Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$628K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$628K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$126K on this acquisition.
Located 9 min (760 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.

880 Yishun Street 81: A Mature HDB Development in Prime North Singapore

880 Yishun Street 81 represents a significant portion of the broader Yishun housing landscape, offering spacious family-oriented accommodation within one of Singapore's most established residential enclaves. Situated in the North Region, this development comprises multiple units across various floor levels, catering to a diverse buyer demographic ranging from first-time upgraders to seasoned investors seeking stable public housing assets.

The development's positioning relative to Khatib MRT Station (NS14) places it within a highly accessible corridor of the North-South Line. At approximately nine minutes' walking distance—roughly 760 metres from the station—residents enjoy seamless connectivity to the wider MRT network without being directly adjacent to heavy transport infrastructure. This distance strikes an optimal balance: close enough to deliver genuine convenience for daily commuters, yet sufficiently removed to avoid the noise and congestion that can characterise properties immediately adjacent to busy transport nodes.

Location & Connectivity

The Yishun neighbourhood has undergone considerable maturation over the past two decades, evolving into a self-contained community with comprehensive retail, educational, and healthcare facilities. The proximity to Khatib MRT means residents can reach Orchard and the CBD in under 30 minutes, whilst also benefiting from local neighbourhood shops, hawker centres, and supermarkets within walking distance. The estate's age and established character mean that surrounding amenities are well-developed and unlikely to face disruption from future renovation cycles.

Yishun's demographic profile skews toward established families and upgraders seeking larger living spaces at prices substantially lower than comparable new-build or freehold properties in neighbouring districts. The area has consistently demonstrated resilience in the property market, with steady demand from both owner-occupiers and investors. The North-South Line, as one of Singapore's original MRT corridors, carries high passenger volumes and remains integral to the island's transport backbone, supporting long-term accessibility and neighbourhood desirability.

Space & Layout

Units across the development typically feature three bedrooms and two bathrooms, with floor areas reaching approximately 1,119 square feet. This configuration appeals broadly to families with children, multi-generational households, and purchasers upgrading from smaller flats or condominiums. The generous floor plate allows for flexible internal layouts and genuine living space, distinguishing mature HDB stock from newer, often more compact Build-to-Order (BTO) offerings that prioritise density over comfort.

The spread of units across multiple floors and blocks within 880 Yishun Street 81 provides prospective buyers with genuine choice in terms of light, views, and privacy. Mid-to-upper floor units tend to command modest premiums over lower levels, reflecting preferences for reduced street noise and improved sightlines. The development's maturity means that surrounding buildings have stabilised, with minimal risk of significant new construction that might impact natural light or vista quality.

Pricing & Market Position

The development is priced competitively within the Yishun precinct, reflecting both the property's age and its solid fundamentals. Current asking prices across available units demonstrate the continued appeal of well-maintained HDB flats in this location, with pricing structured to attract both owner-occupiers motivated by lifestyle and location, and investors drawn to the rental yield potential inherent in family-sized Yishun stock.

Comparative analysis against recent transactions in the immediate area reveals that per-square-foot pricing has remained relatively stable, suggesting that the Yishun market—whilst not as speculative as newer private developments—has achieved equilibrium between buyer demand and available supply. The absence of aggressive price volatility makes this development particularly suitable for risk-averse purchasers and mortgage-dependent buyers, as revaluation risk is significantly lower than in speculative market segments.

Investment Potential & Rental Yield

For investors, the development's position within a mature, densely populated residential area supports reliable rental demand. Three-bedroom HDB flats in Yishun consistently attract families transferred to the North Region for employment, expatriate households seeking public housing, and young families upgrading from smaller units. Estimated rental yields for comparable properties in the immediate vicinity typically range between 3 and 4% gross, reflecting the stable tenant pool and lower rental volatility than properties in central or premium locations.

The development's maturity works in investors' favour: there is no uncertainty regarding final handover, design defects, or teething problems common to newly completed projects. Additionally, as a public housing scheme, the property benefits from strong regulatory oversight and maintenance standards enforced by the Housing and Development Board, reducing landlord liability and tenant-related disputes.

Financing & Buyer Suitability

Singapore Citizens and Permanent Residents both have access to HDB loans, which typically offer more favourable terms than bank mortgages for public housing purchases. The development's pricing means that Total Debt Service Ratio (TDSR) headroom is generally adequate for purchasers with stable employment and reasonable existing liabilities. First-time buyers are particularly well-served, as they face no Additional Buyer's Stamp Duty (ABSD) and benefit from full CPF withdrawal eligibility against purchase price.

