Type

Units

Min Area

Price Range

3 BR

1572 sqft

S$1.1M

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$216K on this acquisition.
Located 4 min (370 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.

836 Yishun Street 81: A Mature HDB Development in Yishun's Heart

836 Yishun Street 81 stands as an established public housing development serving the northern Singapore community for decades. Located in the heart of Yishun, this HDB project has evolved into a well-regarded residential address, attracting owner-occupiers, upgraders, and savvy property investors seeking value in a mature neighbourhood with proven rental demand and capital growth trajectories.

The development's positioning within Yishun places it within easy reach of essential public transport, employment hubs, shopping districts, and educational institutions. The proximity to NS14 Khatib MRT Station—a mere four minutes' walk or 370 metres away—anchors the property's accessibility profile and underpins its appeal to commuters and mobile professionals who prioritise transport convenience.

Connectivity and Neighbourhood Character

Khatib MRT Station provides direct access to the North-South Line, linking residents to the Central Business District, major employment zones, and educational institutions across Singapore. This connectivity has historically supported steady capital appreciation and resilient rental yields across the Yishun precinct, particularly for units positioned as primary residences or yield-focused investments.

The surrounding neighbourhood reflects a mature residential character, with established town centres, community facilities, hawker markets, and supermarkets integrated throughout the area. This maturity has created a stable, self-sufficient community where multi-generational households frequently remain for extended periods, supporting both owner-occupancy trends and professional rental demand from international assignees and young professionals seeking settled, family-friendly locations.

Unit Configurations and Space

Units within this development span multiple bedroom configurations, with internal areas accommodating diverse household compositions. The quoted specifications—ranging across different unit types—reflect the flexibility built into the development's layout, allowing first-time buyers to start with compact units and upgraders to transition into larger, multi-bedroom homes within the same precinct or neighbourhood cluster.

Interior finishes vary across units depending on their age of acquisition and subsequent renovation cycles. Many homeowners have undertaken selective upgrades to kitchens, bathrooms, and flooring whilst retaining the solid structural foundations typical of HDB flats built to robust construction standards. This allows prospective buyers to acquire move-in-ready units or undertake bespoke personalisation according to lifestyle preferences.

Investment Performance and Market Dynamics

The Yishun corridor has demonstrated consistent performance across market cycles, with pricing per square foot reflecting the area's established infrastructure, mature amenities, and reliable tenant demand. The development's location near a major MRT interchange has supported both rental yields—typically in the 2.5% to 3.5% range for competitively priced units—and long-term capital appreciation, particularly for well-maintained units in accessible locations or higher floor levels commanding market premiums.

Recent transaction activity across Yishun has reflected broad-based demand from upgraders transitioning from smaller units, investors diversifying holdings, and young families seeking affordability without sacrificing connectivity. Pricing per square foot across this area has remained competitive relative to fringe zones and central precincts, positioning Yishun as a value destination for budget-conscious buyers unwilling to compromise on transport access or neighbourhood maturity.

Buyer Profiles and Suitability

First-time buyers represent a significant demographic drawn to 836 Yishun Street 81, as the development's pricing, space configurations, and established character appeal to couples and small families entering the property market. The proximity to schools, community centres, and family-oriented retail makes it particularly attractive to young households prioritising lifestyle convenience and affordable home ownership.

Upgraders moving from smaller units or distant estates frequently target this development, recognising Yishun's balance of affordability and accessibility. For investors, the stable rental market, established tenant base, and reliable capital growth have made Yishun a mainstay of property portfolios, particularly for those seeking secondary residential investments or yield-focused acquisitions without the volatility of emerging precincts.

Financing and Affordability Considerations

Mortgage financing for units within this development typically aligns with standard HDB loan-to-value ratios and tenure-based repayment periods. Prospective buyers should engage financial advisers to model debt servicing ratios, particularly those acquiring units as investment properties, where rental income must be carefully assessed against mortgage obligations and property-related expenses including maintenance contributions, conservancy charges, and annual property tax.

The pricing profile of 836 Yishun Street 81 remains accessible relative to comparable configurations in central zones, positioning it as an entry point for first-time buyers and a cost-effective addition to established investment portfolios. Buyers acquiring a second residential property should factor in Additional Buyer's Stamp Duty at the current rate of 20%, alongside standard conveyancing fees and disbursements.

Market Comparison and Competitive Positioning

Yishun's competitive landscape includes several established HDB estates, private residential clusters, and mixed-use developments. Within this context, 836 Yishun Street 81 holds a distinct position as a mature public housing community offering proven livability, reliable tenant demand, and cost-effective ownership compared to private counterparts. Pricing per square foot across Yishun reflects this balance, with comparable units in nearby precincts trading within similar ranges, validating the development's market position.

