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 the Heart of Bishan

109 Bishan Street 12 stands as an established residential address within one of Singapore's most sought-after HDB towns. Positioned in the central Bishan precinct, this development offers residents a blend of settled neighbourhood charm and proximity to essential urban conveniences. The development has consistently attracted buyers and tenants alike, reflecting the enduring appeal of the Bishan district as a residential destination for families, upgraders, and property investors seeking stability and connectivity.

The location provides exceptional convenience for commuters and daily errands. Bishan MRT Station (NS17) sits approximately 610 metres away—a straightforward 7-minute walk—placing residents within easy reach of Singapore's North-South Line. This transport accessibility has historically supported both capital appreciation and rental demand in the area, as working professionals and families prioritise proximity to public transport networks. The proximity to the station also means that daily journeys to the CBD, business parks, and educational institutions across the island are manageable without reliance on private vehicles.

Living in a Mature and Vibrant Town Centre

Bishan has evolved into one of Singapore's most liveable towns, with a comprehensive ecosystem of amenities clustered within walking and short bus distances from 109 Bishan Street 12. Residents benefit from the Bishan town centre's retail offerings, medical facilities, and recreational spaces, all developed and maintained over decades to serve the local population. The maturity of the precinct means that infrastructure, community services, and commercial establishments are already in place, reducing the uncertainty often associated with newer developments in greenfield areas.

The neighbourhood is particularly attractive to families with school-aged children, given the presence of several well-regarded primary and secondary schools within the vicinity. Parents moving to the area typically find that education options, childcare facilities, and family-oriented amenities are readily accessible. This demographic appeal has sustained demand for housing at 109 Bishan Street 12 and similar developments throughout Bishan, underpinning relatively stable property values over time.

Unit Configurations and Space Standards

The development features units in configurations suited to various household types, with 3-bedroom layouts representing a significant portion of available inventory. These units typically offer floor areas in the region of 1,130 square feet, providing ample living and sleeping quarters for families of four to five persons. The spacious internal layouts are characteristic of HDB flats from this development era, with separate living and dining zones, functional kitchens, and bedrooms of adequate proportion—a standard that remains competitive when compared to newer HDB developments in outer rings.

Multiple bathrooms within many units add practical appeal, particularly for larger households or multigenerational living arrangements. The combination of space, number of rooms, and facilities at 109 Bishan Street 12 positions it as an attractive option for families seeking to upgrade from smaller flats or for buyers entering the HDB market with the intention to establish long-term residential stability in a connected location.

Investment Credentials and Rental Market Appeal

From an investment perspective, 109 Bishan Street 12 benefits from the proven rental demand that characterises the Bishan precinct. Tenants—including expatriates, young professionals, and families relocating within Singapore—are consistently drawn to the area's accessibility, amenities, and established community infrastructure. The rental yields for HDB flats in Bishan have historically been competitive relative to other central and fringe zones, and the relative affordability of entry prices at developments like 109 Bishan Street 12 compared to private residential property makes the risk-return profile attractive for prudent investors.

The stability of rental demand in Bishan also derives from the town's balanced mix of residential density and services. Unlike newer, more isolated developments where rental markets may take years to establish, Bishan's maturity ensures a ready pool of potential tenants and strong underlying demand for decent-quality family accommodation. This characteristic has made HDB properties in the town a favoured choice for investment-minded buyers seeking both capital appreciation and rental income generation over medium to long holding periods.

Proximity to Bishan MRT Station and Transport Connectivity

The proximity to Bishan MRT Station (NS17) is a defining advantage that underpins both lifestyle convenience and long-term property value appreciation. The North-South Line is one of Singapore's busiest and most strategically important transport corridors, linking the island from north to south and connecting major employment, retail, and leisure nodes. Residents at 109 Bishan Street 12 can reach the CBD within approximately 15 to 20 minutes, accessing major business districts, hospitals, universities, and shopping centres with minimal friction.

