Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$3,500/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,500.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$700 on this acquisition.
Located 11 min (950 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.

870 Yishun Street 81: Established HDB Living in North Singapore

870 Yishun Street 81 represents a mature residential offering within Yishun's well-developed neighbourhood, catering to families, upgraders, and investors seeking stable mid-range property in the North region. The development benefits from its established positioning within one of Singapore's most populous and actively managed residential zones, where community infrastructure has been refined over decades to meet diverse household needs.

Situated approximately 950 metres from Khatib MRT Station (NS14 line), this development enjoys reasonable connectivity to central Singapore and broader public transport networks. The eleven-minute walk to the station positions residents within comfortable commuting distance, making it accessible for professionals working across the island without requiring daily reliance on private transport. This proximity to mass rapid transit forms a foundational advantage for daily convenience and longer-term asset appreciation, as MRT-adjacent properties in established districts typically command steadier demand profiles than peripheral locations.

Neighbourhood Character and Accessibility

The Yishun estate has matured into one of North Singapore's most comprehensive residential communities, offering residents access to multiple shopping centres, food courts, hawker establishments, and recreational facilities. The area supports a multi-generational population, with schools, healthcare facilities, and community centres distributed throughout the neighbourhood to serve residents across all life stages. This comprehensive amenity ecosystem reduces dependency on travelling beyond the immediate area for daily needs, enhancing quality of life and reducing transport costs for households based at 870 Yishun Street 81.

The surrounding streets comprise a mix of HDB flats, private condominiums, and landed properties, creating a diverse socioeconomic fabric typical of mature Singapore estates. This heterogeneity supports vibrant local commerce, varied dining options, and established social networks, all of which contribute to sustained property demand and rental uptake. The presence of multiple transport nodes, including bus interchange facilities adjacent to Khatib MRT, further strengthens the area's appeal for commuters and families prioritising accessibility.

Unit Configuration and Space Utilisation

The development offers predominantly three-bedroom and two-bathroom configurations across floor plates of approximately 1,119 square feet, representing efficient space allocation within HDB specifications. This layout suits growing families, empty-nesters, and investors seeking rental-friendly configurations that appeal to the broadest tenant market. The three-bedroom format strikes a practical balance between space adequacy and maintenance simplicity, avoiding the complexity of larger four-bedroom units whilst providing more flexibility than two-bedroom alternatives.

Units at this address are distributed across multiple blocks and stack positions, with older blocks potentially offering lower per-square-foot valuations compared to newer developments, whilst mid-stack and north-facing units typically command modest premiums. The variation in unit positioning throughout the development creates opportunities for buyers to identify value alignments matching their specific preferences, whether prioritising natural light, privacy, or construction recency.

Investment Potential and Rental Dynamics

Properties at 870 Yishun Street 81 present moderate rental yield potential, particularly for investors targeting the family and upgrader demographics that dominate North Singapore's tenant base. Three-bedroom HDB flats in mature estates typically attract stable tenant flows, driven by relocating families, young professionals seeking shared accommodation, and expatriates requiring mid-range housing solutions. Historical rental absorption rates in Yishun suggest realistic gross yields ranging between 3% and 4% annually, depending on precise unit configuration, floor level, and current market rental rates.

The development's maturity works both favourably and conservatively for investors: the absence of new competing supply within the immediate precinct reduces cannibalistic rental pressure, yet the estate's age means construction novelty does not drive premium rental command. Investors purchasing at this development should anticipate steady, moderate income with capital appreciation driven by broader district value movements rather than speculative development narratives, suiting conservative portfolios and long-term wealth accumulation strategies.

Financing and Buyer Suitability

First-time HDB buyers benefit from concessional financing terms available through HDB loan schemes, with loan tenures extending to 25 years and capped at 80% of purchase price. The typical price points for units at 870 Yishun Street 81 align comfortably within first-time buyer affordability ranges, particularly for dual-income households or extended family arrangements utilising combined central provident fund holdings. This accessibility underpins sustained demand from this demographic segment, stabilising absorption rates and supporting predictable price trajectories.

