Type

Units

Min Area

Price Range

2 BR

721 sqft

S$440K

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$440K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$88,000 on this acquisition.
Located 6 min (520 m) from NS13 Yishun 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?

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146 Yishun Street 11: A Settled HDB Community in Singapore's Established North

Situated at the heart of Yishun, a mature new town with decades of established infrastructure, 146 Yishun Street 11 represents a compelling option for buyers seeking stability and accessibility in Singapore's residential landscape. The development sits within walking distance of NS13 Yishun MRT Station, approximately 520 metres away, positioning residents within one of the island's most connected suburban precincts. Yishun itself has evolved into a self-contained community offering comprehensive amenities, from healthcare facilities to shopping centres, making it an attractive proposition for households across the demographic spectrum.

The development comprises a range of unit types designed to cater to diverse buyer profiles and budget parameters. Flats at 146 Yishun Street 11 are priced from S$440,000, reflecting the competitive valuations typical of HDB resale markets in well-serviced districts. Units typically span between 700 and 750 square feet, providing sensible living spaces without excessive footprints. The mix of 2-room and 3-room configurations allows flexibility for different household compositions—from young professionals and first-time buyers to growing families and upgraders seeking a consolidated foothold in a mature estate.

Proximity to Yishun MRT: Unlocking Regional Mobility

The proximity to Yishun MRT Station is a defining asset for this development. Located on the North-South Line, the station offers direct connectivity to the CBD, Orchard, and Marina Bay, as well as onward connections to the broader MRT network. For working professionals, the journey to the city centre typically takes 20 to 25 minutes, a reasonable commute by Singapore standards. The station's surrounding ecosystem includes shopping malls, supermarkets, and food centres, reducing the need for frequent outbound journeys and enhancing the convenience factor of everyday living. This accessibility has historically supported stable capital appreciation in Yishun HDB properties, as demand from commuters and families prioritising connectivity remains consistent across market cycles.

Yishun as a Mature Residential Ecosystem

Yishun has matured into one of Singapore's most comprehensive new towns, with a population exceeding 200,000 residents. The estate encompasses multiple primary and secondary schools, making it particularly attractive for families with school-age children. Healthcare services are robust, anchored by Khoo Teck Puat Hospital, a modern tertiary institution that has elevated the district's appeal to older residents and families with healthcare concerns. The town centre district also hosts major retail outlets and leisure facilities, while the surrounding precinct features community centres, swimming complexes, and green spaces that support quality-of-life considerations beyond property ownership itself.

Investment Potential and Rental Yield Considerations

For investors evaluating 146 Yishun Street 11 as part of a diversified portfolio, the development's rental yield potential merits careful analysis. HDB flats in Yishun command rental rates between S$1,800 and S$2,400 per month depending on unit size, condition, and floor level. At current asking prices, this translates to a gross rental yield of approximately 4.9% to 6.5% per annum—a respectable return in the broader Singapore residential context, though yields have compressed as acquisition prices have appreciated. The tenant demographic in Yishun skews toward working professionals and small families seeking affordable, well-connected accommodation, supporting consistent demand and low vacancy periods. However, investors should note that HDB rental yields have compressed over the past decade as capital appreciation has outpaced rental income growth, suggesting that yield-focused strategies may warrant evaluation against alternative asset classes or geographies.

Lease Tenure and Resale Value Dynamics

All HDB flats at 146 Yishun Street 11 carry a 99-year lease tenure from the point of their original construction in the 1990s. At the time of purchase, the remaining lease term will typically range between 75 and 85 years, depending on the precise year of completion and the current date. Lease decay—the progressive reduction in valuation as lease duration diminishes below 80 years—is a material consideration for long-term holders. Financial institutions typically apply tighter loan-to-value ratios and lending criteria to flats with remaining terms below 80 years, directly constraining resale demand and purchaser financing capacity. Buyers should evaluate their intended holding period and exit timeline, as selling a unit with a lease below 70 years may require significant discounting to attract qualified purchasers and secure institutional financing approval.

