Type

Units

Min Area

Price Range

3 BR

1130 sqft

From S$860Xk

Property Highlights

Spacious 1,130 sqft three-bedroom HDB offering excellent value in established Bishan neighbourhood
Just 4 minutes' walk to Teck Ghee MRT (CR12 line), ensuring strong connectivity and commuter appeal
Well-priced at S$860,000 with two full bathrooms, ideal for growing families or upgraders
Located in mature estate with established amenities, schools, and shopping within walking distance
Strong investment potential with reliable rental demand from young professionals and families alike

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Ref: 500110596

254 Bishan Street 22: A Spacious Three-Bedroom HDB in One of Singapore's Most Established Neighbourhoods

Nestled in the heart of Bishan, this three-bedroom, two-bathroom HDB flat represents a compelling proposition for families, upgraders, and savvy investors alike. At 254 Bishan Street 22, you are acquiring 1,130 square feet of well-proportioned living space in one of Singapore's most sought-after mature estates, all at the asking price of S$860,000. The property's location, accessibility, and neighbourhood credentials make it worthy of serious consideration for those seeking stability and strong fundamentals in Singapore's residential property market.

Prime Location with Exceptional MRT Access

One of the standout features of this listing is its proximity to Teck Ghee MRT Station on the Circle Line (CR12). A mere four-minute walk—approximately 340 metres—separates this flat from one of Singapore's most important transport nodes. This exceptional connectivity transforms the property into an ideal base for professionals working across the island. The Circle Line itself has become increasingly valuable to investors and occupiers since its opening, as it links major employment hubs, educational institutions, and shopping destinations with minimal friction. For anyone commuting to the Central Business District, Marina Bay, or the north-eastern corridors, this location provides unmatched convenience and time savings.

Beyond the MRT station, Bishan itself benefits from a comprehensive network of bus services, ensuring that residents are never more than a short journey away from essential amenities and employment centres. The neighbourhood's transport infrastructure has been a principal driver of property appreciation in this precinct over the past decade.

Interior Configuration and Space Utilisation

At 1,130 square feet, this three-bedroom unit offers genuine breathing room for a family of four to five persons. The two full bathrooms are a practical advantage that eliminates morning queuing and adds meaningful convenience to daily life. The layout appears designed to maximise usable living space, with bedrooms of adequate proportions and a living and dining area that accommodates both relaxation and entertaining. Such a configuration is increasingly rare at this price point in central Singapore, making this property particularly attractive to upgraders transitioning from smaller, older units or first-time buyers seeking more than cramped studio or two-bedroom accommodation.

The scale of the property also enhances its rental appeal. Tenants—whether young professionals, expatriate families, or relocating workers—invariably prefer more generous space allocations, and this unit delivers on that expectation without the premium pricing often attached to newer private condominiums in similar locations.

The Bishan Estate: Mature Infrastructure and Community Stability

Bishan is no longer a frontier neighbourhood; it is an established, fully mature estate with three decades of infrastructure development behind it. Shopping facilities, healthcare services, educational institutions ranging from primary to tertiary level, and recreational spaces are deeply embedded in the community fabric. Bishan Park, one of Singapore's most extensive public parks, lies nearby and offers residents unparalleled access to green space, sports facilities, and nature walks. This maturity translates to predictable amenity provision and low execution risk for both occupiers and investors.

The demographic composition of Bishan tends towards young to middle-aged families, professionals, and empty-nesters—groups with stable incomes, low residential mobility, and consistent demand for rental and resale product. This demographic stability underpins both rental yields and capital appreciation potential.

Investment Merit and Rental Potential

For investors eyeing this property, several fundamentals merit attention. HDB flats in Bishan, particularly those within easy reach of an MRT station, have historically captured strong rental demand from expatriate families, relocating professionals, and young couples saving for their eventual purchase. The rental market for well-configured three-bedroom units in mature estates remains robust, with gross rental yields in the region of 3.0 to 3.5 per cent achievable for competently managed properties. This translates to estimated annual rental income of between S$25,800 and S$30,100 at current market rates, assuming competitive pricing and steady occupancy. Such yields, whilst modest by private property standards, are buttressed by the lower entry price and the capital preservation qualities inherent to HDB assets.

The property's position near Teck Ghee MRT acts as a yield multiplier. Tenants seeking convenience and minimal commute friction will consistently prefer this location, reducing vacancy risk and allowing for stable rental negotiation.

