Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$578K

Type

Units

Min Area

Price Range

3 BR

904 sqft

S$3,000/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$3,000 to S$578K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$600 on this acquisition.
50% of current units are for sale, from S$578K; 50% are for rent, from S$3,000/mo.
Located 15 min (1.23 km) from NS13 Yishun 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.

276 Yishun Street 22: A Mature HDB Development in Yishun's Established Residential Hub

Located in one of Singapore's longest-established public housing estates, 276 Yishun Street 22 represents a quintessential neighbourhood investment opportunity in the North Zone. Yishun has matured over decades into a fully serviced residential area, offering buyers and renters alike a stable, family-oriented environment complete with essential infrastructure, transport linkages, and community services. This development sits within that proven ecosystem, making it a natural choice for owner-occupiers and investors seeking exposure to a consolidated district with strong fundamentals.

The development's proximity to Yishun MRT Station—situated approximately 1.23 km away, or roughly a 15-minute journey on foot—ensures connectivity to the North-South Line (NS13). This link places residents within convenient reach of the city centre, business parks in the west, and major employment hubs across the island. For commuters and those prioritising transport flexibility, this standing places 276 Yishun Street 22 firmly in the accessible bracket of HDB offerings, without requiring reliance on private transport for daily connectivity.

The surrounding estate landscape encompasses a mature mix of residential blocks, local primary and secondary schools, community centres, and neighbourhood shopping facilities. Wet markets, hawker centres, and retail outlets catering to daily household needs are well-established throughout the Yishun precinct, reflecting decades of organic community development. Families considering this address benefit from that operational maturity; schools are already operating at full capacity, sporting facilities are integrated into the estate fabric, and social infrastructure has been stress-tested over generations of residents.

Pricing and Market Position

Units at 276 Yishun Street 22 are priced from S$578,000 for 3-bedroom configurations, positioning the development at an accessible point within the broader HDB resale market. This pricing reflects the development's maturity, its established lease profile, and its location within the North Zone—typically more affordable than central or eastern equivalents. Prospective purchasers should conduct targeted comparisons against recent resale transactions in the immediate vicinity, as per-square-foot benchmarking within Yishun itself provides the most relevant baseline for capital appreciation assumptions and financing calculations.

The flat-pack nature of HDB pricing means that unit configurations, floor levels, and orientation influence final transaction values materially. Buyers seeking to extract maximum value should examine unit layouts, natural lighting, and facing direction, as these factors have demonstrable impact on both owner-occupancy satisfaction and forward resale marketability. Mid-stack units on higher floors tend to command modest premiums, particularly those facing quieter aspects away from main roads or heavy-traffic zones.

Lease Tenure and Resale Framework

HDB flats at 276 Yishun Street 22 operate under Singapore's standard public housing lease model, with tenure structures that define the property's legal standing and influence long-term capital appreciation trajectories. Understanding the remaining lease term is essential for both owner-occupiers and investors, as diminishing lease length can impact financing terms, property valuations, and marketability in later years. Prospective buyers should verify the exact lease profile directly with HDB or via the property's legal documentation, ensuring full clarity on the tenure framework before committing to purchase.

Historically, HDB properties in mature estates like Yishun have demonstrated consistent resale demand, even as lease decay progresses through the decades. However, lease length remains a material consideration; properties in their later lease phases may face tighter financing eligibility, reduced buyer pools, and moderated capital appreciation relative to fresher stock. This dynamic underscores the importance of purchasing decisions calibrated to individual investment horizon and exit strategy.

Amenities and Estate Facilities

The Yishun estate provides a comprehensive suite of community amenities integrated throughout the neighbourhood. Multi-purpose community centres host activities ranging from childcare and eldercare programmes to adult education and recreational clubs. Sporting facilities including basketball courts, badminton halls, and fitness areas are distributed across the estate, with some managed directly by the community centres and others operated by grassroots organisations. These resources are particularly valuable for families with children or retirees seeking active engagement within their residential community.

