Type

Units

Min Area

Price Range

4 BR

1302 sqft

S$4,600/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$4,600.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$920 on this acquisition.
Located 12 min (1.01 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.

223 Bishan Street 23: Established HDB Living Near Bishan MRT

223 Bishan Street 23 represents a mature residential offering in one of Singapore's most established public housing estates. Located in the heart of Bishan, this development sits within a neighbourhood that has evolved into a sought-after residential hub, attracting families, professionals, and investors alike. The project's address places it firmly in a transit-rich locality, with NS17 Bishan MRT Station accessible within a reasonable 12-minute walk, approximately 1.01 kilometres away. This proximity to public transport infrastructure remains a defining advantage for residents commuting to employment centres across the island.

The housing units at 223 Bishan Street 23 span multiple configurations, with options ranging from smaller compact layouts to more spacious multi-bedroom residences. Properties available within this development typically feature two bathrooms and floor areas in the order of 1,300 square feet, providing adequate living space for families requiring distinct zones for sleeping, entertaining, and everyday activities. The scale of these units positions them as attractive propositions for purchasers seeking to upgrade from smaller accommodation or for those establishing their first substantial property foothold in Singapore's public housing market.

Strategic Location and Neighbourhood Context

Bishan as a district has benefited from decades of planned urban development, creating a neighbourhood where residential, commercial, and recreational functions exist in harmonious balance. The area surrounding 223 Bishan Street 23 features comprehensive local infrastructure: primary and secondary schools are distributed throughout the precinct, multiple hawker centres serve residents seeking affordable dining options, and neighbourhood shopping centres cater to everyday retail needs. This mature ecosystem means that residents enjoy immediate access to essential services without the need for extended travel or reliance on private transport.

The NS17 Bishan MRT Station, whilst a 12-minute walk away, connects commuters directly to the North-South Line, opening pathways to the Central Business District, Marina Bay, and northern employment clusters. For professionals working in these corridors, the station proximity provides a competitive edge in terms of journey time and transport reliability. The established nature of the Bishan neighbourhood also means that local traffic patterns are well understood, and the transport network has been optimised through years of operational refinement.

Investment Potential and Rental Viability

For investors evaluating 223 Bishan Street 23, the rental market within the Bishan precinct has historically demonstrated resilience and steady tenant demand. Families seeking to rent in this area are drawn by the neighbourhood's stability, school catchment advantages, and lifestyle amenities. The multi-bedroom configurations typical of this development align well with the preferences of larger households, including expatriate families and multigenerational arrangements, both of which represent substantial segments within Singapore's rental market. Pricing points at this development enable potential landlords to achieve reasonable yields, particularly when factoring in the relatively lower entry cost compared to newer private residential developments in adjacent regions.

Prospective investor-owners should carefully model their expected rental income against current market lease rates in Bishan, which vary depending on unit size, floor level, and specific location within the estate. The development's established status means that comparable rental data is readily available, reducing forecasting uncertainty. However, investors must also account for maintenance responsibilities, property tax, and the long-term trajectory of the neighbourhood as the wider district continues to evolve and refresh.

Financial Considerations for Purchasers

Buyers acquiring a second residential property at 223 Bishan Street 23 should be aware that Additional Buyer's Stamp Duty (ABSD) applies at a rate of 20% for Singapore Citizens purchasing their second residential property. This represents a material cost that must be factored into the total acquisition expense and will impact the overall return profile for investor-buyers. First-time purchasers, by contrast, are exempt from ABSD, making this development a potentially accessible entry point for households establishing their initial property position.

Financing considerations are also relevant, particularly for purchasers relying on mortgage facilities. The Debt-to-Service Ratio (TDSR) framework applies to all residential property purchases, and buyers should ensure that their monthly servicing obligations, when combined with existing debt commitments, remain within prudent thresholds. Lenders typically assess TDSR at 60% of gross monthly income, and prospective purchasers should stress-test their financing arrangements at realistic interest rate scenarios to ensure comfort with long-term repayment sustainability.

Lease Tenure and Long-Term Value Retention

HDB properties at 223 Bishan Street 23 are subject to the standard 99-year lease tenure characteristic of the public housing programme. This lease structure means that properties will experience gradual decline in value as the lease maturity reduces, particularly as the development approaches its later decades. Purchasers, whether owner-occupiers or investors, should be cognisant of this lease decay trajectory and factor appropriate discounts into their valuation assessments. The pace of value depreciation typically accelerates once a property falls below 80 years of remaining lease, a threshold which will become increasingly relevant as this development matures.

