Type

Units

Min Area

Price Range

3 BR

904 sqft

From S$488Xk

Property Highlights

Spacious 3-bedroom, 2-bathroom HDB flat offering 904 square feet of living space in established Yishun
Priced at S$488,000 with convenient 14-minute access to NS13 Yishun MRT Station
Well-positioned for upgraders, young families, and first-time buyers seeking affordable heartland living
Strong rental potential in a mature estate with consistent tenant demand and infrastructure maturity
Strategic location balancing accessibility, amenities, and value retention in a stable residential zone

Interested in this property?

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

Ref: 500132203

262 Yishun Street 22: A Practical 3-Bedroom HDB Home in Mature Yishun

Located on Yishun Street 22, this three-bedroom, two-bathroom HDB flat presents a compelling acquisition opportunity for buyers seeking substantial living space at a competitive price point. With 904 square feet of usable floor area, the property delivers the room configurations families and upgraders demand, without the premium typically attached to newer estates or prime fringe districts.

Yishun remains one of Singapore's most established residential zones, with decades of infrastructure investment, community facilities, and proven rental resilience. The estate continues to attract diverse buyer demographics, from first-time purchasers building equity to investors capitalising on steady tenant demand. This particular unit's asking price of S$488,000 positions it accessibly within the HDB resale market, reflecting fair value for its size and location within the broader north-eastern corridor.

Location and Connectivity

The flat is situated approximately 1.2 kilometres from NS13 Yishun MRT Station, translating to a comfortable 14-minute journey by foot or a short bus ride. Yishun MRT is a major interchange on the North-South Line, offering direct connectivity to Orchard, Marina Bay, and other central business districts. This accessibility proves invaluable for working professionals, students, and families who commute regularly, reducing transport costs and time expenditure compared to estates further removed from mass transit hubs.

Beyond the MRT, Yishun Street itself benefits from comprehensive bus services, with multiple interchange points connecting to neighbouring towns and employment clusters. The estate's maturity means that essential amenities—hypermarkets, clinics, schools, hawker centres—are distributed throughout the vicinity, minimising reliance on private vehicles and supporting a car-lite lifestyle for residents inclined toward public transport and active mobility.

Space and Layout for Modern Families

At 904 square feet, this three-bedroom configuration offers sufficient space for a growing family, a couple with young children, or professionals seeking a home office alongside sleeping quarters. The inclusion of two full bathrooms reduces morning congestion in family settings and adds flexibility for guests or live-in care arrangements. HDB flats of this vintage and size typically feature functional, well-ventilated designs that maximise natural light and airflow, practical considerations often overlooked in smaller urban units.

The property's three-bedroom layout is particularly attractive to upgraders transitioning from two-room flats, providing the additional space and separation that growing families require without necessitating a move to private residential property. For investors, the 3-bed configuration aligns with strong tenant demand, as families prioritise room count and layout efficiency when selecting rental homes in HDB estates.

Investment Perspective and Rental Dynamics

Yishun's maturity and consistent tenant demographics support reliable rental performance. Three-bedroom HDB units consistently attract families seeking affordable, well-serviced accommodation, and the estate's proximity to schools and transport hubs strengthens tenant retention. Current market rental rates for comparable units in the area suggest a gross rental yield in the region of 3 to 4 percent annually, depending on exact lease tenure remaining and specific unit positioning. This yield compares favourably to other mature HDB estates and broader property market benchmarks, making the S$488,000 entry point attractive to buy-to-let investors.

The lease factor—remaining years on the 99-year HDB lease—significantly influences both rental appeal and capital value. Units with longer remaining tenure command higher rents and stronger capital appreciation profiles, as tenants and future purchasers avoid the discount rates applied to flats with sub-65-year leases. Prospective investors should confirm the exact lease commencement date and remaining duration before committing, as this directly impacts long-term yield and exit valuation.

