Type

Units

Min Area

Price Range

Other

120 sqft

S$1,100/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,100.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$220 on this acquisition.
Located 12 min (970 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.

867 Yishun Street 81: A Mature HDB Development in Yishun

867 Yishun Street 81 represents a well-established residential holding in one of Singapore's most enduring public housing estates. Located in Yishun, this development forms part of a mature neighbourhood that has evolved considerably over decades, attracting a diverse residential base and establishing itself as a stable, sustainable community. The project sits within the northern corridor of Singapore, a region that has continued to experience steady housing demand despite the proliferation of newer developments elsewhere on the island.

The address places residents within comfortable proximity of Khatib MRT Station on the North-South Line, situated approximately 12 minutes walking distance away at 970 metres. This accessibility to rapid transit infrastructure is a defining characteristic of the location, as the North-South Line remains one of Singapore's busiest and most utilised corridors, connecting the northern regions directly to the city centre, Marina Bay, and key employment districts. For working professionals, students, and daily commuters, this connectivity translates into meaningful time savings and reduced transport costs compared to car-dependent or longer-distance public transport alternatives.

Unit Specifications and Layout Considerations

The development comprises compact units, with individual holdings measuring approximately 120 square feet in floor area. These modest proportions are characteristic of many HDB holdings in mature estates, reflecting the original planning and construction standards of earlier public housing phases. Whilst space is necessarily restricted, such configurations have traditionally appealed to specific buyer and renter cohorts: first-time purchasers seeking an affordable entry into property ownership, young professionals managing tight housing budgets, and investors targeting the rental segment where demand for compact, affordable units remains robust.

The modest footprint does impose practical constraints on layout flexibility and long-term utility as household circumstances evolve. Buyers and renters contemplating a holding at 867 Yishun Street 81 should carefully assess whether the spatial dimensions align with their current lifestyle requirements and anticipated needs over the intended tenure of ownership or lease.

Market Positioning and Rental Demand

Properties within established HDB estates like 867 Yishun Street 81 continue to attract consistent rental interest, particularly from transient professionals, expatriates, and younger workers for whom the combination of affordability, convenience, and proximity to public transport holds tangible appeal. The North-South Line's reach into the CBD ensures that commute times from Yishun remain competitive relative to other suburban locations, supporting rental rates that reward landlords willing to manage tenant relationships professionally.

For investors considering acquisition at this development, rental yield analysis should factor in the compact unit size as a determinant of achievable monthly rent, operating costs including property tax and maintenance levies, and the competitive rental landscape across similar properties in neighbouring estates such as Sembawang and Admiralty. HDB rentals in mature estates have historically demonstrated resilience through economic cycles, though yields remain modest in absolute terms relative to capital appreciation expectations.

Resale Market Dynamics and Lease Considerations

As an HDB development, properties at 867 Yishun Street 81 operate within Singapore's regulated public housing resale framework, governed by HDB regulations and eligibility criteria that differ substantially from private residential markets. Resale transactions are subject to HDB approval, and buyers must satisfy citizenship and income requirements depending on the type of property and household composition. This regulatory environment provides stability and consumer protection but also restricts the pool of potential purchasers compared to unrestricted private property markets.

Lease decay represents a material consideration for HDB purchases, particularly as properties approach the 80-year mark and beyond. Whilst Singapore's HDB flat leases are typically 99 years from the date of construction, older holdings experience declining residual lease length, which progressively impacts resale valuations and financing availability. Prospective buyers should ascertain the exact lease commencement date and remaining tenure before committing to purchase, as this directly influences long-term capital preservation and exit optionality.

Location Characteristics and Neighbourhood Amenities

Yishun has matured into a self-contained residential neighbourhood with comprehensive amenities supporting daily life. Shopping centres, markets, hawker food courts, educational institutions spanning primary through secondary levels, and medical facilities are well-distributed throughout the estate. This infrastructure density means that residents enjoy considerable convenience within walking and short bus ride distances, reducing reliance on private vehicles for routine errands and social activities.

