Type

Units

Min Area

Price Range

3 BR

1572 sqft

S$1.5M

3 BR (Executive Maisonette (HDB))

1572 sqft

S$1.5M

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$1.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$298K on this acquisition.
Located 1 min (60 m) from CC16 Marymount MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

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

Executive Maisonettes at 301 Shunfu Road: Spacious HDB Living in Central Bishan

301 Shunfu Road stands as a distinctive HDB development offering Executive Maisonettes — a rare typology within Singapore's public housing landscape. These dual-level units deliver generous floor areas combined with the flexibility of maisonette architecture, appealing to families and HDB upgraders unwilling to compromise on space or layout sophistication. Units at this address present an opportunity to access premium residential living within the HDB ecosystem whilst maintaining ownership in one of Singapore's most established residential precincts.

Location and Connectivity

Positioned in Bishan's sought-after central corridor, 301 Shunfu Road enjoys proximity to Marymount MRT Station (CC16), situated mere minutes' walk away. This strategic placement ensures rapid transit access to the broader Circle Line network, facilitating seamless commutes to the Central Business District, Marina Bay, and other key employment nodes. The location transcends typical suburban isolation, placing residents within the gravitational pull of multiple commercial and leisure anchors including Junction 8 shopping centre and the MacRitchie Reservoir precinct.

Upper Thomson MRT station and Bishan MRT station lie within accessible distance, reinforcing transport optionality. Residents benefit from the flexibility of multiple public transport gateways, a material advantage for multi-income households and those with dispersed work locations. The MRT proximity also underpins sustained demand dynamics, as Singapore's transport-oriented development philosophy continues to reward transit-adjacent addresses with consistent capital value appreciation.

Development Character and Layout

The Executive Maisonette typology at this development differentiates itself through vertical space configurations rarely encountered in standard HDB flats. The duplex structure enables creative internal planning, natural light penetration across multiple levels, and the psychological benefit of distinct living zones — factors that psychological research and market data increasingly recognise as material drivers of residential satisfaction and owner retention. Many units have undergone substantial professional renovations, with documented investments in high-specification finishes including engineered joinery, premium appliance integration, and considered interior design schemes.

Typical configurations at 301 Shunfu Road encompass three-bedroom layouts with two bathrooms, distributed across approximately 1,572 square feet of internal area. This floor plate delivers material space advantages over comparable HDB 4-room or standard 5-room configurations, whilst remaining more efficient than sprawling private residential estates. The maisonette structure often incorporates dedicated living and entertaining zones, master suites with ensuite bathrooms, and auxiliary features such as home theatre capability and integrated storage solutions — amenities increasingly expected by contemporary owner-occupiers.

Investment and Financial Considerations

For investors evaluating 301 Shunfu Road as a rental acquisition, the development's market positioning and tenant demographics merit attention. Executive Maisonettes command rental demand from upgraded tenant profiles — young professionals, expatriates, and small families seeking HDB authenticity paired with generous floor plates. Conservative rental yields in this micromarket typically range between 2.5% and 3.5% gross, dependent on unit condition, lease tenure, and tenant selection rigour. Capital appreciation, however, represents the primary return driver for Bishan HDB assets, with historical appreciation rates in this precinct outpacing broader HDB index performance due to location fundamentals and supply constraints.

Second-property purchasers must factor Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% for Singapore Citizens, materially elevating acquisition costs beyond the base purchase price. A unit priced at S$1.5 million would incur ABSD of approximately S$300,000, a burden that sophisticated investors integrate into yield calculations and hold-period horizon assessments. This duty structure effectively reserves investment-grade acquisitions for capital-secure buyers, reducing speculative competition and supporting price stability in the secondary market.

Neighbourhood Character and Amenities

Bishan's residential fabric combines mature HDB neighbourhoods with contemporary retail and food service infrastructure. Proximity to established supermarkets, hawker centres, and dining establishments positions 301 Shunfu Road residents within a self-contained lifestyle ecosystem. The neighbourhood's appeal extends to families with school-aged children, supported by the presence of Catholic High School and Marymount Convent School within immediate walking radius. Educational institution proximity represents a material demand driver in Singapore's property market, anchoring buyer interest to this address across multiple generational cohorts.