First-Time Buyers and Upgraders: Strategic Positioning

For first-time homebuyers, 146 Yishun Street 11 offers an entry point into home ownership at a materially lower price than private condominiums or newer HDB developments in central regions. The combination of established infrastructure, transparent pricing, and straightforward HDB financing mechanisms removes several barriers to entry that first-timers typically face. The development's location in a mature estate with established schools and facilities also appeals to young families prioritising stability over architectural novelty. Upgraders—typically existing HDB owners seeking to move to larger or better-positioned units—may find attractive opportunities here, particularly if trading up from older or more remote estates. The North-South Line connectivity allows upgraders to maintain professional mobility whilst accessing more spacious family-sized accommodation than their initial purchase permits.

Stamp Duty and Financing Considerations for Second-Property Buyers

Second-property buyers should be aware of Additional Buyer's Stamp Duty (ABSD) implications, which currently impose a 20% levy on the purchase price of a second residential property by a Singapore Citizen. For a unit priced at S$440,000, ABSD would amount to S$88,000, substantially increasing the effective acquisition cost. This duty is payable upfront at the point of purchase and materially affects cash-flow projections and return-on-investment calculations for investor-buyers. Financing headroom may also be constrained by Total Debt Servicing Ratio (TDSR) limits, which cap monthly debt repayment obligations at 55% of gross monthly income. Prospective buyers should model their specific financial circumstances carefully, ensuring that mortgage servicing on 146 Yishun Street 11 does not exceed these thresholds when combined with existing housing loans or other liabilities.

Competitive Context and Value Proposition

Within the Yishun HDB market, 146 Yishun Street 11 competes alongside other developments in the immediate vicinity, including properties in Yishun Avenue and Yishun Ring Road. Recent transactions in the district indicate that 2-room flats typically achieve prices per square foot between S$610 and S$650, whilst 3-room units command S$580 to S$620 per square foot, reflecting their larger footprints and family-oriented appeal. The pricing at 146 Yishun Street 11 aligns broadly with these benchmarks, suggesting the development is fairly valued relative to comparable stock in the same MRT catchment. Buyers should conduct detailed comparisons of unit conditions, floor levels, and view amenities to ensure they are securing optimal value within this market tier.

Future District Development and Long-Term Appreciation

Yishun's medium-term development pipeline includes residential intensification around the MRT station and complementary retail and commercial expansion. The Housing Development Board has signalled intentions to refresh ageing estates in the north through selective redevelopment and precinct upgrading initiatives. These infrastructure investments typically support capital appreciation in properties positioned near transport nodes and commercial hubs, as has occurred historically in estates such as Bukit Merah and Bedok. Whilst no imminent large-scale redevelopment has been formally announced for 146 Yishun Street 11's specific street, the broader trajectory of Yishun's urban densification and amenity upgrade suggests that properties in this location will benefit from incremental value appreciation driven by district-level improvements and sustained demand from commuters and families.

Frequently Asked Questions

What is the estimated rental yield on a property at 146 Yishun Street 11 if purchased as an investment?

Rental yields on HDB flats in Yishun typically range from 4.9% to 6.5% per annum, calculated on gross monthly rental income of S$1,800 to S$2,400 depending on unit size and condition. For a unit acquired at S$440,000, this implies annual rental income of approximately S$21,600 to S$28,800, translating to the percentage yields outlined above. However, investors should account for ABSD of 20% (S$88,000 additional upfront cost for second-property buyers), stamp duty, legal fees, and property tax, which collectively reduce net yield on capital deployed. Rental yields have compressed over the past decade as property prices have appreciated faster than rental growth, so buyers should evaluate whether the yield justifies the investment relative to alternative asset classes or emerging HDB developments in growth districts.

How does the per-square-foot pricing at 146 Yishun Street 11 compare to recent transactions in Yishun?

Recent HDB resale transactions in Yishun indicate that 2-room flats typically transact at S$610 to S$650 per square foot, whilst 3-room units achieve S$580 to S$620 per square foot. For a 2-room unit of approximately 550 square feet priced at S$440,000, the effective price per square foot approximates S$800, which sits above the typical market range and may reflect premium positioning or superior condition and floor level. Buyers should conduct granular price-per-square-foot analysis on comparable recent sales in the same street or immediate vicinity, as variations in age, renovation standard, and unit orientation can materially affect pricing. Engaging a qualified property agent to benchmark specific units against recent comparable transactions will ensure informed negotiation and acquisition decisions.

