Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$519K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$519K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$104K on this acquisition.
Located 13 min (1.12 km) 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?

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235 Yishun Street 21: A Residential Haven in Yishun's Established Community

235 Yishun Street 21 stands as a prominent residential address in one of Singapore's most vibrant and mature HDB estates. Situated in the Yishun planning area, this development offers prospective buyers and investors access to a neighbourhood that has proven its staying power over decades, combining the stability of an established community with the continuous modernisation that characterises Singapore's public housing landscape.

The development occupies a strategic position within the Yishun precinct, benefiting from comprehensive infrastructure that has accumulated around this busy residential zone. The proximity to NS13 Yishun MRT Station—approximately 13 minutes' walk or 1.12 kilometres away—positions residents well for commuting across the island on the North-South Line. This accessibility has historically anchored demand for properties in this area, as working professionals and families value the direct connection to business districts and educational institutions throughout the network.

Housing Typology and Space Configuration

The development comprises spacious HDB units, with available configurations including 3-bedroom layouts spanning approximately 1,001 square feet. This floor area represents a generous allocation typical of mature HDB estates, offering room for families to establish stable living arrangements with separate living, dining, and sleeping zones. The 2-bathroom configuration caters to the practical needs of multi-generational households and growing families, reducing morning congestion in shared facilities.

Unit orientations and stack placements throughout the block present varied advantages depending on personal preference. Higher floors typically command a premium due to improved natural light, reduced street noise, and enhanced views across the Yishun landscape. Mid-level units offer a balance between accessibility and environmental comfort, whilst lower-floor units appeal to buyers with mobility considerations or those prioritising ease of access to communal spaces and playgrounds.

Market Positioning and Pricing

Pricing across the available inventory ranges from S$518,888 upwards, reflecting competitive positioning within the broader Yishun HDB market. This entry point remains accessible to first-time buyers navigating their initial property purchase, whilst the larger unit mix attracts upgraders seeking additional space without venturing into private property territory. The pricing structure demonstrates stability characteristic of mature estates, where transaction history provides transparent benchmarking for fair market value.

For investors evaluating rental yield potential, 235 Yishun Street 21 presents compelling fundamentals. The Yishun area sustains consistent tenant demand from young professionals, expatriates, and small families seeking affordable, well-connected accommodation. Monthly rental yields for comparable 3-bedroom units in this precinct typically range between 3% and 4% gross, though specific outcomes depend on unit condition, exact floor level, and current market cycles. Investors should conduct detailed tenant affordability analysis based on prevailing local salaries and rental benchmarks before committing capital.

Connectivity and Lifestyle Access

The NS13 Yishun MRT Station functions as a principal gateway for residents, connecting the development to broader transport networks spanning the North-South Line. Regular service frequencies and modern train infrastructure reduce journey uncertainty, making 235 Yishun Street 21 particularly attractive to commuters working in the Central Business District, Marina Bay, or Orchard planning areas. The station also serves as an interchange point for bus services extending into residential neighbourhoods, complementing rail connectivity with localised coverage.

Beyond transport, the Yishun estate encompasses extensive retail, dining, and recreational infrastructure. Yishun Shopping Centre, Yishun 10, and various hawker centres provide daily provisioning options ranging from fresh produce markets to casual dining and contemporary shopping experiences. Educational facilities abound, with primary schools, secondary institutions, and junior colleges positioned throughout the precinct, benefiting families with school-age children. Community facilities including sports complexes, libraries, and recreational parks support active lifestyles and neighbourhood socialisation.

Investment Considerations and Capital Growth Prospects

Buyers considering 235 Yishun Street 21 as an investment vehicle should understand the distinct characteristics of HDB investments compared to private residential property. HDB leases currently operate on 99-year terms from the point of original issue, meaning properties in mature estates like Yishun have consumed a portion of their lease duration. This lease decay is a material consideration: as a lease shortens below 80 years, financing becomes constrained, and resale values may compress. However, 235 Yishun Street 21's position within an established, well-maintained estate provides some insulation against extreme lease-related valuation degradation.

The Government's Housing and Development Board maintains active upgrading programmes across mature estates, which has proven effective in sustaining property values and resident satisfaction. Historical patterns suggest that estates receiving integrated upgrading interventions—encompassing facade works, lift installations, common area enhancements, and environmental improvements—experience stabilised or appreciating valuations even as lease age increases. Prospective buyers and investors should monitor official announcements regarding upgrading schedules for this precinct.

Financing and Buyer Eligibility

First-time homebuyers benefit from the Government's housing grants and concessional financing arrangements when purchasing HDB flats. Loan eligibility is typically calculated using the Total Debt Servicing Ratio (TDSR), with financial institutions typically capping housing loan commitments at 30% of gross monthly household income. At the prevailing price range of 235 Yishun Street 21, a household earning S$6,000 monthly could comfortably service a S$400,000 mortgage across a 25-year tenure, leaving adequate headroom for other commitments. However, final lending decisions rest with individual financial institutions and depend on personal credit histories and employment stability.

