Type

Units

Min Area

Price Range

2 BR

721 sqft

S$400K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$400K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$79,978 on this acquisition.
Located 12 min (970 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.

728 Yishun Street 71: Accessible HDB Living in Singapore's North Region

728 Yishun Street 71 represents a compelling opportunity for prospective buyers seeking practical, well-located public housing in one of Singapore's most established residential districts. Situated in the heart of Yishun, this HDB development offers units designed to cater to the needs of first-time buyers, upgraders, and investors alike. The project's strategic positioning within a mature neighbourhood provides residents with the stability and infrastructure that characterise Singapore's successful public housing model.

The development's accessibility to public transport is a standout feature. With NS13 Yishun MRT Station located approximately 12 minutes away on foot—roughly 970 metres from the project—residents enjoy seamless connectivity to Singapore's wider mass rapid transit network. This proximity to the Yishun node ensures that commuting to employment centres across the island is both convenient and time-efficient, whether accessing the central business district or other regional hubs. The station serves as a natural anchor for neighbourhood vitality, supporting a thriving commercial and community ecosystem that has matured over decades.

Unit Configurations and Space Standards

The flats at 728 Yishun Street 71 are thoughtfully configured with 2 bedrooms and 2 bathrooms, spanning approximately 721 square feet of interior space. This layout caters effectively to young professionals, small families, and couples seeking more than a studio or one-bedroom footprint without the spatial commitment of a larger unit. The inclusion of two full bathrooms—a feature not universal across all HDB offerings—enhances convenience for multi-generational or dual-income households, reducing morning routine friction and improving day-to-day livability. The floor area provides ample room for furnishing and entertaining whilst maintaining the efficient, cost-conscious design philosophy that underpins Singapore's public housing programme.

Neighbourhood Character and Infrastructure

Yishun is a neighbourhood that has matured over several decades, establishing itself as a comprehensive residential precinct with deep community roots. The area is served by an extensive network of schools, healthcare facilities, and retail amenities that support everyday living. Hawker centres, supermarkets, and community clubs within walking or short bus ride distances ensure that residents have ready access to affordable food, groceries, and recreational facilities. The established nature of the neighbourhood also means that amenities have been refined and tested through years of use—what you see is what you get, without the uncertainty that sometimes accompanies newly developed areas.

The HDB town planning model that underpins Yishun has created a safe, family-friendly environment characterised by well-maintained public spaces, effective estate management, and a strong sense of community. Parks and green spaces are integrated throughout the neighbourhood, providing residents with opportunities for outdoor recreation and relaxation. The density of the area is carefully managed to avoid overcrowding whilst maximising the utility of available land, a balance that has served Yishun well for generations.

Pricing and Market Position

Units at 728 Yishun Street 71 are offered from S$399,888, positioning the development within the accessible end of Singapore's property market spectrum. This pricing reflects the maturity of the Yishun estate and the efficient public housing model that keeps ownership costs reasonable for Singapore's broad middle class. For first-time buyers with modest savings or professionals early in their careers, this price point opens the door to capital accumulation through property ownership without requiring extraordinary financial resources. The affordability factor is particularly significant in the context of Singapore's overall real estate market, where entry prices for freehold or long-lease private housing can be substantially higher.

The quantum of investment required places this development within reach of a diverse buyer cohort, including upgraders looking to right-size from smaller units, investors seeking rental yield from established neighbourhoods, and owner-occupiers prioritising practical housing solutions over prestige addresses. The transparent, standardised pricing of HDB properties also eliminates much of the negotiation complexity that characterises private property transactions, streamlining the purchase process and reducing transactional uncertainty.

Investment and Rental Considerations

For buyers interested in treating property acquisition as an investment vehicle, Yishun presents a compelling case study in the resilience of Singapore's public housing market. The neighbourhood has demonstrated stable demand over decades, driven by its strategic location, comprehensive amenities, and strong resident demographics. HDB flats in established areas like Yishun typically attract consistent rental interest from both short-term and long-term tenants, including expatriates on extended assignments, young professionals commuting to nearby employment clusters, and families seeking affordable rental accommodation. The rental yield on HDB properties in mature estates is often competitive when set against the capital outlay, particularly for investors with longer time horizons who can weather short-term market fluctuations.

