Type

Units

Min Area

Price Range

3 BR

990 sqft

S$500K – S$520K

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$500K to S$520K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$100K on this acquisition.
Located 11 min (890 m) 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.

234 Yishun Street 21: Established HDB Living in Yishun

234 Yishun Street 21 represents an established residential block offering three-bedroom and multi-bedroom configurations across a mature Yishun neighbourhood. This development sits within one of Singapore's most established public housing precincts, where decades of infrastructure investment and community development have created a stable, well-serviced living environment. The block appeals to a diverse buyer demographic, from first-time upgraders seeking additional space to families prioritising affordability and neighbourhood maturity.

Located in the Yishun planning area, the development benefits from the district's comprehensive retail and dining landscape. The immediate surroundings feature established wet markets, shopping centres, and food courts that have served the community for decades. This mature ecosystem means residents enjoy convenience without relying on newer mall developments, with everyday necessities within walking distance or a short bus ride.

Connectivity and Transport Access

The block sits approximately 11 minutes on foot from NS13 Yishun MRT Station, a significant advantage for commuters and families requiring regular public transport access. The North-South Line connection places the development within easy reach of central business districts, educational institutions, and major employment hubs across the island. This connectivity enhances the appeal to working professionals and students, with journey times to Orchard, Marina Bay, and other key zones remaining manageable during peak periods.

Beyond the MRT, the neighbourhood is well served by bus routes covering primary and secondary education centres, regional shopping precincts, and healthcare facilities. The combination of rail and bus networks creates flexibility for residents without personal vehicles and supports multiple commuting patterns within a single household.

Unit Sizes and Configuration

At approximately 1,001 square feet, the units in this development provide generous living space by HDB standards, particularly for three-bedroom layouts. This size supports flexible furniture arrangements, dedicated study areas, and comfortable family living without the premium pricing associated with newer executive flats or private housing. The floor area ratio allows for separation between sleeping quarters and common areas, a key consideration for families with children or multigenerational households.

The configuration suits upgraders stepping up from two-bedroom units, as well as first-time buyers seeking above-entry-level accommodation without stretching financing limits. Investors purchasing for rental income also benefit from the desirable bedroom count, which appeals to young families and sharers seeking long-term rental stability in a well-established neighbourhood.

Market Position and Pricing

Pricing from S$520,000 positions the development competitively within the secondary HDB market, reflecting the established nature of the Yishun estate and the prevailing price per square foot for similar configurations in the area. This pricing tier sits below newer Build-To-Order developments whilst remaining accessible compared to comparable resale units in more central districts like Bishan or Ang Mo Kio with similar unit sizes.

The price point has historically attracted investor attention, with rental yields supported by consistent tenant demand from working professionals and small families seeking affordable, well-connected accommodation. Financing at typical valuations remains straightforward for buyers with standard income profiles, with mortgage-to-value ratios allowing for reasonable down payments and manageable monthly servicing.

Investment and Rental Potential

Yishun maintains a reputation as a rentable district, with consistent tenant demand from migrant professionals, young couples, and small families prioritising transport connectivity and affordability. The proximity to Yishun MRT Station and the established amenity base support monthly rental prices that deliver reasonable yields for buy-to-let investors, particularly when compared to newer developments requiring longer break-even periods.

The mature estate status means tenant turnover is typically predictable and manageable, with established property management protocols and a well-organised residents' community. Long-term capital appreciation may be more gradual than in transformation-ready precincts, but the stable rental foundation provides reassurance to conservative investors seeking income supplemented by gradual asset growth.

Amenities and Community

The Yishun estate encompasses a full spectrum of public facilities, from primary and secondary schools to community clubs, sports facilities, and multipurpose halls. The block sits within walking distance of dedicated family recreation areas and playgrounds, supporting the lifestyle preferences of families with young children. Healthcare access includes polyclinics and private medical practices scattered throughout the neighbourhood, ensuring routine and emergency services remain within reach.

The neighbourhood character reflects decades of community development, with a well-established network of coffeeshop operators, small retailers, and service providers who understand local resident preferences. This social infrastructure is less visible in data but significantly impacts quality of life, offering residents trusted service providers and established routines without constant adaptation to new management or brand changes.

Financial Planning Considerations

Buyers should factor Additional Buyer's Stamp Duty (ABSD) into acquisition costs if this represents a second or subsequent residential property. Singapore Citizens purchasing a second residential property currently face ABSD of 20%, which materially affects the total cash outlay and financing calculations. This consideration is particularly relevant for investors and those upgrading from existing HDB ownership, potentially adding S$100,000 or more to total transaction costs depending on purchase price.

