Type

Units

Min Area

Price Range

Other

130 sqft

S$850/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$850.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$170 on this acquisition.
Located 16 min (1.31 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.

126 Yishun Street 11: Accessible HDB Living in a Mature Estate

126 Yishun Street 11 represents a well-established housing option within Singapore's mature Yishun estate, a neighbourhood that has developed steadily over decades to become a fully-serviced residential community. This HDB development sits within one of Singapore's more established planning zones, where infrastructure, transport links, and local amenities have matured to support a diverse range of households. The property offers rental availability that caters to tenants seeking practical, affordable accommodation in a neighbourhood with proven long-term stability.

The Yishun precinct itself has evolved into a self-contained town, with a well-developed network of shops, hawker centres, clinics, and community facilities serving the resident population. The estate benefits from decades of investment in infrastructure, meaning utilities, roads, and public amenities are well-established and maintained to a consistent standard. For those considering this development, the mature nature of the estate means fewer surprises regarding future neighbourhood character or long-term amenity availability—what exists today is likely to persist as the foundation of the community for years to come.

Transport Connectivity and Location Advantages

Situated approximately 1.31 kilometres from NS13 Yishun MRT Station, 126 Yishun Street 11 benefits from reasonable access to Singapore's rapid transit network. This distance translates to a walk of roughly 16 minutes under normal conditions, making the station accessible for daily commuters without requiring a direct basement or ground-floor connection. The Yishun Station itself serves as a significant transport hub, connecting residents to the broader North-South Line corridor and enabling straightforward travel towards the city centre, the east coast, and major employment districts across the island.

The neighbourhood's transport profile extends beyond MRT connectivity; Yishun Road and the surrounding street network provide comprehensive bus coverage, with multiple services operating throughout the day. This layered approach to public transport means residents have flexibility in their commute options, whether travelling during peak hours when MRT capacity is stretched, or during off-peak periods when bus services offer a quieter alternative. For those working in the northern sectors of Singapore, Yishun's location often means shorter average commute times compared to residents further south, a factor that can influence both quality of life and long-term property demand.

Rental Market Positioning and Income Potential

The rental units available at 126 Yishun Street 11 begin from S$850 per month, positioning the development within Singapore's accessible rental segment. This price point reflects the established nature of the estate and the practical appeal of HDB housing to a broad tenant demographic, including young professionals, small families, and individuals seeking cost-effective accommodation without sacrificing location convenience. The rental income generated from units in this price band can appeal to investors who prioritise steady, predictable returns over speculative capital appreciation, particularly those building a diversified portfolio of rental properties.

HDB rental properties in mature estates like Yishun typically experience stable demand from tenants who value affordability and proximity to transport over prestige or newly-constructed amenities. This stability can translate into lower vacancy periods and more consistent income streams compared to properties in precincts undergoing rapid transformation, where tenant demographics and demand patterns may fluctuate more significantly. Investors evaluating this development should consider not just the headline rental yield, but the predictability and resilience of that income relative to broader economic cycles and housing supply shifts in the northern sector.

Investment Considerations and Financing Implications

For Singapore Citizens considering 126 Yishun Street 11 as a second residential property, the Additional Buyer's Stamp Duty (ABSD) framework applies, currently set at 20% of the property value. This substantial duty must be factored into the total acquisition cost when evaluating investment returns; a property acquired at a given price point will incur ABSD equal to 20% of that purchase price on top of the standard stamp duties and other conveyancing costs. Understanding this outlay is essential for accurate return-on-investment calculations, as it directly impacts the break-even period before rental income begins generating profit relative to the total capital deployed.

Financing considerations for HDB properties in this price segment typically favour buyers with moderate to strong financial positions. Most financial institutions offer HDB loans at competitive rates, and the established nature of the property means valuers are familiar with the asset class and can process applications efficiently. However, buyer's stamp duty and ABSD obligations mean that total cash outlay at purchase can exceed the headline property price by 20% or more, a reality that must be reflected in budgeting and financing headroom calculations. Those considering this as an investment should stress-test their financial position to ensure TDSR (Total Debt Servicing Ratio) and cash reserves remain healthy even after accounting for these additional upfront costs.

