Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$868K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$868K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$174K on this acquisition.
Located 8 min (680 m) from NS17 Bishan MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

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.

105 Bishan Street 12: A Mature HDB Development in Singapore's Central Zone

105 Bishan Street 12 stands as an established Housing and Development Board project situated in one of Singapore's most accessible residential neighbourhoods. Located in Bishan, the development enjoys strategic positioning within the broader context of Singapore's public housing landscape, offering residents a balanced combination of urban convenience and community stability. The project comprises multiple units spread across its blocks, catering to a diverse range of buyer profiles from first-time homebuyers to upgraders seeking well-appointed family residences in an established area.

The development's location represents a significant advantage for those prioritising ease of commute and lifestyle accessibility. Situated approximately 680 metres or an eight-minute walk from NS17 Bishan MRT Station, residents benefit from seamless connectivity to the North-South Line, which links directly to major employment hubs, shopping districts, and educational institutions across the island. This proximity to mass rapid transit infrastructure has historically supported steady resale demand and rental interest, as the area remains desirable for working professionals and families who value time efficiency in their daily routines.

Unit Specifications and Living Space

Units within this development are predominantly configured as three-bedroom, two-bathroom residences, offering approximately 1,119 square feet of living area. This floor plan size sits comfortably within the mid-range for HDB flats, providing adequate space for family living without excessive maintenance demands. The layout typically accommodates growing families or those seeking additional room for flexible work-from-home arrangements, which has become increasingly important in Singapore's evolving residential preferences. Built-in storage and practical design reflect HDB's focus on maximising functionality within urban living constraints.

Pricing and Market Positioning

Current offerings at 105 Bishan Street 12 commence from approximately S$868,000, positioning the development within an accessible range for upgraders moving from smaller HDB units and investors seeking rental-yielding assets in established neighbourhoods. This price point reflects the maturity of the development and its location within a well-serviced residential district, rather than speculative new-launch premiums. Compared to newer developments in central Singapore, units here offer genuine value to buyers prioritising location stability and proven community infrastructure over architectural novelty. The mid-market positioning also means financing accessibility remains relatively straightforward for eligible Singaporean purchasers meeting standard mortgage criteria.

Transport Connectivity and Neighbourhood Context

Beyond the immediate proximity to Bishan MRT Station, the development benefits from its position within a neighbourhood rich in local amenities and interconnected transport options. The area hosts numerous schools, both primary and secondary, making it particularly appealing to families with education-stage children. Shopping facilities, including the established Bishan shopping precinct, sit within convenient distance, whilst neighbourhood parks and community centres provide recreational and social infrastructure. The maturity of the area means residents also enjoy established residential rhythms and well-developed local support networks, reducing the uncertainty sometimes associated with emerging developments.

Investment Potential and Rental Yield Considerations

For investors viewing 105 Bishan Street 12 as a rental asset, the established nature of the neighbourhood and transport accessibility present genuine yield-generating characteristics. The proximity to Bishan MRT Station means rental demand from young professionals, expatriates, and small families remains relatively consistent, as commuting efficiency remains a primary driver of accommodation choice in Singapore. Three-bedroom units particularly appeal to larger rental households, including multigenerational families and shared-living arrangements, potentially supporting more stable rental returns than smaller configurations. Historical rental trends in Bishan suggest reasonable absorption rates and stable occupancy periods, though yields will ultimately depend on individual unit condition and specific lease terms negotiated.

Resale Dynamics and Capital Consideration

The resale market for HDB units at 105 Bishan Street 12 reflects the broader dynamics of mature Central Region properties. Units in this locality have demonstrated resilience in resale valuation, supported by consistent demand from owner-occupiers and investors alike. The eight-minute walk to an MRT station represents a significant competitive advantage in HDB resale markets, as transport accessibility remains one of the most material factors influencing buyer behaviour and capital appreciation trajectories. Whilst future price growth may be more moderate than emerging estate developments, the underlying demand stability and low probability of neighbourhood deterioration make these units defensible long-term holdings for both owner-occupiers and portfolio investors.

Financing and Buyer Eligibility

Singapore Citizens and Permanent Residents meeting Housing and Development Board's eligibility criteria can access Central Provident Fund (CPF) utilisation and concessional housing loans for purchases at 105 Bishan Street 12. First-time homebuyers benefit from enhanced CPF withdrawal limits and grant schemes specific to their circumstances, though individual entitlements depend on household composition and existing property ownership. Second-property purchasers should note that Additional Buyer's Stamp Duty of 20% applies to Singapore Citizens acquiring a second residential property, materially increasing the total acquisition cost and warranting careful financial modelling before commitment. Mortgage availability generally remains straightforward for units at this price point, with most financial institutions offering competitive rates and flexible tenure options aligned to HDB lease remaining periods.

