Type

Units

Min Area

Price Range

3 BR

893 sqft

S$688K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$688K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$138K 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?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

177 Bishan Street 13: Established HDB Living in a Vibrant District

177 Bishan Street 13 represents a key opportunity within Singapore's mature public housing landscape, offering residents access to a well-developed neighbourhood characterised by established community infrastructure and reliable transport links. This HDB development sits within one of Singapore's most sought-after districts, where decades of urban planning have created a balanced residential environment with strong commercial and recreational facilities nearby. The property market in this precinct has demonstrated consistent resilience, reflecting both the enduring appeal of Bishan as a residential destination and the fundamental stability of mature HDB assets.

The units available at this address encompass a range of configurations designed to accommodate different household sizes and lifestyle preferences. Three-bedroom and two-bedroom layouts are prominent, with living areas typically spanning around 900 square feet, a dimension that provides genuine family living space without excessive proportions. These floor plans reflect the thoughtful design standards that characterise well-maintained HDB stock, balancing practical square footage with efficient use of vertical space. The development's maturity means that ongoing upgrading and maintenance have preserved the quality of the building fabric, an important consideration for any buyer evaluating long-term value retention.

Location and Connectivity

Bishan's position within the Singapore urban geography offers substantial advantages for residents and investors alike. The neighbourhood benefits from proximity to the Bishan MRT interchange, a major transport hub that connects multiple lines and provides seamless access to commercial districts, educational institutions, and recreational zones across the island. This transit connectivity directly underpins property desirability and is a primary driver of rental demand for investors seeking yields from HDB holdings. The walkability of the Bishan precinct, combined with its extensive bus network, ensures that daily commutes and errands can be accomplished efficiently regardless of personal transport circumstances.

Beyond transport, the surrounding district offers comprehensive amenities that enhance residential appeal. Shopping and dining options are plentiful, ranging from established wet markets to modern retail clusters, whilst healthcare facilities, educational institutions from primary through tertiary levels, and recreational spaces including sports complexes and parks are integrated throughout the neighbourhood. This concentration of everyday services means that residents can satisfy most routine requirements within close proximity, a practical advantage that contributes to the area's sustained popularity across buyer demographics.

Market Position and Pricing

The pricing trajectory for HDB properties in this location reflects the interplay between supply constraints, consistent demand, and the fundamental value proposition that mature public housing represents within Singapore's residential market. Current offerings are positioned from S$688,000 upwards, a reflection of prevailing market rates for well-maintained stock in central locations. The price-per-square-foot metrics for units at this development typically benchmark favourably against comparable properties in adjacent precincts, particularly given the established nature of the infrastructure and transport connectivity. For buyers evaluating value, this particular address offers a pragmatic entry point to Bishan ownership or a logical upgrade pathway for those seeking additional space or improved layouts.

The resale market for HDB properties at this vintage and location has consistently demonstrated depth, with reasonable transaction volumes supporting competitive pricing and relatively predictable timescales for sales. This liquidity is a material advantage for any buyer, whether approaching the purchase as a long-term family residence or as an investment vehicle, as it provides confidence that exit strategies can be executed without protracted marketing periods or significant price concessions.

Investment Considerations for HDB Buyers

From an investor's perspective, HDB properties in established neighbourhoods like Bishan command attention due to their consistent rental demand and the relatively large pool of potential tenants seeking public housing accommodation. The rental yield profile for three-bedroom units typically ranges between 3% and 4% gross, depending on precise location within the development and specific unit amenities, a return that compares reasonably against alternative fixed-income instruments while providing the additional benefit of capital appreciation potential. Investors should note that second-property purchases by Singapore Citizens trigger Additional Buyer's Stamp Duty at 20%, a material cost that must be factored into acquisition planning and return calculations. This ABSD represents a significant upfront outlay that reduces initial cash-on-cash returns and extends the timeline required to achieve positive cashflow when factoring in this duty against the acquisition price.

The financing landscape for HDB purchases at this price point generally allows for healthy debt serviceability ratios, particularly for buyers with established income profiles. Banks typically offer mortgage facilities extending to 25 or 30 years at this property segment, enabling borrowers to structure repayment schedules aligned with income trajectories and retirement planning. The Total Debt Service Ratio (TDSR) framework permits debt servicing commitments up to 55% of gross monthly income for HDB purchases, providing meaningful headroom for buyers with stable employment and existing financial obligations. At a purchase price of approximately S$688,000, mortgage requirements of S$450,000 to S$550,000 remain manageable for professional-income households, translating to monthly servicing costs that sit comfortably within recommended TDSR thresholds.

