Type

Units

Min Area

Price Range

Other

250 sqft

S$1,200/mo – S$1,800/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$1,200 to S$1,800.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$240 on this acquisition.
Located 15 min (1.25 km) from NS17 Bishan 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.

236 Bishan Street 22: Convenient HDB Living in the Heart of Bishan

236 Bishan Street 22 represents a compelling opportunity for buyers and tenants seeking affordable, well-connected residential space in one of Singapore's most established neighbourhoods. Situated in the Bishan precinct, this HDB development offers practical living solutions within easy reach of essential transport, employment hubs, and community facilities that define modern Singapore heartland living.

The development's location places residents within approximately 1.25 kilometres of Bishan MRT Station (NS17), a key interchange on the North-South Line. This proximity ensures swift connectivity to the central business district, major employment zones, and educational institutions across the island. The relatively short walking distance—around 15 minutes on foot—makes this development particularly attractive to working professionals and students who prioritise reliable public transport access without reliance on private vehicles.

Neighbourhood Character and Amenities

Bishan has evolved into a mature, well-serviced residential estate with a comprehensive range of amenities integrated throughout its community. The surrounding precinct features established shopping centres, hawker centres, markets, and dining establishments that cater to diverse tastes and budgets. Families appreciate the neighbourhood's reputation for quality primary and secondary schools, making it a preferred choice for households prioritising education. Healthcare facilities, including polyclinics and private medical centres, are conveniently distributed across the area.

The estate benefits from Singapore's distinctive public housing model, which ensures that community facilities—playgrounds, sports courts, community centres, and green spaces—are thoughtfully planned within walking distance of residential blocks. This integrated approach creates vibrant, multigenerational neighbourhoods where residents can access leisure, recreation, and social activities without extensive travel.

Unit Specifications and Space Planning

Units at this development offer compact floor areas suited to diverse household compositions and life stages. The efficient space planning typical of HDB flats maximises functionality within modest square footage, a hallmark of Singapore's approach to affordable housing design. Compact units prove particularly popular amongst first-time buyers entering the property market, young professionals establishing independent households, and investors seeking rental yield from high-demand tenant demographics in well-serviced neighbourhoods.

The modest unit sizes also translate to lower absolute purchase prices compared to larger HDB configurations or private residential alternatives in equivalent locations. This affordability extends the property market to broader demographics and creates opportunities for younger buyers to build equity and wealth through real estate ownership without requiring exceptional financial capacity.

Investment and Rental Considerations

For investors, HDB flats in established estates like Bishan demonstrate consistent rental demand, particularly from working professionals, young families, and international expatriates seeking temporary accommodation. The neighbourhood's accessibility via public transport, proximity to employment nodes, and established amenity infrastructure attract a steady stream of tenants. Compact units often command higher rental yields per square metre compared to larger configurations, particularly when marketed towards single occupants or couples.

The HDB lease structure—typically 99 years from the date of construction—provides transparency regarding long-term ownership costs and lease decay trajectories. Unlike freehold private properties, HDB flats operate within a predictable statutory framework, with the Housing and Development Board actively managing estate upgrades and renewal programmes to maintain long-term asset values and neighbourhood liveability.

Market Positioning and Buyer Profiles

This development appeals to multiple buyer archetypes. First-time purchasers benefit from lower acquisition costs, simpler financing structures, and the psychological milestone of ownership in a quality neighbourhood. Upgraders seeking downsizing opportunities find that compact units in established precincts often offer excellent value relative to location convenience. Empty-nesters and retirees appreciate the neighbourhood's social infrastructure and community character. Investors building diversified property portfolios recognise Bishan's stability, consistent tenant demand, and strategic transport connectivity.

The HDB market in this location serves as a barometer for broader real estate sentiment in Singapore's heartland, where affordability intersects with accessibility and community quality. Pricing reflects a balance between neighbourhood maturity, transport convenience, and the statutory lease structure governing HDB ownership.

