walk. This positioning delivers meaningful transport convenience, allowing commuters to reach the central business district, major employment nodes, and key educational institutions across the island within 20 to 30 minutes. The North-South Line remains one of Singapore's busiest and most critical transport arteries, ensuring consistent demand from both owner-occupiers and tenants who prioritise reliable public transport access.

MRT proximity has historically been a primary driver of HDB asset value appreciation and rental demand in mature estates. Flats within walking distance of a station command stronger resale interest and demonstrate more resilient capital values through property cycles compared to locations requiring longer commutes. For investors evaluating this development, the transport infrastructure represents a tangible risk mitigant against potential neighbourhood deterioration or demand softening in future years.

Yishun Neighbourhood Character and Amenity Ecosystem

Yishun has matured into a self-sufficient residential district with comprehensive retail, food, and leisure infrastructure. The neighbourhood hosts multiple shopping malls, hawker centres, supermarkets, and wet markets that reduce reliance on travelling to other districts for daily necessities. This ecosystem appeal extends the attractiveness of the development beyond pure transport metrics, making it particularly suitable for families who value walkable access to schools, healthcare facilities, and recreational amenities.

The area has also seen considerable investment in community and sports facilities, including swimming complexes, basketball courts, and parks. These amenities contribute to neighbourhood desirability and support the property's appeal to young families and active retirees. The presence of established schools at both primary and secondary levels further strengthens the neighbourhood's proposition for buyers with children, underpinning demand stability across economic cycles.

Pricing and Market Positioning

Units at 825 Yishun Street 81 are priced from S$488,000, positioning the development competitively within Yishun's current resale market. This price point reflects the neighbourhood's established status, proximity to MRT infrastructure, and the practical utility of the two-bedroom configuration. When evaluated on a price-per-square-foot basis, the development sits within the range typical of mature HDB estates in the North region that benefit from MRT connectivity, offering reasonable value relative to recent transaction data in adjacent precincts.

The pricing remains accessible to HDB upgraders transitioning from smaller units and to first-time buyers entering the resale market with accumulated savings and CPF balances. The affordability profile also maintains investment appeal for landlords seeking to build property portfolios with moderate acquisition costs and potential rental income generation from the strong demand pool of young professionals and families in the northern corridor.

Investment and Rental Yield Considerations

For investors evaluating 825 Yishun Street 81 as an acquisition, the development presents a diversified tenant base opportunity. The combination of MRT proximity, mature neighbourhood amenities, and reasonable pricing attracts renters across multiple demographic segments—fresh graduates sharing flats, young couples, and small families. The two-bedroom format is particularly popular in the rental market, as it accommodates both couples and small families without the premium pricing demanded by larger units.

Rental yields for two-bedroom HDB units in established Yishun locations have historically ranged between 3.5 and 4.5 percent gross, dependent on exact unit condition, floor level, and stack position. The proximity to Khatib MRT provides a tailwind for lettings, as commuters actively seek properties within convenient walking distance of MRT stations. However, rental yields remain sensitive to broader economic conditions, interest rate cycles, and the supply of competing rental stock in adjacent neighbourhoods, so investors should conduct thorough tenant demand analysis before committing capital.

Lease Tenure and Long-Term Asset Viability

HDB flats at 825 Yishun Street 81 are held on 99-year leasehold tenure, a standard structure for Housing and Development Board properties. The 99-year lease model has proven resilient across multiple property cycles, and the government's framework for lease extension and enhancements supports long-term asset viability. However, as the lease ages beyond 80 years, potential resale pools may narrow and capital value growth may decelerate, as some buyer segments become reluctant to acquire properties with significantly depleted lease periods.

Current development status suggests the lease tenure remains sufficiently robust for both owner-occupiers planning to reside long-term and investors with medium-to-long holding horizons. Buyers should remain cognisant of lease decay mechanics and factor this consideration into their exit planning, particularly if intending to hold the asset beyond 20 or 25 years. The government's historical support for lease renewal mechanisms has mitigated acute lease depreciation risk, but individual buyers should independently verify lease status and remaining tenure duration at point of acquisition.

Financing and Affordability Assessment

The price range from S$488,000 aligns with financing parameters accessible to most eligible HDB buyers utilising CPF and mortgage combinations. At this price point, buyers with accumulated CPF balances of S$100,000 to S$150,000 and stable employment can typically secure mortgages covering 80 to 90 percent of the purchase price, with the remainder funded through CPF ordinary account withdrawals and modest cash outlay. The Total Debt Servicing Ratio (TDSR) framework, which caps monthly debt obligations at 60 percent of gross income, remains non-binding for most buyer profiles at this price tier, provided household income exceeds approximately S$5,000 monthly.

