Type

Units

Min Area

Price Range

3 BR

904 sqft

S$620K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$620K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$124K on this acquisition.
Located 22 min (1.84 km) from NS18 Braddell 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.

146 Bishan Street 11: A Mature HDB Development in the Heart of Bishan

146 Bishan Street 11 stands as an established public housing development in one of Singapore's most mature and well-connected residential districts. Situated in Bishan, a neighbourhood known for its decades of residential stability and strong community infrastructure, this HDB project offers a range of units catering to diverse buyer profiles from first-time homebuyers to upgraders and property investors seeking reliable long-term holdings.

The development's position within Bishan provides residents with access to a fully developed residential ecosystem. The area has matured over several decades, resulting in comprehensive amenities, established schools, shopping facilities, and dining options that reflect the neighbourhood's popularity among families and professionals alike. This maturity factor contributes significantly to the stability and predictability of capital values in the area, making it an attractive proposition for those prioritising security over speculative gains.

Connectivity and Location Benefits

Positioned approximately 22 minutes' walk (1.84 kilometres) from Braddell MRT Station on the North-South Line, 146 Bishan Street 11 benefits from meaningful public transport connectivity. The North-South Line is one of Singapore's most extensively utilised MRT lines, connecting major commercial hubs, employment centres, and leisure destinations across the island. This accessibility supports both owner-occupiers commuting to work and investors seeking to attract tenant profiles with reliable transport options.

The distance to Braddell MRT Station, whilst requiring a moderate walk, is typical for many HDB estates in mature residential zones and remains within the acceptable range for daily commuters. The neighbourhood character reflects its age and status as a well-established residential precinct, with the trade-off between walkability and proximity to green spaces and community facilities commonly preferred by long-term residents.

Unit Types and Pricing

The development comprises a mix of flat types, including three-bedroom and two-bedroom configurations. Available units are priced from S$620,000 and upwards, reflecting current market conditions for HDB flats in the Bishan area. The range of unit sizes and price points ensures that buyers with different space requirements and budget parameters can find suitable options within this development.

Three-bedroom units, with areas around 904 square feet and two bathrooms, represent the more spacious offering within the development and cater primarily to families requiring additional sleeping quarters and room for guests. Two-bedroom alternatives provide a more compact option for smaller households, upgraders downsizing from larger properties, or investors targeting tenants seeking affordability without sacrificing location quality.

Investment Potential and Rental Yield Considerations

For investors evaluating 146 Bishan Street 11 as a buy-to-let opportunity, the development's maturity and established MRT connectivity present meaningful yield prospects. Bishan's reputation as a family-oriented neighbourhood with strong school catchments and community facilities attracts a stable tenant base comprising young professionals, upgraders, and families unable to purchase immediately. Rental demand in mature HDB estates typically exhibits resilience across economic cycles, supported by the fundamental appeal of affordable, well-located housing.

The estimated rental yield for units within this development typically falls within the 2.5% to 3.5% range, depending on specific unit type, condition, and negotiated lease terms. This return profile, whilst moderate, remains competitive when considered alongside the low entry price point, leverage-friendly financing terms available for HDB purchases, and the capital stability associated with mature, well-serviced residential areas. Investors should model cash flow based on typical HDB tenancy practices, which generally favour long-term lets over short-stay arrangements.

HDB Resale Market Dynamics in Bishan

Bishan has maintained a reputation for consistent resale value retention, driven by its established infrastructure, proximity to employment centres via the North-South Line, and strong residential community profile. Recent comparable transactions in the same area indicate price-per-square-foot movements consistent with broader HDB resale trends, typically ranging from S$680 to S$750 per square foot depending on unit age, floor level, and specific street location.

The development's mature age means that all units are leasehold properties with considerable lease tenure remaining. Prospective buyers should factor lease decay considerations into their purchase decision, as properties within the 30 to 50-year lease band may experience modest resale value deceleration in future years, particularly if lease tenure falls below 30 years. This dynamic makes the current price point particularly relevant for owner-occupiers with longer holding horizons and investors comfortable with moderate capital appreciation targets.

Financing and Buyer Suitability

HDB flats at this price point remain highly accessible under Singapore's Housing Development Board financing schemes, with loan eligibility extending to both first-time homebuyers and upgraders. The Total Debt Servicing Ratio (TDSR) framework typically permits borrowing of approximately 75% to 80% of the purchase price for owner-occupiers, resulting in requisite cash down payments of 20% to 25% for eligible buyers.

First-time homebuyers benefit from generous grants and funding schemes administered by HDB, including the Housing Grant (HG), which can substantially reduce the effective purchase price. Upgraders and investors purchasing as a second residential property must account for Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price, a material cost consideration that significantly impacts total acquisition expenses and should feature prominently in financing calculations.

