Type

Units

Min Area

Price Range

3 BR

904 sqft

S$699K – S$950K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$699K to S$950K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$140K on this acquisition.
Located 7 min (610 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.

109 Bishan Street 12: A Mature HDB Development in Central Singapore

109 Bishan Street 12 stands as an established Housing Development Board project located in the heart of Bishan, one of Singapore's most established and sought-after residential districts. Situated in the North-Eastern region of the island, this HDB development benefits from decades of community maturation, comprehensive local infrastructure, and reliable transport connectivity that have made Bishan consistently attractive to owner-occupiers, upgraders, and investors alike.

The development occupies a strategic position within walking distance of Bishan MRT Station on the North-South Line (NS17). At approximately 7 minutes' walk or 610 metres from the station, residents enjoy seamless connectivity to the Central Business District, major employment hubs, and other key destinations across Singapore's MRT network. This proximity to a major interchange station has historically supported both capital appreciation and rental demand for properties in the Bishan precinct, making it a reliable choice for long-term value retention.

Housing Typology and Unit Diversity

The project encompasses multiple unit types, accommodating a broad spectrum of buyer profiles and family compositions. Available configurations include three-bedroom units spanning approximately 904 square feet of internal living space, alongside other floor plans suited to different household sizes and lifestyle requirements. This diversity of typologies means the development naturally appeals to first-time buyers seeking entry-level homeownership, growing families requiring additional space, and upgraders transitioning from smaller units to larger homes within an established neighbourhood.

Current asking prices commence from S$699,000, reflecting the competitive positioning of HDB resale stock in Bishan's mature secondary market. Pricing across the development correlates closely with unit size, floor level, and orientation, with comparable transactions in the same street and surrounding blocks providing reliable benchmarks for valuation. Prospective purchasers should anticipate price variation across different stack heights and directions, with higher floors and corner units typically commanding modest premiums.

Location, Amenities, and Neighbourhood Character

Bishan as a planning area has evolved into a comprehensive residential ecosystem over several decades. The district hosts multiple primary and secondary schools, making it particularly attractive to families with children. Shopping and dining options abound through nearby commercial centres, wet markets, and informal food courts that cater to the established resident base. Healthcare facilities, including polyclinics and private clinics, serve the population efficiently, whilst recreational spaces such as parks and community centres provide leisure and social engagement opportunities.

The mature nature of the estate means infrastructure is well-established and maintenance systems are typically reliable. Residents benefit from decades of municipal planning investment in roads, utilities, drainage, and public realm amenities. The neighbourhood character remains stable and residential, with a strong community fabric that appeals to families prioritising stability and continuity over rapid urban transformation.

Investment Potential and Resale Market Dynamics

Properties at 109 Bishan Street 12 have historically demonstrated consistent resale demand, underpinned by the estate's maturity, transport connectivity, and broad appeal. The Bishan HDB resale market typically absorbs stock steadily, with average time-on-market reflecting the area's popularity. Lease duration remains a critical consideration for long-term investors, as HDB units follow Singapore's standard leasehold model; lease decay beyond 60 years can begin to impact valuation and financing availability. Prospective buyers should verify the current remaining lease term and factor in potential future lease top-up eligibility, which the HDB may offer under its enhancement scheme.

Rental yield expectations for units at this development align with broader North-Eastern region patterns, generally ranging between 2.5% and 3.5% gross yield depending on unit type, configuration, and prevailing market rents. The development's proximity to Bishan MRT and its appeal to working professionals commuting across the island supports consistent rental demand throughout the economic cycle. However, investors should note that HDB rental regulations require the lease to exceed 60 years at the commencement of any new tenancy, a requirement that progressively restricts rental availability as leases decay.

Financing and Buyer Considerations

First-time homebuyers purchasing units at 109 Bishan Street 12 benefit from standard HDB concessional financing, with the HDB offering loans at competitive rates and favourable loan-to-value ratios. Buyers utilising CPF savings for both down payment and monthly loan servicing should anticipate robust approval outcomes, provided household Total Debt Servicing Ratio (TDSR) remains within acceptable parameters. At the current price point of S$699,000 and upwards, a typical household with combined income of S$8,000 to S$10,000 monthly should experience reasonable headroom under TDSR lending criteria, though individual circumstances vary substantially.

Upgrading homeowners who already own a property face material implications from Additional Buyer's Stamp Duty (ABSD). For a Singapore Citizen purchasing a second residential property, ABSD now stands at 20% of the purchase price above the first S$180,000, a significant cost that buyers must factor into their acquisition budget. An upgrader purchasing a unit at S$699,000 would incur ABSD of approximately S$103,800 on top of the purchase price, substantially affecting overall investment quantum and financing requirements. Property Tax for HDB units remains low relative to private residential property, offering ongoing affordability post-acquisition.

