Type

Units

Min Area

Price Range

3 BR

950 sqft

S$800K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$800K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$160K on this acquisition.
Located 11 min (930 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.

185 Bishan Street 13: Established Family Living in a Thriving HDB Estate

Located in the heart of Bishan, 185 Bishan Street 13 represents a well-positioned opportunity within Singapore's most sought-after public housing markets. This mature development sits in one of the island's most stable residential districts, where established infrastructure, transport connectivity, and community facilities have consolidated Bishan's reputation as a preferred neighbourhood for families and long-term residents. The address places residents within walking distance of essential services, schools, and recreational spaces that define the Bishan experience.

Bishan itself has evolved into a highly desirable location for HDB resale buyers. The district combines mature estate character with ongoing urban renewal initiatives, making it attractive to both upgraders moving from older flats and new families seeking established neighbourhoods. The proximity to Bishan MRT Station—situated approximately 11 minutes' walk away—anchors the location within Singapore's transport network, offering direct access to multiple lines and reducing commute friction for working professionals and students.

Understanding the Bishan Property Market

The Bishan HDB resale market operates with consistent demand from multiple buyer profiles. Recent transactions in the area show price points reflecting both the maturity of the estate and the sustained appeal of its location. Properties in this neighbourhood tend to command psf valuations that balance affordability with accessibility, positioning Bishan as a pragmatic choice for buyers seeking value without sacrificing connectivity or amenities. The district's pricing stability reflects confident market sentiment and low inventory churn, indicating genuine end-user demand rather than speculative movement.

Three-bedroom configurations dominate buyer preferences in Bishan, as they suit upgrading families, young professionals seeking extra space, and investors targeting the rental market. Units with two bathrooms address modern living expectations, particularly for multi-generation households or couples who prioritise privacy and convenience. The approximately 950 sqft footprint provides sufficient living area for comfortable daily living without excessive maintenance demands, a practical consideration for budget-conscious buyers.

Transport and Connectivity

The 11-minute walk to Bishan MRT Station (NS17) delivers substantial convenience and future-proofing to residents. The station sits on the North-South Line, one of Singapore's busiest and most strategically important transport corridors, connecting residents directly to the Central Business District, major employment hubs, and educational institutions. This accessibility supports both owner-occupier quality of life and rental appeal for investment-focused purchasers, as tenants consistently prioritise proximity to reliable public transport.

Beyond the MRT, Bishan benefits from comprehensive bus connectivity, with multiple service routes operating from nearby interchanges. The neighbourhood's position within the wider district also places residents within reasonable range of major shopping centres, healthcare facilities, and food establishments, reducing reliance on private vehicles and supporting cost-effective household management.

Investment and Financing Considerations

For buyers considering this property as an investment purchase, rental yield potential warrants careful analysis. Bishan's mature market generates consistent tenant demand, particularly from working professionals and young families seeking convenient, well-served locations. Typical gross rental yields in comparable Bishan units have ranged between 2.5% and 3.5%, though individual results depend on unit configuration, floor level, and lease condition. Investors should factor in ongoing costs including property tax, maintenance fees, and potential lease decay as the property ages—a material consideration for HDB investments approaching the midpoint of their 99-year tenure.

Prospective buyers in this price segment should carefully assess Total Debt Servicing Ratio (TDSR) implications and available financing headroom. At the typical price points seen in this development, most owner-occupiers will have comfortable borrowing capacity through CPF and bank financing combined, though individual circumstances vary considerably. First-time buyers may benefit from Enhanced CPF Housing Grant provisions, whilst upgraders can leverage CPF from their existing property sale to reduce fresh borrowing requirements.

Additional Buyer's Stamp Duty and Tax Planning

Singapore citizens purchasing a second residential property face Additional Buyer's Stamp Duty (ABSD) at the rate of 20%, calculated on the purchase price. This represents a material cost that significantly impacts the effective price paid and should feature prominently in investment feasibility analysis. A property acquired at S$799,999 would attract approximately S$160,000 in ABSD, increasing total acquisition costs substantially. Permanent residents purchasing a second property incur ABSD at 15%, whilst first-time Singapore citizen buyers pay standard Buyer's Stamp Duty only (ranging from 1% to 4% depending on price). Strategic timing of property transactions—such as selling an existing property before completing a new purchase—may offer tax optimisation opportunities for upgrading households.

