Type

Units

Min Area

Price Range

3 BR

1313 sqft

S$639K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$639K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$128K on this acquisition.
Located 15 min (1.23 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.

265 Yishun Street 22: A Mature HDB Community in Established Yishun

265 Yishun Street 22 represents a well-established HDB flat development located in one of Singapore's most sought-after public housing estates. Situated in the Yishun residential precinct, this development benefits from decades of community maturation, comprehensive infrastructure, and consistent neighbourhood demand that appeals to a broad cross-section of homebuyers.

The development's position within Yishun places it within reach of key transport nodes and commercial hubs. Yishun MRT Station (NS13) lies approximately 1.23 kilometres away, making it accessible by a straightforward 15-minute walk or a short bus ride, providing reliable connectivity to central Singapore and other key employment zones across the island. This proximity to public transport supports both owner-occupancy and long-term rental appeal, as commuters value the combination of estate living and accessible transit links.

Housing Typology and Space Configuration

The units at 265 Yishun Street 22 encompass a range of floor plans designed to accommodate diverse household compositions. With options ranging across multiple bedroom configurations—including three-bedroom units with two bathrooms—the development caters to growing families, upgraders moving from smaller units, and investors seeking rentable family-sized accommodation. Typical unit areas around 1,313 square feet provide generous living space relative to many HDB developments, allowing for comfortable layouts that separate private and communal zones within the home.

Space efficiency in HDB design has evolved significantly since earlier construction phases, and units across this development benefit from modern planning principles that maximise natural light, ventilation, and functional separation of living areas. This thoughtful spatial organisation makes the units equally appealing whether occupied by owner-families or leased to tenants seeking quality family accommodation.

Neighbourhood Maturity and Community Amenities

As part of the established Yishun estate, the development sits within a neighbourhood characterised by comprehensive social infrastructure. Yishun hosts multiple primary and secondary schools, making it a natural choice for families prioritising educational accessibility. The estate features several hawker centres and food courts that serve residents' daily dining needs, alongside neighbourhood supermarkets, clinics, and retail shops concentrated within easy walking or short bus distance.

Green spaces form an important aspect of estate living, and Yishun includes various parks and recreational facilities that support active lifestyles and outdoor community gatherings. This maturity of neighbourhood infrastructure—accumulated over decades—creates a stable, liveable environment that resonates with both first-time homebuyers and experienced property investors evaluating long-term value retention.

Market Positioning and Investment Profile

Pricing for units at 265 Yishun Street 22 reflects the established market dynamics of the Yishun corridor, where HDB flat values have historically demonstrated resilience tied to stable tenant demand and the estate's consistent community appeal. The development attracts interest from several distinct buyer cohorts: first-time buyers seeking affordable entry into HDB ownership, upgraders transitioning from smaller units or older estates, and portfolio investors recognising the rental yield potential of family-sized units in mature, well-serviced precincts.

For investors, the Yishun area has historically supported steady rental demand from families, young professionals, and tenants seeking proximity to employment nodes served by the MRT network. This established tenant market reduces vacancy risk and provides income stability that appeals to disciplined, long-term residential investors.

Transport Connectivity and Broader Urban Access

Yishun MRT Station's position on the North-South Line (NS13) provides direct connectivity to Orchard, the City Centre, and the southern coast, whilst also serving as an interchange point for express bus services covering the northern and central regions. This multi-modal transport accessibility enhances the development's appeal to working professionals, students, and families requiring flexibility in their commuting patterns.

Beyond MRT access, the Yishun area benefits from comprehensive bus coverage that connects residents to regional shopping centres, hospitals, and employment precincts across the northern corridor. This layered transport infrastructure supports both owner-occupancy (particularly for commuters with flexible work locations) and rental appeal, as tenants value areas where transport options do not depend on a single transit mode.

Suitability Across Buyer Segments

First-time buyers evaluating the Yishun market will find units at 265 Yishun Street 22 positioned at price points that support reasonable loan-to-value ratios and manageable debt-service-to-income ratios under standard MAS lending guidelines. The development's maturity, established resale market liquidity, and transparent pricing history provide first-timers with clarity when making their entry into homeownership.

Upgraders seeking to move from smaller units or older estates within the HDB portfolio benefit from the additional space and modern finishes available across the development's configurations. The Yishun estate's established infrastructure minimises surprises regarding neighbourhood quality or service delivery, reducing uncertainty that sometimes accompanies moves to newer, less-tested precincts.

For investors, the development's position in a mature, high-demand estate with proven rental absorption supports disciplined, income-focused investment strategies. The estate's demographic diversity and strong transport links position family units for reliable tenant engagement across economic cycles.

Future Estate Evolution and District Supply

The Yishun precinct has historically benefited from ongoing estate rejuvenation programmes that refresh ageing blocks, enhance common areas, and maintain the neighbourhood's competitive position. Such programmes support stable or modest capital appreciation over medium-term holding periods and ensure that the estate retains appeal across generational transitions in the resident demographic.

