Type

Units

Min Area

Price Range

3 BR

979 sqft

S$538K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$538K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$108K on this acquisition.
Located 8 min (640 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.

223 Yishun Street 21: Established HDB Living in Yishun

223 Yishun Street 21 represents a well-established public housing development in one of Singapore's most sought-after mature residential precincts. Located in Yishun, a neighbourhood with decades of residential stability and strong community infrastructure, this development offers a range of spacious flats designed to accommodate diverse household compositions and lifestyle needs. The estate sits within a vibrant district characterised by excellent accessibility, established commercial amenities, and a balanced demographic profile that appeals to a broad spectrum of buyers.

Situated approximately 640 metres from Yishun MRT Station on the North-South Line (NS13), this development enjoys the considerable advantage of being within an eight-minute walk to one of Singapore's most important transport nodes. Such proximity to rapid transit ensures commuters can reach the central business district, employment hubs, and educational institutions with minimal travel friction. The North-South Line's extensive coverage makes this location particularly attractive for working professionals and families requiring flexible mobility options across the island.

Unit Composition and Space Standards

The development comprises multiple configurations ranging across different bedroom counts and floor areas, accommodating both first-time buyers seeking entry-level options and upgraders looking to expand their living space. Units within the estate typically feature floor areas exceeding 950 square feet, providing ample room for modern family living without the constraints of smaller, older stock. The variety of layouts available means prospective purchasers can identify a configuration aligned with their specific household requirements, whether downsizing from larger private properties or expanding from smaller starter flats.

Market Positioning and Pricing Dynamics

Prices across the development reflect the maturity and desirability of the Yishun location, with valuations benchmarked against comparable HDB stock in the immediate precinct and neighbouring areas. The price per square foot typically aligns with recent resale transactions in the broader Yishun corridor, making this development competitively positioned within the current market landscape. For investors evaluating potential rental yields, the strong tenant demand in this neighbourhood—driven by its MRT connectivity and established amenities—supports rental rate expectations consistent with mature HDB precincts offering similar accessibility profiles.

Investment Considerations and Financing Implications

Purchasers acquiring units as investment properties should be mindful that Additional Buyer's Stamp Duty (ABSD) applies at 20% on the purchase price for Singapore Citizens buying a second residential property. This represents a material cost component requiring careful financial modelling before commitment. Financing headroom remains achievable for most buyer profiles at typical price points, though Total Debt Service Ratio (TDSR) calculations should account for the cumulative impact of mortgage obligations and ABSD, particularly where multiple property holdings exist.

First-time buyers, conversely, benefit from exemption from ABSD and enjoy access to preferential mortgage terms, making this development an accessible entry point into HDB ownership. The competitive pricing relative to newer or more recently launched developments in adjacent precincts positions 223 Yishun Street 21 as a pragmatic choice for buyers prioritising immediate accessibility and established infrastructure over architectural novelty.

Neighbourhood Amenities and Lifestyle Integration

The Yishun precinct boasts mature retail and dining options, including prominent shopping centres within walking distance and accessible by bus networks that radiate from the MRT station. Healthcare facilities, educational institutions ranging from childcare to secondary schools, and recreational grounds are well-distributed throughout the neighbourhood, supporting all life stages. The estate itself forms part of a broader community ecosystem where residents enjoy established networks, cultural activities, and a settled demographic composition.

Lease Tenure and Resale Value Dynamics

As HDB flats, units at this development carry lease tenures typical of public housing, meaning purchasers acquire valuable long-term interests in their properties. Understanding the lease tenure and its impact on future value appreciation is essential for long-term ownership planning. The HDB system's regulatory framework, including rules governing resale transactions and eligibility criteria, ensures a transparent and stable market environment where pricing dynamics remain largely predictable and protected from speculative extremes.

Suitability Across Buyer Demographics

High-net-worth individuals seeking alternative investment vehicles may view this development as part of a diversified portfolio strategy, particularly where rental yields and capital appreciation potential align with their return thresholds. Upgraders transitioning from smaller starter flats find the expanded unit configurations particularly appealing, enabling them to maintain the HDB ownership pathway whilst substantially improving living standards. First-time buyers benefit from the development's accessibility, affordability relative to private property, and the certainty of HDB financing frameworks.

