Type

Units

Min Area

Price Range

1 BR

200 sqft

S$1,500/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,500.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$300 on this acquisition.
Located 10 min (830 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.

116 Bishan Street 12: Central HDB Living in a Mature Estate

116 Bishan Street 12 represents a compelling opportunity within one of Singapore's most established residential districts. Located in the heart of Bishan, this HDB development occupies a strategic position that has long attracted families, professionals, and investors seeking a blend of accessibility, community infrastructure, and value appreciation potential.

The estate's proximity to Bishan MRT Station—situated approximately 10 minutes' walk or 830 metres away—places residents on the North-South Line, one of Singapore's busiest and most utilised transport corridors. This connectivity extends commuting reach across the island, linking directly to the Central Business District, Orchard, Marina Bay, and southern regions without requiring transfers. For working professionals, this translates to reliable journey times and reduced dependency on private transport. The station also serves as a nodal point for bus interchanges, widening access to secondary transport networks across the wider Bishan and Serangoon areas.

Development Character and Unit Composition

This development comprises compact residential units typical of modern HDB planning, with layouts designed to maximise functionality within limited floor areas. Current units available range across varying configurations, catering to different household compositions and lifestyle preferences. The standardised design philosophy ensures consistent build quality, finishes, and maintenance standards that characterise newer HDB stock in Singapore.

Units at 116 Bishan Street 12 reflect contemporary specifications for public housing, featuring practical layouts suited to urban living. Whether targeting first-time home owners, upgraders transitioning from smaller units, or investors building rental portfolios, the estate's unit diversity accommodates multiple buyer profiles and investment strategies. Rental yields in this pocket have historically performed well, supported by steady demand from working professionals and expatriate tenants seeking accessible, well-serviced accommodation near employment clusters.

Location Advantages and Neighbourhood Character

Bishan has matured into a self-contained town with comprehensive amenities spanning retail, dining, healthcare, and education. The immediate vicinity includes multiple shopping centres, wet markets, food courts, and hawker centres that serve daily needs without requiring extensive travel. Nearby educational institutions—including primary schools, secondary schools, and junior colleges—render the area particularly attractive to families with school-age children, underpinning steady demand from upgraders relocating within the Bishan zone to maintain school continuity.

The neighbourhood benefits from being central to the north-central region, positioning it as a logical residential choice for those working across the east, city centre, or west of the island. Bishan's town planning incorporates green spaces, recreational facilities, and community centres that foster an active neighbourhood culture. The estate's maturity also means established social networks, regular community events, and a sense of permanence that appeals to longer-term residents and families.

Investment Considerations and Rental Potential

For investors evaluating 116 Bishan Street 12 as a buy-to-let asset, several factors warrant consideration. Bishan's established character and continuous stream of relocating families and young professionals create consistent rental demand. The proximity to Bishan MRT Station amplifies the estate's appeal to tenants prioritising transport accessibility, particularly those without vehicles or preferring public commuting. Rental yields across comparable HDB developments in this locality have historically ranged competitively, reflecting the balance between entry-level purchase prices and steady tenant interest.

The development's central location positions it favourably within the rental market, as tenants often prioritise distance-to-MRT as a primary selection criterion. Investment returns depend on acquisition price, prevailing rental rates, and property management efficiency, but the estate's established rental history and ongoing tenant demand provide reasonable confidence in income stability. Investors should account for HDB maintenance contributions, property taxes, and potential lease decay effects when modelling long-term capital growth.

Capital Appreciation and Market Dynamics

HDB property values within mature estates like Bishan have historically appreciated in tandem with broader Singapore property cycles, driven by supply constraints, population growth, and transport accessibility enhancements. The North-South Line's critical role in Singapore's transport network ensures continued relevance and utility of the station, supporting long-term demand for properties within its catchment. Future MRT enhancements or new interchange developments may further elevate the locality's commercial and residential appeal.

Lease tenure for HDB flats at 116 Bishan Street 12 follows standard government specifications, with implications for resale value and buyer eligibility changing over time as the lease depletes. Purchasers should familiarise themselves with the HDB's policies regarding elderly properties, as lease decay does eventually impact market demand and financing accessibility. Nevertheless, Bishan's established status and well-regarded planning framework have historically supported reasonable resale liquidity even as leases age.