For long-term owner-occupiers, lease decay is less of an immediate concern, as the property will serve its primary function throughout most of the lease term. However, second and subsequent owners should be alert to the cumulative impact of declining lease maturity on resale prices and investment returns. Financial institutions may also impose stricter loan-to-value ratios on properties with shorter remaining leases, further constraining future financing flexibility.

Comparative Market Positioning

When evaluated against competing HDB developments and private residential offerings in the North-East region, 223 Bishan Street 23 occupies a specific market segment defined by its established location, mature neighbourhood amenities, and public housing tenure. Newer HDB developments in adjacent planning areas such as Ang Mo Kio or Serangoon may offer more contemporary finishes and updated amenities, whilst private residential projects in districts like Thomson or Novena command premium pricing for freehold tenure and luxury specifications. The development's value proposition therefore targets pragmatic purchasers and investors who prioritise accessibility, neighbourhood maturity, and cost-effectiveness over cutting-edge design or exclusive positioning.

Price appreciation in Bishan has historically been moderate but steady, reflecting the district's role as a stable, long-established residential neighbourhood rather than a speculative frontier area. This trajectory suggests that purchasers should frame expectations around gradual capital growth supplemented by rental income, rather than dramatic capital appreciation.

Suitability Across Buyer Profiles

First-time buyers evaluating 223 Bishan Street 23 will find the development attractive due to the absence of ABSD liability, reasonable entry-level pricing, and the proven stability of the Bishan neighbourhood. These households benefit from access to an established community infrastructure and the psychological comfort of purchasing in a district with a long track record of residential development and social cohesion.

Upgraders moving from smaller units into the multi-bedroom configurations available at this address will appreciate the significant step-up in living space and the opportunity to establish more distinct functional zones within their homes. For families at the stage of lifecycle expansion, this development offers practical solutions without requiring relocation to peripheral planning areas or acceptance of significant financial stretches.

Investors seeking stable, moderate-return residential assets will find the rental demand profile and pricing structure aligned with conservative income-generation strategies. Whilst capital appreciation may not be spectacular, the development's maturity and established tenant base create a predictable revenue stream suitable for portfolio diversification.

Future Neighbourhood Evolution

The broader Bishan district is experiencing ongoing refreshment initiatives, with older HDB blocks progressively benefiting from enhanced maintenance programmes and precinct-level improvements. The planning authority's long-term vision for the area emphasises community-centric development, improved public realm connectivity, and integration with adjacent planning zones. These trajectory improvements should provide modest uplift to property valuations and neighbourhood desirability over time, though transformative change is unlikely given the mature character of the district.

Prospective purchasers should monitor announced infrastructure projects, particularly transport enhancements and commercial developments that might influence local demand patterns. The district's proximity to emerging employment corridors in the Central Region also positions long-term residents favourably as workplace distribution continues to evolve beyond the traditional CBD concentration.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 223 Bishan Street 23 as an investment property?

Rental yields at 223 Bishan Street 23 typically range between 3–5% gross annually, depending on the specific unit configuration, floor level, and market conditions at the time of acquisition. The mature Bishan neighbourhood has established itself as a reliable rental hub, particularly for families and expatriate tenants seeking stable, well-serviced residential accommodation proximate to schools and transport. To calculate your expected net yield, deduct from gross rental income the costs of property tax, maintenance contributions, agent fees, and potential vacancy periods; this net figure divided by your total acquisition cost (including ABSD if applicable) will provide a realistic return baseline. Investors should undertake detailed market research on comparable properties in the precinct and stress-test assumptions regarding lease growth, tenant retention, and maintenance cost inflation over a 5–10 year holding horizon.

How does the price per square foot at 223 Bishan Street 23 compare to recent HDB transactions in Bishan?

Pricing at 223 Bishan Street 23 is positioned within the mid-range for mature Bishan HDB transactions, typically reflecting price-per-square-foot metrics that align with recent sales in the immediate precinct and broader North-East zone. Recent transactions in Bishan have ranged broadly depending on floor level, unit age perception, and specific block location, but established pricing trends suggest a reasonable alignment between 223 Bishan Street 23 and comparable nearby blocks of similar age and configuration. To validate this positioning, prospective purchasers should request comparative market analysis reports documenting recent transacted prices across the Bishan planning area, stratified by block, unit size, and sale date; this evidence will inform your assessment of whether the current asking prices represent fair value. The absence of dramatic price premiums or discounts at 223 Bishan Street 23 relative to immediate neighbours suggests that the market has largely equilibrated pricing around consensus valuations for blocks of this vintage and amenity profile.

What is my ABSD liability if I am a Singapore Citizen purchasing a second property at 223 Bishan Street 23?

