Type

Units

Min Area

Price Range

4 BR

1313 sqft

S$1000K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1000K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$200K on this acquisition.
Located 13 min (1.06 km) from NS18 Braddell 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.

136 Bishan Street 12: A Well-Positioned HDB Development in Bishan

136 Bishan Street 12 represents a significant opportunity within Singapore's established Bishan neighbourhood, offering spacious public housing options designed for families seeking practical living arrangements combined with excellent connectivity. Situated in the heart of one of Singapore's most mature and sought-after residential districts, this development provides access to the wider amenities, transport infrastructure, and community facilities that define the Bishan experience. The neighbourhood has long been favoured by upgraders transitioning from smaller properties and families requiring multiple bedrooms, making this development an attractive proposition for both first-time buyers and those stepping up the property ladder.

The proximity to Braddell MRT Station (NS18) is a defining feature of this address, positioning residents just over one kilometre away from this North-South Line interchange. This distance—approximately thirteen minutes on foot—places the development within comfortable walking range for daily commuters, whilst the station itself serves as a critical hub connecting to the central business district, major employment centres, and educational institutions across Singapore. The North-South Line's integration with other major transport corridors means that residents enjoy seamless connectivity whether commuting to the east coast, Orchard, or further north towards Yishun and beyond.

Space and Configuration for Growing Families

Units within this development range from generous four-bedroom configurations, each thoughtfully laid out to maximise functionality and liveability. The typical floor plate of approximately 1,313 square feet provides ample scope for family living, with dual bathrooms catering to the practical needs of multi-generational or larger households. This spaciousness distinguishes 136 Bishan Street 12 from smaller, older public housing stock elsewhere in the district, making it particularly appealing to families who prioritise room for children, extended family visits, or home-based work arrangements that have become increasingly common in Singapore's residential market.

The scale of these units also offers flexibility in interior design and furnishing choices, allowing owners to tailor spaces according to personal preferences rather than working within tight spatial constraints. Whether configured as a formal dining area, study nook, or additional living zone, the breathing room within these flats supports lifestyle choices that smaller units cannot accommodate, contributing to long-term satisfaction and reduced pressure to upgrade again within a short timeframe.

Neighbourhood Character and Local Amenities

Bishan is renowned as one of Singapore's most established and family-friendly residential precincts, characterised by tree-lined streets, extensive park connectors, and a mature community infrastructure that has been refined over decades. The neighbourhood hosts multiple primary and secondary schools, numerous shopping centres including The Bishan, and a comprehensive network of hawker centres, wet markets, and dining establishments that cater to diverse culinary preferences. These community assets are not merely superficial attractions; they represent genuine convenience factors that enhance daily life and contribute meaningfully to property values over time.

The presence of Bishan Park and the surrounding nature reserves adds significant quality-of-life value, offering residents accessible recreational space for jogging, cycling, and family outings without necessitating travel to distant parks. This combination of urban convenience and green space access is increasingly rare in Singapore's higher-density districts, positioning Bishan as a neighbourhood where families can enjoy both practical amenities and genuine outdoor recreation within their immediate vicinity.

Investment Considerations and Capital Appreciation Potential

HDB properties in mature, well-connected neighbourhoods such as Bishan have historically demonstrated resilient capital appreciation, particularly when lease tenure remains robust and transport connectivity strengthens through successive MRT extensions and service improvements. The North-South Line's ongoing integration with emerging transport infrastructure—including the planned cross-island extensions—suggests that Braddell's strategic importance may increase over time, potentially supporting long-term demand for properties within its catchment. For investors and owner-occupiers alike, understanding the trajectory of both public transport development and wider district upgrading initiatives is essential to assessing the medium to long-term value proposition of holdings in this location.

The transition of Bishan from a predominantly young neighbourhood to one increasingly populated by families seeking to age in place has created a multi-generational demand cycle that supports consistent capital appreciation. Properties positioned to accommodate extended families or provide suitable configurations for downsizers represent particular value opportunities, as these demographic cohorts typically command strong purchasing power and are less price-sensitive than first-time buyers navigating tighter financing constraints.

Financing and Affordability Framework

Units at 136 Bishan Street 12, positioned at competitive price points within the four-bedroom HDB segment, generally fall within the lending appetite of both institutional and private finance providers. For buyers assessing Total Debt Service Ratio (TDSR) headroom, the development's pricing structure typically allows borrowers with moderate to good incomes to secure mortgage facilities covering 75 to 80% of purchase value, with the remainder satisfied through Central Provident Fund (CPF) withdrawals and cash equity. This financing accessibility remains a key distinction of HDB investments compared to private residential alternatives, broadening the pool of potential buyers and supporting market liquidity over time.