Lease Tenure and Long-Term Ownership

HDB flats operate under a 99-year lease from the date of initial construction, a framework that has evolved over decades to provide long-term security and predictable ownership paths. Whilst lease decay eventually impacts older estates, the Housing and Development Board's Lease Buyback Scheme and estate renewal initiatives ensure that owner-occupiers retain pathways to maximise equity even in the later decades of their lease. This structured approach differs markedly from freehold private properties, offering clarity and government backing for long-term planning.

Understanding lease decay trajectories and their impact on resale value becomes increasingly relevant as estates mature, but the HDB's institutional commitment to preventing value collapse through targeted interventions provides reassurance to long-term owners in established precincts like Bishan.

Financing and Affordability Framework

The vast majority of HDB purchasers utilise CPF (Central Provident Fund) savings to fund acquisitions, supplemented by housing loans from HDB itself or participating financial institutions. This financing architecture renders HDB ownership accessible to Singaporean citizens and permanent residents without requiring exceptional liquid capital reserves. Compact unit pricing permits buyers to secure mortgages within comfortable debt-service ratios, preserving financial flexibility for other life priorities.

For investors purchasing a second property, Additional Buyer's Stamp Duty (ABSD) at 20% applies to HDB flat acquisitions, materially impacting total acquisition costs. This consideration becomes central to investment feasibility analysis, particularly for compact units where absolute prices remain modest but percentage stamp duties still represent significant outflows.

District Supply and Future Development

Bishan occupies a mature position within Singapore's residential geography, with most primary HDB development occurring several decades prior. However, the district continues to benefit from strategic transport investments, business park expansions nearby, and emerging mixed-use developments that enhance the neighbourhood's economic vitality. New private residential projects in adjacent precincts create a competitive landscape that influences HDB valuation dynamics, particularly amongst buyers considering trade-ups to larger or more contemporary private properties.

The relative stability of supply in the Bishan HDB precinct contrasts with newer estates experiencing rapid development cycles, creating a steadier market environment for both buyers and investors seeking to avoid volatile price swings driven by oversupply or infrastructure disruption.

Practical Living Experience

Residing at 236 Bishan Street 22 provides the quintessential HDB experience: community-focused, conveniently serviced, and anchored within a neighbourhood that has earned its reputation through decades of organic development. The Bishan precinct balances accessibility—minutes from MRT, shopping, schools, and workplaces—with the quieter, residential character that distinguishes established heartland estates from newer developments or high-density commercial zones.

For buyers prioritising location convenience over absolute space, proximity to transport nodes over sprawling floor areas, and community infrastructure over contemporary finishes, this development represents authentic, practical housing that aligns with Singapore's enduring values of accessibility, affordability, and stable long-term ownership.

Frequently Asked Questions

What rental yield can an investor expect when purchasing a unit at 236 Bishan Street 22 as an investment property?

Compact HDB flats in Bishan typically generate gross rental yields in the 3.5–4.5% range, depending on exact unit configuration and current market rents. However, acquisition of a second residential property by a Singapore Citizen incurs Additional Buyer's Stamp Duty at 20%, significantly impacting net yield calculations. When factored into total cost of acquisition, this 20% ABSD materially reduces first-year returns and extends the breakeven timeline compared to a first property purchase. Bishan's strong tenant demand—driven by professionals seeking MRT proximity and established neighbourhood amenities—supports consistent occupancy rates and modest rental growth, though compact units often command higher per-square-metre rents than larger configurations.

How does the per-square-foot pricing at 236 Bishan Street 22 compare to recent HDB transactions in central Bishan?

HDB flat pricing in Bishan fluctuates seasonally and with broader market sentiment, but established estates typically trade within a predictable per-square-foot band reflecting location convenience, lease maturity, and unit configuration. Compact units generally command higher per-square-foot premiums than larger HDB configurations in the same vicinity, as buyers prioritising affordability and accessibility value the efficient space planning. Recent transactions in central Bishan precincts generally reflect confidence in transport accessibility and neighbourhood stability, with pricing gravitating towards the mid-range relative to fringe estates or higher-amenity private residential alternatives. Detailed transaction records from the Urban Redevelopment Authority provide benchmarking data for specific block comparisons, ensuring buyers make informed assessments relative to prevailing market rates.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at this development?