Lease Tenure and Long-Term Value

HDB flats carry a 99-year lease from the date of original issue. The property's current age and remaining tenure significantly influence resale value trajectory and financing availability, as buyers and lenders grow increasingly cautious as leasehold duration shortens. Properties with lease tenure below 60 years typically face valuation headwinds and reduced buyer pools, making long-term hold strategy and potential en bloc renewal scenarios relevant considerations for investors with multi-decade investment horizons. Prospective buyers should verify the exact lease commencement date and calculate remaining tenure before committing capital.

Neighbourhood Character and Amenities

Bishan has matured into a well-rounded residential district with strong community infrastructure. The neighbourhood supports multiple primary and secondary schools, making it particularly attractive for families with children. Healthcare facilities, including a nearby polyclinic, address routine medical needs without requiring extensive travel. Commercial precincts and hawker centres provide diverse dining and shopping options at modest cost, supporting the everyday practicality of residential living. Parks and recreational spaces, including portions of the Central Catchment area, offer outdoor leisure within the estate.

The established character means most infrastructure has been planned and delivered—utilities, roads, and amenities are mature and reliable. This contrasts with newer estates where facilities may still be under development or face phased delivery. For buyers prioritising immediate livability and predictability over development novelty, this stability represents a genuine advantage.

Comparative Market Position

Bishan sits within Singapore's mid-tier HDB market, positioned between highly established central estates and newer town developments. Properties in comparable nearby developments, such as those in adjacent areas like Thomson or Ang Mo Kio, typically command similar or slightly higher psf rates, reflecting Bishan's consolidated reputation and transport connectivity. The district offers a middle ground between premium central locations and lower-cost peripheral estates, appealing to buyers seeking balanced value proposition without geographical compromise.

Suitability for Different Buyer Profiles

First-time buyers benefit from government housing grants and lower ABSD treatment, though they should assess affordability carefully given ongoing cost of ownership. Young upgraders moving from smaller flats will appreciate the additional space and two-bathroom configuration. High-net-worth buyers may view properties here as stable, low-effort rental investments with minimal management overhead compared to private residential alternatives. Empty-nesters downsizing from landed property find three-bedroom HDB configurations manageable whilst maintaining space for visiting family. Investors seeking stable, long-term rental income in a mature, transport-connected location can model consistent tenant demand and modest but reliable appreciation.

Future District Supply and Value Drivers

Bishan's status as an established, mature estate means large-scale new HDB supply is limited, supporting relative scarcity value for existing stock. Whilst new Build-To-Order developments occasionally launch in adjacent areas, they typically target different buyer segments or price points. This constrained supply backdrop, combined with consistent demand from the target buyer pool, supports stable long-term value retention. District-level upgrades, such as continued MRT infrastructure enhancements or estate renewal initiatives, can incrementally support property values by improving neighbourhood appeal and functionality.

Frequently Asked Questions

What rental yield might I expect if I buy a unit at 185 Bishan Street 13 as an investment?

Bishan's rental market remains actively engaged, with strong tenant demand from working professionals and families seeking convenient, transport-connected locations. Typical gross rental yields on comparable three-bedroom HDB units in Bishan range between 2.5% and 3.5% annually, though actual performance depends on floor level, unit condition, and prevailing market rental rates at the time of lease commencement. Investors should also account for ongoing property tax, maintenance contributions, and potential management time or fees, which collectively erode net yield. Given the property's maturity and established neighbourhood character, tenant turnover is typically manageable, supporting consistent cash flow for disciplined landlords.

How do current psf prices at 185 Bishan Street 13 compare to recent Bishan resale transactions?

At the listed price of S$799,999 for approximately 950 sqft, the effective psf is around S$842, which aligns closely with recent Bishan HDB resale transactions for comparable three-bedroom units in established blocks. Bishan's market has demonstrated price stability over recent years, with psf rates for mature three-bedroom stock typically ranging between S$800 and S$900 depending on floor level, block age, and specific unit condition. Properties with higher floor placements, superior views, or recent cosmetic upgrades command the upper end of this range, whilst lower-level units or those requiring renovation tend toward the lower end. Prospective buyers should request recent comparable sales data from the neighbourhood to validate whether this property's pricing reflects fair value relative to immediate market activity.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm buying this as a second property?

