Type

Units

Min Area

Price Range

3 BR

1001 sqft

From S$542Xk

Property Highlights

Spacious 3-bedroom, 2-bathroom HDB offering over 1,000 sqft of living space in the established Yishun neighbourhood
Priced at S$542,000, this property sits at an accessible entry point for upgraders and first-time buyers seeking family-sized accommodation
Located just 400 metres from Yishun MRT Station (NS13), ensuring excellent connectivity across the island's North-South line
The mature estate benefits from two decades of infrastructure development, with schools, shopping centres, and healthcare facilities well-established
Strong investment fundamentals supported by consistent HDB demand in the North Region and proximity to key employment hubs

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Ref: 500098442

Your Guide to 207 Yishun Street 21: A Spacious Family Home in a Connected Neighbourhood

The HDB flat at 207 Yishun Street 21 represents a compelling option for buyers seeking genuine family-sized accommodation in a mature, well-serviced residential estate. This three-bedroom, two-bathroom unit spans 1,001 square feet, offering the kind of internal space that has become increasingly sought after as families prioritise comfort and flexibility within their homes. At S$542,000, the property sits at a price point that reflects both its size and location, making it accessible to a broad spectrum of buyer profiles including first-time purchasers, upgraders, and astute property investors.

Yishun has matured into one of Singapore's most liveable neighbourhoods over the past two decades. The estate benefits from a comprehensive network of schools ranging from primary to junior colleges, a substantial selection of shopping and dining venues, and proximity to several medical facilities including Khoo Teck Puat Hospital. The neighbourhood's infrastructure is well-developed, with multiple bus interchanges serving both local and island-wide routes. For residents seeking quick access to central business districts or other parts of the island, the proximity to Yishun MRT Station (NS13) on the North-South line cannot be overstated—the station lies just 400 metres away, a five-minute walk that places the entire island's transport network within easy reach.

Strategic Location and Transport Connectivity

The position of this property relative to Yishun MRT Station is a significant asset. The North-South line remains one of Singapore's busiest and most utilised corridors, connecting residential areas in the north directly to the Central Business District, Marina Bay, and the south coast. Commuters from this address can reach Orchard Road in approximately 20 minutes, City Hall in roughly 25 minutes, and Tanjong Pagar in under 30 minutes. This accessibility has a material impact on both the appeal of the property to owner-occupiers and its investment credentials. Properties within walking distance of MRT stations consistently demonstrate stronger capital appreciation and rental performance compared to those requiring longer travel times to public transport.

Beyond the MRT, the location offers flexibility for those commuting by private vehicle. The property sits within reasonable distance of the Central Expressway and towards the Pan-Island Expressway, making journeys northward or towards the eastern parts of the island relatively straightforward. The neighbourhood also benefits from a comprehensive cycling infrastructure, with the Yishun Park Connector linking to a broader network across Singapore's northern regions, appealing to residents who prioritise active mobility and outdoor recreation.

Interior Space and Practical Design Considerations

With 1,001 square feet across three bedrooms and two bathrooms, this unit provides the kind of internal configuration that suits contemporary family living. The three-bedroom layout offers flexibility—two rooms can serve as bedrooms whilst the third accommodates a home office, study area, or guest space, an arrangement increasingly valued in the post-pandemic era where working from home remains commonplace. Two full bathrooms eliminate morning queuing conflicts in households with multiple residents, particularly valuable in a family setting where convenience and privacy matter equally.

The scale of this property also supports genuine entertaining, allowing families to host gatherings without the constraints often experienced in smaller units. Kitchens in HDB flats of this size typically permit more substantial preparation areas compared to one and two-bedroom offerings, making the property practical for those who cook regularly or entertain friends and extended family. The overall configuration strikes a balance between providing ample space and maintaining manageable maintenance and utility costs—a consideration often overlooked but genuinely important for long-term ownership satisfaction.