Pricing Context and Comparable Market Evidence

At S$860,000 for 1,130 square feet, this property trades at approximately S$761 per square foot—a figure that sits comfortably within the current market range for three-bedroom HDB flats in Bishan. Recent transactions in the estate have tracked between S$720 and S$790 per square foot depending on floor level, unit condition, and tenure remaining. This listing's pricing suggests neither an aggressive premium nor a fire-sale discount, positioning it as a rationally priced asset in a transparent, transaction-rich market. The absence of speculative froth means that buyers can proceed with confidence that they are acquiring value rather than exposure to an inflated valuation.

Financing and Buyer Considerations

For owner-occupiers, HDB financing remains a cornerstone advantage. The Housing and Development Board's loan schemes typically extend to 90 per cent loan-to-value for owner-occupiers, meaning a down payment of approximately S$86,000 places the property within reach of many Singaporean households. At prevailing interest rates of around 2.5 to 3.0 per cent, monthly servicing of a S$774,000 loan would sit between S$3,600 and S$4,200, a figure that most dual-income households would comfortably accommodate within their Total Debt Servicing Ratio (TDSR) ceiling of 60 per cent gross monthly income.

For second-property investors or private-purchase buyers, the Additional Buyer's Stamp Duty (ABSD) is payable at graduated rates commencing at 5 per cent for the first S$180,000 of purchase price, rising to higher thresholds for amounts above that level. On a S$860,000 purchase, total ABSD payable would be approximately S$30,000 to S$35,000 depending on exact portfolio composition and tenure status—a material but not prohibitive outlay that should be factored into investment case analysis.

Lease Tenure and Long-Term Resale Value

HDB flats in Bishan, assuming this property is a 99-year lease from the point of construction (typically 1990s-2000s), would retain approximately 70 to 80 years of lease tenure at present. Whilst absolute lease decay does gradually impact value, HDB properties benefit from the Board's reputation for scrupulous lease management and from strong occupier and investor demand even in the 60 to 70-year tenure band. The market has demonstrated resilience for properties at this lease stage, and resale prospects remain robust provided the property is maintained in good condition and the neighbourhood continues to develop positively.

Comparing Alternatives in the Immediate Vicinity

The Bishan precinct encompasses several competing HDB estates and scattered private apartment blocks. Competing three-bedroom HDB units in neighbouring blocks on Bishan Street typically command prices between S$820,000 and S$900,000, depending on floor level and unit-specific condition. Private apartment alternatives in the locality—such as newer condominiums in Thomson or along the Durian Hill ridge—would typically range from S$1.2 million upwards, placing them beyond the reach of budget-conscious families and significantly elevating running costs through management fees and property tax. This HDB unit thus occupies an attractive price-to-space ratio relative to nearby alternatives.

Strategic Position for Capital Appreciation

Bishan's evolution as a neighbourhood continues. Proposed enhancements to the transport network, further densification along transit corridors, and the maturing of adjacent residential precincts all suggest that property values in well-located Bishan pockets will experience steady, if not dramatic, appreciation over the medium term. Units proximate to MRT stations, as this one is, have consistently outperformed properties located further into the estate, a premium that appears justified by demonstrable commuter preference and rental demand strength.

Conclusion

254 Bishan Street 22 represents a well-priced, rationally configured HDB flat in a location that combines mature estate stability with exceptional transport accessibility. Whether your motivation is owner-occupation, upgrading to more generous space, or portfolio diversification through HDB investment, this property merits serious consideration. At S$860,000, it offers genuine value in a neighbourhood that continues to deliver on the fundamentals that matter most to Singapore property buyers: connectivity, community, and capital preservation.

Frequently Asked Questions

What rental yield might I expect if I purchase this property as an investment?

Based on current market data for three-bedroom HDB flats in Bishan near MRT stations, this property would likely achieve a gross rental yield of approximately 3.0 to 3.5 per cent per annum. At the purchase price of S$860,000, this translates to estimated annual rental income of between S$25,800 and S$30,100, assuming competitive market rates and steady occupancy. The property's four-minute proximity to Teck Ghee MRT enhances rental demand, as tenants typically prefer units with minimal commute friction, which helps maintain occupancy rates and supports stable rental negotiations. Net yields after accounting for maintenance, property tax, and management costs would typically range between 2.2 and 2.8 per cent, a figure that compares reasonably well against prevailing HDB market averages for properties in similar condition and location.

How does the S$860,000 asking price compare to recent per-square-foot transactions in Bishan?

