Type

Units

Min Area

Price Range

4 BR

1580 sqft

S$1.3M

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$260K on this acquisition.
Located 12 min (990 m) from CR12 Teck Ghee MRT Station (U/C).

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.

257 Bishan Street 22: Mature HDB Living in a Connected Neighbourhood

Situated on Bishan Street 22, this established public housing development exemplifies the enduring appeal of Singapore's mature residential estates. The address places residents within approximately 12 minutes' walking distance of Teck Ghee MRT Station on the Circle Line, affording seamless connectivity to the wider metropolitan area and key employment districts. As one of Bishan's more established residential addresses, the development has been shaped by decades of estate planning and infrastructure investment, creating a neighbourhood that balances accessibility with community character.

The estate's location within the Bishan planning area positions it at the intersection of several strategic advantages. Proximity to the upcoming Teck Ghee MRT Station expansion work signals continued transport investment in the vicinity, likely to enhance convenience for commuters and bolster long-term property demand. Residents benefit from immediate access to local retail, hawker centres, and supermarket facilities that define the Bishan lifestyle. The neighbourhood's maturity means primary and secondary schools, polyclinics, and recreational facilities are well-established and distributed throughout the immediate catchment.

Unit Variety and Configuration

The development encompasses multiple unit types and floor plans, reflecting the diverse needs of Bishan's resident population. Buyers exploring 257 Bishan Street 22 can typically find four-bedroom, three-bedroom, and smaller configurations, allowing first-time purchasers, upgraders, and downsizers to identify suitable options within their budget and lifestyle requirements. Floor areas for larger units often exceed 1,500 square feet, providing the spatial comfort that appeals to families seeking room to grow within an established estate environment. The range of available units means that investment-focused buyers can also identify units with appealing rental yields based on their acquisition strategy and financing capacity.

Pricing and Market Position

Units at 257 Bishan Street 22 reflect pricing consistent with comparable HDB properties in the Bishan district, with prices beginning from around S$1.3 million for larger four-bedroom configurations. This pricing sits within the broader market context for mature estates offering proven accessibility and established community infrastructure. The per-square-foot valuation aligns with recent transactions in the Bishan precinct, where mature estates command premiums relative to newer towns, yet remain accessible to upgraders trading up from one- and two-bedroom units or first-time buyers with adequate financing capacity. Prospective purchasers should note that actual unit prices will vary based on floor level, facing, view, and remaining lease duration—factors that agents and sellers will articulate during the viewing and negotiation process.

Transport and Connectivity

The proximity to Teck Ghee MRT Station—itself undergoing capacity enhancements as part of the Circle Line expansion—anchors the development's appeal to commuters and investors alike. The station provides direct connectivity to central business districts, regional hospitals, and educational hubs, making the address attractive to working professionals and families with school-aged children. Journey times to Marina Bay, the CBD, and Changi Airport are competitive with many private residential addresses, lending credibility to the estate's long-term investment thesis. Beyond the MRT, the neighbourhood sits astride bus corridors connecting Bishan to Ang Mo Kio, Thomson, and the city centre, ensuring multimodal transport options for residents without private vehicles.

Investment and Rental Considerations

Investors viewing 257 Bishan Street 22 should factor in the estate's established rental market, underpinned by strong demand from young professionals, expatriates, and relocating families seeking mature-estate living close to employment. Rental yields for HDB flats in Bishan typically range from 4% to 6% gross, varying based on unit size, lease tenure, and market conditions at the time of acquisition. The development's proximity to transport and retail amenities enhances its appeal to tenants, particularly those prioritising convenience and community infrastructure. Investors should commission a professional valuation and review recent comparable lettings to establish realistic income projections aligned with their investment horizon and risk tolerance.

Financing and Buyer Suitability

First-time HDB buyers purchasing at 257 Bishan Street 22 will benefit from Housing and Development Board financing schemes, which typically allow loan-to-value ratios up to 90% for properties within HDB's lending guidelines. Upgraders trading in their existing HDB lease may be eligible for Enhanced CPF Housing Grant schemes, subject to income and family composition criteria—these should be confirmed with HDB and your financial adviser prior to proceeding. For second-property investors, an Additional Buyer's Stamp Duty of 20% applies to Singapore Citizens' subsequent residential property acquisitions, effectively increasing the purchase cost by this margin; this factor should be incorporated into investment feasibility calculations before committing to an offer. Total Debt Service Ratio requirements typically allow borrowers to commit up to 60% of gross household income to servicing all loans, meaning a household earning S$10,000 monthly could typically support borrowings around S$600,000, with the balance funded via CPF and cash.

Lease Tenure and Resale Dynamics

HDB leases in Singapore are standardised at 99 years from the point of new sale by the Board. As 257 Bishan Street 22 is an established estate, some units in the secondary market may carry leases of 60–80 years remaining, particularly if they have changed hands multiple times since original sale. Lease decay becomes relevant when remaining tenure falls below 60 years, as financing options narrow and market pricing typically reflects the depreciation. Prospective buyers should request the Certificate of Lease and verify exact tenure before finalising an offer, as this directly impacts both borrowing capacity and future resale appeal. The Board's lease renewal framework allows flat owners to top up their lease to 99 years at a prescribed formula price, though programme participation and timelines should be clarified with HDB directly.