Investors looking to build modest rental portfolios appreciate the combination of strong tenant demand, neighbourhood stability, and the transparent resale market mechanics that characterise established HDB precincts. Young families with children value the proximity to educational facilities and the community-oriented neighbourhood character that Yishun has cultivated over multiple decades.

Future District Development and Capital Appreciation

The Yishun district continues to receive incremental infrastructure investments and amenity enhancements as part of Singapore's long-term urban planning strategy. While the precinct is mature rather than emerging, such continued refinement supports sustained property values and rental demand. The presence of strategic economic zones and business parks in proximate areas reinforces employment opportunities for residents, underpinning demand fundamentals for residential properties in the locale.

223 Yishun Street 21 remains positioned as a reliable, accessible, and well-integrated residential development within a neighbourhood offering stability, convenience, and community depth that resonates across multiple buyer categories and investment profiles.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at 223 Yishun Street 21?

Rental yields for HDB flats in the Yishun precinct typically range between 2.5% and 3.5% gross annually, depending on unit size, condition, and specific floor location within the development. The proximity to Yishun MRT Station (NS13) enhances tenant demand significantly, as professionals and students actively seek rental accommodation near major transport nodes. However, investors must factor in the 20% Additional Buyer's Stamp Duty applicable to second-property purchases by Singapore Citizens, which materially impacts net yield calculations and requires careful financial modelling to ensure returns justify the acquisition cost.

How does the price per square foot at 223 Yishun Street 21 compare to recent HDB resale transactions in Yishun?

Units at this development trade at price points broadly consistent with recent arm's-length HDB resales in the immediate Yishun corridor, typically ranging between S$500 and S$600 per square foot depending on unit size and floor level. This pricing reflects the neighbourhood's mature status, established amenities, and strong MRT connectivity via Yishun Station on the North-South Line. Comparison with competing HDB stock in neighbouring precincts such as Sembawang or Sungei Serangoon generally shows 223 Yishun Street 21 positioned competitively, neither commanding a premium nor trading at a discount, which indicates efficient market pricing relative to comparable stock.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens buying a second residential property here?

Singapore Citizens purchasing a second residential property at 223 Yishun Street 21 must pay ABSD at 20% on the purchase price, representing a material cost addition to the transaction. For a unit priced at S$538,000, ABSD would total approximately S$107,600, requiring careful cash flow planning and upfront capital availability. This duty fundamentally alters the effective purchase cost and must be incorporated into investment return calculations and financing headroom assessments; first-time buyers, by contrast, are entirely exempt from ABSD, making this development significantly more accessible as an entry-level property acquisition.

What is the lease tenure of units at 223 Yishun Street 21 and how does it affect long-term resale value?

223 Yishun Street 21 comprises HDB flats, which carry 99-year lease tenures from their original grant date, a standard feature of the public housing system in Singapore. The HDB lease framework includes regulatory protections and eligibility rules that stabilise the resale market and prevent the acute lease-decay depreciation risks associated with private leasehold properties nearing the end of their tenures. Provided purchasers remain within the HDB eligibility framework and plan to hold the property for the medium to long term, the 99-year lease structure poses minimal practical constraint on resale value or owner occupancy, as such tenures comfortably exceed typical ownership horizons for residential purposes.

How does the 8-minute walk to Yishun MRT Station (NS13) influence property demand and capital appreciation?

Proximity to Yishun MRT Station on the North-South Line materially enhances property demand and supports capital appreciation potential, as major transport nodes consistently command price premiums and rental interest across Singapore's residential markets. The North-South Line's extensive network coverage means commuters from this development can efficiently access the central business district, multiple employment clusters, and educational institutions, making the location attractive to working professionals and families requiring flexible daily mobility. Historical data from comparable mature precincts demonstrates that properties within walking distance of MRT stations appreciate more steadily and retain buyer interest more robustly during market corrections, suggesting that the MRT accessibility at 223 Yishun Street 21 underpins both current valuation and forward appreciation potential.

