Type

Units

Min Area

Price Range

Studio

150 sqft

S$750/mo

Other

150 sqft

S$750/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$750.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$150 on this acquisition.

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.

269 Yishun Street 22: An HDB Flat in Singapore's Established Yishun District

269 Yishun Street 22 represents a residential opportunity within one of Singapore's most mature and well-established housing estates. Located in the Yishun area, this HDB flat sits within a neighbourhood that has developed over decades into a vibrant residential community offering a balance of affordability, accessibility, and practical living.

The Yishun estate is characterised by its comprehensive infrastructure, diverse resident demographics, and established network of schools, medical facilities, and retail centres. Properties at 269 Yishun Street benefit from this mature positioning, making them attractive to a wide spectrum of buyer profiles ranging from first-time property owners to seasoned investors and upgraders seeking to optimise their portfolio within Singapore's public housing market.

Location and Connectivity

The address places residents within easy reach of essential services and transport infrastructure that defines modern Yishun living. The neighbourhood has evolved into a self-contained community where daily necessities, education facilities, and healthcare services are predominantly accessible within the estate boundaries or a short commute distance. This self-sufficiency is a hallmark of Singapore's HDB planning, and Yishun exemplifies this principle through its integrated design spanning residential, commercial, and recreational zones.

Public transport connectivity throughout Yishun ensures that commuting to other parts of Singapore remains manageable for working professionals and students. The estate's position within the broader island geography means that access to major employment centres, educational institutions, and leisure destinations is straightforward, whether by bus, train, or private vehicle. This accessibility has historically supported consistent demand for HDB units across the Yishun catchment, particularly among renters and owner-occupiers seeking value-for-money residential solutions.

Property Type and Market Context

HDB flats in established estates like Yishun occupy a distinctive position within Singapore's residential market. These units represent the backbone of Singapore's public housing policy, providing affordable homeownership to the majority of the resident population. Unlike private condominiums, HDB properties are subject to specific regulations regarding ownership eligibility, lease tenure, and transaction procedures, which create a separate but equally important market segment with its own dynamics, buyer profiles, and investment considerations.

Units at 269 Yishun Street are part of this broader HDB ecosystem, where pricing typically reflects lease length, unit size, floor level, block age, and proximity to transport nodes and amenities. The Yishun market has historically demonstrated resilience across property cycles, supported by the consistent demand generated by its large residential population and the limited supply of new HDB units in mature estates, which tend to increase the relative scarcity value of existing stock.

Size and Space Considerations

The flat at this address occupies approximately 150 square feet, positioning it within the compact end of Singapore's HDB spectrum. Units of this size are typically suited to single professionals, young couples without children, or investors seeking to maximise rental yields on smaller floor areas. The configuration demands thoughtful space planning and furnishing choices, but such compact units have become increasingly popular in recent years as property prices have risen and first-time buyers seek the most affordable entry points into home ownership.

Compact HDB units also appeal to downsizers who are reducing their housing footprint, retirees seeking lower maintenance obligations, and investors aiming to deploy capital across multiple smaller units rather than concentrating holdings in fewer, larger properties. The rental market for such units in Yishun remains active, driven by young professionals, students, and migrant workers seeking affordable accommodation in a well-connected neighbourhood.

Investment Potential and Market Dynamics

Properties within the Yishun estate have demonstrated steady appreciation over the long term, supported by the estate's maturity, consistent population demand, and limited new housing supply. The HDB resale market in Yishun tends to be liquid, with a steady stream of transactions driven by upgraders moving to larger units or private properties, first-time buyers entering the market, and investors expanding their portfolios. This transactional activity supports relatively efficient price discovery and reasonable timeframes for unit sales or lettings.

Prospective owners should consider the long-term lease trajectory, as HDB units on 99-year leases experience gradual depreciation in their final decades as the lease term shortens below 60 years. Conversely, units on longer lease terms or those still in their early to mid-life cycles tend to retain value more robustly. The exact lease length and remaining duration for units at 269 Yishun Street will significantly influence both capital appreciation potential and suitability for different buyer profiles.

