Type

Units

Min Area

Price Range

3 BR

904 sqft

S$668K – S$988K

Property Highlights

HDB development with 5 units currently available.
Prices currently range from S$668K to S$988K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$134K on this acquisition.
Located 10 min (830 m) 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.

123 Bishan Street 12: A Refined HDB Home in Central Bishan

Nestled in District 20, 123 Bishan Street 12 represents a mature residential enclave that has earned consistent demand among homebuyers seeking proximity to transport, retail, and educational institutions. This HDB development stands out in the Bishan corridor as a well-maintained property with thoughtfully designed units that blend practical functionality with contemporary living standards. The development's strategic positioning ensures residents enjoy seamless connectivity whilst maintaining the neighbourhood charm characteristic of established estates.

Location and Accessibility

The address benefits from exceptional proximity to multiple MRT stations, positioning it as one of the most accessible precincts in central Singapore. Bishan MRT Station (NS17) lies just 830 metres away—a comfortable ten-minute walk—providing direct access to the North-South Line and onward connections across the island. Braddell MRT Station stands even closer at merely 300 metres, whilst Marymount MRT Station extends the transport network to a 1.2-kilometre radius. This tri-station advantage means residents can optimise their commute routes based on daily requirements, whether heading towards the financial district, the east coast, or beyond.

Beyond rail transit, the estate sits within easy reach of major arterial roads, ensuring vehicular owners can access expressways swiftly. The immediate neighbourhood hosts Junction 8 shopping mall at 400 metres, providing retail therapy and dining variety without requiring lengthy journeys. Fairprice supermarket sits just 200 metres away, making daily provisioning remarkably convenient for working families and retirees alike.

Educational Ecosystem

Families selecting homes in this precinct benefit from a richly layered educational landscape. Kuo Chuan Presbyterian Primary School—consistently ranked amongst Singapore's top primary institutions—sits 600 metres from the development, making school runs straightforward. Catholic High School, recognised for strong academic outcomes, stands 1.1 kilometres away, whilst Raffles Institution, one of Singapore's most prestigious secondary establishments, is a mere 500 metres distant. This concentration of quality schooling options elevates the estate's appeal to upgraders managing young families and positions it as a compelling choice for parents prioritising education proximity.

Younger learners find convenient childcare solutions within the neighbourhood, with Star Learners Pre School at 200 metres and MapleBear Little Gems at 300 metres, reducing daily logistics complexity for dual-income households. Secondary options extend to Guangyang Secondary School situated just 100 metres from the development, offering alternative pathways for older students.

Unit Design and Finishes

The current offerings at 123 Bishan Street 12 showcase a commitment to thoughtful interior design that transcends typical HDB specifications. Units feature custom-built carpentry solutions tailored to maximise storage and functional living flow, addressing the perennial space-optimisation challenges facing families in Singapore's compact dwellings. Corner unit configurations deliver natural ventilation and bright, airy ambiances that enhance daily living quality and reduce reliance on artificial climate control during temperate periods.

Premium material selections and designer fittings set these units apart from standard HDB finishes, signalling investment in durability and aesthetic coherence. The layout prioritises generous living and dining zones—increasingly important as post-pandemic work-from-home arrangements remain prevalent—whilst maintaining clear spatial delineation between private sleeping quarters and communal family spaces. All marketing materials showcase actual photography rather than renderings, providing prospective buyers with transparent representation of the finished product and its potential.

Property Tenure and Estate Maturity

The development operates under a 99-year leasehold tenure, with Top of Completion registered in 1986, placing the estate firmly within Singapore's mature housing stock. Despite the 1986 completion date, the neighbourhood has undergone systematic upgrading and remains well-maintained through active town council stewardship. The 99-year lease structure—standard for HDB properties—still affords purchasers decades of residential security, as the estate will retain marketability and financing accessibility throughout the typical ownership horizon of most buyers.

Living in a mature, fully-serviced estate carries distinct advantages: all essential infrastructure is established, utilities operate at maximum efficiency, and community fabric has naturally matured. Residents experience streets lined with established greenery, schools operating at full capacity, and retail amenities already optimised for local demand patterns.

Investment Profile and Market Position

Buyers considering 123 Bishan Street 12 as an investment vehicle should weigh several favourable factors. The estate's proximity to three MRT stations underpins resilient rental demand, as expatriate tenants and local renters consistently seek transport-proximate accommodation. The mature nature of the neighbourhood—with established schools, shopping facilities, and recreational amenities—appeals to mid-to-long-term tenants seeking stability rather than transient accommodation, potentially supporting steadier yield profiles. Comparable HDB units in District 20 with similar MRT adjacency typically command rental premiums relative to more peripheral estates, reflecting the transport-accessibility premium inherent to this precinct.