The standardised nature of HDB leasehold tenure—typically 99 years from the point of first completion—provides clarity regarding lease-decay timelines and informs longer-term planning. Buyers should carefully consider their intended holding period and the trajectory of lease length, as this factor becomes increasingly material as properties move beyond the midpoint of their lease term. The Housing and Development Board's framework around lease extension and prime-age property management provides some mitigation, but prudent investors will factor lease duration into their acquisition decision-making process.

Financing and Buyer Suitability

The purchase of an HDB flat at 728 Yishun Street 71 is accessible to buyers across a wide spectrum of financial circumstances. First-time buyers benefit from the preferential tax treatment of HDB acquisitions under the Singapore income tax code, as well as the availability of Central Provident Fund (CPF) funds for down payment and mortgage servicing. The standardised pricing and transparent transaction processes reduce the complexity that might otherwise arise in property acquisition, making the purchase pathway clearer for buyers engaging with the real estate market for the first time.

For upgraders transitioning from smaller to larger HDB units, the development represents an opportunity to expand living space whilst maintaining affordability and neighbourhood familiarity. Investors acquiring HDB property as a second residential asset should be aware of the Additional Buyer's Stamp Duty (ABSD) implications: Singapore Citizens purchasing a second residential property incur ABSD at 20%, which materially increases the total cost of acquisition and should be factored into investment modelling. This duty structure incentivises longer holding periods and encourages strategic decision-making around portfolio composition.

Transport Connectivity and Future Prospects

The proximity to NS13 Yishun MRT Station positions residents at a significant strategic advantage in terms of island-wide mobility. The Yishun node has historically served as a major commuter hub with interchange potential to future extensions of Singapore's rail network. While the specific timing of future transport enhancements remains subject to strategic planning cycles, the establishment of Yishun as a transport-centric neighbourhood provides reasonable confidence in the medium to long-term utility and desirability of the location. Properties within walking distance of established MRT stations typically maintain stronger demand and more resilient capital values compared to those with weaker transit links.

The broader development pipeline in the North Region will influence the future competitive landscape for housing in Yishun. However, the maturity of the Yishun estate and the stability of its established resident population provide a buffer against significant obsolescence risk. The neighbourhood has proven its staying power through multiple property cycles, and the consistent quality of HDB infrastructure maintenance suggests that the physical assets will continue to meet functional standards for decades to come.

Next Steps for Prospective Buyers

Prospective buyers interested in 728 Yishun Street 71 should commence by understanding their own financial position, including available CPF balance, savings for down payment, and long-term housing intentions. Engaging with a mortgage broker or housing finance specialist can clarify the quantum of funding available and the monthly debt servicing requirements at typical price points for units in this development. Site visits during weekday morning and evening periods, as well as weekend afternoons, can provide valuable insight into the neighbourhood's rhythm, traffic patterns, and community vitality. Conversations with current residents of the Yishun estate often yield practical perspective on living conditions, maintenance standards, and neighbourhood evolution over time.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 728 Yishun Street 71 as an investment property?

HDB flats in mature, well-connected estates like Yishun typically generate gross rental yields between 3% and 4.5% depending on market conditions and specific unit configuration. At the entry price point of around S$399,888, a monthly rental of S$1,200 to S$1,500 would be realistic for a 2-bedroom unit in this neighbourhood, translating to an effective yield in the mid-range of that band. Yishun's established resident base, proximity to NS13 Yishun MRT Station, and comprehensive amenities create consistent demand from tenants, supporting relatively stable rental rates over time. Investors should factor in Central Provident Fund usage restrictions (HDB flats cannot be rented out for the first 5 years if purchased with CPF funds) and the 20% ABSD payable on a second residential property purchase when modelling long-term returns.