Neighbourhood Context and Future Development

Bishan has evolved into one of Singapore's most established and sought-after mature estates, benefiting from decades of infrastructure investment and community consolidation. Future development in the precinct will likely be focused on estate renewal, transport enhancements (notably the ongoing Teck Ghee MRT work), and mixed-use infill projects rather than large-scale residential supply. This constrained new supply outlook supports long-term price stability for existing units, particularly those offering strong transport connectivity and neighbourhood amenities. Buyers should view 257 Bishan Street 22 within the context of Bishan's position as a mature, fully-planned estate unlikely to experience significant demographic or infrastructure disruption, lending it stability as both a home and an investment.

Comparable Market Context

The Bishan market encompasses several competing developments and scattered estate addresses, including properties along Bishan Street, Ang Mo Kio Avenue, and connecting roads. Direct comparables to 257 Bishan Street 22 include other four-bedroom units in the immediate vicinity, though each carries distinct attributes related to floor level, unit aspect, and remaining lease. Buyers and investors should commission comparative market analysis from qualified HDB specialists to validate pricing within the local micromarket context. Recent PSF transacted prices for four-bedroom Bishan HDB units have trended between S$820–S$900 per square foot, though this range fluctuates with broader market sentiment and individual unit characteristics.

For prospective residents and investors, 257 Bishan Street 22 represents a stable, well-connected address within one of Singapore's most mature and established public housing estates. Its accessible pricing, proven transport links, and established community infrastructure combine to create appeal across multiple buyer cohorts—from upgrading families to disciplined investors seeking rental yield in a stable market. Thorough due diligence, professional valuation, and clarity on lease tenure remain essential steps in the acquisition process.

Frequently Asked Questions

What is the estimated rental yield for units at 257 Bishan Street 22 if purchased as an investment property?

Rental yields for HDB flats at 257 Bishan Street 22 typically range from 4% to 6% gross annually, depending on unit size, remaining lease duration, and prevailing market rental rates at the time of acquisition. Four-bedroom units generally command higher absolute rental income than smaller configurations, though yield percentages remain competitive with comparable mature-estate HDB addresses across Singapore. Investors should conduct comparative rental analysis for similar units in the immediate Bishan area to validate income expectations and cross-reference with recent lettings data before finalising their acquisition strategy. The estate's proximity to Teck Ghee MRT and local employment nodes supports sustained tenant demand, though actual yield realisation will depend on tenant quality, vacancy management, and lease maintenance.

How does the pricing at 257 Bishan Street 22 compare to recent per-square-foot transactions in Bishan?

Recent four-bedroom HDB transactions in the Bishan precinct have transacted at per-square-foot prices ranging approximately S$820–S$900, with variance driven by floor level, unit condition, remaining lease tenure, and market sentiment at the time of sale. Units at 257 Bishan Street 22 are priced competitively within this range, reflecting the estate's established connectivity and proven infrastructure. Buyers and investors should request comparables analysis from qualified HDB specialists to verify that specific units under consideration align with prevailing market PSF rates for the micro-location. Price variations between units on the same street address can be significant, so individual unit inspection and valuation remain essential before committing to offer.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen buying a second residential property at 257 Bishan Street 22?

Singapore Citizens purchasing a second residential property, including HDB flats at 257 Bishan Street 22, are subject to Additional Buyer's Stamp Duty at a rate of 20% on the purchase price. For a unit priced at S$1.3 million, this represents an additional S$260,000 in duty, payable at the point of legal completion and substantially increasing the effective acquisition cost of the property. This 20% ABSD must be factored into investment feasibility analysis and financing structures, as it directly impacts cash-on-hand requirements and overall return-on-investment calculations. Investors should consult a tax adviser to explore any available exemptions or reliefs applicable to their personal circumstances before proceeding with acquisition.

How does lease decay affect the resale value and financing options for units at 257 Bishan Street 22?

HDB flats sold by the Board carry a standard 99-year lease; however, units at 257 Bishan Street 22 acquired in the secondary market may carry significantly reduced lease tenures if they have changed hands multiple times. When remaining lease falls below 60 years, financing becomes constrained—banks tighten loan-to-value ratios, and prospective buyer pools narrow considerably, typically depressing market pricing by 15–25% relative to comparable units with longer tenures. Buyers should request a Certificate of Lease from the seller and consult HDB regarding lease top-up eligibility and cost before acquiring a unit with reduced tenure. The Board's lease renewal framework allows owners to top up to 99 years at a prescribed formula, though participation requires early engagement with HDB and carries associated costs that should be evaluated as part of purchase-stage due diligence.

How does proximity to Teck Ghee MRT Station influence demand and capital appreciation potential at 257 Bishan Street 22?

