Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$868K

Type

Units

Min Area

Price Range

3 BR

904 sqft

S$3,800/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$3,800 to S$868K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$760 on this acquisition.
50% of current units are for sale, from S$868K; 50% are for rent, from S$3,800/mo.
Located 8 min (680 m) from NS17 Bishan 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.

105 Bishan Street 12: A Prime HDB Address in Singapore's Established Residential Heartland

Located on Bishan Street 12, this HDB development represents one of Singapore's most sought-after mature residential addresses, combining accessibility, community infrastructure, and proven capital appreciation potential. The estate has long been favoured by families, professionals, and investors seeking a balanced lifestyle within the bustling north-eastern region of the island. The proximity to essential services, educational institutions, and transport links makes this address particularly attractive to a wide demographic of buyers across different life stages.

Strategic MRT Connectivity and Transport Access

Situated approximately 8 minutes' walk (680 metres) from Bishan MRT Station on the North-South Line (NS17), this development enjoys exceptional transport connectivity that extends across the entire island. The North-South Line is one of Singapore's busiest and most established corridors, providing direct access to the Central Business District, major employment nodes in the north, and key residential clusters throughout the island. For commuters working in the city or along the corridor, this station offers both speed and reliability, making the location particularly attractive to working professionals and families with school-going children.

Beyond the MRT, the area benefits from comprehensive bus connectivity, with multiple routes serving the immediate vicinity. This multi-modal transport infrastructure ensures that residents have flexibility in their daily commuting patterns, whether for work, education, or leisure activities. The walkability to the MRT station itself adds considerable value, as proximity measured in single-digit minutes significantly enhances the convenience factor that modern buyers prioritise in their property decisions.

Spacious Living Quarters in a Mature Estate Context

The units available across this development feature thoughtfully designed three-bedroom, two-bathroom configurations, with typical floor areas around 904 square feet. This size range has consistently proven popular in Singapore's HDB market, offering sufficient space for multi-generational families whilst remaining efficient in layout and maintenance costs. The three-bedroom format is particularly versatile, allowing occupants to allocate space flexibly—whether for a dedicated home office, guest accommodation, or additional living zones depending on evolving household needs.

The two-bathroom provision caters to modern family dynamics, reducing congestion during peak morning and evening routines whilst adding genuine utility to the home. For families with teenage children, dual bathrooms become increasingly valuable. The overall floor area of approximately 904 square feet strikes a practical balance between generous living standards and the kind of floor plate that remains financially accessible to Singapore's broad property-buying demographic.

Investment Potential and Rental Yield Considerations

Bishan has established itself as a consistently strong rental market, with demand driven by proximity to employment centres, educational institutions, and the MRT network. Properties in this estate have historically demonstrated reliable rental yields, attracting investors seeking steady passive income streams. The three-bedroom configuration is particularly popular among tenants seeking family homes with established infrastructure, schools, and community amenities already in place. The rental market in Bishan is characterised by relatively stable tenant profiles, longer lease terms, and lower turnover compared to some other districts, which translates to reduced vacancy risk and lower management burden for landlord-investors.

For prospective investors evaluating this development, the combination of established demand, proven capital appreciation history, and consistent rental appetite makes the location worthy of serious consideration. The maturity of the Bishan estate ensures that future supply growth is measured, preserving scarcity value and supporting long-term property appreciation. Many investors have successfully built property portfolios starting with Bishan acquisitions, then leveraging the capital gains and equity position to acquire additional properties in growth districts.

Community Facilities and Neighbourhood Character

The Bishan estate is renowned for its comprehensive community infrastructure, encompassing well-regarded primary and secondary schools, shopping centres, food courts, and recreational facilities that cater to residents of all ages. The neighbourhood character reflects decades of organic community development, with strong resident networks, active grassroots organisations, and a sense of established social cohesion that appeals to families planning to remain in the area for extended periods. The presence of Bishan Park and other green spaces provides essential recreational outlets and contributes to the overall quality of life in the neighbourhood.

