Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$600K

Type

Units

Min Area

Price Range

Other

100 sqft

S$950/mo – S$1,300/mo

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$950 to S$600K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$190 on this acquisition.
33% of current units are for sale, from S$600K; 67% are for rent, from S$950/mo.
Located 7 min (590 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.

851 Yishun Street 81: A Mature HDB Haven in the Heart of Yishun

851 Yishun Street 81 represents a quintessential choice for homebuyers seeking affordable, established residential living in one of Singapore's most vibrant northern neighbourhoods. Situated in the Yishun precinct, this HDB development combines the comfort of mature infrastructure with genuine affordability, appealing to first-time buyers, growing families, and savvy property investors alike.

Strategic Location and Transportation Links

The development enjoys a location of genuine convenience, positioned just seven minutes' walk from Khatib MRT Station on the North-South Line. This proximity transforms daily commuting into a seamless experience, whether residents are heading to the city's financial district, Marina Bay's employment hubs, or any point along Singapore's most established mass rapid transit corridor. The walkability factor also elevates the appeal of the neighbourhood for those who value car-free living.

Beyond the MRT, Yishun benefits from comprehensive bus connectivity and is well-integrated into the broader transport network. Residents moving between the development and other parts of Singapore find themselves supported by a transit infrastructure that has matured over decades, creating stability in both accessibility and property value.

Unit Composition and Living Space

Properties within this development typically feature three-bedroom, two-bathroom layouts spanning approximately 1,119 square feet, providing ample room for family living without the sprawl of newer, larger units in peripheral locations. The three-bedroom configuration remains Singapore's most popular HDB template, offering flexibility for growing families, home office arrangements, and multigenerational living scenarios that appeal across diverse buyer profiles.

The floor area strikes a practical balance—large enough to accommodate modern lifestyles without imposing excessive maintenance burdens or utility costs. This measured sizing also contributes to the development's competitive pricing profile, making ownership genuinely attainable for a broad cross-section of the buying population.

Pricing and Affordability Profile

Units at 851 Yishun Street 81 carry asking prices from S$599,999, positioning the development within reach of first-time upgraders and young professional households navigating Singapore's property market for the first time. For comparison, this price point reflects realistic value within the HDB secondary market, where location, age, and remaining lease tenure collectively determine affordability and investment merit.

The pricing transparency of the HDB system—combined with the development's mature status and established amenity base—means that buyers can move decisively without the complexity sometimes associated with private residential acquisitions. Financing headroom remains substantial for most creditworthy buyers, with typical mortgage packages allowing substantial leverage at these price levels.

Neighbourhood Character and Amenities

Yishun has evolved into a fully self-sufficient residential district, and 851 Yishun Street 81 residents benefit from decades of complementary infrastructure investment. Shopping malls including Yishun 10 and surrounding retail clusters provide daily convenience, whilst schools at primary, secondary, and junior college levels operate throughout the neighbourhood, serving family households with children.

Dining culture in Yishun remains robust, with hawker centres and restaurant precincts offering everything from casual breakfast spots to family dining venues. Sports and recreation facilities, including football pitches, basketball courts, and fitness centres, support active community living. The neighbourhood's maturity means that these amenities are not aspirational—they are established, proven, and reliable.

Investment and Rental Yield Potential

For investors considering 851 Yishun Street 81 as a rental asset, the development presents compelling fundamentals. Yishun's established reputation, combined with its MRT connectivity and family-friendly character, ensures consistent tenant demand. Three-bedroom units attract families, young professionals seeking additional space, and expatriate households rotating through Singapore, creating a stable pool of potential renters.

Rental yields in the Yishun precinct for comparable HDB configurations typically range between 3% and 4% gross yield, with net yields (after accounting for property tax, management, and maintenance) settling in the 2.5% to 3.5% range depending on exact unit configuration and market conditions. These returns compare favourably to fixed-income alternatives available to conservative investors, whilst offering capital appreciation potential through long-term price growth.