Second-property investors and upgraders should note that Additional Buyer's Stamp Duty at 20% applies to Singapore Citizen purchases of second residential properties. This materially impacts the all-in acquisition cost and cash flow for investors, requiring careful modelling before proceeding. Permanent Residents purchasing a second property face ABSD at 25%, making this development more attractive to PR first-time buyers or citizen owner-occupiers than to PR investors building portfolios.

Lease & Long-Term Value Retention

HDB flats, including those within 880 Yishun Street 81, are typically granted on 99-year leases. Whilst this tenure is standard across the public housing system, buyers should understand that lease decay begins immediately post-purchase, with the property's useful life capped at 99 years from the original lease commencement date. However, the HDB's lease renewal policies and the broad market acceptance of such properties mean that resale demand remains robust throughout the lease period, with minimal discount applied until leasehold length drops below 80 years.

The development's current maturity and established market position indicate that resale value has already normalised, meaning purchasers today are unlikely to experience sudden depreciation from lease decay in the near term. Capital appreciation, if any, will likely be modest and tied primarily to broader HDB market movements rather than development-specific upside.

Competitive Context & Market Dynamics

The Yishun estate encompasses numerous blocks and developments, providing a large peer set for comparative analysis. Nearby alternatives include other blocks within Yishun Street, as well as developments in adjoining areas such as Ang Mo Kio (further south) and Sengkang (to the east). Pricing comparisons between these precincts reveal that Yishun remains competitively positioned, with particularly strong value for three-bedroom units. The North-South Line's presence and the absence of major new HDB supply pipelines in immediate proximity support continued stability in the Yishun market.

Private housing alternatives in the North Region, such as condominiums around Yio Chu Kang or Lentor, command significant premiums per square foot, reinforcing the value proposition of public housing for buyer-occupiers and yield-conscious investors. The development's HDB status also means there are no future en-bloc redevelopment risks, providing certainty that the asset will not be suddenly extinguished by collective sale mechanics.

Neighbourhood Character & Lifestyle

Yishun has evolved into a self-sufficient community with comprehensive infrastructure. Residents enjoy access to multiple shopping centres, family-friendly dining options, and recreational facilities without requiring daily car use. The neighbourhood also benefits from significant green spaces, including parks and open areas that contribute to quality of life and property desirability.

The maturity of Yishun means that basic infrastructure and services are fully embedded, with minimal disruption anticipated from future development cycles. Schools, clinics, and community facilities are well-established, making this an attractive location for families prioritising stability and convenience over aspirational neighbourhood transformation.

Frequently Asked Questions

What gross rental yield can investors expect from a 3-bedroom unit at 880 Yishun Street 81?

Comparable three-bedroom HDB flats in the Yishun precinct have historically generated gross rental yields of 3 to 4% per annum. This reflects the established tenant pool—primarily families transferred to the North Region for work, young upgrading households, and expatriates seeking public housing—which supports consistent rental demand across multiple seasons. The development's maturity and HDB status mean there are no new-project teething issues or uncertainty regarding final form, allowing investors to model cash flows with confidence. Rental rates for this size and location have remained relatively stable year-on-year, providing a degree of predictability uncommon in speculative market segments. Note that gross yield (before loan interest, maintenance, and property tax) will be partially offset by actual financing costs and operating expenses, so net yield to the investor will typically be 1.5 to 2.5% depending on leverage and expense management.

How does per-square-foot pricing at 880 Yishun Street 81 compare to recent sales in the Yishun area?

Recent transactions for comparable three-bedroom HDB flats in the immediate Yishun neighbourhood indicate that per-square-foot pricing has stabilised in the region of S$560 to S$580 per square foot for similar floor areas and condition. 880 Yishun Street 81 units are priced competitively within this range, reflecting the property's maturity, established location, and direct accessibility to Khatib MRT. The modest per-sqft range suggests that the Yishun market has achieved equilibrium between supply and demand, with limited speculative pressure or rapid appreciation—a characteristic that suits conservative buyers and mortgage-dependent purchasers who wish to avoid overheated market segments. Compared to newer BTO developments further north or to private housing in the same district, the per-sqft pricing represents good value for space and proven tenant appeal. The relative stability of pricing in this precinct also indicates low risk of sudden correction or negative equity, a key consideration for financers and risk-averse owner-occupiers.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens buying a second property at this development?

Singapore Citizens purchasing a second residential property are liable for Additional Buyer's Stamp Duty at the rate of 20% on the purchase price. For a unit priced at S$628,000, this would result in ABSD of approximately S$125,600, substantially increasing the all-in acquisition cost beyond the base price. This 20% ABSD is in addition to standard Buyer's Stamp Duty (BSD) and other closing costs, making cash flow planning essential for second-property investors. The ABSD significantly erodes initial cash-on-cash yield, requiring purchasers to model rental income against the elevated financing burden and extended payback periods. First-time buyer Singapore Citizens face no ABSD, making them far better positioned financially to acquire at this development. Permanent Residents buying a second property face ABSD at 25%, an even steeper charge that typically makes PR investor acquisitions less attractive unless substantial appreciation is anticipated. Given the relatively stable pricing in Yishun, investor purchasers should ensure that rental income and assumed capital growth justify the 20% ABSD outlay before proceeding.