Singapore Citizens acquiring a second residential property incur ABSD at 20% of the purchase price, a substantially higher duty compared to first-property acquisitions. For an HDB flat in Bishan, this 20% ABSD represents a material outflow beyond the base purchase price and creates significant financial friction in investment decision-making. For example, a property acquired at S$400,000 attracts S$80,000 in ABSD, effectively raising total acquisition cost to S$480,000 before accounting for legal fees and other closing costs. This duty structure reflects government policy prioritising owner-occupation of limited housing stock and discouraging speculative secondary market participation. Investors must incorporate this 20% duty into financial models, cash flow projections, and yield calculations when evaluating HDB investment opportunities.

What lease decay risks should buyers at 236 Bishan Street 22 anticipate as this HDB estate matures?

HDB flats operate under a 99-year lease from initial construction, and Bishan's blocks were predominantly built in the 1980s–1990s, meaning most units still possess substantial remaining lease terms. However, as lease terms decline below 80 years, resale values generally moderate, with steeper depreciation evident as leases fall below 60 years remaining. The Housing and Development Board's Lease Buyback Scheme mitigates long-term ownership risk for residents aged 55 and above, enabling them to liquidate remaining lease value and downsize within HDB stock. Estate renewal programmes and targeted infrastructure investments help maintain neighbourhood liveability and asset appreciation, but buyers should model lease decay impact on long-term capital value and ensure their ownership timeline aligns with lease maturity forecasts. First-time buyers entering middle-aged estates benefit from lower acquisition prices, whilst accepting eventual lease decay as the trade-off for present affordability.

How does proximity to Bishan MRT Station (NS17) affect long-term demand and capital appreciation for units at 236 Bishan Street 22?

MRT accessibility ranks among the primary value drivers for HDB properties, and location within 1.5 kilometres of Bishan MRT Station (NS17) substantially enhances both tenant demand and capital appreciation potential. The North-South Line's connectivity to the central business district, Orchard precinct, and emerging employment nodes ensures consistent transport demand from working professionals, students, and commuters. Properties within convenient walking distance of major MRT stations typically command pricing premiums relative to equivalent units further from transport nodes, as transport-dependent households and investors prioritise accessibility in their location selection. Over multi-decade ownership horizons, reliable MRT connectivity has historically proven resilient to demand fluctuations and neighbourhood transitions, making transport accessibility a fundamental value anchor. Continued government investment in transport infrastructure, business park development around transit hubs, and urban densification reinforce the strategic importance of MRT-adjacent properties in capital appreciation projections.

Which buyer profile best suits purchasing at 236 Bishan Street 22—first-time buyer, upgrader, HNW investor, or owner-occupier?

This development appeals across multiple buyer profiles, though each derives distinct value propositions. First-time buyers benefit from lower absolute prices, simpler financing through HDB loans, and entry-level positioning within established neighbourhoods with proven social infrastructure. Upgraders downsizing from larger HDB configurations or private properties find compelling value in compact, conveniently located units that reduce maintenance burden whilst preserving MRT accessibility. Empty-nesters and retirees appreciate Bishan's community character, healthcare proximity, and mature precinct amenities suited to lower-activity lifestyles. Investors recognise the neighbourhood's stable tenant demand, MRT accessibility attracting professional renters, and predictable pricing stability typical of mature HDB estates. High-net-worth individuals rarely focus on modest HDB units as primary investment vehicles, though portfolio diversification strategies might incorporate such properties as inflation hedges or heritage acquisition in established precincts. Owner-occupiers valuing practical, accessible living in trade-off for modest space discover exceptional value in a neighbourhood balancing convenience with affordability.

What Total Debt Service Ratio (TDSR) and financing headroom can buyers typically achieve at the prevailing price points for 236 Bishan Street 22?

