Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$500K

Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$4,000/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$4,000 to S$500K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$800 on this acquisition.
50% of current units are for sale, from S$500K; 50% are for rent, from S$4,000/mo.
Located 9 min (780 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.

642 Yishun Street 61: Accessible HDB Living in a Mature Neighbourhood

642 Yishun Street 61 represents a well-positioned HDB development in one of Singapore's most established public housing heartlands. Located in the Yishun planning area, this project offers residents convenient access to the broader North Region whilst maintaining the community-oriented character that defines the neighbourhood. The development's proximity to Khatib MRT Station—a comfortable 9-minute walk, or approximately 780 metres—ensures reliable connectivity to the rest of the island without the immediate premium that comes with being directly atop a station.

This HDB project comprises a range of flat configurations designed to accommodate diverse household compositions and life-stage requirements. Units span multiple room types, with floor areas reaching approximately 1,119 sqft in larger variants, providing substantial living space compared to older HDB stock in the area. The thoughtful layout of these homes reflects contemporary public housing design principles, incorporating functional kitchens, separate utility areas, and adequate storage—practical considerations that matter significantly for long-term residential satisfaction.

Location and Connectivity: Why Yishun's Positioning Matters

The Yishun precinct occupies a strategic position within Singapore's geography. Residents benefit from the maturity of the neighbourhood, which has evolved over decades to incorporate comprehensive infrastructure, educational institutions, and retail amenities. Khatib MRT Station on the North-South Line provides direct connectivity to the city centre, making this location particularly attractive for workers commuting southbound during peak periods. The 9-minute walk to the station is well within Singapore's standard definition of convenient MRT accessibility, and the relatively flat terrain of Yishun makes pedestrian access straightforward year-round.

Beyond the MRT, the neighbourhood is served by an extensive bus network, connecting residents to shopping centres, healthcare facilities, and employment nodes across the North Region. This multi-modal transport profile reduces dependency on private vehicles, a consideration that appeals to both upgraders seeking to downsize from car ownership and first-time buyers establishing their residential preferences.

The Yishun Residential Market: Understanding the Landscape

Yishun has established itself as an accessible yet mature HDB neighbourhood, with pricing that reflects both its established infrastructure and distance from the city centre. Recent transactions in the area have demonstrated consistent demand from upgraders, young families, and investors seeking rental yield in a neighbourhood with stable tenant demand. The availability of multi-bedroom units attracts families with school-age children, whilst smaller configurations appeal to young professionals and downsizers.

The neighbourhood's demographic profile—a mix of established residents and new families—creates a balanced rental market. Investors typically achieve respectable rental yields in this precinct, supported by the presence of nearby primary and secondary schools, making Yishun attractive to expatriate families and working professionals seeking private rental accommodation. The steady throughflow of demand underpins both capital stability and rental consistency.

Investment Considerations: Rental Potential and Capital Dynamics

For investors evaluating 642 Yishun Street 61, the neighbourhood's rental profile presents a compelling case. Yishun draws a consistent stream of tenants, particularly families benefiting from proximity to established schools and the affordability of the area relative to central regions. The MRT connectivity, whilst not immediate, positions the development within acceptable commuting distance for white-collar professionals working in the city and families requiring school-based transport.

Capital appreciation in this micro-market has historically tracked the broader HDB market, with Yishun appreciating more modestly than prime central areas but more reliably than outer-ring estates experiencing supply saturation. The maturity of the neighbourhood—with limited new HDB supply pipeline in the immediate vicinity—provides some insulation against the volume-based depreciation that affects developments near major new launches.

Buyer Profiles: Who Benefits Most from This Development

First-time HDB buyers find significant value in 642 Yishun Street 61, particularly those prioritising space and establishing a foothold in a neighbourhood with proven stability. The floor areas available support growing families, and the pricing typically falls within the parameters of first-time buyer affordability, especially with appropriate HDB loan progression. The neighbourhood's maturity means no surprises regarding future amenity development—what exists today will likely define the precinct for the foreseeable future.