Neighbourhood Profile and Community

Yishun has evolved into a self-sufficient residential ecosystem with a rich tapestry of community facilities, recreational spaces, and social institutions. The estate hosts numerous schools, polyclinics, community centres, and wet markets that serve the daily needs of residents. Green spaces, parks, and sports facilities are integrated throughout the estate, providing recreational outlets and enhancing quality of life for all age groups.

The neighbourhood's cultural diversity and established community networks create a vibrant living environment. Long-standing residents, property owners, and community organisations have built strong social fabric, which can be particularly appealing to families seeking stability and connection. For investors, this stability translates into reliable tenant demand and lower unit turnover risk compared to newly developed areas where population composition may shift more rapidly.

Practical Considerations for Buyers and Investors

Prospective purchasers should conduct thorough due diligence on the specific unit, including verification of the lease remaining term, physical condition of the property and block, and any outstanding sinking fund balances or maintenance issues. HDB transactions involve different procedures and timelines compared to private property, and engaging a qualified legal representative familiar with HDB conveyancing is essential.

For investors, the rental yield on units at 269 Yishun Street will depend on achievable monthly rental rates relative to the purchase price, which fluctuates based on overall market conditions, lease length, and unit-specific attributes. The Yishun market has historically supported healthy rental demand, though yields vary based on property configuration and investment timing. Financing options for HDB purchases differ from private property, with Central Provident Fund (CPF) withdrawal eligibility and HDB loan facilities available to eligible buyers, which can substantially influence effective purchase costs and investment returns.

Long-Term Perspective

Units at 269 Yishun Street exist within a proven, stable residential ecosystem that has served Singapore's housing needs for decades. Whether purchased for owner-occupation or investment, HDB flats in established estates like Yishun provide exposure to Singapore's foundational housing market with relatively predictable demand drivers, transparent pricing mechanisms, and straightforward transaction processes. The compact size, accessible pricing, and location within a mature, well-connected estate position such units as pragmatic choices for diverse buyer profiles navigating Singapore's complex and expensive property landscape.

Frequently Asked Questions

What is the estimated rental yield if I purchase a unit at 269 Yishun Street 22 as an investment property?

Rental yield on HDB units at 269 Yishun Street will depend on the purchase price, achievable monthly rental rate, and lease remaining term. Compact units in the 150 sqft range in Yishun typically command monthly rentals ranging from S$800 to S$1,200, depending on floor level, block condition, and proximity to transport. At an entry-level purchase price of approximately S$250,000 to S$350,000 for a unit of this size in Yishun, gross rental yield would fall between 3% and 5% annually. However, investors must deduct property tax, maintenance contributions, and potential vacancy periods, reducing net yield to approximately 2% to 3.5% after expenses. The Yishun market has historically demonstrated stable tenant demand, particularly from young professionals and students, which supports relatively consistent lettings and lower vacancy risk compared to newer estates, making it a viable income-generating asset for portfolio diversification.

How does pricing at 269 Yishun Street compare to recent per-square-foot transactions in the same area?

HDB pricing in Yishun is determined primarily by lease remaining, unit size, floor level, and block condition rather than pure per-square-foot metrics as used in private property. However, compact HDB units in Yishun have historically traded at approximately S$1,500 to S$2,500 per square foot in recent transactions, depending on lease length and physical condition. For a 150 sqft unit at 269 Yishun Street, this translates to market prices ranging from approximately S$225,000 to S$375,000 depending on specific property attributes. Units with longer remaining lease terms (above 70 years) and superior physical condition command prices toward the upper end of this range, whilst units with lease terms approaching 60 years tend toward the lower end. Comparing the specific unit's asking price against recent comparable transactions in the same block or nearby blocks within Yishun is essential to gauge whether it represents fair value within the current market cycle.

What are the Additional Buyer's Stamp Duty (ABSD) implications if I purchase this as my second residential property?

