Type

Units

Min Area

Price Range

4+ BR

1582 sqft

From S$1.1XM

Property Highlights

Spacious 4-bedroom, 3-bathroom HDB flat offering 1,582 sqft of family-friendly living space in the established Bishan precinct
Priced at S$1,179,999, this property represents solid value within the mid-range HDB resale segment for larger family units
Convenient location just 980 metres from Teck Ghee MRT Station, enabling quick access to the Circle Line network and broader Singapore
Mature estate with established amenities, schools, and transport infrastructure supporting both residential comfort and long-term capital stability
Well-positioned for upgraders, growing families, and buy-to-let investors seeking rental yield in a stable, accessible neighbourhood

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Ref: 25210648

261 Bishan Street 22: A Generously Proportioned Family HDB in a Mature, Connected Estate

This four-bedroom, three-bathroom HDB flat at 261 Bishan Street 22 presents a compelling opportunity for families and property investors seeking spacious accommodation within one of Singapore's most established and well-serviced residential precincts. With a built-up area of 1,582 square feet, the unit offers the breathing room that larger households increasingly demand, combining practical layout with the reliability of a mature estate setting.

The asking price of S$1,179,999 positions this property competitively within the upper-mid range of the HDB resale market for four-bedroom offerings. Bishan's consistent appreciation trajectory and sustained demand from multigenerational families and upgraders have reinforced the district's reputation as a pragmatic, value-preserving investment location. The property's scale and configuration make it particularly appealing to buyers transitioning from smaller units or those consolidating into a single, more spacious home.

Location and Connectivity: Proximity to Teck Ghee MRT and Beyond

Situated approximately 980 metres from Teck Ghee MRT Station on the Circle Line, this flat enjoys a straightforward 12-minute walk to the station. The Circle Line connection provides seamless transit to Central Business District employment hubs, educational institutions, and leisure destinations across the network. For residents relying on public transport, the proximity to the MRT represents a material advantage, reducing commute friction and enhancing daily accessibility without depending on private vehicles.

Beyond the MRT, Bishan's arterial road network and bus services create multiple transport pathways. The estate benefits from its central location within the broader East-Central region, positioning residents within convenient reach of established shopping malls, medical facilities, and recreational parks that have defined the neighbourhood for decades.

The Bishan Estate: Maturity, Stability, and Established Infrastructure

Bishan has evolved into one of Singapore's most sought-after HDB districts precisely because of its age and development. The estate's maturity translates to comprehensive on-ground amenities—hawker centres serving authentic cuisines, community clubs, playground facilities, and green spaces that support active living. School-going families will find several neighbourhood primary and secondary institutions within walking distance, a factor that consistently influences both rental and sales demand in this segment.

The town planning itself reflects thoughtful urban design principles. Wide roads, ample green buffers, and strategic placement of community facilities create a residential environment that feels spacious and considered, rather than cramped or utilitarian. This carefully calibrated balance between density and livability has sustained Bishan's appeal across generational cohorts.

Interior Specification and Space Configuration

The 1,582 square-foot footprint allows for genuine flexibility in room usage. Four bedrooms accommodate extended families, home-based working arrangements, or dedicated hobby and recreation spaces. Three bathrooms alleviate the morning congestion common in larger households, whilst the generous overall area suggests naturally proportioned living and dining zones capable of hosting gatherings and entertaining comfortably. The configuration reflects the HDB design philosophy of maximising usable living space whilst maintaining efficient building footprints.

Investment Merit and Rental Yield Potential

From an investment perspective, this property holds appeal for buy-to-let investors seeking established rental markets. Bishan's demographic composition—young professionals, upgraders, and families—creates consistent demand for rental accommodation. The four-bedroom configuration attracts premium-paying tenants, including multinational expat households and multi-unit investor portfolios. Current market rental expectations for well-maintained four-bedroom HDB units in mature estates typically range between S$3,800 and S$4,400 monthly, translating to gross yields in the 3.8 to 4.5 per cent range. Actual yield depends on lease length, unit condition, and prevailing market rental rates at the time of letting.

Lease Considerations and Long-Term Capital Outlook

As an HDB property, this flat operates under the standard 99-year lease framework. The remaining lease term directly influences both current market value and future resale prospects. Buyers should verify the lease commencement date to assess remaining tenure accurately. Properties with leases below 60 years typically experience accelerated capital depreciation, a dynamic that institutional buyers and risk-aware investors consider carefully. Conversely, units with 80-plus years remaining command stronger pricing power and attract broader buyer pools, supporting both resale liquidity and investment conviction.

HDB policy governing lease decay and potential future en-bloc redevelopment scenarios adds another layer of long-term consideration. Whilst such outcomes remain speculative, they form part of the broader estate value calculus over multi-decade holding periods.

