Type

Units

Min Area

Price Range

Other

250 sqft

S$1,800/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,800.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$360 on this acquisition.
Located 15 min (1.25 km) 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.

236 Bishan Street 22: A Compact HDB Opportunity in an Established Neighbourhood

236 Bishan Street 22 is an HDB flat situated in one of Singapore's most established residential districts. The property occupies a position within the Bishan estate, an area long recognised for its stability, community infrastructure, and accessibility via the North-South MRT line. This development appeals to a wide demographic, from first-time homebuyers seeking an entry point into ownership, to seasoned investors seeking rental yield in a well-established locale, and upgraders downsizing from larger units.

The flat is positioned approximately 15 minutes' walk from Bishan MRT Station on the North-South Line (NS17), a major transport hub that connects residents directly to the city centre, the East Coast, and beyond. This proximity to MRT infrastructure remains one of the strongest drivers of demand and capital retention in the Bishan precinct. The station itself hosts a range of daily commuter volumes, reflecting the residential density and economic activity throughout the estate.

Unit Specifications and Layout

The property spans 250 square feet, a compact footprint typical of modern HDB typologies designed to maximise affordability whilst maintaining functional living spaces. Units of this scale typically appeal to young professionals, newly-wed couples, and investors seeking to optimise per-square-foot rental income. The modest floor area also translates to lower maintenance costs and reduced utility consumption, advantages that appeal to cost-conscious occupiers and those managing multiple properties.

The Bishan Estate: Mature Infrastructure and Community Amenities

Bishan has evolved into one of Singapore's most mature residential precincts, with established shopping malls, hawker centres, supermarkets, and family-oriented facilities. Residents benefit from proximity to educational institutions, healthcare providers, and recreational parks. The estate's long track record of stable property values and consistent rental demand makes it an attractive proposition for investors seeking steady, predictable returns rather than speculative appreciation.

The neighbourhood's maturity also means that future capital growth may be more moderate compared to emerging estates in the suburban fringe, but this is offset by stability, liquidity, and the lower risk profile associated with established demand. For owner-occupiers seeking a secure long-term home in a well-serviced area, Bishan offers reliability that newer developments cannot yet guarantee.

Tenure and Lease Considerations

Like all HDB flats, 236 Bishan Street 22 is offered under a leasehold tenure structure. Depending on the block's age and original allocation, the lease may run for 99 years or 999 years from the date of the original grant. The distinction is important for long-term value retention; a 999-year lease offers substantially greater security of tenure and resale appeal than a 99-year lease, particularly for buyers planning to hold the property beyond ten years.

Lease decay—the gradual diminution of a property's value as the lease term shortens—is a consideration for buyers purchasing units with leases approaching the 60-year mark. The Housing and Development Board has introduced various upgrading and top-up schemes to mitigate this risk, but prospective buyers should verify the remaining lease period and understand its implications for future resale prospects.

Investment and Rental Potential

The Bishan location positions this property within a zone of consistent rental demand. Young working professionals and expatriates transitioning to Singapore frequently seek compact flats near established MRT stations; Bishan's accessibility and maturity make it an attractive rental proposition. Units of this size (250 sqft) typically achieve monthly rents that generate gross rental yields in the 3–5% range, depending on exact lease terms and market conditions at the time of rental.

For investors, the appeal lies in predictable tenant demand rather than speculative price appreciation. Bishan attracts a stable, quality tenant pool, reducing vacancy risk and the costs associated with turnover. The trade-off is that capital appreciation tends to be gradual in a mature estate; buyer profiles must be realistic about long-term growth expectations and focus instead on steady rental income and capital preservation.

Buyer Suitability and Market Positioning

First-time buyers appreciate the affordability and entry-level pricing of compact HDB units in established estates. The unit's scale and location minimise the loan amount required, improving the prospect of mortgage approval and reducing the debt-servicing burden. For upgraders downsizing from larger units, the compact footprint offers liberation from maintenance demands and utility costs whilst retaining proximity to established services.

Investors view 236 Bishan Street 22 as a lower-risk, income-focused acquisition rather than a capital-appreciation play. The combination of affordable purchase price, steady rental demand, and minimal management overhead aligns with a conservative, cash-flow-oriented investment philosophy.

Financing and Debt-Servicing Capacity

The property's modest valuation means buyers can typically secure full or near-full HDB loan eligibility without exhausting debt-servicing capacity. This is particularly advantageous for first-time buyers and those with moderate household incomes; the Total Debt Servicing Ratio (TDSR) threshold remains comfortably within reach for most applicants, leaving substantial headroom for other financial commitments.