How does the per-square-foot pricing at 728 Yishun Street 71 compare to recent HDB transactions in Yishun?

The entry price of S$399,888 for a 721 sq ft unit equates to approximately S$554 per square foot, a figure that aligns closely with recent secondary market transactions in Yishun for comparable 2-bedroom, 2-bathroom units. This pricing sits slightly above the absolute basement of the Yishun HDB market but below units commanding premiums based on higher floor levels, corner plots, or exceptional renovation standards. Comparable units in the estate have traded between S$520 and S$600 per square foot in recent months, positioning 728 Yishun Street 71 within the centre of this range. Buyers should benchmark against recent resale transactions of units in the same estate and at similar lease lengths to ensure they are acquiring at fair market value relative to the immediate neighbourhood.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I buy this HDB flat as my second residential property?

Singapore Citizens purchasing a second residential property are liable for ABSD at a rate of 20% on the purchase price. For a unit priced at S$399,888, this equates to S$79,977.60 in additional stamp duty, substantially increasing the total cost of acquisition beyond the base purchase price. This 20% levy is applied on top of the base Stamp Duty and Buyer's Stamp Duty, making the overall duty burden material for investment-focused or upgrading buyers. The ABSD is payable at the point of completion and cannot be financed through a mortgage, necessitating reserve cash to settle the obligation. For investors, the ABSD effectively reduces net returns and extends the payback period, making longer holding horizons (7+ years) more appropriate from a financial perspective.

What lease-decay risk should I consider, and how does this affect resale value for 728 Yishun Street 71?

HDB flats at 728 Yishun Street 71 are offered on 99-year leasehold tenure from the point of first completion, which has been a standard lease length since Singapore's early public housing development phase. As the lease ages—and particularly once it falls below 80 years remaining—resale values can experience acceleration of decline relative to comparable properties with longer lease terms. Buyers acquiring newer units or units where the remaining lease is well above 80 years are purchasing at the peak of the lease-value curve; as years pass, the property will gradually move into a territory where lease decay becomes a material pricing factor. The Housing and Development Board has introduced policies allowing certain leaseholders to extend their leases, but these mechanisms involve additional cost and complexity. Prudent buyers should model their intended holding period against the lease trajectory and consult HDB resources regarding lease extension eligibility and costs to inform their acquisition decision.

How does proximity to Yishun MRT Station affect demand and capital appreciation for properties in this development?

Proximity to established MRT stations is one of the most reliable predictors of sustained demand and capital resilience in Singapore's property market. NS13 Yishun MRT Station's location within a 12-minute walking distance (970 metres) from 728 Yishun Street 71 positions residents for efficient commuting to employment clusters across the island, whether via the North-South Line connections to Marina Bay, Orchard, or further afield. The station itself functions as an anchor for neighbourhood vitality, supporting a dense ecosystem of retail, food service, and community facilities that have matured over decades. Properties within this walkable catchment typically outperform those requiring vehicular or longer transit links, both in terms of tenant demand for rental units and in capital appreciation resilience during market cycles. The MRT location also provides hedge value: even if buyer preferences shift over time, the transport connectivity will remain a fundamental neighbourhood asset that underpins long-term value.

Is 728 Yishun Street 71 suitable for first-time buyers, upgraders, or investors—and which profile benefits most?

This development serves all three buyer profiles effectively but with different strategic calculus for each. First-time buyers benefit from the accessible entry price, the ability to utilise CPF funds for both down payment and mortgage servicing, and the transparent HDB transaction process that reduces complexity relative to private property acquisition. Upgraders transitioning from smaller 1-bedroom or 3-room units find the 2-bedroom configuration offers meaningful space expansion whilst retaining affordability and neighbourhood familiarity. Investors acquire HDB flats in established locations like Yishun for the combination of stable rental demand, moderate capital outlay, and the underlying value of the real estate itself. However, investors must carefully model the impact of the 20% ABSD on second-property purchases and factor in the CPF restrictions on rental usage in the first 5 years if CPF funds are used. The sweet spot for investors is typically buyers with longer time horizons (7+ years) who can absorb the ABSD cost and patience through initial lease-maturation phases.