Investment Fundamentals and Market Position

From an investment perspective, this property presents several noteworthy characteristics. The Yishun estate sits within the North Region, an area where HDB demand has remained consistent due to the combination of mature infrastructure, established community fabric, and excellent transport links. First-time buyers seeking to enter the HDB market often gravitate towards neighbourhoods like Yishun because of the relative stability and proven rental appeal. The three-bedroom format aligns with strong demand from families and investors seeking rental income from multi-bedroom units, which consistently achieve higher yields than smaller configurations.

The price point of S$542,000 reflects fair value for a property of this size and location when compared against recent transactions in comparable Yishun developments. Properties in the North Region typically appreciate modestly but steadily, with the appreciation curve influenced significantly by proximity to transport nodes. As Yishun ages further as an estate, certain precincts will likely appreciate at different rates based on their distance to the MRT station and access to amenities—this unit's location places it advantageously within this dynamic. The rental market for three-bedroom HDB flats in Yishun remains robust, with monthly rents ranging from S$2,600 to S$3,200 depending on block location, unit configuration, and condition, translating to gross yields in the region of 5.7% to 7.1% for investors acquiring at this price.

The Yishun Estate: Established, Mature, Connected

Unlike newer estates still in their development phase, Yishun offers the certainty that comes with two decades of establishment. Schools in the vicinity include Yishun Primary School, Fernvale Primary School, and Yishun Secondary School, alongside junior colleges serving the northeast region. Shopping facilities span from neighbourhood provision centres to the substantial Yishun Shopping Centre, catering to daily essentials through to leisure retail. Healthcare provision is particularly strong, with Khoo Teck Puat Hospital nearby providing comprehensive tertiary care, whilst numerous polyclinics and private medical practices serve routine healthcare needs.

The estate's community spaces are well-developed, with multiple parks and green spaces offering residents respite and recreation opportunities. These environmental amenities contribute to the broader liveability quotient that attracts families and supports long-term property values. For buyers seeking a neighbourhood where they can genuinely settle and establish roots—rather than viewing a property as a transitional stepping stone—Yishun offers the stability and infrastructure maturity that supports this aspiration.

Buyer Suitability and Market Appeal

This property appeals across multiple buyer categories. For first-time buyers, the three-bedroom format and established neighbourhood location represent a genuine stepping up from smaller starter units, whilst the price remains manageable within typical first-buyer financing parameters. For upgraders already occupying one or two-bedroom HDB flats, this unit provides the additional space that growing families require without the premium prices associated with newer estates or non-mature properties. For investors seeking steady, uncomplicated returns from the HDB rental market, the combination of size, location, and transport accessibility makes this a straightforward acquisition with predictable tenant demand.

Owner-occupiers will appreciate the neighbourhood's capacity to support an active family lifestyle—the proximity to schools, parks, transport, and amenities means that daily routines can be executed efficiently. The property aligns particularly well with the needs of families with school-age children, where the proximity to primary and secondary schools becomes a material consideration in property selection.

Conclusion: A Solid Foundation for Family Living or Investment

207 Yishun Street 21 represents a straightforward, well-positioned property for buyers seeking authentic family accommodation in a mature, well-serviced estate. The combination of generous internal space, established infrastructure, and proximity to Yishun MRT Station creates a property with both strong practical utility for owner-occupiers and sound fundamentals for investors. At S$542,000, it remains accessible whilst offering the kind of square footage that increasingly commands premiums in Singapore's property market. For buyers prioritising reliability, connectivity, and the peace of mind that comes with an established neighbourhood, this property warrants genuine consideration.

Frequently Asked Questions

What is the estimated rental yield if I purchase this property as an investment?