Upgraders transiting from smaller two-bedroom units find the three-bedroom format attractive for accommodating growing families, whilst benefiting from the development's established, quiet character relative to newer growth areas. Investors purchasing as a second residential property should account for the Additional Buyer's Stamp Duty, currently set at 20% for Singapore Citizens acquiring additional residential real estate, meaningfully impacting total acquisition costs and requiring careful yield-to-price calibration when evaluating investment returns.

Lease Tenure and Long-Term Ownership Considerations

As an HDB property, 870 Yishun Street 81 operates under a 99-year leasehold framework typical of Housing and Development Board offerings. The estate's inception period determines the remaining lease duration at any given point; buyers should verify current lease expiry dates to understand residual ownership periods. Leases approaching 60 years remaining face progressive resale friction, as financial institutions impose more stringent lending requirements and potential buyers face heightened refinancing risk, necessitating accurate lease tenure verification before committing to purchase decisions.

The 99-year lease framework creates a natural lifecycle for HDB properties, with resale activity typically concentrating between year 25 and year 70 of the lease, corresponding to upgrader and downsize migration phases. Units approaching 80 years of lease tenure face substantially diminished buyer pools and potential capital value decay, making the time horizon for ownership and eventual resale a critical consideration for long-term financial planning.

Market Comparison and Value Positioning

Yishun's HDB resale market demonstrates price volatility correlated to lease tenure, nearby amenities, and macroeconomic sentiment toward public housing. Properties with longer remaining leases command structural premiums over those approaching critical lease decay thresholds, with per-square-foot valuations varying between different stack positions and blocks within the same development. Recent comparable transactions in the Yishun precinct suggest market rates clustering within a definable range, though individual unit characteristics—floor level, orientation, absence of structural defects—introduce meaningful price dispersion even among similarly configured units.

Prospective buyers are advised to conduct thorough comparable analysis within the specific block and stack positioning their target unit occupies, as intra-development variation can exceed inter-development differences. The development's maturity means historical price data proves more abundant than for newer estates, enabling more confident valuation benchmarking and identification of genuine value opportunities within the broader market.

Future District Dynamics and Supply Considerations

North Singapore's HDB supply pipeline remains measured, with new BTO (Build-To-Order) launches concentrated in outer-lying areas such as Sungei Kadut and Punggol rather than in-fill sites within mature districts like Yishun. This supply discipline sustains underlying demand for resale units in established neighbourhoods, reducing fear of excessive new-build competition eroding older unit valuations. The Yishun precinct benefits from this supply scarcity, supporting patient capital and reducing speculative pressure that characterises growth areas experiencing rapid new launches.

Long-term district planning prioritises Yishun's positioning as a mature, stable residential zone rather than a redevelopment corridor, meaning the area's fundamental character is unlikely to undergo radical transformation. This stability appeals to families seeking permanent communities and investors targeting durable income streams, though it necessarily constrains the outsized capital appreciation potential available in districts experiencing planned renewal or infrastructure upgrades.

870 Yishun Street 81 represents a pragmatic choice for buyer-occupiers and conservative investors prioritising accessibility, family-friendly configuration, and predictable market dynamics over speculative upside or architectural novelty. The development's maturity, strong MRT connectivity, and comprehensive neighbourhood amenities position it as a dependable residential option within North Singapore's established housing landscape.

Frequently Asked Questions

What is the estimated rental yield for properties at 870 Yishun Street 81 purchased as an investment?

Historically, three-bedroom HDB flats in mature Yishun precincts such as 870 Yishun Street 81 have generated gross rental yields between 3% and 4% annually, depending on specific unit positioning, floor level, and prevailing market rental rates. The development's established reputation and family-oriented configuration support consistent tenant demand from relocating families and young professionals seeking mid-range housing. Investors should factor in property tax, maintenance levies, and utilities costs when calculating net yield, which typically reduces gross yields by approximately 0.5% to 0.8% depending on management efficiency and cost control discipline.

