Type

Units

Min Area

Price Range

3 BR

1130 sqft

S$928k

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$928,000.
Located 14 min (1.13 km) from NS17 Bishan MRT Station.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

227 Bishan Street 23: A Mature HDB Development in Prime Bishan

227 Bishan Street 23 represents a well-established public housing development positioned in one of Singapore's most sought-after residential estates. Located on Bishan Street 23, this HDB project benefits from its central location within the Bishan precinct, an area renowned for its stability, comprehensive amenities, and strong community infrastructure. The development has established itself as a reliable housing option for families, upgraders, and discerning investors who value both accessibility and neighbourhood quality.

The proximity to NS17 Bishan MRT Station, situated approximately 14 minutes' walk or just over a kilometre away, positions this development as a gateway property for professionals and families commuting across Singapore's rail network. This accessibility has historically supported consistent demand in the secondary market, with buyers and tenants alike valuing the convenience of direct transport links to the Central Business District and other major employment hubs. The mature estate setting combines urban connectivity with the relative tranquility of an established residential neighbourhood.

Unit Specifications and Layout Offerings

Properties within this development are characterised by practical, family-friendly layouts that maximise usable living space. With unit configurations ranging to accommodate various household sizes and requirements, the development appeals to a broad spectrum of buyers. The generous floor areas, extending to approximately 1,130 square feet and beyond for multi-bedroom units, provide ample room for modern family living without excessive maintenance demands. These specifications reflect considered design principles typical of HDB developments from this era, balancing affordability with functionality.

The interior layouts have been designed to facilitate flexible living arrangements, with natural light penetration and thoughtful room configurations that support both daily routines and entertaining. Buyers within this development benefit from the proven popularity of these unit types in the secondary market, where such configurations command consistent tenant interest and maintain steady capital appreciation trajectories.

Bishan: A District of Established Value

Bishan has evolved into one of Singapore's most stable and desirable residential districts, attracting a diverse demographic of homeowners and investors. The estate's maturity brings with it a comprehensive network of schools, shopping facilities, healthcare services, and recreational amenities that support modern living standards. The area's reputation for community cohesion, coupled with ongoing estate rejuvenation initiatives, ensures that properties here maintain strong appeal across market cycles.

The Bishan precinct's strategic location in Singapore's central zone provides seamless connectivity to both the East and West regions, making it particularly attractive for families with employment across multiple locations. This geographic advantage has historically insulated Bishan properties from pronounced cyclical downturns, supporting relatively resilient resale values and rental demand.

Market Position and Investment Characteristics

Properties at 227 Bishan Street 23 occupy a compelling position in Singapore's residential investment landscape. The development's established track record, combined with Bishan's reputation as a stable district, creates a foundation for predictable long-term value creation. For owner-occupiers, the appeal lies in immediate occupancy of a well-known development without the construction timelines and defects liability risks associated with new launches. For investors, the secondary market setting offers immediate rental yield opportunities, with the surrounding precinct consistently attracting quality tenants.

The pricing structure at this development reflects both its maturity and its value proposition relative to newer launches. Current market offerings begin from S$928,000 and scale upwards depending on configuration, floor level, and specific unit characteristics. This price positioning places the development competitively within the HDB resale market for Bishan, where buyer expectations and rental yields have stabilised around predictable parameters.

Connectivity and Transport Infrastructure

The 14-minute walking distance to Bishan MRT Station represents a tangible advantage that directly influences property desirability and tenant acquisition timelines. This proximity positions the development within the optimal catchment for commuters, ensuring that transportation convenience remains a persistent selling point across market cycles. The NS line integration connects residents directly to major commercial nodes, educational institutions, and secondary business clusters throughout Singapore's rail network.

Beyond the MRT, the Bishan area benefits from robust bus connectivity and road infrastructure, providing multiple transport options for residents with varying commute patterns. The maturity of this transport network, combined with long-term government commitments to public transit, suggests sustained accessibility advantages that will continue supporting property values in this precinct.

Neighbourhood Amenities and Community Infrastructure

The Bishan estate encompasses a comprehensive range of amenities that support daily living requirements without necessitating extensive travel beyond the neighbourhood. Resident access to shopping facilities, dining options, recreational parks, and community centres creates an ecosystem where families can meet most daily needs within walking or short transit distances. This convenience factor has proven historically influential in supporting both owner-occupier satisfaction and tenant retention rates.

The estate's ongoing development initiatives, including public space upgrades and community facility enhancements, demonstrate a commitment to maintaining living standards. These investments typically correlate with positive sentiment towards properties in the precinct, supporting stable resale markets and rental demand trajectories.

Financial Considerations for Potential Buyers

Prospective purchasers should factor relevant financial considerations into their acquisition planning. For Singapore Citizens purchasing a second residential property, Additional Buyer's Stamp Duty at the current rate of 20% applies, representing a material cost component that requires careful budgeting alongside the principal purchase price. Total acquisition costs typically extend to approximately 8-9% of the purchase price when combining stamp duty, legal fees, and other disbursements.