Singapore citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at 20% of the purchase price. On a property valued at S$799,999, this equates to approximately S$160,000 in ABSD payable on completion—a material cost that significantly increases total acquisition outlay. Permanent residents face a slightly lower ABSD rate of 15%, whilst first-time Singapore citizen buyers pay standard Buyer's Stamp Duty only, avoiding this surcharge entirely. Investors and upgraders must factor ABSD into their financial feasibility models, as it directly impacts return on investment and may reduce available borrowing capacity. Strategic timing—such as completing a property sale before purchasing a new property—may offer tax mitigation opportunities, and buyers should consult a qualified tax advisor to explore any available concessions or strategies relevant to their personal circumstances.

How does the remaining lease duration affect the property's resale value and financing availability?

HDB flats are issued on 99-year leases, and as lease tenure declines, both resale values and financing availability typically diminish. The property's current lease position significantly influences buyer perception and lender risk appetite; once a property's remaining lease falls below 60 years, valuations often experience notable compression, and some lenders restrict LTV ratios or impose stricter eligibility criteria. This makes lease duration a critical variable in long-term investment strategy and refinancing plans. Prospective buyers should verify the exact lease commencement date and calculate remaining tenure before committing capital, and investors contemplating multi-decade hold periods should assess potential en bloc renewal scenarios or government Housing Renewal initiatives that might refresh lease conditions. Properties with healthy lease tenure (typically above 80 years remaining) command higher valuations and maintain stronger financing access, supporting both immediate liquidity and long-term capital preservation.

Does proximity to Bishan MRT Station drive demand and capital appreciation for properties in this area?

Proximity to Bishan MRT Station (NS17) is a primary driver of sustained demand and value retention in the neighbourhood. The station sits on the North-South Line, one of Singapore's busiest and most strategically vital transport corridors, connecting residents directly to the Central Business District, major employment nodes, and key educational institutions. Properties within 10-15 minutes' walk of the station consistently command higher valuations and attract a broader buyer pool than properties requiring longer commutes to reliable transport. This accessibility supports both owner-occupier quality of life and rental appeal, as tenants consistently prioritise proximity to public transport and reduced commute times. Over longer timeframes, continued MRT network enhancements and district-level infrastructure investment tend to reinforce transport-accessible locations, supporting incremental capital appreciation and limiting downside risk during market softness. Properties more than 15-20 minutes from MRT stations typically experience weaker demand elasticity and face steeper valuation pressure during market corrections.

Who are the ideal buyer profiles for properties at 185 Bishan Street 13?

First-time buyers benefit from government housing grants and preferential ABSD treatment, though they should ensure adequate household income to support mortgage payments across the full loan tenure. Young upgraders moving from smaller two-bedroom flats will appreciate the additional space, extra bathroom, and mature neighbourhood amenities that Bishan offers. Empty-nesters downsizing from landed properties can maintain comfortable living space whilst reducing household management burden. Investors seeking stable, long-term rental income favour this property type and location due to consistent tenant demand, mature infrastructure, and predictable appreciation in established estates. High-net-worth buyers may view such properties as low-effort diversification assets, accepting modest yields in exchange for minimal active management and capital preservation in a politically and economically stable jurisdiction. Families with children particularly value Bishan's school proximity and well-developed community infrastructure, making this development suitable for households prioritising educational access and neighbourhood stability over cutting-edge urban amenities.

What TDSR headroom and financing options are typically available at this price point?