Supply in the immediate Yishun district remains relatively constrained by the mature nature of the estate, where new construction is limited to infill projects and rejuvenated phases. This supply discipline, combined with persistent demand from families valuing the estate's established character and location, has historically supported stable long-term value trajectories within the Yishun HDB market.

Practical Ownership Considerations

Prospective buyers should note that HDB flat ownership entails monthly maintenance charges covering common areas, water, and estate management services. These charges, whilst modest relative to private property ownership, form a predictable part of the homeowner's fiscal obligations. Additionally, buyers should familiarise themselves with HDB's Ethnic Integration Policy and other ownership restrictions, which shape the development's demographic composition and long-term demand profile.

The combination of established neighbourhood infrastructure, proven transport accessibility, diverse unit configurations, and positioning within a mature rental market makes 265 Yishun Street 22 a compelling option for buyers and investors seeking stability, livability, and long-term value retention within Singapore's HDB ecosystem.

Frequently Asked Questions

What is the estimated rental yield for a unit at 265 Yishun Street 22 if purchased as an investment property?

Rental yields for HDB family units in the established Yishun estate typically range between 3% and 4.5% gross, depending on unit configuration, floor level, and current market rental rates. Three-bedroom units—such as those available across 265 Yishun Street 22—command premium rents relative to smaller configurations, as tenant demand for family-sized accommodation remains consistently strong in mature, well-serviced estates. Investors should note that yields will compress if property prices appreciate faster than rental income growth, a scenario that has historically occurred during strong bull markets. Conduct a detailed pro-forma analysis using current comparable rental transactions in the immediate Yishun vicinity to refine yield expectations specific to your intended hold period and target tenant profile.

How does pricing per square foot at 265 Yishun Street 22 compare to recent HDB transactions in Yishun?

HDB flat pricing per square foot in Yishun has remained relatively stable year-on-year, reflecting the estate's established market position and consistent demand profile. Recent transactions for three-bedroom units in the Yishun precinct typically range between S$480 and S$550 per square foot, with variations reflecting unit age, floor level, view quality, and renovation condition. Units at 265 Yishun Street 22, positioned at approximately S$480+ per square foot (based on the stated price point of S$638,888 for a 1,313 sqft unit), sit competitively within this corridor, neither commanding a premium nor trading at a discount relative to equivalent three-bedroom configurations in neighbouring blocks. Prospective buyers should request recent sold comparables from the specific street block to validate pricing relative to the immediate micro-market, as intra-estate pricing variations can be significant.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase a unit as a second residential property?

Singapore Citizens purchasing a second residential property—whether HDB or private—incur Additional Buyer's Stamp Duty at 20% on the purchase price, effective from 2024 onwards. For a unit priced at S$638,888, this equates to approximately S$127,778 in ABSD payable at the point of legal completion. This significant cost must be factored into the total acquisition expense and financing requirements, potentially reducing available loan capacity if the buyer relies on a set absolute borrowing limit. For investors specifically, the 20% ABSD rate materially impacts net yield calculations and payback periods, typically requiring annual cash-on-cash returns exceeding 5% to 6% to justify the investment relative to alternative asset classes. First-time HDB buyers are exempt from ABSD, but upgraders moving from a previous HDB or private property will face this levy.

What is the lease tenure at 265 Yishun Street 22, and how might lease decay affect long-term resale value?

HDB flats, including those at 265 Yishun Street 22, are typically granted on 99-year leases from their date of first occupation, with the lease term declining with each subsequent resale. For a mature development such as this, lease tenure remaining will vary considerably by block and construction phase—some units may have 70–80 years remaining, whilst others may retain higher remaining tenure. As leases decay below 80 years, resale demand and valuation progressively soften, particularly among owner-occupiers seeking extended ownership horizons and mortgage lenders tightening loan eligibility criteria. HDB resale prices have historically demonstrated steeper declines once remaining tenure falls below 60 years. Prospective buyers should verify the exact remaining lease tenure for their target unit and consider the medium-to-long-term resale implications if their investment horizon extends beyond 20–30 years. Some investors deliberately target older leases as contrarian plays, accepting valuation headwinds in exchange for lower entry prices and rental income opportunities.

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

Proximity to reliable MRT stations is a primary demand driver in HDB valuations, and the 15-minute walking distance to Yishun MRT Station (NS13) represents a significant convenience factor for both owner-occupiers and tenants. The North-South Line's direct connectivity to the City Centre, Orchard, and Marina Bay positions Yishun as an accessible hub for professionals across multiple employment districts, supporting sustained demand from white-collar workers and families seeking commute-efficient housing. Historically, HDB blocks within 1.5 kilometres of an MRT station have demonstrated more resilient capital appreciation and rental demand stability compared to more remote estate locations. However, the Yishun station itself serves a large population across multiple blocks, so marginal variations in distance within the estate do not typically generate substantial pricing premiums. Capital appreciation in the Yishun market has been moderate but consistent, driven primarily by lease extension policies, estate rejuvenation initiatives, and macro-level HDB market dynamics rather than localised transport improvements.

Which buyer profiles are best suited to 265 Yishun Street 22—first-timers, upgraders, investors, or high-net-worth individuals?

