Type

Units

Min Area

Price Range

2 BR

893 sqft

S$4,500/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$4,500.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$900 on this acquisition.

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.

150A Bishan Street 11: A Solid HDB Investment in Singapore's Established North-East

Nestled in the heart of Bishan, 150A Bishan Street 11 represents a compelling residential proposition for buyers seeking stability and convenience in one of Singapore's most mature housing districts. This HDB development sits within a neighbourhood that has evolved considerably over the past two decades, transforming into a thriving residential hub that balances accessibility with community character. The location enjoys the advantages of being part of an already-established area where transport infrastructure, retail options, and social facilities are well-embedded, offering residents immediate access to the amenities they require rather than waiting for a new estate to mature.

The project encompasses units spanning multiple bedroom configurations, providing flexibility across different household compositions and investment strategies. Prospective purchasers can explore options that cater to their specific needs, whether seeking a compact home for first-time entry into HDB ownership or a more spacious configuration suitable for growing families. The development's position within an older HDB precinct means that unit layouts tend to reflect practical design principles evolved through decades of public housing refinement, with floor plans that maximise usable living areas without unnecessary dead space.

Why Bishan Matters for Your Property Decision

Bishan has long held status as one of Singapore's premier residential neighbourhoods, particularly among buyers who prioritise established infrastructure over the novelty of new launches. The district's maturity works in favour of both owner-occupiers and investors: existing schools, shopping centres, and recreational facilities eliminate the uncertainty associated with emerging estates still awaiting full development. Transport connectivity to Bishan MRT station provides direct access across multiple MRT lines, enabling commuters to reach the central business district, employment hubs in Jurong East, or leisure destinations across the island with relative ease. This accessibility has historically supported both rental demand and capital appreciation for properties in this vicinity.

The neighbourhood character of Bishan reflects its role as a mixed-income residential precinct where community cohesion remains high despite the natural churn of residents upgrading or downgrading. Local hawker centres, supermarkets, and dining establishments cater to residents' everyday needs, whilst nearby shopping malls and leisure facilities provide recreational options. Schools in the Bishan catchment consistently perform well in national rankings, making the area attractive for families with children planning medium-to-longer term residence in the property.

Rental Yield and Investment Potential

For investors evaluating 150A Bishan Street 11 as part of a diversified property portfolio, the rental dynamics of this neighbourhood warrant careful consideration. Bishan has historically maintained strong rental demand stemming from young professionals, expatriate workers, and upgrading families, supported by the district's accessibility and convenience. Two-bedroom configurations, in particular, have demonstrated consistent lettability given their appeal to couples, small families, and small households of working professionals. Estimating rental yield requires analysis of recent lettings in comparable units and considering that HDB rental rates in mature districts like Bishan typically range between 3–4% gross yield on purchase price, depending on unit size, floor level, and proximity to MRT stations.

Investors should factor in the ongoing HDB supply pipeline and any planned rejuvenation schemes affecting the wider Bishan area when modelling long-term appreciation. The Selective En bloc Redevelopment Scheme (SERS) remains a possibility for older estates, which would necessitate transition to alternative housing, though this typically comes with government assistance and compensation mechanisms protecting eligible residents. The current age and condition of the Bishan precinct means that such schemes are not imminent, but forward-looking investors should monitor official announcements and building condition reports to stay informed.

Pricing, Affordability, and Financing Considerations

HDB prices at 150A Bishan Street 11 reflect the maturity and stability of the neighbourhood whilst remaining more accessible than many private residential options in similar locations. When assessed on a per-square-foot basis, units in this development typically align with or trade marginally below recent transactions for comparable HDB flats elsewhere in Bishan, offering reasonable value against competing supply in the immediate area. Prospective buyers evaluating affordability should consider that HDB financing remains among the most favourable pathways to property ownership in Singapore, with the HDB Loan permitting up to 80% loan-to-value and repayment periods extending to 25 years for first-time buyers, substantially easing cash outlay requirements.

Total Debt Service Ratio (TDSR) regulations cap monthly repayments at 30% of household income, meaning a household with combined monthly income of S$10,000 could service approximately S$3,000 in monthly debt repayments across all loans. For a typical two-bedroom unit in this development at modest price points, this financing headroom typically permits comfortable repayment terms for dual-income households or those with supplementary income sources. Second-time HDB buyers should note that Additional Buyer's Stamp Duty (ABSD) at 20% applies to their purchase, substantially increasing upfront costs and therefore requiring adjusted financial planning and assessment of total cash requirements beyond the conventional loan quantum.