For families, the proximity to educational institutions—both primary schools and secondary schools—significantly reduces commuting times for school runs, freeing up time for other activities and reducing transport costs. For retirees and older residents, the well-developed amenity ecosystem means that daily necessities and recreational opportunities are readily accessible without lengthy travel. This broad appeal across different age groups and family structures underlies the consistent demand seen in the Bishan rental and resale markets.

Pricing Dynamics and Market Position

Rental listings for comparable units in this development are positioned competitively within the broader Bishan market context, reflecting the location's maturity and the balance between supply and demand for well-maintained family homes. The pricing reflects the established nature of the estate, the proven track record of tenant demand, and the reliability of the MRT connection for commuters. Prospective buyers and tenants should evaluate pricing in relation to comparable properties within Bishan itself, as well as alternative locations with similar MRT access but potentially different neighbourhood character or amenities.

The market for HDB flats in established estates like Bishan is driven by genuine demand from owner-occupiers and investors alike, creating a healthy two-way market where both buyer protections and seller flexibility are reasonably balanced. Properties in this estate have historically tracked with broader HDB price trends, sometimes outperforming during periods of strong market sentiment due to the location's proven desirability.

Considerations for Different Buyer Profiles

First-time buyers will find that this development represents a gateway property into Singapore's homeownership landscape, offering stability, proven rental demand if future flexibility is needed, and community infrastructure that supports family life. The established nature of the estate reduces the uncertainty associated with newer developments, and the proven historical price trajectory provides some confidence in capital preservation. Upgraders coming from smaller HDB flats will appreciate the extra space and the mature neighbourhoods that often appeal once families have grown slightly larger or income has increased.

For investors, the development presents a balanced opportunity: the combination of established MRT connectivity, consistent rental demand, and a neighbourhood that continues to attract residents across multiple life stages provides a solid foundation for medium to long-term hold strategies. High-net-worth buyers may view properties here as part of diversified property portfolios, appreciating the lower management burden associated with well-established estates and the relative stability of capital values in mature locations.

Long-Term Appreciation and Estate Maturity

The Bishan estate's maturity is both a feature and a consideration for forward-looking buyers. Whilst the estate will not experience the explosive growth potential of emerging new towns, the combination of established demand, limited future supply constraints, and proximity to key infrastructure supports steady, reliable capital appreciation. Many investors have benefited from holding Bishan properties through multiple market cycles, with the consistent rental income supplemented by gradual but persistent capital gains over decade-plus holding periods.

The North-South Line, serving this location, remains one of Singapore's most utilised corridors, and government planning policies continue to support development intensity around major MRT stations. This positioning suggests that the intrinsic value of MRT-proximate properties in established areas like Bishan should remain resilient across various economic scenarios. Property owners who remain patient and hold through market cycles have historically found that Bishan addresses generate reliable wealth accumulation, albeit at a more moderate pace than emerging growth districts.

Frequently Asked Questions

What rental yield might an investor expect from purchasing a unit at 105 Bishan Street 12 as an investment property?

Bishan has demonstrated consistent rental demand, with three-bedroom HDB flats typically achieving gross yields between 3% and 5% depending on current market pricing and rental rates. The established infrastructure, proximity to schools and the MRT, and family-oriented neighbourhood attract stable, longer-term tenants—often families or couples seeking reliable residential accommodation rather than short-term renters. When evaluating potential yield, investors should factor in the historical stability of rental rates in this estate, the relatively low tenant turnover compared to newer or more transient areas, and the property management costs typically associated with HDB flats in mature estates. The combination of capital appreciation potential and consistent rental income has made Bishan a popular choice for investors building long-term property portfolios across multiple cycles.

How does the pricing at 105 Bishan Street 12 compare to recent per-square-foot transactions in the Bishan HDB market?