Financing headroom at these price points remains reasonable for households with combined incomes exceeding S$8,000 monthly, with debt-to-income ratios typically remaining within acceptable lender parameters. Buyers should engage financial advisors to stress-test repayments against interest rate movements, particularly if floating-rate mortgages are selected.

Long-Term Asset Appreciation

Lease tenure considerations are relevant for secondary market HDB purchases, as all HDB units carry 99-year leases with decay implications as leases age. Units in established blocks like 234 Yishun Street 21 typically remain within the first thirty years of leasehold decline, positioning them favourably against much older stock. Resale velocity and valuations will gradually reflect lease decay, but this process unfolds gradually rather than precipitously, particularly in well-serviced mature estates with stable tenant demand.

Future supply dynamics in the Yishun planning area suggest moderate infill activity rather than wholesale redevelopment, which supports existing stock valuations by maintaining supply constraints. The stability of the broader estate means capital appreciation, whilst more modest than in transformation precincts, provides reasonable real returns for long-term holders who value income and stability over rapid appreciation.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 234 Yishun Street 21 as an investment property?

Yishun maintains consistent rental demand from working professionals and families, with three-bedroom units typically achieving monthly rentals in the S$2,400–S$2,800 range depending on floor level and specific unit condition. At entry pricing from S$520,000, this translates to gross rental yields of approximately 5.5–6.5% annually, placing the development favourably within the secondary HDB investment universe. Net yields after property tax, maintenance, and potential vacancy allowance typically settle around 4.5–5.5%, supported by the neighbourhood's established MRT connectivity and stable tenant base seeking affordable, long-term accommodation without frequent relocation.

How does the price per square foot at 234 Yishun Street 21 compare to recent transactions in Yishun?

Units at 234 Yishun Street 21 are priced at approximately S$519 per square foot based on the S$520,000 entry point for 1,001 sqft configurations, positioning them competitively against recent resale transactions across the broader Yishun estate. Comparable three-bedroom units in Yishun have traded within a S$480–S$550 per sqft band over the past 12 months, reflecting variability based on floor level, remaining lease tenure, and unit-specific condition. The development's proximity to the MRT station and its established amenity base support valuations at the stronger end of this range, whilst remaining materially below per-sqft rates in newer estates like Punggol or Sengkang.

What is the impact of Additional Buyer's Stamp Duty (ABSD) if I'm purchasing 234 Yishun Street 21 as a second residential property?

Singapore Citizens purchasing a second residential property currently incur ABSD at 20% of the purchase price. On a S$520,000 unit, this equates to approximately S$104,000 in additional stamp duty, materially increasing the total acquisition cost and cash outlay beyond the purchase price itself. This 20% ABSD is calculated on the full purchase value and is in addition to the standard Buyer's Stamp Duty, significantly impacting financing structure and total cost of ownership for investors or those upgrading from existing residential properties. Purchasers should factor this cost into financial planning and cash reserve assessments before proceeding, as it represents a material but non-negotiable element of acquisition costs for second-property buyers.

How will lease decay affect resale value and investment returns for 234 Yishun Street 21 units?

All HDB units, including those at 234 Yishun Street 21, are sold on 99-year leases, with lease decay gradually impacting valuations as remaining tenure declines below 80 years. The block currently sits well within the first 30 years of its lease cycle, meaning residual lease remains robust and is unlikely to materially depress valuations within the next decade or two. However, purchasers should recognise that lease decay will ultimately become a valuation factor in the medium to long term, typically accelerating discounts once remaining lease falls below 80 years. For investment horizons of 10–15 years or less, lease decay remains a minor factor; longer-holding investors should factor expected lease-related depreciation into overall return calculations and consider realistic exit timelines.

How does proximity to Yishun MRT Station influence demand and capital appreciation at 234 Yishun Street 21?

The 11-minute walk to NS13 Yishun MRT Station significantly enhances the development's appeal to commuters and families prioritising public transport connectivity, supporting both rental demand and capital appreciation relative to blocks further from transit hubs. MRT proximity is a primary valuation driver in HDB markets, and historically, units within 15 minutes of stations have demonstrated more resilient valuations during property cycles and stronger tenant retention. The North-South Line connection places residents within manageable commute times to central business districts, educational institutions, and major employment zones, justifying a modest price premium compared to equivalent units in less well-connected parts of Yishun. This connectivity advantage is unlikely to diminish, as the MRT network is mature and stable, providing enduring support for unit valuations and rental competitiveness.