First-time buyers utilising the Housing Development Board's concessional lending schemes and CPF withdrawal entitlements often find four-bedroom public housing configurations at this price point represent the optimal balance between space, location, and total acquisition cost, including stamp duties and ancillary fees. For second-property acquirers, understanding the implications of Additional Buyer's Stamp Duty (ABSD) at 20% on top of base stamp duty becomes essential to financial planning, though HDB acquisitions generally attract a more favourable tax treatment compared to private residential purchases in equivalent locations.

Lease Tenure and Resale Dynamics

As an HDB property, 136 Bishan Street 12 units carry a lease tenure that warrants careful consideration, particularly for buyers intending to hold for extended periods or planning to pass ownership to subsequent generations. The Housing Development Board's lease reset and resale framework provides mechanisms for lease extension and renewal, though buyers should remain informed regarding the Board's published policies on lease reset eligibility and associated costs. Understanding these mechanisms is particularly relevant for investors targeting properties as part of long-term wealth accumulation strategies, as lease dynamics directly influence both resale value trajectories and financing availability at successive valuation points.

Competitive Positioning Within Bishan

Within the broader Bishan HDB market, 136 Bishan Street 12 occupies a competitive position based on its proximity to Braddell MRT, modern unit configurations, and amenity provision. Recent transactional evidence across comparable four-bedroom units in the Bishan precinct provides useful benchmarking data for assessing price per square foot metrics and understanding how per-unit costs compare across different blocks and stack positions. Properties commanding premium valuations typically demonstrate advantages in unit orientation (corner units and higher floors commanding natural light and privacy premia), proximity to lift lobbies, and access to upgrading works or recent renovations undertaken by either the Housing Development Board or private leaseholders.

The development's competitive context extends beyond immediate neighbours to encompass the wider Bishan-Braddell market, where newer launches in adjacent precincts and infill developments may offer alternative configurations and price points. For discerning buyers, conducting comparative analysis across these competing options ensures informed decision-making and optimal capital deployment, particularly for large acquisitions representing substantial proportions of overall wealth.

Future Outlook and District Evolution

Bishan continues to evolve as a neighbourhood, with ongoing infrastructure projects, commercial developments, and community upgrading initiatives supporting sustained demand for residential properties in well-positioned locations. The planned expansion of Singapore's transport network, including future-phase extensions and improvements to existing MRT corridors, suggests that the district's connectivity and accessibility advantages may strengthen further over the coming decade. For property owners and investors with medium to long-term horizons, these trajectories support constructive outlooks regarding capital preservation and appreciation potential, provided that properties are selected with careful consideration of location-specific advantages and buyer profile alignment.

Frequently Asked Questions

What is the estimated rental yield if I purchase a unit at 136 Bishan Street 12 as an investment property?

Rental yields on four-bedroom HDB properties in Bishan typically range between 2.5% and 3.5% per annum, depending on precise unit configuration, floor level, and market conditions at the time of acquisition. At the current price point of approximately S$999,999 for a four-bedroom unit, this translates to monthly rental expectations ranging from S$2,000 to S$2,900, depending on tenant demand and unit presentation standards. The development's proximity to Braddell MRT and concentration of family-oriented amenities make it attractive to both owner-occupiers and tenants seeking practical, well-located family accommodation, though investors should account for HDB resale restrictions and tenant profile considerations when modelling long-term yield expectations. Comparative analysis of recent lettings in similar Bishan blocks provides the most reliable baseline for projecting realistic rental income rather than adopting speculative yield assumptions.

How does the pricing at 136 Bishan Street 12 compare to recent per-square-foot transactions in Bishan?

Recent transactional evidence across comparable four-bedroom HDB units in Bishan indicates per-square-foot price ranges between S$760 and S$830, with the precise value determined by unit orientation, floor level, and proximity to lift lobbies and MRT access points. At S$999,999 for approximately 1,313 square feet, 136 Bishan Street 12 units price out at roughly S$761 per square foot, positioning them competitively within the current market range for this segment. Price-per-square-foot metrics vary across different blocks and precincts within Bishan depending on factors including age of building, extent of upgrading works, and specific amenity access, making direct comparisons essential to assessing whether particular units represent fair value relative to alternatives. Buyers should cross-reference pricing across multiple comparable transactions to establish appropriate benchmarking and avoid overpaying relative to recent market activity.