Market Positioning Among Competing Four-Bedroom HDB Stock

Within the current HDB resale landscape, four-bedroom units command premium pricing relative to three-bedroom counterparts, reflecting the additional space and utility. Bishan's established reputation and transport convenience position this particular property favourably against newly released units in emerging estates further from the city core. Comparable four-bedroom units in adjacent mature estates such as Ang Mo Kio and Serangoon typically trade within similar price bands, though micro-location factors—distance to MRT, specific block configuration, and unit height—create meaningful variation.

Suitability Across Buyer Profiles

High-net-worth individuals often view such HDB units as secure, yield-generating assets within a diversified portfolio, particularly when seeking exposure to Singapore's residential real estate without the capital intensity and management complexity of private property. Upgraders—typically existing HDB owners with accumulated equity—represent the natural buyer pool for four-bedroom stock, seeing the move as a logical step toward greater space and amenity access. First-time buyers with substantial down payments or parental assistance may find such a unit achievable, though financing at this price point requires careful TDSR assessment. Investors pursuing rental yield appreciate the robust tenant demand and lower entry cost relative to private residential alternatives.

Financing, TDSR, and Buyer Capacity

At S$1,179,999, prospective buyers utilising HDB concessional loan schemes or bank mortgages should model financing scenarios carefully. Assuming a 20 per cent down payment (approximately S$236,000), the loan quantum reaches S$944,000. At prevailing HDB loan rates (currently around 2.6 per cent) or bank rates (typically 3.0 to 3.5 per cent), monthly servicing across a 25-year tenure ranges between S$4,300 and S$4,700. Inclusion of property tax, maintenance contributions, and insurance elevates total monthly housing costs. TDSR regulations stipulate that total debt servicing cannot exceed 60 per cent of monthly gross household income. A household earning approximately S$8,000 monthly would remain comfortably within TDSR parameters; those with lower income or existing debt obligations require proportionally higher savings buffers or co-borrower arrangements to secure approval.

Additional Buyer Considerations: ABSD and Tax Implications

Buyers acquiring an HDB as a second or subsequent property face Additional Buyer's Stamp Duty (ABSD) at 25 per cent on the purchase price. This represents a material cost implication—approximately S$295,000 on this property—and fundamentally alters the true entry cost and investment return profile for investors. Owner-occupiers purchasing their first HDB incur no ABSD, making this a substantially more cost-effective pathway. Property-level transfer taxes and legal fees add a further S$8,000 to S$12,000, depending on transaction complexity and conveyancing choices.

Future District Supply and Development Pipeline

Bishan has long been a mature estate with limited new HDB construction. Future supply growth in the immediate vicinity appears constrained by existing built form and land utilisation patterns. This relative scarcity supports longer-term capital stability and demand resilience, as the estate cannot absorb sudden new-unit flooding. However, broader city-wide HDB launches in emerging precincts such as Tengah and Woodlands may modestly influence demand trajectories over multi-year horizons. The introduction of new BTO schemes with subsidised pricing in other districts can temporarily soften upgrader demand in mature estates, though established areas like Bishan typically prove resilient due to their connectivity, amenity maturity, and social fabric.

Conclusion: A Property Meriting Serious Consideration

This four-bedroom, three-bathroom unit at 261 Bishan Street 22 represents a substantive offering within Singapore's HDB resale segment. The combination of genuine space, established estate infrastructure, proximity to the MRT network, and reasonable pricing relative to current market comparables creates a compelling case for multiple buyer categories. Whether pursuing owner-occupancy or investment yield, prospective buyers should conduct thorough due diligence on lease tenure, inspection of actual unit condition, and detailed financial modelling before committing. Within the Bishan context, this property sits comfortably within the value envelope and deserves shortlist consideration.

Frequently Asked Questions

What rental yield can I expect if I purchase this four-bedroom HDB as an investment?

Based on current market rental rates for well-maintained four-bedroom HDB units in Bishan, monthly rental expectations typically range between S$3,800 and S$4,400, depending on unit condition, lease length, and prevailing tenant demand. This translates to a gross rental yield of approximately 3.8 to 4.5 per cent annually on the purchase price of S$1,179,999. However, actual yield realisation depends on several variables: the time required to secure a tenant, potential rental gaps between tenancies, maintenance and repair costs not shouldered by tenants, and property management fees if you engage an agent. Investors should also factor in the 25 per cent Additional Buyer's Stamp Duty (ABSD), which effectively increases the true capital deployed and therefore moderates nominal yield calculations. Younger leases (80+ years remaining) typically command stronger rental demand and higher tenant quality, supporting more consistent yield realisation.

How does the S$1.18M price compare to recent four-bedroom HDB transactions in Bishan?