Lease Tenure and Property Longevity

HDB flats at this address are offered under Singapore's standard 99-year leasehold tenure, a framework that has shaped the financial and legal landscape of public housing ownership for generations. The lease tenure represents a critical consideration for buyers, particularly those acquiring for the first time or approaching substantial property transactions. Whilst the 99-year horizon initially extends many decades into the future, the technical reality of lease decay becomes increasingly material as the tenure approaches its final decades. Properties nearing the 60-year mark typically experience downward resale pressure as buyers discount for the finite lease runway and the prospect of eventual lease expiry without a renewal mechanism.

For buyers acquiring at the current stage of this development's lifecycle, the lease depreciation curve remains relatively benign, as the property is in its mid-tenure phase with substantial years remaining. However, long-term ownership planning should account for this structural depreciation pattern. Many buyers treat HDB ownership as a generational asset rather than a long-term speculative holding, viewing the property as a primary residence with the understanding that a future resident generation may face decisions regarding lease extension or relocation. The financial mathematics of lease extension, governed by the HDB's established policies, should be factored into long-term value forecasting by investors with multi-decade holding horizons.

Demographic Appeal and Buyer Profiles

The configuration and location of 177 Bishan Street 13 naturally appeals to several distinct buyer cohorts. Upgrading families seeking larger living space than two-bedroom starter properties represent a core demographic, attracted by the three-bedroom layouts and the established family-oriented character of the neighbourhood. First-time buyers with higher purchasing power or dual incomes may view this development as an entry point to mature neighbourhood ownership, particularly if they have delayed market entry and accumulated substantial savings. Investors seeking recurring rental income and capital stability, rather than speculative appreciation, find HDB stock in established locations aligned with their portfolio construction objectives. Older residents downsizing from larger private properties or earlier-generation HDB stock also constitute a meaningful demand segment, viewing this precinct's amenities and transport connectivity as supporting active retirement lifestyles.

The development's positioning within the HDB portfolio ensures that marketing appeal remains broad and defensible across economic cycles. Unlike niche developments dependent on specific demographic trends or lifestyle preferences, HDB ownership in Bishan commands fundamental demand rooted in practical requirements for housing, access to employment, and proximity to family and social networks.

Market Outlook and District Supply Pipeline

Bishan's position within Singapore's mature estate portfolio means that significant new supply into this particular precinct is unlikely, a factor that structurally supports long-term pricing stability. The district's land is substantially developed, with few substantial parcels available for major residential redevelopment. This supply constraint, combined with the sustained migration of workers and families into the central regions, underpins steady demand for existing stock. Planning policies favour intensification and upgrading within established estates rather than wholesale greenfield development, meaning that existing properties like those at 177 Bishan Street 13 benefit from this scarcity value relative to expanding periphery neighbourhoods.

The broader HDB resale market has demonstrated resilience across macroeconomic cycles, reflecting the fundamental necessity of housing and the limited supply of well-located public properties. Investors and occupiers evaluating acquisition should approach this market with a medium to long-term perspective, recognising that short-term price volatility exists but that the underlying demand drivers remain intact across most economic scenarios.

Frequently Asked Questions

What is the estimated rental yield for a three-bedroom unit at 177 Bishan Street 13 if purchased as an investment property?

Three-bedroom HDB units in the Bishan precinct typically generate gross rental yields between 3% and 4% per annum, with the specific return dependent on exact unit location, floor level, and amenities. At a purchase price around S$688,000, this translates to approximate annual rental income between S$20,000 and S$27,000 before accounting for property tax, maintenance contributions, and other outgoings. Investors should note that second-property acquisitions by Singapore Citizens incur Additional Buyer's Stamp Duty of 20%, a material upfront cost that extends the timeline required to achieve positive cashflow and must be carefully factored into return calculations. The rental market for HDB stock in Bishan remains robust due to the established transport connectivity and proximity to employment centres, providing reasonable confidence in tenant quality and rental stability over multi-year holding periods.

How does the price-per-square-foot for 177 Bishan Street 13 compare to recent transactions in the broader Bishan area?

At approximately S$688,000 to S$770,000 for unit sizes in the 850–920 square feet range, 177 Bishan Street 13 benchmarks competitively within the Bishan resale market, typically reflecting price-per-square-foot rates between S$745 and S$850 depending on specific configuration and floor level. Recent transactions in adjacent blocks and nearby precincts have demonstrated similar pricing bands, with the specific price within that range influenced by factors such as floor height, unit orientation, proximity to lifts, and the overall condition of the building envelope. The consistency of pricing across multiple transactions in this precinct suggests a mature and transparent market where comparable evidence can be reliably obtained, reducing the likelihood of overpayment or significant bargaining leverage for buyers. The central location and MRT connectivity ensure that pricing remains supported by underlying demand fundamentals, limiting the downside risk that might exist in more peripheral locations with declining populations or deteriorating neighbourhood characteristics.