How does lease decay and the 99-year tenure affect long-term resale value and capital appreciation?

880 Yishun Street 81 units are held on 99-year leases, standard across the entire HDB system. The lease begins immediately upon completion of the property, and thus lease length decays from day one of ownership. However, HDB policy and market practice mean that strong resale demand persists throughout the lease period, with minimal or no discount applied to purchase price until the remaining lease falls below approximately 80 years. For a property purchased today, this means the owner has several decades of relatively stable value retention before lease decay becomes a pricing factor. Notably, the HDB's existing lease renewal and extension policies provide some comfort that extreme devaluation near lease expiry is unlikely, though owners should not assume automatic lease extensions. The development's current age and established market position indicate that lease decay has already been priced into current market values, so buyers are unlikely to experience sudden depreciation from lease reduction in the near term. Capital appreciation, if any, will be modest and driven primarily by broader HDB market trends and neighbourhood improvements rather than development-specific upside. Owner-occupiers planning to hold for 20+ years should factor in the eventual lease-length headwind, though this risk is shared across all HDB properties and is unlikely to affect near-to-medium term resale liquidity.

How does proximity to Khatib MRT Station (NS14) impact long-term demand and capital appreciation?

Khatib MRT Station sits on the North-South Line, one of Singapore's original and highest-capacity transit corridors, serving as a critical artery for commuters across the North Region and connecting to the CBD and Orchard in under 30 minutes. Located approximately 760 metres (nine minutes' walk) from 880 Yishun Street 81, this positioning provides genuine convenience without the noise and congestion typical of properties immediately adjacent to busy transport nodes. The North-South Line's fundamental role in Singapore's transport network means that Khatib will remain a significant interchange indefinitely, supporting long-term accessibility and neighbourhood desirability. Properties within 10 minutes' walk of established MRT stations historically command stronger resale demand and more resilient capital values than distant alternatives, as tenant pools (renters) consistently prioritise transport accessibility. The development's proximity to Khatib has been a market constant for decades, meaning this advantage is already reflected in current pricing and is unlikely to deliver surprise capital gains. However, the MRT accessibility acts as a floor to resale demand, ensuring that the property remains fungible and liquid across property cycles. Future transport augmentation—such as new lines or stations—is unlikely in the immediate vicinity, so buyers should treat current MRT connectivity as a stable, proven amenity rather than betting on infrastructure windfall.

Which buyer profiles are best suited to 880 Yishun Street 81, and which should look elsewhere?

First-time buyer owner-occupiers seeking genuine space and affordability are ideally positioned at this development: the three-bedroom configuration suits growing families, CPF withdrawal limits are fully applied, and ABSD does not apply. Upgraders moving from smaller HDB or condo units seeking more square footage at stable pricing also find strong value here. Second-property investor Singapore Citizens with sufficient rental income to justify the 20% ABSD and loan servicing costs may build modest portfolios, though the modest yield (3–4% gross) limits appeal to aggressive investors. High-net-worth individuals and foreign nationals should note that HDB properties are restricted to Singapore Citizens and Permanent Residents, and foreign buyers are prohibited entirely. Investors betting on significant capital appreciation or rapid lease-driven value growth will be disappointed by Yishun's stable, mature market dynamics; properties in emerging precincts or with stronger upside narratives may suit speculative profiles better. PR buyers purchasing a first property may find strong value, but PR second-property investors face a prohibitive 25% ABSD and should consider private housing alternatives where ABSD structures are less punitive. Owner-occupiers planning to sell within five years should factor in transaction costs (BSD, agent fees, conveyancing) which can exceed 5% of purchase price, potentially eroding modest short-term appreciation.

What TDSR headroom and financing feasibility exists for typical purchasers at the current price point?

Units at 880 Yishun Street 81 are priced around S$628,000, which translates to an estimated monthly mortgage of approximately S$2,500–S$2,800 at current HDB loan rates (approximately 2.6%) and typical 25-year tenures. Buyers with combined household income of S$5,000 per month or higher will typically remain comfortably within the Total Debt Service Ratio (TDSR) cap of 60%, provided they carry no significant existing liabilities (car loans, credit cards, other mortgages). HDB loans are available to Singapore Citizens and PRs on more favourable terms than bank mortgages, with maximum loan quantum reaching 90% of valuation for first-time buyers and 80% for existing property owners. First-time buyers with stable employment in professional or semi-professional roles will have minimal difficulty securing financing. Second-property upgraders and investor-owners will face stricter lending criteria and lower loan quantum ceilings, requiring correspondingly larger cash downpayment. Buyers with existing mortgages or significant outstanding liabilities must carefully model TDSR exposure, as multiple loan servicing burdens can rapidly consume borrowing headroom. CPF contribution matching (up to 50% of purchase price from Ordinary Account for HDB) significantly reduces cash outlay and improves financing feasibility for Singaporeans. Permanent Residents should verify their loan eligibility with HDB and banking partners, as some PR categories face restrictions or require larger downpayments.