Singapore Citizens purchasing HDB flats as a second residential property are currently subject to Additional Buyer's Stamp Duty (ABSD) at a rate of 20%. This tax is calculated on the purchase price and is payable at the point of property completion, representing a significant additional cost to the buyer. For a second property purchased at S$300,000, the ABSD would amount to S$60,000, effectively increasing the total cost of acquisition by this amount beyond the base purchase price. However, it is important to note that HDB flats have specific exemptions and concessions under ABSD policy that may apply in certain circumstances, such as if the first property is sold within a defined timeframe or if the buyer meets specific eligibility criteria. Prospective second-property buyers should consult with a tax adviser or legal professional to understand whether any exemptions or reliefs apply to their specific situation, as this can materially impact the effective cost of purchasing a unit at 269 Yishun Street.

What is the lease decay risk for units at 269 Yishun Street, and how does this affect resale value?

Lease decay risk is a critical consideration for HDB buyers, as all public housing is issued on either 99-year or 999-year leases (freehold is not applicable to HDB). Units with lease terms below 60 years experience accelerated depreciation, as banks become reluctant to finance purchases and buyer pools shrink substantially. A unit at 269 Yishun Street with a remaining lease of 70 years will depreciate more rapidly than one with 85 years remaining, potentially losing 15% to 25% of its value as the lease approaches the 60-year threshold. Conversely, units still in their mid-life cycle (above 80 years remaining) tend to maintain value more robustly, with appreciation potential driven by capital growth across the wider Yishun market. Prospective buyers must verify the exact remaining lease term before purchase and factor in the long-term residual value implications, as a unit purchased today may become difficult to sell or refinance in 15 to 20 years if the lease has decayed significantly. Investors should be particularly cautious about purchasing units with lease terms already below 70 years, as such properties become increasingly illiquid and difficult to let.

How does proximity to the nearest MRT station affect demand and capital appreciation for 269 Yishun Street?

MRT accessibility is one of the primary drivers of demand and capital appreciation within the HDB market, and units at 269 Yishun Street benefit from Yishun's integrated transport network. Whilst the specific distance to the nearest station depends on the exact location within the street, Yishun estate is well-serviced by public transport, with established bus routes and reasonable walking distances to train infrastructure. Properties within 500 metres of an MRT station typically command a premium of 5% to 10% relative to those further away, as they reduce commute times and increase accessibility for non-car-dependent residents. For units at 269 Yishun Street, if positioned within walking distance of a train station, demand tends to be more resilient across property cycles, particularly from renters seeking efficiency and cost-effectiveness. Conversely, units requiring bus access only may experience softer demand and lower appreciation potential during market downturns. The MRT factor has historically been a strong long-term driver of HDB value in Yishun, and improved or expanded transport infrastructure in the future could positively influence capital appreciation across the estate.

Is 269 Yishun Street 22 suitable for first-time property buyers, upgraders, investors, or HNW individuals?

Units at 269 Yishun Street appeal to distinct buyer profiles for different reasons. First-time buyers benefit from the compact size and lower entry price, making home ownership achievable on modest household incomes, whilst HDB eligibility criteria are more accessible than private property. The mature estate infrastructure and established community also appeal to first-timers seeking stability and proven neighbourhoods. Upgraders moving from smaller HDB flats or seeking to expand their property portfolio find compact units useful as portfolio additions or as stepping stones toward larger properties. Investors favour units in Yishun for their stable rental demand, relatively lower capital requirements, and predictable tenant profiles, though the modest rental yield requires multiple units to generate meaningful income. High-net-worth individuals are less likely to focus on compact HDB units, as their capital is typically deployed in larger private developments or multiple property portfolios offering greater absolute returns, though some HNW individuals do retain HDB investments from earlier life stages. The 150 sqft size and Yishun location are most naturally suited to first-timers, young professionals, and strategic investors rather than large-scale wealth preservation.

What are the TDSR and financing headroom considerations for purchasing units at 269 Yishun Street?