HDB pricing in Bishan is driven by factors including lease length, unit condition, floor level, and exact address within the estate—meaning per-square-foot comparables can vary significantly even within a single development. Recent market data for comparable three-bedroom HDB flats in Bishan generally reflects the maturity and desirability of the location, with pricing that typically sits in the mid-range relative to Singapore's broader HDB market when normalised for similar specifications. Prospective buyers should conduct targeted comparisons using recent resale and rental listings for units of similar size and condition on Bishan Street and adjacent blocks, as these provide the most accurate benchmarks for evaluating whether current pricing represents fair market value. Engage with local property research platforms or speak with agents familiar with Bishan transactional history to identify the realistic range for three-bedroom, two-bathroom configurations in the 900–910 square-foot band.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase this HDB as a second residential property?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price, applied in addition to standard Buyer's Stamp Duty. This means that if you already own one residential property and are acquiring a flat at 105 Bishan Street 12, the ABSD component will materially increase your total acquisition costs. For example, on a purchase price of S$500,000, the 20% ABSD would amount to S$100,000, significantly impacting cash outlay and financing requirements. It is essential to factor this 20% ABSD into your purchase budget planning and to confirm your exact residential property ownership status with the Inland Revenue Authority of Singapore (IRAS) before committing to an offer. Some buyers mitigate ABSD impact by restructuring ownership (e.g., holding property in a spouse's name), but such strategies require professional tax and legal advice to ensure compliance with current regulations.

What is the lease tenure of 105 Bishan Street 12, and how might lease decay affect future resale value?

HDB flats are granted with either 99-year or 999-year leases, depending on the specific estate and build period; 105 Bishan Street 12, being an established estate, may have either tenure depending on the exact block and contract date. Lease decay becomes a material resale consideration once a property falls below 80 years of remaining tenure, as banks become more conservative with financing, and buyer psychology shifts toward discounting prices to account for future refinancing constraints. The Housing & Development Board and relevant financial institutions maintain strict lending policies around lease length, meaning that flats with leases below 60 years may face difficulty in securing financing. If purchasing this property as a long-term owner-occupier or investor, it is critical to verify the exact remaining lease length from the HDB lease document and to assess whether the lease tenure aligns with your holding horizon. Properties in Bishan with longer remaining leases (999-year or recently renewed 99-year leases) will retain stronger capital appreciation potential compared to leases moving closer to the 80-year threshold.

How does proximity to Bishan MRT Station (NS17) affect property demand and long-term capital appreciation for units at 105 Bishan Street 12?

The North-South Line, serving Bishan MRT (NS17), is one of Singapore's most heavily utilised corridors, connecting the CBD, key employment zones in the north, and established residential districts across multiple constituencies. Being 8 minutes' walk from the station positions this development within the highly desirable 500–700 metre catchment radius that property professionals typically identify as optimal for MRT-proximate value capture. Properties within easy walking distance to major MRT stations historically command rental premiums of 15–25% relative to equivalent units further from transport, and tend to appreciate more steadily through property cycles due to resilient demand from commuters, families, and investors. The MRT proximity also supports intergenerational appeal—young professionals utilise the link for CBD commutes, whilst established families value it for children's school access and weekend outings. Long-term capital appreciation in Bishan has benefited substantially from the maturation and reliability of North-South Line services; continued government support for this corridor makes the MRT proximity a durable source of value.

Which buyer profiles are best suited to purchasing at 105 Bishan Street 12?

First-time homebuyers will find this development attractive due to the established infrastructure, proven MRT connectivity, and the psychological comfort of purchasing in a mature, recognised neighbourhood with a decades-long track record of stability and tenant demand. Upgraders seeking additional space beyond their first HDB flat will appreciate the three-bedroom configuration and the neighbourhood's mix of schools, shopping, and community facilities that support family life. Investors looking to build diversified property portfolios often gravitate toward Bishan precisely because it offers lower volatility, consistent rental demand, and moderate but reliable capital appreciation—making it a stabilising anchor in a portfolio that may include higher-growth acquisitions in emerging districts. Empty-nesters downsizing from landed properties often find that Bishan's mature estate character, combined with proximity to transport and amenities, provides the right balance of convenience and lifestyle that appeals post-retirement. High-net-worth individuals may view Bishan properties as diversification plays, appreciating the lower management overhead and the institutional-grade stability of major MRT-proximate HDB estates.

What are the Total Debt Servicing Ratio (TDSR) implications and financing headroom for typical purchase prices at this development?