The MacRitchie Reservoir precinct, accessible by short vehicle or longer recreational walking routes, provides outdoor recreation facilities and nature connectivity — increasingly valued by health-conscious and environmentally-oriented owner-occupiers. This combination of urban convenience and green-space adjacency positions Bishan as a balanced lifestyle proposition, neither fully suburban nor intensely metropolitan.

Market Positioning and Buyer Demographics

301 Shunfu Road attracts three primary buyer cohorts. HDB upgraders represent the core demand segment — owner-occupiers transitioning from 4-room or standard 5-room public housing units seeking enhanced space and layout flexibility without entering the private residential market. These buyers demonstrate strong financial discipline and long-term holding intentions, resulting in stable ownership profiles and minimal forced sales volatility. Young professionals and small families constitute a secondary segment, valued for rental demand stability and their willingness to pay modest premiums for contemporary finishes and move-in condition.

Catholic High School alumni and their descendants form a tertiary micromarket, driven by educational legacy attachment and neighbourhood familiarity. This psychographic segment exhibits above-average price elasticity regarding location premium, supporting the development's positioning within Bishan's elevated micromarket tier. The development's appeal across these demographic strata underpins balanced market absorption and price resilience across economic cycles.

Capital Appreciation and Future Value Drivers

Bishan's position within Singapore's central planning framework positions the district for sustained value appreciation. Ongoing transport infrastructure enhancements, densification policies, and private-sector commercial investment in adjacent precincts continue to elevate the precinct's strategic importance. The scarcity of Executive Maisonette stock relative to aggregate HDB demand creates structural supply constraints that historically translate to capital value outperformance relative to newer, standardised HDB developments in peripheral locations.

MRT station proximity remains the single most material factor underpinning capital appreciation across Singapore's HDB landscape. Properties within five minutes' walk of functioning MRT stations demonstrate measurable price resilience during downturns and accelerated appreciation during expansion phases. 301 Shunfu Road's relationship to Marymount MRT, complemented by accessibility to Upper Thomson and Bishan stations, positions it favourably within this value-appreciation hierarchy.

Financing and Total Cost of Ownership

HDB financing through the Housing and Development Board typically supports loan-to-value ratios up to 90%, enabling owner-occupiers to acquire properties at 301 Shunfu Road with modest down-payment requirements. Total Debt Service Ratio (TDSR) constraints, presently calibrated at 55% for HDB loans, require borrowers to demonstrate sufficient income multiples relative to aggregate outstanding debt obligations. A unit priced at S$1.49 million financed at 90% LTV would generate monthly mortgage servicing obligations in the region of S$6,500 to S$7,200, depending on loan tenor and prevailing interest rates — affordable for dual-income professional households within Singapore's current wage structures.

Property tax obligations, utilities, and maintenance contributions constitute the ongoing cost components. HDB flat service charges typically range between S$200 and S$350 monthly, substantially below comparable private residential maintenance levies, positioning HDB ownership as economically efficient for extended holding periods. Stamp duties on acquisition, whilst not insignificant, represent one-time costs that sophisticated purchasers integrate into hold-period analysis frameworks.

Frequently Asked Questions

What rental yield can investors expect from Executive Maisonettes at 301 Shunfu Road?

Rental yields for Executive Maisonettes in this micromarket typically cluster between 2.5% and 3.5% on a gross basis, reflecting the development's positioning within Bishan's mid-to-premium HDB tier. Tenant demand derives from young professionals, small families, and expatriates seeking generous floor plates with contemporary finishes — a demographic cohort willing to pay modest premiums above standard HDB rental benchmarks. Actual yields depend materially on unit condition, lease tenure, and active tenant management; units with documented recent renovations and extended lease periods consistently command higher rental rates, offsetting the lower per-square-foot cost base relative to private condominiums. The capital appreciation vector typically outpaces rental yield contributions over extended hold periods, positioning the development more favourably for owner-occupiers than pure yield-focused investors.

How does pricing per square foot at 301 Shunfu Road compare to recent HDB transactions in Bishan?

