Type

Units

Min Area

Price Range

3 BR

1302 sqft

S$940K

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$940K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$188K on this acquisition.
Located 10 min (800 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.

128 Bishan Street 12: A Mature HDB Development in Singapore's Established Bishan District

128 Bishan Street 12 represents a solid residential offering within one of Singapore's most established public housing estates. Situated in the heart of Bishan, this HDB development provides families and property investors with access to a mature neighbourhood characterised by reliable infrastructure, established community amenities, and strong connectivity to the broader Singapore transport network. The project stands as a testament to the enduring appeal of Bishan as a preferred residential location for Singaporeans seeking stability, affordability, and convenient urban living.

Location and Transport Connectivity

The development benefits from its proximity to NS17 Bishan MRT Station, positioned approximately 800 metres away and within a comfortable 10-minute walk. This convenient access to Singapore's North-South Line ensures residents enjoy seamless connectivity to key employment centres, shopping districts, and recreational venues across the island. The station's central location makes it an ideal hub for commuters working in the CBD, Marina Bay, or other major business districts, whilst also providing straightforward access to Orchard Road, Marina Bay Sands, and other prominent destinations. The reliability of the MRT system, combined with the proximity to Bishan station, significantly enhances the daily convenience and long-term appeal of properties within this location.

Neighbourhood and Amenities

Bishan has matured into one of Singapore's most liveable districts, offering a comprehensive range of amenities that cater to residents of all ages and preferences. The surrounding area is home to numerous dining establishments, retail outlets, healthcare facilities, and recreational spaces that contribute to a well-rounded living environment. Bishan Park, one of Singapore's most popular recreational destinations, provides extensive green spaces for residents to enjoy outdoor activities, jogging, cycling, and leisure pursuits. The neighbourhood also benefits from established primary and secondary schools, making it particularly attractive for families with children seeking quality education options within close proximity to their homes.

Housing Configuration and Space

Units within this development are configured with practical floor plans designed to maximise usable living space whilst maintaining functional room proportions. The 3-bedroom and 2-bathroom layouts offer flexibility for growing families, multi-generational households, and those seeking dedicated home office spaces. With approximately 1,302 sqft of internal area, these units provide ample room for comfortable daily living without the spatial excess that often translates into higher maintenance costs. The room configurations reflect thoughtful HDB design principles that prioritise livability and efficient space utilisation, ensuring each unit delivers genuine value to its occupants.

Pricing and Market Position

The development sits within an accessible price band that reflects its mature status, established location, and proximity to essential transport infrastructure. Pricing from S$940,000 positions these units competitively within the Bishan HDB market, offering genuine value for first-time buyers, upgraders, and investors seeking exposure to a proven residential neighbourhood. The per-square-foot valuation remains attractive relative to comparable properties in similarly mature estates, particularly when accounting for the convenience of MRT proximity and the comprehensive amenity ecosystem that surrounds the development. This pricing structure makes the property accessible to a broad demographic of buyers seeking quality housing without the premium typically associated with newer or more location-specific developments.

Investment Perspective

From an investment standpoint, HDB properties in established areas like Bishan have historically demonstrated steady capital appreciation over extended holding periods. The mature neighbourhood status, coupled with strong MRT connectivity and established amenities, creates a stable foundation for long-term value growth. Investors should note that second property purchases by Singapore Citizens attract Additional Buyer's Stamp Duty at 20%, which must be factored into acquisition costs and investment returns modelling. The rental yield potential in Bishan remains attractive, particularly for larger units that appeal to families and multi-occupancy households, providing a reasonable income stream alongside capital appreciation prospects.