Market Positioning and Value Assessment

The S$488,000 asking price translates to approximately S$539 per square foot, a figure consistent with recent transactions in Yishun and neighbouring mature estates. This price-to-space ratio reflects the HDB resale market's current equilibrium, where established, well-connected estates command modest premiums over newer suburban builds, but remain significantly more affordable than private property alternatives. For context, comparable three-bedroom flats in other mature estates such as Bukit Merah or Ang Mo Kio typically fall within the S$480,000 to S$520,000 range, positioning this unit competitively.

The estate's demand profile has remained stable over the past two years, underpinned by its north-eastern location, employment accessibility, and family-oriented demographic. Capital appreciation has tracked broader HDB resale market trends—modest but consistent—reflecting Singapore's overall property market maturity and limited speculative cycles in the HDB segment.

Buyer Suitability and Financing Considerations

This property suits several buyer categories distinctly. First-time buyers benefit from the affordability and size, with financing easily arranged through HDB loans or bank mortgages backed by substantial CPF funds. Upgraders moving from smaller units find the space increment meaningful without imposing significant financial strain. Young families value the proximity to schools, transport, and community facilities. Investors appreciate the balance of entry price, rental yield, and tenure stability.

At the S$488,000 price point, total debt servicing ratio (TDSR) implications are manageable for most mortgage applicants. Assuming a 90 percent loan-to-value (LTV) with CPF and bank financing, monthly repayment typically ranges from S$2,000 to S$2,400 over a 25-year tenure, leaving adequate headroom for applicants with household incomes above S$5,000 monthly. TDSR regulations cap total monthly debt service at 60 percent of gross income, a threshold most working-age purchasers comfortably satisfy at this price point.

Broader Estate Maturity and Infrastructure

Yishun's decades-long development cycle has yielded comprehensive community infrastructure. Residents enjoy easy access to Northpoint Shopping Centre, Yishun Neighbourhood Centre, and surrounding hawker establishments. Healthcare services, including polyclinics and private clinics, are distributed throughout the estate. Educational institutions span primary, secondary, and tertiary levels, supporting families at multiple life stages.

The estate's maturity implies that major infrastructure development has stabilised, reducing the likelihood of significant disruptive construction projects. Conversely, this stability can mask incremental demographic shift and changing retail patterns as newer estates attract younger families. However, for buyers prioritising peace and established community networks, Yishun's established character remains an asset rather than a liability.

Property Evaluation and Due Diligence

Prospective purchasers should conduct thorough inspections regarding unit condition, particularly structural integrity, plumbing, electrical systems, and kitchen facilities. HDB flats of Yishun's vintage may exhibit wear consistent with age; cosmetic upgrades typically fall within owner responsibility. Building-wide considerations—lift maintenance records, defect rectification timelines, town council responsiveness—merit examination, as these factors influence both living quality and long-term value retention.

Confirmation of remaining lease tenure stands paramount. Units with sub-80-year leases face material discount when approaching the 60-year mark, a consideration that shapes both immediate purchasing decision and future exit strategy. Prospective investors particularly must verify lease position before finalisation.

Conclusion: A Balanced Heartland Option

262 Yishun Street 22 represents a straightforward, financially accessible entry point into HDB home ownership or investment within an established, well-serviced estate. The combination of three bedrooms, two bathrooms, 904 square feet, proximity to MRT, and mid-S$488,000 pricing aligns with current market expectations for mature Yishun property. The estate's stability, rental demand, and infrastructure maturity support both owner-occupation and investment strategies, making this unit worthy of consideration by buyers prioritising practical value, established community, and transport accessibility over novelty or prestige location.

Frequently Asked Questions

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

At an asking price of S$488,000, this three-bedroom HDB unit should generate a gross rental yield of approximately 3.5 to 4 percent annually, translating to roughly S$17,000 to S$19,500 in annual rent. Comparable three-bedroom units in Yishun currently command monthly rents between S$2,400 and S$2,800, depending on unit condition, floor level, and exact remaining lease tenure. Net yield after accounting for property tax, maintenance contributions, and management costs typically ranges between 2.5 and 3.2 percent, a figure that compares favourably to many alternative asset classes and remains competitive within the mature HDB resale market. The estate's established status and consistent family-oriented tenant base provide confidence in rental stability and tenant quality, though investors should always perform independent market research and validate comparable rents within the specific block and street.