Lease Tenure and Resale Longevity

As an HDB property, 851 Yishun Street 81 operates under Singapore's Housing and Development Board framework, which guarantees lease tenure and regulatory protections for residential use. The development's mature status means it has already weathered decades of market cycles, establishing a proven track record of stable resale demand and price appreciation.

HDB lease decay—a consideration for very long-term owners of properties with leases below 70 years remaining—is not currently a material concern for units in this development if purchased with substantial lease length remaining. Buyers should verify the precise lease remaining on the specific unit of interest, as this influences financing terms and long-term resale positioning.

Suitability for Diverse Buyer Profiles

First-time buyers find 851 Yishun Street 81 particularly welcoming, as the pricing and mature infrastructure eliminate much of the uncertainty associated with new or speculative developments. The neighbourhood's established transport links mean that no major infrastructure changes are needed to justify or support property values—what exists today will remain the foundation of the area's appeal.

Upgraders moving from one-bedroom or two-bedroom configurations to three-bedroom family living discover that Yishun offers a meaningful step up in space without forcing a leap into untested or peripheral neighbourhoods. Investors seeking secondary acquisitions in an MRT-connected, family-friendly setting appreciate the straightforward value proposition and proven tenant demand profile.

Financing and Debt-Service Considerations

At the price levels observed for 851 Yishun Street 81, most buyers finance 80% to 90% of the purchase price through HDB loans or bank mortgages, leaving manageable down payments for those with accumulated savings. At typical interest rates, total debt-service ratios remain well within regulatory lending limits even for household incomes modestly above the median, reflecting the affordable positioning of this development.

Buyers should anticipate financing costs, legal fees, and stamp duty in their acquisition planning. Additional Buyer's Stamp Duty applies to second and subsequent residential properties purchased by Singapore Citizens, currently levied at 20% of the purchase price on the amount above S$180,000, which materially affects investment buyer calculations but remains manageable within standard investment property models.

Regional Supply Pipeline and Market Dynamics

Yishun remains a mature district with limited new HDB launch activity, meaning that 851 Yishun Street 81 and comparable secondary-market properties serve as the primary supply for buyers entering or upgrading within this neighbourhood. The absence of large-scale new development maintains price stability whilst avoiding the oversupply risks that can depress values in rapidly expanding satellite regions.

Developers focusing on greenfield sites in areas like Tengah or Punggol-in-the-round are directing new supply away from established precincts like Yishun, ensuring that existing neighbourhoods retain their scarcity value and demographic appeal. This structural supply constraint supports long-term price appreciation across the Yishun portfolio, including developments like 851 Yishun Street 81.

Making Your Decision

851 Yishun Street 81 offers straightforward, unpretentious residential living backed by proven infrastructure, genuine affordability, and consistent resale demand. Whether you are a first-time buyer ready to commit to ownership, an upgrader seeking more family space, or an investor building a rental portfolio, the development's mature status, MRT connectivity, and neighbourhood amenities combine to create a compelling value proposition that has sustained Yishun's appeal across multiple property cycles.

Frequently Asked Questions

What rental yield can investors expect from a three-bedroom unit at 851 Yishun Street 81?

Three-bedroom HDB units in Yishun typically generate gross rental yields between 3% and 4% annually, with net yields (after property tax, maintenance, and management costs) settling around 2.5% to 3.5%. The specific yield depends on the unit's floor level, stack position, and condition, as well as prevailing market rental rates at the time of purchase. For a unit priced at S$599,999, this translates to annual rental income of approximately S$18,000 to S$24,000 gross, making HDB rentals an attractive alternative to fixed-income instruments for property investors comfortable with tenant management and minor maintenance responsibilities. Yishun's mature neighbourhood character and MRT connectivity ensure consistent tenant demand from families and working professionals.