Suitability for Different Buyer Profiles

This development appeals to multiple buyer categories within Singapore's property market. First-time buyers benefit from the accessibility of pricing, the security of HDB ownership, and the proven residential stability of Bishan. Upgraders moving from smaller units or earlier-generation estates find the space configurations and amenity profile compelling for their next-stage housing needs. Families with school-age children appreciate the proximity to quality educational institutions and recreational facilities. Investors recognise the stable demand profile created by the neighbourhood's maturity, MRT accessibility, and established rental market. The flexibility of the 3-bedroom configuration also appeals to those planning multi-generational living arrangements or requiring dedicated workspace.

Market Dynamics and Future Outlook

The Bishan HDB market continues to perform steadily, supported by consistent demand from resident families, upgraders, and investors. The district's maturity ensures a reliable tenant pool for investors, whilst the proven track record of capital appreciation provides confidence to owner-occupiers. Supply growth in Bishan is limited to existing stock transactions rather than new development launches, which supports the stability of existing property valuations. The neighbourhood's established status means that future amenity additions will focus on enhancement and maintenance rather than fundamental infrastructure development, ensuring a predictable living environment for residents.

Financing and Affordability

HDB financing options, including Housing and Development Board loans, provide attractive borrowing terms for eligible Singapore Citizens and Permanent Residents. The pricing structure of units within this development typically permits comfortable Total Debt Servicing Ratio positioning for qualified borrowers with standard income profiles. The mature status of the estate also means that property valuations are well-established and straightforward for banking purposes, facilitating smooth loan approval processes. Purchasers should engage directly with financial advisors to model their specific borrowing capacity and ensure that acquisition costs, including stamp duties and associated fees, align with their overall financial planning.

Conclusion

128 Bishan Street 12 offers a compelling proposition for Singapore property buyers seeking established neighbourhood credentials, reliable transport access, practical living configurations, and accessible pricing. The development's maturity, combined with its proximity to NS17 Bishan MRT Station and comprehensive local amenities, creates a stable platform for both owner-occupiers and investors. Whether seeking a primary residence for a growing family or exploring investment opportunities within Singapore's proven HDB sector, this development delivers the essential elements of practical, convenient, and economically sensible property ownership.

Frequently Asked Questions

What is the estimated rental yield for a 3-bedroom unit at 128 Bishan Street 12 if purchased as an investment property?

Whilst rental yields vary based on specific unit configuration, floor level, and prevailing market conditions, HDB properties in established estates like Bishan typically generate gross rental yields between 3% and 4% annually. For a unit priced around S$940,000, this translates to potential monthly rental income in the region of S$2,350 to S$3,133, depending on tenant demand and lease terms negotiated. Investors should factor in the 20% Additional Buyer's Stamp Duty applicable to second residential property purchases by Singapore Citizens, which reduces net returns in the acquisition year and strengthens the case for longer holding periods. The mature neighbourhood status and reliable MRT connectivity ensure consistent tenant demand, supporting more predictable yield realisation compared to newer or less-connected locations.

How does the S$940,000 pricing for units at 128 Bishan Street 12 compare to recent psf transactions in Bishan?

The development's pricing, at approximately S$720 to S$722 per square foot for a 1,302 sqft unit, positions it competitively within the Bishan HDB secondary market. Recent comparable sales in the immediate vicinity have transacted between S$700 and S$750 psf, placing this development centrally within that range and reflecting fair market value for an established property with strong MRT connectivity. Bishan's maturity and proven residential credentials typically command a modest premium over newer outlying estates, but this is offset by the exceptional accessibility of NS17 Bishan MRT Station and the comprehensive amenity ecosystem. Purchasers comparing psf values should account for the age profile of comparable sales, as properties within the same estate often show incremental price appreciation as lease maturation progresses, making newer cohorts relatively more expensive.

What are the Additional Buyer's Stamp Duty implications for a second property purchase at 128 Bishan Street 12?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price. For a property purchased at S$940,000, this results in ABSD liability of S$188,000, significantly increasing the total acquisition cost beyond the headline purchase price. This 20% ABSD applies on top of standard Buyer's Stamp Duty and other acquisition costs, making the true cost of entry materially higher for second-property investors. Purchasers should model this substantial cost impact into their investment thesis, as it directly affects cash-on-cash returns and overall yield calculations. Permanent Residents face a 5% ABSD rate, whilst Foreign Purchasers incur 20% ABSD, making the Singapore Citizen second-property rate a critical consideration in acquisition planning.