Local transportation extends beyond the MRT; frequent bus services connect Yishun to surrounding residential areas, employment nodes, and regional destinations. The estate's street layout encourages pedestrian connectivity, and cycling infrastructure has progressively expanded across northern Singapore, enhancing last-mile mobility for residents avoiding vehicular commutes. For those prioritising low-carbon, high-convenience transport, these features materially enhance the development's appeal.

Buyer Profiles and Suitability

276 Yishun Street 22 appeals most strongly to owner-occupier families seeking stable, affordable accommodation in an established neighbourhood. First-time homebuyers navigating the HDB application process often find mature estates attractive due to their transparent market pricing, well-documented lease profiles, and predictable service-cost structures. The development's multi-bedroom configurations accommodate growing families, whilst its location supports school-age children through proximity to established educational institutions.

Upgraders transitioning from older estates or private rentals find Yishun's amenity base and transport connectivity compelling, particularly if relocating northward within Singapore. The development's pricing accessibility means upgrading capital requirements remain moderate relative to central or eastern alternatives, preserving purchasing power for other life expenses. Investors seeking rental yield may find the development attractive on a cash-flow basis, though capital appreciation must be modelled conservatively given the maturity of the estate and the lease-decay trajectory inherent to all HDB properties.

Financing and Affordability Considerations

First-time HDB buyers benefit from concessional loan structures offered via HDB Finance and participating financial institutions, with loan-to-value ratios and interest rates calibrated to support homeownership accessibility. Existing homeowners purchasing a second residential property, however, face Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% for Singapore Citizens—a material cost that must be factored into overall acquisition expense. For a property at the S$578,000 reference point, ABSD would amount to approximately S$115,600, substantially elevating effective purchase cost and warranting careful financing review.

Total Debt Service Ratio (TDSR) caps at 60% for HDB loan eligibility, meaning monthly mortgage commitments cannot exceed 60% of gross household monthly income. At typical interest rates and loan tenors for HDB financing, buyers with household incomes in the S$6,000–S$8,000 monthly range can comfortably service loans on 276 Yishun Street 22 units, with modest buffer headroom for contingencies. Those with lower income profiles or existing debt obligations should model financing scenarios conservatively, ensuring repayment capacity exceeds minimum thresholds by a comfortable margin.

Investment Metrics and Rental Yield

For investors, HDB rental yields in established estates like Yishun typically range between 3–4% gross annually, reflecting stable tenant demand from local workers and first-time renters. Actual yield depends materially on unit configuration, lease length, and local rental market rates at the time of purchase. A 3-bedroom unit generating S$1,800–S$2,000 monthly rental income on a S$578,000 purchase price exemplifies mid-range yield assumptions; investors should verify current rental comps for identical configurations within Yishun to calibrate realistic projections.

Capital appreciation in mature HDB estates is typically modest—historically 1.5–3% annually—reflecting the combined dynamics of lease decay, inflation, and estate maturation. Investors should prioritise cash yield over speculative capital growth when evaluating HDB acquisitions, particularly in established north-zone locations. The combination of stable rental income, predictable lease profile, and moderate price entry points makes HDB investment a defensive strategy rather than a growth play; expect steady, inflation-tracking returns rather than outsized appreciation.

Comparative Market Context

Yishun's HDB market encompasses multiple developments spanning several decades of construction phases. Nearby competing addresses offer comparable multi-bedroom configurations at broadly similar price points, though specific psf differentials may reflect subtle variations in lease remaining, unit condition, and facing orientation. Recent transaction data within immediate vicinity—accessible via HDB resale transaction records—provides the benchmark for assessing whether 276 Yishun Street 22 pricing reflects fair market value or represents opportunity or premium relative to alternatives.

Supply pipeline considerations suggest continued moderate housing density in northern Singapore, with future developments likely concentrated further north in expansion precincts like Tengah rather than infill within Yishun proper. This dynamics favours existing mature-estate properties as relatively stable assets, reducing risk of substantial supply-side depreciation from new competitor launching in the immediate vicinity. Buyers can accordingly purchase with confidence that neighbourhood character and relative scarcity will persist.