What TDSR headroom and mortgage financing are available for typical buyers at 728 Yishun Street 71's price point?

At an entry price of S$399,888, a first-time buyer with a standard 25-year mortgage tenure and 80% loan-to-value ratio would borrow approximately S$319,910, resulting in monthly debt servicing of roughly S$1,500 to S$1,700 depending on prevailing interest rate conditions. The Total Debt Servicing Ratio (TDSR) framework limits monthly debt obligations to 55% of gross household income for HDB buyers, implying that a household would require gross monthly income of approximately S$2,730 to S$3,090 to comfortably service the mortgage without breaching TDSR limits. First-time buyers with CPF balances can potentially reduce the down payment quantum, though this increases the absolute quantum borrowed. Buyers should engage directly with HDB-approved mortgage lenders to receive indicative loan quantum and monthly servicing estimates based on their specific circumstances, including age, income, employment stability, and existing debt obligations. The entry price point of this development places it within reach of a broad swath of Singapore's working and professional classes.

How does 728 Yishun Street 71 compare to nearby competing HDB developments in the North Region?

Yishun's HDB offerings sit within a broader competitive landscape that includes nearby estates such as Sembawang and Chong Pang, each presenting distinct price-location trade-offs. Sembawang properties trade at similar or occasionally lower per-square-foot price points but may be further from major MRT nodes, whereas Chong Pang is geographically more constrained with potentially tighter unit availability. Within Yishun itself, 728 Yishun Street 71 competes with several other HDB blocks offering comparable configurations at broadly similar price points. The development's specific competitive position hinges on factors such as block location within the estate, floor levels, unit orientation, and proximity to secondary amenities like wet markets and community centres. Buyers should conduct comparative site visits and review recent transactional data across multiple blocks within Yishun to identify the best value relative to their specific preferences. The broader North Region supply pipeline will gradually add new HDB units, but this typically occurs at a measured pace that balances demand absorption, sustaining relatively stable pricing for existing stock.

Which unit stack or floor level offers the best value for money at 728 Yishun Street 71?

In HDB developments, unit price typically escalates progressively by floor level, with ground and first-floor units commanding the lowest premiums and higher floors (typically 5th floor and above) attracting incremental pricing for views, privacy, and reduced noise exposure. Mid-stack units (floors 3 to 7) often represent the optimal value zone: they command modest premiums relative to ground-floor units but avoid the substantial cost markup of upper floors whilst still providing meaningful advantages in light penetration, privacy, and distance from ground-level activity. The specific value optimisation at 728 Yishun Street 71 depends on the buyer's weighting of factors such as noise tolerance, view preferences, and budget constraint. Families with young children often prefer mid-stack units for reduced climbing time during school runs, whilst investors prioritise practical functionality over cosmetic floor-level preferences. Site visits at different times of day can illuminate how noise, light, and neighbourhood visibility vary across floor levels, informing unit-level selection within the broader development.

What is the future supply pipeline for HDB housing in the Yishun area, and how will this affect property values?

The Housing and Development Board releases periodic housing estate development pipelines as part of its long-term planning framework. The Yishun estate has reached substantial maturity, with most land parcels occupied or allocated, meaning new supply additions to the immediate Yishun locality are likely to be modest relative to historical development phases. The broader North Region, however, continues to receive planning allocations for public housing development, though the precise timing and quantum of future additions depend on HDB's periodic review cycles and broader government housing policy directions. Historically, HDB properties in mature estates like Yishun have proven resilient through multiple new-supply cycles because the existing stock offers established neighbourhood characteristics, mature infrastructure, and transport connectivity that newer estates take years to develop. Buyers acquiring at 728 Yishun Street 71 should view the property as a long-term residential asset rather than a short-cycle investment play, positioning themselves to benefit from the estate's stability whilst being realistic about competition from future new-supply offerings elsewhere in the North Region.

Hdb Flat At Yishun Street 71 — From S$400K