Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$525K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$525K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$105K on this acquisition.

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?

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278 Yishun Street 22: A Mature HDB Development in Established Yishun

278 Yishun Street 22 represents a well-established housing option in one of Singapore's most mature residential neighbourhoods. This HDB development sits within Yishun, a district characterised by long-standing community infrastructure, reliable transport links, and a stable property market. Properties of this profile typically appeal to families prioritising affordability, space, and neighbourhood maturity over newer developments, making them a cornerstone of Singapore's public housing ecosystem.

Understanding the Property Profile

Units within this development are predominantly configured as three-bedroom, two-bathroom homes spanning approximately 1,119 square feet. This floor plan aligns with the needs of growing families and multigenerational households seeking comfortable common areas alongside private sleeping quarters. The unit size sits comfortably within Singapore's mainstream HDB footprint, offering practical space without commanding the premium associated with executive or larger flat designs. Current asking prices commence from S$525,000, positioning these properties competitively within the broader HDB resale market for comparable configurations and neighbourhood standing.

Neighbourhood Context and Amenities

Yishun has matured significantly over decades, establishing itself as a neighbourhood with comprehensive retail, dining, and leisure facilities. The district benefits from multiple shopping malls, hawker centres, supermarkets, and educational institutions spanning primary through tertiary levels. Healthcare facilities, including polyclinics and private medical centres, are distributed throughout the estate, ensuring residents have convenient access to wellness services. The neighbourhood's development cycle means that many community programmes and grassroots initiatives are well-entrenched, fostering a sense of established identity and social cohesion that appeals to families seeking stability.

Transportation and Connectivity

Proximity to public transport infrastructure is a defining characteristic of HDB estates in Singapore, and Yishun is no exception. Residents enjoy convenient access to bus routes serving the northern corridor and connections to the broader transport network. The estate's mature public transport framework supports daily commuting to employment centres across the island, with journey times to central business districts typically ranging from 25 to 45 minutes depending on destination and time of day. This accessibility underpins demand for resale units, as working professionals and families prioritise neighbourhoods offering time-efficient transport solutions.

Investment Perspective and Rental Yield Potential

Properties in established HDB developments attract investor interest for several reasons. The stable neighbourhood profile, proven rental demand from working professionals and young families, and transparent HDB regulations create a relatively predictable investment environment. Depending on current market conditions, rental yields for three-bedroom units in mature estates like Yishun typically range from 2.5% to 4% per annum, though individual returns vary based on exact unit location, floor level, and rental market dynamics at the time of purchase. Investors considering units here should evaluate their long-term holding horizon, as HDB resale prices are influenced by broader public housing market cycles and lease decay considerations as units approach older age bands.

Pricing Dynamics and Market Comparison

The S$525,000 entry point for units at 278 Yishun Street 22 reflects current market sentiment for three-bedroom configurations in this neighbourhood. To contextualise this valuation, comparable three-bedroom HDB units in Yishun and adjoining estates have traded at price-per-square-foot ranges typically between S$460 and S$520 psf in recent quarters, placing these offerings within expected parameters. The maturity of the development and neighbourhood means pricing is rarely influenced by newness premiums or structural uncertainty; instead, values track broader HDB market movement, individual unit condition, and stack preferences. Savvy buyers often observe that mid-floor units in these estates command modest premiums over lower floors whilst top floors attract slight price softness due to heat gain, creating tactical buying opportunities for those prioritising financial efficiency over prestige positioning.

Lease and Long-Term Ownership Considerations

HDB properties operate under lease structures that differ fundamentally from private condominiums. Most HDB units carry 99-year leases, though the exact remaining tenure for any given unit should be confirmed during the purchase process. As HDB leases age, particularly when they fall below 60 years, resale value and financing accessibility can become constrained, as banks may impose stricter loan conditions. Properties at 278 Yishun Street 22, given the development's maturity, warrant careful verification of remaining lease duration as part of due diligence. Buyers intending to hold long-term should factor in lease decay mathematics; conversely, those planning to upgrade within 15 to 20 years are typically insulated from significant lease-related value erosion.