How does the S$488,000 price compare to recent psf transactions in Yishun?

The asking price equates to approximately S$539 per square foot, a figure that sits squarely within the realistic range for three-bedroom HDB resale units in Yishun over the past 12 to 18 months. Recent comparable transactions for similar unit configurations in neighbouring streets have ranged from S$520 to S$560 psf, placing this property in the middle of the distribution. The price reflects fair market value for a unit of this size and configuration; it is neither a bargain nor overvalued relative to established trading patterns in the estate. Buyers should verify recent comparable sales within Yishun Street itself and immediate surrounding blocks to ensure confidence that this price aligns with current transactional evidence, as micro-location variations and individual unit condition can influence effective psf within the same estate.

What are the Additional Buyer's Stamp Duty (ABSD) implications if this is my second property?

If you are acquiring this HDB flat as a second property and are a Singapore citizen or permanent resident, you will be subject to ABSD on the purchase price. ABSD rates for second residential property purchases currently stand at 5 percent for citizens and PRs, calculated on the purchase price or valuation, whichever is higher. For a S$488,000 purchase, ABSD liability would be approximately S$24,400, payable to the Inland Revenue Authority within one month of execution of the sale and purchase agreement. This cost should be factored into your overall acquisition budget alongside legal fees, inspection costs, and potential renovation expenses. Note that HDB dwellers who own no other residential property are exempt from ABSD when purchasing an HDB flat as their first property; only subsequent acquisitions incur the duty. If you are a foreign investor, ABSD rates are substantially higher at 15 to 20 percent, and you would also face restrictions on HDB purchasing eligibility—most foreign investors cannot acquire HDB units except under specific schemes. Consult a conveyancing lawyer or tax professional to clarify your precise ABSD position.

What is the lease decay risk and how will it affect resale value?

The lease remaining on this HDB unit is critical to long-term value retention; flats with leases below 80 years face increasing discount rates that accelerate sharply as the lease approaches 60 years. For this Yishun Street property, verification of remaining tenure is essential before purchase—if the unit sits well above 85 years remaining, lease decay is unlikely to materially impact resale value for the next 15 to 20 years. Conversely, if the lease is between 70 and 80 years, expect gradual depreciation pressure as prospective buyers factor decay risk into their offer prices. Units with fewer than 60 years remaining typically experience sharp valuation declines and difficulty securing financing, as banks impose stricter LTV ratios and CPF usage restrictions. Singapore's HDB lease extension scheme allows owners to apply for lease top-ups (typically adding 30 years) at prescribed market prices, once the flat reaches a stipulated age threshold; this mechanism provides a pathway to stabilise value, though it involves additional cost and administrative effort. Investors with longer investment horizons should prioritise units with comfortably longer remaining leases (above 85 years) to minimise decay exposure.

How does the 14-minute distance to Yishun MRT Station affect demand and capital appreciation?

Proximity to a major MRT interchange significantly enhances property desirability and supports capital appreciation. NS13 Yishun MRT provides direct connectivity to the North-South Line, affording rapid access to Orchard, Marina Bay, and other employment-rich precincts; this connectivity reduces household transport costs and commute fatigue, factors families and young professionals weight heavily in residential decisions. Properties within 15 minutes' walk of an MRT station typically command premiums over those requiring bus transfers or longer pedestrian access, reflecting the convenience and lifestyle advantages of mass transit connectivity. Yishun's MRT access has historically underpinned stable demand and resilient capital values throughout economic cycles; even during downturns, the estate's transport connectivity retains investor and owner-occupier interest. Conversely, estates reliant on bus connectivity or further removed from MRT tend to experience sharper value erosion during market weaknesses. For this property, the 14-minute walk and alternative bus options position it competitively within the estate; units closer to the MRT station entrance may command marginal premiums, whilst those further afield may trade at slight discounts. Long-term capital appreciation is likely to track broader mature HDB trends, with MRT accessibility serving as a stabilising floor to value, particularly for investor repositioning during market volatility.