Upgraders transitioning from smaller units or different neighbourhoods appreciate the generous configurations available at this development, combined with the trade-off between space gained and price paid. For those stepping up from a 2-room flat or relocating from peripheral estates, Yishun's established character and MRT connectivity represent a sensible middle ground.

Investors recognise the rental fundamentals: strong tenant demand, supported by schools and family-oriented infrastructure, and pricing that permits reasonable acquisition costs before accounting for 20% Additional Buyer's Stamp Duty on second property purchases by Singapore Citizens. The calculation becomes whether the rental yield comfortably exceeds the carrying cost of the property and the tax burden of acquisition.

Financing, TDSR, and Acquisition Costs

Prospective buyers must factor the full acquisition cost into their financial planning. Singapore Citizens acquiring a second residential property incur 20% Additional Buyer's Stamp Duty in addition to the standard Buyer's Stamp Duty. This substantial upfront cost significantly impacts the effective purchase price and investment return calculation. A property priced at S$500,000, for example, would attract 20% ABSD (S$100,000) on top of standard duties, effectively raising the acquisition cost to over S$525,000 before factoring in legal and conveyancing fees.

For owner-occupiers, HDB loan eligibility is determined by household income and outstanding liabilities. The Total Debt Servicing Ratio—capped at 60% of gross monthly household income—governs the maximum loan quantum available. At typical Yishun price points, most upgrading households will find adequate financing headroom, particularly if combining spousal income. The 30-year HDB loan tenure (or to age 65, whichever is shorter) aligns favourably with long-term residence intentions typical of this neighbourhood's buyer profile.

Lease Structure and Long-Term Value Considerations

As an HDB flat, units at 642 Yishun Street 61 are held on 99-year leasehold tenure from the date of initial allocation. For contemporary purchases, this means the lease will decline gradually over decades. Lease decay becomes a material consideration only when the remaining tenure drops significantly—typically below 70 years—at which point lending restrictions and buyer demand may compress valuations. At the current vintage of this development, leasehold tenure is not yet a constraint, and purchasers acquiring now will hold substantial remaining lease for their lifetime and potentially their heirs' lifetimes.

The HDB's Built-to-Order and subsequent upgrading programmes have consistently modernised and enhanced estates, providing confidence that 642 Yishun Street 61 will benefit from ongoing maintenance and potential en-bloc upgrading initiatives that extend the economic life and desirability of the precinct.

Comparative Market Position: How 642 Yishun Street Rates

Within the Yishun precinct, 642 Yishun Street 61 competes with other HDB developments across various price points. Neighbouring projects and resale units at comparable life stages and configurations provide relevant benchmarks. Recent per-square-foot transactions in Yishun have typically ranged based on unit configuration, floor level, and remaining lease, with 3-bedroom units commanding premium positioning relative to smaller configurations. The development's specific location—accessibility to the MRT combined with established neighbourhood character—positions it competitively within this segment.

Prospective purchasers should undertake comparative analysis of recent resale transactions within Yishun and adjacent planning areas to validate pricing relative to available alternatives. The HDB Resale Portal provides transparent transactional data, enabling informed decision-making regarding value proposition.

Future Supply and Neighbourhood Evolution

The Yishun planning area has matured over several decades, with the majority of allocated land now developed. The Government Land Sales programme does not currently feature prominent parcels in the immediate Yishun vicinity, suggesting that material new HDB supply increases in the neighbourhood are unlikely within the short to medium term. This supply constraint provides some structural support to existing developments, as upgrading demand continues whilst fresh inventory remains limited.

Urban renewal and estate improvement initiatives remain potential drivers of neighbourhood change. The Land Transport Authority's ongoing MRT system enhancements could influence accessibility, though the North-South Line's core routing is now mature. Medium-term, Yishun's character will likely evolve through infill retail redevelopment, improved public spaces, and generational turnover of residents—a process that supports stable values for established properties.

Frequently Asked Questions

What rental yield can investors expect from units at 642 Yishun Street 61?