The asking price of S$1,179,999 translates to approximately S$746 per square foot for 1,582 sqft of internal area, positioning the unit within the established range for four-bedroom stock in Bishan. Recent comparable sales in the estate have ranged between S$1.10M and S$1.25M depending on lease decay, specific block location, floor level, and unit condition. Bishan's consistent desirability and transport links have supported stable per-square-foot pricing over the past 24 months, with minimal month-on-month compression. Competing four-bedroom units in adjacent mature estates such as Ang Mo Kio and Serangoon show similar pricing trajectories, suggesting no material geographic discount or premium relative to Bishan. The property's pricing reflects fair value for the current market, though individual unit-level inspection remains essential to confirm condition and any required remedial works justify the expected price.

What ABSD liability applies if I purchase this property as a second HDB or private-to-HDB transaction?

Buyers acquiring an HDB flat as a second or subsequent residential property trigger Additional Buyer's Stamp Duty (ABSD) at the rate of 25 per cent of the purchase price. On this property's S$1,179,999 valuation, ABSD exposure amounts to approximately S$295,000, a material cost that fundamentally alters entry economics. This ABSD must be paid upfront at the point of legal completion and cannot be financed through mortgage facilities, requiring either cash reserves or restructured borrowing arrangements. First-time HDB buyers purchasing their primary residence incur no ABSD, rendering their effective acquisition cost substantially lower. Investors or upgraders from private properties should engage their conveyancing lawyer to model ABSD implications early in the purchasing deliberation, as this duty often represents the single largest transaction cost beyond the purchase price itself. The ABSD burden remains a significant differentiator between owner-occupier and investor purchase profiles.

What is the impact of lease decay on this property's resale value and long-term investment potential?

HDB lease tenure directly influences both current market value and future capital appreciation dynamics. This property operates within the standard 99-year leasehold framework, and its remaining lease term materially affects pricing. Units with 80 or more years remaining on the lease typically command stronger market demand and support premium pricing, as buyers and institutional investors view long tenure as reducing near-term refinancing or end-of-life concerns. Conversely, properties with remaining leases below 60 years experience accelerated capital depreciation, particularly in the final two decades, making them less attractive to long-term investors or conservative owner-occupiers. The property's lease commencement date should be verified immediately; if the block was built in the 1980s, approximately 35 to 40 years may have elapsed, leaving 55 to 64 years remaining—a mid-range position that requires careful assessment. As leases decay beyond the 60-year mark, property values typically compress faster, and mortgage lender willingness to finance such units diminishes, ultimately constraining future resale buyer pools. Prospective purchasers should obtain the lease commencement certificate and factor remaining tenure into their capital appreciation assumptions.

How does the 12-minute walk to Teck Ghee MRT Station influence long-term demand and capital appreciation?

Proximity to MRT stations represents one of the highest-impact variables in Singapore HDB capital value and rental demand dynamics. At 980 metres (approximately 12 minutes' walk) from Teck Ghee MRT, this property sits within the highly desirable sub-15-minute accessibility threshold that significantly influences buyer willingness-to-pay. The Circle Line connection provides direct connectivity to business districts, education precincts, and leisure destinations, reducing commute times and vehicle dependency—factors that consistently support both owner-occupier demand and rental attractiveness. Properties within walking distance to MRT stations typically command capital appreciation rates 15 to 25 per cent higher than comparable units further from transit, reflecting both lifestyle convenience and demographic preference clustering around high-accessibility zones. The MRT accessibility also reinforces Bishan's attractiveness to expatriate households, multinational tenants, and young professionals, broadening the potential tenant and buyer pools. Over multi-decade holding periods, the transport advantage compounds through sustained demand resilience and downside protection during softer market cycles, as MRT-accessible properties maintain buyer interest even when broader market sentiment cools.

Is this property suitable for first-time HDB buyers, and what financing headroom do I require?

First-time HDB buyers can purchase this four-bedroom unit, and the property's generous space relative to typical starter units offers compelling value for households requiring immediate large accommodation. However, the S$1.18M price point sits substantially above entry-level two and three-bedroom markets, necessitating either substantial down payments, parental co-investment, or robust household income. Assuming a 20 per cent down payment (S$236,000), the required loan of S$944,000 translates to monthly servicing of approximately S$4,300 to S$4,700 across a 25-year tenure at current interest rates. To remain comfortably within TDSR parameters (60 per cent of gross monthly income maximum), a household should earn approximately S$8,000 to S$8,500 monthly, a threshold that excludes many first-time buyers. First-timers with combined household incomes in the S$6,500 to S$7,500 range may still qualify but would experience tighter TDSR headroom, leaving minimal capacity for additional borrowing or financial flexibility should income circumstances change. First-time buyers considering this property should engage bank pre-qualification early and honestly assess household income stability and existing debt obligations before committing to such a substantial commitment.

What is the TDSR impact and financing headroom for a S$1.18M HDB purchase at my income level?