Lease Tenure and Long-Term Value Outlook

As an HDB property, units at 126 Yishun Street 11 operate under Singapore's public housing lease model, typically structured as 99-year or 999-year leases depending on the original grant date and any renewal history. The lease tenure framework is a critical consideration for long-term ownership and resale value, as properties approaching the end of their 99-year lease cycle can experience declining valuations as the remaining lease period shortens. Prospective buyers should verify the exact lease remaining on any unit of interest and factor this into their long-term ownership plans; properties with substantial lease remaining tend to hold value more robustly over time, whilst those within 30 years of lease expiry may face more pronounced valuation sensitivity.

The maturity of the Yishun estate is both an advantage and a consideration in this context. Mature estates with substantial populations of aging residents can experience periods where supply pressures increase relative to demand, potentially affecting resale velocity and pricing momentum. However, Singapore's ongoing public housing policy and the strategic location of Yishun within the northern growth corridor suggest the estate will retain long-term appeal. Buyers should balance the stability of a mature location against the potential for faster appreciation in emerging estates, a trade-off that often favours investors prioritising steady rental income over rapid capital gains.

Neighbourhood Profile and Amenity Ecosystem

The Yishun neighbourhood has matured into a largely self-sufficient residential precinct with a comprehensive ecosystem of amenities supporting daily life. Yishun Central, anchored by a large shopping mall, provides retail, dining, and entertainment options without requiring residents to travel significantly outside the estate. The neighbourhood also hosts multiple wet markets, supermarkets, clinics, and community centres, creating a convenience-rich environment that appeals to tenants and owner-occupiers alike. This amenity density supports both the rental attractiveness of the development and the quality-of-life expectations of residents across different age groups and family structures.

Educational facilities within and adjacent to Yishun serve families with school-age children, including primary and secondary institutions, as well as junior colleges. Healthcare services are distributed across the estate, with polyclinics and private medical practices offering accessible care to residents. The neighbourhood's recreational infrastructure includes parks, sports facilities, and community clubs, providing leisure options that enhance the living environment and contribute to the estate's appeal as a rounded residential destination rather than purely a transport-to-work location.

Market Position Relative to Competing Developments

Within the Yishun and northern sector HDB landscape, 126 Yishun Street 11 occupies a position as an established, well-located residential asset in a precinct with proven demographic stability. Other HDB developments in the northern corridor, ranging from older estates like Ang Mo Kio to newer Build-to-Order (BTO) precincts, offer different positioning; Ang Mo Kio tends to command higher valuations due to its more central location, whilst newer BTO projects may appeal to first-time buyers with fresh amenities but unproven rental markets. 126 Yishun Street 11's advantage lies in its combination of established infrastructure, proven tenant demand, and reasonable rental income generation, making it particularly attractive to investors seeking lower-risk assets rather than speculative exposure.

The rental market for HDB units in Yishun remains competitive, with numerous properties available at varying price points and configurations. This competition underscores the importance of securing units with strong fundamentals—proximity to MRT, suitable lease tenure, and well-maintained condition—to ensure consistent occupancy and rental rates. For investors evaluating this development, comparative analysis of other Yishun offerings can help clarify whether pricing represents fair value or whether better opportunities exist elsewhere in the estate at similar or lower price points.

Future Supply and District-Level Planning Context

The Yishun planning area has largely reached build-out maturity, with the majority of available land already developed and allocated to residential, commercial, or public uses. This relatively limited future supply pipeline means that new housing stock in the immediate vicinity is likely to come from in-fill redevelopment or rejuvenation projects rather than greenfield expansion. This supply constraint can provide some support to valuations of existing units, as competition from new stock in the direct neighbourhood is unlikely to intensify sharply. However, the lack of new estate-wide growth also means that future appreciation may be driven more by neighbourhood-wide improvements and general economic factors rather than organic population expansion or significant infrastructure upgrades.

Singapore's broader planning trajectory, including the Regional Development Plans and transport infrastructure investments, continues to support the northern corridor as a significant residential destination. Potential future improvements to connectivity—including any new or enhanced transport links—could enhance the longer-term appeal and value proposition of properties like 126 Yishun Street 11. However, such improvements remain uncertain and should not form the primary basis of investment decisions; instead, the current fundamentals of transport access, amenity availability, and rental market stability provide the most reliable foundation for evaluating this development's suitability within a diversified property portfolio.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 126 Yishun Street 11 as an investment property?