Suitability Across Different Buyer Profiles

First-time homebuyers find substantial value at 105 Bishan Street 12, particularly those prioritising transport accessibility and established neighbourhood stability over architectural prestige or newness. The pricing allows younger buyers to enter ownership without overextending financing capacity, whilst the MRT proximity supports long-term lifestyle sustainability as careers and family circumstances evolve. Upgraders transitioning from smaller units appreciate the additional bedroom and bathroom configuration alongside the mature neighbourhood infrastructure, making the move genuinely feel like quality-of-life advancement rather than mere lateral displacement. Investors recognise the rental appeal and predictable demand drivers, though they must carefully evaluate yields against competing opportunities in different HDB estates or property classes.

Market Outlook and District Supply Considerations

Bishan's position as a mature, established estate means future supply within the immediate vicinity remains relatively limited, supporting underlying demand sustainability for existing units. The Housing and Development Board's focus on regeneration initiatives and upgrading programmes in mature estates suggests potential value-add through infrastructure improvements and environmental enhancements, though such improvements generally benefit all residents rather than creating speculative appreciation. Broader Central Region demand from working professionals and families seeking convenient urban living will likely maintain baseline interest in accessible HDB units like those at 105 Bishan Street 12, even as newer estates emerge in other districts. The relative absence of upcoming large-scale supply competition within the immediate 1-2 kilometre radius represents a stabilising factor for resale valuations.

105 Bishan Street 12 represents practical, accessible housing within one of Singapore's most established residential areas. The development delivers genuine utility for owner-occupiers and measurable rental potential for investors, supported by transport infrastructure, community amenities, and proven market demand that shows little sign of deteriorating. Buyers prioritising location stability, commute efficiency, and established neighbourhood character will find meaningful value in this development's offerings.

Frequently Asked Questions

What rental yield can I realistically expect if I buy a unit at 105 Bishan Street 12 as an investment?

Rental yields for three-bedroom HDB units in Bishan typically range between 2.5% and 3.5% gross annually, depending on individual unit condition, specific floor level, and market timing. The proximity to Bishan MRT Station significantly enhances rental appeal, as tenant demand remains strong for units with efficient commuting access to employment centres across Singapore. Investor returns ultimately depend on actual rental negotiation, tenant quality, and maintenance costs, but the established nature of the neighbourhood and transport infrastructure suggest relatively stable, predictable rental demand compared to emerging estates with unproven tenant bases.

How do price-per-square-foot values at 105 Bishan Street 12 compare to recent HDB resales in the same Bishan precinct?

Units at approximately S$868,000 for 1,119 square feet equate to roughly S$775 per square foot, positioning them competitively within Bishan's recent resale market for three-bedroom configurations. This price point reflects established mature estate pricing rather than new-launch premiums, making it attractive to buyers seeking value in a well-serviced locality. Recent comparable resales in the immediate Bishan area with similar MRT proximity and unit specifications have traded within a similar S$750 to S$800 per square foot range, suggesting the development's current offerings represent fair market positioning rather than outlier pricing.

What is the Additional Buyer's Stamp Duty impact if I already own a property and want to purchase at 105 Bishan Street 12?

If you are a Singapore Citizen purchasing a second residential property, you will incur Additional Buyer's Stamp Duty of 20% on the purchase price, substantially increasing total acquisition costs beyond the listed unit price. For a property priced at S$868,000, ABSD would add approximately S$173,600 to your outlay, meaning total acquisition costs (including ABSD and standard conveyancing fees) could reach around S$1,060,000 or more. This 20% rate applies regardless of whether your first property remains owned or has been sold, making careful financial planning essential before committing to a second property purchase at this development or elsewhere.

What lease decay risk should I be aware of, and how does it affect long-term resale value at this HDB development?

As an HDB development, units at 105 Bishan Street 12 are held on either 99-year or 999-year leasehold terms, depending on when the block was built and which lease cohort it belongs to. If you are purchasing a 99-year lease unit, you must carefully evaluate remaining lease duration at point of purchase, as resale value typically experiences acceleration of decline below 70 years remaining, and becomes significantly constrained below 60 years remaining. Buyers should verify exact lease commencement dates and remaining tenure before purchase, as this fundamentally affects both financing availability (most banks limit mortgage tenure to maximum remaining lease) and future resale marketability, potentially impacting capital returns over 20-30 year holding periods.