Which buyer profiles are best suited to 223 Yishun Street 21, and why?

First-time buyers constitute an ideal buyer profile for this development, as HDB eligibility criteria, exemption from ABSD, and competitive pricing make entry into homeownership highly achievable at 223 Yishun Street 21 compared to private residential alternatives. Upgraders transitioning from smaller starter flats find the variety of unit configurations and established neighbourhood character appealing, enabling them to substantially expand living space whilst maintaining the HDB pathway. Investors building modest rental portfolios benefit from strong tenant demand driven by MRT proximity, neighbourhood stability, and predictable resale market mechanics; high-net-worth individuals may view units as portfolio diversification tools, particularly where rental yield and capital preservation align with their strategic objectives.

What TDSR headroom and financing considerations apply to typical price points at this development?

At typical price points ranging around S$538,000, most qualified Singapore Citizens can achieve 70% to 80% loan-to-value ratios with HDB concessional mortgage rates, resulting in monthly servicing costs broadly between S$2,000 and S$2,500 depending on loan tenure and applicant income profile. Total Debt Service Ratio (TDSR) requirements mandate that monthly debt obligations not exceed 60% of gross household income, meaning purchasers require combined monthly income of approximately S$3,300 to S$4,200 to comfortably service such mortgages without straining financial capacity. Investors acquiring a second property must factor the 20% ABSD into upfront capital requirements and may face more restrictive mortgage criteria, necessitating higher equity contributions and more robust income documentation.

How does 223 Yishun Street 21 compare to competing HDB developments in nearby precincts?

Competing HDB stock in adjacent precincts such as Sembawang, Sungei Serangoon, and northern Chong Pang generally trades within similar price bands and offers comparable amenity access, though specific advantages vary by exact location and distance to MRT stations. 223 Yishun Street 21 benefits from direct proximity to Yishun Station (NS13) on the North-South Line, which remains one of Singapore's busiest transport corridors, making this development marginally more attractive to commuters requiring rapid connectivity to the business district and major employment zones. Unit configurations and floor areas at this development align with broader HDB standards, ensuring competitive positioning on square-footage basis; the established nature of the Yishun precinct, coupled with its cultural and retail amenity maturity, differentiates it from emerging or transitional precincts that may offer pricing concessions but lack the infrastructure depth.

Which unit stacks or floor levels at 223 Yishun Street 21 offer the best value proposition?

Mid-level floors (typically levels 4 through 8) at 223 Yishun Street 21 often represent optimal value, balancing reduced exposure to ground-level noise and maintenance concerns whilst avoiding premium pricing applied to higher floors, which command minimal practical advantage in HDB settings and disproportionately elevate per-square-foot acquisition costs. Lower-floor units (levels 2 and 3) appeal to elderly residents and families prioritising convenience over privacy considerations, and market data suggests these units trade at modest discounts that may represent value opportunities for investors targeting rental yields rather than capital appreciation. End-of-block or corner units generally command slight premiums due to superior natural lighting and cross-ventilation, though whether such premium aligns with value perception remains discretionary; pragmatic buyers should prioritise layout utility and total acquisition cost over floor-specific prestige, as the HDB resale market typically values practical living standards above hierarchical floor positioning.

What future supply pipeline exists in the Yishun district, and how might it affect property values?

The Yishun district, classified as a mature public housing precinct, currently faces minimal new HDB launches, meaning incremental supply growth remains modest and insufficient to materially depress existing property values through overbuilding. Urban Redevelopment Authority (URA) planning for the northern precincts emphasises conservation and targeted rejuvenation rather than mass greenfield development, suggesting that supply constraints will likely persist, supporting steady demand and pricing fundamentals for existing residential stock. Any future Government Land Sales (GLS) tenders for residential use in proximate areas would most likely target younger or transitional precincts rather than Yishun itself, meaning 223 Yishun Street 21 operates within a relatively protected supply environment that mitigates oversupply risk and underpins long-term capital preservation for owners.

Hdb Flat At 223 Yishun Street 21 — From S$538K