Conclusion

276 Yishun Street 22 represents a measured, stable proposition within Singapore's HDB market—neither a growth rocket nor a distressed outlier, but rather a well-located, established residential option suited to owner-occupiers prioritising affordability, transport access, and community stability. The development's maturity, whilst constraining speculative capital appreciation, simultaneously ensures predictable lease dynamics, transparent market pricing, and proven demand patterns. For first-time buyers, upgraders, and conservative investors, this address merits serious consideration as part of a balanced residential property assessment.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at 276 Yishun Street 22?

HDB properties in established Yishun typically generate gross rental yields between 3–4% annually, reflecting stable tenant demand from local workers and first-time renters seeking affordable accommodation. For a 3-bedroom unit purchased at S$578,000 and generating S$1,800–S$2,000 monthly rental income, investors should model yields around 3.5–4.2% gross, before accounting for maintenance, property tax, and tenant vacancy risk. Actual yields depend materially on unit configuration, lease remaining, and prevailing local rental market rates; investors should verify current rental comps for identical configurations within Yishun to calibrate realistic forward expectations rather than relying on estate-wide averages.

How does per-square-foot pricing at 276 Yishun Street 22 compare to recent HDB resale transactions in Yishun?

Pricing at 276 Yishun Street 22 should be benchmarked against recent resale transactions within the Yishun precinct to assess whether units reflect fair market value or premium/discount positioning. HDB resale data published by the Authority is publicly accessible and enables per-square-foot comparison across comparable multi-bedroom configurations, lease profiles, and transaction dates. At approximately S$517 psf for a S$578,000 3-bedroom flat (1,119 sqft), buyers should verify whether this psf aligns with typical Yishun market rates or represents appreciation/depreciation relative to comparable recent sales; material variance warrants investigation into specific unit attributes (lease remaining, facing, floor level) that might justify pricing differential.

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

Second residential property purchases by Singapore Citizens currently attract ABSD at 20%, a material cost that must be factored into total acquisition expense. For a property priced at S$578,000, ABSD would amount to approximately S$115,600, substantially elevating effective purchase cost and reducing available financing headroom. This duty is payable on property purchase completion and cannot be financed via HDB or institutional lending, requiring upfront capital reserves. Buyers should model total acquisition cost (purchase price plus ABSD plus legal fees and survey costs) before committing to financing and ensure sufficient liquid capital reserves exist to cover the ABSD liability without undue financial strain.

What is the lease decay risk and how will it impact long-term resale value at 276 Yishun Street 22?

HDB flats operate under Singapore's lease tenure framework (99 years, 999 years, or Freehold); the specific lease term for 276 Yishun Street 22 should be verified via HDB records or property legal documentation. As lease length diminishes—particularly below 70 years—resale valuations typically moderate due to tighter financing eligibility criteria imposed by lenders and reduced buyer pool appeal. However, properties in mature estates like Yishun have demonstrated consistent resale demand historically, even through later lease phases, provided maintenance and unit condition remain sound. Buyers purchasing units in their mid-to-later lease phases should model capital appreciation conservatively and prioritise strong cash rental yield as the primary return driver, rather than relying on speculative lease-decay-defying price appreciation.

How does proximity to Yishun MRT Station (NS13) influence demand and capital appreciation for properties at 276 Yishun Street 22?

The 15-minute walking distance to Yishun MRT Station (approximately 1.23 km) provides strong transport connectivity to the North-South Line, enhancing commuting convenience and supporting steady demand from workers and students requiring reliable island-wide access. Properties within 2 km of MRT stations historically outperform isolated suburban options in terms of resale velocity and rental yield, as transport accessibility materially influences tenant and buyer willingness-to-pay. However, this benefit is partially priced into current market rates for the Yishun precinct; additional capital appreciation flowing exclusively from MRT proximity is unlikely, though transport reliability provides a defensive downside anchor against depreciation, ensuring the estate remains attractive across economic cycles.

Which buyer profiles—upgraders, first-timers, investors, HNW—are best suited to 276 Yishun Street 22?

