Type

Units

Min Area

Price Range

2 BR

721 sqft

S$420K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$420K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$84,000 on this acquisition.
Located 5 min (380 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.

206 Yishun Street 21: A Mature HDB Development in One of Singapore's Most Established Estates

206 Yishun Street 21 stands as a residential development in the heart of Yishun, one of Singapore's most mature and well-serviced residential towns. Located at 206 Yishun Street, this development comprises compact two-bedroom units with two bathrooms, offering practical living solutions for a diverse range of buyers seeking stability and convenience in a proven neighbourhood.

The estate benefits from its proximity to essential transport infrastructure, situated merely 380 metres—approximately a five-minute walk—from Yishun MRT Station (NS13) on the North-South Line. This strategic positioning ensures seamless connectivity to downtown Singapore, the eastern regions, and all major commercial and educational hubs across the island. For commuters and those requiring frequent urban access, the MRT adjacency represents a significant quality-of-life advantage that has consistently supported capital appreciation in surrounding properties.

Layout and Property Specifications

Units at 206 Yishun Street 21 feature a two-bedroom, two-bathroom configuration set within approximately 721 square feet of internal space. This modest floor area reflects the efficiency-focused design philosophy prevalent in HDB resale stock, maximising usable living space whilst maintaining affordability. The dual-bathroom arrangement caters to growing families and multi-generational households, a practical feature that enhances the development's appeal across various buyer demographics.

The compact layout makes these units particularly attractive to first-time buyers seeking to enter the property market without overextending their finances, as well as to upgraders transitioning from smaller one-bedroom units. Additionally, investors evaluating this development for rental income find the two-bedroom configuration strikes an effective balance between unit cost and market rental demand across the North region.

Yishun: A Mature Estate with Established Infrastructure

Yishun has evolved over decades into one of Singapore's most comprehensive residential estates, supported by extensive retail, dining, and leisure facilities. The town centre near Yishun MRT Station hosts shopping malls, supermarkets, and diverse food establishments, ensuring residents enjoy convenient access to everyday necessities and entertainment options without travelling far from home. The surrounding neighbourhood is characterized by well-maintained public spaces, mature greenery, and a strong sense of community that appeals particularly to families with children and retirees.

Educational institutions abound in the vicinity, with primary and secondary schools serving the estate's population. Healthcare facilities, including polyclinics and private clinics, are distributed throughout Yishun, supporting the health and wellness needs of residents across all age groups. These established amenities have proven instrumental in maintaining consistent demand for HDB properties in the Yishun area, supporting both owner-occupancy rates and investment appeal.

Market Position and Pricing

Units at 206 Yishun Street 21 are positioned from S$420,000, reflecting the development's location within a mature estate and the practical specifications of its two-bedroom configuration. This price point situates the development competitively within the Yishun HDB resale market, where similar-sized units in comparable locations command comparable valuations. The entry-level pricing makes the development accessible to broader segments of the buyer population, including young couples, upgrading families, and value-conscious investors.

The per-square-foot valuation aligns with recent transaction patterns in the Yishun area, where properties benefit from proximity to the MRT station and established town infrastructure. Buyers evaluating this development should benchmark recent sales of comparable two-bedroom units within the 700 to 750 sqft range across Yishun and nearby areas such as Sembawang to ensure they are transacting at rates consistent with current market sentiment.

Investment and Rental Considerations

From an investment perspective, two-bedroom HDB units in Yishun have demonstrated relatively stable rental yields, typically ranging between 2.5% and 3.5% gross annual yield depending on exact unit specifications, floor level, and market conditions. Investors acquiring such properties should factor their purchase price against prevailing market rents for comparable units to establish expected cash flow. The North region's consistent housing demand, underpinned by a substantial resident population and limited new HDB supply, supports sustained rental interest.

Prospective landlords should note that HDB rental regulations require them to register with the estate authority and comply with lease terms, typically limiting unfurnished rental periods. The two-bedroom configuration attracts families, young professionals, and expatriate renters, broadening the potential tenant pool and reducing vacancy risk relative to smaller one-bedroom units.