Which buyer profiles is this property best suited for?

This three-bedroom, two-bathroom unit serves multiple buyer cohorts effectively. First-time buyers benefit from affordable entry pricing (well below S$500,000), substantial living space, established infrastructure, and strong financing accessibility through HDB and bank products backed by CPF funds. Upgraders transitioning from two-room flats find the space increment meaningful and appreciate proximity to schools and community facilities for growing families. Young families value the bedroom count, bathroom configuration, and proximity to educational institutions, childcare facilities, and family-oriented amenities. Investors seeking stable, modest-yield rental income appreciate the reliable tenant demand for three-bedroom units, established community reputation, and transparent market comparables. Retirees or downsizers from larger private properties may find the size and HDB cost structure attractive if seeking lower-cost homeownership without compromising on bedrooms. High-net-worth individuals are unlikely candidates, as the unit price point and HDB tenure may fall below their preference thresholds; private condominiums or landed property typically serve this segment. Conversely, buyers seeking premium location, latest design, or investment-grade capital appreciation potential might find Yishun's mature character less aligned with their objectives, though for practical, grounded home ownership at accessible pricing, the property delivers solid fundamentals.

What are the TDSR and financing headroom implications at S$488,000?

At S$488,000, total debt servicing ratio (TDSR) considerations are manageable for most mortgage applicants. Assuming a standard 90 percent loan-to-value (LTV) with a blended interest rate of 3.5 percent and a 25-year amortisation period, monthly repayment typically ranges from S$2,050 to S$2,250, depending on exact rate structure and CPF/cash contribution mix. TDSR regulations cap total monthly debt obligations at 60 percent of gross monthly income; for this property, you would require a household income of approximately S$3,400 to S$3,750 monthly to comfortably accommodate the mortgage repayment whilst respecting TDSR headroom. Most working-age purchasers in Singapore exceed this threshold, particularly if both spouses are employed. However, if you carry additional debt (car loans, personal loans, credit card obligations), these reduce available borrowing capacity under TDSR constraints. Your CPF account balance is equally critical; successful HDB financing typically requires sufficient CPF in the Ordinary Account to cover downpayment, stamp duty, and legal fees without excessive cash outlay. Young purchasers with stable employment, established CPF balances, and manageable debt profiles should experience straightforward mortgage approval at this price point; those with inconsistent income, high existing debt, or limited CPF reserves may face tighter constraints. Consult a mortgage broker or bank to obtain pre-approval estimates tailored to your specific financial profile.

How does this property compare to nearby competing HDB developments?

Yishun encompasses multiple HDB precincts built across different decades, with varying configurations, layouts, and proximity to amenities. Properties on Yishun Street 22 compete directly with units on Yishun Avenue, Yishun Street 21, and surrounding blocks; these flats typically trade within a narrow price band (S$475,000 to S$520,000 for three-bedroom units), reflecting similar condition, tenure, and market perceptions. Neighbouring estates such as Sembawang (across the MRT) and Bukit Panjang offer alternative three-bedroom options; Sembawang units often trade at comparable or slightly lower prices due to marginally longer distances to transport hubs, whilst Bukit Panjang proximity to shopping and newer amenities may command modest premiums. Ang Mo Kio, another established nearby estate, typically trades within a similar psf range for comparable configurations, though demand has remained robust due to schools and employment proximity. The critical differentiation lies in individual unit condition, remaining lease tenure, floor level, and exact block location—two three-bedroom flats at identical asking prices may yield vastly different value depending on whether one occupies a high floor with corner unit benefits and 90+ years remaining lease, versus a mid-floor interior unit with 75 years tenure. Conduct comparative viewing across multiple competing blocks to develop intuitive familiarity with value drivers and ensure you are not overpaying relative to the broader Yishun market context.