TDSR (Total Debt Servicing Ratio) regulations stipulate that all monthly debt obligations cannot exceed 60 per cent of gross household income. On this property with a typical 20 per cent down payment, the monthly mortgage servicing approximates S$4,300 to S$4,700 depending on loan tenure and prevailing interest rates. Adding property tax (approximately S$200 to S$300 monthly), HDB maintenance and sinking fund contributions (typically S$150 to S$200), and insurance (S$30 to S$50), total housing costs reach approximately S$4,700 to S$5,250 monthly. To remain within TDSR without exceeding the 60 per cent threshold, gross household monthly income should exceed S$7,800 to S$8,750. If household income falls below S$7,500, TDSR headroom becomes constrained, leaving limited capacity for car loans, credit card debt, or personal loans. Importantly, TDSR calculations include all existing debt obligations; households carrying student loans, vehicle financing, or credit card balances face reduced TDSR capacity for mortgage qualification. Prospective buyers should obtain formal bank pre-qualification statements that model their specific income, existing liabilities, and proposed mortgage to determine precise headroom before proceeding with property viewings and offers.

How does this property compare to competing four-bedroom HDB units in nearby estates?

Within the broader mature-estate HDB landscape, this Bishan property competes directly with similar four-bedroom units in adjacent precincts including Ang Mo Kio, Serangoon, and Hougang. Per-square-foot pricing across these estates typically ranges between S$710 and S$780, placing this property at approximately S$746 psf—solidly within that competitive envelope. Ang Mo Kio units often trade at marginal premiums due to the estate's proximity to the MRT and premium amenities, whilst Serangoon and Hougang units sometimes trade at slight discounts reflecting distance to the city core. However, Bishan's established reputation, mature amenity infrastructure, and Circle Line connectivity position it favourably relative to more peripheral estates offering nominally lower prices. The trade-off structure typically reflects MRT distance, amenity maturity, and demographic clustering; buyers prioritising walkable MRT access will find Bishan's premium justifiable, whilst those emphasising absolute price minimisation may find marginal value in more peripheral locations. On a quality-adjusted basis—considering lease tenure, unit condition, and location specificity—this property represents competitive value within the four-bedroom HDB cohort and warrants shortlist inclusion alongside alternatives in Ang Mo Kio and Serangoon.

Which floor levels or block stacks offer the best value and investment potential?

Within HDB blocks, unit stack and floor level create meaningful value differentials that savvy buyers can exploit. Lower floors (floors two to five) typically attract modest pricing discounts relative to mid-level units (floors six to 15) due to perceived convenience and noise concerns from ground-level foot traffic and delivery activity. However, lower floors often deliver superior value for families with young children and elderly residents, reducing lift dependency and stair climbing; rental tenants with children frequently express preference for lower floors, supporting rental demand and yield stability. Mid-level stacks (floors six to 12) represent the pricing sweet spot, commanding neither discount nor premium; they balance convenience, noise insulation, and market appeal effectively. Higher floors (15+) attract modest premiums reflecting enhanced natural light, reduced noise, and perceived prestige, though this premium often exceeds the genuine utility difference and offers diminishing value. Corner units and units situated mid-block with maximal cross-ventilation command subtle premiums reflecting superior air circulation and natural lighting. For investor purposes, mid-level and lower-floor units in well-positioned stacks (blocks facing parks, amenities, or open space) typically deliver optimal value, as rental demand remains consistent and pricing multiples remain reasonable relative to comparable mid-rise or high-rise residential alternatives.

What is the future supply pipeline for HDB construction in Bishan, and how does this affect long-term value?

Bishan, as a mature estate predominantly built out during the 1980s and 1990s, has limited capacity for new HDB greenfield development. The district's existing built form, land utilisation, and infrastructure saturation constrain large-scale new block construction. This supply constraint represents a material long-term advantage, as the estate cannot absorb sudden new-unit releases that might soften pricing or tenant demand. Conversely, broader city-wide HDB supply expansion in emerging precincts such as Tengah, Woodlands, and Punggol may modestly influence upgrader demand trajectories; younger buyers with flexibility sometimes opt for newer, subsidised BTO offerings rather than resale units in mature estates, creating intermittent demand softness. However, Bishan's established connectivity, amenity maturity, and demographic appeal have historically proven resilient to such competitive pressures. The estate's scarcity value—combined with its MRT accessibility and social infrastructure—typically sustains demand from multigenerational households, upgraders, and investors regardless of new supply in peripheral locations. Long-term value appreciation should remain steady rather than explosive; expect compound annual growth aligned with broader HDB market trends (typically 1.5 to 3 per cent annually) rather than outsized capital gains, reflecting the property's mature-estate classification and the estate's limited new supply to inject competition.

4-bed HDB Bishan Street 22 – S$1.18M, 12min to MRT