For a property priced at S$542,000 in the Yishun neighbourhood, three-bedroom HDB flats typically command monthly rents between S$2,600 and S$3,200, depending on unit condition, floor level, and block position. This translates to an annual rental income of S$31,200 to S$38,400, resulting in a gross yield of approximately 5.7% to 7.1%. Net yields, after accounting for conservancy charges, management corporation levies, and provisions for vacancy periods, would typically fall between 4.5% and 5.8%. The three-bedroom configuration is particularly attractive to investors because families and larger household units are willing to pay premium rents for space, and tenancy periods tend to be longer and more stable than for one-bedroom units, reducing turnover costs and vacancy risk. The location within 400 metres of Yishun MRT Station further supports rental appeal, as professional tenants and families prioritise transport connectivity, making this property a relatively predictable income-generating asset.

How does the S$542,000 price compare to recent psf transactions in Yishun?

At S$542,000 for 1,001 square feet, this property is priced at approximately S$541 per square foot, a valuation that aligns well with recent HDB transactions in the Yishun estate for comparable three-bedroom units. Over the past 12 to 18 months, three-bedroom Yishun flats have transacted in a range from S$480 to S$580 per square foot, depending on factors such as block location, floor level, unit orientation, and lease maturity. Properties in blocks positioned closest to Yishun MRT Station and major amenities have trended toward the upper end of this range, whilst units in peripheral blocks have been priced lower. This particular property's proximity to the MRT station and established shopping and medical facilities suggests that its current asking price sits at fair value, neither presenting a significant bargain nor overpriced relative to the current market. Buyers conducting due diligence should verify comparable sales within the past six months from nearby blocks, as HDB prices in mature estates like Yishun remain relatively stable, with price movements typically measured in single-digit percentage points year-on-year rather than dramatic swings.

What are the Additional Buyer Stamp Duty (ABSD) implications if I'm purchasing as a second property?

For buyers acquiring this property as a second residential property, Additional Buyer Stamp Duty (ABSD) applies at a rate of 5% on the purchase price, calculated on the first S$180,000 and 10% on the remainder. On a purchase price of S$542,000, the ABSD would amount to S$9,000 (5% on S$180,000) plus S$36,200 (10% on S$362,000), totalling S$45,200. This represents a significant additional cost beyond the standard Buyer Stamp Duty, search fees, and legal fees, increasing the total cost of acquisition by approximately 8.3%. Buyers should factor this into their financial planning and ensure that available capital covers not only the property price but also stamp duties, legal costs, and a prudent contingency reserve. For second-time buyers, this ABSD liability often makes a material difference to property selection, as it effectively increases the effective cost per square foot. However, buyers should also note that if they are selling their first property simultaneously, they may be eligible for ABSD remission or deferment, which could alleviate some of this financial burden—professional conveyancing advice is essential to understand individual eligibility and the mechanics of any remission claim.

Is there lease decay risk, and how might it affect resale value?

As an HDB flat, this property is held on a 99-year leasehold basis, and lease decay is an important consideration for long-term ownership and resale. The lease maturity date should be established during the purchase process, as HDB flats purchased in the open market may have varying amounts of lease remaining. For most HDB flats in Yishun, properties built in the 1990s and early 2000s typically have between 75 and 85 years remaining on their leases. The critical threshold occurs at 30 years remaining, at which point financial institutions typically reduce loan-to-value ratios and buyers encounter difficulty securing financing—this effectively constrains demand and price appreciation. Between 30 and 20 years remaining, prices tend to decline more steeply as the property approaches the redevelopment or selective en bloc sale window. Buyers should obtain the exact lease maturity date from the sellers' lawyer during the conveyancing process and assess their own timeline for ownership. If you intend to hold this property for 10 to 15 years, lease decay is unlikely to be a material concern. However, if you anticipate holding the property beyond 20 to 25 years and subsequently requiring to sell, the impact on resale value could be significant, with prices potentially declining by 15% to 25% as the lease approaches the critical 30-year threshold. This lease structure is one reason why HDB properties are typically viewed as intermediate to medium-term holdings rather than generational assets.

How does proximity to Yishun MRT Station affect demand and capital appreciation?

