Type

Units

Min Area

Price Range

3 BR

1324 sqft

S$998K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$998K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$200K on this acquisition.
Located 13 min (1.1 km) 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.

144 Bishan Street 12: A Mature HDB Development in Singapore's Heart

144 Bishan Street 12 stands as a well-established public housing development in one of Singapore's most sought-after neighbourhoods. Situated in the Bishan district, this HDB project represents the kind of stable, centrally located residential offering that appeals to families, upgraders, and investors alike. The development benefits from decades of community infrastructure investment, making it an attractive proposition for those seeking a balance between convenience, affordability, and proven resale liquidity.

The location is a defining strength of this development. Positioned just 13 minutes' walk from NS17 Bishan MRT Station, residents enjoy seamless connectivity to the North-South Line, which links directly to central Singapore's business and leisure districts. This proximity to public transport significantly reduces commuting friction for working professionals and students, whilst the mature neighbourhood around the estate provides established retail, dining, and recreational facilities. Bishan itself has evolved into a thriving residential hub with excellent coverage of schools, healthcare services, and community centres, reflecting the Government's long-term urban planning vision for the area.

Unit Configurations and Living Space

The development offers a range of unit types, including spacious three-bedroom configurations. These units typically span approximately 1,300 square feet or more, providing ample room for families of varying sizes. The layouts reflect modern HDB design principles, with dedicated bathrooms, efficient kitchens, and living areas that accommodate contemporary living arrangements. Larger units are particularly suited to upgraders transitioning from smaller properties or to families requiring flexible spaces for home-based work and study.

Current pricing for units at this development commences from approximately S$998,000, positioning it competitively within the Bishan market segment. This price point reflects the development's maturity, location relative to the MRT station, and the substantial square footage on offer. Prospective buyers evaluating this development should consider how the per-square-foot valuation compares to recent transactions in the immediate vicinity, as Bishan's consistent demand has historically supported stable pricing in the resale market.

Investment and Rental Considerations

For investors, 144 Bishan Street 12 presents a stable rental yield opportunity, particularly given Bishan's sustained demand from young professionals and relocating families who prefer renting before purchasing. The development's proximity to Bishan MRT Station and surrounding commercial nodes makes it attractive to tenants seeking good transport accessibility without the premium pricing of city-fringe districts. Historical rental rates in Bishan for comparable three-bedroom HDB units have demonstrated consistent performance, reflecting steady tenant demand and low vacancy cycles.

Investors should factor in Additional Buyer's Stamp Duty (ABSD) implications if this represents a second residential property purchase. Singapore Citizens acquiring a second residential HDB property attract an ABSD levy of 20% on the purchase price, significantly increasing the acquisition cost and affecting cash-on-cash returns. This duty structure makes careful financial modelling essential for investment buyers, particularly when evaluating gross yield against total capital deployed.

Financing and Mortgage Considerations

Most buyers at this development will utilise Housing and Development Board (HDB) loans or bank mortgages to fund their purchase. At the prevailing price point, Total Debt Servicing Ratio (TDSR) headroom is typically generous for buyers with stable employment and moderate existing debt, though individual circumstances vary significantly based on household income and existing liabilities. First-time buyers benefit from favourable HDB loan terms, including longer loan tenures and lower interest rates compared to private bank financing, making this development particularly accessible to this cohort.

Resale Market Dynamics and Lease Considerations

The HDB lease structure at 144 Bishan Street 12 reflects standard Public Housing Scheme arrangements, typically with a 99-year tenure from initial construction. Whilst the development is now mature, lease decay remains a consideration for long-term resale value, particularly as the property approaches its final decades of tenure. Prospective buyers with long-term holding intentions should factor in the lease trajectory and its potential impact on future capital appreciation and marketability.

Bishan's resale market has demonstrated resilience and consistent transaction volumes, reflecting its established reputation as a family-friendly district. Comparable developments in the area have shown steady appreciation over medium-term holding periods, though buyers should avoid extrapolating past performance into future guaranteed returns. The strength of the local resale market is substantially underpinned by the MRT connectivity and the district's maturity as a residential neighbourhood.

Suitability Across Buyer Profiles

First-time buyers will find 144 Bishan Street 12 particularly appealing, given the accessibility of HDB financing, the proven resale liquidity in the Bishan market, and the development's location within a well-established community. Upgraders moving from smaller properties or less convenient locations will appreciate the additional space and improved MRT accessibility that larger units at this development provide. For high-net-worth individuals seeking diversified property portfolios, this development offers a straightforward investment vehicle with minimal management complexity and predictable tenant demand.

Competitive Landscape and District Supply

Bishan's housing stock encompasses several mature HDB developments, providing prospective buyers with multiple comparable options in close proximity. The competitive landscape in the district is characterised by generally stable pricing and active resale volumes, reflecting sustained demand. Future supply in the Bishan area remains modest relative to historical development rates, suggesting that existing mature estates like 144 Bishan Street 12 will continue to attract buyers seeking established neighbourhoods with proven infrastructure and accessibility.

144 Bishan Street 12 represents a pragmatic choice for buyers prioritising location stability, transport connectivity, and community maturity over new-build novelty. Its positioning within the broader Bishan residential ecosystem, combined with strong MRT accessibility and established neighbourhood facilities, supports its appeal across multiple buyer profiles and investment strategies.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 144 Bishan Street 12 as an investment property?