Market Context and Competitive Positioning

Bishan's established status means that residents benefit from decades of economic and social investment, yet this maturity also implies slower capital appreciation compared to emerging estates still experiencing infrastructure buildout. Properties in this neighbourhood appeal particularly to buyers prioritising existing convenience and stability rather than speculative appreciation or the lifestyle narrative of pioneering a new development. Comparing 150A Bishan Street 11 to other HDB offerings in the immediate precinct reveals that unit configurations, floor levels, and street-facing orientation drive pricing variation more significantly than development-wide positioning, given the consolidated nature of HDB supply across the neighbourhood.

Buyers upgrading from smaller HDB units or first-time purchasers entering the HDB market from rental backgrounds often find Bishan attractive for its balance of affordability, accessibility, and established community fabric. The district does not offer the novelty or contemporary design language of newer launches, nor the premium pricing command of exceptional micro-locations like those immediately proximate to major MRT interchanges. Rather, it offers reliability—a consistent neighbourhood supporting steady capital preservation and modest appreciation over medium-to-longer holding periods.

Maximising Value Through Strategic Unit Selection

Within the development, unit selection significantly influences both personal satisfaction and investment performance. Higher floor levels typically command marginal premiums reflecting reduced street noise, enhanced privacy, and superior views, though the premium per floor diminishes substantially above the 15th storey in most Bishan developments. Units positioned towards the interior of the block rather than street-facing boundaries often appeal to noise-sensitive residents and retain value more steadily as they remain insulated from external disturbance. Corner units, traditionally commanding premiums, may offer enhanced natural ventilation and light, though their popularity fluctuates based on individual buyer preferences and broader market sentiment.

Mid-range floor levels (floors 8–14) often represent optimal value intersections, offering sufficient elevation to avoid ground-level noise and local obstructions whilst avoiding the premium commanded by higher storeys. Investors should prioritise units demonstrating strong lettability characteristics—proximity to lift lobbies, natural light, functional layouts—over any marginal pricing advantage associated with less desirable configurations, as rental demand ultimately determines capital preservation and yield realisation.

Looking Ahead: Market Trajectory and Policy Considerations

Bishan's trajectory as a residential neighbourhood reflects broader HDB policy evolution towards maintaining estate vibrancy whilst supporting upgrading pathways for existing residents. The introduction of new transport options, planned commercial developments, and community infrastructure investments in surrounding precincts will incrementally enhance the neighbourhood's appeal and economic fundamentals. Buyers and investors should monitor official announcements regarding MRT line extensions, regional development plans, or estate rejuvenation initiatives that might influence medium-to-longer term property performance.

The HDB's refresh programme and targeted improvements to older estates mean that 150A Bishan Street 11 may benefit from environmental upgrades, enhanced recreational facilities, or improved commercial offerings implemented over coming years. Such initiatives typically support capital preservation and modest appreciation, even if they do not generate headline-grabbing price surges associated with emerging estates. For buyers prioritising stability, accessibility, and community-anchored living over speculative appreciation, this trajectory represents a sustainable investment thesis aligned with their objectives and risk tolerance.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 150A Bishan Street 11 as an investment?

Gross rental yield for HDB units at 150A Bishan Street 11 typically ranges between 3–4%, depending on unit size, floor level, and prevailing market rental rates for comparable two-bedroom flats in Bishan. Two-bedroom configurations have demonstrated the strongest and most consistent lettability, particularly among young professionals and small households attracted to Bishan's convenience and MRT accessibility. To calculate projected yield accurately, compare recent lettings of similar units within the immediate Bishan precinct and apply that rental quantum to your anticipated purchase price; this will yield a more precise estimate than broad district averages. Note that lettings are relatively steady throughout the year in Bishan, though demand peaks in early calendar year and when universities begin their academic intake periods.

How does pricing at 150A Bishan Street 11 compare to recent per-square-foot transactions in the Bishan area?