Buyer Profiles and Suitability

First-time home owners seeking entry-level ownership in a central, well-serviced location find 116 Bishan Street 12 particularly appealing. The development's affordability relative to private properties, combined with HDB financing support and subsidised purchase schemes for eligible buyers, removes significant barriers to homeownership. The estate's proximity to employment nodes and transport infrastructure makes it a logical choice for young professionals establishing independent households.

Upgraders moving from smaller one-room or two-room flats to larger configurations benefit from remaining within a familiar, established neighbourhood whilst expanding living space. Downsizers transitioning from larger private properties or landed houses often gravitate toward HDB estates like Bishan, appreciating the reduced maintenance burden, all-inclusive service charges, and vibrant community infrastructure. Investors rounding out residential property portfolios likewise find the development's rental yield profile and capital growth trajectory compelling relative to alternative growth assets.

Financing and Affordability Framework

HDB purchases at 116 Bishan Street 12 proceed through the standard government financing channels, with eligible Singapore Citizens and Permanent Residents accessing concessional loan terms, CPF utilisation, and grant schemes unavailable in the private market. Typical Debt-to-Service Ratio (TDSR) assessments at prevailing interest rates and unit price points generally permit comfortable financing headroom for dual-income households and many single-earner professionals, enhancing accessibility relative to private property investment at comparable price levels.

Buyers entering as second-property purchasers should account for Additional Buyer's Stamp Duty (ABSD) at 20% on the purchase price, reflecting government policy to moderate investment-driven demand. This material cost impacts investment returns and total capital deployment, necessitating careful yield modelling and consideration of long-term hold horizons to justify the additional tax burden. First-time buyers and those purchasing their sole residential property incur standard stamp duties without ABSD surcharges.

Competitive Positioning Within Bishan

The Bishan HDB market encompasses multiple developments spanning several decades of construction, creating diverse options at varying price points and lease tenures. 116 Bishan Street 12 competes directly with broadly contemporary or newer estates in the immediate zone, differentiated primarily by precise location, unit configuration availability, and remaining lease duration. Prospective purchasers benefit from comparing recent transacted prices across the Bishan precinct to benchmark fair value and identify pricing anomalies or exceptional opportunities.

Newer developments or those positioned closer to major amenities or secondary transport nodes may command modest premiums, whilst properties with longer lease terms attract competitive bidding. The competitive intensity within central HDB markets like Bishan ensures that pricing typically reflects market consensus on value, reducing outlier risk for informed purchasers undertaking standard due diligence and market research.

Future Planning and Development Pipeline

Bishan and its surroundings have benefited from Singapore's sustained urban renewal and infrastructure investment programmes, with ongoing enhancements to connectivity, retail offerings, and community facilities. The district's role within the broader north-central regional structure suggests continued policy support and development activity, maintaining the area's residential desirability and economic vitality. Future supply additions within Bishan will likely remain constrained relative to demand, supporting gradual appreciation in established estates like 116 Bishan Street 12 as urban intensification proceeds.

Prospective long-term residents and investors should monitor broader district planning announcements, transport upgrades, and commercial development initiatives that may enhance neighbourhood appeal and property values. The HDB's periodic upgrading programmes and estate rejuvenation efforts similarly support long-term asset quality and environmental amenity, providing confidence in the development's continued relevance within Singapore's residential landscape.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at 116 Bishan Street 12 as a buy-to-let property?

Rental yields for HDB properties at 116 Bishan Street 12 typically range between 3% to 4.5% gross annually, depending on unit size, configuration, and prevailing market rental rates. The development's proximity to Bishan MRT Station significantly enhances tenant appeal, as transport accessibility remains a primary tenant selection criterion in Singapore's rental market. Investors should factor in HDB maintenance contributions (currently averaging S$50–S$100 per month depending on block and services), property taxes, and potential void periods when modelling net returns. The estate's established rental history and consistent demand from working professionals and transferring families provide reasonable confidence in income stability, though actual yields will depend on the specific acquisition price and negotiated rental rates at the time of purchase.

How does the per-square-foot pricing at 116 Bishan Street 12 compare to recent HDB transactions in the Bishan area?

Per-square-foot pricing for HDB units in Bishan typically ranges from S$800 to S$1,100 depending on unit age, lease tenure, floor level, and specific location within the estate. Recent transacted prices for comparable contemporary units in nearby developments suggest that 116 Bishan Street 12 should align with prevailing market benchmarks, though individual units may trade at modest premiums or discounts based on specific attributes such as facing direction, unit stack position, and remaining lease length. Prospective purchasers are strongly advised to review recent Sales and Purchase transactions across multiple Bishan developments registered with the HDB to establish a reliable price reference and identify whether asking prices represent fair value or outlier positions. Market sentiment and demand intensity also influence pricing, with strong buyer interest in central HDB estates like Bishan occasionally driving prices above historical averages.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at 116 Bishan Street 12?