Financing and ABSD Implications

First-time homebuyers benefit from simplified financing pathways, with HDB concessional loans available alongside bank mortgages, typically enabling loan-to-value ratios of 80% to 90%. For properties at the S$525,000 price point, this translates to manageable monthly instalments for dual-income households with stable employment. However, buyers acquiring a second residential property face Additional Buyer's Stamp Duty (ABSD) at 20% on the purchase price, a significant cost addition that reshapes investment economics. A second-property purchase at S$525,000 thus incurs ABSD of approximately S$105,000, materially affecting cash outlay and financing requirements. Upgraders trading up from an existing HDB should conduct thorough ABSD calculations and TDSR (Total Debt Service Ratio) modelling before committing, as the combined mortgage, ABSD, and existing housing debt can constrain borrowing capacity.

Buyer Suitability and Demographic Appeal

This development caters to distinct buyer archetypes. First-time buyers with stable employment and adequate savings find HDB properties attractive due to lower entry prices, straightforward financing, and community infrastructure. Upgraders transitioning from older two-bedroom units or smaller neighbourhoods benefit from additional space and mature amenities. Young families with school-age children prioritise Yishun for its educational institutions and family-centric neighbourhood identity. Investors seeking steady rental yield and lower volatility favour established estates where tenant demand remains consistent and regulatory frameworks are transparent. High-net-worth individuals typically pursue private property or luxury developments, though some use HDB portfolios as portfolio diversification vehicles. The three-bedroom format at 278 Yishun Street 22 aligns most naturally with upgraders, young families, and professional investors rather than first-time buyers constrained by capital or ultra-premium purchasers.

District Supply and Future Considerations

Yishun's supply pipeline consists primarily of HDB resale stock, as fresh BTO (Build-to-Order) launches in this district have slowed relative to earlier decades. This limited new supply supports resale value stability for existing developments, though it also means buyers have fewer contemporary alternatives, potentially concentrating demand on established estates like this one. The broader northern corridor, including adjacent Sembawang and Chong Pang, experiences similar supply dynamics, reinforcing relative scarcity and price resilience for completed developments. Long-term planners should recognise that Yishun's residential character is unlikely to shift dramatically, ensuring neighbourhood stability remains a reliable feature of ownership.

Practical Due Diligence and Next Steps

Prospective purchasers should conduct unit-specific inspections focusing on structural condition, plumbing and electrical systems, and evidence of past renovation or maintenance. Review the management corporation's sinking fund status and maintenance records, as older developments occasionally face building-wide upgrading requirements. Verify the exact lease tenure and remaining years, confirm the property's history of rental restrictions or constraints, and obtain formal valuation from an accredited professional before finalising financing arrangements. Engagement with a conveyancing solicitor experienced in HDB transactions ensures compliance with HDB regulations and avoids costly procedural oversights.

Frequently Asked Questions

What is the realistic rental yield for a three-bedroom unit at 278 Yishun Street 22 if purchased as an investment?

Rental yields for three-bedroom HDB units in Yishun typically range from 2.5% to 4% per annum, depending on exact unit location, floor level, and prevailing market rental rates. At the S$525,000 price point, this translates to gross annual rental income of approximately S$13,125 to S$21,000, though net yield shrinks after accounting for HDB conservancy charges, property tax, and potential maintenance costs. Investors should note that HDB rental demand remains relatively stable due to the neighbourhood's established infrastructure and transport connectivity, though yield varies with broader economic cycles affecting tenant disposable income. The maturity of the Yishun estate provides steady rental tenant flow rather than speculative appreciation, making it suitable for income-focused rather than capital-growth-focused investors.

How does the price-per-square-foot of units here compare to recent HDB transactions in Yishun and surrounding areas?

Recent transactions for three-bedroom HDB units in Yishun and adjacent estates have typically ranged between S$460 and S$520 per square foot, placing units at 278 Yishun Street 22 at the S$525,000 mark (approximately S$469 psf for 1,119 sqft) within competitive parameters. Neighbouring developments like those in Chong Pang and Sembawang have shown similar pricing, reflecting the district's established status and transport accessibility. Price variations within this range correlate strongly with exact unit stack, floor level, and individual renovation condition rather than development identity, suggesting that comparative shopping between similar-sized units across multiple developments yields more tactical advantage than purely focusing on this address. Buyers should benchmark against active listings and recent sold data in the immediate postcode rather than relying on district averages, as hyperlocal variations can swing values by 5% to 10%.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a second-property buyer purchasing here?