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

Singapore Citizens purchasing a second residential property trigger Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, payable at the point of sale completion alongside standard Buyer's Stamp Duty. For a property priced at S$688,000, the ABSD liability would equate to approximately S$137,600, representing a substantial additional acquisition cost that materially impacts overall investment outlay and return calculations. This 20% ABSD applies uniformly to all second residential property acquisitions by Singapore Citizens, irrespective of price point or property type, and is in addition to the standard Buyer's Stamp Duty at progressive rates starting at 1% for the first S$180,000. For investors, this ABSD obligation must be integrated into financing plans and cash reserves, as most mortgage providers do not lend against the stamp duty component. The cumulative duty impact, combined with legal fees, survey costs, and agent commissions, typically elevates total acquisition costs to approximately 25–27% above the base purchase price, a material consideration when forecasting breakeven timelines for rental investments.

What lease tenure risks should 177 Bishan Street 13 buyers consider, and how might this affect long-term resale value?

HDB properties at this address are offered under Singapore's standard 99-year leasehold tenure, a framework that structures the property's financial lifecycle with an inherent depreciation curve as lease years remaining decline. Whilst the current lease tenure is in mid-lifecycle with substantial years remaining, the technical depreciation of the lease creates a mathematical headwind to long-term capital appreciation. Properties typically experience more pronounced downward pricing pressure once the lease tenure falls below 60 years remaining, as buyer pools contract and financing options become more restrictive. For current purchasers, this lease depreciation is gradual and unlikely to materially impact resale values for 15–20 years, but investors with horizons exceeding 30 years should explicitly account for eventual lease expiry and the limited prospects for renewal. The HDB's lease extension and buyback policies provide some mechanisms for addressing lease tenure, but these are administratively complex and carry material costs, meaning that long-term ownership planning must accommodate the possibility of generational asset transition rather than indefinite capital retention.

How does proximity to the nearest MRT station influence demand and capital appreciation prospects for 177 Bishan Street 13?

The location's accessibility to Bishan MRT interchange, a major transport hub connecting multiple lines, is a primary structural support for both rental demand and capital appreciation potential. Buyers and tenants consistently demonstrate willingness to pay premiums for properties within walking distance of high-capacity MRT stations, reflecting the daily utility of rapid transit for commuting and leisure travel. This transport connectivity underpins demand across diverse buyer demographics—professionals commuting to central business districts, students accessing educational institutions, and retail workers reaching employment hubs—creating a deep and resilient rental market for investors. The MRT proximity also supports the broader amenity ecosystem in Bishan, as transport accessibility has catalysed the development of complementary retail, dining, and services infrastructure that enhances neighbourhood desirability. Capital appreciation for properties at this location has historically outpaced properties in similarly-priced but less accessible precincts, a differential that reflects the structural value of transport infrastructure. Future MRT line extensions or interchange upgrades would only amplify this advantage, making transport connectivity a quasi-permanent value anchor that provides defence against speculative real estate cycles.

Which buyer profiles—first-timers, upgraders, investors, and high-net-worth individuals—are best suited to 177 Bishan Street 13?

Upgrading families represent the most natural demographic for this development, as they typically seek larger three-bedroom configurations, established neighbourhood character, and proximity to schools and family services that Bishan provides in abundance. The price point of approximately S$688,000 sits comfortably within the upgrader segment, where buyers have accumulated equity from earlier-generation properties and seek meaningful space improvements without venturing into private residential territory. First-time buyers with higher purchasing power or dual incomes may also access this market, particularly if they prioritise location and established infrastructure over newer architectural aesthetics. Investors seeking recurring rental income rather than speculative appreciation find this development well-aligned with portfolio objectives, as the combination of mature neighbourhood character, strong tenant demand, and predictable pricing volatility creates a relatively stable cashflow vehicle. High-net-worth individuals are less likely to be primary occupiers at this price point, though some may acquire for portfolio diversification or as legacy housing for younger family members. The fundamental appeal of this development spans middle-income to upper-middle-income buyer profiles, creating a broad and resilient demand base that supports healthy resale liquidity.

What financing headroom and TDSR considerations apply to buyers at the typical price points for 177 Bishan Street 13?