Which floor levels or unit stacks offer the best value in this property?

Within HDB blocks, value and desirability vary significantly by floor level, orientation, and unit stackings. Mid-to-high floor units (typically floors 8 to 16 for a 20+ storey block) command premiums due to superior natural light, reduced street noise, enhanced privacy, and lower insect/pest exposure; these units typically trade 5 to 10 percent above lower-floor equivalents. Units with dual orientation (enjoying morning sun and afternoon/evening light) trade at premiums versus single-facing units, particularly if they capture cross-ventilation. Lower-floor units (ground to floors 3 to 5) attract families with young children and elderly residents who prefer minimised lift dependency; they also suit buyers with mobility constraints. However, these units can face pedestrian noise, street-level humidity, and reduced natural light, typically trading at discounts of 3 to 8 percent relative to mid-floor equivalents. Best value often emerges on floors 6 to 9—high enough to escape street noise and ground-level deficiencies, but lower than peak-premium mid-to-high tiers, allowing modest savings without material lifestyle compromise. Corner units or those with balconies often command premiums due to light and outdoor space; internal units with more standard layouts may offer better value per square foot. Request the specific floor and unit type details before finalisation; this information often explains S$10,000 to S$30,000 price variations between superficially similar flats within the same block.

What is the future supply pipeline for HDB in the Yishun district?

Yishun's development trajectory is mature; significant new HDB supply is unlikely in the immediate neighbourhood, as land has been substantially developed. However, the broader north-eastern corridor has seen announcements of new Build-To-Order (BTO) projects in nearby precincts such as Punggol and Sengkang, which may attract younger first-time buyers with desires for newer units and modern layouts. These BTO offerings, whilst featuring lower prices per square foot, typically require 5 to 8 year waiting periods and appeal primarily to buyers with flexible timing. Existing HDB resale supply in Yishun remains stable and accessible, as the estate's size and established demographic continue generating transactional activity. The URA Master Plan and HDB development strategies have not flagged major new supply insertions in Yishun proper; instead, capacity expansion is concentrated in growth areas further north and east. This relative supply constraint, paradoxically, supports capital stability for existing Yishun units—lower new supply competition means resale stock retains relevance and demand. Conversely, the estate's maturity means that dramatic capital appreciation is unlikely; value growth will track broader HDB market trends (typically 0 to 2 percent annually in established estates) rather than delivering outperformance. Buyers should view Yishun as a stable, mature market with modest appreciation potential, rather than a growth play; the trade-off is lower volatility, reliable tenant demand, and predictable long-term value retention.

What is the exact address and how is it positioned within the Yishun block layout?

The property is located at 262 Yishun Street 22, a significant HDB block within the Yishun estate's street-based addressing system. Yishun Street 22 is a primary thoroughfare within the estate, benefiting from direct road access, proximity to bus interchange infrastructure, and integration with the wider community fabric. The specific unit number (262) indicates a particular storey and unit position within the block; without additional details, the exact floor level and orientation remain uncertain, but the street-level location positions the flat away from back-lane areas and ensures direct connectivity to main estate roads. Properties on primary streets such as Yishun Street 22 typically enjoy superior accessibility, visibility, and foot traffic compared to internal streets, factors supporting rental demand and ease of sale. The block's proximity to the main shopping nodes and bus interchange provides additional convenience for daily life and commercial activity. Prospective purchasers should visit the block and surrounding area at different times (morning, evening, weekend) to assess traffic patterns, noise levels, pedestrian flow, and overall vibrancy; this on-site investigation reveals dimensions that property descriptions cannot capture.

3-Bed HDB Flat, S$488K, Yishun Street 22 — 904 sqft