Financing and Buyer Eligibility

HDB properties at 206 Yishun Street 21 remain eligible for HDB housing loans and bank mortgages, with financing terms typically allowing borrowers to access up to 80% of the property value or 55% of their monthly household income for loan servicing, whichever is lower. At the development's price point of approximately S$420,000, a two-income household with combined annual income of S$100,000 or more should comfortably meet Total Debt Servicing Ratio (TDSR) requirements and secure competitive mortgage rates.

First-time buyers benefit from HDB loan schemes that offer lower interest rates and longer tenure options compared to bank financing. Second-property buyers, however, face Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price, materially increasing acquisition costs and requiring careful financial modelling before proceeding. For example, purchasing a second property at S$420,000 would incur ABSD of S$84,000, substantially elevating the effective entry cost and necessitating sufficient liquid capital or increased borrowing headroom.

Lease and Long-Term Resale Considerations

As HDB properties, units at 206 Yishun Street 21 are subject to standard 99-year leasehold tenures, with lease decay progressively impacting valuations as the property approaches the 30-year remaining mark. Properties with less than 30 years remaining on the lease face restrictions on HDB loan eligibility and encounter more conservative valuations from both lenders and potential buyers. Prospective purchasers should verify the exact lease commencement date of any unit they are considering to assess long-term holding viability and plan for potential lease renewal or downsizing strategies well in advance.

Comparable Developments and Market Context

The Yishun HDB resale market comprises multiple estates and blocks, with properties varying in age, layout, and MRT proximity. Developments within five to ten minutes' walk of Yishun MRT typically command premiums over those requiring longer travel times to the station. Nearby developments such as those in Sembawang and Nee Soon offer comparable two-bedroom units at broadly similar price points, though variations in block age, unit floor level, and exact distance from transport nodes create pricing dispersion across the locality.

Buyers should canvas multiple comparable sales within a three to six-month window to establish fair market value, ensuring their offer reflects both the development's strengths—proximity to MRT, established amenities—and any limitations relative to newer or differently configured competing stock.

Conclusion

206 Yishun Street 21 represents a pragmatic residential choice for buyers prioritising convenient MRT access, established neighbourhood infrastructure, and accessible entry pricing within Singapore's HDB market. The development's two-bedroom configuration, compact floor area, and location within a mature estate appeal to diverse buyer segments spanning first-timers, upgraders, and investors. Prospective purchasers should conduct thorough financial planning, verify lease status, benchmark pricing against recent comparable transactions, and assess their personal medium to long-term housing and investment objectives before committing to acquisition.

Frequently Asked Questions

What is the expected rental yield for a two-bedroom unit at 206 Yishun Street 21 if purchased as an investment property?

Two-bedroom HDB units at 206 Yishun Street 21 typically generate gross rental yields between 2.5% and 3.5% annually, depending on specific unit layout, floor level, and prevailing market rent rates. Given the development's approximate S$420,000 entry price, monthly rental income of S$875 to S$1,225 (gross) would equate to yields within this range, before accounting for property tax, maintenance, and management costs. The North region's sustained demand from families and young professionals renting HDB properties supports relatively predictable tenant acquisition and retention, though actual yields vary based on market conditions and individual unit attributes such as corner positioning or higher floors commanding rental premiums.

How does the per-square-foot pricing at 206 Yishun Street 21 compare to recent HDB transactions in Yishun?

At approximately S$420,000 for 721 sqft, 206 Yishun Street 21 units price at roughly S$583 per square foot, aligning closely with recent comparable sales of two-bedroom HDB units in Yishun, particularly those within 400 metres of Yishun MRT Station. Recent transactions in nearby blocks have ranged between S$550 and S$620 per sqft depending on block age, renovation status, and exact MRT proximity, placing this development within the typical market band. Buyers should review transaction history over the preceding three to six months from HDB records or property portals to verify whether current asking prices reflect the latest market sentiment or whether negotiation room exists.