What are the Additional Buyer's Stamp Duty implications for a second-property buyer at 146 Yishun Street 11?

Singapore Citizens purchasing a second residential property are subject to ABSD at a current rate of 20% on the purchase price. For a unit at 146 Yishun Street 11 priced at S$440,000, ABSD would amount to S$88,000, payable upfront at the point of completion. This duty significantly increases the effective cost of acquisition and must be factored into cash-flow projections and return-on-investment modelling. Permanent Residents and foreign buyers face higher ABSD rates (15% and 25% respectively), making property at 146 Yishun Street 11 substantially more expensive for non-citizen purchasers. For second-property investors, the ABSD impost effectively requires rental yields to exceed 7–8% to justify the acquisition on a pure cash-flow basis, underscoring the importance of careful yield analysis before committing capital.

What is the lease decay risk for a property at 146 Yishun Street 11, and how does remaining lease affect resale value?

All units at 146 Yishun Street 11 carry a 99-year lease tenure from their original construction date in the 1990s, meaning the remaining lease at purchase will typically range between 75 and 85 years. Lease decay—the progressive reduction in valuation as the remaining term falls below 80 years—becomes material for long-term holders and directly constrains resale demand and financing eligibility. Financial institutions typically apply stricter loan-to-value ratios and lending criteria to flats with less than 80 years remaining, effectively reducing the pool of qualified purchasers and necessitating price discounts to attract cash buyers. For a buyer with a 20-30 year holding horizon, lease decay will cumulatively reduce the property's valuation by an estimated 20–30%, implying that capital appreciation must offset lease degradation to justify the investment. Buyers should carefully evaluate their intended exit timeline and consider whether the remaining lease term aligns with their long-term wealth objectives.

How does proximity to Yishun MRT Station affect property demand and capital appreciation at 146 Yishun Street 11?

Proximity to NS13 Yishun MRT Station (approximately 520 metres or 6 minutes' walk) is a primary demand driver for properties at 146 Yishun Street 11, as it unlocks direct North-South Line connectivity to the CBD, Orchard, and Marina Bay with typical journey times of 20–25 minutes. This accessibility has historically supported consistent demand from working professionals and commuters, underpinning stable capital appreciation in Yishun HDB properties across multiple market cycles. Properties within 10-minute walk of MRT stations typically command 5–10% price premiums relative to estates without such proximity, reflecting the material convenience and reduced transport costs for residents. Long-term capital appreciation in Yishun has averaged 1.5–2.5% per annum over the past decade, materially exceeding inflation and supporting wealth accumulation for owner-occupiers and long-term investors. Future MRT enhancements, including potential station upgrades and line extensions, may further amplify the locational value of properties near Yishun, though significant changes are not imminent.

Is 146 Yishun Street 11 suitable for different buyer profiles—first-timers, upgraders, HNW investors, and owner-occupiers?

First-time buyers will find 146 Yishun Street 11 particularly attractive, as the development offers entry into home ownership at a lower threshold than private condominiums or newer central-region HDB developments, whilst benefiting from established infrastructure, mature schools, and transparent HDB financing mechanisms. Upgraders—typically existing HDB owners seeking larger or better-positioned units—may identify compelling value here, particularly if moving from older or remote estates, as the MRT connectivity maintains commuting efficiency whilst accommodating family expansion. High-net-worth investors may view properties at 146 Yishun Street 11 as ancillary holdings for yield diversification, though the 4.9–6.5% rental yield, after accounting for ABSD (20%) and associated costs, represents modest returns relative to alternative equity or real estate markets. Owner-occupiers prioritising stability, connectivity, and family-friendly amenities will find Yishun's comprehensive ecosystem—schools, healthcare, retail, transport—highly supportive of residential satisfaction, even if capital appreciation remains moderate compared to emerging growth districts.

What are the TDSR and financing implications for a buyer at 146 Yishun Street 11, and what headroom exists for typical price points?