How does 880 Yishun Street 81 compare to nearby competing HDB developments?

The Yishun estate encompasses numerous blocks and precincts, including nearby streets such as Yishun Street 72, Yishun Avenue, and adjacent parcels. Comparative pricing across these blocks reveals that 880 Yishun Street 81 is competitively positioned, with per-sqft rates and absolute pricing broadly aligned to neighbouring blocks. Variations typically reflect floor level (higher floors command modest premiums), unit layout (corner vs. mid-block), and recency of renovation rather than development-wide structural advantages. Ang Mo Kio, situated immediately south, offers comparable three-bedroom HDB units at prices often 5–10% higher, reflecting its slightly more established reputation and proximity to Ang Mo Kio Hub. Sengkang, to the east, features newer BTO and mature HDB stock at prices ranging from similar to modestly higher, depending on exact location and proximity to MRT. The key differentiator is 880 Yishun Street 81's established nature: no new-project uncertainty, fully matured neighbourhood facilities, and proven tenant appeal. Buyers prioritising novelty or potential appreciation may prefer newer Sengkang alternatives, but those seeking value, space, and immediate livability find strong appeal in mature Yishun stock. The North-South Line's presence across this corridor means that transport accessibility is consistent across alternatives, minimising differentiation on this dimension.

Which unit stack levels or floor positions offer best value and livability at this development?

Within 880 Yishun Street 81, unit positioning follows typical HDB patterns: lower floors (blocks 1–5) trade at modest discounts to mid-range levels due to increased street noise, reduced privacy, and lower perceived prestige. Mid-range floors (typically 6–20 depending on block height) command the strongest pricing equilibrium, offering improved natural light and views without the premium typically applied to top floors. Upper floors (above the 20th level, where applicable) attract modest premiums, often 3–5% above mid-level equivalents, reflecting views and reduced noise but sometimes involving slightly longer elevator waits and reduced foot traffic accessibility. For owner-occupiers with no resale timeline pressure, lower-floor units may represent genuine value opportunities; the quality-of-life impact of street noise is subjective, and careful inspections can identify units with good sound insulation or quiet exposures. Investors should prioritise mid-range floors, which attract the broadest tenant appeal without commanding significant rental premiums to justify their higher purchase price. Corner units (where available) typically trade at modest premiums due to increased natural light but should not command dramatic price uplift in a mature estate where comparable alternatives are abundant. When evaluating specific units, light exposure, stack position within the block, and proximity to rubbish chutes or other nuisances matter as much as absolute floor height. Buyers are advised to view multiple floor levels before committing.

What is the future supply pipeline in Yishun and adjacent North Region, and how might it affect 880 Yishun Street 81 resale demand?

The HDB's Build-to-Order (BTO) pipeline in the North Region remains active, with new projects periodically launched in precincts such as Lentor, Ang Mo Kio, and neighbouring areas. However, the scale of new supply in immediate proximity to 880 Yishun Street 81 is limited, as the Yishun estate is substantially built-out and mature. New BTO projects typically target greenfield or underutilised sites rather than infill within established estates, meaning 880 Yishun Street 81 will not face direct cannibalism from large-scale new public housing launches. Where new supply does emerge (e.g., Lentor or northern Sengkang), it typically attracts first-time buyers and upgraders seeking newer facilities and modern layouts, reducing competitive pressure on mature Yishun stock. Conversely, the absence of significant new supply in the immediate vicinity protects existing units from value-diluting oversupply, supporting resale demand from purchasers seeking the proven, fully-matured alternative to BTO uncertainty. The North Region's population is expected to remain stable or grow modestly, sustaining underlying tenant demand. Any major transport infrastructure changes (e.g., new MRT extensions) could redirect demand flows, but the North-South Line's presence and Khatib's established role make such disruption unlikely. On balance, the limited near-term supply pipeline and Yishun's mature market position suggest that 880 Yishun Street 81 will retain steady resale liquidity and pricing stability, though significant appreciation should not be anticipated. Buyers should treat this development as a holding asset rather than a speculative opportunity.

[For Sale] Hdb Flat At 880 Yishun Street 81 — From S$628K