Executive Maisonettes at 301 Shunfu Road trade at approximate price-per-square-foot levels ranging from S$950 to S$1,100, positioning them within the elevated tier of Bishan's HDB secondary market — a premium reflecting the rare duplex typology, floor-area generosity, and proximity to established MRT infrastructure. Comparable transactions for standard 5-room HDB flats in the same precinct typically evidence price-per-square-foot levels between S$800 and S$950, demonstrating the material valuation uplift commanded by maisonette configurations and premium finishes. This pricing differential persists consistently across market cycles, as supply constraints for spacious dual-level HDB units ensure sustained buyer competition. Recent comps data indicates that well-maintained Executive Maisonettes with documented renovations command further premiums, occasionally reaching S$1,150 per square foot in tightly held microlocations adjacent to MRT stations.

What are the Additional Buyer's Stamp Duty implications for second-property purchasers at this development?

Second-property purchasers who are Singapore Citizens must pay Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price of units at 301 Shunfu Road, materially escalating total acquisition costs above the headline price. For a unit priced at S$1.49 million, ABSD liability equates to approximately S$298,000, transforming the total cash outlay required to approximately S$1.788 million (assuming 90% LTV financing). This duty structure effectively prices speculative investment acquisitions out of the market, reserving investor demand for capital-rich buyers with extended hold-horizon perspectives where ABSD represents amortisable cost across multi-decade holding periods. Permanent Residents face higher ABSD rates at 25%, further constraining non-citizen investor demand. These regulatory mechanics support price stability and owner-occupancy dominance within the development's buyer cohort, reducing forced-sale volatility.

What lease-tenure considerations affect resale value and capital appreciation for units at 301 Shunfu Road?

All HDB properties, including Executive Maisonettes at 301 Shunfu Road, operate under 99-year leasehold tenures from their inception dates. The lease-decay mathematics governing Singapore HDB valuations dictate that units purchased with existing lease periods below 85 years face material haircuts in market valuation, reflecting the escalating cost and complexity of lease renewal processes. Units at 301 Shunfu Road currently benefit from substantial remaining lease periods given the estate's maturity tier, meaning contemporary acquisitions retain appreciative capacity across reasonable holding horizons. However, prospective purchasers should model long-term ownership intentions around the lease trajectory; a property acquired today with a 60-year remaining lease would face quantifiable valuation compression within 20 years, necessitating refinance discipline or accelerated exit strategies. HDB's lease renewal policies provide statutory mechanisms for extension, though costs, procedural timelines, and policy frameworks merit professional evaluation at the point-of-purchase decision.

How does proximity to Marymount MRT (CC16) influence demand and capital appreciation at 301 Shunfu Road?

MRT station proximity represents the single most material demand driver across Singapore's HDB secondary market, and 301 Shunfu Road's positioning within minutes' walk of Marymount MRT (CC16) substantially elevates its capital appreciation trajectory. Properties within five-minute walking distance of functioning MRT stations demonstrate measurably higher price appreciation rates across economic cycles — typically outperforming non-transit-adjacent HDB assets by 15% to 25% over decade-long periods. This transport connectivity advantage attracts commuter-dependent demographics including young professionals and multi-income households, generating sustained tenant demand and minimising vacancy risk for investor acquisitions. The Circle Line's integration within Singapore's broader rapid-transit network positions Marymount MRT as a key node, enabling efficient access to the Central Business District, Changi Airport, and emerging employment centres in eastern Singapore. Future transport infrastructure enhancements, including potential orbital MRT expansions, would further entrench Bishan's connectivity premium.

Which buyer profiles are best suited to Executive Maisonettes at 301 Shunfu Road?

HDB upgraders transitioning from 4-room or standard 5-room configurations represent the primary target cohort, motivated by space requirements and layout flexibility unavailable in smaller typologies; this demographic typically demonstrates strong purchase discipline, long holding horizons, and minimal forced-sale exposure. Young professional couples and small families seeking contemporary finishes with generous floor plates constitute the secondary buyer segment, including expatriate tenants willing to pay premiums for move-in-ready condition and proximity to employment nodes. Catholic High School alumni and their descendants form a micromarket psychographic segment, valuing neighbourhood familiarity and educational institution legacy — a factor materialising in above-average price elasticity. Capital-secure investors with extended hold horizons represent a tertiary acquisition cohort, accepting 20% ABSD liability as amortisable cost across multi-decade ownership periods where capital appreciation dominates cash-flow returns. The development's broad demographic appeal underpins balanced market absorption and price resilience.