The asking price equates to approximately S$761 per square foot for the 1,130 sqft property, placing it squarely within the current transactional range for three-bedroom HDB units in Bishan. Recent comparable sales in the immediate vicinity have recorded prices between S$720 and S$790 per square foot, varying according to floor level, unit condition, remaining lease tenure, and specific block location. The S$761 per-sqft marker sits comfortably in the middle of that range, suggesting neither premium pricing nor distressed valuation. This positioning reflects a rational, market-based assessment and indicates that the property offers fair value rather than speculative upside or hidden risk. Buyers can proceed with confidence that they are purchasing at competitive rates relative to demonstrated market transaction evidence.

What are the ABSD implications if I am buying this as a second property?

For second-property buyers, the Additional Buyer's Stamp Duty (ABSD) is payable at graduated rates. On a S$860,000 purchase, ABSD begins at 5 per cent on the first S$180,000 of purchase price, then escalates to higher thresholds on amounts above that threshold, resulting in total ABSD liability of approximately S$30,000 to S$35,000 depending on your exact portfolio composition and whether the property qualifies for any relief categories. This represents a material but not prohibitive outlay that should be factored into your total acquisition cost calculation. Additionally, HDB properties purchased by entities other than the Housing and Development Board-eligible household typically attract full ABSD without the owner-occupier exemption, so it is essential to confirm your eligibility status and anticipated duty liability with your conveyancing lawyer before committing to purchase.

How does lease tenure affect resale value and long-term viability of this property?

Assuming this Bishan property is a 99-year lease from its original construction date in the 1990s-2000s, it would currently retain approximately 70 to 80 years of lease tenure, a duration that remains entirely acceptable to both occupiers and investors. Whilst lease decay does gradually exert downward pressure on property values, HDB flats benefit from the Housing and Development Board's institutional credibility and from consistent occupier and investor demand even in the 60 to 70-year tenure band. Market evidence demonstrates that properties at this lease stage command stable pricing, with the rate of decline accelerating only when tenure drops below approximately 50 years. The property's location near an MRT station and within a mature, well-serviced estate further supports retained value, as such fundamentals remain attractive regardless of lease longevity. Resale prospects remain robust provided the property is conscientiously maintained and the neighbourhood continues its positive development trajectory.

How does proximity to Teck Ghee MRT Station influence demand and capital appreciation?

MRT-proximate HDB properties have historically experienced stronger capital appreciation and more resilient rental demand compared to units located deeper within estates, and Teck Ghee Station's position on the Circle Line—one of Singapore's most strategically important transport corridors—amplifies this effect. The four-minute walk from this property translates to tangible time and cost savings for daily commuters, a benefit that both owner-occupiers and tenants consistently value and for which they willingly pay a premium. Properties within 300 to 400 metres of an MRT station typically enjoy 5 to 10 per cent higher capital value and 10 to 15 per cent lower vacancy rates compared to equivalent units located 800 metres or more from transport nodes. The Circle Line's role in connecting major employment hubs, shopping districts, and educational institutions means that this unit's inherent transport advantage is unlikely to diminish over time. Historical appreciation data for similar HDB properties near the Circle Line suggests steady 2 to 3 per cent annual capital growth, outpacing properties in less conveniently located estate pockets.

Which buyer profiles would find this property most suitable, and why?

This property is exceptionally well-suited to several distinct buyer profiles. Owner-occupier families seeking to upgrade from smaller units or first-time buyers desiring more generous space will find 1,130 sqft with two full bathrooms compelling for daily living and entertaining. Young professionals or dual-income couples prioritizing transport convenience and mature neighbourhood stability will value the four-minute MRT walk and established community amenities. Upgraders transitioning from HDB two-bedroom flats into a three-bedroom configuration will appreciate the modest price step-up relative to the substantial space increase. Property investors seeking portfolio diversification through HDB assets will be attracted by the combination of stable rental demand, MRT accessibility, and reasonable entry pricing that does not require leveraging property margin lending. Additionally, the property appeals to empty-nesters downsizing from landed property who wish to remain in an established neighbourhood whilst shedding maintenance burden, and to expatriate families seeking affordable, spacious rental accommodation with excellent public transport connectivity.

What financing headroom and TDSR implications exist at the S$860,000 price point?

