Type

Units

Min Area

Price Range

3 BR

1163 sqft

S$850k

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$850,000.
Located 15 min (1.21 km) from NS17 Bishan MRT Station.

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278 Bishan Street 24: HDB Living in a Mature, Connected Estate

278 Bishan Street 24 represents a solid entry point into Singapore's established public housing market within one of the island's most well-connected neighbourhoods. Located in the heart of Bishan, this development comprises residential units designed to accommodate families and investors seeking reliable, long-term property ownership in a mature estate environment. The project sits within District 13, an area that has matured significantly over recent decades and continues to attract residents drawn to its convenient amenities and community infrastructure.

The development's proximity to NS17 Bishan MRT Station—approximately 1.21 kilometres or roughly 15 minutes on foot—positions it as an ideal choice for commuters requiring seamless access to Singapore's rapid transit network. This connectivity extends beyond mere convenience; it fundamentally shapes the neighbourhood's appeal and contributes materially to long-term capital appreciation potential. Bishan's strategic location on the North-South Line means residents enjoy direct links to the Central Business District, making this development particularly attractive to working professionals and upgraders transitioning from smaller properties.

Spacious Floor Plans and Unit Availability

Units at 278 Bishan Street 24 feature three-bedroom and two-bathroom layouts, with internal areas spanning approximately 1,163 square feet. These generously proportioned homes cater to families requiring flexible living spaces without the substantial premium often associated with private residential properties. The floor area represents an efficient use of space, allowing families to enjoy distinct zones for sleeping, entertaining, and working from home—an increasingly important consideration in today's residential landscape.

Current asking prices commence from S$850,000, though prospective purchasers should anticipate variation across different unit stacks and floor levels. Higher-level units typically command modest premiums, whilst lower and mid-tier floors may appeal to buyers prioritising value over scenic vistas. The breadth of available units within this development ensures that both first-time buyers and upgrading families can identify properties matching their specific spatial and financial requirements.

The Bishan Neighbourhood: Amenities and Lifestyle

Bishan has evolved into one of Singapore's most self-contained residential districts, offering residents comprehensive amenities within close proximity. The estate features numerous educational institutions, including primary and secondary schools catering to families with children at various life stages. Shopping facilities range from the utilitarian HDB neighbourhood centres to larger retail complexes, providing everyday convenience without requiring lengthy travel.

Healthcare facilities, community centres, and sports complexes punctuate the neighbourhood, creating an ecosystem designed around resident wellness and social engagement. Parks and green spaces, including the extensive Bishan Park which features jogging tracks, cycling paths, and recreational facilities, offer residents respite and exercise opportunities. This mature infrastructure distinguishes Bishan from newer estates still establishing their community foundations, providing immediate quality-of-life benefits to residents.

Investment Considerations and Market Positioning

For investors evaluating HDB properties as part of a diversified portfolio, 278 Bishan Street 24 presents compelling fundamentals. HDB flats in established estates typically demonstrate stable long-term appreciation, driven by scarcity and consistent demand from both owner-occupiers and investors. The Bishan location, with its proven track record of capital growth and rental demand, has historically attracted both categories of buyer.

The rental yield profile for properties in this development warrants consideration by investment-focused purchasers. Three-bedroom HDB units in Bishan typically attract family tenants and expatriate renters, generating consistent rental income streams. Whilst exact yields depend on acquisition price and market rental rates at time of tenancy commencement, historical data suggests three-bedroom HDB flats in this district have delivered annual yields between 2.5 and 3.5 percent, depending on lease age and precise location within the estate.

Transport, Accessibility, and Long-term Value

The development's relationship to Bishan MRT Station fundamentally underpins its value proposition. MRT-proximate HDB properties consistently outperform those located further afield, reflecting Singapore's car-light housing policy and the premium placed on public transport accessibility. The 15-minute walk to the station positions 278 Bishan Street 24 within the optimal catchment range—close enough to be genuinely convenient, yet sufficiently distant to avoid the noise and congestion associated with immediate station proximity.

This positioning has historically translated into superior capital appreciation relative to comparable HDB properties in areas with less convenient transport links. As Singapore continues prioritising sustainable transport and rail-based connectivity, MRT-adjacent developments remain resilient assets. The North-South Line itself undergoes periodic upgrades and capacity enhancements, further underlining the strategic importance of properties served by this corridor.