Comparative Market Position

The Bishan HDB resale market remains competitive, with alternative stock available across Bishan Street, Bishan Avenue, and surrounding streets. Broadly comparable units in the immediate vicinity typically command per-square-foot pricing aligned with 109 Bishan Street 12, though minor variations emerge depending on exact block location, floor level, and orientation. Blocks fronting the main thoroughfare or with superior views may attract marginal premiums, whilst mid-stack units often present better value for price-conscious buyers. Prospective purchasers should review recent transaction data for Bishan Street and adjacent blocks to contextualise asking prices and negotiate effectively.

Future Neighbourhood Development and District Outlook

Bishan's residential pipeline remains modest in absolute terms, as the estate is substantially built-out with limited land available for new HDB or private residential development. The North-Eastern Region's planning strategy continues to emphasise precinct consolidation and upgrading rather than explosive new supply, suggesting that existing stock like 109 Bishan Street 12 will maintain steady demand from buyers seeking established neighbourhood character. Future MRT extensions in adjacent planning areas may redirect some demand, though Bishan's entrenchment as a major residential node is unlikely to diminish in the foreseeable future.

The development represents a pragmatic choice for buyers prioritising proximity to established transport infrastructure, comprehensive neighbourhood amenities, and proven resale liquidity. Whilst pricing may not offer dramatic capital appreciation, the stability and demographic appeal of Bishan continue to support reliable long-term holding value for owner-occupiers and conservative investors.

Frequently Asked Questions

What is the estimated rental yield for units at 109 Bishan Street 12?

Units at 109 Bishan Street 12 typically generate gross rental yields in the range of 2.5% to 3.5% annually, depending on unit size, floor level, and prevailing market rents in the Bishan precinct. Three-bedroom units tend to attract rental demand from working professionals and small families commuting to the Central Business District via nearby Bishan MRT Station, supporting consistent occupancy rates. However, prospective investors must verify the remaining lease term and ensure it exceeds 60 years at tenancy commencement, as lease decay progressively restricts HDB rental eligibility. Investors should budget conservatively for 2-3 months of vacancy annually and factor in maintenance charges, property tax, and potential lease top-up costs when evaluating overall investment returns.

How does per-square-foot pricing at 109 Bishan Street 12 compare to recent sales in the same area?

Per-square-foot pricing for Bishan Street HDB units generally reflects the maturity and accessibility of the estate, typically ranging between S$750 and S$850 per square foot for three-bedroom configurations in comparable blocks. Units at 109 Bishan Street 12 with asking prices from S$699,000 upwards align competitively with this benchmark, though exact pricing variations depend on floor stack, orientation, and unit-specific features. Recent transactions in adjacent Bishan Street blocks and the broader Bishan Avenue corridor provide reliable comparables; buyers should review HDB resale data and engage valuers to verify pricing against contemporary market evidence. Corner units and higher floor levels typically command premiums of 2-5% above mid-stack equivalents, reflecting superior views and cross-ventilation.

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

Singapore Citizens purchasing a second residential property at 109 Bishan Street 12 are liable for Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price above the first S$180,000. For a unit priced at S$699,000, ABSD would total approximately S$103,800, representing a substantial outlay on top of the purchase price and standard conveyancing costs. This 20% ABSD significantly impacts upgraders and investors, as it must be paid upon execution of the Sales and Purchase Agreement and cannot be deferred or financed through standard HDB loans. Prospective second-property buyers should engage financial planners to model the total cost of acquisition, including stamp duties, legal fees, and agent commissions, to ensure adequate financing capacity and avoid overcommitment.

What is the lease decay risk for units at 109 Bishan Street 12, and how does it affect resale value?

As an established HDB development, the remaining lease term for units at 109 Bishan Street 12 is critical to long-term value retention and resale marketability. Lease decay accelerates significantly once the remaining term drops below 60 years, as mortgageability restrictions tighten and buyer demand narrows substantially. Properties with leases below 50 years typically face material valuation haircuts and restricted buyer pools, making refinancing and resale increasingly challenging. Prospective purchasers should obtain a lease search from HDB or examine the sales documentation to confirm the precise remaining lease term and estimate the point at which the lease may require top-up. The HDB's Lease Enhancement Scheme permits eligible leaseholders to extend leases, though such extensions incur costs and require careful financial planning.

How does proximity to Bishan MRT Station (NS17) influence demand and capital appreciation at 109 Bishan Street 12?