At the S$799,999 price level, most owner-occupiers will have comfortable TDSR headroom through a combination of CPF withdrawal and bank financing. Assuming a 20% down payment funded through CPF and a 20-year mortgage on the remaining balance at prevailing interest rates, monthly mortgage payments typically fall between S$2,800 and S$3,200, leaving substantial TDSR capacity for most dual-income households. CPF usage is particularly attractive in Singapore as it reduces reliance on cash down payment and preserves liquid reserves for other purposes. First-time buyers can access Enhanced CPF Housing Grants worth up to S$80,000, materially reducing the effective purchase price and borrowing requirement. Upgraders can leverage CPF accumulated in their existing property sale to fund a portion of the down payment, further improving cash position. Banks typically offer LTV ratios of 80% to 90% on HDB flats in this price range, and borrowers with strong credit profiles and established income documentation can access competitive interest rates. Prospective buyers should conduct detailed mortgage affordability analysis with their CPF board and preferred lender before committing, as individual circumstances vary significantly based on household income, existing debt levels, and CPF balances.

How do comparable nearby developments compare in terms of pricing and market position?

Bishan competes directly with adjacent neighbourhoods such as Thomson, Ang Mo Kio, and parts of Marymount for similar buyer demographics and price points. Three-bedroom HDB units in Thomson typically command slightly higher psf rates due to perceived cachet and proximity to the Central Catchment, whilst Ang Mo Kio tends to be marginally more affordable, reflecting its slightly less premium market positioning. Bishan occupies a balanced middle ground—offering mature estate character, strong transport connectivity, and stable demand without the premium pricing commanded by central estates or the longer commute trade-offs of outer estates. Units in comparable nearby developments generally sell within a 5-10% psf band relative to Bishan, making inter-estate price differences relatively modest. Buyers choosing between Bishan and neighbouring options should consider specific block-level factors such as floor levels, block age, and proximity to facilities, as these often matter more than broad estate-level branding. Bishan's sustained appeal rests on its balance of affordability, transport access, and mature neighbourhood infrastructure, positioning it as an effective value proposition relative to more premium or more peripheral alternatives.

Which floor levels or unit stacks offer the best value at 185 Bishan Street 13?

Lower-level units (floors 1-5) typically command slightly lower psf pricing but face trade-offs including reduced natural light, less desirable views, and potential humidity or noise exposure from ground-level activities and common areas. Mid-level units (floors 6-15) are often considered optimal value points, offering meaningful light and view improvements relative to ground levels whilst commanding only modest psf premiums—typically 2-5% above low-level comparables. Higher-level units (floors 16+) attract substantial premiums, particularly in blocks with unobstructed view corridors or sunrise/sunset exposures, sometimes commanding 10-15% psf premiums relative to mid-level equivalents. For investment purposes, mid-level units often represent the best risk-adjusted value, as tenant preferences favour reasonable light and safety perception without paying excessive premiums for panoramic views. Buyers prioritising personal enjoyment over pure investment returns typically prefer higher levels despite the premium pricing. The specific block layout, surrounding buildings, and landscaping significantly influence which individual floors offer superior value, making site inspection and detailed unit-level comparison essential before finalising a purchase. Corner units and units with eastward-facing aspects (morning light) tend to command modest premiums relative to comparable mid-facing units, though these preferences vary by individual buyer profiles.

What is the future supply pipeline for HDB developments in Bishan, and how does this affect long-term property values?

Bishan's status as a mature, fully planned estate means large-scale new HDB supply is extremely limited, with most future development capacity either exhausted or allocated to specific infill projects in constrained sites. The Housing Development Board's planning focus has shifted toward outer and newer towns where substantial developable land remains available at lower costs, positioning Bishan as a supply-constrained mature neighbourhood. This relative scarcity supports value retention and provides a structural floor to capital appreciation, as buyer demand from upgraders, investors, and families seeking established neighbourhoods consistently exceeds the trickle of new supply entering the market. District-level upgrades—including potential estate renewal initiatives, infrastructure improvements, or enhanced MRT connections—can incrementally support values by improving neighbourhood appeal and functionality. However, unlike newer estates where supply constraints may evaporate as construction completes, Bishan's value drivers rest on fundamental attributes including location, transport access, and mature community character, which remain durable through different market cycles. Long-term investors should expect steady appreciation rather than explosive growth, reflecting the neighbourhood's stability and limited speculative appeal—a trade-off that benefits buy-and-hold strategies over trading-focused approaches.

[For Sale] Hdb Flat At 185 Bishan Street 13 — From S$800K