Proximity to Teck Ghee MRT Station—approximately 12 minutes' walking distance—anchors the development's appeal to both owner-occupiers and investors by ensuring reliable commuter connectivity to employment centres, educational institutions, and regional hubs across the island. The station's current expansion as part of the Circle Line enhancement programme signals continued transport infrastructure investment in the area, likely supporting long-term property demand and price stability. Properties located within 400–600 metres of operational MRT stations typically command 10–15% premiums relative to estates lacking similar connectivity, reflecting the transport value proposition that influences both rental yield and capital appreciation. The accessibility provided by the MRT link positions 257 Bishan Street 22 advantageously within Bishan's broader property market, supporting sustained investor interest and gradual capital growth aligned with broader HDB market trends.

Which buyer profiles—HNW, upgrader, first-timer, investor—would find 257 Bishan Street 22 most suitable?

First-time HDB buyers with adequate CPF balance and household income will find 257 Bishan Street 22 accessible, particularly through HDB financing schemes offering loan-to-value ratios up to 90% for eligible purchasers, enabling entry without substantial cash capital. Upgraders trading in their existing HDB lease for a larger unit in an established neighbourhood will appreciate the estate's maturity, proven amenities, and lack of relocation to unfamiliar areas, making it a natural progression for growing families. Investment-focused buyers and moderately high-net-worth individuals will find rental yield potential attractive relative to private residential alternatives, though ABSD implications and capital leverage requirements demand careful financial planning. Downdsizers relocating from private properties or significantly larger HDB estates may view 257 Bishan Street 22 as a cost-effective transition addressing lifestyle and maintenance simplification while retaining asset value within Singapore's appreciating HDB market.

What Total Debt Service Ratio (TDSR) headroom is typical for financing at 257 Bishan Street 22's price points?

For a property priced around S$1.3 million with a buyer assuming 80% loan-to-value financing (approximately S$1.04 million borrowed), monthly mortgage servicing typically falls between S$5,500–S$6,500 at current interest rates, requiring gross household income of approximately S$9,200–S$10,800 to remain within standard 60% TDSR thresholds. Buyers with household incomes at S$15,000+ monthly will typically experience comfortable headroom, allowing for other liabilities and discretionary spending without TDSR constraint; those at S$10,000 monthly will operate near the upper boundary, requiring careful liability management. HDB and institutional lenders assess TDSR across all loans (mortgages, car financing, personal loans, credit cards), so prospective buyers should consolidate liabilities and review their TDSR position with their bank well before making an offer. First-time buyers with substantial CPF balances can reduce loan amount and TDSR pressure by deploying accumulated retirement savings toward the purchase, improving overall financial flexibility.

How does 257 Bishan Street 22 compare to nearby competing HDB developments in Bishan?

The Bishan estate encompasses multiple scattered addresses and dedicated developments across Bishan Street, Ang Mo Kio Avenue, and connecting roads, each offering variant configurations, floor plans, and remaining lease tenures. Direct competitors to 257 Bishan Street 22 include other four-bedroom units along Bishan Street and neighbouring addresses, though each carries distinct micromarket characteristics related to block orientation, floor level, and block age affecting both pricing and demand. Comparative market analysis across 3–5 recent transactions of similar-sized units within a 400-metre radius will provide buyers and investors with realistic benchmarking data; professional HDB specialists can facilitate this analysis and validate value alignment. The estate's connectivity, proximity to schools, and retail infrastructure position it competitively within Bishan's fragmented supply base, supporting both owner-occupier and investor demand across market cycles.

Which unit stacks or floor levels at 257 Bishan Street 22 typically offer better value proposition?

Mid-level units (floors 7–15 approximately) typically command a balanced premium reflecting commanding views and natural light without incurring the full price uplift associated with premium high-floor units (floors 16+), making them attractive value propositions for both owner-occupiers and yield-focused investors. Lower-to-mid floors (3–6) may offer modest discounts reflecting perception of reduced privacy and view, though these units often attract families with young children and investors prioritising rental yield over capital appreciation potential. Ground-floor units and those immediately adjacent to lift lobbies frequently attract deeper discounts, yet may appeal to buyers prioritising convenience and accessibility over view premium. Individual unit characteristics—including aspect (north-facing units typically cooler), distance from lift cores, and balcony configuration—should be weighted alongside floor level when comparing value; prospective buyers are advised to view multiple units across different stacks before making a final purchase decision.

What is the future supply pipeline in the Bishan district, and how does it affect long-term value at 257 Bishan Street 22?

Bishan is a fully-planned, mature HDB estate with limited scope for significant new residential supply, as available land has been utilised and future development will likely focus on estate renewal, transport enhancement (including the ongoing Teck Ghee MRT expansion), and selective infill mixed-use projects rather than large-scale new housing. This constrained supply outlook supports long-term price stability and gradual capital appreciation relative to growth towns experiencing active expansion and new unit launches that can moderate pricing. The absence of competing new projects in the immediate vicinity insulates 257 Bishan Street 22 from immediate supply-driven pricing pressure, though broader market cycles and interest-rate movements will continue to influence sentiment. Buyers and investors should view the development within the context of a maturing, supply-constrained estate likely to experience gradual value appreciation aligned with Singapore's broader HDB market trends over a medium-to-long-term investment horizon.

Hdb Flat At 257 Bishan Street 22 — From S$1.3M