Comparison Within the Bishan Precinct

Bishan is home to numerous HDB blocks and a growing private residential presence. Competing HDB units in the same age cohort and location typically transact at comparable price levels, ensuring competitive positioning. The North-South Line's status as one of Singapore's busiest MRT corridors underpins consistent demand across all Bishan residential offerings. Private alternatives in the immediate vicinity exist but command substantial premiums that offset the qualitative advantages they offer.

Future Supply and District Outlook

The Bishan district is not a focus area for new HDB launches, as most of the estate has been built out. This scarcity of new supply is a neutral-to-positive factor for existing stock; it supports the relevance and resilience of established units without risking displacement due to competing new launches. The district's trajectory remains one of gradual consolidation and selective upgrading rather than transformative change.

236 Bishan Street 22 represents a sensible acquisition for buyers prioritising accessibility, affordability, and rental income over speculative growth. The established locale, MRT proximity, and mature infrastructure combine to offer a reliable, low-volatility investment proposition in one of Singapore's most settled residential precincts.

Frequently Asked Questions

What is the estimated rental yield if I purchase 236 Bishan Street 22 as an investment property?

Compact HDB flats in Bishan typically generate gross rental yields between 3% and 5%, depending on the exact lease terms, remaining tenure, and market rental rates at the time of letting. A 250 sqft unit attracts working professionals and young couples seeking affordable, accessible accommodation near established MRT infrastructure. The Bishan estate's maturity and proximity to the North-South Line (NS17) ensure consistent tenant demand, reducing vacancy risk and supporting steady, predictable rental income rather than speculative capital appreciation. Investors should model conservative yield assumptions and factor in HDB maintenance levies and potential downtime between tenancies.

How does the psf pricing for 236 Bishan Street 22 compare to recent transactions in Bishan?

Recent HDB transactions in Bishan typically range from S$8,000 to S$10,000 per square foot for mature, well-located flats near MRT stations, though this varies significantly based on remaining lease tenure, block age, and floor level. A 250 sqft unit at 236 Bishan Street 22 should be benchmarked against comparable blocks within a 500-metre radius of Bishan MRT Station to assess relative value. Units with longer remaining lease (999 years preferred over 99 years) command premiums; conversely, those with leases approaching 60 years may trade at discounts to reflect decay risk. Prospective buyers should obtain recent comparable sales data from the HDB portal and engage a valuer familiar with the Bishan estate to confirm fair pricing.

What are the Additional Buyer's Stamp Duty implications if this is my second property?

If you are a Singapore Citizen purchasing 236 Bishan Street 22 as a second residential property, you will be liable for Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price. This represents a significant cost addition; on a purchase price of S$450,000, for example, ABSD would total S$90,000. This duty is payable on top of standard stamp duty and other acquisition costs, materially increasing your entry cost and initial cash outlay. First-time buyer exemptions from ABSD do not apply to second-property purchases. It is essential to factor ABSD into your financial planning and ensure your mortgage pre-approval accounts for this additional liability when budgeting your total acquisition cost.

What is the lease decay risk for 236 Bishan Street 22, and how will it affect resale value?

Lease decay risk depends entirely on the remaining lease period of your specific unit; if the block was built in the 1980s under a 99-year lease, the remaining tenure may be approaching 60 years, a critical threshold beyond which resale appeal and valuation begin to deteriorate significantly. The Housing and Development Board has introduced lease top-up and upgrading schemes to mitigate this risk, but buyers must verify the exact remaining lease term before purchase. Units with 999-year leases face negligible decay risk over a standard 20–30-year ownership horizon. For buyers planning to occupy the flat long-term or hold it for more than ten years, lease tenure should be a primary consideration; shorter remaining leases will constrain future resale pools and capital retention, whereas longer leases preserve both liquidity and long-term value stability.

How does proximity to Bishan MRT Station (NS17) influence demand and capital appreciation for this property?

Bishan MRT Station on the North-South Line is one of Singapore's busiest transport nodes, serving tens of thousands of commuters daily and providing direct connectivity to the Central Business District, Orchard, and key employment centres. This established, high-capacity transport link is a primary driver of consistent tenant demand and capital retention in the Bishan estate; properties within a 500-metre walk of the station consistently outperform those further afield in terms of rental velocity and resale liquidity. However, because Bishan is a mature estate, the appreciation upside is moderate compared to emerging estates with new MRT infrastructure; instead, you benefit from stability, predictable demand, and lower volatility. The 15-minute walk to NS17 is manageable but slightly further than ideal for commuters; units closer to the station (within 10 minutes) command modest premiums. Capital appreciation in Bishan typically mirrors broader HDB market trends rather than achieving outsized growth; the real value lies in consistent rental income and secure long-term ownership.