A Singapore Citizen acquiring a second residential property at 278 Yishun Street 22 incurs ABSD at 20% of the purchase price, meaning a S$525,000 unit triggers approximately S$105,000 in ABSD liability. This substantial cost addition materially affects investment economics and must be factored into total cash outlay, financing requirements, and break-even rental yield calculations. Beyond the ABSD itself, second-property buyers must also pay standard Stamp Duty on the purchase agreement and satisfy stricter HDB financing criteria, sometimes necessitating higher down payments or acceptance of bank loans rather than concessional HDB loans. Investors or upgraders should conduct detailed ABSD and financing modelling before committing, as the 20% duty often represents the difference between acceptable and unacceptable return profiles on purchased units.

What lease decay risk should be considered for units at this development, and how does it affect resale value?

HDB leases at 278 Yishun Street 22 are typically 99-year terms; the exact remaining tenure varies by unit and must be verified during purchase due diligence. As lease duration falls below 60 years remaining, banks impose stricter loan conditions, loan-to-value ratios compress, and resale values decelerate relative to properties with longer remaining terms. For a development of this vintage, lease decay represents a long-term consideration rather than an immediate constraint, but buyers intending to hold for 20+ years should model the residual lease position at their anticipated exit date to ensure future saleability isn't compromised. First-time buyers upgrading within 10 to 15 years face minimal practical risk, whereas investors planning multi-decade holds should factor incremental lease decay into long-term valuation projections, as ultimate buyers or refinancers may resist properties dipping toward the 70-year or 60-year thresholds. The HDB lease buyback scheme, should it be introduced or expanded in future, could mitigate decay concerns, but should not be assumed as certainty in purchase planning.

How does proximity to MRT and transport infrastructure influence long-term demand and capital appreciation for properties here?

Yishun's mature public transport network, including comprehensive bus routes and established connectivity to the broader island, remains a primary demand driver for properties in this neighbourhood, supporting stable resale values and consistent rental inquiry. Whilst the absence of a dedicated MRT station within the immediate precinct (compared to developments directly adjacent to MRT lines) means slightly longer access walks, the established neighbourhood character and reliable bus infrastructure attract buyers prioritising affordability and neighbourhood stability over cutting-edge connectivity. Properties at 278 Yishun Street 22 benefit from incremental capital appreciation following broader HDB market cycles rather than MRT-proximity-driven speculation, making them suitable for patient, long-term holders unconcerned with short-term value spikes. Future transport infrastructure improvements, such as bus rapid transit enhancements or new northern corridor lines, would likely provide tailwinds to this development, though such improvements are longer-term and should not form primary purchase justification. Transport accessibility is a hygiene factor in Yishun rather than a competitive differentiator, supporting demand but not driving premium valuation.

Which buyer profiles—first-timers, upgraders, investors, or high-net-worth individuals—are best suited to this development?

Upgraders represent the ideal buyer profile for 278 Yishun Street 22, as they seek additional space, mature neighbourhood infrastructure, and reasonable pricing without premium expectations, aligning perfectly with the three-bedroom configuration and Yishun's established community identity. Young families with school-age children also find strong appeal, attracted by neighbourhood schools, family amenities, and the stability of HDB pricing; these buyers typically prioritise space and community over prestige. Professional investors seeking rental yield and lower volatility favour this development due to predictable tenant demand and transparent HDB regulations, though returns are moderate rather than spectacular. First-time buyers with constrained capital benefit from lower entry prices and simplified financing but may find three-bedroom units larger than necessary, suggesting two-bedroom developments might better suit their needs. High-net-worth individuals rarely prioritise this development unless building HDB-focused investment portfolios, as they typically direct capital toward private luxury developments or investment vehicles offering higher returns or prestige positioning. The three-bedroom format and Yishun neighbourhood make this development most strategically aligned with upgraders and family-focused buyers rather than entry-level or ultra-premium segments.

What are the TDSR and financing headroom implications at the S$525,000 price point for typical buyer profiles?