This transport efficiency has profound implications for property desirability. Historically, HDB developments within close proximity to major MRT stations have demonstrated more resilient capital values and stronger rental demand compared to equivalent properties requiring longer travel times. The 7-minute walk to Bishan MRT Station is sufficiently proximate to be classified as a genuine transit-oriented asset, making it especially appealing to families and individuals for whom commute time and transport flexibility are primary purchasing criteria.

Lease Tenure and Long-Term Ownership Perspective

HDB flats, including those at 109 Bishan Street 12, are structured as 99-year leasehold properties. This lease duration is the standard for HDB properties and has historically provided sufficient longevity for multiple ownership cycles and generations. While leases do progressively decay over time, the 99-year tenure is sufficiently long that most purchasers will not experience significant capital value erosion during typical ownership periods of 20 to 30 years. However, purchasers should be aware that as any HDB property approaches its final decades, lease decay becomes an increasingly material consideration affecting resale value and mortgageability.

For buyers with a medium-term investment horizon—typically 15 to 25 years—this lease decay concern is largely immaterial. The development's established status and strong location in central Bishan provide confidence that demand for housing in the area will remain robust throughout a typical ownership period, supporting opportunities for appreciation and rental yield realisation before any lease-related concerns become relevant factors in resale decisions.

Comparative Positioning Within the Bishan Market

Within Bishan, 109 Bishan Street 12 competes with a range of HDB developments spanning various eras and configurations, as well as some private condominium projects. The development's mature status, proven rental market, and central location within the town give it distinct advantages relative to HDB projects on the periphery of the district or in less developed areas. Compared to newer private residential projects in the broader Bishan-Marymount region, the entry price point at 109 Bishan Street 12 remains significantly more accessible, making it an attractive consideration for budget-conscious buyers unwilling to stretch into private housing segments.

The comparison to other established HDB developments in Bishan reveals a market characterised by relatively stable pricing and strong fundamentals. Transacted prices per square foot for comparable units across Bishan have shown consistent year-on-year movements, reflecting steady underlying demand and the area's established position within Singapore's residential hierarchy. This pattern suggests that 109 Bishan Street 12 remains well-positioned to capture demand from the large pool of buyers seeking quality HDB accommodation in a connected, mature location.

Buyer Profiles and Suitability Assessment

The development appeals to several distinct buyer personas. First-time upgraders moving from smaller HDB flats find the space and amenities of 109 Bishan Street 12 highly attractive, particularly families with children seeking room for lifestyle expansion without the price premium of private residential property. Second-time upgraders may also consider the development as a stepping stone toward eventual private property ownership, viewing the purchase as a value-conscious repositioning rather than a long-term terminal asset. Investors seeking stable, rental-yielding assets in a low-risk location find Bishan's maturity and tenant demand compelling, whilst owner-occupiers prioritising transport connectivity and established community infrastructure recognise the genuine lifestyle advantages offered by proximity to Bishan MRT and the town centre.

The development's unit configurations and price range also suit multi-generational households considering HDB co-purchase arrangements, given the spaciousness relative to newer cramped designs and the affordability profile that often allows extended family members to participate in ownership structures without requiring stratospheric financial outlays.

Financing, TDSR, and Buyer Stamp Duty Implications

For most buyer profiles, mortgage financing is readily available at 109 Bishan Street 12, given the HDB property classification and established provenance of the development. The total debt servicing ratio (TDSR) framework allows borrowers to carry housing debt at up to 60% of gross monthly income, and at typical price points around S$950,000, many middle-income households will find TDSR headroom sufficient for convenient financing without stress. Bank valuations of HDB properties in Bishan are typically conservative and stable, meaning that unexpected valuation shortfalls are unlikely to impede loan approvals for qualified applicants.