What lease decay risk does 128 Bishan Street 12 present, and how might this affect long-term resale value?

As an HDB property, the lease tenure at 128 Bishan Street 12 is 99 years from the date of original construction, with the estate now in its mature phase. The remaining lease tenure directly impacts long-term resale value, as properties with lease periods falling below 60 years face increasing financing and buyer pool constraints. For this mature development, investors should establish the original completion date and calculate remaining lease accurately, as this governs financing eligibility through HDB loans and the ultimate achievable resale price. Properties approaching the 60-year lease threshold typically experience material price depreciation, and purchasers considering this property as a long-term investment should verify lease tenure and model potential resale value impact as the lease gradually matures. HDB lease upgrading schemes may mitigate some of this risk, but these entail additional costs and approval processes that should be factored into long-term financial planning.

How does proximity to NS17 Bishan MRT Station affect demand and capital appreciation for units at 128 Bishan Street 12?

The 10-minute walking distance to NS17 Bishan MRT Station is a material value driver for this development, as MRT accessibility consistently ranks among the primary factors influencing HDB demand and capital appreciation in Singapore. Properties within walking distance of established MRT stations historically outperform those requiring bus connectivity or longer commute times, particularly during economic cycles favouring transport cost reduction and commuting efficiency. The North-South Line serves major employment hubs, making Bishan a particularly attractive location for working professionals and families prioritising daily commute convenience. Capital appreciation patterns across mature HDB estates demonstrate that MRT-proximate properties maintain stronger asking prices and experience lower selling time on market, creating an efficiency advantage for eventual resale. The presence of Bishan MRT Station also bolsters long-term demand resilience, as transport infrastructure represents one of the most stable demand drivers across property cycles.

Is 128 Bishan Street 12 suitable for first-time HDB buyers, and what advantages does it offer this demographic?

The development is exceptionally well-suited for first-time HDB buyers seeking an established neighbourhood offering proven stability and affordable entry pricing. First-time buyers benefit from the mature estate's reliability and predictable amenity infrastructure, eliminating uncertainty around neighbourhood development and future living standards. The S$940,000 pricing range remains accessible for first-time buyers utilising HDB loans, with typical financing covering up to 75% to 80% of purchase price for eligible applicants, resulting in manageable down payment requirements. Bishan's reputation as a family-friendly estate with established schools, parks, and community facilities provides confidence that the property will retain appeal across extended holding periods. For upgraders graduating from smaller units or earlier-generation estates, the 3-bedroom configuration and 1,302 sqft area offer material improvement in living space and functionality, justifying the transition to this price point.

What Total Debt Servicing Ratio (TDSR) and financing headroom should purchasers expect at the S$940,000 price point?

At the S$940,000 acquisition price, a typical 75% HDB loan would be approximately S$705,000, with a 20-year repayment period generating monthly mortgage instalments in the region of S$4,200 to S$4,500 depending on prevailing HDB loan interest rates and specific loan terms. For TDSR calculation purposes, mortgage payments are typically capped at 30% of gross monthly household income under HDB lending guidelines, meaning a household would require approximately S$14,000 to S$15,000 gross monthly income to comfortably service the debt. Financing headroom remains reasonable at this price point for households with dual incomes or professional-tier salaries typical of Bishan's demographic profile. Purchasers should engage HDB directly to obtain pre-approval for specific loan amounts and confirm monthly instalment obligations relative to household income, as TDSR limits may constrain borrowing capacity for single-income households or those with existing liabilities. The accessibility of financing at this price point supports continued market stability and consistent demand from the target demographic.

How does 128 Bishan Street 12 compare to nearby competing HDB developments in Bishan?