Investors purchasing at 642 Yishun Street 61 typically achieve rental yields ranging from 2.5% to 3.5% gross, depending on unit configuration, floor level, and prevailing market rents. Yishun's demand profile—driven by families attracted to nearby schools and young professionals valuing the MRT accessibility—provides a consistent tenant pool. After accounting for 20% Additional Buyer's Stamp Duty on second property purchases by Singapore Citizens, the effective cost base rises substantially, requiring thorough yield analysis to confirm the investment case. The neighbourhood's mature rental market, supported by stable institutional demand, offers predictable returns compared to outer-ring estates where tenant competition may be thinner.

How does the price per square foot at 642 Yishun Street 61 compare to recent sales in Yishun?

Recent HDB resale transactions in Yishun have established per-square-foot pricing benchmarks that vary by unit type, remaining lease, and floor level. Units with similar configurations and comparable remaining lease tenure at 642 Yishun Street 61 typically transact in alignment with these benchmarks, reflecting the neighbourhood's relatively stable pricing environment. The HDB Resale Portal provides transparent transaction data enabling direct comparison of prices achieved for 3-room, 4-room, and 5-room flats across the Yishun planning area. Prospective buyers should cross-reference recent sales of similar configurations at comparable life stages to establish whether 642 Yishun Street 61 offers value relative to available alternatives in the immediate neighbourhood.

What is the Additional Buyer's Stamp Duty impact for second property buyers at this development?

Singapore Citizens acquiring a second residential property, including HDB flats, must pay 20% Additional Buyer's Stamp Duty on the purchase price. For a property priced at S$500,000, this equates to S$100,000 in ABSD alone, significantly elevating the total acquisition cost. This 20% charge applies on top of standard Buyer's Stamp Duty, legal fees, and survey costs, collectively raising effective purchase prices by 25–30%. Investors and upgraders must factor this substantial upfront cost into financing arrangements and yield calculations, as it represents genuine capital outlay that reduces available funds for loan servicing and depletes equity from day one. Understanding ABSD is essential for accurate investment analysis and financial planning at 642 Yishun Street 61.

How does the 99-year HDB lease affect long-term resale value and borrowing capacity?

Units at 642 Yishun Street 61 are held on 99-year HDB leasehold tenure, with the lease gradually decaying over decades. Lease decay becomes a material constraint only when remaining tenure falls significantly below 70 years; at present, most contemporary purchases will retain well over 80 years of remaining lease—a tenure sufficient for multiple generations of ownership. HDB lending policies and the broader resale market do not penalise the value of flats with 70+ years remaining, meaning purchasers acquiring now will not experience meaningful lease-related depreciation during their holding period. The HDB's track record of maintaining estates and implementing upgrading programmes provides confidence that 642 Yishun Street 61 will retain economic viability throughout the typical owner's holding horizon, typically spanning 20–30+ years.

What advantage does proximity to Khatib MRT Station provide for capital appreciation and tenant demand?

The 9-minute walk to Khatib MRT Station (NS14) positions 642 Yishun Street 61 within the premium accessibility band for Yishun HDB stock. The North-South Line provides direct connectivity to the city centre and southern regions, supporting both owner-occupier commuting and tenant demand from working professionals. Properties within easy MRT reach command rental premiums and attract a higher calibre of tenant, typically professional households with stable incomes. Capital appreciation is also supported by MRT accessibility, as the property's utility for commuters reduces reliance on private vehicles and expands the addressable market for future resale. Developments significantly further from MRT stations experience more constrained demand, making the relatively accessible position of 642 Yishun Street 61 a tangible competitive advantage for both investment performance and long-term value retention.

Who benefits most from purchasing at 642 Yishun Street 61—first-timers, upgraders, or investors?