Prospective buyers should note Additional Buyer's Stamp Duty (ABSD) implications if acquiring a second residential property. A Singapore Citizen purchasing 109 Bishan Street 12 as a second residential property incurs ABSD at the rate of 20% on the purchase price, a material cost that must be factored into total acquisition outlay alongside the base purchase price, agent commissions, and legal fees. First-time HDB buyers enjoy exemption from ABSD, making initial HDB purchases particularly attractive from a cost perspective. Existing HDB owners should model the full ABSD cost when evaluating the development as an upgrade opportunity, though the strong rental potential may offset the additional tax burden for investor-motivated purchasers planning to hold and let rather than occupy.

District Growth and Future Development Pipeline

Bishan's position as a mature, fully-serviced HDB town means that large-scale greenfield residential development is unlikely in the immediate vicinity, reducing the risk of neighbourhood character disruption from major construction projects. However, ongoing urban renewal and precinct improvements are routine features of Singapore's town planning, with Bishan regularly benefiting from municipal upgrades, commercial refreshes, and infrastructure enhancements. These incremental improvements typically support rather than detract from property values, as they enhance resident amenities and neighbourhood appeal without introducing supply shocks that depress pricing.

The stability and relative isolation of Bishan from imminent large-scale redevelopment is an advantage for long-term property holders at 109 Bishan Street 12. Unlike growth zones on the urban fringe experiencing rapid gentrification and supply influx, Bishan's settled status provides confidence that appreciation will be driven primarily by intrinsic locational advantages and underlying demand rather than speculative supply cycles. This characteristic makes the development particularly suitable for investors and owner-occupiers with medium to long-term horizons who value predictability and stability over the higher-volatility capital gains sometimes associated with emerging precincts.

Frequently Asked Questions

What rental yield might an investor expect from purchasing a unit at 109 Bishan Street 12 as a buy-to-let asset?

HDB flats at 109 Bishan Street 12, given the development's proximity to Bishan MRT Station and the town's established reputation, typically command rental yields in the region of 3.5% to 4.5% net of expenses, depending on exact unit configuration, floor level, and current market conditions. The Bishan precinct has demonstrated consistent rental demand from expatriates, young professionals, and families relocating within Singapore, providing a stable tenant pool and reducing void risk for diligent landlords. When modelled against purchase prices in the S$950,000 region for 3-bedroom units, this yield profile represents competitive returns relative to newer HDB developments in outer rings or private condominium projects in other districts, making investment at 109 Bishan Street 12 a pragmatic choice for yield-focused investors unwilling to accept the illiquidity and capital intensity of private residential segments.

How do current price-per-square-foot transactions in Bishan compare to asking prices at 109 Bishan Street 12?

Transaction data for comparable HDB flats in Bishan over the past 12 to 24 months demonstrates price-per-square-foot movements in the range of S$800 to S$900 for 3-bedroom units in established developments, with some variation based on floor level, remaining lease, and specific block location relative to MRT and town centre. At the S$950,000 asking price for approximately 1,130 sqft units at 109 Bishan Street 12, the implied price-per-sqft sits comfortably within this range, suggesting competitive rather than premium positioning relative to comparable recent transactions. The consistency of psf pricing across Bishan developments reflects the maturity and efficiency of the local market, wherein prices adjust naturally to reflect locational fundamentals without anomalous volatility. Prospective buyers should cross-reference recent transacted prices at competing Bishan developments to ensure that specific unit offerings at 109 Bishan Street 12 represent genuine value relative to market comparables.

What is the Additional Buyer's Stamp Duty (ABSD) cost for a Singapore Citizen purchasing a second residential property at 109 Bishan Street 12?