As a Singapore Citizen purchasing a second residential property, you will incur Additional Buyer's Stamp Duty (ABSD) at a rate of 20% calculated on the purchase price of your property at 223 Bishan Street 23. This 20% ABSD is levied in addition to standard Buyer's Stamp Duty and all other acquisition costs, representing a material financial commitment that must be incorporated into your purchase budget and return-on-investment calculations. For illustrative purposes, if you purchase a unit at 223 Bishan Street 23 for S$600,000, your ABSD liability would be S$120,000 – a substantial sum that fundamentally alters the cost basis of your investment and the threshold yield required to justify the purchase. ABSD exemptions are available to first-time purchasers and certain qualifying categories such as wholly-owned family companies purchasing for employee accommodation, but standard Singapore Citizens acquiring a second property have no relief from this duty. You should factor this 20% ABSD impost into your financing arrangements and conduct thorough modelling to confirm that projected rental income and capital appreciation justify the elevated entry cost relative to alternative investment vehicles.

How does the 99-year HDB lease affect long-term resale value and investment returns at 223 Bishan Street 23?

The 99-year HDB lease tenure creates a time-bound depreciation schedule that becomes increasingly material as the remaining lease maturity declines, with most pronounced value erosion typically occurring below the 80-year threshold and accelerating sharply below 60 years. For properties at 223 Bishan Street 23, which is an established development with considerable lease expiry already accrued, the remaining lease maturity is a critical valuation variable: each property will experience annual lease decay that translates directly to capital value erosion, all else being equal. This lease decay dynamic means that your investment returns comprise both rental yield and capital appreciation, with the latter likely constrained relative to equivalent freehold properties due to the inexorable lease maturity decline. Financial institutions impose stricter loan-to-value ratios and may decline lending facilities entirely once remaining lease terms fall below specified thresholds (commonly 60–70 years), creating refinancing constraints for future owners. Forward-looking investors should discount their expected holding-period returns by accounting for lease decay and model scenarios where future buyers face financing restrictions, thereby limiting your pool of potential buyers and potentially depressing resale prices when you eventually exit the investment.

How does proximity to NS17 Bishan MRT Station influence demand and capital appreciation for properties at 223 Bishan Street 23?

The 12-minute walk (approximately 1.01 kilometres) to NS17 Bishan MRT Station positions 223 Bishan Street 23 within an established transit-oriented precinct, conferring accessibility advantages that sustain steady tenant demand and provide a defensive floor for capital valuations across property cycles. Properties within easy walking distance of MRT stations consistently command rental premiums and exhibit more stable value trajectories than equivalently-priced units in non-transit-proximate areas, as the transport connectivity directly extends the effective radius of economic opportunity for residents. For owner-occupiers, this MRT proximity significantly reduces commuting friction and transport costs, making the development attractive to working-age households and professionals employed across multiple employment clusters accessible via the North-South Line. The established nature of the Bishan MRT node, which has been operational for decades, means that transport-related demand is well-anchored within the neighbourhood psychology, reducing the speculative component of MRT-proximity valuations. Future capital appreciation is likely to be modest but steady, as the combined effects of transport accessibility and neighbourhood maturity create a stable demand environment, albeit one lacking the explosive growth potential of properties in emerging transit-proximate areas or premium central locations.

Is 223 Bishan Street 23 suitable for first-time home buyers, or is it better positioned for investors and upgraders?

223 Bishan Street 23 serves multiple buyer profiles effectively, with particular strength for first-time home buyers who benefit from exemption from ABSD and the development's positioning within an affordable price tier relative to private residential alternatives in the region. First-time purchasers will find the multi-bedroom configurations and established neighbourhood amenities attractive for lifecycle accommodation as families expand, and the proven rental demand profile in Bishan provides psychological comfort that future resale will be achievable into a broad tenant and buyer base. Upgraders moving from smaller units appreciate the significant step-up in floor area and functionality, and the neighbourhood's maturity provides continuity with existing social networks and service familiarity. Investors will be drawn to the stable rental yield profile and the established nature of tenant demand, though they must carefully model the 20% ABSD impost and lease decay trajectory to ensure returns justify the additional cost burden relative to non-property investment alternatives. The development's versatility across these profiles reflects its fundamental positioning as a pragmatic, non-speculative housing solution within a stable, long-established residential district.

What TDSR headroom and financing considerations should I account for when purchasing at 223 Bishan Street 23?