Neighbourhood Character and Facilities

Bishan as a district offers comprehensive infrastructure reflecting its status as a first-generation new town. The neighbourhood encompasses multiple primary and secondary schools, shopping centres including major supermarket chains, dining establishments ranging from hawker centres to restaurants, and recreational facilities including parks and sports complexes. This maturity means that residents enjoy established patterns of community life and service availability rather than relying on future infrastructure development.

The area's demographic profile skews towards families, young professionals, and established residents with considerable tenure in the neighbourhood. This composition supports stable property values and rental demand whilst contributing to a settled, family-friendly residential character. The trade-off is that Bishan lacks the dynamism and appreciation potential of newer, emerging residential precincts, positioning it instead as a stable, reliable option for conservative buyers.

Comparative Market Positioning

Within the broader Bishan and surrounding North-East district HDB market, 146 Bishan Street 11 occupies a mid-market positioning. Similar developments in the immediate vicinity offer comparable pricing, lease tenure, and amenity profiles. The development's specific advantage derives from its established community infrastructure and proven track record of stable resale demand, rather than from cutting-edge new-build finishes or novel architectural features.

Buyers considering this development should evaluate alternatives within the same MRT catchment area, including other North-South Line-adjacent estates and bus-connected developments offering potentially shorter walking distances to transport hubs. The quantum savings or marginal cost premiums associated with such comparisons should be weighed against the convenience and demand predictability associated with proximity to a major MRT station.

Long-Term Ownership Perspective

For owner-occupiers planning to reside in 146 Bishan Street 11 for a decade or longer, the development's maturity and stability offer considerable appeal. The established neighbourhood reduces the risk of negative externalities or infrastructure changes that might diminish property values, whilst the proven track record of community satisfaction and property retention provides confidence in the decision. The moderate distance to Braddell MRT Station becomes increasingly acceptable when viewed as part of an overall lifestyle choice in a mature, well-serviced residential area rather than an impediment.

The development remains particularly well-suited to upgraders moving from smaller flats to larger family homes, as the three-bedroom configurations provide meaningful space improvements whilst retaining the affordability advantage of HDB ownership. Similarly, young families prioritising location stability over growth potential may find that the security of Bishan's established character outweighs the potential for stronger capital appreciation in emerging estates further from the city centre.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 146 Bishan Street 11 as an investment property?

Units at 146 Bishan Street 11 typically generate rental yields in the 2.5% to 3.5% range, dependent on specific unit configuration, floor level, and lease negotiation terms. This return profile benefits from Bishan's established reputation as a family-oriented neighbourhood with strong school catchments and reliable tenant demand from young professionals and upgraders. The moderate yield, when combined with the low entry price point and leverage-friendly HDB financing (which permits borrowing of 75% to 80% of purchase price), creates a reasonable investment case for buy-to-let investors seeking stable income streams without capital-intensive outlay. Investors should budget for HDB maintenance fees, property taxes, and potential vacancy periods when modelling cash flow expectations.

How does the price per square foot at 146 Bishan Street 11 compare to recent HDB transactions in Bishan?

Recent comparable HDB resale transactions in the Bishan area indicate price-per-square-foot levels ranging from approximately S$680 to S$750, depending on unit age, floor level, and specific street location within the neighbourhood. At the stated price point of from S$620,000, units at 146 Bishan Street 11 align with the lower-to-mid range of this benchmark, reflecting the development's mature age and established market positioning. This pricing is competitive within the immediate vicinity and suggests stable valuation relative to recent market movements. Prospective buyers should conduct local comparables analysis focusing on units of similar age, lease tenure, and MRT proximity to establish confidence in the pricing relative to current market conditions.

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

Singapore Citizens purchasing a second residential property at 146 Bishan Street 11 must pay Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a unit priced at S$620,000, this results in ABSD liability of S$124,000, a material cost that significantly impacts total acquisition expenses and cash flow calculations. This ABSD obligation applies in addition to standard Buyer's Stamp Duty and other conveyancing costs, potentially increasing total transaction costs to approximately 5% to 6% of the purchase price. Investors and upgraders should incorporate this expense into their financing models and ensure that their total debt servicing ratio (inclusive of the property purchase) remains within permissible lending thresholds.

How does lease decay risk affect the resale value outlook for 146 Bishan Street 11?

All units at 146 Bishan Street 11 are leasehold HDB properties with diminishing lease tenures as years pass. Properties currently within the 30 to 50-year lease band may experience modest resale value deceleration in future years, particularly if lease tenure declines below 30 years, as buyer financing accessibility and valuation multiples typically compress at lower lease durations. The development's mature age positions it within the higher-risk band for lease decay impact, making current ownership horizons and exit timing strategic considerations for buyers. Owner-occupiers planning extended tenure (10+ years) are less exposed to lease decay impact, whilst investors must carefully model lease expiry timelines and potential refinancing constraints as lease terms shorten. The Lease Buyback Scheme administered by HDB offers a potential mitigation pathway for tenants facing significant lease depreciation in future decades.

How does proximity to Braddell MRT Station affect property demand and capital appreciation at this development?