Proximity to MRT stations is one of the most empirically proven drivers of both capital appreciation and rental demand in Singapore's property market. This property, located just 400 metres from Yishun MRT Station (NS13), benefits materially from this accessibility. Properties within 400 to 500 metres of MRT stations historically appreciate at a faster rate than those requiring 10 to 15 minute walks, and they command rental premiums of 8% to 15% compared to properties in the same estate but further from transport nodes. The North-South line is one of Singapore's busiest transport corridors, serving residents commuting to the Central Business District, Marina Bay, and southern regions of the island. This consistent commuter traffic translates into reliable tenant demand, particularly for larger units suitable for families and working professionals. Over a 10 to 15-year holding period, properties at this distance from MRT stations have historically appreciated at rates of 2% to 3% per annum, compared to 0.5% to 1.5% for properties in the same estates but located 800 metres or more from stations. The MRT proximity also supports demand resilience during market downturns, as tenants and buyers deprioritise distance to transport only during extreme market stress. For investors and owner-occupiers planning medium-term ownership, the MRT location provides meaningful protection of capital value and support for rental returns.

Is this property suitable for different buyer profiles (first-timer, upgrader, investor, HNW)?

This property appeals across a broad spectrum of buyer profiles, each with distinct motivations. For first-time buyers, the three-bedroom format represents a substantial step up from typical one-bedroom starter units, offering the space to accommodate a growing family or provide home office flexibility without the premium pricing of newer estates. The S$542,000 price point remains within reach of first-time buyers utilising HDB loans and CPF, making entry into family-sized accommodation achievable. For upgraders currently occupying one or two-bedroom HDB flats, this unit provides the additional bedrooms that young families require as children reach school age, and the Yishun location offers established schooling and community infrastructure, aligning with family-centric priorities. For property investors seeking straightforward rental returns without the complexity of private condominiums or the management demands of landed properties, this three-bedroom HDB is ideal—tenant demand is predictable, the property is maintenance-light, and management corporation structures are well-established and transparent. For high-net-worth individuals, whilst the property may not constitute a primary investment vehicle, it can function as an uncomplicated income-generating asset requiring minimal oversight, or as an accommodation unit for family members or staff. The property's simplicity, transparent market structure, and MRT proximity make it genuinely suitable for any buyer profile prioritising stability and accessibility over prestige or cutting-edge design.

What are TDSR and financing headroom implications at this price point?

At a purchase price of S$542,000, financing this property through HDB loans, bank mortgages, or a combination of CPF withdrawal and bank financing is entirely feasible for qualified buyers. Most financial institutions offer loan-to-value ratios of 80% to 90% for HDB flats, meaning buyers would need to provide a cash downpayment of S$54,200 to S$108,400, with the remainder financed over 25 to 30-year periods. Total Debt Servicing Ratio (TDSR) regulations stipulate that the monthly mortgage payment should not exceed 60% of the applicant's gross monthly income. For a S$542,000 purchase financed at 80% loan-to-value (S$433,600) over 25 years at current interest rates of approximately 3.5% to 4%, the monthly principal and interest would approximate S$2,200 to S$2,300. Using the TDSR threshold, this implies a required gross monthly income of approximately S$3,700 to S$3,850, a figure achievable by dual-income households or single earners in professional or skilled roles. The financing headroom is comfortable, meaning buyers with stable employment and moderate existing debt can proceed with confidence. However, buyers should account for additional costs including property tax (approximately S$150 to S$200 annually), conservancy charges (typically S$40 to S$60 monthly), and property insurance and maintenance reserves. When combined, total monthly housing costs would likely fall between S$2,500 and S$2,700, a figure that remains manageable for middle to upper-middle income households in Singapore.

How does this property compare to nearby competing developments?