The Debt-to-Service Ratio (TDSR) framework limits your monthly repayment obligations (including the new mortgage) to 60% of your gross monthly income, a constraint that directly determines how much mortgage financing you can access for properties at 223 Bishan Street 23 relative to the purchase price. For illustrative purposes, if you earn S$5,000 monthly gross income, your maximum permissible monthly debt servicing is S$3,000; depending on existing debt obligations (car loans, credit cards, personal loans), this ceiling may substantially reduce the mortgage amount available for property purchase. The typical mortgage loan-to-value ratio for HDB properties is 80–90%, meaning you must fund the remaining equity and all transaction costs (including the 20% ABSD for second-property buyers) from savings; combining this down-payment requirement with TDSR constraints often compels purchasers to save significantly or earn higher incomes than would be necessary in a pure loan-to-value environment. You should engage a mortgage broker or bank to conduct detailed TDSR modelling at your actual income and existing debt levels before committing to a purchase offer, as exceeding the 60% TDSR ceiling will result in loan rejection. Interest rate stress-testing is also prudent: even a 1–2% rise in mortgage rates can substantially increase monthly servicing costs and risk pushing you beyond TDSR capacity, so conservative purchasers will model affordability at 1–2% higher rates than current market levels.

How does 223 Bishan Street 23 compare to competing HDB developments or private residential projects in the North-East region?

223 Bishan Street 23 occupies a distinct competitive position within the North-East regional market: it offers mature HDB accommodation at accessible price points, with established neighbourhood amenities and proven transport connectivity, positioning it as a pragmatic choice for purchasers prioritising cost-effectiveness and stability over cutting-edge finishes or speculative capital appreciation potential. Competing HDB developments in adjacent areas such as Ang Mo Kio or Serangoon may offer more contemporary configurations and updated public spaces, but typically command equivalent or premium pricing given their newer vintage; conversely, properties in private residential enclaves like Thomson or Novena offer freehold tenure and luxury amenities but at substantially elevated price thresholds accessible only to affluent purchasers. For investor-buyers, 223 Bishan Street 23 offers a compelling mid-market option: rental yields are competitive relative to private projects (which often target owner-occupier demand and command lower yield profiles), whilst the HDB tenure structure and stable neighbourhood characteristics reduce speculative volatility. Purchasers should evaluate the development against other mature Bishan blocks rather than newer peripheral HDB precincts, as this appraisal better reflects the true competitive set and the established characteristics that define the investment proposition.

Which floor levels or unit stacks at 223 Bishan Street 23 offer the best value and rental appeal?

Middle to upper-middle floors (typically units on levels 7–15 in multi-storey blocks) at 223 Bishan Street 23 generally command the optimal balance between pricing and rental appeal: these levels are elevated enough to provide good natural ventilation, reduced street noise, and enhanced perceived liveability, yet remain below the premium pricing tier reserved for the highest levels and corner units. Ground or low-level units, whilst occasionally discounted, often attract less desirable tenant demand due to noise, security concerns, and reduced privacy relative to elevated units, and capital appreciation tends to lag higher floors. Corner units and those with superior outlooks command rental premiums and appeal to quality-conscious tenants and owner-occupiers, but this premium must be evaluated against the incremental purchase price to determine whether the percentage yield improvement justifies the additional capital commitment. For value-focused investors, non-corner units on middle-level floors often represent the Pareto-optimal choice: they command reasonable rental rates due to their functional appeal and light quality, yet lack the premium pricing premium of corners and highest levels. Prospective purchasers should request floor plans, conduct site inspections across multiple unit stacks, and analyse comparable rental listings across different floor tiers to quantify the rental premium attributable to elevation and orientation, thereby informing their purchasing decision.

What is the future supply pipeline in the Bishan district, and how might this affect long-term property demand at 223 Bishan Street 23?

The Bishan district is unlikely to experience large-scale new HDB supply in the medium term, as the planning authority has largely stabilised this mature neighbourhood and is directing substantial new public housing capacity to emerging precincts in the North-East and Eastern regions. The existing Bishan housing stock will continue to undergo gradual lifecycle refreshment programmes that modernise blocks and public realm amenities, supporting gentle property value appreciation without creating oversupply conditions that would depress prices. However, broader North-East expansion (including new developments in Sengkang, Punggol, and Hougang) may incrementally dilute demand for properties in established Bishan as new-generation purchasers gravitate to contemporary, freshly-designed neighbourhoods with modern amenities and lower defect exposure. This supply trajectory suggests that 223 Bishan Street 23 will experience modest, steady capital appreciation underpinned by strong rental demand from families seeking established neighbourhood stability, but the property should not be viewed as a high-growth speculative asset. Long-term owners and conservative investors will likely benefit from the stable demand environment created by restricted supply, whilst speculative purchasers anticipating rapid capital gains should look toward emerging precincts with larger supply pipelines and demographic momentum.

Hdb Flat At 223 Bishan Street 23 — From S$4,600