Type

Units

Min Area

Price Range

3 BR

904 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 10 min (830 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.

868 Yishun Street 81: A Mature HDB Development in One of Singapore's Most Established Neighbourhoods

868 Yishun Street 81 represents a cornerstone property within Yishun, one of Singapore's most mature and well-integrated public housing estates. The development occupies a strategic location that has evolved over decades into a thriving residential precinct, characterised by comprehensive amenities, reliable transport infrastructure, and a diverse demographic of long-term residents and upgraders. Units at this address are available in configurations that cater to the needs of growing families, with spacious floor plans and modern finishes that reflect current market expectations for HDB flats in prime locations.

The neighbourhood surrounding 868 Yishun Street 81 exemplifies the strengths of Singapore's mature HDB estates. Yishun has undergone systematic renewal and improvement programmes, with infrastructure upgrades and community facilities designed to serve residents at every life stage. Shopping centres, food courts, medical clinics, and educational institutions are woven throughout the estate, ensuring residents enjoy convenience without needing to travel far from home. The precinct benefits from decades of social stability, making it an attractive destination for families prioritising community fabric and established social networks alongside property ownership.

Connectivity and Transport Access

A defining feature of 868 Yishun Street 81 is its proximity to Khatib MRT Station (NS14), situated approximately 10 minutes on foot or around 830 metres away. This walking distance is material for daily commuting patterns, particularly for professionals working in the city centre or along the North-South Line corridor. The Khatib station connection ensures that residents enjoy reliable, frequent access to the Central Business District, major employment hubs in Marina Bay, and educational institutions across Singapore. For families with school-age children, the MRT link opens up broader options for school selection beyond the immediate neighbourhood.

The North-South Line itself has demonstrated consistent ridership growth and remains one of Singapore's most heavily utilised transit corridors. Properties within a 10-minute walk of such stations have historically commanded stronger rental demand and more resilient resale values compared to developments further from mass rapid transit. This accessibility metric is particularly valuable for investors seeking to maximise lettings velocity and tenant quality, as working professionals and student groups actively seek rental properties within short walking distance of established MRT stations.

Property Specifications and Layout Configurations

Units within 868 Yishun Street 81 are configured as three-bedroom, two-bathroom flats with floor areas in the order of 900 square feet and above. These dimensions align with the sweet spot of the HDB resale market, offering sufficient space for a young family or a multi-generational household without the higher ongoing costs associated with larger Executive apartments. The two-bathroom layout reflects contemporary expectations, reducing congestion during peak morning hours and appealing to upgraders accustomed to multiple-bathroom properties in private condominiums.

The typical floor plan at this address balances liveable space with practical functionality. Open-concept living and dining areas encourage family interaction and create visual spaciousness, whilst segregated sleeping quarters ensure privacy and acoustic separation. Kitchen configurations generally accommodate modern appliances and storage, and the inclusion of two bathrooms provides flexibility for families managing distinct morning routines. These specifications have proven durable across multiple property cycles, retaining appeal to successive waves of buyer profiles.

Investment Fundamentals and Rental Yield Potential

For investors considering 868 Yishun Street 81 as an income-generating asset, several dynamics support rental viability. The proximity to Khatib MRT and the maturity of the Yishun precinct create consistent tenant demand from professionals, academics, and young families unwilling or unable to commit to private housing purchases. HDB rentals in mature estates with strong MRT connectivity have historically delivered yields in the range of 3% to 5% per annum, depending on unit configuration and the broader interest rate environment. The three-bedroom, two-bathroom format at this address falls within a popular rental segment, particularly among larger households seeking affordable, centrally located accommodation.

Rental demand in Yishun has remained resilient across economic cycles, partly because the estate offers value density unmatched by private residential alternatives in adjacent areas. Tenants prioritise proximity to transport, shopping, and schools—all present in abundance at this location. The established community also reduces tenant churn, as renters often elect to remain in locations where they have built social and professional networks. From an investor perspective, this stability translates to lower vacancy rates and reduced management overhead compared to newer or more remote developments.