This development appeals most strongly to first-time buyers seeking affordable HDB entry in a mature, well-serviced estate, and to upgraders moving from smaller HDB units or ageing buildings within the Yishun precinct or neighbouring estates. Experienced portfolio investors also find value in the development's established rental demand, family-sized configurations, and transparent market comparables that reduce valuation uncertainty. High-net-worth individuals typically gravitate toward luxury private residences or trophy HDB corners rather than mainstream developments, though some HNW buyers do acquire HDB units as rental income streams within diversified residential portfolios. First-timers benefit from the development's stability, neighbourhood infrastructure clarity, and proven liquidity in the HDB resale market. Upgraders appreciate the additional space relative to their current units and the estate's established community character. Investors value the consistent tenant demand for three-bedroom family units and the Yishun estate's historical resilience in economic cycles.

What are TDSR and LTV constraints for financing a purchase at this price point, and how much headroom exists?

For a unit priced at S$638,888, a typical buyer financing 75% (S$479,166) at current mortgage rates around 3.5% over 25 years would incur monthly loan instalments of approximately S$2,150. The Monetary Authority of Singapore (MAS) imposes a Total Debt Service Ratio (TDSR) cap of 60%, meaning the buyer's total monthly debt obligations (including the home loan, car loans, credit card commitments, and any other liabilities) cannot exceed 60% of gross monthly income. Using the above loan amount, a buyer would require a gross monthly income of approximately S$3,583 to maintain TDSR headroom (assuming this is their sole debt obligation). Loan-to-Value (LTV) constraints typically cap HDB purchases at 80% LTV for owner-occupiers and 75% LTV for investors, both of which are accommodated within the typical S$638,888 price range. Buyers with additional liabilities or irregular income should stress-test their TDSR ratios carefully, as banks have tightened assessment standards in recent years.

How does 265 Yishun Street 22 compare to nearby competing HDB developments in terms of value and demand?

The immediate Yishun estate includes multiple HDB blocks spanning different construction eras and configurations, with pricing variations reflecting age, block height, distance from the MRT station, and renovation condition. Competing three-bedroom units in neighbouring Yishun blocks typically trade within the S$600,000–S$680,000 range, placing units at 265 Yishun Street 22 at the mid-to-upper end of comparable offerings. Blocks closer to Yishun Central (the shopping and hawker hub) or positioned on lower floors with better views may command modest premiums, whilst more remote or higher-floor blocks sometimes trade at discounts. Tenant demand across Yishun HDB blocks remains remarkably consistent, as family renters prioritise access to schools, transport, and amenities over specific block loyalties—meaning that rental yield differences between competing blocks are typically modest. Prospective buyers should evaluate specific unit-level factors (floor level, view, corner placement, renovation standard, neighbour demographics) rather than relying on development-level comparisons, as these micro-factors often outweigh macro estate dynamics in pricing.

Are certain unit stack levels or floor positions at 265 Yishun Street 22 considered better value, and why?

Middle-floor units (typically floors 5–15) in HDB developments often present the best value proposition, balancing accessibility for elderly residents and families with young children, reduced security exposure relative to ground-floor units, and lower noise profiles compared to upper floors near ventilation systems. Mid-floor units typically experience fewer water pressure issues, reduced exposure to external weathering, and marginally lower maintenance costs over extended holding periods. Ground-floor units—whilst offering easy accessibility—can experience higher security concerns, increased noise from corridors and traffic, and accumulated dampness in tropical climates. High-floor units command modest premiums for superior views and reduced external noise, but such premiums often compress during economic downturns when buyer preference shifts toward practicality over aesthetics. Corner units and units at the end of corridors may offer superior natural light and ventilation, justifying modest price premiums of 2–5% relative to interior units. Conservative buyers prioritising long-term resale liquidity should favour middle-floor, interior units in high-occupancy blocks where comparable resale transactions provide clear pricing benchmarks.

What future supply pipeline exists in the Yishun district, and could it pressure resale values at 265 Yishun Street 22?

The Yishun precinct is a mature estate with limited land available for greenfield HDB development, meaning future supply growth will primarily derive from infill projects, rejuvenation programmes on existing blocks, and potential Build-to-Order (BTO) allocations on marginal sites within the estate. The Housing Development Board's long-term planning has pivoted toward rejuvenating ageing estates rather than expanding footprints in established locations, suggesting that supply pressures in Yishun will remain manageable relative to high-growth precincts like Jurong or Punggol. Rejuvenation programmes—whilst enhancing overall estate appeal and values—do not typically introduce net new units, instead refreshing existing stock and reducing obsolescence risk. Prospective buyers should monitor HDB's periodic release schedules and district planning announcements, as unexpected BTO launches or major redevelopment initiatives could shift local supply-demand dynamics. However, Yishun's historical resilience and consistent demand profile suggest that moderate supply additions would be absorbed by the estate's demographic growth and ongoing upgrader demand, without triggering material downward pressure on values at established blocks like 265 Yishun Street 22.

Hdb Flat At 265 Yishun Street 22 — From S$639K