Type

Units

Min Area

Price Range

3 BR

1302 sqft

S$990K

Type

Units

Min Area

Price Range

Other

100 sqft

S$1,200/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$1,200 to S$990K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$240 on this acquisition.
50% of current units are for sale, from S$990K; 50% are for rent, from S$1,200/mo.
Located 10 min (840 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.

182 Bishan Street 13: A Mature HDB Development in Bishan's Core

182 Bishan Street 13 is a well-established Housing and Development Board flat situated in one of Singapore's most stable and established residential neighbourhoods. Located in the heart of Bishan, this development represents the backbone of Singapore's public housing stock and appeals to a broad spectrum of buyers, from first-time purchasers seeking an entry point into property ownership to experienced investors looking for steady rental returns in a proven location.

The address places residents in immediate proximity to essential urban infrastructure, retail facilities, and transport links that have made Bishan one of the island's most sought-after districts. The neighbourhood has matured over decades, creating a stable community with established social networks, schools, and local commerce that many families prioritise when choosing where to settle.

Transport Connectivity and Location Advantages

One of the most compelling aspects of this development is its location relative to Bishan MRT station (NS17), situated approximately 10 minutes' walk away at a distance of 840 metres. This proximity to the North-South Line provides seamless connectivity to the city centre, the southern parts of the island, and major employment hubs without requiring a transfer. Daily commuters benefit significantly from this direct access, as morning and evening journeys to offices, universities, and commercial districts are swift and predictable.

The accessibility afforded by this MRT proximity has historically supported strong demand for properties in the Bishan precinct, both among owner-occupiers and investors. Properties within walking distance of established MRT stations typically maintain resilience during market downturns and appreciate steadily during growth phases, as transport convenience remains a permanent feature of the location regardless of economic cycles.

Housing Space and Practical Layout

The development offers units across different configurations, providing flexibility for families with varying space requirements. The typology typically includes two and three-bedroom configurations, with several units spanning around 1,300 square feet or more, offering the generous floor plates that HDB flats are known for. This spaciousness contrasts sharply with newer private condominiums in the same district, many of which offer substantially smaller layouts at significantly higher price points per square foot.

For families transitioning from smaller starter homes or upgrading from rental accommodation, the breathing room afforded by these layouts represents genuine value. Living and entertaining space, coupled with dedicated bedrooms and practical kitchen dimensions, supports the lifestyle expectations of multi-generational households and active family units.

Investment Potential and Rental Yield

Investors examining the Bishan HDB market should note that this location commands consistent rental interest from young professionals, expatriate families, and intermediate-term tenants seeking convenient access to the city. The maturity of the neighbourhood, combined with its strategic MRT access, creates a rental pool that is both large and stable. Gross rental yields on HDB flats in this location typically range between 3.5% and 5%, depending on unit size, condition, and lease tenure, making this development attractive to those seeking income-producing assets in the residential segment.

Rental demand in Bishan remains robust because the district serves as a natural distribution hub for workers commuting to multiple employment zones across Singapore. The absence of a significant private residential competitor directly adjacent to this development means HDB units here compete primarily with other public housing stock, providing renters with excellent value for money compared to private alternatives.

Pricing and Market Positioning

The development is priced competitively within the Bishan HDB market. Units are listed from around S$990,000 and upwards, depending on bedroom count, floor level, and unit condition. This pricing places the development within reach of upgraders stepping up from one-bedroom executive flats and first-time buyers with moderate to strong savings discipline. By comparison, private condominiums offering similar layouts and transport accessibility in the same vicinity command price tags substantially higher, often exceeding S$1.5 million for comparable space.

Recent comparable sales in the Bishan precinct have traded at price-per-square-foot levels ranging from approximately S$760 to S$850 per square foot for three-bedroom units, meaning the development sits squarely within the expected market range. This consistency reflects the stability of the Bishan market and suggests that purchase decisions here are unlikely to be disrupted by sudden price volatility in either direction.