However, prospective investors should factor Additional Buyer's Stamp Duty (ABSD) implications: Singapore citizens purchasing a second residential property face a 20% ABSD levy atop the purchase price, substantially increasing effective acquisition costs. This consideration alone may redirect investor capital toward rental-yield-optimised properties in higher-demand corridors, meaning individual investor circumstances warrant careful financial modelling before commitment.

Comparative Market Standing

Within District 20's HDB landscape, 123 Bishan Street 12 occupies a distinctive position: established enough to demonstrate price stability and strong tenant demand, yet not so recently completed as to carry the premium pricing attached to new launches or recent top-ups. Neighbouring HDB precincts in Ang Mo Kio and Marymount command varying psf pricing depending on MRT proximity and unit condition, but the Bishan Street estate's three-station accessibility typically supports values competitive with or exceeding comparable units in adjacent neighbourhoods lacking such transport redundancy.

Suitability Across Buyer Personas

First-time buyers seeking established neighbourhoods with lower entry costs than private condominiums find 123 Bishan Street 12 aligned with their objectives: the estate delivers proven school access, transit connectivity, and manageable quantum for HDB grants and financing. Upgraders transitioning from smaller flats value the larger floor plates available and the mature neighbourhood's educational credentials. Investors perceive the MRT proximity and rental-friendly demographics as yield-supporting fundamentals, though ABSD and financing considerations demand careful structuring. High-net-worth buyers exploring HDB ownership for legacy or portfolio purposes find the location and design standards respectable, though would likely consider private alternatives offering greater customisation and exclusive amenities.

Financing and Affordability Considerations

Units at 123 Bishan Street 12 fall within the price range where housing financing becomes accessible to dual-income households and experienced property buyers, typically supported by HDB loans capped at 80% LTV or bank mortgages approaching 75% LTV. At prevailing market rates, Total Debt Servicing Ratio (TDSR) constraints rarely encumber qualified purchasers, meaning buyers with stable employment and reasonable existing debt levels should secure competitive mortgage terms. First-time buyers benefit from enhanced HDB loan entitlements and grant eligibility, meaningfully reducing out-of-pocket quantum relative to outright purchase prices.

Future Estate Dynamics and Supply Context

District 20's supply pipeline remains measured, with BTO launches concentrated in Bishan and Ang Mo Kio rotating on multi-year cycles. The established nature of 123 Bishan Street 12 positions it as a resale alternative to new launches, potentially offering better immediate occupancy and move-in condition for buyers unable to wait for future BTO completion windows. Ongoing district-level developments in adjacent precincts may incrementally add housing stock, though the mature HDB landscape means substantial new supply remains unlikely. This relative supply constraint, combined with persistent transport-led demand, supports gradual capital appreciation and sustained rental desirability across typical ownership horizons.

Frequently Asked Questions

What rental yield can I reasonably expect if purchasing a unit at 123 Bishan Street 12 as an investment?

Rental yields for HDB units in District 20 with Bishan Street's MRT proximity typically range from 2.5% to 3.5% gross annual yield, depending on unit configuration, finishes, and market rental rates at the time of lease commencement. The estate's triple-station accessibility—Bishan, Braddell, and Marymount MRT within walking distance—attracts both expatriate tenants and local renters seeking transport convenience, supporting relatively steady tenant demand and lower vacancy periods compared to more peripheral HDB estates. However, investors must account for 20% Additional Buyer's Stamp Duty (ABSD) when purchasing as a second residential property, which significantly increases the effective acquisition cost and therefore reduces headline yield calculations; after factoring ABSD and typical agent fees, net yields typically compress toward 2.0% to 2.8%, depending on purchase price and rental rate trajectory.

How does the per-square-foot pricing at 123 Bishan Street 12 compare to recent transactions in District 20?

HDB transactions in District 20 currently trade in a range broadly aligned with the development's positioning, typically between S$850 and S$950 psf for comparable unit types in established estates with strong MRT accessibility. 123 Bishan Street 12's designer finishes and corner-unit advantages—offering superior natural ventilation and brightness—may command modest psf premiums relative to standard HDB units of equivalent size in the same district, reflecting the value buyers place on thoughtful renovations and prime orientations. Comparable transactions in nearby Bishan precincts lacking equivalent MRT proximity or renovation quality tend to trade at lower psf benchmarks, suggesting the estate's location and condition support fair-value positioning within the contemporary market window. Prospective buyers should analyse recent arm's length transactions within a 200-metre radius to confirm psf relativities at the time of their purchase decision, as HDB pricing exhibits moderate volatility responding to prevailing interest rates, financing availability, and district-level sentiment.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm a Singapore Citizen purchasing this as a second residential property?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at the current rate of 20%, calculated on the purchase price and payable at the time of legal completion. For a unit at 123 Bishan Street 12 priced at S$988,000, ABSD would amount to approximately S$197,600, substantially increasing the total acquisition cost beyond the headline purchase price and materially affecting overall investment returns or affordability calculations. This 20% levy applies to all second and subsequent residential properties acquired by citizens, regardless of property type (HDB, private, or executive condominium), and represents a significant financial consideration for investors or homeowners managing multiple residential holdings. To mitigate ABSD exposure, some purchasers structure acquisitions strategically, such as timing purchases around property disposals or considering alternative ownership structures; however, such planning requires specialist tax and legal advice, and ABSD implications should always factor prominently in the decision-making calculus before committing to an acquisition.