Buyers should model financing scenarios based on their individual CPF balances, existing debt obligations, and preferred loan tenure. Thirty-year mortgages remain standard for HDB purchases, spreading repayments across a lengthy amortisation period and improving monthly cash flow management. Interest rate sensitivity is worth modelling, particularly given the current inflationary environment; a 1 percent rise in mortgage rates increases monthly repayments by approximately S$200 to S$250 for typical borrowers, so conservative financial planning is advisable.

Comparable Developments and Competitive Landscape

825 Yishun Street 81 operates within a competitive landscape of nearby HDB estates in Yishun and adjacent neighbourhoods. Comparable two-bedroom units in nearby blocks command similar price ranges, though slight variations reflect specific amenity access, floor levels, and unit stack positioning within each estate. Properties in Yishun Central and properties closer to Yishun MRT station (NS13) may command modest premiums, whilst estates further from MRT infrastructure trade at discounts.

The development benefits from its central positioning within the Yishun precinct, avoiding both the premium pricing of the most convenient stacks and the discounts applied to more remote blocks. This middle positioning supports balanced resale potential and rental attractiveness without requiring premium pricing to secure buyer interest or tenant inquiries.

Suitability Across Buyer Segments

First-time HDB buyers benefit from the accessible price point, practical unit sizes, and mature neighbourhood environment that reduces demand for extensive personalisation or renovation. Upgraders transitioning from one-bedroom flats appreciate the additional space and modern configurations typical of this development. Young families value the proximity to schools, parks, and shopping facilities that characterise Yishun as a family-friendly neighbourhood. Investors seeking entry-level rental properties with reasonable acquisition costs and diversified tenant appeal find the development attractive relative to larger units commanding premium pricing. Retirees downsizing from larger HDB or private properties appreciate the manageable maintenance profile, established community services, and walkable neighbourhood character that supports active retirement lifestyles.

Future Market Dynamics and Development Pipeline

Yishun has reached maturity as a residential district, meaning future supply growth will likely be constrained relative to emerging new towns. This scarcity dynamic, coupled with the established amenity base and MRT connectivity, supports long-term capital appreciation potential. However, broader HDB market dynamics remain subject to macroeconomic factors, interest rate cycles, and government policy regarding housing supply and lease extension frameworks. Buyers should monitor Urban Redevelopment Authority announcements regarding any future estate renewal initiatives, which could either enhance neighbourhood appeal or introduce market uncertainty during transitional periods.

The stability of a mature estate like Yishun contrasts with the volatility sometimes observed in newer towns experiencing rapid densification or evolving amenity profiles. This stability appeals to conservative buyers and investors prioritising predictable asset value trajectories over speculative upside.

Frequently Asked Questions

What is the estimated gross rental yield for two-bedroom units at 825 Yishun Street 81?

Two-bedroom HDB flats in established Yishun locations near MRT stations typically generate gross rental yields between 3.5 and 4.5 percent annually, depending on specific unit condition, floor positioning, and stack desirability. At the current price range from S$488,000, a gross yield of 4 percent translates to approximately S$1,950 monthly rental income, which aligns with typical market rents for comparable units in the neighbourhood. Actual yields will vary based on individual unit specifications and market rental cycles; properties with superior views, higher floor positioning, or units on less noisy stacks may command rental premiums of 5 to 10 percent above baseline market rates. Investors should validate rental demand by consulting recent lettings data from the neighbourhood and accounting for periodic vacancy periods and maintenance costs that reduce net yield to approximately 2.5 to 3.5 percent after all outgoings.

How does the S$488,000 price point compare to recent price-per-square-foot transactions in Yishun?

At S$488,000 for approximately 785 square feet, units at 825 Yishun Street 81 trade at roughly S$621 per square foot, positioning the development squarely within the current Yishun HDB market where comparable two-bedroom units typically range from S$600 to S$650 per square foot depending on proximity to MRT, unit condition, and floor level desirability. Recent transactions in neighbouring blocks within Yishun confirm this pricing is competitive and reflects fair market value for the location and specifications offered. Units closer to Khatib MRT station or positioned on higher floors or preferred stacks may command premiums of 3 to 5 percent above this baseline, whilst units on lower floors or less convenient stacks may trade at modest discounts of 2 to 3 percent. The pricing strategy at 825 Yishun Street 81 avoids both premium and discount categories, making it an attractive entry point for buyers seeking fair-value acquisition without premium-quality arguments or discount-driven compromises.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens purchasing as a second residential property?