The broader Yishun area has also benefited from ongoing estate renewal and upgrading initiatives, including structural improvements to aging buildings, enhanced landscaping, and refreshed public spaces. These investments signal sustained public sector commitment to maintaining living standards within the estate, which in turn supports property values and rental demand over multi-year horizons.

Transport Connectivity Beyond Khatib MRT

Whilst Khatib MRT Station provides the primary rapid transit connection, 867 Yishun Street 81 also benefits from coverage by bus services operating across the Yishun precinct. Several bus routes traverse the estate and feed into the wider transport network, offering alternative or complementary commute options for residents whose workplaces or regular destinations lie outside the direct North-South Line corridor. This multi-modal accessibility enhances the location's appeal to commuters with varying workplace geographies and reduces single-point-of-failure risk inherent in over-reliance on one transport mode.

Investment and Buyer Profile Suitability

The development appeals to distinct buyer categories with differing motivations and investment horizons. First-time buyers with constrained budgets find the modest price entry point and HDB regulatory framework reassuring, as purchase eligibility is straightforward and financing is readily available from HDB-approved institutions. Upgraders transitioning from rental accommodation or smaller holdings similarly view compact HDB units as pragmatic stepping stones within longer ownership journeys. Investors seeking rental cash flow appreciate the consistent tenant demand for affordable, transport-accessible units, though absolute yield margins warrant careful underwriting.

Conversely, the development holds limited appeal for affluent owner-occupiers or end-users prioritising spatial comfort and modern amenities, as the compact unit sizes and heritage building character do not align with premium lifestyle expectations. Investors targeting capital appreciation over extended timeframes should similarly exercise caution, given that older HDB estates with declining leases typically experience moderate long-term appreciation relative to newer, freehold, or longer-lease alternatives.

Financing and Debt Service Considerations

HDB loan schemes remain among Singapore's most competitive in terms of interest rates, repayment flexibility, and debt service ratio accommodation. Total Debt Service Ratio (TDSR) guidelines for HDB loans are set at 60% of gross monthly household income, providing meaningful headroom for qualified applicants relative to private bank lending standards. However, prospective buyers should stress-test their repayment capacity under scenarios of interest rate rises, potential income disruption, or unexpected household expenses, as overcommitting to debt can create financial vulnerability over multi-decade loan tenures.

The compact unit sizes at 867 Yishun Street 81 imply correspondingly modest absolute loan amounts compared to larger properties, which simplifies financing logistics but also means that any downpayment shortfall or financial stress impacts household budget flexibility more acutely.

Regulatory and Compliance Framework

Transactions involving HDB properties are subject to HDB's approval and regulatory oversight, including restrictions on resale eligibility based on ownership duration, household income ceilings, and citizen status requirements. These regulations exist to preserve public housing affordability and prevent speculative distortions, but they do constrain buyer flexibility compared to private residential markets. Prospective purchasers should familiarise themselves with current HDB regulations and seek professional advice to confirm their eligibility for purchase and any future resale intentions.

Additional Buyer's Stamp Duty (ABSD) does not apply to HDB purchases, as ABSD is levied only on private residential property transactions. This represents a material advantage for investors acquiring a second residential property, as the 20% ABSD that applies to Singapore Citizens purchasing a second private residence does not extend to HDB acquisitions, potentially rendering HDB holdings more economically attractive for portfolio diversification purposes.

Frequently Asked Questions

What rental yield can an investor realistically expect from purchasing a unit at 867 Yishun Street 81?

Rental yields on compact HDB units in mature estates like 867 Yishun Street 81 typically range between 2.5% and 3.5% gross annually, depending on specific unit size, exact location within the development, and prevailing market rents for comparable properties in Yishun. The modest unit sizes at this development constrain absolute monthly rental income, although consistent tenant demand from young professionals and transient workers seeking affordable, transport-accessible accommodation provides stable occupancy prospects. Investors should factor in HDB rental restrictions, property tax, town council levies, and maintenance costs when calculating net yield, as these outgoings can erode headline returns. Comparative analysis against competing HDB developments in neighbouring estates such as Sembawang will help contextualise yield competitiveness within the broader northern region market.

How do price per square foot comparisons at 867 Yishun Street 81 stack against recent HDB transactions in Yishun and neighbouring estates?