How does the price per square foot at 851 Yishun Street 81 compare to recent HDB transactions in Yishun?

At an asking price of S$599,999 for approximately 1,119 square feet, 851 Yishun Street 81 implies a price per square foot of roughly S$536, which reflects current secondary-market valuations for three-bedroom HDB units in the Yishun precinct. Recent comparable transactions in neighbouring developments have ranged between S$500 and S$560 per square foot depending on lease remaining, floor level, and unit condition, placing this development within the middle band of the local market. The per-square-foot metric normalises units of different sizes, allowing direct comparison across the Yishun portfolio and helping buyers assess whether they are acquiring units at fair value relative to recent market activity. Prices per square foot in mature HDB precincts like Yishun typically appreciate by 2% to 3% annually as lease decay gradually affects older units and demand from upgraders sustains price growth.

What is the Additional Buyer's Stamp Duty impact if I purchase a second residential property here?

Additional Buyer's Stamp Duty is currently levied at 20% for Singapore Citizens acquiring a second or subsequent residential property, applied to the amount above the first S$180,000 of the purchase price. For a unit at 851 Yishun Street 81 priced at S$599,999, ABSD would total approximately S$83,998 (calculated as 20% × (S$599,999 − S$180,000)), substantially increasing the total acquisition cost alongside standard buyer's stamp duty and legal fees. Investment buyers must incorporate this 20% ABSD into their cash-flow models when assessing whether the 2.5% to 3.5% net rental yield justifies the additional upfront capital required. Some investors offset the ABSD burden through longer holding periods (allowing capital appreciation to exceed the ABSD cost) or by deliberately structuring acquisitions to minimise ABSD exposure, though this requires careful professional advice.

Should I be concerned about lease decay and how it affects resale value at 851 Yishun Street 81?

Lease decay becomes a material resale concern once an HDB property's lease falls below 70 years remaining, at which point financing options narrow and buyer demand softens. 851 Yishun Street 81 units currently carry sufficient remaining lease tenure that decay is not an immediate concern, though buyers should verify the exact lease remaining on the specific unit they intend to purchase, as this directly influences mortgage eligibility and future resale positioning. Historically, Yishun properties have held their values well as the neighbourhood's maturity and MRT connectivity offset gradual lease decay, but units purchased today will eventually face the lease-decay headwind in 20 to 30 years' time. Buyers intending to hold long-term should account for the possibility that at resale, lease-related financing restrictions may limit the buyer pool to cash purchasers or investors, potentially compressing resale prices in the later decades of ownership.

How does proximity to Khatib MRT Station influence demand and capital appreciation for 851 Yishun Street 81?

Khatib MRT Station's location just seven minutes' walk from the development significantly amplifies demand for units here, as MRT connectivity is one of Singapore's most consistent drivers of residential property appreciation. Properties within walking distance of MRT stations historically command premium valuations compared to bus-dependent neighbourhoods, and this premium typically widens over time as transport-dependent lifestyles become more valued by younger, urban-focused buyers. The North-South Line's maturity and reliability mean that Khatib Station's connectivity advantage is not speculative—it is proven, stable, and unlikely to be disrupted by future transport network changes. Capital appreciation at 851 Yishun Street 81 is thus partially anchored to Khatib's transport utility, supporting long-term value growth even if the neighbourhood itself experiences demographic shifts.

Is 851 Yishun Street 81 suitable for first-time homebuyers, or should I look at newer developments?

851 Yishun Street 81 is particularly well-suited to first-time buyers because it eliminates the uncertainty surrounding new developments—infrastructure, amenities, and pricing are all established and proven across multiple property cycles. First-time buyers gain immediate access to mature schools, transport links, and shopping facilities without waiting for future phases of development to complete or betting on speculative infrastructure plans. The three-bedroom configuration appeals to first-time upgraders moving beyond starter flats, offering genuine family space without the premium pricing or location uncertainty of new suburban launches. Compared to newer developments further from the city, 851 Yishun Street 81 offers faster capital appreciation potential (as new launch discounts unwind) and immediate usability, making it an excellent anchor property for buyers building a long-term residential portfolio.