At S$525,000, a first-time buyer with no existing housing debt and accessing an HDB concessional loan at 80% LTV faces a loan amount of approximately S$420,000, translating to monthly instalments around S$2,100 to S$2,400 depending on loan tenure and interest rate assumptions. For dual-income households earning S$6,000 to S$8,000 monthly combined, this typically consumes 25% to 40% of gross income, comfortably within TDSR thresholds and allowing headroom for other obligations. Upgraders trading an existing HDB and facing ABSD at 20% (approximately S$105,000) require total cash of around S$170,000 to S$200,000 including legal and other transactional costs, materially constraining liquidity and financing flexibility. Second-property investors must satisfy stricter loan criteria and may be limited to bank loans at 70% to 75% LTV, necessitating S$130,000 to S$160,000 down payment, significantly stressing cash positions and TDSR capacity, particularly if existing mortgages remain outstanding. Buyers should engage a mortgage broker or financial advisor to model exact TDSR implications given their specific income, existing debt, and cash position before committing to acquisition.

How do competing three-bedroom HDB developments in Yishun and adjacent Sembawang or Chong Pang compare in pricing and amenities?

Neighbouring developments in Sembawang and Chong Pang offer comparable three-bedroom configurations at similar price points, typically ranging from S$490,000 to S$540,000 depending on exact estate, block, and unit stack. Amenities are broadly consistent across these mature estates—hawker centres, shopping malls, polyclinics, and schools are distributed throughout the northern corridor—meaning differentiation hinges on unit-specific factors (floor level, renovation condition, facing, and stack position) rather than development-level distinction. Properties immediately adjacent to bus interchanges or established commercial nodes may command modest premiums, whilst units in quieter estate pockets trade at fractional discounts. The historical appreciation trajectory of similar-aged developments suggests that resale value evolution is driven by broader HDB market sentiment and lease decay rather than by individual development identity or prestige; buyers should prioritise direct unit comparison with contemporaneous market listings rather than development-level reputation. Visiting multiple block options across Yishun, Sembawang, and Chong Pang typically reveals greater price variance within neighbourhoods than between them, reinforcing the importance of granular transaction data and unit-specific due diligence.

Are there specific unit stack or floor levels within this development offering superior value or long-term appeal?

Mid-floor units (typically levels 8 to 18 in older HDB blocks) command modest price premiums over lower floors due to reduced street noise, reduced visual obstruction, and improved ventilation, though absolute premiums rarely exceed 3% to 5% of unit value in established estates. Top-floor units (level 20+, where applicable) often trade at slight discounts because tropical sun exposure increases cooling costs, despite premium views and superior air circulation; astute buyers recognising these trade-offs sometimes secure value. Lower floors (levels 1 to 4) face street noise and reduced privacy but typically command prices 2% to 4% below mid-floor equivalents, offering entry-point value for noise-tolerant buyers or investors prioritising yield over amenity. East or south-facing units typically command marginal premiums due to natural light, whilst north or west-facing units may soften slightly. Corner blocks attract modest premiums for reduced shared-wall exposure and superior privacy. Rather than fixating on absolute floor preference, buyers should identify which stack or facing profile aligns with their lifestyle (young professionals may tolerate ground-floor noise; families with young children prioritise safety and quiet), then benchmark comparable units against market data to identify genuine value pockets within the development.

What future supply pipeline developments in Yishun should existing homebuyers monitor, and how might they affect resale values?

Yishun's supply pipeline consists predominantly of HDB resale stock, as new BTO launches in this district have tapered significantly relative to the 1990s and 2000s boom. The Housing and Development Board's focus on newer residential areas and satellite towns means that Yishun faces limited incremental supply of new-build units, effectively supporting price stability and resale demand for established developments. However, upcoming Build-to-Order projects in satellite towns like Tengah and Punggol may siphon demand from first-time buyers, potentially moderating appreciation in older estates, though upgraders and rental investors typically remain indifferent to such supply shifts. Conversely, any rejuvenation initiatives—such as HDB whole-block upgrading (WBU) or en bloc redevelopment proposals, though rare in HDB—could introduce localised scarcity dynamics favouring existing units. Buyers should monitor HDB's five-year BTO pipeline and any announcements regarding transport improvements or district rejuvenation, as these create longer-term tailwinds or headwinds affecting resale demand and values. The current limited supply of new alternatives in Yishun itself reinforces relative value stability for properties like those at 278 Yishun Street 22, though district-level maturity means appreciation is typically steady rather than speculative.

[For Sale] Hdb Flat At 278 Yishun Street 22 — From S$525K