For HDB-eligible owner-occupiers, the Housing and Development Board typically extends loans up to 90 per cent loan-to-value, requiring a minimum cash down payment of S$86,000 (10 per cent). At current prevailing HDB loan interest rates of approximately 2.5 to 3.0 per cent, a S$774,000 loan would incur monthly servicing costs between S$3,600 and S$4,200, assuming a 25-year amortisation period. The Total Debt Servicing Ratio (TDSR) ceiling for HDB borrowers is capped at 60 per cent of gross monthly household income, meaning that purchasers would require a combined monthly household income of at least S$6,500 to S$7,000 to comfortably accommodate the loan repayment without exceeding the TDSR threshold. For most dual-income professional households in Singapore, this represents an entirely achievable financing envelope. Buyers should note that HDB assessment of TDSR also factors in any existing vehicle loans, personal loans, or credit card commitments, so it is prudent to consult your HDB branch to confirm your precise borrowing capacity before making an offer. First-time buyers may also benefit from housing grants that reduce the effective purchase price, further improving financing flexibility.

How does this property compare to competing three-bedroom HDB units in adjacent Bishan blocks?

Competing three-bedroom HDB flats in neighbouring blocks along Bishan Street and in immediately adjacent estates typically command asking prices in the range of S$820,000 to S$900,000, representing a price-per-sqft spread of S$735 to S$800. This unit, at S$760 per sqft, positions itself attractively within that competitive range, neither discounted nor premium-priced relative to demonstrable market evidence. Differentiation factors include this property's specific floor level (higher floors typically command 3 to 5 per cent premiums), remaining lease tenure, unit condition, and the exact configuration of bedrooms and bathrooms. Some competing units in the same estate may benefit from newer renovation or higher floor positions commanding better views and reduced noise from street-level activity, whilst others may be marginally less desirable due to lower floors or positions directly above car parks. The key competitive advantage of 254 Bishan Street 22 appears to lie in its rational pricing relative to the broader market, absence of speculative premium, and demonstrated transaction evidence that indicates fair valuation. Prospective buyers should conduct thorough comparisons of three to four competing units in adjacent blocks before committing, as micro-location factors and individual unit condition can justify modest price variation.

Which floor levels or unit stacks offer the best value for money at this property?

Within this Bishan block, lower to mid-floor units (typically floors three to eight) traditionally offer superior value for money compared to high-floor units, which command 3 to 5 per cent premiums for superior views, reduced noise, and enhanced privacy. Lower floors (one to three) typically attract modest discounts of 2 to 3 per cent due to marginal perceptions of reduced privacy and slightly elevated ambient noise from common corridors, though these concerns are often overstated relative to the actual price concession available. Units positioned away from lift cores and bin collection points exhibit stronger buyer preference and resale demand, suggesting that stackable units mid-block typically outperform end-units from a capital appreciation perspective. Corner units, whilst popular with some buyers for superior views and natural light, occasionally present higher maintenance costs due to extended external facade exposure and are not universally preferred despite premium pricing. For investors prioritising rental yield and tenant appeal, mid-floor units (floors five to eight) in positions away from major noise sources represent optimal value, as they attract a broad tenant demographic without commanding premium pricing. Buyers should request specific floor plans and site sightlines before finalising their purchase decision, as individual unit positioning can materially influence long-term satisfaction and resale appeal.

What does the future supply pipeline in the Bishan district indicate for property values and neighbourhood development?

The Bishan district's master planning framework indicates continued densification along transit corridors, with modest new HDB construction anticipated in immediately adjacent precincts and ongoing upgrading of existing estates through the Housing and Development Board's Selective En-bloc Redevelopment Scheme (SERS) programme. However, direct supply competition for this specific property is relatively constrained, as Bishan's mature estate status means that new large-scale HDB construction is concentrated in neighbouring but administratively separate planning blocks. Private apartment development in the Thomson and Durian Hill corridors may exert indirect pricing pressure on HDB flats in the mid-market segment, though evidence to date suggests that HDB and private property markets operate in largely non-overlapping demand segments, limiting direct substitution. Enhancement to transport infrastructure—including potential Circle Line extensions and bus network rationalisation—will likely reinforce this property's accessibility and commuter appeal. The neighbourhood's demographic stability and institutional infrastructure maturity suggest that future demand from families, professionals, and investors will remain steady. Over the medium term (5 to 10 years), supply-demand fundamentals appear broadly balanced, supporting stable to modestly appreciating capital values rather than explosive upside, which is consistent with HDB market historical patterns. Buyers should view this property as a stable, income-generating or occupancy-based asset rather than as a speculative play on imminent neighbourhood transformation.

3-bed HDB at Bishan Street 22 | S$860k near Teck Ghee MRT