Resale Market Dynamics and Price Appreciation

The resale market for HDB flats at 868 Yishun Street 81 benefits from the estate's structural strengths and the scarcity of new HDB supply in mature areas. Since Build-to-Order (BTO) launches in Yishun have slowed considerably, resale flats in this neighbourhood command steady buyer interest from upgraders, downsizers, and first-time buyers unable to secure BTO allocations. The price per square foot in this location reflects its accessibility, maturity, and catchment into quality schools and employment centres, positioning it as a defensible long-term holding despite historical lease decay considerations inherent to all HDB flats.

Capital appreciation in mature HDB estates is typically driven by scarcity and consistent demand rather than speculative cycles. Yishun's stable reputation, comprehensive facilities, and growing commercial activity in adjacent precincts have insulated it from sharp downturns witnessed in less mature areas. Properties at this address are purchased primarily for owner-occupation and long-term investment, not for quick trading gains, which promotes price stability and attracts a conscientious buyer pool aligned with stewardship of the property.

Suitability Across Buyer Profiles

First-time buyers in Singapore often gravitate towards mature HDB estates offering proven affordability, established communities, and straightforward financing pathways. 868 Yishun Street 81 ticks these boxes comprehensively, providing an entry point into ownership that feels neither speculative nor isolated. The three-bedroom configuration offers growth capacity for young families planning to expand, whilst the two-bathroom layout meets modern expectations without commanding the premium attached to larger Executive units.

Upgraders transiting from smaller flats or from private rentals find the three-bedroom, two-bathroom footprint at this address compelling. Having experienced both public and private housing markets, upgraders appreciate the value proposition of mature HDB estates with MRT connectivity, and Yishun's established character appeals to those seeking stability over novelty. For investors and portfolio diversifiers, this development offers the liquidity and yield characteristics that make HDB resale flats attractive alternative assets within a balanced property portfolio.

Considerations for Financial Planning

Mortgage financing for HDB purchases at 868 Yishun Street 81 is straightforward, with the Housing & Development Board itself offering concessional loan rates and extended tenures designed to optimise affordability. Buyers should factor in cash down payments, legal fees, and the potential for Additional Buyer's Stamp Duty (ABSD) should this property constitute a second residential holding. Singapore Citizens purchasing a second residential property currently face ABSD at a rate of 20%, a material cost that must be incorporated into investment return calculations and overall financial planning.

The Debt-to-Service Ratio (TDSR) framework, which caps monthly debt servicing at 60% of gross household income, does not apply to HDB purchases financed through the Board's own loan schemes. This flexibility has historically made HDB properties accessible to a broader income cohort compared to private residential financing. However, buyers should assess their medium-term financial capacity, accounting for property tax, maintenance contributions, and utility costs in addition to loan repayment obligations.

Lease Tenure and Long-Term Ownership Implications

All HDB flats, including those at 868 Yishun Street 81, are offered on a 99-year leasehold basis. The implications of lease decay are material for long-term owners and investors. As the lease term diminishes below 60 years remaining, resale values typically experience acceleration in decline, and financing becomes increasingly difficult to secure. Prospective buyers should be cognisant of their intended holding period and the lease trajectory over their ownership horizon. For owner-occupiers planning to hold for 20 to 30 years, the current lease position remains robust; for long-term investors, the lease trajectory warrants careful scenario planning.

The HDB has implemented various schemes to manage lease decay risk, including the Lease Upgrading Programme, which allows eligible leaseholders to extend their leases to 99 years from the point of extension. Such schemes have historically provided relief for affected owners, though eligibility and programme terms evolve. Buyers should factor potential lease extension costs into their long-term financial projections and consider the policy environment surrounding lease management as part of their due diligence.

Neighbourhood Comparables and Market Position

Yishun's competitive set includes other mature HDB estates such as Sembawang, Ang Mo Kio, and Serangoon, each with established MRT connectivity and established amenities. Within this competitive landscape, 868 Yishun Street 81 occupies a distinctive position: the Khatib station connection offers directness to the city centre that certain alternative locations lack, whilst the estate's scale and maturity provide the amenities and social fabric that younger, smaller developments have yet to accumulate. Price comparisons across this competitive set should account for MRT distance, school catchment boundaries, and local commercial density, all variables that influence both rental demand and owner-occupier preference.