For Singapore Citizens purchasing a second residential property, Additional Buyer's Stamp Duty (ABSD) applies at 20% of the purchase price. This represents a significant additional cost: on a S$550,000 property purchase, ABSD liability would reach S$110,000. Investors and upgraders should factor this cost into total acquisition expenses and adjust expected returns accordingly. Some buyer categories—such as those upgrading from smaller HDB flats to larger ones—may qualify for ABSD remission or deferral under specific Government schemes; consultation with a conveyancing lawyer is prudent before committing to purchase.

Comparative Market Context

Within the Yishun and adjacent Sengkang planning areas, competing HDB developments offer varying combinations of age, configuration, and accessibility. Newer Build-to-Order (BTO) launches in surrounding precincts may offer contemporary design and extended lease terms, though these require patience through completion and typically command comparable or premium pricing. Resale flats at 235 Yishun Street 21 provide immediate occupancy, established community networks, and transparent transaction records enabling precise market comparison—factors valued by buyers seeking certainty and minimal delays.

Suitability varies by buyer profile. First-time buyers benefit from accessibility, established amenities, and straightforward financing; upgraders appreciate the spacious layouts and mature neighbourhood character; investors recognise the stable tenant demand and reasonable yield potential; and high-net-worth individuals may view HDB property as a portfolio diversification component or legacy asset. Each cohort should conduct independent due diligence aligned with their specific objectives and timelines.

Future District Development and Planning Considerations

The broader Yishun and northern Singapore planning area remains subject to Ministry of National Development and Urban Redevelopment Authority (URA) planning cycles. Buyers should review the Master Plan and Development Guide Plans to understand zoning changes, infrastructure projects, and emerging land use designations that may influence long-term property appreciation or amenity access. Recent announcements regarding transport improvements, Business Park expansions, and mixed-use developments in adjacent precincts may create external positive influences on the 235 Yishun Street 21 catchment area.

235 Yishun Street 21 represents a compelling option for those seeking established HDB housing in a well-serviced, connectivity-rich precinct. Whether approached as a primary residence, investment asset, or upgrading opportunity, the development merits serious consideration supported by thorough due diligence regarding lease age, financing capacity, and personal long-term residential or investment objectives.

Frequently Asked Questions

What rental yield can investors realistically expect from a 3-bedroom unit at 235 Yishun Street 21?

Comparable 3-bedroom HDB units in the Yishun precinct typically generate gross rental yields between 3% and 4% annually, depending on unit condition, floor level, and market cycles. A property valued at S$550,000 renting for approximately S$1,700–S$1,900 monthly would sit within this range. Investors should account for property tax (approximately S$4–S$6 monthly for HDB), maintenance contributions, and potential vacancy periods when calculating net yields. The Yishun estate sustains steady tenant demand from young professionals and expatriates, providing relative stability compared to more volatile residential precincts.

How does the per-square-foot pricing at 235 Yishun Street 21 compare to recent HDB transactions in Yishun?

The development's pricing framework translates to approximately S$515–S$520 per square foot based on available unit sizes, positioning it competitively within recent Yishun resale market transactions. Comparable 3-bedroom flats in the broader Yishun estate have recently traded between S$500–S$550 per square foot, reflecting variations in block age, floor level, and renovation condition. Buyers should cross-reference recent Urban Redevelopment Authority (URA) transaction records and consult conveyancing professionals to validate positioning relative to contemporaneous sales. The mature estate status typically commands modest per-square-foot discounts compared to newer Build-to-Order estates, reflecting lease age rather than neighbourhood quality.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens purchasing a second residential property at 235 Yishun Street 21?

Singapore Citizens purchasing a second residential property face ABSD at 20% of the purchase price. On a S$550,000 property purchase, ABSD liability would amount to S$110,000, due within 14 days of the written law allowing property transfer. This substantially increases total acquisition costs beyond the headline purchase price. However, some upgraders transitioning from smaller HDB flats to larger ones may qualify for ABSD deferral or remission under Government upgrading schemes—entitlement depends on specific circumstances and should be verified with a conveyancing lawyer. Investors and second-property buyers must incorporate this 20% duty into financial planning and adjust expected return calculations accordingly.

What lease decay considerations apply to 235 Yishun Street 21, and how might this affect resale value?

235 Yishun Street 21 exists within a mature HDB estate, meaning units have consumed a portion of their original 99-year lease duration. As leases shorten below 80 years, financial institutions typically impose stricter lending conditions and loan quantum caps, which constrains buyer financing capacity and dampens resale demand. However, the Government's active upgrading programmes—encompassing structural improvements, lift installations, and environmental enhancements—have historically stabilised valuations in mature estates despite lease age. The Yishun precinct has benefited from multiple upgrading tranches, providing some mitigation against extreme lease-related depreciation. Prospective buyers should verify the exact lease balance through the Housing and Development Board's records and monitor official announcements regarding future upgrading schedules.

How does proximity to NS13 Yishun MRT Station influence demand and capital appreciation at 235 Yishun Street 21?