What is the impact of Additional Buyer's Stamp Duty (ABSD) for a second-property buyer at 206 Yishun Street 21?

Second-property buyers who are Singapore Citizens purchasing at 206 Yishun Street 21 incur Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price, meaning acquisition of a unit priced at S$420,000 attracts ABSD of S$84,000. This substantial stamp duty liability—in addition to standard Buyer's Stamp Duty, conveyancing fees, and mortgage processing costs—raises total acquisition expenditure significantly, effectively increasing the effective entry cost by nearly 20% and materially impacting cash-on-cash returns for investors. Second-property buyers must factor this 20% ABSD into their financial planning and borrowing calculations, as it reduces available capital for down payment or other uses and may necessitate larger initial outlay from savings or other financing sources.

How does lease decay risk affect long-term resale value and financing options for units at 206 Yishun Street 21?

All HDB properties at 206 Yishun Street 21 operate under 99-year leasehold tenure, with lease decay progressively impacting both property valuations and financing eligibility once remaining tenure drops below 30 years. Properties with fewer than 30 years remaining face restrictions on HDB loan eligibility, forcing buyers to rely on bank mortgages with stricter terms and lower loan-to-value ratios, whilst valuations from both appraisers and potential buyers become materially more conservative. Purchasers should verify the exact lease commencement date of any specific unit to calculate remaining tenure; for example, a property leased from 1990 would have approximately 60 years remaining as of 2024, providing adequate buffer, whilst properties leased from 1965 would face imminent lease-decay challenges. Strategic buyers should consider lease status as a critical long-term holding factor, particularly if planning to retain the property beyond 20 to 25 years or leverage it as security for refinancing.

How does proximity to Yishun MRT Station (NS13) influence property demand and capital appreciation at this development?

Proximity to Yishun MRT Station (NS13)—situated just 380 metres or approximately five minutes' walk from 206 Yishun Street 21—significantly enhances both occupier demand and capital appreciation relative to more distant Yishun HDB blocks. Empirical analysis of HDB resale prices across Singapore consistently demonstrates that properties within 400 metres of MRT stations command price premiums of 5% to 15% relative to comparable units further from transit hubs, reflecting the convenience value of rapid commuting and reduced transport expenditure. This MRT adjacency has historically supported resilient capital values during market downturns and stronger appreciation during growth phases, making the development attractive to both owner-occupiers seeking convenient commuting and investors targeting locations with structural price-support mechanisms. Properties further from the MRT station within Yishun typically price at discounts of 8% to 12%, illustrating the premium valuation placed on transport accessibility.

Which buyer profiles—first-timers, upgraders, HNW investors, or others—should consider 206 Yishun Street 21?

First-time buyers benefit substantially from 206 Yishun Street 21's entry price of approximately S$420,000, which remains accessible on HDB concessional loan rates and requires moderate down-payment capital whilst building equity from day one; the two-bedroom configuration also caters to young couples or small families. Upgraders transitioning from smaller one-bedroom units find the additional bedroom and second bathroom justify the step-up in price and mortgage obligations, particularly given the mature estate's established amenities and proven capital stability. Property investors and portfolio builders view the development favourably given its positive rental yield potential (2.5–3.5% gross), MRT adjacency supporting tenant demand, and entry price allowing portfolio diversification across multiple units. High-net-worth (HNW) investors may find the individual unit price less material but could view bulk acquisition or phased portfolio development across Yishun blocks as a stable, yield-generating allocation within a broader residential real estate strategy.

What TDSR headroom and financing capacity should a typical buyer expect at this development's price point?