First-time HDB buyers benefit significantly from this development's generous floor areas, stable neighbourhood character, and pricing typically within first-time buyer affordability parameters. The mature infrastructure—schools, shops, transport—reduces uncertainty regarding future amenity development, making the investment decision more straightforward. Upgraders trading from smaller units or relocating from peripheral estates find the space-to-price ratio compelling, with Yishun offering an established community experience at a more accessible price point than central areas. Investors recognise the dual benefits of stable tenant demand (driven by families and working professionals) and acquisition costs that, whilst elevated by 20% ABSD, still permit reasonable yield profiles relative to comparable properties in accessible neighbourhoods. Each buyer profile faces different financial constraints and lifestyle priorities, but all can find legitimate value propositions at 642 Yishun Street 61 if pricing aligns with individual circumstances and objectives.

What TDSR headroom can typical buyers expect at current Yishun price points?

The Total Debt Servicing Ratio caps monthly debt repayments at 60% of gross household income. At typical Yishun price points (ranging from approximately S$400,000 to S$600,000+ depending on configuration), most upgrading households—particularly those combining spousal income—will secure HDB loans with comfortable TDSR headroom. For example, a household with gross monthly income of S$10,000 can service up to S$6,000 monthly debt across all facilities, typically permitting loan amounts sufficient for properties in this price range. First-time buyers with lower household incomes may face tighter constraints, potentially requiring co-borrowers or extended repayment periods. The HDB's 30-year maximum loan tenure (or to age 65, whichever is shorter) accommodates most owner-occupier requirements. Prospective buyers should obtain formal HDB pre-approval to confirm exact financing capacity before committing to purchase.

How does 642 Yishun Street 61 compare to competing HDB developments in the neighbourhood?

Within Yishun, multiple HDB developments offer varying configurations and price points. Comparable projects and resale units across the planning area provide relevant competitive benchmarks, with pricing variation reflecting factors including age, remaining lease tenure, specific floor levels, and perceived appeal of individual blocks. Some neighbouring developments may offer marginally different architectural styles or slightly closer MRT access, whilst others may command premiums based on reputation or specific amenity proximity. The HDB Resale Portal provides transparent transaction data enabling direct price comparison across competing properties. Prospective buyers evaluating 642 Yishun Street 61 should research recent sales of similar configurations in neighbouring blocks to establish whether this specific development offers superior or competitive value. Individual unit characteristics—such as floor level, corner positioning, and views—also influence perceived value, warranting property-by-property assessment rather than broad development-level generalisation.

Which floor levels and unit stacks at this development offer the best value proposition?

Within 642 Yishun Street 61, value perception varies by floor level, stack position, and view characteristics. Middle floors typically command premium pricing relative to ground-floor units (which may experience shadow or traffic exposure) and very high floors (which attract lifestyle premiums but may limit elderly resident accessibility). Corner units throughout the development often command premiums for additional ventilation and natural light. Lower middle floors (typically storeys 3–6) frequently represent optimal value propositions, offering elevated positioning (mitigating ground-floor drawbacks) without the premium pricing of upper levels. Stack positioning also influences value—units centrally located within the development block may command slight premiums over those at block extremities. Prospective buyers should physically inspect units across multiple floor levels and positions to form personal preferences, acknowledging that resale appeal is partly subjective. Professional valuation advice can assist in identifying floor levels offering superior value relative to asking prices.

What does the future supply pipeline look like for HDB developments in Yishun and surrounding areas?

Yishun has matured substantially over decades, with the majority of state land now developed through the HDB's earlier upgrading programmes. Current Government Land Sales announcements do not feature prominent parcels within the immediate Yishun planning area, suggesting material supply increases are unlikely within the short to medium term. This relative supply constraint provides structural support to existing developments, as upgrading demand continues whilst fresh inventory remains limited. The Urban Renewal Authority may pursue selective infill or redevelopment projects, though these remain discretionary and timeline-dependent. Comparatively, adjacent planning areas (such as Sembawang and Yio Chu Kang) may experience more material new supply as Government Land Sales programmes progress. For 642 Yishun Street 61 purchasers, this limited neighbourhood supply pipeline reduces risk of acute depreciation from new competition, supporting long-term value retention. Prospective investors should monitor Government Land Sales schedules to assess potential supply impacts on the broader Yishun neighbourhood over the medium to long term.

[For Sale / Rent] Hdb Flat At Yishun Street 61 — From S$4,000