The 13-minute walk to NS13 Yishun MRT Station is a material demand driver, particularly for commuters targeting the Central Business District, Orchard, or Marina Bay employment nodes via the North-South Line. MRT accessibility has historically anchored property valuations in Yishun, supporting relatively stable resale markets and consistent tenant demand. Properties within walking distance of MRT stations (typically considered 800 metres to 1 kilometre) command modest appreciation premiums compared to more peripheral locations. However, this appreciation benefit plateaus once supply normalises; the accessibility advantage is already priced into the broader Yishun estate market rather than representing emerging upside. First-time buyers and investors should view MRT proximity as essential stability underpinning resale liquidity rather than as a growth catalyst.

Which buyer profiles—first-timers, upgraders, investors, high-net-worth individuals—are best suited to 235 Yishun Street 21?

First-time homebuyers find 235 Yishun Street 21 attractive due to accessible entry pricing, Government housing grants eligibility, and straightforward concessional financing arrangements. Upgraders transitioning from smaller 2-bedroom flats to 3-bedroom units appreciate the additional space and established community character without venturing into private property territory. Investors recognise stable rental demand from young professionals and expatriates, supporting consistent tenant acquisition and reasonable gross yields of 3–4% annually. High-net-worth individuals may view HDB property as portfolio diversification, legacy asset, or yield-generating holding for estate planning purposes, though such buyers typically prioritise private residential alternatives for capital appreciation and exclusivity. Each cohort should validate suitability based on personal financial capacity, lease preferences, and long-term residential or investment time horizons.

What financing headroom exists at typical 235 Yishun Street 21 price points under standard TDSR lending criteria?

The Total Debt Servicing Ratio (TDSR) framework typically caps housing loan commitments at 30% of gross monthly household income. At the prevailing price range of S$520,000–S$600,000, a household with S$8,000 gross monthly income could service approximately S$500,000 across a 25-year mortgage tenure, requiring a S$60,000–S$100,000 downpayment depending on financing structure. Borrowers must account for other outstanding debts—car loans, credit card balances, personal loans—which reduce available TDSR headroom. Younger first-time buyers with minimal existing obligations typically achieve stronger financing ratios. Individual financial institutions maintain discretionary lending standards beyond TDSR calculations; employment stability, credit history, and sector classification influence final approval decisions. Prospective buyers should consult financial advisors and conduct pre-qualification assessments before committing to property viewing.

How does 235 Yishun Street 21 compare to competing HDB developments in Yishun and Sengkang?

Within the Yishun precinct, 235 Yishun Street 21 competes with other resale HDB flats across the broader estate, varying in block age, lift provision, and renovation condition. Newer Build-to-Order (BTO) developments in adjacent Sengkang planning areas offer contemporary design and extended lease terms (99 years from construction completion) but require patience through 5–6 year completion cycles and may command comparable or premium pricing once launched. Resale alternatives at 235 Yishun Street 21 provide immediate occupancy, transparent transaction history, and established community networks—factors valued by buyers seeking certainty and minimal delays. Private residential alternatives in nearby mixed-use precincts typically command 40–60% per-square-foot premiums and appeal to different buyer demographics. Within the HDB resale segment, 235 Yishun Street 21 positions competitively on pricing, connectivity, and amenity access.

Which unit stack or floor levels at 235 Yishun Street 21 offer optimal value relative to pricing and livability?

Mid-level units (approximately floors 4–8) typically represent optimal value, offering improved natural light and ventilation compared to lower floors whilst avoiding the premium pricing of top-floor units. These mid-level positions provide psychological benefits of elevation and views whilst minimising the environmental exposure and thermal effects of upper floors. Lower-floor units appeal to buyers prioritising accessibility, avoiding lift dependency for those with mobility constraints, or parents with young children requiring ground-level play access. Higher-floor units command premiums due to enhanced privacy, reduced traffic noise, and superior external views, justifying the price uplift for buyers willing to pay. Specific personal preferences around noise tolerance, views, and accessibility should guide stack selection independently of pure pricing logic. Prospective buyers should physically visit multiple floor levels during the inspection process to assess comfort alignment with their lifestyle priorities.

What future supply pipeline and district development activity may affect property values and amenity access around 235 Yishun Street 21?

The broader Yishun and northern Singapore planning area remains subject to Ministry of National Development and Urban Redevelopment Authority (URA) planning cycles. Recent announcements emphasise transport improvements, including potential expansion of rail connectivity and bus rapid transit corridors serving the precinct. Mixed-use developments, business park extensions, and town centre enhancements in adjacent precincts may create positive externalities enhancing local demand and property appreciation. The Government's focus on mature estate upgrading provides structural support for valuations despite lease age, though buyers should remain alert to potential land acquisition notifications or zoning changes affecting neighbourhood character. Prospective buyers should review the URA Master Plan, Development Guide Plans, and ministry announcements to understand long-term planning context. Strong fundamentals around transport, retail, and community infrastructure suggest positive structural positioning, though cyclical economic conditions and broader property market dynamics ultimately determine appreciation outcomes.

Hdb Flat At 235 Yishun Street 21 — From S$519K