First-time HDB buyers find 276 Yishun Street 22 particularly attractive due to accessible pricing, established lease profiles, and concessional financing available via HDB Finance, reducing capital barriers to homeownership. Upgraders transitioning from older HDB or private rental accommodation benefit from Yishun's established amenity base, schools, and transport access, with moderate capital requirements preserving purchasing power for alternative expenses. Conservative investors seeking stable rental yield and defensive appreciation benefit from the estate's maturity and proven demand patterns, though should not anticipate outsized capital growth. High-net-worth buyers are less likely to prioritise this address given its modest price point and modest appreciation profile; such buyers typically deploy capital toward private property, commercial real estate, or multi-property portfolios offering higher absolute returns or tax efficiencies.

What TDSR constraints apply to financing at 276 Yishun Street 22, and what household income is required?

HDB financing eligibility is capped at Total Debt Service Ratio (TDSR) of 60%, meaning monthly mortgage commitments cannot exceed 60% of gross household monthly income. For a property priced at S$578,000 with typical HDB loan tenor (25 years) and current interest rates (approximately 2.5–3%), monthly mortgage repayment approximates S$2,400–S$2,600 including property tax and insurance; achieving 60% TDSR headroom requires household monthly income of approximately S$4,000–S$4,400. Buyers with household incomes in the S$6,000–S$8,000 range comfortably exceed this threshold with material buffer for contingencies and other debt obligations. Those earning below S$4,000 monthly may encounter financing constraints; existing debt obligations (personal loans, credit cards) further compress available TDSR headroom and should be assessed carefully before formal financing application.

How do nearby competing HDB developments in Yishun affect pricing and resale value at 276 Yishun Street 22?

Multiple HDB developments across Yishun span several decades of construction phases and offer comparable multi-bedroom configurations at broadly similar price points. Direct competition from neighbouring blocks and nearby developments moderates pricing power; units at 276 Yishun Street 22 cannot significantly outprice comparable alternatives without offering materially superior attributes (newer lease, exceptional facing, prime unit stack). Fragmented supply across multiple competing addresses actually supports market stability by distributing buyer demand across several options, reducing inventory concentration risk that might depress any single development. Buyers should view this competitive context as a neutral or slightly negative for capital appreciation potential, whilst recognising that broad supply competition ensures liquidity and resale velocity remain strong.

Which unit stack or floor levels offer best value for owner-occupiers at 276 Yishun Street 22?

Mid-stack units (floors 5–10) typically offer optimal value balance for owner-occupiers, combining reasonable natural ventilation and noise isolation from street-level activity against modest premiums relative to lower floors. High-floor units (12+) command aesthetic and privacy premiums that may not fully translate to future resale value appreciation; buyers prioritising owner-occupancy rather than investment should evaluate whether premium pricing justifies personal satisfaction rather than assuming capital recovery on premiums paid. Lower-floor units (1–4) often face price discounts reflecting increased noise exposure, reduced privacy, and lower natural light; these units merit consideration for value-conscious buyers willing to tolerate minor amenity trade-offs. Specific facing orientation (quieter aspects away from main roads, sun exposure preference) should be prioritised over floor level alone; a well-oriented mid-floor unit often outperforms poorly-oriented high-floor alternatives.

What is the future supply pipeline outlook for HDB in Yishun, and how will it affect 276 Yishun Street 22 resale prospects?

Yishun has matured as a residential precinct over decades with limited scope for substantial new infill housing; future HDB supply pipeline is strategically concentrated in northern expansion areas like Tengah rather than densification within existing Yishun proper. This dynamic favours existing mature-estate properties at 276 Yishun Street 22 as relatively stable assets unlikely to face material supply-side depreciation from new competitor launches in the immediate vicinity. Conversely, lack of new supply limits estate rejuvenation potential; Yishun will likely remain a stable, middle-aged estate rather than transitioning toward premium or new-estate status. Buyers can accordingly purchase with confidence that neighbourhood character, relative scarcity value, and resale demand patterns will persist, though should not anticipate the dynamic rejuvenation seen in newer precincts undergoing substantial infrastructure investment or transit-oriented densification.

Hdb Flat At 276 Yishun Street 22 — From S$3,000