Singapore Citizens acquiring a second residential property, including HDB flats at 825 Yishun Street 81, incur ABSD at the current rate of 20 percent on the purchase price, calculated on top of standard Buyer's Stamp Duty and other conveyancing costs. For a property priced at S$488,000, the ABSD liability amounts to S$97,600, substantially increasing the total acquisition cost and reducing available funds for mortgage deposit or renovation. This 20 percent duty is payable upfront upon execution of the option to purchase and represents a significant financial consideration for upgraders or investors expanding property portfolios. Buyers should factor ABSD into their total cost-of-ownership calculations and ensure financing arrangements accommodate both the mortgage principal and the ABSD outlay. Some buyers utilise CPF balances to cover ABSD liability, though this reduces available CPF funds for mortgage servicing and may require larger cash contributions to satisfy financing conditions.

What lease decay risk exists, and how might remaining 99-year tenure affect long-term resale value?

825 Yishun Street 81 units are held on 99-year HDB leasehold tenure, which remains a robust structure for capital preservation and resale demand during the first 60 to 70 years of the lease cycle. As leases age beyond 80 years, resale pools gradually narrow and capital appreciation typically decelerates, as certain buyer segments (particularly banks' mortgage eligibility and conservative purchasers) become reluctant to finance or acquire properties with significantly depleted lease periods. However, the Singapore government has consistently supported lease renewal and enhancement mechanisms for HDB properties, and there is established policy framework permitting lease extension and estate rejuvenation, which has historically mitigated acute depreciation risk. Current tenure status means the development remains well-positioned for both owner-occupiers and investors with medium-to-long term holding horizons, but buyers should independently verify remaining lease duration and factor gradual lease decay into 20-to-30-year exit planning strategies. Properties held beyond 60 years from now may face headwinds in capital appreciation, though government policy continuity remains the most critical variable in long-term tenure risk assessment.

How does proximity to Khatib MRT station influence demand, rental appeal, and capital appreciation potential?

MRT proximity is a primary driver of HDB asset value and rental demand; properties within a six-minute walk to an MRT station consistently command stronger resale interest and demonstrate more resilient capital values across property cycles compared to locations requiring 15-to-20-minute commutes. Khatib station on the North-South Line is a major transport artery serving central business districts and employment nodes across the island, ensuring reliable commuter demand and tenant traffic for rental units. The walkability advantage reduces reliance on private transport, appeals to younger demographics and car-free households, and supports rental yields by attracting a broad tenant pool of commuting professionals and students. Historical data demonstrates that HDB units within 500 metres of an MRT station experience capital appreciation 0.5 to 1 percent faster annually compared to less-connected estates, translating to meaningful long-term value growth. The transport infrastructure also protects against neighbourhood deterioration risks, as MRT connectivity ensures sustained demand regardless of local amenity changes, positioning 825 Yishun Street 81 as a relatively defensive investment within the HDB market.

Which buyer profiles—first-timers, upgraders, investors, HNW individuals—are best suited to 825 Yishun Street 81?

First-time HDB buyers benefit most from the accessible price point, practical unit sizes, mature neighbourhood, and established amenity ecosystem that requires minimal renovation and supports immediate occupancy. Upgraders transitioning from one-bedroom flats appreciate the additional space and modern configurations, and the neighbourhood's family-friendly character appeals to those starting or expanding families. Investors seeking entry-level rental properties value the accessible acquisition cost, diversified tenant appeal of two-bedroom units, strong MRT connectivity supporting rental demand, and reasonable gross yields of 3.5 to 4.5 percent. HNW individuals or established investors may find the price point and unit size less suitable relative to larger properties or premium neighbourhood alternatives, though strategic buyers with portfolio diversification objectives appreciate the stable capital appreciation profile and lower leverage requirements. Young professionals commuting to central districts value the MRT convenience and mature amenity base, making them a strong tenant pool for rental acquisition strategies. Retirees downsizing from larger properties appreciate the manageable maintenance profile and walkable neighbourhood character supporting active retirement lifestyles.

What TDSR and mortgage financing headroom exists at the S$488,000 price point for typical buyer profiles?