At approximately S$420,000 with typical HDB loan structuring at 80% loan-to-value and current mortgage rates around 3.5% to 4.0% annually, monthly mortgage instalments for a 30-year loan would approximate S$1,900 to S$2,050. For HDB loan eligibility, the Total Debt Servicing Ratio (TDSR) cap limits monthly debt servicing to no more than 55% of combined household monthly income, meaning the purchase price at this development would comfortably suit households with combined monthly income of approximately S$3,500 or more. A household earning S$5,000 monthly combined income would easily satisfy TDSR requirements with substantial headroom remaining for other debt obligations, whilst even single-income earners at S$5,000 monthly would qualify, though with reduced buffer. Bank mortgages impose stricter TDSR thresholds (typically 60% of income) and lower loan-to-value ratios, requiring stronger financial credentials, though interest rates may be comparable or slightly higher than HDB schemes for secondary property purchases.

How does 206 Yishun Street 21 compare to competing two-bedroom HDB developments in Sembawang, Nee Soon, and other nearby areas?

Competing HDB developments within the North region—including properties in Sembawang, Nee Soon, and other Yishun blocks—offer comparable two-bedroom units priced within S$380,000 to S$480,000 range depending on MRT proximity and block age, placing 206 Yishun Street 21 squarely within the mainstream market band. Neighbouring Sembawang properties benefit from proximity to Sembawang MRT but may feature older blocks or longer walking distances to some amenities, potentially justifying modest price discounts, whilst newer precincts in Nee Soon may price at slight premiums if featuring enhanced finishes or more modern design. The development's strength lies in its direct Yishun MRT adjacency, established town centre infrastructure, and competitive pricing that avoids both the premium positioning of newer estates and the discount pricing of more isolated or significantly aged stock. Buyers should canvas multiple comparable sales in surrounding areas to confirm that 206 Yishun Street 21 offers fair market value relative to realistic alternatives within their preferred geography and price band.

Which unit stack, floor level, or orientation typically offers the best value at this development?

Lower-to-mid floor units (typically floors 2 through 6) at 206 Yishun Street 21 often represent optimal value, as they avoid the price premiums commanded by higher floors (which appeal to buyers seeking privacy, natural light, and reduced noise from lift operations) whilst still providing acceptable natural ventilation and escape from ground-level street noise. Mid-stack units on east or north-facing aspects typically command modest premiums over west-facing counterparts due to reduced afternoon solar heat gain, though the price differential rarely exceeds 2% to 3%. Corner units with dual-aspect exposure throughout the development attract 5% to 8% premiums from buyers valuing enhanced light and ventilation, but value-conscious purchasers may find the cost premium disproportionate to the functional benefit. Ground-floor or first-floor units often price at 3% to 5% discounts due to perceived safety and privacy concerns, yet offer practical advantages for elderly residents or those with mobility considerations. Savvy investors and upgraders often gravitate toward floor-4 to floor-6 units in non-corner positions as optimal balance points, delivering reasonable pricing whilst avoiding the extremes of height premiums or ground-level discounts.

What is the future supply pipeline for HDB new flats and resale competition in the Yishun area over the next five years?

The Yishun area has matured significantly over recent decades, with HDB's ongoing public housing development increasingly concentrated in newer estates in the West, East, and newer North locales rather than infill redevelopment in established Yishun precincts. Historical public supply pipeline data suggests limited large-scale new HDB launches directly in Yishun itself, though occasional Build-to-Order (BTO) or Sale of Balance Flats (SBF) from estates within the broader North-Central zone may incrementally increase supply. This constrained new supply pipeline in Yishun itself supports pricing stability for resale stock, as competition remains primarily within the existing HDB stock rather than from substantial new-unit releases undercutting prevailing prices. Buyers and investors should monitor HDB's published 5-Year Indicative Plan to confirm whether any new launches are anticipated in the Yishun planning area, but the historical pattern suggests resale properties such as 206 Yishun Street 21 will continue competing principally against other resale stock rather than facing displacement from large batches of new-unit supply. This structural supply constraint in Yishun proper supports long-term value retention for established HDB properties.

Hdb Flat At 206 Yishun Street 21 — From S$420K