Bishan MRT Station on the North-South Line (NS17) is a major interchange hub connecting to the city centre, major employment zones, and the broader island-wide network, and this accessibility has historically underpinned strong capital appreciation for properties within walking distance. Units at 109 Bishan Street 12, situated approximately 7 minutes' walk from the station, benefit from this transport premium, attracting demand from commuters, professionals, and families prioritising convenient accessibility. MRT proximity typically supports rental yields and shortens time-on-market for resale transactions, as a broad buyer pool values the transport convenience. However, the long-term capital appreciation trajectory remains moderate, as Bishan's housing stock is mature and new supply limited; investors should expect steady value retention rather than outsized capital gains relative to emerging growth areas.

Which buyer profiles are best suited to units at 109 Bishan Street 12?

First-time homebuyers represent a natural fit for 109 Bishan Street 12, as the development offers proven resale liquidity, robust HDB financing options, and entry into an established neighbourhood with comprehensive amenities and schools. Upgrading families seeking additional space and permanence within a stable residential precinct find the available configurations and Bishan's family-oriented character appealing. Conservative investors seeking steady rental income and moderate capital preservation value the area's proven demand and transport connectivity, though they should carefully assess lease decay and financing implications. Downsizers from private property may find units at this development represent a cost-effective re-entry to homeownership, offering lower absolute prices than comparable private condominiums whilst retaining strong neighbourhood amenities. Expat families commuting to multinational offices favour the transport access and established expatriate communities in Bishan.

What TDSR and financing headroom should buyers expect at the current price points for this development?

At current asking prices commencing from S$699,000 and upwards, most buyer profiles can secure standard HDB financing with reasonable TDSR headroom, provided combined household income is stable and non-HDB debts are minimal. A household with combined monthly income of S$8,000 to S$10,000 should be able to service a loan of approximately S$500,000 to S$550,000 comfortably, even after factoring in other credit obligations such as car loans or credit card commitments. First-time buyers utilising CPF savings for both down payment and mortgage servicing typically experience straightforward HDB approval, as CPF contributions do not count against TDSR limits. Second-property upgraders should anticipate tighter TDSR constraints, as both CPF and non-CPF debt capacity may be restricted; these buyers should obtain detailed financing pre-approval before committing to purchase and factor in the 20% ABSD cost.

How do units at 109 Bishan Street 12 compare to competing HDB developments in Bishan and adjacent areas?

Competing HDB stock within Bishan includes developments across Bishan Avenue, Bishan Street adjacent blocks, and Ang Mo Kio's fringe precincts, which typically command comparable per-square-foot pricing and offer similar transport connectivity and amenities. Blocks along Bishan Avenue South and East facing Bishan Park may attract modest premiums due to proximity to green space and leisure facilities, whilst 109 Bishan Street 12 benefits from its direct MRT station proximity and commercial/dining precinct accessibility. Alternative developments in the Ang Mo Kio area just north of Bishan may offer slightly lower absolute pricing in some cases, though the trade-off involves somewhat longer MRT commute times and different neighbourhood character. Prospective buyers should conduct comparative site visits and transaction research across competing blocks to identify optimal value and unit configuration alignment with personal priorities.

Which unit stacks and floor levels at 109 Bishan Street 12 offer the best value?

Mid-stack units occupying floors 3 to 10 typically represent optimal value within 109 Bishan Street 12, as they command modest discounts relative to premium higher floors whilst retaining acceptable light, ventilation, and views for most buyer preferences. Ground-floor and first-floor units may attract deeper discounts due to reduced privacy and daylight, though they appeal to elderly residents and those seeking direct ground access for mobility or lifestyle reasons. Higher floors (levels 15 and above) command premiums of 3-5% per floor for superior views and reduced noise exposure, but these premiums may not justify the additional cost for budget-conscious buyers. Corner units and units with east or north-facing orientation generally command modest value premiums due to superior natural light and cross-ventilation. Buyers should inspect multiple stack samples and negotiate based on current comparable transactions to identify the optimal floor and orientation for their budget and lifestyle preferences.

What is the future supply pipeline for HDB and residential development in the Bishan district?

Bishan is substantially built-out, with limited land availability for new residential development, and the North-Eastern Region's planning strategy emphasises precinct consolidation and upgrading rather than large-scale new supply. The HDB's Build-to-Order (BTO) pipeline for the North-Eastern region currently includes limited new projects outside Bishan's existing perimeter, meaning competitive supply pressure on existing estates like 109 Bishan Street 12 is unlikely to intensify materially. Upcoming improvements to transport infrastructure, neighbourhood upgrading initiatives, and community facilities investments are more likely than major new residential supply, supporting long-term value stability for existing stock. Adjacent planning areas such as Serangoon and Potong Pasir may see selective new or renewed development, though Bishan's established positioning as a major residential node ensures sustained demand from upgrading families and investors seeking proven neighbourhoods. The limited future supply backdrop suggests that properties at 109 Bishan Street 12 will retain steady resale appeal and rental demand across multiple economic cycles.

[For Sale] Hdb Flat At 109 Bishan Street 12 — From S$699K