Buyer Profile Suitability

This development caters effectively to multiple buyer archetypes. First-time buyers benefit from the affordability premium that HDB flats offer relative to private property, the established infrastructure reducing settlement friction, and the stable rental pool should they need to exit quickly. Upgraders moving from one-bedroom executive units appreciate the additional space and established community feel without stretching dramatically further into their financial capacity. Young families prioritise the proximity to schools, family-friendly amenities, and the spacious layouts that accommodate children and extended family visits.

Investors view properties here as steady income generators with low vacancy risk, supported by the maturity of the rental market and the convenient transport links that ensure persistent tenant demand. The development's HDB status and established provenance also means minimal reputational or structural risk, allowing investors to focus purely on cash-flow analysis and capital appreciation prospects.

Financing and Affordability Framework

Most buyers financing a purchase at this price point will find themselves comfortably within TDSR (Total Debt Service Ratio) headroom, even with modest annual incomes. At a purchase price of approximately S$990,000 for a three-bedroom unit, a buyer with a household income of S$120,000 to S$150,000 annually would typically secure an 80% loan-to-value mortgage, with monthly servicing requirements comfortably below the regulatory 60% TDSR ceiling. This accessibility has consistently attracted upgraders and investor groups to the Bishan HDB market, supporting healthy transaction volumes.

First-time buyers should be aware of the Additional Buyer's Stamp Duty (ABSD) implications if they intend to purchase a second residential property later. However, HDB flats are exempt from ABSD, meaning a purchase here creates no tax barrier to future property acquisitions. For second-home buyers or investors acquiring this as an additional residential property, the 20% ABSD levy does apply, representing a material cost that should factor into the investment thesis.

Lease Tenure and Long-Term Value Preservation

HDB flats are typically granted with a 99-year leasehold tenure from the date of initial granting by the Housing and Development Board. For units in this development, lease decay becomes a consideration only as the property approaches the final decades of the lease term, which realistically is many decades away for current purchasers. The Housing and Development Board has established programmes and policy frameworks to address lease rejuvenation and property maintenance, providing some confidence that obsolescence is managed proactively.

Investors should factor lease tenure into long-term capital appreciation modelling, acknowledging that properties with less than 70 years remaining on the lease typically command discounts and attract a narrower buyer pool. However, for a property in this development, lease decay risk is negligible over the next 20 to 30 years, a timeframe that captures most upgraders' and intermediate-term investors' holding periods.

Neighbourhood Amenities and Quality of Life

Bishan is a mature neighbourhood that has evolved into a comprehensive residential destination. The area surrounding this development includes shopping malls, wet markets, hawker centres serving every cuisine standard, and a network of schools spanning primary through secondary and junior college levels. Parks and recreational facilities are well-distributed, with the Bishan Park system providing green space for active pursuits and family outings.

Healthcare facilities, banking services, and utility providers are abundantly available, reducing the friction of daily life and supporting the neighbourhood's appeal to families with multiple service demands. This maturity of amenities is not guaranteed in newer developments and represents genuine value for those prioritising convenience and established community infrastructure.

Market Outlook and District Dynamics

Bishan's HDB market has demonstrated consistent resilience and gradual appreciation over the past decade, supported by the district's strategic location, established community, and ongoing urban renewal initiatives. The Housing and Development Board continues to invest in estate upgrading programmes that enhance public spaces, improve facilities, and refresh the visual environment, supporting long-term asset values and quality of life.

Future supply of new HDB units in Bishan is limited, as most land has been developed and the district is now in the mature maintenance and selective intensification phase. This relative scarcity of new supply supports the resilience of existing stock and creates favourable conditions for long-term capital preservation and modest appreciation, particularly for well-located developments like this one with proven transport access and established community appeal.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 182 Bishan Street 13 as an investment property?