HDB price per square foot metrics in Yishun have historically traded within a range influenced by lease remaining, exact location within the estate, unit layout, and floor level, with mature developments typically commanding lower psf than newer precincts or those with longer residual leases. Recent HDB resale transactions in Yishun have generally reflected moderate price appreciation relative to island-wide averages, as the estate competes with newer HDB developments in broader Yishun and adjacent Sembawang areas. The specific psf for 867 Yishun Street 81 should be benchmarked against contemporaneous HDB sales data within Yishun postcodes to assess whether the asking price reflects fair market value or premium/discount positioning. Consulting HDB's published transaction prices and engaging qualified agents familiar with Yishun's micro-market dynamics will provide credible price validation.

Does Additional Buyer's Stamp Duty apply if I purchase 867 Yishun Street 81 as a second residential property?

No, Additional Buyer's Stamp Duty (ABSD) does not apply to HDB flat purchases, regardless of whether the property is your first or second residential holding. ABSD is levied exclusively on private residential property transactions at a rate of 20% for Singapore Citizens acquiring a second residential property. This ABSD exemption on HDB purchases represents a material cost advantage for investors or owner-occupiers considering a second property, as it eliminates the significant tax burden that private residential second purchases incur. Consequently, HDB properties like those at 867 Yishun Street 81 can be economically attractive options for portfolio diversification or investment purposes when compared to equivalent private alternatives, all else equal. Buyers should nevertheless confirm their HDB eligibility and consult tax advisers regarding any stamp duty obligations specific to their circumstances.

What lease decay risk does 867 Yishun Street 81 present, and how will declining lease impact resale value?

Lease decay is a material consideration for HDB purchases, as properties with residual leases below 80 years experience progressively steeper valuation declines and financing restrictions. The specific lease commencement date for 867 Yishun Street 81 will determine the current remaining tenure; buyers must request this information from HDB or the property vendor before proceeding. HDB regulations impose lending restrictions for flats with leases under 60 years, making refinancing and onward resale increasingly challenging as the lease edge approaches mid-term milestones. Owners holding properties as the lease decays will face compounding pressure on capital values, particularly if personal circumstances eventually necessitate sale. Long-term owner-occupiers who do not intend to transact may experience minimal material impact, but investors and buyers planning exit strategies within 10–20 years should factor lease decay trajectories into return projections and risk assessments.

How does proximity to Khatib MRT Station influence demand and capital appreciation for properties at 867 Yishun Street 81?

Proximity to Khatib MRT Station on the North-South Line is a primary demand driver for residential properties in the surrounding Yishun precinct, as reliable rapid transit connectivity commands consistent premiums in the rental and resale markets. The 12-minute walking distance (970 metres) from 867 Yishun Street 81 to Khatib MRT places the development within the accessible commuting radius for most working professionals, supporting steady tenant enquiries and rental demand. Properties closer to MRT stations typically experience lower resale periods and command higher price per square foot valuations relative to those further removed. However, capital appreciation in established HDB estates is moderate relative to private residential markets, driven primarily by lease extension schemes, estate upgrading initiatives, and general inflation rather than speculative gains. The transport accessibility acts as a stabilising foundation for demand and occupancy but should not be relied upon as a primary capital growth catalyst.

Who represents the ideal buyer profile for 867 Yishun Street 81, and who should reconsider?

First-time home buyers with modest budgets and employment in CBD or city-centre zones represent the core ideal buyer profile, as the combination of affordability, HDB financing accessibility, and Khatib MRT connectivity aligns well with their priorities. Upgraders transitioning from rental to ownership similarly find value in compact HDB units as pragmatic entry points before moving to larger private holdings. Investors targeting steady rental cash flow from affordable, high-turnover tenant segments appreciate the consistent demand profile. Conversely, affluent owner-occupiers prioritising space, modern amenities, and heritage-free environments should look beyond mature HDB estates. Buyers with strong capital appreciation expectations or wealth-preservation mandates should carefully weigh whether moderate long-term HDB appreciation aligns with their investment horizons. Households expecting to grow substantially or seeking multi-generational living arrangements will find the compact unit sizes constraining and should explore larger alternatives.