Within Bishan, several competing HDB estates offer comparable configurations and amenities, including developments along Bishan Street, Bright Hill Drive, and nearby neighbourhoods. Competitive analysis reveals that properties within 500 metres of NS17 Bishan MRT Station command modest price premiums relative to those positioned further afield, making the current development's proximity advantage a material differentiator. Whilst newer estate rehabilitation initiatives in adjacent areas may enhance certain competing properties, the established amenity profile and stable community character at 128 Bishan Street 12 appeal to buyers prioritising neighbourhood predictability over cosmetic modernisation. Price comparisons across competing developments typically show alignment within a S$30,000 to S$50,000 range for similarly-configured units, with variations reflecting specific floor levels, unit orientations, and proximity to communal facilities. Purchasers evaluating competing options should conduct detailed site visits and transactional comparisons to identify optimal value within the local market context.

Which unit stack or floor levels at 128 Bishan Street 12 offer the best value for owner-occupiers and investors?

Mid-stack units (typically floors 4 through 12) generally represent optimal value for both owner-occupiers and investors, balancing affordability against practical amenity access and natural light quality. Lower floor units offer easier access for families with mobility considerations and those with young children, commanding modest price discounts that may appeal to investment-focused purchasers; however, ground and lower-floor units occasionally face privacy and noise considerations from adjacent communal areas. Higher-floor units attract premium pricing reflecting improved views, natural ventilation, and reduced external noise exposure, making them less optimal from a value-per-sqft perspective but more attractive to buyers prioritising lifestyle amenities. From an investor standpoint, mid-stack units typically deliver superior rental yield relative to price paid, as they appeal to the broadest tenant demographic without the mobility or premium-pricing constraints of extreme floor levels. Prospective purchasers should physically inspect multiple floor levels and orientations before committing to purchase, as subjective preferences regarding light, views, and noise exposure significantly influence long-term satisfaction and eventual resale appeal.

What is the future supply pipeline for HDB units in Bishan, and how might this affect long-term property values?

Bishan is a mature HDB district with an established housing stock and limited pipeline of new supply launches, as the area has reached consolidation phase within HDA's development strategy. Future growth in Bishan housing stock will primarily derive from estate upgrading initiatives and selective reconstruction projects rather than large-scale new launch developments. This constrained supply profile supports structural demand resilience and limits price depreciation risk compared to areas experiencing substantial new housing completions that historically absorb absorption of housing demand and constrain appreciation. The district's maturity and the absence of significant greenfield development prospects position existing properties as beneficiaries of constrained supply dynamics, particularly as Singapore's population growth and upgrading patterns continue to elevate demand for properties in established, well-connected locations. Purchasers should recognise that Bishan's supply constraints create a favourable long-term backdrop for capital appreciation, particularly for properties optimally positioned relative to transport and amenities, though this advantage may be partially reflected in current pricing levels.

Are HDB properties at 128 Bishan Street 12 suitable for owner-occupier families seeking long-term primary residences?

The development is exceptionally well-suited for families pursuing long-term owner-occupier arrangements, as the 3-bedroom configuration, established neighbourhood status, and mature amenity infrastructure provide the stability and functionality that families typically require across 10 to 20-year holding periods. The proximity to quality primary and secondary schools, recreational facilities in Bishan Park, and comprehensive healthcare and retail services creates a self-contained living environment minimising the need for frequent relocations as family circumstances evolve. Families appreciate the mature estate's track record of stable community character, predictable property maintenance standards, and proven reliability across economic cycles, reducing uncertainty compared to newly-launched estates with untested market performance. The S$940,000 pricing for a well-sized 3-bedroom unit remains economically sensible for dual-income professional families, particularly when financing through HDB loans at preferential rates unavailable through commercial banking. The development's long-term appeal to families and the absence of significant negative external factors position it as a sound foundation for multi-decade primary residence ownership.

128 Bishan Street 12 — From S$940K