How does the 99-year lease tenure affect resale value and financing accessibility as the lease decays?

The 99-year leasehold tenure is standard for HDB properties and remains fundamentally sound from both financing and resale perspectives throughout the typical ownership horizon of most buyers, as banks and HDB loan providers offer full financing support for leases substantially exceeding 60 years—a threshold that will not constrain 123 Bishan Street 12 for several decades. However, as leases naturally decay toward their final years (typically beyond 30 years remaining), banks may begin to reduce loan-to-value ratios or narrow eligible buyer pools, which can moderately depress resale value; this decay effect typically becomes material only when leases fall below 40 years remaining, placing this estate safely outside that compression zone for the foreseeable future. The development's 1986 TOP date means the current lease tenure stands around 78 years, affording purchasers ample runway before lease decay meaningfully impacts financing accessibility or buyer demand; planning for lease-extension applications (which the government typically permits) provides additional value-preservation strategies as the lease approaches its final decades. For investors prioritising multi-decade holding periods, the remaining lease tenure presents minimal practical concern; upgraders or investors with shorter horizons (5–15 years) face negligible lease-decay risk.

How does proximity to three MRT stations influence long-term capital appreciation and tenant demand?

Transport accessibility is arguably the single most consistent driver of HDB capital appreciation and rental demand in Singapore, and 123 Bishan Street 12's positioning within 300–1,200 metres of three fully operational MRT stations (Braddell, Bishan, and Marymount) substantially amplifies both resale appeal and tenant marketability. Properties demonstrating sub-500-metre proximity to MRT stations historically appreciate 0.3% to 0.8% faster annually than equivalent units 1–2 kilometres away, reflecting the enduring premium tenants and owner-occupiers place on transport time-savings; the estate's tri-station advantage means residents enjoy commute flexibility and multiple route optimisation options, supporting both investor-grade rental demand and lasting owner-occupier appeal. The North-South Line's established maturity and reliable service record further strengthen this advantage, as prospective tenants and buyers can depend on consistent transit availability rather than betting on future infrastructure promises. As Singapore's transport network matures and extends outward, properties with proven MRT adjacency typically outperform estates in peripheral locations awaiting future station development, making 123 Bishan Street 12's current transport profile a durable capital-appreciation hedge unlikely to be replicated by future estate launches in more distant precincts.

Is 123 Bishan Street 12 suitable for first-time homebuyers, upgraders, and investors—or are there distinct buyer profiles it serves best?

The estate appeals across multiple buyer personas, though each derives distinct value propositions: first-time buyers benefit from the mature neighbourhood's established schools, managed-cost quantum, HDB grant eligibility, and transport connectivity that typically command premium pricing in younger estates, making this development a rational entry point into homeownership; upgraders transitioning from smaller flats value the larger floor plates, designer finishes, and educational infrastructure that support family expansion without requiring private-sector price escalation; investors perceive the MRT proximity and consistent rental demographics as yield-supporting fundamentals, though must carefully model ABSD and financing costs before committing capital. Owner-occupier families represent the strongest natural constituency, as the school proximity, mature amenities, and transport access directly serve daily household routines, whilst investor purchasers face more austere yield hurdles given ABSD compression and moderate cap rates. High-net-worth buyers exploring HDB ownership for legacy or portfolio rationales may find the location respectable, though would likely prioritise private alternatives offering greater customisation and exclusivity; conversely, retiring homeowners downsizing from private properties find the estate's managed environment and low-friction MRT access appealing.

What TDSR and financing headroom should I anticipate at typical price points for units in this development?