Rental yields for HDB units in Bishan typically range between 3% and 4.5% gross, depending on unit size, floor level, and current market rental rates. At the prevailing purchase prices for this development, a three-bedroom unit renting for approximately S$2,800 to S$3,200 per month would deliver a gross yield in the 3.4% to 3.8% range, though this varies based on actual transacted rental rates at the time of purchase. Investors should note that Bishan commands consistent tenant demand from young professionals and families, supporting low vacancy cycles and relatively stable rental progression over time.

How does the per-square-foot pricing at 144 Bishan Street 12 compare to recent HDB transactions in Bishan?

Recent resale transactions in Bishan for comparable three-bedroom HDB units have traded in the range of S$750 to S$760 per square foot, with this development's pricing positioned competitively within that band given its size and location. The per-square-foot metric is a useful benchmark for comparing value across developments, though it does not account for variables such as floor level, unit stack orientation, and proximity to amenities within the estate itself. Prospective buyers should review actual recent transacted prices in the neighbourhood to contextualise whether current asking prices represent fair value relative to market activity in the preceding three to six months.

What is the Additional Buyer's Stamp Duty impact if I'm a Singapore Citizen buying a second residential property at this development?

Singapore Citizens purchasing a second residential property, including an HDB flat, are subject to an Additional Buyer's Stamp Duty (ABSD) of 20% on the purchase price. For a unit priced at S$998,000, this would add S$199,600 to the total acquisition cost, significantly impacting return on investment and financing requirements. This duty is payable upfront and should be factored into both the down payment calculation and the overall investment thesis, as it materially affects cash-on-cash returns relative to the gross rental yield.

What is the lease decay risk for 144 Bishan Street 12, and how will it affect future resale value?

This is a mature HDB development, typically with a 99-year lease tenure from initial construction, meaning lease decay is an important long-term consideration for buyers with extended holding periods. As the lease approaches its final decades—particularly below 30 years remaining—resale value and marketability typically decline more sharply, as fewer buyers will qualify for HDB financing on such leases. For buyers planning to hold for 20 to 30 years, lease decay may present a material headwind to capital appreciation in the final decade before the lease becomes unsellable, making medium-term holding strategies more prudent than indefinite ownership.

How does proximity to NS17 Bishan MRT Station influence property demand and capital appreciation at this development?

The 13-minute walk to NS17 Bishan MRT Station is a major demand driver, providing direct access to the North-South Line and central Singapore without reliance on bus services or private vehicles. This accessibility supports consistent tenant demand for rental properties, shorter average time-on-market for resales, and stable pricing trajectories relative to developments further from MRT stations. Historically, HDB properties within 800 metres of MRT stations have demonstrated superior capital appreciation and resale velocity compared to those further away, making this location a genuine structural advantage for both investors and owner-occupiers.

Which buyer profiles are best suited to purchasing at 144 Bishan Street 12?

First-time buyers benefit significantly from HDB financing accessibility and the proven resale liquidity in Bishan's market, making this an excellent entry point into homeownership. Upgraders transitioning from smaller properties will appreciate the substantial square footage and improved transport connectivity that larger units provide, positioning this development as a logical stepping stone in the property ladder. For investors, the stable rental demand, proven resale market, and established neighbourhood infrastructure make it an attractive diversification vehicle, though ABSD implications should be carefully evaluated relative to expected returns.

What TDSR headroom can I expect at typical price points for 144 Bishan Street 12, and what financing options are available?

At the prevailing pricing around S$998,000, most buyers with stable employment will find TDSR headroom reasonably generous, as monthly mortgage servicing on a 25-year loan tenure typically consumes 25% to 35% of household income for middle-income families. HDB loans are significantly more accessible than private bank mortgages, offering longer tenures (up to 30 years) and lower interest rates, making affordability considerably better than private residential properties at comparable price points. First-time buyers utilising HDB loans benefit from loan-to-value ratios up to 90%, requiring down payments as low as 10% plus stamp duties, substantially lowering the barrier to entry.

How does 144 Bishan Street 12 compare to competing HDB developments in Bishan in terms of value and location?

Bishan's housing stock includes several mature estates at varying distances from the MRT station, with those within 10-minute walk times commanding modest premiums relative to properties 15 to 20 minutes away on foot. This development's 13-minute walk to Bishan MRT positions it competitively against alternatives, offering better connectivity than outlying estates whilst avoiding the premium pricing of the most proximate locations. Prospective buyers should compare recent transacted prices across three to four comparable Bishan developments to establish whether current asking prices represent fair value relative to the broader competitive landscape.

Are there particular unit stacks, floor levels, or orientations at 144 Bishan Street 12 that offer superior value?

Middle floors (typically between levels 7 and 20) generally offer the best balance between natural light, privacy from ground-level activity, and unit pricing, as lower levels command modest discounts whilst higher levels incur incremental premiums. South-facing or east-facing units receive superior natural lighting and reduced afternoon heat gain compared to west-facing orientations, often supporting slightly better rental demand and resale value. Units located towards the quieter, interior portions of the estate rather than road-facing blocks typically attract families over investors, creating distinct market segments with different pricing dynamics that buyers should evaluate relative to their own use case.

What is the future supply pipeline for HDB flats in the Bishan area, and how will it affect property values?

Bishan has matured significantly over the past two decades, with new HDB construction in the immediate district now minimal relative to historical development rates, suggesting limited supply-side pressure on existing estates. This constrained supply environment is generally supportive of stable to appreciating prices for established properties, as new buyer demand is not offset by large volumes of newly constructed units competing for market share. Prospective buyers should monitor the Government's long-term housing plans for the broader Central region, though current indications suggest Bishan's portfolio of mature estates will remain the primary supply source for the district for the foreseeable future.

[For Sale] Hdb Flat At 144 Bishan Street 12 — From S$998K