A Singapore Citizen purchasing their second residential property at 116 Bishan Street 12 incurs Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, which must be paid within 14 days of the option to purchase being exercised. For example, purchasing a unit at S$500,000 would attract ABSD of S$100,000 in addition to standard stamp duty, materially increasing the total capital required and impacting overall investment returns. This substantial cost must be incorporated into financial planning and investment yield modelling, as it extends the payback horizon and reduces annual net returns by up to 1.5% to 2% depending on holding periods and market appreciation assumptions. Second-property buyers should carefully evaluate whether the Bishan location and anticipated capital growth justify the ABSD burden, comparing potential returns against alternative investment vehicles or first-property purchases that would be exempt from ABSD.

What lease decay risks apply to 116 Bishan Street 12, and how do they affect resale value and buyer eligibility?

HDB lease tenure for units at 116 Bishan Street 12 follows standard government specifications, and as leases decline below 80 years, financing accessibility gradually tightens and capital values may moderate as buyer pools shrink. Most financial institutions restrict mortgage tenures to a maximum of 25 or 30 years from the disbursement date, meaning properties with leases below 60–65 years begin encountering financing difficulties for standard home-loan applicants. The HDB's Lease Buyback Scheme and enhanced CPF withdrawal rules for properties with declining leases provide some mitigation, but these require meeting specific eligibility criteria and involve complex transactions. For properties at 116 Bishan Street 12 with substantial remaining lease tenure, lease decay poses minimal near-term concern, but purchasers should verify the exact lease commencement date and anticipated expiry to model long-term resale viability and capital preservation. Resale velocity typically accelerates as leases decline further, creating compressed selling windows and potentially necessitating price reductions to attract motivated buyers before financing pathways close entirely.

How does proximity to Bishan MRT Station influence property demand, capital appreciation, and tenant appeal at 116 Bishan Street 12?

Proximity to Bishan MRT Station on the North-South Line significantly enhances 116 Bishan Street 12's appeal across all buyer and tenant profiles, as transport accessibility is consistently identified as the primary property selection criterion in Singapore's competitive residential market. The 10-minute walk (830 metres) positions the development within the optimal catchment zone where MRT accessibility materially influences both purchase prices and rental rates, with tenants frequently willing to accept smaller unit sizes or pay modest premiums in exchange for reduced commuting friction. The North-South Line's strategic role connecting the central business district, Orchard, Marina Bay, and southern regions ensures sustained demand for properties within its corridor, supporting gradual capital appreciation independent of individual estate-level factors. Future transport infrastructure enhancements, such as new interchanges, extended rail lines, or premium bus services, could further elevate the locality's commercial and residential appeal, benefiting existing residents through both improved connectivity and property value appreciation driven by enhanced accessibility.

Which buyer profiles are best suited to purchasing at 116 Bishan Street 12, and what specific needs does the development satisfy?

First-time home owners represent the primary target demographic for 116 Bishan Street 12, as the development's affordability, HDB financing accessibility, and grant eligibility remove significant barriers to initial property acquisition compared to private sector alternatives. Young professionals and dual-income couples seeking central location, proximity to employment nodes, and established neighbourhood amenities likewise find the development particularly appealing. Upgraders transitioning from smaller HDB units benefit from remaining within a familiar, mature estate whilst expanding living space and amenities access. Downsizers relocating from larger private properties appreciate the reduced maintenance burdens, all-inclusive service charges, and vibrant community infrastructure. Investors building diversified residential property portfolios are attracted by stable rental yields, the development's transport accessibility supporting strong tenant demand, and the Bishan locality's established reputation and consistent capital growth trajectory. Empty-nester couples seeking to simplify housing whilst remaining close to family or employment centres similarly gravitate toward well-positioned HDB estates like 116 Bishan Street 12.

What financing headroom and TDSR considerations apply to typical price points at 116 Bishan Street 12 for different buyer categories?