The resale market data for three-bedroom, two-bathroom HDB flats in Yishun has remained relatively stable in recent years, with price per square foot movements tracking broader HDB market trends rather than displaying pronounced volatility. This stability underscores the defensive nature of investments at this address, particularly for buyers unconcerned with capital gains but focused on securing stable, long-term occupancy or income generation.

Future Developments and Market Outlook

The HDB's five-year pipeline for new BTO launches in Yishun has moderated considerably compared to earlier decades, meaning that resale properties at 868 Yishun Street 81 face limited direct competition from newly completed stock in the immediate neighbourhood. This supply constraint historically supports price resilience and rental demand, as prospective residents unable to secure BTO allocations or waiting-list positions gravitate towards resale options. Understanding future supply plans across the broader North-South Line corridor and Yishun planning boundaries is essential for investors conducting multi-year projections, though current pipeline visibility suggests that this estate will retain its role as a primary resale destination for the foreseeable future.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase a unit at 868 Yishun Street 81 as an investment property?

HDB flats in mature estates with strong MRT connectivity, such as 868 Yishun Street 81, have historically delivered gross rental yields in the range of 3% to 5% per annum, depending on unit configuration and prevailing interest rates. The three-bedroom, two-bathroom format at this address falls within a popular rental segment, particularly among larger households and young families seeking affordable, centrally located accommodation near Khatib MRT Station. Tenants prioritise proximity to transport and schools, both abundant in Yishun, which has historically supported lower vacancy rates and more predictable cash flow compared to newer or more remote developments. To calculate your net yield, you should factor in property tax, maintenance contributions, utilities, and any financing costs; gross yields of 3% to 5% typically translate to net yields of 2% to 3.5% once all holding costs are deducted. The maturity of the Yishun estate and the consistent demand from working professionals and academics bolsters rental stability across economic cycles.

How does the price per square foot at 868 Yishun Street 81 compare to recent HDB transactions in Yishun and adjacent estates?

Price per square foot in mature HDB estates such as Yishun reflects accessibility, amenity density, and demand from upgraders and first-time buyers unable to secure Build-to-Order allocations. Recent resale transactions for three-bedroom, two-bathroom flats in Yishun with strong MRT connectivity have typically traded within a consistent band, reflecting the estate's established reputation and supply constraints in the BTO pipeline. To benchmark 868 Yishun Street 81 against comparable properties, you should examine recent sales data for units of similar configuration and floor level within a 500-metre radius of Khatib MRT Station, as proximity to the station materially influences both owner-occupier demand and rental lettings velocity. Adjacent estates such as Sembawang and Serangoon offer alternative comparables; however, variations in school catchment boundaries, local commercial density, and MRT distance create meaningful price differentiation. Consulting recent transaction records and engaging a property agent familiar with the Yishun resale market will provide you with the most current and precise price-per-square-foot benchmarks, which fluctuate in response to interest rate movements and broader HDB market sentiment.

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

If you are a Singapore Citizen purchasing 868 Yishun Street 81 as a second residential property, you will be liable for Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price. This is a material cost that must be incorporated into your investment return calculations and overall financial planning. For example, if you purchase a unit at this address for S$550,000 (a typical price point for a three-bedroom flat in this estate), the ABSD payable would be S$110,000, significantly increasing your effective acquisition cost and reducing your net returns on the investment. The ABSD is payable at the time of purchase and is non-recoverable, unlike property tax which is an ongoing annual expense. First-time buyers and owner-occupiers purchasing their sole residential property are exempt from ABSD, so if 868 Yishun Street 81 is your first property purchase, this duty does not apply. For portfolio investors or upgraders holding an existing residential property, the 20% ABSD rate represents a substantial friction cost that influences the investment thesis and must be factored into pricing decisions and hold-period projections.

What is the lease decay risk at 868 Yishun Street 81, and how does it affect long-term resale value?