The development's established pricing and transparent resale history provide a reliable foundation for mortgage eligibility assessments and financing headroom calculations. Financial institutions typically offer competitive LTV ratios for HDB properties, particularly those in mature estates with established rental markets, enabling qualified buyers to access favourable financing terms.

Comparison Within the Bishan Market

Within the broader Bishan HDB landscape, 227 Bishan Street 23 competes alongside comparable developments from the same era, each offering similar unit configurations and price points. Recent transactional data across the precinct demonstrates consistent price per square foot trajectories, reflecting stable demand and predictable market mechanics. Buyers evaluating this development benefit from extensive comparable evidence, enabling informed decision-making based on robust market data rather than speculative pricing.

The development's positioning relative to newer launches and upgrading developments in adjacent precincts suggests a stable value proposition, appealing to buyers who prioritise immediate occupancy and established communities over the premium pricing associated with contemporary new launches.

Long-Term Value Proposition

The enduring appeal of 227 Bishan Street 23 reflects its convergence of practical advantages: established location, proven infrastructure, accessible pricing, and reliable tenant demand. For owner-occupiers, the development offers immediate entry into a mature, well-serviced neighbourhood without the execution risk of new development cycles. For investors, the stable rental market and predictable yield parameters create a foundation for disciplined capital deployment.

As Singapore's residential market continues its ongoing evolution, properties in established precincts such as Bishan demonstrate resilience and steady value accretion. The combination of government policy support for HDB resales, limited new supply in central locations, and consistent demand from upgrading families positions developments like 227 Bishan Street 23 as enduring components of Singapore's residential investment framework.

Frequently Asked Questions

What is the estimated gross rental yield for investor buyers at 227 Bishan Street 23?

Properties at 227 Bishan Street 23 typically achieve gross rental yields in the range of 2.8% to 3.5% annually, depending on unit configuration and prevailing market rental rates. For a property purchased at the current price point of approximately S$928,000, this translates to annual rental income between S$25,980 and S$32,480 before expenses such as maintenance, property tax, and insurance. The Bishan precinct maintains consistent tenant demand from young professionals and upgrading families, supported by proximity to Bishan MRT and neighbourhood amenities, which historically sustains rental rates and occupancy levels. Investors should factor in HDB rental yield taxation, potential maintenance reserve accumulation, and the impact of future HDB policy changes on the long-term rental investment thesis.

How does the current price per square foot at 227 Bishan Street 23 compare to recent Bishan HDB transactions?

Recent transactional evidence across the Bishan HDB estate indicates that price per square foot for comparable unit configurations typically ranges between S$820 and S$920 psf, positioning properties at 227 Bishan Street 23 competitively within the established Bishan market. At approximately S$928,000 for units around 1,130 sqft, the development reflects price points consistent with recent secondary market turnover, neither premium-priced nor discounted relative to comparable inventory. The price stability across the Bishan precinct reflects sustained demand fundamentals, mature estate amenities, and proven rental market mechanics that support buyer confidence. Prospective purchasers can cross-reference recent URA data and HDB resale portal listings to validate these price trajectories against their own valuation frameworks.

What are the ABSD implications for a second-time property buyer purchasing at 227 Bishan Street 23?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty at the current rate of 20%, representing a significant acquisition cost that must be incorporated into purchase planning. On a property purchase price of S$928,000, the ABSD liability would amount to approximately S$185,600, bringing total stamp duty costs to roughly S$243,000 when combined with standard BSD components. This ABSD obligation substantially increases the total capital requirement, typically extending effective acquisition costs to approximately 26% of the purchase price when all fees and disbursements are included. Second-time buyers should carefully assess their financing capacity to accommodate both the principal purchase price and the substantial ABSD liability before committing to a transaction.

Does lease decay present a resale value risk for properties at 227 Bishan Street 23?

As an HDB development from an established era, 227 Bishan Street 23 properties will eventually experience lease depreciation as the 99-year tenure ages, though the immediate medium-term horizon typically presents minimal resale impact. Current leasehold properties at this development generally maintain strong resale appeal, with the Bishan precinct's proven market stability supporting consistent valuation floors even as lease terms gradually approach the 80-year threshold. However, prospective purchasers should anticipate that once leasehold terms decline below 80 years, resale velocity and price appreciation may moderate relative to longer-lease properties, reflecting buyer apprehension about eventual lease-end scenarios. HDB's Home Improvement Programme and potential future lease extension mechanisms represent policy safeguards that may mitigate long-term lease decay concerns, though these initiatives remain subject to political and budgetary considerations.

How does proximity to Bishan MRT Station influence capital appreciation and rental demand for this development?