How does 870 Yishun Street 81's pricing compare to recent per-square-foot transactions in Yishun?

Recent HDB resale transactions in Yishun's mature precincts demonstrate per-square-foot pricing clustering within a defined range, typically between S$650 and S$750 depending on lease tenure remaining, block age, and unit stack positioning. Properties at 870 Yishun Street 81 with full lease tenure remaining (99 years unexpired) generally command the upper segment of this range, whilst units approaching 60 years of lease expiry trade at substantial discounts reflecting refinancing risk and reduced buyer interest. Direct transaction comparables within the specific block and stack positioning your target unit occupies provide the most accurate pricing calibration, as intra-development variation frequently exceeds inter-estate differences.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens purchasing at 870 Yishun Street 81 as a second property?

Singapore Citizens purchasing a second residential property must pay Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price, substantially increasing total acquisition costs beyond the standard Buyer's Stamp Duty payable on first purchases. For a property at 870 Yishun Street 81 priced at S$550,000, ABSD would amount to S$110,000, requiring disciplined yield calculation to ensure investment returns justify the elevated entry cost. This duty significantly impacts cash-on-cash returns and debt servicing capacity, necessitating conservative underwriting of investment thesis before committing capital, particularly for properties with moderate rental yields such as those typical in the Yishun estate.

What lease decay risk exists at 870 Yishun Street 81, and how will it affect resale value?

All units at 870 Yishun Street 81 operate under the standard HDB 99-year leasehold tenure; the specific lease decay risk depends entirely on the estate's commissioning date and the current remaining lease term—data which purchasers must verify before committing. Once a property's remaining lease falls below 60 years, financial institutions impose enhanced lending restrictions and potential buyers face difficulty securing mortgages, creating structural resale friction that typically manifests in 10-15% valuation discounts relative to identical units with longer leases. Properties approaching 80 years of lease tenure become increasingly difficult to sell, with some approaching the 99-year expiry date trading at deeply discounted prices or becoming unmortgageable entirely, making lease tenure one of the single most important valuation drivers for HDB properties at 870 Yishun Street 81.

How does proximity to Khatib MRT Station affect demand and capital appreciation for 870 Yishun Street 81?

The eleven-minute walk (approximately 950 metres) to Khatib MRT Station (NS14) positions 870 Yishun Street 81 within Singapore's preferred commuting distance threshold, supporting robust tenant demand and buyer interest from professionals requiring mass rapid transit accessibility. Properties within walking distance of MRT stations consistently demonstrate superior capital appreciation relative to similar-quality units requiring longer walks or exclusive reliance on bus transport, as the transport convenience premium compounds over decades. This MRT positioning underpins the development's fundamental appeal to both owner-occupiers and investors, reducing downside risk during market downturns and supporting steady price appreciation during stronger economic cycles, though the magnitude of appreciation benefit depends also on broader district positioning and lease tenure dynamics.

Is 870 Yishun Street 81 suitable for different buyer profiles: first-timers, upgraders, HNW investors, and professional renters?

First-time buyers benefit substantially from HDB concessional financing extending to 25 years with loan-to-value ratios of 80%, making the typical price points at 870 Yishun Street 81 highly accessible through combined Central Provident Fund holdings; the development's mature, quiet character appeals to families beginning homeownership journeys. Upgraders trading up from two-bedroom units find the three-bedroom configuration attractive for growing families, with the established neighbourhood offering stable community infrastructure and good school access. High-net-worth individuals rarely purchase HDB properties for owner-occupation but may treat 870 Yishun Street 81 as a stable, low-maintenance income-producing asset within a diversified portfolio, valuing predictable tenancy and moderate capital preservation over speculative upside. Professional renters and young families view the location favourably for accessibility, with the blend of family amenities and transport convenience supporting sustained rental demand across multiple tenant segments.