Units at 123 Bishan Street 12 typically fall within a price range where qualified buyers—defined as dual-income households or experienced homeowners with stable employment—secure competitive financing at loan-to-value ratios approaching 75% via bank mortgages or 80% via HDB loans, both accompanied by interest rates that have historically ranged from 2.5% to 3.5% depending on market conditions and individual creditworthiness. At a representative purchase price of S$988,000 financed at 75% LTV (S$741,000 borrowed), monthly mortgage repayments at 3% interest over a 25-year amortisation period approximate S$3,500, placing TDSR requirements at manageable levels for households earning S$7,000–S$8,000 monthly income—realistic thresholds for professional couples in Singapore's employment landscape. First-time buyers accessing HDB loans benefit from enhanced borrowing entitlements and grant subsidies, further improving affordability and TDSR compliance; conversely, investor purchasers managing multiple mortgage obligations should stress-test TDSR calculations conservatively, as lenders typically treat investment property debt more stringently than owner-occupied mortgages. Interest-rate sensitivity remains material: a 1% increase in prevailing rates would elevate monthly servicing by approximately S$700, potentially constraining TDSR headroom for marginal borrowers; buyers should therefore model repayment capacity across multiple interest-rate scenarios before committing to offers.

How does 123 Bishan Street 12 compete with nearby HDB developments in Ang Mo Kio, Marymount, and Braddell?

Neighbouring estates in Ang Mo Kio (Kebun Baru, Lentor, Bishan Park precincts) and Marymount typically trade at comparable or marginally higher psf benchmarks, reflecting their similar MRT adjacency and mature amenities, though some Ang Mo Kio parcels benefit from stronger retail vibrancy (via Ang Mo Kio Hub) that marginally elevates demand; Braddell-area estates sit marginally closer to Braddell MRT but lack 123 Bishan Street 12's triple-station advantage and therefore typically display lower psf pricing and potentially softer rental uptake. The designer finishes and corner-unit configurations at 123 Bishan Street 12 distinguish it from standard HDB stock in these comparable precincts, potentially justifying small psf premiums; however, the estate does not possess exclusive positioning that would command outsized pricing relative to well-maintained competitors in adjacent neighbourhoods. From an investor perspective, the estate competes effectively on rental demand and capital-preservation fundamentals, though lacks the scarcity value that would materially outperform competitors during market upswings; upgraders and families benefit from the estate's balance of cost, location, and educational infrastructure, positioning it as a rational alternative to pursuing newer launches in more peripheral precincts. Prospective buyers should comparative-shop across Bishan Street, nearby Braddell developments, and selected Marymount parcels to confirm value alignment before finalising offers.

Which unit stacks or floor levels typically offer the best value proposition at this development?

Mid-stack units (floors 7–15) typically balance value and liveability optimally, offering natural ventilation and natural light superior to lower floors (which may experience shadowing from adjacent blocks or ground-level activity noise) whilst avoiding the premium pricing often attached to penthouse or high-floor premium units without delivering meaningfully superior amenities or views; for families, mid-stack positioning delivers acceptable privacy from ground-level pedestrian visibility whilst maintaining reasonable stairwell access during emergency egress scenarios. Corner units across all floors command modest psf premiums (typically 3–8%) reflecting superior ventilation, dual-aspect orientations, and reduced noise exposure from adjoining units; whilst these premiums are justified, buyers should confirm that the additional cost aligns with their personal preferences for natural light and air circulation rather than assuming all corner units represent superior value. Ground-floor or first-level units occasionally trade at discounts (5–10% below comparable higher-floor units) due to perceived security and privacy concerns, presenting contrarian value opportunities for buyers unconcerned with ground-level exposure or for investors prioritising yield optimisation over occupier preferences. Buyers should inspect multiple floor levels and stack positions in person before finalising offers, as individual unit orientations, neighbouring block configurations, and natural light patterns vary meaningfully; visual inspection typically reveals value opportunities invisible in brochure specifications or online listings.

What new HDB supply is planned for District 20 in coming years, and how might this affect 123 Bishan Street 12's resale demand?

District 20's HDB supply pipeline remains relatively constrained, with Build-to-Order (BTO) allocations rotating across Bishan and Ang Mo Kio precincts on multi-year cycles; HDB's most recent BTO launches in the district were completed or nearing completion as of early 2024, with the next material supply injections unlikely until 2026–2027 at earliest, based on published planning timelines. This measured supply approach supports sustained demand for resale units like those at 123 Bishan Street 12, as buyers unable to secure BTO allocations or unwilling to wait multi-year construction periods must access the resale market; historically, established HDB estates with strong transport adjacency and mature amenities benefit from reduced new-launch competition, as BTO projects typically locate in more peripheral precincts with lower land costs. However, the ongoing densification of Singapore's housing stock means incremental supply additions will eventually occur; buyers should monitor HDB's quarterly BTO launch announcements and URA planning updates to remain aware of emerging competitive projects in adjacent zones (Ang Mo Kio, Marymount, Serangoon) that might theoretically absorb potential tenant or resale demand. For investment-focused purchasers, the constrained supply pipeline strengthens the case for acquisition, as limited new HDB inventory in District 20's premium-location segments typically translates to sustained rental demand and resilient capital values across typical ownership horizons.

Hdb Flat At Bishan Street 12 — From S$668K