Comparative Market Context

Within the Bishan precinct, 278 Bishan Street 24 occupies a competitive but distinct position. Recent transactions involving three-bedroom HDB flats in Bishan have typically ranged between S$750,000 and S$950,000, depending on lease remaining, precise location, and unit condition. The S$850,000 entry point positions this development competitively within that range, particularly for units benefiting from favourable floor levels or lower-level lease decay risk.

Comparable nearby developments, including properties within the broader Bishan estate, have demonstrated similar pricing architecture. Purchasers should assess 278 Bishan Street 24 within this context, recognising that HDB pricing reflects both individual unit characteristics and broader district fundamentals. The mature nature of Bishan, combined with excellent transport connectivity and established amenities, ensures this address commands respect within the wider HDB market.

Buyer Suitability and Market Demand

This development appeals across multiple buyer demographics. Young professional couples establishing their first home benefit from the mature infrastructure, established community, and straightforward HDB financing landscape. Upgrading families transitioning from smaller flats appreciate the additional space and neighbourhood stability. Investors seeking income-producing assets recognise the reliable rental demand and capital stability inherent to well-located HDB properties in established estates.

Owner-occupiers particularly favour properties in this location due to the seamless integration of transport, education, and retail amenities. Families with school-age children appreciate the proximity to multiple educational institutions and the established community support networks. Working professionals value the efficient commute to central Singapore via Bishan MRT Station.

Future Estate Development and Supply Considerations

The Bishan area faces limited new supply, as most available land within the estate has been fully developed. This supply constraint provides structural support to existing property values, making 278 Bishan Street 24 part of an increasingly finite inventory of HDB properties in this sought-after location. Planners anticipate modest rejuvenation projects and selective upgrading initiatives within mature Bishan precincts, which typically enhance rather than destabilise nearby property values.

As Singapore's property market continues reflecting scarcity value, established estates with complete infrastructure prove increasingly attractive. The absence of large-scale nearby development pipeline distinguishes Bishan from suburban fringe areas experiencing rapid expansion. This stability appeals to both owner-occupiers seeking certainty and investors prioritising predictable, long-term asset performance.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at 278 Bishan Street 24?

Three-bedroom HDB flats in the Bishan estate have historically delivered annual gross rental yields between 2.5 and 3.5 percent, though actual returns depend on acquisition price, remaining lease term, and prevailing market rental rates at the time of tenancy commencement. Properties purchased at S$850,000 and above would generate corresponding rental income of approximately S$21,250 to S$29,750 per annum in gross terms, with net yields lower after accounting for property tax, maintenance contributions, and potential vacancy periods. Bishan consistently attracts both family tenants and expatriate renters seeking established, family-friendly neighbourhoods, providing reliable demand for landlords prepared to maintain their properties to professional standards. Investors should note that lease age materially impacts both rental demand and long-term capital appreciation, making units with minimal lease decay more attractive to prospective tenants.

How does the price per square foot at 278 Bishan Street 24 compare to recent HDB transactions in Bishan?

At S$850,000 for approximately 1,163 square feet, the development's price per square foot calculates to roughly S$731, positioning it competitively within the recent Bishan three-bedroom HDB market where comparable transactions have ranged between S$650 and S$820 per square foot depending on lease remaining and specific location within the estate. Recent sales data from comparable three-bedroom properties within the Bishan precinct suggests prices have stabilised around this bracket, with premium achieved for units featuring advantageous floor levels, newer lease years, or renovated conditions. The S$731 per square foot metric reflects current market equilibrium in Bishan, avoiding both aggressive underpricing that might signal underlying issues and premium positioning that would require exceptional unit characteristics or lease benefits. Purchasers should verify exact comparables for units within their target floor range and lease bracket to ensure pricing alignment with recent arm's-length transactions.

What ABSD implications apply to second-property purchasers acquiring units at 278 Bishan Street 24?