The 14-minute walking distance to NS17 Bishan MRT Station represents a material value driver that directly correlates with both capital appreciation trajectories and tenant acquisition timelines within the Bishan market. Properties within proximity to MRT stations typically command sustained rental demand from young professionals and dual-income families prioritising commute convenience, enabling investors to maintain stable occupancy rates and rental income consistency. The MRT accessibility advantage has historically supported above-average capital appreciation for Bishan properties relative to developments further from transit nodes, reflecting persistent buyer and tenant preference for transport convenience in Singapore's market. Future expansion of the rail network, including potential MRT line extensions or station enhancements, could further strengthen this development's accessibility profile, creating upside potential for long-term capital value appreciation.

Is 227 Bishan Street 23 suitable for first-time homebuyers, or better positioned for upgraders and investors?

The development appeals to a diverse buyer demographic, including first-time purchasers seeking immediate entry into established neighbourhoods without new development risks, upgraders trading from HDB units for larger configurations, and investors pursuing stable secondary market rental yields. First-time buyers benefit from the mature estate setting, proven infrastructure, and transparent pricing mechanism, which collectively reduce execution risk relative to new launches. Upgraders value the immediate occupancy option and the ability to leverage existing property equity to acquire larger units without lengthy construction timelines. Investors appreciate the established tenant demand, predictable rental yield parameters, and Bishan's reputation as a stable district insulated from pronounced market cyclicality. The development's broad appeal reflects its positioning as a foundational property asset suitable for multiple buyer profiles with varying investment horizons and financial circumstances.

What TDSR and financing headroom should buyers expect when financing purchases at 227 Bishan Street 23?

Prospective purchasers at this price point (approximately S$928,000) can typically access LTV ratios of 80-90% from institutional lenders for HDB properties, enabling principal loan amounts in the range of S$742,400 to S$835,200 depending on individual creditworthiness and debt servicing profiles. The Total Debt Servicing Ratio framework limits monthly debt servicing obligations to 60% of gross household income, meaning a household earning S$10,000 monthly could service approximately S$6,000 in total monthly obligations across all debt facilities. At current interest rates approximating 3-3.5%, the monthly mortgage servicing cost for a S$750,000 loan would typically range between S$3,500 and S$4,000, requiring household income of approximately S$6,000-S$6,700 monthly to maintain comfortable TDSR headroom and retain financial flexibility. Buyers should engage with financial advisors to model their specific financing scenarios, particularly second-time buyers who must incorporate ABSD into their capital requirement calculations.

How does 227 Bishan Street 23 compare to competing HDB developments in the immediate Bishan precinct?

The Bishan estate encompasses multiple HDB developments from various construction eras, each competing on a combination of unit configuration, pricing, amenity proximity, and individual estate characteristics. Properties at 227 Bishan Street 23 compete directly with comparable developments offering similar-vintage unit layouts and price points, typically within 100-200 metres of comparable inventory across adjacent streets. Recent transactional evidence suggests minimal significant pricing differentiation between comparable units across the immediate precinct, reflecting efficient market mechanics where supply and demand equilibrate at stable price points. Prospective purchasers benefit from this competitive landscape, as it creates extensive comparable evidence and reduces informational asymmetries, enabling informed purchasing decisions based on robust market data rather than speculative valuations.

Which floor levels or unit stacks typically offer the best value proposition at 227 Bishan Street 23?

Mid-range floor levels (approximately 10-20 storeys) typically present the optimal value balance at HDB developments, avoiding both the lower-floor price premiums associated with ground-proximity units and the supply constraints of higher-floor inventory. Units on these mid-range stacks typically trade at modest discounts relative to comparable higher-floor units, whilst avoiding the noise, privacy, and security considerations that occasionally constrain demand for lower floors. End-of-block unit positions may command modest premiums due to superior natural light and reduced noise exposure from shared corridors, though these premiums typically remain marginal at established developments like this. Prospective buyer-occupiers should prioritise personal preference regarding views, natural light, and ventilation patterns over pure value-maximisation calculations, as these lifestyle factors typically influence long-term satisfaction and decision-making more substantially than marginal price differentials.

What is the future supply pipeline for HDB developments in the Bishan precinct, and how might this affect property values?

The Bishan estate remains substantially built-out relative to Singapore's remaining HDB development land availability, with new housing supply increasingly concentrated in peripheral new towns rather than mature central precincts. The limited scope for major new HDB supply within the immediate Bishan area creates a structural supply constraint that historically supports long-term value stability, as demand growth outpaces new inventory introduction. Government policy emphasises HDB renewal and estate rejuvenation rather than land-intensive new development in established precincts, suggesting that Bishan properties will benefit from supply-constrained market dynamics. This supply deficit positioning contrasts with emerging developments further from the centre, where greater land availability enables more substantial new supply that can occasionally suppress neighbouring resale values, positioning Bishan as a defensible long-term investment location.

227 Bishan Street 23 — From S$928k