What are the TDSR and financing headroom implications at typical price points for 870 Yishun Street 81?

HDB loans cap loan-to-value ratios at 80% of purchase price with tenures extending to 25 years, meaning a property priced at S$550,000 would support a maximum HDB loan of S$440,000 with monthly repayments approximately S$2,200 over the full 25-year tenure. The Total Debt Servicing Ratio (TDSR) stress test limits monthly debt servicing (inclusive of all loans, hire-purchase obligations, and credit commitments) to 55% of gross monthly income, meaning buyers require approximate gross household income of S$4,000 monthly to comfortably service the property loan whilst maintaining TDSR compliance. Dual-income first-time buyer households with combined gross income above S$8,000 monthly typically satisfy TDSR requirements with substantial headroom, enabling flexibility for future credit expansion, whilst sole-income households approaching the minimum affordability threshold face tighter cash flow profiles and limited capacity for additional debt obligations.

How does 870 Yishun Street 81 compare to nearby competing HDB developments in Yishun and North Singapore?

The Yishun estate comprises multiple developments spanning different construction eras, commissioning dates, and lease decay stages; directly comparable units at other Yishun precincts typically trade within 5-10% of 870 Yishun Street 81's valuation depending on block age and lease tenure alignment. Properties at newer BTO (Build-To-Order) estates in outer Yishun suburbs command modest premiums for architectural newness and extended lease tenure, whilst older in-fill developments competing with 870 Yishun Street 81 often trade at marginal discounts, creating opportunities for value-conscious buyers to identify superior pricing on comparable utility and location. The development's established positioning provides benchmarking advantages relative to brand-new launches in growth precincts; transaction data abundance enables confident valuation assessment rather than speculative pricing predicated on limited comparable evidence.

Which unit stack and floor levels at 870 Yishun Street 81 offer the best value proposition?

Lower-stack units (ground to third floor) typically command 5-10% discounts relative to mid-stack equivalents (fourth to seventh floor) due to reduced privacy, noise exposure from street-level activity, and diminished natural light penetration, creating value opportunities for investors prioritising yield over amenity. Mid-stack units (fourth to seventh floor) command the highest absolute pricing as they optimise natural light, privacy, and absence of lift-waiting delays, justifying marginal pricing premiums for owner-occupiers but offering reduced yield advantage for investment-focused buyers. High-stack units (eighth floor and above) vary in pricing depending on building height and shade patterns; upper units in lower-rise blocks may command premiums, whilst units in taller blocks suffering afternoon shade face discounts. The best value-conscious purchase typically emerges in lower-stack positions where pricing discounts outweigh amenity reductions for investors indifferent to residential comfort, or mid-stack positioning where marginal pricing premiums deliver disproportionate amenity returns for owner-occupiers.

What is the future supply pipeline outlook for HDB properties in Yishun and North Singapore, and how will it affect 870 Yishun Street 81?

Singapore's HBA strategic housing initiatives prioritise new Build-To-Order (BTO) supply in peripheral growth areas such as Sungei Kadut, Punggol, and Tengah rather than in-fill development within mature, fully-developed precincts like Yishun, ensuring supply discipline and reduced competitive pressure from new launches. The Yishun estate is classified as a mature residential zone with complete infrastructure, meaning major redevelopment projects are unlikely within the decade, supporting fundamental demand stability for established resale properties at 870 Yishun Street 81 from buyers unable or unwilling to relocate to growth-area BTOs. This supply scarcity sustains underlying values and limits speculative downside, though it simultaneously constrains the outsized capital appreciation potential available in high-growth districts where new supply creates temporary price pressures and subsequent recovery rallies; investors at 870 Yishun Street 81 should anticipate steady, modest capital appreciation consistent with estate maturity rather than the volatile cycles characterising developing precincts.

[For Rent] Hdb Flat At 870 Yishun Street 81 — From S$3,500