Typical Debt-to-Service Ratio (TDSR) assessments at prevailing interest rates (currently around 4% to 4.5% on HDB concessional loans) for HDB unit purchases at 116 Bishan Street 12 generally permit comfortable financing headroom for dual-income households with combined annual incomes exceeding S$150,000, allowing borrowing of up to S$450,000 to S$500,000 depending on existing liabilities and CPF balance accumulation. Single-earner professional households with annual incomes of S$80,000 to S$120,000 may face tighter TDSR constraints, typically accessing maximum loans of S$280,000 to S$380,000 before CPF contributions and HDB grant utilisation shift the equation. First-time buyers benefit from HDB grants ranging from S$30,000 to S$80,000 depending on income, which meaningfully reduce the quantum of borrowing required and enhance TDSR flexibility. Second-property investors or non-first-time purchasers sacrifice grant eligibility but may access similar concessional loan terms if purchasing HDB properties, though ABSD at 20% materially increases total capital deployment and should be incorporated into borrowing capacity modelling alongside TDSR constraints imposed by financial institutions.

How does 116 Bishan Street 12 compare to alternative HDB developments within the broader Bishan precinct in terms of value and positioning?

The broader Bishan HDB market encompasses multiple developments constructed across several decades, including earlier estates offering lower absolute prices but potentially longer lease tenures that have expired, and newer developments with longer remaining leases but elevated price points reflecting modern construction standards and contemporary market conditions. 116 Bishan Street 12 typically competes with broadly contemporary or recently constructed estates in the immediate zone, differentiated by precise location relative to Bishan MRT Station, unit configuration availability, and remaining lease duration. Older, established estates within Bishan may offer competitive pricing and strong community infrastructure but face lease decay considerations and potentially reduced financing accessibility for certain buyer cohorts. Newer developments or those positioned closer to major shopping centres or secondary transport nodes may command modest premiums reflecting enhanced amenity access or superior lease tenure remaining. Savvy purchasers benefit from systematic comparison of recent transacted prices across multiple Bishan developments to benchmark fair value and identify pricing anomalies, taking care to adjust for lease tenure, unit size, and floor-level positioning when making direct comparisons.

What unit stack positions or floor levels at 116 Bishan Street 12 typically offer the strongest value proposition, and why?

Mid-to-upper floor units (typically floors 3 through 8 in HDB developments) at 116 Bishan Street 12 commonly deliver the strongest value balance, offering improved natural light, reduced noise exposure from street traffic, and enhanced privacy relative to ground-floor units, whilst commanding modest price premiums far below the substantial premiums attached to very high floors. East or north-facing units generally attract a slight premium due to reduced afternoon heat gain in Singapore's tropical climate, though individual preferences vary widely and some buyers prioritise west-facing orientation for afternoon light. Ground-floor units, whilst facing potential privacy limitations and ground-level noise exposure, occasionally trade at modest discounts that savvy investors exploit if targeting rental profiles prioritising accessibility for elderly tenants or those with mobility constraints. Avoid extremely high floors in older HDB blocks, as lift-dependent access, potential maintenance issues, and buyer pool contraction may offset any height premium. The development's specific configuration will influence floor-count distribution and optimal unit positioning, requiring site inspection and comparison of recent transacted floor premiums to identify genuinely undervalued stack positions.

What is the future development and supply pipeline for Bishan and the surrounding precinct, and how might this affect 116 Bishan Street 12's long-term appeal?

Bishan and its surroundings have benefited from Singapore's sustained urban renewal and infrastructure investment programmes, with the district's role within the broader north-central region ensuring continued policy support and development activity that should maintain residential desirability and economic vitality over the medium-to-long term. The North-South Line's strategic importance and ongoing transport network enhancements render Bishan a persistent focal point for population concentration and commercial activity, supporting gradual appreciation in established estates like 116 Bishan Street 12 as urban intensification proceeds and alternative land becomes increasingly constrained. Future supply of new HDB units within Bishan will likely remain limited relative to demand, as the estate has largely reached development capacity and new public housing supply concentrates on newer Regional Centres and growth districts further from the city core. The HDB's periodic upgrading programmes and estate rejuvenation initiatives similarly support long-term asset quality and environmental amenity, providing confidence in 116 Bishan Street 12's continued relevance and value preservation. Prospective purchasers should monitor broader district planning announcements, such as new commercial developments, retail upgrades, or secondary transport enhancements, which may further amplify neighbourhood appeal and property values over extended holding periods.

Hdb Flat At 116 Bishan Street 12 — From S$1,500