Nearby competing developments span both HDB clusters and private residential options, each targeting distinct buyer demographics and investment theses. The HDB market in Yishun remains robust, supported by CPF eligibility, government-backed financing, and consistent demand from families prioritising affordability and neighbourhood stability.

Future Supply and Market Outlook

The Yishun district's future supply pipeline reflects Singapore's broader housing strategy, with selective HDB rejuvenation initiatives and infill private development expected to reshape the precinct's competitive dynamics. However, 836 Yishun Street 81's established character and proven market performance provide a hedge against disruptive supply shocks, particularly for buyers prioritising capital stability and rental resilience.

Long-term demand within the Yishun corridor is expected to remain steady, underpinned by the area's mature infrastructure, reliable transport access, and affordability positioning relative to broader Singapore. Market observers suggest that well-maintained units with optimised unit stacks and desirable floor levels will continue appreciating steadily, particularly as demographic shifts and estate rejuvenation initiatives reshape the broader northern residential landscape.

Conclusion

836 Yishun Street 81 represents a compelling acquisition opportunity for buyers seeking established neighbourhood character, reliable transport connectivity, and value-for-money within Singapore's housing market. Whether prioritising owner-occupancy, upgrading to larger space, or building an investment portfolio, this development's positioning, maturity, and market dynamics warrant serious consideration within a balanced property strategy.

Frequently Asked Questions

What rental yield can investors reasonably expect from purchasing a unit at 836 Yishun Street 81?

Units within this development typically achieve rental yields ranging from 2.5% to 3.5% annually, depending on unit configuration, floor level, and internal condition. A three-bedroom unit priced around S$1,080,000 could generate monthly rental income between S$2,250 and S$3,150, translating to annual gross yields within this range. However, investors must account for property tax (typically 4–6% of annual rent), maintenance contributions, conservancy charges, and periods of vacancy, which collectively reduce net yield by approximately 0.5% to 1%. Positioning the unit competitively within Yishun's established rental market—leveraging proximity to Khatib MRT and neighbourhood maturity—supports consistent tenant demand and pricing power.

How does the price per square foot at 836 Yishun Street 81 compare to recent transactions in Yishun?

Recent comparable transactions across Yishun have settled between approximately S$650 and S$750 per square foot for similar-sized HDB units, depending on unit configuration, floor level, and condition. A 1,572 square foot unit at 836 Yishun Street 81 reflects pricing within this established range, validating market parity and confirming the development's competitive positioning. Units commanding higher per-square-foot premiums typically occupy elevated floor levels, corner configurations, or benefit from extensive renovations that enhance lifestyle appeal. Buyers evaluating this development should benchmark recent transactions on comparable platforms and engage professional valuers to confirm pricing alignment with current market conditions.

What Additional Buyer's Stamp Duty implications apply to second-property purchases at this development?

Singapore Citizens acquiring a second residential property at 836 Yishun Street 81 are subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a unit priced at S$1,080,000, the ABSD payable would amount to S$216,000, significantly increasing the total acquisition cost and impacting return-on-investment calculations for property investors. This duty is payable during the conveyancing process and cannot be financed through mortgage loans, requiring substantial cash reserves or offsetting property sales beforehand. First-time buyers and Singapore Permanent Residents acquiring their first residential property remain exempt from ABSD, making this development particularly attractive for these demographics relative to experienced investors adding to existing portfolios.

Does lease decay present a meaningful risk to capital value for units at 836 Yishun Street 81?

As an HDB development, units at 836 Yishun Street 81 carry either 99-year or 999-year lease tenures depending on their age of construction and subsequent upgrading status. For units on 99-year leases, remaining tenure should be carefully assessed, as properties approaching 80 years of lease remaining may face financing constraints, reduced buyer interest, and capital value compression. However, the Housing and Development Board's selective en bloc redevelopment and lease extension programmes provide pathways for estate rejuvenation, potentially preserving value for participating residents. Prospective buyers should confirm the lease tenure of specific units and evaluate remaining term against their investment horizon and financing requirements.

How does proximity to Khatib MRT Station influence capital appreciation and market demand for this development?