HDB flats in Bishan's price range typically support comfortable TDSR ratios well below the 60% regulatory threshold, particularly for first-time owner-occupiers utilising HDB loans capped at competitive rates. A buyer financing a property in the S$400,000–S$450,000 range through HDB mortgage would typically secure loans covering 85% of purchase price over 25–30 year terms, with monthly repayments in the S$1,200–S$1,500 range for conservative loan structures. Assuming household monthly income of S$4,000–S$5,000, this debt service represents 25–40% of gross income, comfortably within TDSR limits and preserving substantial discretionary income for living expenses, dependents, and savings. Second-property investors face stricter financing conditions and higher interest rates from participating banks, reducing effective mortgage quantum and requiring larger down-payment reserves. First-time buyers enjoy psychological comfort from manageable debt repayments and genuine equity accumulation, whilst investors must model tighter cash flow scenarios accounting for potential vacancy periods, maintenance reserves, and tax obligations.

How does 236 Bishan Street 22 compete against nearby HDB developments and neighbouring private residential projects in Bishan?

Bishan's HDB landscape comprises multiple mature estates built across different decades, with older blocks sometimes offering lower acquisition prices but younger ones featuring updated facilities and lower lease decay risk. Competing HDB blocks within the same precinct differ by specific location, building age, and architectural configuration, influencing pricing within relatively narrow bands reflecting neighbourhood homogeneity. Adjacent private residential developments—increasingly emerging in Bishan and neighbouring precincts—establish price ceilings and value comparisons that shape HDB buyer expectations. A buyer comparing 236 Bishan Street 22 against a private apartment priced at S$700,000–S$900,000 in the same area immediately recognises substantial acquisition cost advantages, though trade-offs include modest unit sizes, longer lease terms, and different financing frameworks. This competition landscape benefits HDB buyers, as affordability advantages relative to private alternatives support demand and capital preservation. However, as private residential densification accelerates in adjacent areas, HDB pricing stability gradually reflects broader competition for space, suggesting that current affordability positioning may narrow over multi-year horizons.

Which unit stack or floor level typically offers optimal value for buyers at 236 Bishan Street 22?

Within HDB blocks, lower-floor units (storeys 1–5) often trade at pricing premiums due to easier ground-level access, reduced dependency on lifts, and preferences amongst elderly residents and families with young children. However, higher-floor units (storeys 8 and above) frequently offer superior value per square foot, as buyers discount for additional stair climbing and lift waiting times despite the same unit configurations. Mid-range floors (6–8) occupy a middle valuation position, balancing accessibility with modest premium reduction. Corner units and blocks with better orientation towards parks or greenery typically command marginal premiums, though compact unit configurations limit such differentiation. Investors prioritising yield often favour higher-floor units offering modest discounts, as tenant demographics (young professionals, compact household units) prove less sensitive to floor-level preferences compared to owner-occupier families. Careful unit selection within the block can yield 2–5% acquisition cost advantages relative to premium positions, representing material savings on relatively affordable absolute prices.

What future supply pipeline and district development trends should buyers anticipate when evaluating 236 Bishan Street 22?

Bishan's primary HDB development occurred decades prior, and the precinct now functions as a mature, stable neighbourhood with limited new HDB supply. The Housing and Development Board's focus has shifted towards newer precincts and estate renewal initiatives within existing stock, meaning Bishan is unlikely to experience significant new HDB competition from first-hand supply. However, adjacent precincts—particularly towards Ang Mo Kio and Toa Payoh—continue receiving new residential and mixed-use development, subtly reshaping district demographics and economic vitality. Greater emphasis on business park expansion, mixed-use communities, and transport-oriented development around key interchange nodes supports long-term demand sustainability. The relatively constrained supply within Bishan's HDB stock, combined with stable population demographics and enduring MRT accessibility, suggests a supportive backdrop for modest capital appreciation and rental demand stability. However, buyers should monitor broader district transitions, emerging alternative housing options in adjacent precincts, and government housing policy evolution, as such shifts can influence long-term appreciation trajectories and tenant demand patterns across the heartland.

Hdb Flat At 236 Bishan Street 22 — From S$1,200