All HDB flats, including those at 868 Yishun Street 81, are offered on a 99-year leasehold basis. The implications of lease decay become material as the unexpired lease term diminishes, particularly below the 60-year threshold, at which point both resale values and financing availability experience acceleration in decline. For a prospective buyer today, the lease position remains robust if you intend to hold the property for 20 to 30 years; however, for long-term investors planning to hold beyond that horizon, the lease trajectory warrants careful scenario planning and factoring of potential lease extension costs into financial projections. The HDB has implemented various schemes, including the Lease Upgrading Programme, which allows eligible leaseholders to extend their leases to 99 years from the point of extension, though eligibility criteria and programme terms evolve over time. Your financing bank may impose restrictions on mortgage lending as the lease term contracts, effectively reducing the pool of prospective buyers and narrowing your exit options in future resale windows. Consulting with a conveyancing lawyer and factoring the lease decay curve into your long-term investment thesis is essential for making an informed purchase decision at this address.

How does the proximity to Khatib MRT Station influence demand and capital appreciation at 868 Yishun Street 81?

The proximity of 868 Yishun Street 81 to Khatib MRT Station (NS14), approximately 10 minutes walk or 830 metres away, is a material demand driver and capital appreciation vector. Properties within a 10-minute walk of established MRT stations have historically commanded stronger rental demand, lower vacancy rates, and more resilient resale values compared to developments further from mass rapid transit. The North-South Line is one of Singapore's most heavily utilised transit corridors, with consistent ridership growth underpinned by employment concentration in the city centre and major education precincts along the corridor. For owner-occupiers, the MRT connection expands school catchment options, broadens employment opportunities, and reduces commuting friction, all factors that enhance quality of life and property desirability. For investors, MRT accessibility correlates strongly with tenant quality, lettings velocity, and rental income stability, as working professionals and academics actively seek rental properties within short walking distance of established MRT stations. The strategic position of 868 Yishun Street 81 relative to Khatib MRT has insulated it from sharp market downturns and positions it as a defensive long-term holding, even as the broader HDB market experiences cyclical fluctuations. Future policy decisions regarding fare structures, service frequency, and corridor expansion will influence the long-term appreciation trajectory, though the fundamental accessibility advantage remains durable.

Is 868 Yishun Street 81 suitable for first-time buyers, upgraders, and property investors?

868 Yishun Street 81 appeals to multiple buyer profiles for distinct reasons. First-time buyers gravitate towards mature HDB estates offering proven affordability, established communities, and straightforward financing pathways, all present at this address. The three-bedroom configuration provides growth capacity for young families planning to expand, whilst the two-bathroom layout meets modern expectations without commanding premiums attached to larger Executive units. Upgraders transiting from smaller flats or private rentals appreciate the value proposition of the three-bedroom, two-bathroom footprint, and Yishun's established character appeals to those prioritising stability and community fabric over architectural novelty. For investors and portfolio diversifiers, this development offers the liquidity, rental yield characteristics, and long-term price stability that make HDB resale flats attractive alternative assets within a balanced property portfolio, particularly given the constrained BTO supply in mature Yishun. The consistent demand from diverse buyer cohorts underpins price resilience and reduces concentration risk, making this property suitable for risk-averse investors seeking passive income alongside capital preservation. Your specific suitability should be assessed against your intended holding period, financial capacity, and investment objectives, but the development's multi-demographic appeal is a genuine strength for prospective purchasers across all experience levels.

What are the TDSR implications and financing headroom at typical price points for 868 Yishun Street 81?

The Debt-to-Service Ratio (TDSR) framework, which caps monthly debt servicing at 60% of gross household income, does not apply to HDB purchases financed through the Housing & Development Board's own loan schemes, making HDB properties historically more accessible to a broader income cohort compared to private residential financing. At a typical price point of S$550,000 for a three-bedroom flat at this address, a standard HDB mortgage over 25 years would require monthly servicing of approximately S$2,700 (excluding property tax and maintenance contributions), implying a household gross income of around S$54,000 per annum to maintain comfortable headroom. The Board itself sets concessional loan rates and extended tenures designed to optimise affordability, meaning your effective debt burden is generally lower than comparable private property mortgages. However, you should assess your medium-term financial capacity, accounting for property tax, maintenance contributions, utilities, and potential lease extension costs in addition to loan repayment obligations. If this property is a second residential holding and you are financing it through non-HDB channels, you may face stricter TDSR assessment, reducing available loan quantum and requiring larger cash down payments. Consulting with an HDB financial adviser and stress-testing your loan serviceability across interest rate scenarios is prudent before committing to purchase at this address.