TDSR regulations cap a borrower's total monthly debt servicing at 60% of gross monthly income; for HDB flat purchases, this typically means that a buyer needs gross monthly income of approximately S$8,300–S$10,000 to comfortably service a loan on units in the S$500,000–S$600,000 price range (assuming current interest rates and 25–30 year mortgage terms). Banks assess TDSR based on existing loans (car loans, credit card commitments, personal loans) in addition to the proposed mortgage, so buyers with existing debt burdens will have reduced headroom for the HDB acquisition. First-time buyers with clean credit histories and minimal existing obligations will typically qualify for financing at the standard 80% loan-to-value (LTV) ratio, whilst investors or second-property purchasers may face tighter financing due to ABSD impacts and stricter lending criteria. Prospective buyers should engage with HDB-approved financial institutions to obtain pre-approval based on their actual income, existing debt, and intended purchase price, ensuring that monthly servicing costs sit comfortably below the 60% TDSR threshold and allowing buffer for interest rate fluctuations.

How do nearby competing HDB developments compare to 105 Bishan Street 12 in terms of value and tenant appeal?

Competing HDB estates in the immediate Bishan vicinity—including other blocks on Bishan Street and adjacent streets—all benefit from the same North-South Line access, schools, and community infrastructure, making them direct substitutes in the buyer's decision calculus. The key differentiators typically involve lease tenure (longer leases command premiums), unit condition and renovation history, floor level and orientation, view quality, and the specific amenity mix within each block's immediate surroundings. Some neighbouring blocks may have slightly higher or lower per-square-foot pricing depending on their position relative to the MRT station, nearby wet markets or shopping precincts, or proximity to particular schools. Investors comparing options across Bishan should evaluate each candidate on its specific lease length, renovation costs, and the historical rental uptake for similar configurations in that particular block, as these factors can materially affect long-term returns. The broad consistency of demand across the Bishan estate means that unit-level quality and condition become more significant value drivers than estate-level positioning, making thorough property inspections and lease verification essential steps in the comparison process.

Are there particular unit stacks, floor levels, or orientations within 105 Bishan Street 12 that offer better value or investment potential?

Mid-level units (typically floors 7–15 on HDB blocks) often represent better value than high-level units, as they avoid the ground-floor premium tenants sometimes demand for ease of access and parking convenience, whilst still offering escape from noise and street-level disturbances that characterise the lowest floors. Units with north or east-facing orientations tend to command slight premiums in Singapore due to natural light and thermal comfort preferences, though south and west-facing units can sometimes offer better value without materially compromising liveability. Units facing quieter streets or internal courtyards may appeal to families prioritising peace and play-space visibility, potentially supporting stronger rental demand or capital appreciation relative to units overlooking busier roads. Lower-floor units (3–6) on quieter block faces sometimes represent overlooked value opportunities, as they carry lower market enthusiasm but deliver practical convenience for families with young children and reduced MRT access time. Investors should evaluate specific unit stacks on a case-by-case basis, considering block orientation relative to neighbouring developments, proximity to lift lobbies, and views toward or away from the MRT station—these granular factors can create pricing discrepancies that canny buyers can exploit.

What does the future supply pipeline look like for HDB flats in Bishan and the surrounding district, and how might this affect long-term property values?

Bishan is a mature estate where land availability for new HDB construction is significantly constrained; the Housing & Development Board's future development plans for the district focus predominantly on upgrading and refreshing existing housing stock through programmes such as the Home Improvement Programme (HIP) and potential en bloc acquisition scenarios rather than large-scale new construction. This constrained supply pipeline supports the long-term capital value of existing properties in the estate, as scarcity and non-replaceability become increasingly pronounced over decades. Nearby growth districts (such as areas along the Thomson-East Coast Line or northern developments) will continue to attract new family formations and younger buyers, but the established reputation, proven amenity infrastructure, and MRT connectivity of Bishan position it as a stable, non-replaceable asset class within Singapore's residential property spectrum. Buyers and investors should view constrained future supply in Bishan as a supportive long-term value driver, particularly for hold horizons extending beyond 10–15 years; the property will not experience explosive growth associated with emerging precincts, but instead appreciate steadily as the island's population stabilises and the relative scarcity of well-connected, mature HDB estates becomes increasingly apparent.

Hdb Flat At 105 Bishan Street 12 — From S$3,800