Type

Units

Min Area

Price Range

3 BR

1097 sqft

S$899K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$899K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180K on this acquisition.
Located 10 min (800 m) from NS17 Bishan 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.

290 Bishan Street 24: A Mature HDB Development in a Prime Residential Location

Bishan has established itself as one of Singapore's most desirable middle-income residential neighbourhoods, combining established infrastructure with strong community connectivity. 290 Bishan Street 24 sits within this proven locality, offering families and property investors access to a well-developed estate that has sustained consistent demand over decades. The development benefits from its position in a neighbourhood that continues to attract both owner-occupiers and those seeking rental income, underpinned by reliable transport links and a mature ecosystem of schools, markets, and healthcare facilities.

Located approximately 800 metres from NS17 Bishan MRT Station, the estate places residents within a ten-minute walk of one of the Central Line's busiest interchanges. This proximity to public transport is fundamental to the area's appeal, enabling seamless connectivity across the island whilst reducing dependency on private vehicles. The MRT station serves as a junction between the North-South Line and the Circle Line, amplifying its strategic value for commuters and enhancing the development's attractiveness to both owner-occupiers and rental tenants.

Development Characteristics and Unit Configurations

The housing stock at 290 Bishan Street 24 comprises flat configurations designed to accommodate diverse household compositions. Multi-bedroom layouts cater to growing families seeking more generous living space than younger-generation properties typically offer. Units within this development range across various floor levels and orientations, with built-in areas spanning approximately 1,097 square feet for three-bedroom configurations. This size range positions the estate competitively within the mature HDB segment, where space efficiency and layout practicality influence buyer decision-making.

The built environment reflects the estate's maturity; landscaping, communal facilities, and infrastructure are well-established and maintained. Residents benefit from a comprehensive network of amenities integrated into the broader Bishan neighbourhood, including childcare centres, primary and secondary schools, community clubs, and various retail and food establishments. This infrastructure maturity is particularly valuable for families with young children and older residents who prioritise walkable access to essential services.

Market Positioning and Investor Appeal

Bishan consistently ranks among Singapore's most sought-after HDB districts for rental investment. The combination of excellent transport accessibility, family-friendly amenities, and a stable residential population creates strong tenant demand throughout the year. Investors considering units at 290 Bishan Street 24 typically encounter a market characterised by healthy rental yields, driven by the estate's proximity to employment nodes, educational institutions, and the steady influx of relocating households seeking larger living space than central-area apartments afford.

The rental market in Bishan is equally influenced by the district's appeal to expatriate professionals and young families on relocation packages. These cohorts often prioritise proximity to international schools, MRT accessibility, and neighbourhood stability—all factors that 290 Bishan Street 24 delivers. Rental rates for comparable three-bedroom HDB flats in the area have demonstrated resilience, reflecting consistent demand and limited new supply in the immediate vicinity.

Lease Tenure and Long-Term Value Considerations

As with all HDB properties, lease tenure represents a critical consideration for buyers at this development. The original lease commencement determines the remaining lease period, which fundamentally influences both financing eligibility and long-term capital appreciation. Financial institutions typically impose lending restrictions as leases decline, and resale demand often softens as remaining lease tenure falls below 80 years. Prospective buyers should verify the exact lease remaining before committing, as this directly impacts both mortgage approval and the property's future marketability.

The HDB Lease Buyback Scheme offers an avenue for leaseholders to extend their tenures, though eligibility criteria and scheme mechanics require careful consideration alongside professional advice. Properties within Bishan have benefited from scheme participation historically, providing some reassurance to investors concerned about lease decay risk. However, the quantum and timing of any potential extension remain individual to each property, necessitating detailed due diligence.

Financing and Buyer Profiles

First-time HDB buyers benefit from the Central Provident Fund (CPF) housing grants and more favourable loan-to-value ratios compared to subsequent property purchases. At current price points, units within this development remain accessible to first-time upgraders stepping up from two-bedroom flats or younger buyers entering the HDB market for the first time. The CPF Housing Grant (up to S$80,000 for first-time buyers purchasing an HDB flat) substantially improves affordability, effectively reducing the cash outlay required.

For second-property buyers, Additional Buyer's Stamp Duty (ABSD) becomes material to the investment equation. Singapore Citizens purchasing HDB flats as a second residential property currently incur 20% ABSD on the purchase price, significantly elevating total acquisition costs. This duty structure encourages careful financial modelling for investors, as the additional 20% must be recovered through either rental income growth or capital appreciation over the holding period.

Investors evaluating rental returns must stress-test their models against prevailing interest rates and banking regulations. The Total Debt Service Ratio (TDSR) framework limits mortgage borrowing to approximately 55% of gross monthly income, requiring sufficient earned income to qualify. At typical price points for three-bedroom HDB flats in Bishan, buyers should satisfy TDSR requirements with headroom, particularly if household income is diversified or already established.