Singapore Citizens purchasing a second residential property, including HDB flats at 278 Bishan Street 24, face Additional Buyer's Stamp Duty (ABSD) at the current rate of 20 percent on the purchase price. This duty applies in addition to the standard Buyer's Stamp Duty and represents a material cost for investors or upgraders holding existing residential properties. For a property purchased at S$850,000, the ABSD liability would total approximately S$170,000, substantially increasing the overall acquisition cost and affecting financing calculations and overall return expectations. Singapore Permanent Residents and foreign nationals face even steeper ABSD rates, making HDB ownership as a second property considerably more expensive for these buyer categories. Purchasers should incorporate this duty into their financial planning and factor it into investment return calculations, recognising that ABSD effectively increases the acquisition cost by one-fifth and materially impacts both debt service requirements and overall investment performance.

What lease decay risks and resale value implications should purchasers consider at 278 Bishan Street 24?

As an HDB flat, properties at 278 Bishan Street 24 operate under 99-year leasehold titles, meaning lease decay becomes an increasingly material consideration as the expiry date approaches. Flats with fewer than 80 years remaining on the lease face restricted financing options and reduced appeal to prospective purchasers, potentially compressing resale values materially. Properties within the 80 to 90-year bracket typically achieve fair market value, whilst those exceeding 90 years face minimal lease premium impact and enjoy maximum appeal to both owner-occupiers and investors. The Ministry of National Development has introduced lease extension provisions, but these involve complex processes and potential costs, making flats with substantial remaining lease significantly more attractive from both an investment and owner-occupier perspective. Purchasers should ascertain exact remaining lease tenure at the time of purchase and factor anticipated lease decay into long-term capital appreciation projections, recognising that flats approaching the 80-year threshold will face increasingly challenging resale dynamics unless lease extension mechanisms are activated.

How does proximity to Bishan MRT Station affect demand and capital appreciation for 278 Bishan Street 24?

The 15-minute walk to NS17 Bishan MRT Station positions this development within the optimal catchment range for public transport connectivity, a factor that historically correlates strongly with capital appreciation and rental demand in Singapore's HDB market. Properties within walking distance of MRT stations typically appreciate at rates exceeding those in areas requiring bus or private transport, reflecting both the convenience premium and Singapore's long-term commitment to rail-based mobility infrastructure. Bishan MRT Station sits on the North-South Line, one of Singapore's most strategically important corridors, serving commuters across all major economic zones and providing seamless interchange to other lines via the wider rail network. The established nature of this transport link, combined with planned upgrade initiatives, provides confidence that MRT connectivity will remain a structural value driver for properties within this catchment. Historically, HDB flats within one kilometre of MRT stations in established precincts have demonstrated superior capital retention and appreciation relative to comparable properties in areas requiring longer commutes to rail infrastructure, making transport proximity a material determinant of long-term portfolio performance.

Which buyer profiles would find 278 Bishan Street 24 most suitable, and why?

First-time homebuyers benefit substantially from this development's combination of mature neighbourhood infrastructure, straightforward HDB financing mechanisms, and established amenity ecosystem, allowing them to secure owner-occupied housing without the complexity or cost premium associated with private properties. Upgrading families transitioning from smaller HDB flats appreciate the additional space afforded by three-bedroom configurations and the neighbourhood stability that Bishan's mature infrastructure provides, particularly when children are approaching or attending primary school. Property investors seeking income-generating assets recognise the reliable rental demand from families and expatriates in established estates and the capital stability inherent to well-located HDB properties, though they should carefully account for ABSD and financing implications of second-property acquisition. High-net-worth individuals considering HDB ownership as a diversified portfolio component often gravitate toward developments in established, well-connected precincts like Bishan, where appreciation has proven stable and rental demand consistent. Young professional couples establishing their household benefit from the efficient MRT commute to central economic zones and the neighbourhood's social infrastructure supporting work-life balance objectives.

What TDSR implications and financing headroom exist for typical purchasers at 278 Bishan Street 24?

At the S$850,000 entry price point, purchasers typically require financing of approximately S$595,000 to S$680,000 (based on 70 to 80 percent Loan-to-Value ratios), resulting in estimated monthly debt servicing costs of S$2,400 to S$2,900 assuming 25-year loan tenures at prevailing interest rates around 3.5 to 4 percent per annum. The Total Debt Service Ratio (TDSR) framework caps allowable debt servicing at 60 percent of gross monthly income, meaning purchasers would require minimum monthly incomes of approximately S$4,000 to S$4,800 to comfortably service financing without exceeding TDSR restrictions. Coupled with cash downpayments and Additional Buyer's Stamp Duty liabilities for second-property purchasers (adding S$170,000 in costs), total acquisition expenses typically range between S$255,000 and S$320,000, necessitating meaningful savings or equity from existing property sales. First-time buyers benefit from lower ABSD exposure and may access various housing grant schemes, substantially improving financing accessibility, whilst upgraders should carefully model cash flow implications of bridging finance during property transition periods. The established nature of Bishan and stability of HDB pricing provide confidence in ongoing financier support and competitive mortgage terms for this development.