How does 868 Yishun Street 81 compare to competing HDB developments in Sembawang, Ang Mo Kio, and Serangoon?

Yishun competes within a broader mature HDB estate ecosystem that includes Sembawang, Ang Mo Kio, and Serangoon, each offering established MRT connectivity, comprehensive amenities, and strong owner-occupier and investor demand. 868 Yishun Street 81's distinctive advantage lies in its proximity to Khatib MRT Station (NS14) on the North-South Line, which offers directness to the city centre employment corridor that certain alternative locations lack. Sembawang properties, whilst geographically adjacent, are positioned further from the MRT corridor and face structural disadvantages in terms of commuting friction and rental demand velocity. Ang Mo Kio, served by multiple MRT stations, offers greater transport optionality but commands a modest price premium reflecting its broader connectivity and established commercial density. Serangoon, similarly well-served by the MRT network, attracts a comparable buyer profile but differentiated by distinct school catchment boundaries and local amenity profile. The price-per-square-foot comparison across these competitive sets should account for MRT distance, school catchment boundaries, local commercial density, and demographic composition, all variables materially influencing both rental demand and owner-occupier preference. Within this landscape, 868 Yishun Street 81 represents excellent value for buyers seeking established community fabric, strong MRT connectivity, and proven rental yield characteristics without premium pricing, positioning it as a defensible choice for both owner-occupiers and long-term investors.

Which unit stack or floor level offers the best value proposition at 868 Yishun Street 81?

Value at 868 Yishun Street 81 is influenced by floor level and unit orientation, with lower-floor units typically commanding modest discounts relative to mid to upper floors. Ground and first-floor units generally trade at 2% to 5% discounts compared to floors 3 to 15, reflecting buyer preferences for elevation, natural light, and reduced exposure to street-level noise and pedestrian activity. Mid-floor units (floors 5 to 12) often represent the optimal value sweet spot, offering superior light and ventilation relative to ground levels whilst avoiding the premium typically attached to high-floor units (floors 15 and above), which command premiums of 3% to 8% for unobstructed views and enhanced privacy. For rental investors, mid-floor units with north or east-facing orientations historically achieve faster lettings velocity and command slightly higher rental rates, offsetting the lower acquisition cost of lower-floor alternatives. Your optimal floor selection should account for personal preferences regarding natural light, privacy, and maintenance exposure, balanced against the financial implications of floor-level premiums and discounts. Consulting a local property agent and physically inspecting units across multiple floor levels will provide you with direct insight into how natural light, ventilation, and ambient noise vary through the stack, informing your purchasing decision and maximising long-term value creation at this address.

What future supply pipeline exists in Yishun and adjacent precincts, and how will this affect demand for 868 Yishun Street 81?

The HDB's five-year Build-to-Order (BTO) pipeline for new launches in Yishun has moderated considerably compared to earlier decades, meaning that resale properties at 868 Yishun Street 81 face limited direct competition from newly completed stock in the immediate neighbourhood. This supply constraint historically supports price resilience and rental demand, as prospective residents unable to secure BTO allocations or waiting-list positions gravitate towards resale options. Adjacent precincts such as Sembawang and Bukit Panjang have similarly constrained pipelines, reducing competitive pressure on Yishun's resale market from nearby alternative supply. The broader North-South Line corridor, however, continues to receive Government investment in transport and commercial infrastructure, which may drive future residential development further north in areas such as Ang Mo Kio and Serangoon, potentially fragmenting demand across a wider geographic area. Understanding the HDB's forward planning statements regarding Yishun's role within the long-term residential supply strategy is essential for investors conducting multi-year projections. Current visibility suggests that 868 Yishun Street 81 will retain its role as a primary resale destination for the foreseeable future, underpinned by scarcity value, established infrastructure, and consistent demand from upgraders and first-time buyers unable to access the BTO market. Monitoring HDB policy announcements and township planning updates will provide advance notice of any material shifts to this outlook.

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