A Singapore Citizen purchasing 109 Bishan Street 12 as a second or subsequent residential property incurs Additional Buyer's Stamp Duty at the rate of 20% on the purchase price, in addition to the base Stamp Duty and other acquisition costs. For a property transacted at S$950,000, the ABSD liability would be approximately S$190,000, a material cost that must be included in total capital outlay and financing calculations. This ABSD burden substantially increases the effective cost of acquisition for upgraders and investors, and prospective buyers should factor this expense into total cost-of-ownership models alongside agent commissions, legal fees, and conveyancing costs. First-time HDB buyers are exempt from ABSD, making initial HDB purchases at 109 Bishan Street 12 considerably more tax-efficient than subsequent purchases; existing HDB owners should carefully model whether the investment case (via rental yield or medium-term capital appreciation) justifies accepting the ABSD cost.

What is the lease tenure of units at 109 Bishan Street 12 and how does lease decay affect long-term resale value?

Units at 109 Bishan Street 12 are structured as 99-year leasehold HDB properties, the standard tenure for all Housing and Development Board flats in Singapore. The 99-year lease provides sufficient longevity that most purchasers with medium-term ownership horizons of 15 to 30 years will experience minimal impact from lease decay during their holding periods. However, as any HDB property approaches its final two decades of lease (i.e., below 20 years remaining), lease decay becomes an increasingly material consideration affecting both resale value and mortgageability, as banks and subsequent purchasers progressively discount properties with limited lease remaining. For buyers acquiring 109 Bishan Street 12 with realistic medium-term horizons, this concern is immaterial; the development's strong locational fundamentals and rental demand provide confidence that appreciation opportunities will exist well before lease decay becomes a relevant valuation factor.

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

Proximity to Bishan MRT Station is one of the most significant value drivers for housing at 109 Bishan Street 12, as the North-South Line is Singapore's busiest and most strategically important transport corridor, connecting the island's northern regions to the CBD and southern areas within approximately 15 to 20 minutes of travel. Historically, HDB and private properties within 500 to 800 metres of major MRT stations have demonstrated superior capital appreciation trajectories and more resilient rental demand compared to properties requiring longer commute times, because tenant and owner-occupier preference for transport connectivity is universally strong. The 7-minute walk from 109 Bishan Street 12 to Bishan MRT Station firmly positions the development as a transit-oriented asset, a classification that has consistently supported both owner-occupier demand from families and professionals and investor interest seeking stable, liquid rental assets. Ongoing usage of the North-South Line and Singapore's consistent investment in public transport infrastructure provide confidence that this accessibility advantage will sustain demand throughout medium to long ownership periods.

Which buyer profiles—first-timers, upgraders, investors, HNW individuals—is 109 Bishan Street 12 best suited for?

First-time HDB buyers find 109 Bishan Street 12 exceptionally well-suited, given the development's affordability, spacious unit configurations, and established neighbourhood with proven amenities and community infrastructure; additionally, first-timers enjoy ABSD exemption, maximising capital efficiency at entry. Second-time upgraders moving from smaller 2-bedroom or 4-room flats recognise the development as an effective stepping stone toward eventual private property ownership, offering space and lifestyle expansion at price points that preserve financial flexibility. Property investors view 109 Bishan Street 12 as a low-risk, stable rental asset generating consistent yield in a mature, tenant-friendly location, particularly attractive for conservative investors uncomfortable with the illiquidity or capital intensity of private residential segments. Owner-occupiers prioritising transport connectivity, established schools, and community amenities value the Bishan location and MRT proximity as genuine lifestyle advantages. High-net-worth individuals are unlikely to see 109 Bishan Street 12 as a primary residence, given the HDB classification and price constraints, but may consider the development as a secondary investment property generating reliable rental yields without requiring active management or significant capital allocation.

What TDSR headroom and financing accessibility can typical buyers expect when financing units at 109 Bishan Street 12?