Total Debt Servicing Ratio (TDSR) regulations limit the amount borrowers can finance relative to their income, with a maximum TDSR of 55% for HDB loan applicants. For a unit at 269 Yishun Street purchased at approximately S$300,000, a borrower would need household monthly income of at least S$5,500 to support full financing under typical HDB loan terms (25-year loan period), assuming no other outstanding debt. HDB loans typically offer more favourable terms than private bank mortgages, with lower interest rates and longer repayment periods available to eligible Singapore Citizens, which effectively increases financing headroom compared to private property purchases. First-time buyers can also leverage Central Provident Fund (CPF) withdrawals to reduce the loan quantum, which directly improves TDSR ratios and reduces monthly servicing obligations. Investors purchasing second or subsequent properties face stricter TDSR requirements and may be subject to higher interest rates or shorter loan tenures if financing through HDB, necessitating larger cash deposits. Prospective buyers should obtain a pre-approval letter from HDB or a commercial bank before making an offer, as financing capacity directly determines achievable purchase prices and investment feasibility.

How do units at 269 Yishun Street compare to competing HDB developments in the surrounding area?

The Yishun estate encompasses multiple blocks developed across different decades, each with distinct characteristics influencing relative value and appeal. Newer blocks or those recently undergone Major Upgrading Programme (MUP) works command premiums relative to older blocks with minimal recent investment, though the spread is typically 5% to 15% depending on specific improvements and remaining lease terms. Competing blocks within Yishun may offer better floor levels, lower average age, superior lift facilities, or more extensive upgrading works, all of which influence relative pricing. Units at 269 Yishun Street compete directly with other flats in the same block (offering consistency in age and facilities) and with nearby blocks offering similar unit sizes and lease terms. Prospective buyers should conduct comparative analysis by reviewing recent transaction prices in the same block and in competing nearby blocks to assess whether the asking price represents fair value. In a mature estate like Yishun where new supply is minimal, comparison to competing blocks becomes more critical, as each property's valuation is driven largely by relative positioning within the existing stock rather than new development pipeline effects.

Which unit stacks or floor levels at 269 Yishun Street offer the best value for money?

In HDB blocks like 269 Yishun Street, floor level significantly influences both pricing and rental desirability. Mid-to-upper floor units (typically floors 8 to 15) command premiums of 5% to 15% relative to lower floors due to better natural light, reduced noise from street-level traffic, and improved security perceptions. However, these premiums often exceed the marginal utility gain, meaning lower or mid-floor units may offer better value for owner-occupiers less concerned with floor level. Ground-floor and first-floor units face higher noise exposure and reduced privacy but appeal to investors targeting rental tenants who prioritise cost minimisation, and such units often yield attractive rental-price ratios when purchased at appropriate discounts. Units near the block's centre or elevated above common circulation areas benefit from superior ventilation and light, whilst units above rubbish chutes or adjacent to lift lobbies may experience odour or noise issues warranting price discounts. For investors targeting maximum yield, lower-floor units purchased at discounts can deliver superior returns, whilst owner-occupiers typically justify mid-level premiums for enhanced quality of life. Detailed physical inspection and comparative analysis of unit-specific attributes is essential before finalising a purchase, as generalised floor premiums do not always reflect individual unit characteristics.

What is the future supply pipeline in the Yishun district, and how might this affect long-term property values?

Yishun is a mature estate with limited capacity for new HDB block development, as most buildable land has been utilised over the past four decades. This constrained supply has historically supported steady appreciation across the estate, as demand from upgraders and first-time buyers encounters relatively fixed inventory. However, future supply in Yishun may emerge from en-bloc redevelopment of older blocks, which could introduce newer competing stock and potentially pressure prices for units in un-upgraded older blocks. The Housing and Development Board's long-term plans occasionally identify specific mature estates for rejuvenation through strategic block replacements or Major Upgrading Programmes, which can increase property values in targeted areas. Conversely, significant new HDB supply launched in adjacent estates (such as Sembawang or Nee Soon) could divert demand away from Yishun, particularly if newer blocks offer superior finishes or more modern facilities. Monitoring HDB's published development plans and medium-term supply announcements is important for long-term investors, as major supply shifts can materially affect appreciation trajectories. For owner-occupiers purchasing for long-term occupation, limited new supply in Yishun supports confidence in stable demand and resale potential over 20-plus year holding periods, making units at 269 Yishun Street a relatively secure residential investment despite constrained future supply growth.

269 Yishun Street 22 — From S$750