Comparative Positioning Within Bishan

Bishan's HDB landscape encompasses several estate blocks developed across different decades, each with distinct characteristics and price trajectories. 290 Bishan Street 24 competes within the segment of larger, mature blocks offering three and four-bedroom layouts—a category typically priced above newer Build-to-Order (BTO) flats yet reflecting the estate's established connectivity and amenity maturity. Recent transaction analysis suggests competitive pricing within this segment, though variations across tower locations and floor levels remain material to individual purchase decisions.

Nearby competing stock includes other mature Bishan blocks as well as emerging HDB neighbourhoods in adjacent towns such as Ang Mo Kio and Macpherson. Each presents distinct trade-offs: central Bishan's superior MRT connectivity versus potential cost savings in peripheral estates, and the security of an established community versus the allure of newer infrastructure. Buyers should frame their decision around personal priorities—commute convenience, family needs, investment horizon—rather than absolute price comparisons alone.

Future District Dynamics and Long-Term Outlook

Bishan is unlikely to see substantial new HDB supply in the immediate term, given land constraints and the government's focus on BTO launches in emerging towns. This scarcity reinforces demand for existing mature flats, though capital appreciation is typically more moderate than in growth-focused precincts. The district's established position and transport excellence continue to support stability, making it a defensible choice for buyers prioritising security and accessibility over maximum growth potential.

Urban renewal initiatives periodically surface in mature estates, though the extent and timeline of such interventions remain uncertain. Buyers should monitor government housing policy announcements and feedback from the HDB regarding precinct-level plans. Conversely, the estate's maturity means immediate amenity access without waiting for commercial infrastructure—a significant advantage for families and investors seeking occupied-from-completion rental performance.

Conclusion

290 Bishan Street 24 represents a compelling option for multiple buyer cohorts: first-time buyers seeking spacious HDB ownership at accessible price points, upgraders transitioning from smaller flats, and investors targeting stable rental markets in transport-rich locations. The combination of proximity to NS17 Bishan MRT, established amenities, and proven rental demand underpins the development's appeal. As with all HDB purchases, due diligence on lease tenure, financing arrangements, and market comparables remains essential, but the fundamental case for Bishan as a residential destination remains strong.

Frequently Asked Questions

What is the typical rental yield for a three-bedroom flat at 290 Bishan Street 24?

Rental yields for comparable three-bedroom HDB flats in Bishan typically range between 3% to 4% gross annual return, depending on the specific unit configuration, floor level, and orientation. The estate's proximity to NS17 Bishan MRT and its established amenity ecosystem support consistent tenant demand, particularly from families and relocating expatriate professionals seeking larger living space with excellent connectivity. However, actual yields depend on individual purchase price, the quantum of ABSD paid (20% for second property buyers), and local rental market conditions at the time of acquisition, so investors should undertake detailed financial modelling tailored to their target purchase price and investment timeline.

How does the price per square foot at 290 Bishan Street 24 compare to recent HDB transactions in Bishan?

Recent transactions for three-bedroom HDB flats in Bishan have typically traded in the range of S$750 to S$850 per square foot, with variation based on floor level, unit orientation, remaining lease, and block-specific amenity access. 290 Bishan Street 24, with units approximately 1,097 square feet, sits competitively within this band, though exact price per square foot depends on the specific unit's lease remaining and cosmetic condition. Comparing against recent sold-out blocks in the immediate vicinity and adjacent Bishan streets provides valuable benchmarking; properties with superior lease tenure or premium floor levels command higher per-square-foot pricing, whilst those with shorter remaining leases may trade at discounts reflecting financing and future resale constraints.

What is the ABSD impact for a Singapore Citizen purchasing a second residential property at this development?

Singapore Citizens buying a second residential property (including an HDB flat) currently incur 20% Additional Buyer's Stamp Duty on the purchase price. For a property transacting at S$900,000, this amounts to S$180,000 in ABSD—a material cost that substantially impacts the investment's effective entry price and required capital allocation. ABSD is payable in full at the point of acquisition and is non-recoverable, meaning it must be absorbed through either rental income growth or capital appreciation over time. Investors evaluating 290 Bishan Street 24 must factor this 20% cost into their return models and financing calculations, as it directly reduces the remaining cash available for other investments and affects the overall yield profile of the acquisition.

What lease decay risk exists at 290 Bishan Street 24, and how does this affect resale value?

Lease decay risk depends entirely on the remaining lease of the specific unit being considered; prospective buyers must verify the exact lease period before committing, as this fundamentally determines financing eligibility and long-term resale demand. Most banks restrict lending to properties with less than 30 years' remaining lease, which can dramatically reduce the eligible buyer pool and suppress resale prices as leases approach that threshold. The HDB Lease Buyback Scheme offers potential lease extension, though eligibility is restricted to owners above age 55 with a minimum remaining lease, and the scheme does not guarantee extension. Properties with longer leases (above 70 years) typically enjoy stronger price stability, whilst those with leases below 60 years may experience gradual resale value erosion unless the Lease Buyback Scheme becomes available to the current owner.

How does proximity to NS17 Bishan MRT impact demand and capital appreciation at this development?