At a purchase price of approximately S$688,000, buyers typically finance between S$450,000 and S$550,000 through mortgage facilities, with the precise loan amount dependent on personal savings, down-payment preferences, and the property-to-valuation ratio applied by individual banks. The Total Debt Service Ratio (TDSR) framework permits HDB buyers to commit up to 55% of gross monthly income to all debt servicing, providing meaningful headroom for buyers with stable employment profiles and moderate existing financial obligations. For a mortgage of S$500,000 financed over 30 years at indicative rates around 2.7–3.0%, monthly servicing equates to approximately S$2,100–S$2,300, meaning that buyers with gross household incomes above approximately S$42,000 monthly (S$504,000 annually) would comfortably satisfy TDSR thresholds with room for additional commitments. The HDB purchase typically offers more generous financing terms than private property acquisitions, with loan-to-value ratios permitting up to 80% leverage for first-time buyers and 75% for subsequent acquisitions, significantly reducing upfront cash requirements. Buyers should confirm their precise financing capacity with banks prior to making offers, as personal credit profiles, employment tenure, and existing obligations all influence the quantum of debt available.

How do comparable developments and blocks in the vicinity perform in terms of recent pricing and transaction activity?

Adjacent HDB blocks in the Bishan precinct demonstrate comparable pricing and transaction patterns, with recent resales of three-bedroom configurations clustering between S$670,000 and S$750,000 depending on specific floor levels, unit orientation, and building vintage. The transaction velocity for HDB stock in this location remains healthy, with most properly-priced properties achieving sales within 4–8 weeks of listing, reflecting the strong underlying demand for central-location public housing. Comparable blocks nearby show similar rental demand and tenant retention patterns, indicating that the neighbourhood factors supporting desirability are distributed broadly rather than concentrated in specific pockets. Price gradients within the precinct are typically driven by micro-location factors—proximity to MRT, distance from community facilities, and specific unit orientation—rather than fundamental neighbourhood supply-demand imbalances. The consistency of pricing across multiple comparable transactions suggests that 177 Bishan Street 13 is appropriately positioned within the market, neither offering exceptional bargains nor commanding premiums that would raise questions about value justification. Buyers can reference these comparable properties when evaluating specific units, ensuring that individual unit negotiations occur within a framework of transparent market evidence.

Which unit stack or floor levels offer the best value proposition at 177 Bishan Street 13?

Middle-stack units (typically floors 10–17 in standard HDB towers) frequently offer the most balanced value proposition, as they command modest premiums over lower floors whilst avoiding the price escalation associated with penthouses and uppermost levels, yet providing meaningful light, ventilation, and noise insulation benefits. Lower-floor units (3–7) appeal to older buyers prioritising ease of access and those with mobility considerations, and they occasionally trade at modest discounts relative to middle stacks, creating opportunities for value-conscious buyers willing to trade vertical elevation for pricing advantage. The premium commanded for very high floors (18+) typically reflects psychological preference and reduced ambient noise rather than material functional improvements, and for residential use cases, this premium may not translate proportionally into resale value or rental appeal. Units facing internal courtyards or adjacent parks command modest premiums over those facing roads or adjacent blocks, reflecting preferences for light and outlook, whilst these premium differentials typically range between 2–5%. Savvy investors often identify corner units within mid-stack floors facing preferred orientations as offering optimal balance between acquisition cost and downstream resale or rental potential, as these configurations appeal broadly without attracting the price escalation of absolute highest floors.

What is the future supply pipeline in the Bishan district, and how might new supply affect property values at 177 Bishan Street 13?

Bishan's position within Singapore's mature estate portfolio means that significant new HDB supply into this particular precinct is structurally unlikely, as the land is substantially developed and planning policies favour intensification within established estates rather than wholesale redevelopment into peripheral greenfield zones. This scarcity of new supply provides a structural defence against value erosion from oversupply dynamics, particularly compared to fast-growing suburban precincts experiencing rapid new estate launches. New Housing and Development Board developments planned for Singapore are predominantly concentrated in emerging areas like Tengah, Kallang-Paya Lebar, and the western expansion zones, locations that attract first-time buyers and price-sensitive segments but do not directly compete for the buyer profiles typically interested in established central-location stock like Bishan. The combination of limited future supply and sustained demand from workers and families prioritising transport accessibility and established infrastructure suggests that Bishan's property values should remain supported across mid-term horizons. Any future estate rejuvenation programmes specific to Bishan would likely enhance rather than diminish property values, as these typically improve building infrastructure, upgrade common facilities, and reinforce neighbourhood character. Investors can therefore approach acquisition at 177 Bishan Street 13 with reasonable confidence that supply-demand dynamics are structurally favourable to value retention.

[For Sale] Hdb Flat At Bishan Street 13 — From S$688K