What are the Additional Buyer's Stamp Duty implications for Singapore Citizens purchasing a second residential property here?

Singapore Citizens acquiring a second residential property, including HDB units at 136 Bishan Street 12, are subject to Additional Buyer's Stamp Duty (ABSD) at 20% on top of the standard stamp duty payable on the purchase price. For a property purchased at S$999,999, this equates to ABSD of approximately S$199,998, adding materially to total acquisition costs beyond the base purchase price, mortgage amount, and standard stamp duties. Unlike private residential transactions where ABSD rates escalate based on property value and ownership history, HDB acquisitions carry a flat 20% ABSD rate for second-property Singapore Citizens, making precise cost modelling essential before proceeding to offer stage. First-time buyers are exempt from ABSD entirely, creating a meaningful financial advantage for owner-occupiers purchasing their first HDB unit, whilst investors and upgraders must factor this 20% ABSD liability into financing arrangements and expected return calculations to ensure transaction economics remain viable.

What lease decay risks should I consider, and how does remaining tenure affect resale value?

As an HDB property, 136 Bishan Street 12 units carry a lease tenure managed by the Housing Development Board, with decay dynamics differing from private residential leasehold arrangements but remaining relevant to long-term value preservation. HDB's lease reset and resale policies provide mechanisms for lease extension and renewal, though buyers should familiarise themselves with the Board's published frameworks regarding eligibility criteria, reset timelines, and associated costs to understand implications for properties held beyond standard holding periods. Lease decay becomes increasingly relevant for investors and multigenerational families planning to retain properties for 40, 50, or more years, as financing institutions may adjust loan-to-value ratios and lending appetite as properties approach minimum lease thresholds, potentially constraining future resale liquidity. For most buyer profiles holding properties across typical 20 to 30-year investment horizons, lease considerations remain manageable provided that properties are selected with sufficient tenure buffer and buyers remain informed regarding the Housing Development Board's published policies on lease management and extension mechanisms.

How does proximity to Braddell MRT Station (NS18) influence demand and capital appreciation for this development?

Braddell MRT Station's position on the North-South Line places it within a critical transport corridor serving the central business district, major employment centres, and educational institutions, making stations within its catchment consistently sought-after by commuters and families prioritising connectivity. The thirteen-minute walking distance from 136 Bishan Street 12 positions the development comfortably within acceptable pedestrian range, supporting daily commuting patterns and reducing reliance on private vehicle ownership, particularly for households with working adults commuting to central locations or northern suburbs. Historically, HDB properties within walking distance of MRT stations demonstrate superior capital appreciation trajectories compared to equivalent properties requiring bus or longer-distance transport access, reflecting the premium value that occupiers assign to convenient mass transit connectivity. Future enhancements to the North-South Line or integration with emerging transport infrastructure—including potential cross-island connections—may further strengthen the station's strategic importance and support sustained long-term demand for properties within its immediate catchment, though such projections should be treated as supplementary to current valuation analysis rather than primary appreciation drivers.

Who are the ideal buyer profiles for properties at 136 Bishan Street 12?

Upgraders transitioning from two to three-bedroom HDB units represent a core buyer profile for four-bedroom properties at this development, leveraging existing CPF balances, accumulated equity, and established housing finance relationships to acquire substantially larger units without significantly extending mortgage terms. Multi-generational families seeking to accommodate extended relatives or provide independent living spaces within a single property benefit meaningfully from the spacious configurations offered at 136 Bishan Street 12, particularly families with elderly parents, adult children, or frequent visiting relatives who require dedicated accommodation. First-time buyers with household incomes supporting mortgage qualification and CPF withdrawal entitlements sufficient to cover the equity component may find four-bedroom properties at this price point accessible, particularly if household composition already extends to three or four persons, making the larger unit size immediately practical rather than speculative. Investors seeking rental yields and capital appreciation through HDB acquisitions also represent a relevant buyer cohort, though they must carefully model rental income expectations, account for 20% ABSD liability, and understand tenant selection criteria within the HDB resale framework to ensure transaction economics deliver target returns.

What Total Debt Service Ratio (TDSR) headroom and financing accessibility should I expect at this price point?