Financial institutions apply a Total Debt Servicing Ratio (TDSR) cap of 55% of gross monthly income to limit monthly debt repayment obligations across all liabilities. For a unit at 146 Yishun Street 11 priced at S$440,000 with typical 80% LTV financing (S$352,000 loan at 2.5% interest over 25 years), monthly mortgage servicing approximates S$1,650. A buyer would require gross monthly income of approximately S$3,000 (S$36,000 annually) to remain within TDSR limits, assuming no existing debt obligations. Buyers with existing housing loans, car financing, or credit card debt may face material headroom constraints, requiring higher incomes or larger cash down-payments to satisfy lender criteria. Second-property purchasers must also model ABSD (S$88,000) and associated legal and stamp duty costs (approximately S$8,000–S$12,000), requiring total liquid capital of S$150,000–S$160,000 to complete purchase comfortably. Prospective buyers should obtain mortgage pre-approval and model their specific financial circumstances against bank lending criteria before committing to offers.

How does 146 Yishun Street 11 compare to competing HDB developments in the immediate Yishun vicinity?

Within a 500-metre radius of 146 Yishun Street 11, competing HDB developments include properties in Yishun Avenue, Yishun Ring Road, and adjacent streets, offering broadly similar unit configurations and lease tenures. Recent comparable sales data indicates that 2-room flats in these competing streets transact at S$430,000–S$480,000 (price range consistent with 146 Yishun Street 11), whilst 3-room units range from S$580,000–S$680,000 depending on condition, floor level, and view amenities. Differentiation among competing properties typically hinges on factors such as floor height (higher floors command 3–8% premiums due to improved light and views), unit orientation (east or west-facing typically preferred to north or south), renovations, and proximity to amenities (schools, markets, hawker centres). Buyers should systematically compare available units across all competing developments in the Yishun MRT catchment to identify optimal value, as pricing can vary materially based on subtle factors not always apparent from agent descriptions.

Which unit stack or floor level at 146 Yishun Street 11 offers the best value and appreciation potential?

Mid-range floor levels (5th to 15th floors) at 146 Yishun Street 11 typically offer the most attractive value proposition, as they command modest premiums over ground and low-floor units (typically 2–4%) whilst avoiding the elevated pricing of penthouses and high-floor units (which can attract 8–15% premiums). Mid-floor units enjoy improved natural light and ventilation whilst minimising noise exposure from street-level traffic and hawker activities, factors that support long-term resident satisfaction and rental appeal. East or north-facing unit stacks generally command 3–5% premiums relative to west-facing equivalents, as they avoid afternoon heat gain and glare—a material consideration in Singapore's equatorial climate. Ground-floor and lower-floor units (levels 1–3) may offer better value in absolute terms but suffer from reduced privacy, natural light, and potential noise and pest exposure, typically supporting lower rental yields and resale premiums. Buyers should prioritise mid-floor, east or north-facing units with clear sightlines to green space or water features, as these characteristics support both capital appreciation and rental demand.

What is the future supply pipeline in Yishun, and how might it affect long-term property values at 146 Yishun Street 11?

Yishun's medium-term development pipeline includes selective new HDB supply in the station catchment and precinct-level refresh initiatives announced by the Housing Development Board as part of its broader estate rejuvenation strategy. However, large-scale new HDB releases in Yishun are expected to remain constrained relative to growth districts such as Punggol and Sengkang, reflecting the estate's maturity and limited available development sites. Any future new supply is likely to be absorbed by demand from young families and upgraders seeking modern facilities, and may actually elevate valuations of existing resale stock by signalling sustained residential demand and government investment in district infrastructure. The broader Yishun residential ecosystem—school capacity, healthcare facilities, transport connectivity—is nearing saturation at current population levels, suggesting limited new supply will be released and existing stock will continue to benefit from stable, consistent demand. For buyers at 146 Yishun Street 11 with 10–20 year holding horizons, this supply constraint backdrop suggests moderate but steady capital appreciation aligned with broader Singapore HDB market trends, even if headline appreciation rates remain lower than emerging growth precincts.

146 Yishun Street 11 — From S$440K