At typical purchase prices around S$950,000, most middle-income households will find convenient financing accessibility through the standard HDB mortgage market or competing commercial banks, with total debt servicing ratio limits set at 60% of gross monthly income permitting substantial borrowing capacity for household incomes exceeding approximately S$7,500 monthly. Bank valuations of HDB properties at 109 Bishan Street 12 are typically conservative and stable, meaning that unexpected valuation shortfalls are unlikely to impede loan approvals or force unwanted revisions to loan amounts for qualified applicants. First-time buyers and upgraders with employment stability and moderate existing debt burdens should encounter minimal friction in securing mortgages covering 80% to 90% of purchase price, enabling acquisitions with down payments in the region of S$95,000 to S$190,000. Prospective buyers should confirm TDSR headroom and speak with mortgage advisors to ensure that total monthly obligations (including property taxes, insurance, and maintenance levies) remain comfortably within regulatory and lender guidelines, particularly for households carrying car loans, credit card debt, or existing property obligations.

How do competing HDB developments in Bishan compare to 109 Bishan Street 12 in terms of amenities, accessibility, and pricing?

Bishan's extensive HDB portfolio includes established developments such as Bishan Street 11, Bishan Street 13, and Marymount developments, all offering comparable maturity, town centre proximity, and MRT accessibility; however, 109 Bishan Street 12's specific block positioning and unit configurations differ modestly in terms of internal layouts, external views, and distance to commercial facilities. Pricing across comparable Bishan HDB developments typically varies within a narrow range of 3% to 7%, reflecting the efficiency and transparency of the local market and the relatively homogeneous quality of housing stock across the precinct. Some alternative blocks may offer marginally closer proximity to Bishan MRT Station or town centre retail, whereas 109 Bishan Street 12 may offer superior quietness or views depending on specific unit positioning and block orientation. Serious buyers should conduct side-by-side comparisons of recent transacted prices at competing blocks, external amenities (playgrounds, food courts, carparks), and internal unit layouts to confirm that 109 Bishan Street 12 offers optimal value relative to available alternatives in the same district.

Which floor levels or block stacks at 109 Bishan Street 12 offer the best value and appeal for owner-occupiers and investors?

Mid-level units (roughly floors 8 to 18) typically offer optimal value for owner-occupiers, balancing natural light and external views with resistance to ground-level dampness, noise, and security concerns; these units also command modest premiums relative to lower floors, but the premium is generally justified by improved liveability. Investors and yield-focused buyers often prioritise lower to mid-level units (floors 4 to 12), as these achieve acceptable rental appeal for families with young children or individuals uncomfortable with heights, whilst minimising the price premium commanded by higher floors. High-floor units (above 20th storey) appeal to quality-of-life conscious owner-occupiers seeking views and natural ventilation but come with price premiums of 5% to 10% that may not translate into proportional rental value uplift for investors. Unit stacks with minimal external noise exposure (away from main roads, carparks, or service yards) and optimal sunlight orientation typically achieve faster rental uptake and stronger tenant retention, factors that prospective investor buyers should investigate when evaluating specific units within 109 Bishan Street 12's inventory.

What is the future development and supply pipeline for Bishan, and how might this affect property values at 109 Bishan Street 12?

Bishan is a mature, fully-serviced town with limited scope for large-scale greenfield residential redevelopment; the absence of imminent major supply additions differentiates the district from growth zones on Singapore's urban fringe, where new launches and estate-wide transformations can create pricing volatility and uncertainty. Ongoing municipal improvements, commercial precinct refreshes, and infrastructure enhancements are routine features of Singapore's town planning for established developments, and Bishan regularly benefits from these incremental upgrades without experiencing neighbourhood character disruption from major construction projects. The stability and relative isolation of Bishan from imminent supply shocks provides confidence that appreciation at 109 Bishan Street 12 will be driven primarily by intrinsic locational advantages, MRT accessibility, and underlying demographic demand rather than speculative or cyclical supply-side factors. Unlike emerging precincts where property values may experience pronounced volatility as new stock comes online, Bishan's settled position within Singapore's residential hierarchy suggests relatively predictable, moderate appreciation trajectories underpinned by genuine lifestyle and transport demand, making the development particularly suitable for conservative investors and owner-occupiers uncomfortable with market volatility.

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