Proximity to NS17 Bishan MRT—one of the Central Line's busiest interchanges—is a primary driver of demand at 290 Bishan Street 24, attracting both owner-occupiers and rental tenants who prioritise reliable transport connectivity over driving. The ten-minute walk (approximately 800 metres) places the estate within the optimal catchment range where MRT accessibility meaningfully influences rental rates and resale liquidity. Capital appreciation in Bishan has historically been moderate relative to growth-focused precincts, reflecting the estate's maturity; however, the MRT linkage provides a floor of stability and consistent tenant interest, particularly for professional households and families relocating to Singapore. Future transport infrastructure (such as the Circle Line extension) may further enhance the precinct's value, though the immediate appeal stems from existing connectivity to employment nodes across the North-South and Circle Lines.

Is 290 Bishan Street 24 suitable for first-time homebuyers, upgraders, or investor profiles?

The development appeals across multiple buyer segments. First-time buyers benefit from CPF housing grants (up to S$80,000 for HDB purchases), lower ABSD rates (which do not apply to first-time purchases), and the accessibility of three-bedroom configurations at reasonable price points—making it a logical upgrading step from one or two-bedroom starter flats. Upgraders seeking more space with mature amenities and reliable transport find the estate compelling, particularly for families with young children who value proximity to schools and childcare. Investors are attracted by Bishan's proven rental demand, stable tenant demographics, and the estate's maturity (reducing management surprises). However, investors must model returns carefully, factoring in the 20% ABSD cost, current interest rates, and stress-testing against potential interest rate rises that could impact both financing and tenant affordability.

What TDSR headroom is required to finance a purchase at 290 Bishan Street 24?

The Total Debt Service Ratio (TDSR) framework limits home loan repayment to approximately 55% of gross monthly income. For a three-bedroom HDB flat at 290 Bishan Street 24 priced around S$900,000, a mortgage of approximately S$675,000 (75% loan-to-value) requires monthly servicing of roughly S$3,200 to S$3,500 depending on interest rates and tenure. This implies a minimum gross household income of approximately S$6,500 to S$6,800 to satisfy TDSR without stress. First-time buyers typically enjoy higher LTV eligibility (up to 90%), reducing the cash outlay but increasing monthly repayment; second-property buyers face stricter LTV limits (typically 75%), necessitating larger down-payments but lower monthly servicing costs. Buyers should obtain pre-approval from their lending institution, incorporating their full debt commitments (car loans, credit cards, other mortgages) to establish true TDSR headroom.

How does 290 Bishan Street 24 compare to other mature HDB blocks in Bishan and nearby areas?

Bishan's HDB landscape includes several mature blocks developed across decades; 290 Bishan Street 24 competes within the segment of larger, established towers offering three and four-bedroom layouts. Nearby blocks within Bishan typically command similar price-per-square-foot ranges, with variation driven by specific floor levels, renovation requirements, and lease remaining rather than block-level differences. Competing adjacent precincts (such as Ang Mo Kio and Macpherson) may offer comparable or slightly lower prices but typically sacrifice Bishan's superior MRT connectivity and established commercial ecosystem. Buyers comparing across options should prioritise commute convenience, school proximity, and personal lifestyle preferences rather than seeking bargains across disparate neighbourhoods; the real estate principle of location dominance applies strongly in Singapore's HDB market, where transport accessibility and amenity proximity substantively influence both rental demand and capital value.

Are specific unit stacks or floor levels at 290 Bishan Street 24 offering better value?

Value perception varies by buyer profile and personal circumstances. Lower-floor units (Ground to Level 7) typically trade at discounts due to reduced natural light and perceived privacy concerns, yet appeal to older residents, families with young children, and buyers prioritising reduced lift waiting times and ease of access. Mid-floor units (Levels 8-15) often represent optimal value, offering improved views and natural light whilst remaining competitively priced relative to premium floors. Higher floors (Level 16+) command premiums for expansive views and superior privacy, often attracting expatriates and buyer-occupiers willing to pay for amenity. East or south-facing orientations generally attract higher prices, as they capture morning and afternoon light; west-facing units may offer discounts despite afternoon sun exposure. Investors should evaluate discounted lower or lower-mid-floor units if rental demand is strong across all levels (which is typically the case in Bishan), as yield profiles may exceed premium units when purchase price discounts are factored.

What is the future supply pipeline for HDB flats in Bishan and surrounding districts?

Bishan is unlikely to see substantial new HDB supply in the immediate term, given land constraints within the mature estate and the government's strategic focus on Build-to-Order (BTO) launches in emerging towns such as Tengah, Woodlands, and Jurong Innovation Districts. This scarcity reinforces demand for existing mature flats, supporting price stability and rental liquidity. Nearby growth precincts (Ang Mo Kio, Woodlands, Sengkang, and Punggol) continue to receive new BTO supply, which may offer competitive alternatives for price-sensitive buyers but typically sacrifice the established amenities and immediate transport convenience that Bishan delivers. The absence of new Bishan supply supports the case for purchasing at 290 Bishan Street 24 if the property meets functional needs; limited future competition from new blocks means resale liquidity should remain robust, though capital appreciation may be modest relative to emerging precincts experiencing new infrastructure development.

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