What TDSR constraints and financing headroom apply to typical purchase prices at this development?

HDB financing mechanisms support Total Debt Service Ratio (TDSR) limits of 55% for public housing loans, meaning prospective purchasers must demonstrate sufficient income multiples to service aggregate outstanding debt obligations. For a unit priced at S$1.49 million financed at 90% loan-to-value (S$1.341 million) over a 25-year tenure at 2.6% interest, monthly mortgage servicing approximates S$6,900 — requiring household incomes exceeding S$150,000 annually to remain comfortably within TDSR parameters. Dual-income professional households within Singapore's service economy easily satisfy these thresholds, whereas single-income earners face material qualification challenges. HDB financing operates more accessibly than private banking channels, offering standardised rates and streamlined approval processes, thereby widening the qualified buyer pool relative to private residential acquisitions at equivalent price points. Prospective purchasers should stress-test financing scenarios against potential interest-rate escalations and income volatility, ensuring multi-year holding capacity across economic downturns.

How does 301 Shunfu Road compare to competing HDB developments and private options in Bishan?

Executive Maisonettes at 301 Shunfu Road occupy a distinctive micromarket position, offering floor-plate generosity and vertical space configurations rarely replicated in contemporary HDB developments, which increasingly favour standardised 4-room and 5-room walk-up typologies. Competing HDB estates within Bishan generally feature conventional flat configurations with limited duplex availability, rendering direct substitutes scarce and supporting pricing premiums. Private residential alternatives including small condominiums in the adjacent precincts command price-per-square-foot levels 60% to 100% above 301 Shunfu Road's valuation, placing them beyond the acquisition parameters of upgrader demographics. However, private properties offer superior maintenance governance, amenity curation, and often enhanced finishes — factors rationalising the cost differential for high-net-worth purchasers. The development's comparative advantage derives from its rare maisonette typology, established MRT connectivity, and price accessibility for middle-to-upper-middle-income owner-occupiers.

Which unit stack or floor levels offer superior value propositions at 301 Shunfu Road?

Middle-stack units (approximately floors 5 to 12) typically command optimal value-to-amenity ratios, offering natural light and ventilation advantages whilst avoiding premium pricing applied to penthouse-adjacent or elevated units. Ground-floor maisonettes, whilst psychologically attractive due to garden-access potential, face marginal pricing discounts reflecting noise and privacy perceptions in Singapore's dense residential precincts. Upper-stack units command consistent premiums reflecting prestige association and marginal improvements in air quality and noise insulation — factors materialising in 3% to 8% price uplift relative to mid-stack comparable units. Prospective purchasers optimising capital efficiency should target middle-stack maisonettes with north-south facing orientation, securing natural ventilation whilst avoiding premium pricing. The development's architectural massing and sun orientation merit site inspection across multiple times of day, enabling informed micro-location decisions aligned with personal lifestyle preferences.

What future supply pipeline and development plans could affect 301 Shunfu Road's market positioning?

Bishan's strategic positioning within Singapore's central planning framework emphasises established, mature residential densification rather than greenfield new-town development, constraining new HDB supply pipeline in the immediate precinct. The Housing and Development Board's strategy increasingly emphasises point-block regeneration and selective infill rather than large-scale greenfield projects, rendering new Executive Maisonette supply unlikely in neighbouring precincts over the next 5–10-year horizon. Conversely, potential transport infrastructure enhancements including orbital MRT expansions or bus rapid transit improvements could materialise as value-supportive factors, enhancing accessibility to emerging employment nodes. Private residential development in adjacent precincts may intensify competition within the premium HDB market segment, though historical evidence indicates pricing segmentation remains stable between public and private residential cohorts. The scarcity of new Executive Maisonette supply relative to aggregate demand fundamentally supports long-term capital appreciation, positioning established assets like 301 Shunfu Road favourably within Bishan's competitive landscape.

301 Shunfu Road — From S$1.5M