HDB properties at 126 Yishun Street 11 available for rental at S$850 per month suggest potential gross yields in the region of 12% to 14% annually, depending on the exact purchase price of any given unit; however, this gross figure must be reduced by property tax, maintenance contributions, potential void periods, and insurance costs to arrive at net yield. The mature estate environment typically delivers stable tenant demand, meaning vacancy rates are often lower than in newer or transitional precincts, supporting more predictable income streams. Actual yields will vary based on specific unit configuration, lease remaining, and market conditions at the time of purchase, so each investment should be individually modelled using the precise purchase price and anticipated running costs for that particular property.

How does the price per square foot at 126 Yishun Street 11 compare to recent HDB transactions in Yishun?

The rental pricing at 126 Yishun Street 11 reflects the established, mature-estate character of Yishun, where price per square foot has stabilised around levels consistent with other well-located HDB blocks in the neighbourhood rather than commanding premiums associated with newer precincts. Recent transaction data for comparable Yishun HDB units suggests market prices that reflect the neighbourhood's accessibility to MRT, established amenities, and proven tenant demand, without the premium valuations sometimes seen in emerging estates or blocks with newly-upgraded common facilities. To determine precise positioning relative to recent comparable transactions, you should review recent HDB Registry data for transactions within the same block and nearby blocks, which will reveal whether units are trading above, at, or below the broader Yishun benchmark for properties of similar age, lease tenure, and configuration.

What is the Additional Buyer's Stamp Duty impact if I'm a Singapore Citizen buying a second residential property at this development?

As a Singapore Citizen purchasing a second residential property, you will be liable for Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price, applied on top of standard stamp duties and conveyancing costs. For example, a property acquired at S$400,000 would incur ABSD of S$80,000, significantly increasing total acquisition cost and the capital required to complete the purchase; this must be factored into your financing calculations and break-even analysis for investment returns. This 20% ABSD creates a material headwind for investment returns in the early years of ownership, as rental income must first cover the additional upfront duty outlay before generating profit relative to alternative uses of that capital, making thorough financial modelling essential before committing to purchase.

What lease tenure risk should I consider for long-term resale value at 126 Yishun Street 11?

HDB properties typically carry either 99-year or 999-year leases depending on the original grant date; you must verify the exact remaining lease on any unit before purchase, as this directly affects long-term resale value and financing eligibility. Properties within 30 years of lease expiry experience accelerated valuation decay, with buyers increasingly reluctant to purchase assets where lease renewal uncertainty looms, meaning a unit purchased today could face declining resale prices within 2-3 decades if the lease is already approaching the 60-70 year mark. Yishun's mature estate status means some blocks may have original 99-year leases granted decades ago, requiring careful due diligence; properties with 999-year leases or substantial remaining lease periods (90+ years) present lower long-term resale risk compared to those approaching the critical 30-year threshold.

How does proximity to NS13 Yishun MRT Station affect demand and capital appreciation for units at this development?

The 16-minute walk to Yishun MRT Station positions 126 Yishun Street 11 within the highly accessible catchment of the North-South Line, a major transport corridor connecting the northern region to the city centre and employment hubs, which historically supports sustained tenant demand and resale interest. Properties within 15-20 minutes' walk of MRT stations command rental premiums and experience stronger valuation retention compared to those requiring longer commute times or multiple transport transfers, meaning this development's transport positioning provides a structural advantage in both rental and resale markets. However, the development does not enjoy the premium pricing sometimes seen in blocks directly above or within 5 minutes' walk of MRT stations, suggesting it occupies a middle ground where transport connectivity is strong enough to ensure consistent demand without triggering the scarcity-driven valuations of the most convenient locations.

Is 126 Yishun Street 11 better suited for first-time buyers, upgraders, investors, or other buyer profiles?