The four-minute walk to NS14 Khatib MRT Station significantly enhances the development's capital appreciation potential and rental market appeal, as transport-proximate properties consistently command premiums relative to distant competitors. Historical data across Singapore's HDB market demonstrates that properties within 400 metres of major MRT interchanges experience stronger capital growth, particularly during economic expansions and transport network enhancements. Khatib Station's positioning on the North-South Line—linking the Central Business District, Changi Airport, and major employment nodes—anchors sustained commuter demand and supports both owner-occupancy and professional rental tenancy. Future transport infrastructure additions, including the Cross Island Line expansion, may further elevate this location's strategic value and capital growth trajectory.

Which buyer profiles are best suited to acquiring units at 836 Yishun Street 81?

First-time buyers represent an ideal demographic for this development, as the established character, affordable pricing, and proximity to schools and family facilities align with early-stage homeownership objectives. Upgraders transitioning from smaller units or distant estates find appealing configurations and competitive pricing relative to fringe zones and private alternatives. Owner-occupier families prioritising neighbourhood maturity, commute convenience, and lifestyle affordability benefit substantially from Yishun's established character and integrated amenities. Investors seeking secondary residential properties or yield-focused acquisitions appreciate the stable rental market, established tenant base, and reliable capital growth driven by transport accessibility and demographic demand.

What Total Debt Servicing Ratio (TDSR) implications apply to typical buyers at this price point?

Prospective buyers financing a unit at approximately S$1,080,000 through HDB loans (typically up to 80% loan-to-value for owner-occupiers) would require mortgage commitments of around S$864,000, generating monthly repayments of approximately S$4,500–S$5,200 depending on loan tenure and interest rate assumptions. Under current TDSR regulations, buyers must demonstrate monthly income of approximately S$16,200–S$18,700 to comfortably service this obligation whilst maintaining 35% maximum TDSR headroom. Buyers acquiring units as investment properties face stricter servicing requirements, as rental income is typically discounted by 20–30% for financing assessment purposes, necessitating stronger personal income documentation. Prospective purchasers should engage mortgage brokers or financial advisers to model precise servicing obligations based on personal circumstances and current interest rate environments.

How does 836 Yishun Street 81 compare to nearby competing HDB and private developments?

Within the immediate Yishun precinct, competing HDB clusters such as neighbouring Yishun estates offer comparable pricing per square foot and transport accessibility, though 836 Yishun Street 81's proximity to Khatib MRT provides a marginal advantage in commute times and rental marketability. Private residential alternatives—including low-rise condominiums and landed enclaves in Yishun—command significant premiums (typically 30–50% higher per square foot) whilst offering enhanced facilities, smaller plot ratios, and freehold or long-lease tenures. For budget-conscious buyers prioritising affordability, HDB options provide superior value; for high-net-worth individuals prioritising luxury finishes and exclusive community amenities, private developments justify higher acquisition costs. 836 Yishun Street 81's positioning as an established HDB alternative makes it particularly competitive for first-time buyers, upgraders, and investors unwilling to compromise affordability for aspirational private sector products.

Are certain unit stacks or floor levels within this development preferable for long-term value retention?

Higher floor levels (typically storeys 8 and above) command consistent premiums of 3–5% per square foot relative to lower storeys, reflecting preferences for enhanced natural light, reduced noise intrusion, and perceived prestige within established HDB communities. Corner units and units with optimised unit stacks that maximise unobstructed views or cross-ventilation also attract buyer premiums and demonstrate superior rental marketability, particularly within the young professional and family demographic segments. Lower floor units (storey 1–3) often feature improved accessibility for elderly residents and families with young children, though they may face pricing pressures due to reduced light penetration and street-level noise. Mid-level units (storey 4–7) typically represent balanced value, offering reasonable light access without the premium pricing associated with uppermost storeys, making them attractive for investors optimising cost-of-acquisition relative to rental competitiveness.

What future supply pipeline exists within Yishun, and how might it affect long-term capital appreciation?

The Yishun district's future development landscape includes the Housing and Development Board's ongoing selective rejuvenation initiatives, potential infill private residential development on gazetted land reserves, and transport infrastructure enhancements including the Cross Island Line expansion. These initiatives could reshape demographic composition and property demand patterns, though the impact on 836 Yishun Street 81's capital appreciation remains contingent on whether new supply targets underutilised pockets or directly competes with established estates. Historical precedent suggests that well-maintained, transport-proximate HDB developments maintain resilient capital values despite incremental new supply, as demographic demand consistently outpaces housing stock growth in established precincts. Buyers prioritising long-term value retention should monitor urban planning announcements and demographic projections, whilst recognising that Yishun's maturity, affordability, and connectivity position it defensively against disruptive supply shocks relative to emerging precincts.

[For Sale] Hdb Flat At Yishun Street 81 — From S$1.1M