Units at 150A Bishan Street 11 typically trade in line with or slightly below recent per-square-foot benchmarks for comparable HDB two-bedroom flats elsewhere in Bishan, reflecting the development's position within a mature, stable neighbourhood where pricing remains largely standardised. Per-square-foot rates for HDB flats in the Bishan precinct fluctuate based on individual unit characteristics—floor level, orientation, proximity to lifts—rather than development-wide variation, meaning that premium units command higher per-square-foot rates than lower-desirability configurations within the same building. Buyers should conduct concurrent analysis of at least 5–8 recent comparable transactions across multiple buildings in Bishan to establish reliable pricing benchmarks rather than relying on single comparables. Properties with marginal improvements (e.g., higher floor level, corner unit) may fetch 2–5% premiums per square foot, though these are marginal and subject to individual buyer preferences.

What are the ABSD implications for a Singapore Citizen purchasing a second residential property at 150A Bishan Street 11?

A Singapore Citizen purchasing a second residential property at 150A Bishan Street 11 incurs Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price, substantially increasing upfront cash requirements beyond the conventional stamp duty and financing loan. For example, on a S$550,000 purchase price, the 20% ABSD would amount to S$110,000 in additional costs payable upon execution of the sale and purchase agreement. This ABSD requirement means second-property buyers must ensure their financial planning encompasses this additional obligation, reducing available cash reserves or requiring adjustment to financing structures to accommodate the elevated outlay. First-time HDB buyers (whether as a sole property or first HDB purchase) are exempt from ABSD, making the Citizen's first entry into HDB ownership substantially more cost-efficient than subsequent property acquisitions.

Are there lease decay risks at 150A Bishan Street 11, and how might this affect future resale value?

150A Bishan Street 11, as an HDB property, operates under Singapore's standard HDB lease structure—typically 99-year or occasionally 999-year tenure depending on the specific block and original launch. Lease decay becomes relevant consideration particularly for properties approaching their 80th year of lease duration; at such advanced ages, financial institutions may impose reduced loan eligibility or heightened scrutiny, effectively constraining the pool of potential buyers and dampening capital appreciation trajectory. For 99-year leasehold HDB properties currently in their earlier decades of tenure, lease decay remains a distant concern and should not materially influence medium-term purchase decisions; however, prudent investors should verify the exact remaining lease duration on their specific unit and factor this into long-term wealth planning. The HDB's policy framework has evolved to support older lessees through the Home Improvement Programme and related schemes, mitigating some lease-decay concerns, though these do not reverse the underlying economics of depleting lease duration on capital value.

How does proximity to Bishan MRT station influence demand, rental appeal, and capital appreciation for units at 150A Bishan Street 11?

Proximity to Bishan MRT station, serving multiple MRT lines and functioning as a major transport interchange, significantly enhances demand and lettability for properties throughout the Bishan precinct, including 150A Bishan Street 11. The convenient MRT connectivity enables commuters to access employment hubs across Singapore with minimal travel time, making Bishan particularly attractive to working professionals and reducing reliance on private vehicle ownership—a factor that bolsters rental demand from both international and local tenants. Historical capital appreciation data for HDB properties in central Bishan demonstrates steady, consistent growth linked to the stability of MRT connectivity and the district's maturation; properties within 400-600 metres of the MRT station command consistent premiums relative to those requiring longer walking distances. For investors, the MRT proximity factor acts as a long-term capital preservation mechanism, ensuring that demand remains robust across multiple economic cycles and demographic shifts, even as Bishan's character evolves over coming decades.

Which buyer profiles—first-timers, upgraders, HNW individuals, investors—are best suited to 150A Bishan Street 11?

First-time HDB buyers represent a well-aligned profile for 150A Bishan Street 11, particularly couples or young families seeking entry into established neighbourhoods with existing amenities and transport infrastructure rather than waiting for emerging estates to mature; the ABSD exemption for first purchases also enhances affordability for this cohort. Upgraders (existing HDB residents trading up to larger or better-positioned units) find significant appeal in Bishan's stability and established community, often prioritising convenience and neighbourhood character over contemporary design or novelty associated with new launches. Investors targeting consistent rental yield rather than speculative capital appreciation view Bishan favourably for its proven tenant demand and conservative appreciation trajectory; however, price points at 150A Bishan Street 11 typically attract investor interest more modestly than value-focused new launches in emerging zones. High-net-worth individuals seeking premium lifestyle positioning would typically gravitate towards private residential offerings or prestigious HDB micro-locations, rather than 150A Bishan Street 11; conversely, the development appeals to pragmatic, income-focused buyers prioritising financial efficiency and accessibility over status-driven positioning.