How much does the eight-minute MRT proximity influence buyer demand and capital appreciation for units here?

MRT proximity is one of the most material factors driving HDB resale valuations and buyer demand in Singapore, and the eight-minute walk to Bishan MRT Station significantly enhances the development's appeal and capital preservation characteristics. Properties within this distance band typically command premium valuations relative to similar units 15-20 minutes away from transit, translating to superior resale velocities and stronger buyer competition during sales. Historical data suggests MRT-proximate HDB units appreciate more steadily than poorly connected alternatives, particularly when broader employment growth supports commute demand, making the transport advantage a genuine wealth-preservation feature for long-term owners.

Which buyer profiles find 105 Bishan Street 12 most suitable, and why?

First-time homebuyers appreciate this development's accessible pricing, established neighbourhood stability, and financing availability without overstretching debt capacity, making it an excellent platform for entry into Singapore's property ownership journey. Upgraders moving from one-bedroom or two-bedroom units value the additional space and family-friendly amenities without the premium pricing attached to new-launch estates, creating genuine quality-of-life improvement within reasonable budgets. Investors recognise the rental demand stability and transport-driven tenant appeal, particularly for multigenerational or shared-living arrangements that typically favour three-bedroom configurations, though they must carefully model yields against alternative asset classes. Expat professionals and young families appreciate the convenience and community maturity, though owner-occupiers generally prioritise long-term residence and lifestyle factors over investment returns.

What TDSR headroom can I expect at typical 105 Bishan Street 12 price points, and how much mortgage can I realistically obtain?

For a unit priced around S$868,000 with standard 80% loan-to-value financing (approximately S$694,400 borrowed), monthly mortgage servicing at current market rates of approximately 4.5% would be roughly S$3,500-S$3,600 monthly over 25-year tenure. Singapore's Total Debt Servicing Ratio (TDSR) framework typically caps debt servicing at 60% of gross monthly income, meaning you would ideally require gross monthly income of approximately S$5,800-S$6,000 to comfortably absorb the mortgage alongside other existing obligations. First-time homebuyers may also qualify for enhanced CPF utilisation and concessional HDB loan rates, potentially reducing monthly servicing costs and improving TDSR headroom, though individual approvals depend on detailed financial assessment by lending institutions and the HDB itself.

How do units at 105 Bishan Street 12 compare to competing HDB developments within 1-2 kilometres, and which offers better value?

Nearby competing HDB developments within Bishan generally include Marymount estate and other blocks within the same precinct, many of which sit at similar or slightly greater distances from the MRT Station, potentially commanding lower valuations. The relative concentration of 105 Bishan Street 12 units with consistent MRT access and established amenity infrastructure creates competitive advantages compared to peripheral blocks requiring longer commute walks. Recent resale activity across comparable Bishan estates suggests pricing at 105 Bishan Street 12 reflects fair market value rather than any significant premium, though individual unit condition, floor level, and specific orientation can create meaningful variations in value relative to directly comparable alternatives within the same precinct.

Which floor levels or unit stacks at 105 Bishan Street 12 typically offer the best value for money?

Mid-level units (floors 4-12) typically offer optimal value balancing at this development, as they command less premium pricing than higher floors whilst avoiding ground-floor disadvantages such as reduced natural light, privacy concerns, and potential pest or dampness issues. Lower-middle levels benefit from easier lift access for young children and elderly residents, potentially improving suitability for multigenerational households, whilst also typically pricing lower than peak upper-floor levels. Avoid overpaying for the very highest floors unless sunset views or specific orientation benefits align with your personal preferences, as rental tenants and future resale buyers may not value these features equally, meaning appreciation potential becomes solely dependent on location and building fundamentals rather than penthouse-style premiums.

What is the future supply pipeline in Bishan and surrounding districts, and how might it affect 105 Bishan Street 12's resale value?

Bishan is a mature, fully developed estate with minimal new HDB construction planned, meaning future supply competition within the immediate locality remains limited and unlikely to flood the resale market with new alternative housing. The Housing and Development Board's focus has shifted towards regeneration and upgrading of existing mature estates rather than large-scale new construction in already-densely populated central areas, supporting underlying value sustainability for established developments like 105 Bishan Street 12. Broader Central Region supply growth in newer estates such as Tengah and expanded precincts may eventually provide alternative options to central buyers, though these typically command newness premiums and serve different buyer segments, suggesting limited direct competition for well-positioned, transport-accessible units within Bishan proper.

[For Sale] Hdb Flat At 105 Bishan Street 12 — From S$868K