What financing headroom should I expect at typical price points for this development?

At the S$599,999 price point, a buyer with a gross monthly household income of S$8,000 to S$10,000 would typically qualify for an 80% HDB loan or bank mortgage of approximately S$480,000, leaving a down payment requirement of S$120,000 plus legal fees and stamp duty. The monthly mortgage payment on such a loan would be approximately S$2,800 to S$3,200 (depending on loan tenure and prevailing interest rates), which most households can accommodate within the regulatory debt-service ratio limit of 30% of gross income. Buyers with higher incomes benefit from additional financing capacity and lower debt-service ratios, whilst those with tighter income profiles may need to save longer for down payments or consider co-borrowing arrangements. Total Debt Service Ratio regulations ensure that even at current price levels, financing remains accessible to households with demonstrated income stability, though buyers should stress-test affordability against potential interest-rate rises over their loan tenure.

How does 851 Yishun Street 81 compare to competing HDB developments in Yishun or neighbouring districts?

851 Yishun Street 81 competes within a mature HDB marketplace where secondary-market supply (resale units in established developments) dominates new HDB launches. Comparable three-bedroom units in Yishun neighbourhood developments typically price between S$550,000 and S$650,000 depending on stack position, floor level, and lease remaining, placing 851 Yishun Street 81 competitively within that band. Unlike distant greenfield developments that offer larger floor areas at slightly lower prices but involve longer commutes, Yishun's established MRT connectivity means that capital appreciation potential at 851 Yishun Street 81 likely exceeds newer launches further out, whilst transaction volumes remain higher due to consistent buyer demand. The development's maturity also means fewer surprises—layout, finishes, and neighbourhood character are transparent, eliminating speculation about quality or future value that surrounds brand-new developments.

Which unit stack or floor level offers the best value at 851 Yishun Street 81?

Mid-stack and mid-to-upper floor units typically offer the best value proposition at HDB developments like 851 Yishun Street 81, as they command modest premiums over lower floors whilst avoiding the peak pricing of penthouses or top-floor units coveted for light and views. Mid-floor units (typically floors 7 to 12) benefit from improved natural light without the height-related premium, and they tend to attract consistent buyer demand during resale, meaning faster transaction cycles and lower vacancy risk for investors. Stack position—whether the unit is positioned at the end of a block (corner stacks, which may have superior views) or mid-stack—influences pricing, with mid-stack units sometimes overlooked by buyers fixating on corner prestige, creating undervaluation opportunities. Lower-floor units facing open spaces or car parks sometimes price at small discounts that do not fully reflect their practical utility for families with young children or those averse to high-rise living, occasionally representing value outliers.

What is the future supply pipeline for HDB in Yishun, and how might it affect 851 Yishun Street 81's value?

Yishun is a mature HDB precinct with minimal allocation in recent and upcoming HDB new launch pipelines, as Housing and Development Board resources are increasingly directed towards greenfield projects in Tengah, Punggol, and future-planned estates. This supply scarcity implies that 851 Yishun Street 81 and comparable secondary-market properties will remain the primary options for buyers seeking to own in Yishun, supporting price stability and gradual appreciation across the neighbourhood. Unlike rapidly expanding areas experiencing large-scale new supply that may depress secondary prices, Yishun's constrained supply pipeline actually insulates properties like 851 Yishun Street 81 from the oversupply risks that plague developments in high-supply-volume precincts. Buyers acquiring units here benefit from structural supply shortage that supports valuations over the long term, though they must accept that neighbourhood demographic mix may gradually shift towards older resident cohorts as younger households opt for new launches in satellite locations offering marginally better value per square foot.

[For Sale / Rent] Hdb Flat At 851 Yishun Street 81 — From S$950