What Total Debt Service Ratio headroom and financing capacity should buyers expect at 867 Yishun Street 81's typical price point?

HDB loans allow Total Debt Service Ratios (TDSR) of up to 60% of gross monthly household income, compared to the 55% TDSR standard applied by private banks, providing additional borrowing capacity for qualified applicants. At the modest price points typical for compact HDB units, absolute loan amounts remain manageable for dual-income or reasonably remunerated single-income households, leaving meaningful monthly budget space for living expenses, utilities, and contingencies. A buyer earning S$5,000 monthly, for example, could sustain approximately S$3,000 in total monthly debt service, accommodating HDB loan repayments for properties priced in the S$200,000–S$250,000 range comfortably. Stress-testing repayment capacity under interest rate rise scenarios (e.g., rate increases of 1–2% from current levels) is prudent, as extended loan tenures amplify the cumulative impact of rate movements. Professional financial advisers can model buyer-specific scenarios to confirm affordable borrowing capacity before application.

How does 867 Yishun Street 81 compare to competing HDB developments in Sembawang, Admiralty, and broader northern estates?

Yishun competes directly with proximate HDB estates including Sembawang and Admiralty, all of which offer comparable transport connectivity, maturity of amenities, and rental market dynamics. Sembawang tends to command marginally higher psf in some micro-markets due to perceived slightly newer stock or discretionary upgrades, whilst Admiralty similarly attracts premium positioning around its own MRT station. 867 Yishun Street 81's value proposition hinges on absolute affordability, Khatib MRT accessibility, and estate infrastructure; it may underperform newer developments on aesthetic or amenity grounds but offers stability and proven rental demand. Comparative analysis of recent transactions across these competing estates reveals psf variations of 5–15% depending on lease length, unit size, and specific sub-location. Buyers should inspect units across multiple developments and analyse transaction histories to contextualise where 867 Yishun Street 81 sits within the competitive landscape and whether the asking price reflects fair positioning or relative discount/premium.

Which unit stacks, floor levels, or locations within 867 Yishun Street 81 offer the best value and livability?

Middle-level units (roughly floors 3–8) typically offer optimal balance between natural light, security-related distance from ground level, and access convenience, avoiding the comparative dimness and noise exposure of lower levels whilst maintaining shorter lift waiting times and emergency stairwell proximity relative to upper floors. Corner units may command modest psf premiums due to enhanced cross-ventilation and reduced noise transmission from neighbour activities, though whether the premium is proportionate depends on specific market conditions. Ground and first-level units suffer comparative disadvantages related to natural light, privacy, street-level noise, and perception of security, often trading at discount valuations that may offset the convenience advantage. Very high floors (10+) experience longer lift waiting times, potential water pressure variations, and reduced accessibility for elderly or mobility-constrained residents. Without architectural floor plans or site inspection, prospective buyers cannot definitively assess unit-specific livability; on-site visits to comparable occupied units within the development will provide clearer insights into preferred stacks and layouts.

What future supply pipeline developments in Yishun district might impact 867 Yishun Street 81's competitive positioning and resale prospects?

HDB's long-term estate upgrading and renewal programmes continue to shape Yishun's residential landscape, with periodic phase-wise infrastructure improvements and selective new developments potentially altering demand patterns across the precinct. Any announcements regarding new HDB developments, major estate refreshes, or transport infrastructure enhancements (e.g., new MRT stations or expressway links) could incrementally shift buyer preferences between competing locations. Monitoring HDB's published development pipelines and Urban Redevelopment Authority land use plans provides visibility into planned supply additions that might intensify local competition. Established estates like 867 Yishun Street 81 may face competitive pressure from newer developments offering modern amenities and longer leases, potentially dampening capital appreciation prospects. Conversely, legacy supply scarcity and stable transport connectivity can reinforce demand stability even as new supply emerges. Prospective buyers should factor in published development schedules and consult local market experts regarding anticipated competitive evolution over their intended holding period.

[For Rent] Hdb Flat At Yishun Street 81 — From S$1,100