The development appeals most strongly to investors seeking stable rental income and owner-occupiers comfortable with mature-estate living, as the established HDB framework, transparent rental market, and proven tenant demand create predictable ownership experiences rather than speculative returns. First-time buyers may find value here if they prioritise affordability and transport accessibility over newly-renovated finishes or cutting-edge amenities, though first-timers should carefully verify lease remaining to ensure the asset will serve their long-term ownership needs without rapid resale pressure. High-net-worth individuals or upgraders seeking premium finishes or newer estate environments may find more appealing options in emerging precincts, though value-conscious upgraders can certainly find attractive units here if they focus on properties with strong lease tenure and strategic floor positioning within the block.

What TDSR and financing headroom should I expect when financing a purchase at typical price points for this development?

At typical HDB property prices in Yishun (ranging from roughly S$350,000 to S$500,000+), a 70-80% loan-to-value financing approach would mean loan amounts of S$245,000 to S$400,000; at current mortgage rates around 3.5-4.5%, monthly servicing on such loans would range from S$1,400 to S$2,200, depending on loan tenure. Your TDSR must remain below 60% of gross monthly income, meaning a S$1,800 monthly mortgage payment would be manageable on a gross household income of S$3,000 or higher, reflecting a relatively tight headroom position that leaves limited financial flexibility for other obligations. Buyers should stress-test their TDSR position not just against the base mortgage payment, but including ABSD implications (20% at purchase), maintenance contributions, and property tax, to ensure their financial position comfortably absorbs both the acquisition costs and ongoing ownership expenses without overextending their servicing capacity.

How does 126 Yishun Street 11 compare to nearby competing HDB developments in terms of value and positioning?

Within the Yishun area, competing HDB blocks vary in age, lease tenure, floor count, and proximity to amenities; some older blocks may offer lower absolute prices but carry lease concerns, whilst newer or more-prestigious blocks in the same estate may command premiums reflecting upgraded facilities or shorter walking distances to MRT. 126 Yishun Street 11's value proposition lies in balancing affordability with proven transport connectivity and established neighbourhood infrastructure, making it competitive for investors seeking low-risk rental assets and upgraders seeking practical, well-serviced accommodation without paying premiums for prestige or novelty. Direct comparison to other Yishun HDB blocks should focus on lease tenure, maintenance charge trends, rental market activity, and recent transaction prices for similar configurations; this comparison will clarify whether the development offers fair value within the Yishun catchment or whether better opportunities exist at comparable price points in alternative blocks.

Are there particular unit stacks, floor levels, or configurations at this development that offer superior value or appreciation potential?

Lower and middle floors (levels 1-15) in Yishun typically see stronger rental demand as tenants prefer easier lift access and often accept lower prices on ground-adjacent levels, whereas higher floors (16+) may command modest rental premiums reflecting views and reduced ambient noise, though the premium often fails to justify the additional purchase cost. Corner units and units with better natural light or larger windows frequently attract marginally higher rental rates and resale interest compared to units in the middle of each stack, suggesting these positions warrant careful consideration during unit selection if pursuing an investment strategy. Older HDB blocks like those in Yishun often feature longer corridors and varying unit depths; understanding the specific layout and orientation of potential units (east-facing vs. west-facing, proximity to lift lobby, structural columns affecting usable space) can reveal hidden value or drawbacks that impact both rental appeal and long-term satisfaction for owner-occupiers.

What future supply and district planning should I consider when evaluating long-term investment potential at this development?

Yishun is a largely mature estate with limited greenfield development remaining, meaning future new housing stock will come primarily from in-fill projects or estate rejuvenation rather than wholesale estate expansion; this supply constraint can support valuations over time, as new competing supply is unlikely to flood the market and depress prices. Singapore's long-term planning strategy continues to support the northern corridor as a significant residential destination, and potential future transport improvements (such as enhanced bus rapid transit or additional MRT connections) could modestly enhance the neighbourhood's appeal, though such improvements remain uncertain and should not form the primary basis of investment decisions. The most reliable foundation for evaluating 126 Yishun Street 11 is its current fundamentals—established transport, stable tenant demand, proven amenity ecosystem, and predictable ownership experience—rather than speculative scenarios about future district-wide improvements; investors should base decisions on what exists today and what is highly likely to persist, whilst treating any future upside as potential bonus rather than assumed return.

Hdb Flat At Yishun Street 11 — From S$850