At S$488,000 purchase price with a 20 percent down payment (S$97,600) funded via CPF and cash, a buyer requires a S$390,400 mortgage, which on a 30-year loan at 2.8 percent interest translates to approximately S$1,630 monthly repayment. The Total Debt Servicing Ratio (TDSR) framework caps total monthly debt at 60 percent of gross household income, meaning a buyer requires minimum gross monthly income of approximately S$2,717 to clear TDSR limits with no other existing debts. Most eligible HDB buyers with stable employment easily satisfy this threshold, providing comfortable financing headroom and flexibility to accommodate interest rate rises or future debt obligations. Buyers with household income of S$4,000 to S$5,000 monthly experience particularly favourable debt servicing ratios, with TDSR utilisation of only 35 to 40 percent, leaving capacity for emergency cash flow management or future credit commitments. However, buyers with lower income levels or existing personal loans, car financing, or credit card balances may face tighter TDSR constraints, requiring larger down payments or longer mortgage tenures to achieve eligibility. Conservative financial planning incorporating 1 to 1.5 percent interest rate buffer is advisable to ensure payment sustainability across economic cycles.

How does 825 Yishun Street 81 compare to competing two-bedroom developments in nearby Yishun and adjacent areas?

825 Yishun Street 81 competes directly with two-bedroom units in nearby HDB blocks within Yishun, with comparable properties trading at similar price ranges of S$480,000 to S$510,000, depending on specific stack positioning, floor level, and unit condition. Developments closer to Yishun MRT station (NS13) may command premiums of 5 to 8 percent over the current pricing, whilst estates positioned further from MRT infrastructure trade at discounts of 3 to 5 percent. The current development benefits from central positioning within the Yishun precinct, offering proximity to major MRT connectivity without the premium pricing demanded by the most convenient stacks. Compared to newly completed or upcoming HDB developments in emerging estates like Tengah or Punggol, 825 Yishun Street 81 trades at comparable pricing but offers the advantage of an established amenity ecosystem and proven neighbourhood stability, appealing to buyers prioritising certainty over novelty. When evaluated against private housing alternatives at similar price points, HDB flats at this location offer superior absolute affordability, CPF funding eligibility, and lower ongoing property taxes, though private developments may offer premium amenities and leasehold tenure advantages.

Which unit stacks, floor levels, or positions within 825 Yishun Street 81 offer the best value proposition?

Mid-level floor positions (floors 10 to 20) typically represent optimal value at 825 Yishun Street 81, balancing accessibility (avoiding excessive staircase or lift waits), view quality, and reasonable pricing without the premium applied to higher floor units. Units positioned away from road-facing facades or noisy stacks attract modest discounts of 2 to 4 percent relative to quiet, park-facing positions, making them attractive for value-conscious buyers prioritising acquisition cost over marginal noise or view benefits. Corner units or units on preferred stacks (those with superior light exposure or landscaping views) command premiums of 3 to 6 percent, reflecting market preference for these configurations amongst owner-occupiers and quality-focused renters. Lower-floor units (floors 1 to 5) often trade at discounts of 5 to 8 percent relative to mid-level alternatives due to reduced privacy, lower natural ventilation, and reduced view quality, creating bargain opportunities for investors prioritising yield over personal occupancy comfort. Investors should evaluate specific unit positions against rental demand data for similar configurations; units positioned to appeal to young couples or first-timers (quiet, moderate floor, park-facing) often command rental premiums of 5 to 10 percent above baseline rates, offsetting any acquisition discounts within 2 to 3 years of rental operation.

What is the future supply pipeline and development outlook for Yishun, and how might it affect property values at 825 Yishun Street 81?

Yishun has matured into an established residential district with limited remaining development capacity, meaning future supply growth will likely be constrained relative to emerging new towns, supporting long-term scarcity-driven capital appreciation potential. The Urban Redevelopment Authority has not announced major new housing projects within Yishun in the near term, suggesting the neighbourhood will experience gradual population stability rather than rapid densification seen in growth corridors like Sengkang or Jurong. This supply constraint provides a structural tailwind for existing properties, as incremental demand from upgrades, family formation, and migration into the northern corridor will compete for a relatively stable housing stock. However, broader HDB market dynamics remain subject to macroeconomic factors, interest rate cycles, and government housing policies; any future shift toward lease extension enhancements or estate rejuvenation initiatives could either strengthen neighbourhood appeal or introduce market uncertainty during transitional periods. Yishun's maturity offers relative stability and predictability for conservative capital appreciation strategies, contrasting with volatility sometimes observed in emerging estates experiencing rapid amenity evolution or policy changes. Buyers should monitor URA announcements and regional development plans, but the current outlook supports steady, moderate capital growth rather than speculative upside, making 825 Yishun Street 81 suitable for investors prioritising capital preservation and stable yields over aggressive appreciation.

[For Sale] Hdb Flat At Yishun Street 81 — From S$488K