How does 278 Bishan Street 24 compare to competing HDB developments in the broader Bishan estate?

The Bishan estate comprises numerous HDB precincts developed across multiple decades, with variations in amenity positioning, unit layouts, and remaining lease tenure creating differentiation across the broader district. Comparable three-bedroom units in nearby Bishan precincts typically trade within the S$750,000 to S$950,000 range, positioning 278 Bishan Street 24 competitively within this bandwidth depending on specific unit characteristics and lease remaining. Older Bishan precincts offer well-established infrastructure and superior transport connectivity for certain street locations, whilst newer phases might feature upgraded layouts and modern facilities, though often at corresponding price premiums. The development's positioning relative to nearby shopping centres, educational institutions, and transport hubs determines its specific appeal to different buyer segments, with properties closer to Bishan Junction commanding marginal premiums whilst those benefiting from quieter street frontage may appeal to owner-occupiers prioritising tranquility. Prospective purchasers should evaluate 278 Bishan Street 24 alongside comparable neighbouring precincts using consistent criteria including lease remaining, floor level, unit condition, and relative distance to major amenities, recognising that quality of property management and estate maintenance significantly influence long-term value retention.

Which floor levels and unit stacks at 278 Bishan Street 24 typically offer the best value propositions?

Mid-tier floor levels (typically floors 3 to 8) offer compelling value at properties like 278 Bishan Street 24, providing substantially lower prices than premium high-floor units whilst avoiding the light and noise challenges sometimes associated with ground and lower levels in busy estate precincts. Lower-level units (floors 1 to 3) benefit from reduced acquisition costs and simplified evacuation advantages, though some purchasers experience privacy concerns and marginally reduced natural light; investors seeking entry-point acquisitions often prioritise these levels to optimise cash-on-cash returns. Higher-floor units command premium pricing reflecting improved views, enhanced light penetration, and reduced ambient noise from street-level activity, though these premiums may not proportionately reflect long-term capital appreciation, suggesting value-conscious purchasers maximise acquisition power at mid-tier levels. Corner units and those facing park or open space amenities typically achieve pricing premiums relative to interior-facing units, reflecting superior light and ventilation qualities; these architectural advantages may justify marginal premiums for owner-occupiers seeking enhanced amenity but may not necessarily deliver equivalent investment returns. Purchasers should balance personal preference regarding floor level and orientation against financial objectives, recognising that mid-tier, interior-facing units frequently deliver superior return-on-investment metrics relative to premium high-floor alternatives.

What future supply pipeline and district development trajectory should influence long-term investment decisions regarding 278 Bishan Street 24?

The Bishan estate has reached developmental maturity, with most available land fully occupied and limited capacity for large-scale new HDB supply within the immediate precinct, creating structural scarcity that typically supports property value stability and appreciation potential relative to suburban areas experiencing rapid housing supply expansion. Urban Redevelopment Authority planning frameworks suggest selective rejuvenation and targeted upgrading initiatives within mature Bishan precincts, with improvements to transport infrastructure, retail facilities, and recreational amenities typically enhancing rather than destabilising nearby property valuations. The broader district has experienced modest intensification around Bishan MRT Station and key commercial nodes, with mixed-use developments and retail enhancements expanding the neighbourhood's economic vitality whilst remaining physically separated from residential precincts, minimising disruption to property owners. Singapore's long-term housing strategy increasingly prioritises infill development and estate rejuvenation over greenfield expansion, positioning established estates like Bishan as permanent residential cores rather than transitional housing categories, providing confidence in sustained demand and value preservation. Investors acquiring at 278 Bishan Street 24 should recognise the stable, supply-constrained environment as a material advantage relative to newer suburban developments competing with ongoing new supply, though should anticipate that appreciation rates reflect market maturity rather than spectacular growth associated with emerging precincts.

278 Bishan Street 24 — From S$850k