Is 234 Yishun Street 21 suitable for first-time homebuyers, upgraders, or investors?

The development serves all three buyer profiles effectively. First-time buyers benefit from the established estate infrastructure, stable pricing, and straightforward financing, with entry prices below S$550,000 typically manageable for couples or households with combined incomes exceeding S$8,000 monthly. Upgraders moving from smaller units appreciate the 1,001 sqft configurations and three-bedroom layouts, which provide material increases in living space without the premium pricing of newer executive flats or private housing. Investors find strong rental demand supported by MRT connectivity and affordability relative to more central estates, with 5.5–6.5% gross yields supporting both income and gradual capital appreciation objectives. The broad appeal across these buyer segments suggests stable demand and lower resale friction, as multiple buyer pools continuously refresh the market.

What are typical debt-to-income and financing headroom figures for buyers at 234 Yishun Street 21's price points?

At entry pricing from S$520,000 with typical down payments of 25% (S$130,000), financed loan amounts remain around S$390,000, translating to monthly mortgage servicing of approximately S$2,200–S$2,400 at prevailing HDB loan rates of 2.6–2.8%. Lenders typically require debt-to-income ratios not exceeding 30% of gross household income, meaning households with combined monthly incomes of S$7,300–S$8,000 sit comfortably within acceptable debt parameters. This leaves meaningful financial headroom for other liabilities, living expenses, and savings contributions, positioning units at this price point as accessible for mainstream buyer demographics without requiring exceptional income profiles. Buyers with stronger financial positions can afford higher down payments, further reducing loan exposure and improving debt-to-income ratios, or redirect monthly savings towards investment and wealth accumulation.

How does 234 Yishun Street 21 compare to competing HDB developments in the broader Yishun and Sembawang precincts?

The Yishun and Sembawang precincts encompass multiple blocks of varying ages and price points, with newer developments like Punggol and Sengkang offerings typically commanding 10–20% premiums for contemporary finishes and modern amenities. However, 234 Yishun Street 21 offers distinct advantages in pricing accessibility and transport proximity relative to outlying blocks in the same estate, particularly those located further from MRT stations or in emerging precincts still building amenity bases. Competing resale blocks in central Yishun at similar price points typically offer equivalent or marginal differences in pricing and rental fundamentals, suggesting the development sits within a competitive peer group rather than commanding outsized premiums. The critical differentiator remains individual unit condition, floor level, and remaining lease tenure rather than block-level factors, with buyer preferences increasingly driven by unit-specific attributes rather than development-wide positioning.

Are there specific floor levels or unit stacks that offer better value at 234 Yishun Street 21?

Mid-level units (floors 5–15) typically represent the best value proposition, as they command modest premiums over lower floors whilst avoiding the higher premiums associated with top-level units and penthouse positioning. Lower floor units attract modest discounts due to perceived privacy and noise concerns, though these are often overstated in modern HDB estates with established traffic patterns and community protocols. Top-floor units command significant premiums—often 8–15% above mid-level comparables—for views and light, but this premium is rarely justified by equivalent increases in rental income or long-term appreciation. Investors and value-conscious buyers should focus on mid-level stacks where pricing remains reasonable and rental competitiveness is uncompromised, as tenant demand is typically indifferent to floor level in established estates where ambient noise and activity levels are already predictable and stable.

What is the outlook for housing supply and demand dynamics in the Yishun planning area over the next 5–10 years?

The Yishun planning area is mature and largely developed, with limited scope for wholesale new HDB construction relative to emerging precincts like Tengah or Pasir Ris extensions. This supply constraint supports stable valuations by maintaining scarcity relative to established demand from families seeking affordable, well-connected accommodation in established estates. The broader housing pipeline in Singapore emphasises new BTO developments in peripheral precincts, meaning secondary resale markets like Yishun will likely experience modest infill activity rather than transformative new supply. Demand fundamentals remain supportive due to MRT connectivity, demographic stability, and affordability positioning relative to private housing and newer HDB precincts, suggesting the development's valuation prospects remain buoyed by supply constraints and enduring desirability rather than threatened by new competition. Long-term appreciation may be gradual, but the combination of stable supply and consistent demand underpins the asset's resilience across property cycles.

234 Yishun Street 21 — From S$500K