The 22-minute walk (1.84 kilometres) to Braddell MRT Station on the North-South Line represents a meaningful but not exceptional accessibility premium within the Bishan HDB market. The North-South Line is one of Singapore's most extensively utilised transport corridors, connecting major commercial centres, employment hubs, and leisure destinations, which supports both owner-occupier commute convenience and investor tenant demand. Properties demonstrating closer proximity to MRT stations typically command modest price premiums of 3% to 5% in HDB resale markets, suggesting that 146 Bishan Street 11's moderate walking distance may result in slightly lower capital appreciation potential compared to estates adjacent to transport nodes. However, the established reputation of the Braddell MRT catchment area provides stability and predictability in demand, mitigating downside risk and supporting long-term value retention for conservative buyers.

Which buyer profiles are best suited to 146 Bishan Street 11, and which should consider alternatives?

146 Bishan Street 11 is particularly well-suited to upgraders moving from smaller flats to three-bedroom family homes, first-time homebuyers prioritising affordability and location stability over growth potential, and conservative investors seeking reliable rental income with modest capital appreciation. The development's mature character and established neighbourhood infrastructure appeal strongly to families with school-age children and buyers valuing residential stability. Conversely, investors targeting strong capital appreciation, first-time homebuyers with extremely limited budgets requiring maximum grant assistance, and buyer profiles prioritising walkability to MRT stations may find alternative developments with stronger growth profiles or closer transport links more appropriate. High-net-worth individuals seeking premium finishes or unique architectural features will likely look beyond conventional HDB offerings to private residential projects.

What financing headroom is available under TDSR rules at typical price points for this development?

At the entry price point of approximately S$620,000 for three-bedroom units, owner-occupiers typically qualify for HDB loans covering 75% to 80% of the purchase price, requiring cash down payments of 20% to 25%. This translates to loan amounts of S$465,000 to S$496,000, which must be serviced within Total Debt Servicing Ratio (TDSR) thresholds of 60% for HDB loans (compared to 55% for private residential properties). For a household with combined monthly income of S$7,000, TDSR headroom permits total monthly debt servicing of S$4,200, allowing for HDB mortgage payments in the region of S$2,800 to S$3,200 depending on existing debt obligations. First-time homebuyers benefit from Housing Grant entitlements that can substantially improve this calculation by reducing the effective purchase price. Investors purchasing as second-property owners must account for ABSD costs and potential stricter lending criteria, reducing available leverage.

How does 146 Bishan Street 11 compare in pricing and amenities to nearby competing HDB developments?

Competing HDB estates within the immediate Bishan vicinity, including developments along or near the North-South Line corridor, typically offer comparable pricing (S$600,000 to S$700,000 for three-bedroom units) and similar lease tenure profiles reflecting their parallel maturity. The distinguishing factors between competing developments relate more to specific floor levels, orientation, block layout, and proximity to local amenities rather than fundamental pricing or infrastructure advantages. 146 Bishan Street 11's specific positioning benefit derives from its verified MRT accessibility and established community track record rather than from innovative amenities or unique architectural features. Prospective buyers should evaluate competing options within the same catchment area, focusing on comparable unit specifications, remaining lease tenure, and recent resale transaction evidence to establish relative value positioning.

Which unit stack or floor levels offer the best value proposition at 146 Bishan Street 11?

Mid-level floor units (approximately floors 8 to 18 in HDB blocks) at 146 Bishan Street 11 typically offer superior value compared to low-level units, which may experience reduced natural light, elevated noise exposure from ground-level traffic, and reduced privacy perception. High-level units command modest premiums reflecting enhanced views, reduced noise, and improved natural ventilation, premiums which may not be justified by the marginal benefit for owner-occupiers prioritising value. Units facing away from primary streets enjoy quieter environments at lower cost than those with street-facing orientations. Lower blocks within multi-block developments often provide superior value compared to taller towers, as HDB communities typically generate stronger long-term appreciation in lower-density, cottage-like configurations. Investors should prioritise mid-to-high floor units in positions that appeal to the broadest tenant base (moderate noise exposure, reasonable natural light, non-extreme orientations).

What future supply pipeline exists in the Bishan and surrounding North-East district?

The North-East district, including Bishan, is characterised by mature residential development with limited remaining land for new HDB construction. Future supply growth in the district is expected to comprise primarily urban renewal and en-bloc redevelopment initiatives affecting ageing estates rather than greenfield development. The Housing and Development Board has indicated that priority new towns for future Build-to-Order (BTO) launches will focus on growth areas on the periphery, including precincts in the eastern and western corridors, rather than established North-East zone suburbs. This constrained supply outlook supports long-term value stability for existing mature estates by reducing competitive pressure from new-release inventory at lower price points. Prospective buyers should factor this supply constraint into their appreciation outlook, recognising that 146 Bishan Street 11 will not face significant downward pricing pressure from new competitor inventory, though neither will it benefit from the positive-sentiment effects associated with new-town development.

Hdb Flat At 146 Bishan Street 11 — From S$620K