Four-bedroom HDB units at 136 Bishan Street 12, priced at approximately S$999,999, typically fall within readily financeable parameters for buyers with household incomes of S$8,000 to S$12,000 monthly or higher, as mortgage amounts at 80% loan-to-value equate to approximately S$800,000, requiring monthly servicing costs of roughly S$3,500 to S$4,000 depending on prevailing interest rates and mortgage tenure. TDSR limits capped at 60% for HDB borrowers imply that households must demonstrate gross monthly incomes of at least S$5,800 to S$6,700 to service this mortgage level whilst remaining within regulatory lending parameters, with higher incomes providing additional headroom for competing obligations including car loans, credit card facilities, and other debt facilities. CPF withdrawal entitlements provide meaningful advantage to HDB buyers, allowing substantial portions of purchase price to be settled from accumulated retirement savings rather than cash equity or mortgage borrowing, thereby reducing financing pressure and freeing cash resources for contingencies, renovations, or other purposes. Borrowers should engage with HDB-approved financial institutions to obtain formal pre-qualification assessments confirming lending eligibility and available facility amounts before proceeding to property search or offer stage, ensuring that subsequent offers remain within financing capacity and reducing risk of failed transactions due to unexpected lending constraints.

How does 136 Bishan Street 12 compare to competing HDB developments in nearby precincts?

Within the immediate Bishan precinct, competing four-bedroom HDB blocks offer similar unit configurations and comparable price ranges, though specific advantages vary based on individual block attributes including age, extent of recent upgrading works, lift access arrangements, and proximity to shops, schools, and transport infrastructure. Blocks situated further from Braddell MRT typically offer modest price advantages reflecting reduced transport accessibility, making them potentially suitable for buyers prioritising space and value over commuting convenience, though transactional evidence suggests that transport proximity commands sufficient valuation premium to justify 136 Bishan Street 12's positioning. Alternative developments in adjacent precincts including Ang Mo Kio and Serangoon offer comparable unit types and price points but may sacrifice Bishan's established neighbourhood character and mature amenity profile in favour of newer housing stock or alternative location-specific advantages. Buyers conducting systematic comparison across multiple competing options benefit from broader market perspective and enhanced confidence in purchase decisions, rather than anchoring valuation assessments to single examples or limited transactional data, particularly for acquisitions representing substantial proportions of overall household wealth.

Which unit stacks or floor levels typically represent the best value for money at this development?

Mid-range floors between the third and seventh levels typically offer optimal value-for-money propositions at 136 Bishan Street 12, balancing natural light, privacy, and accessibility benefits against the premium pricing commanded by highest-level units and the practical inconveniences of ground-floor or low-level properties exposed to greater noise and reduced seclusion. Corner units and properties with direct access to lift lobbies command identifiable pricing premiums reflecting preferred orientation, natural light advantages, and enhanced privacy compared to interior units on identical floors, making interior units on preferred floors potentially superior value relative to corner units on less desirable levels. Ground-floor and first-level units often trade at discounts reflecting noise exposure, security considerations, and reduced amenity appeal, though buyers prioritising accessibility or family members with mobility considerations may find these units appropriately valued despite lower absolute prices. Buyers should physically inspect multiple units across different floor levels and stack positions to develop personal preferences informed by actual sight lines, natural light characteristics, and lifestyle factors before committing to offers, as individual preferences and family circumstances ultimately determine optimal stack and level choices more reliably than generic valuation guidance.

What is the future supply pipeline for HDB properties in the Bishan district, and how might new supply affect property values?

The Housing Development Board's published Build-To-Order (BTO) and non-BTO programme pipeline for the Bishan district includes moderate new supply projected across the coming five to seven years, reflecting Singapore's balanced approach to ensuring housing availability whilst managing price pressures in established neighbourhoods. New HDB supply in adjacent precincts and within the wider Bishan-Ang Mo Kio zone may exert moderate downward pressure on prices for older stock in less advantageous positions, though properties like 136 Bishan Street 12 positioned near Braddell MRT and within mature amenity-rich neighbourhoods typically demonstrate resilience against new supply competition by maintaining distinctly preferable location and accessibility characteristics. The mix of new supply—encompassing BTO units attracting price-sensitive first-time buyers and non-BTO properties targeting upgraders and owner-occupiers—suggests that market segmentation will sustain distinct pricing tiers, with mature, well-located properties potentially appreciating relative to new but less conveniently situated alternatives. Buyers should monitor the Housing Development Board's published project pipeline and track when new supply enters market to assess whether 136 Bishan Street 12 units maintain valuation advantages over emerging alternatives, though the development's MRT proximity and neighbourhood maturity position it competitively relative to most new supply launching at comparable or premium price points in less accessible locations.

[For Sale] Hdb Flat At 136 Bishan Street 12 — From S$1000K