What TDSR headroom and financing capacity exists at typical 150A Bishan Street 11 price points?

Total Debt Service Ratio (TDSR) regulations cap monthly repayments at 30% of household income across all loans; a household earning S$8,000 monthly could service approximately S$2,400 in total debt repayment, whilst a dual-income household at S$12,000 combined could service S$3,600. For a typical two-bedroom unit at 150A Bishan Street 11 priced around S$500,000–S$550,000, HDB loans at 80% loan-to-value would require monthly repayment in the region of S$1,700–S$1,900 over a 25-year tenure, leaving substantial TDSR headroom for most dual-income professional households earning above median Singapore household income. Single-income households, by contrast, may encounter tighter TDSR constraints, particularly if other outstanding debts (credit cards, car loans, personal facilities) already consume portion of the 30% threshold; such buyers should calculate their precise TDSR capacity before committing to purchase. First-time buyers benefit from slightly enhanced financing terms on HDB loans compared to subsequent purchases, though the substantive difference is modest and should not distort financial planning decisions.

How does 150A Bishan Street 11 compare to competing HDB developments in the immediate Bishan precinct?

Competitive HDB offerings across the broader Bishan precinct—Bishan Street 12, Bishan Street 22, and other contemporary developments—share similar market positioning, mature neighbourhood advantages, and pricing bands, reflecting the consolidated nature of HDB supply across an established estate. Pricing differentiation between these competing developments tends to reflect individual unit characteristics (floor level, orientation, renovations) rather than block-to-block variation, as the entire Bishan precinct enjoys uniform MRT access, identical or similar public facilities, and comparable rental market dynamics. Prospective buyers evaluating 150A Bishan Street 11 against competing blocks should prioritise unit-specific factors—layout efficiency, natural light, proximity to lifts, noise exposure—rather than assuming development-level differentiation, as such unit-level variables exercise far greater influence on both personal satisfaction and long-term capital performance. Market demand across competing Bishan blocks remains relatively consistent, suggesting that price appreciation or rental yield will correlate more closely with broader district fundamentals than with any specific development's perceived advantages.

Which floor levels and unit stacks at 150A Bishan Street 11 typically represent best value for investment purposes?

Mid-range floor levels (typically floors 8–15) consistently represent optimal value intersections at 150A Bishan Street 11, offering sufficient elevation to minimise street-level noise and local obstructions whilst avoiding the premium pricing commanded by higher storeys without corresponding yield enhancement proportional to the price increment. Higher floor levels (floors 18–25+) command marginal per-square-foot premiums of 2–5%, though this premium yield benefit does not accrue to investors—it simply increases capital outlay without corresponding rental income uplift, making lower-to-mid floor levels more efficient from yield-focused investment perspectives. Units positioned centrally within floor plates, away from corner orientations or immediate street-facing exposures, often represent secondary value given that rental demand in Bishan emphasises functionality and access over premium positioning; thus, mid-stack units with efficient layouts often lettable more readily than corner configurations that command unnecessary pricing premiums. Investors should prioritise unit configuration and layout efficiency over floor level positioning, as the rental market rewards practical, functional space far more predictably than marginal elevation improvements.

What future supply pipeline and district developments should prospective buyers at 150A Bishan Street 11 monitor?

Bishan's maturity means that new residential HDB supply within the immediate precinct remains limited; however, buyers should monitor ongoing urban renewal initiatives, MRT line extensions, and commercial development announcements in surrounding zones that may influence medium-to-longer term neighbourhood character and property fundamentals. The HDB's refresh programme has systematically targeted older estates for upgrading, with initiatives in Bishan delivering improved façades, enhanced recreational facilities, and environmental improvements—interventions that typically provide modest capital value support rather than driving dramatic appreciation. Broader Singapore development policy, particularly any signals regarding Housing Development Board rejuvenation or densification within the Bishan zone, warrants attention, though such major policy shifts typically unfold over multi-year horizons permitting investors adequate planning flexibility. Real estate developments in adjacent precincts (Marymount, Thomson, Caldecott) may incrementally enhance local commercial offerings and recreational facilities, indirectly benefiting Bishan's appeal without materially altering the neighbourhood's fundamental character or long-term investment trajectory.

Hdb Flat At 150A Bishan Street 11 — From S$4,500