Within the Yishun estate, competing three-bedroom HDB flats priced in a similar S$520,000 to S$565,000 range vary primarily by block location, floor level, and lease maturity. Properties in the blocks immediately surrounding the MRT station (such as those in the 100 to 200 block range) typically command prices toward the upper end of this range, often S$560,000 to S$580,000, given the MRT proximity and typically excellent lift access and community facilities. Units positioned in peripheral blocks further from the MRT station, such as blocks in the 300 to 600 range, typically trade for S$480,000 to S$520,000, a discount reflecting the increased walking distance to transport and amenities. This particular property, at S$542,000, sits comfortably within the mid-range, suggesting a block position that balances reasonable MRT accessibility with fair market value. Comparisons should also include nearby mature estates such as Yio Chu Kang and parts of Sembawang, where three-bedroom flats price similarly. Properties in Yio Chu Kang, positioned slightly further from the city centre but offering similar estate maturity, have recently transacted in the S$510,000 to S$545,000 range, confirming that the subject property's valuation aligns with regional benchmarks. Buyers evaluating this property should view three or four comparable units in adjacent blocks and nearby estates before committing, as the HDB market rewards due diligence and knowledge of local micro-market dynamics.

What are the best unit stack or floor level considerations for value?

Within HDB flat markets, unit stack and floor level have measurable impacts on price, rental demand, and buyer satisfaction. Middle to upper-middle floors—typically floors 4 through 15 in blocks with 20+ storeys—command price premiums of 3% to 7% compared to lower floors (2nd to 3rd), as they balance natural light with reduced street noise and security concerns. Lower floors (2nd to 3rd) typically trade at discounts of 5% to 8% and are less attractive to investors, as tenant demand is slightly lower and they may experience dampness or reduced privacy. High floors (17+) appeal to specific buyers seeking vistas and minimal noise but are often priced at premiums of 8% to 12%, reflecting aesthetic preferences rather than measurable functional advantages. For value-conscious investors prioritising rental yield over aesthetics, mid-high floors (10 to 15) represent optimal purchasing positions—they command rental premiums whilst avoiding the luxury premiums of the very highest floors. Buyer profiles also matter: families with young children often prefer lower to mid-level floors for practical reasons including lift access convenience and child supervision from ground level, whilst professional tenants without children prefer higher floors for quiet and privacy. The unit stack number (which designates whether a unit is in the first, second, or third unit line of the block) can also influence pricing by 2% to 3%, with central stacks often preferred for equal light access and reduced corner exposure to wind and weather. When evaluating this specific property, confirmation of floor level and unit stack should be a priority, as these factors can materially influence both your acquisition price and future resale or rental performance.

What is the future supply pipeline and long-term prospects for the Yishun district?

Yishun is classified as a mature estate by the HDB, meaning no substantial new HDB flats are anticipated in the immediate vicinity. Future supply in the broader North Region is expected to come from new BTO (Build-To-Order) projects in Punggol and Upper Bukit Timah, positioned as newer alternatives to Yishun. This constrained supply profile in the Yishun estate itself actually supports property values, as demand from renters and upgraders is unlikely to face competitive pressure from new HDB supply. The government has also signalled longer-term regeneration initiatives for mature estates, including potential selective en bloc redevelopment scenarios, though timelines for Yishun remain speculative beyond the next 10 to 20 years. In practical terms, the combination of constrained new supply and an ageing demographic profile in the Yishun estate suggests steady to modest capital appreciation over the next 10 to 15 years, with the property likely appreciating at rates of 1.5% to 2.5% per annum. The long-term risk to property values in Yishun relates to lease maturity—as the cohort of flats built in the 1980s and 1990s approaches the critical 30-year remaining lease threshold around 2015 to 2025, certain blocks may experience more pronounced value decline. Buyers acquiring property now benefit from reasonable lease maturity, insulating them from immediate lease decay pressure. The Yishun MRT station position and established infrastructure mean that even if broader estate regeneration occurs, this particular location would likely remain strategically important, supporting medium-term value retention and supporting the long-term resilience of capital invested in this property.

3-bed HDB Yishun Street 21 | $542k | 1001 sqft | 5 min MRT