Gross rental yields for HDB flats in the Bishan precinct, particularly those with convenient MRT access, typically range between 3.5% and 5% depending on unit size and lease tenure. A three-bedroom unit priced around S$990,000 would command monthly rental income of approximately S$2,800 to S$4,100, translating to a gross yield within this range. Bishan benefits from consistent rental demand driven by professionals commuting across the island, young families seeking affordable space with good transport links, and expatriate workers seeking stable, mature residential environments. The neighbourhood's established amenities and established rental history mean vacancy rates are typically low, supporting reliable income streams for investors willing to hold for the medium to long term.

How does the price per square foot at 182 Bishan Street 13 compare to recent market transactions in Bishan?

Recent comparable HDB transactions in the Bishan precinct have traded at price-per-square-foot levels ranging from approximately S$760 to S$850 per square foot for three-bedroom units, depending on floor level, unit condition, and exact address proximity to the MRT station. Based on unit sizes typical to this development (around 1,300 square feet), this translates to total prices ranging from approximately S$988,000 to S$1,105,000 for three-bedroom configurations. The development's listed pricing falls squarely within this established market range, indicating that it is neither a premium nor discount offering relative to recent comps. This pricing stability reflects the Bishan market's maturity and suggests low risk of sudden valuation shocks in either direction.

Will I incur Additional Buyer's Stamp Duty (ABSD) if I purchase at 182 Bishan Street 13 as a second residential property?

Yes, if you are a Singapore Citizen purchasing 182 Bishan Street 13 as a second residential property, you will be liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% of the purchase price. For a property priced at S$990,000, this translates to an ABSD liability of approximately S$198,000, which must be paid at the time of purchase. However, it is important to note that HDB flats are exempt from ABSD for first-time buyers, meaning if this will be your first residential property purchase in Singapore, you will not incur this duty. The 20% ABSD rate applies specifically to Singapore Citizens acquiring a second residential property and should be factored into the total cost-of-purchase analysis alongside agent commissions, legal fees, and financing costs.

How will lease decay affect the resale value of 182 Bishan Street 13 over the next 20 to 30 years?

The 99-year leasehold tenure granted by the Housing and Development Board means that lease decay is not a material concern for properties in this development over the next 20 to 30 years. Most purchasers will hold the property during periods when lease remaining is well above 70 years, a threshold at which rental and resale values begin to experience meaningful compression. The Housing and Development Board has established frameworks and policy structures to address lease rejuvenation and property maintenance across its estate, providing confidence that obsolescence is managed proactively. For buyers with typical investment horizons of two to three decades, lease decay is negligible, and the property will maintain its utility and market appeal throughout this period.

How does proximity to Bishan MRT station (NS17) affect demand and capital appreciation at 182 Bishan Street 13?

The location approximately 10 minutes' walk (840 metres) from Bishan MRT station (NS17) is one of the primary value drivers for this development and has historically supported consistent demand from both owner-occupiers and investors. Direct MRT access to the North-South Line provides seamless connectivity to the city centre, southern economic zones, and major employment hubs, reducing commute friction and supporting premium demand relative to non-MRT-adjacent properties. Properties within walking distance of established MRT stations have demonstrated resilience during market downturns and steady appreciation during growth phases, as transport convenience remains a permanent feature regardless of economic cycles. This MRT proximity has effectively cushioned Bishan HDB values against volatility and attracted a broad, stable rental pool, supporting both capital appreciation and income generation.

Is 182 Bishan Street 13 suitable for first-time buyers, upgraders, and investors, or does it appeal primarily to one buyer type?

This development appeals strongly to all three buyer profiles. First-time buyers benefit from the affordability premium that HDB flats offer relative to private property, established infrastructure reducing settlement friction, and stable rental pools should they need to exit quickly. Upgraders moving from one-bedroom executive units appreciate the additional space (typically three bedrooms spanning 1,300+ square feet), established community, and the gentle price step-up without dramatic financial stretching. Investors view properties here as steady income generators with low vacancy risk, supported by mature rental markets and convenient transport links ensuring persistent tenant demand; the HDB status also eliminates reputational and structural risk. The development's positioning within the Bishan precinct—mature, transport-connected, amenity-rich—makes it functionally suitable and financially accessible across buyer archetypes.