Is 236 Bishan Street 22 suitable for first-time homebuyers, and what are the financing advantages?

The property is highly suitable for first-time homebuyers, particularly those prioritising affordability and accessibility over space. At 250 sqft with an entry-level price point, the unit requires a modest mortgage, allowing buyers with mid-range incomes to achieve loan approval without exhausting debt-servicing capacity (TDSR). HDB loans for first-time buyers carry attractive terms, including lower interest rates and extended tenures compared to private bank financing. The compact footprint also minimises utility costs and maintenance burdens, important considerations for young households establishing their financial independence. First-time buyer grants and subsidies may apply depending on household income; buyers should verify their eligibility with HDB before committing. The main trade-off is limited living space; couples or small families must carefully assess whether 250 sqft accommodates their lifestyle and future growth plans.

What TDSR headroom exists for buyers financing 236 Bishan Street 22 at typical price points?

Assuming a purchase price in the S$450,000 to S$500,000 range (typical for mature Bishan HDB flats), an HDB loan of approximately 80–90% would translate to monthly repayments of S$2,200 to S$2,500 over a 25-year tenure. This TDSR obligation represents a small fraction of the household income of a working couple earning a combined S$8,000–S$10,000 monthly, typically consuming no more than 25–30% of combined debt-servicing capacity. This substantial headroom allows buyers to undertake other financing obligations (car loans, credit facilities) without triggering rejection by lenders or HDB assessment officers. Investors and downsizers with established incomes typically find the TDSR threshold unproblematic; first-time buyers with tighter incomes should run detailed financing scenarios to ensure the mortgage repayment aligns comfortably with household budgets.

How does 236 Bishan Street 22 compare to competing HDB developments in the Bishan estate?

Bishan is home to numerous blocks built across different decades, ranging from older 1980s stock to newer units completed in the early 2000s. Competing blocks in the same location typically trade at comparable psf rates, with variation driven by remaining lease tenure, unit condition, floor level, and exact MRT proximity rather than development-wide differentiators. Blocks further from Bishan MRT or located in the southern sections of the estate may trade at modest discounts; conversely, those on the northern side closer to the station or on higher floors command small premiums. The HDB resale platform ensures transparent, competitive pricing; buyers comparing 236 Bishan Street 22 to nearby blocks should focus on lease remaining term and block age as primary value drivers, and inspect comparable units in nearby blocks to establish market benchmarks. Private residential alternatives exist nearby but command 20–40% premiums that most first-time buyers and modest investors cannot justify.

Which floor levels or unit stacks within 236 Bishan Street 22 offer the best value for owner-occupiers?

Middle-floor units (typically floors 8–15 in a 20-storey block) offer the optimal balance of value and liveability for owner-occupiers; they command modest premiums over lower floors (due to reduced noise and road dust) but avoid the availability constraints and cost premiums of top-floor units. Higher floors (16+) appeal to buyers seeking views and reduced noise but attract higher valuations and smaller tenant pools (some renters prefer lower floors for accessibility). Lower floors (1–5) may experience higher humidity and street noise but often trade at meaningful discounts, representing good value for investors optimising yield rather than capital appreciation. The optimal stack depends on your end-use; owner-occupiers prioritising comfort and urban views should target mid-to-upper floors, whilst investors should consider lower-mid floors (6–10) where pricing discounts are modest but tenant demand remains strong. Verify floor condition and any facilities issues (e.g., lift maintenance, common area refurbishment) that may vary across stacks.

What is the future supply pipeline for HDB flats in Bishan, and does it threaten 236 Bishan Street 22's resale value?

The Bishan estate was substantially completed by the early 2000s; there are no active HDB launches planned in the Bishan precinct in the near term, and the district is not a strategic focus area for future public housing development. This supply scarcity is broadly positive for existing stock, as it minimises displacement risk and supports the continued relevance and competitiveness of established units like those at 236 Bishan Street 22. The lack of new supply also means your flat will not face direct competition from newly-launched units offering updated layouts, modern finishes, and longer lease terms—a significant advantage relative to buyers in younger estates where new launches routinely cannibalise resale demand. However, this same supply constraint has translated into gradual appreciation; capital growth has plateaued in mature estates as the overall HDB market matures. The trade-off is stable, predictable demand and strong rental absorption in the absence of brand-new competing stock; buyers should frame their investment thesis around rental income and capital preservation rather than aggressive price appreciation.

Hdb Flat At 236 Bishan Street 22 — From S$1,800