What are the TDSR implications for a buyer financing a purchase at 182 Bishan Street 13, and how much headroom do I have?

For a three-bedroom unit priced at approximately S$990,000, a buyer with a household income of S$120,000 to S$150,000 annually would typically secure an 80% loan-to-value mortgage (approximately S$792,000), with monthly servicing requirements comfortably below the regulatory 60% Total Debt Service Ratio (TDSR) ceiling. At current mortgage rates of approximately 3.5% to 4%, monthly principal and interest repayment on an 80% LTV loan over a 25-year tenure would be roughly S$3,600 to S$4,000, requiring gross monthly income headroom of approximately S$6,000 to S$6,700 from a household earning S$120,000 annually. This leaves substantial buffer within the TDSR ceiling for other obligations and demonstrates that financing at this price point remains accessible to households with moderate dual incomes, a factor supporting continued demand and transaction volumes in the Bishan HDB market.

How does 182 Bishan Street 13 compare to competing HDB developments nearby, such as Bishan Park Estate or other contemporary developments?

182 Bishan Street 13 occupies a similar generational cohort to other mature Bishan HDB estates and competes directly on location, amenities access, and MRT proximity rather than structural novelty. Properties in adjacent estates such as Bishan Park and other nearby developments offer comparable pricing and layout options, with purchasing decisions typically hinging on exact address proximity to MRT stations, floor level preferences, and unit-specific condition. The broader Bishan HDB market functions as a relatively homogeneous supply pool, meaning that properties here are comparable on price per square foot, lease tenure, and amenity proximity to similar-sized units elsewhere in the district. Differentiation typically occurs at the unit level (floor height, facing, condition) rather than at the development level, suggesting that buyer selection is driven by individual unit attributes and personal preference rather than significant structural or amenity differences between Bishan HDB developments.

Are certain unit stacks, floor levels, or orientations at 182 Bishan Street 13 likely to command better value or appreciation potential?

Mid-level units (typically floors 8 to 15) tend to command the strongest value proposition in mature HDB developments, balancing privacy and security benefits from elevated positioning against the practical accessibility of lower floors and the premium pricing of penthouses. Units with easterly or northerly orientations are often preferred in tropical climates, as they receive morning or cooler-side sunlight and typically command modest price premiums of 2% to 5% relative to westerly-facing units, which experience afternoon heat gain. Corner units within mid-level stacks often command premiums of 3% to 8% due to reduced neighbour adjacency and superior natural ventilation. However, appreciation potential is driven more by broader market factors (MRT proximity, amenity evolution, lease tenure) than by specific floor or orientation attributes, meaning that purchasing decisions should prioritise personal preference and comfort rather than attempting to identify valuation arbitrage based on unit positioning alone.

What is the future supply pipeline for HDB flats in Bishan, and how might this affect long-term capital appreciation at 182 Bishan Street 13?

Bishan is now in the mature, developed phase of the Housing and Development Board's estate planning, meaning that most buildable land has been utilised and new HDB unit supply within the district is minimal compared to growth phase estates in the north, west, and central locations. The Housing and Development Board's new unit launches in recent years have been concentrated in emerging towns such as Tengah, Punggol, and Woodlands, with limited new supply projected for established estates like Bishan. This relative scarcity of new supply supports the resilience of existing stock and creates favourable conditions for long-term capital preservation and modest appreciation, as the fixed inventory in Bishan is increasingly sought-after by owner-occupiers and investors within the accessible price range. Properties here compete with limited new alternatives and benefit from the permanence of their location and maturity of surrounding infrastructure, positioning them favourably for steady, predictable value evolution over 20 to 30-year holding periods.

[For Sale / Rent] Hdb Flat At 182 Bishan Street 13 — From S$1,200