Type

Units

Min Area

Price Range

3 BR

904 sqft

S$639K – S$668K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$639K to S$668K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$128K on this acquisition.
Located 14 min (1.15 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.

153 Bishan Street 13 – Modern HDB Living in Established Bishan

153 Bishan Street 13 represents a compelling opportunity for home seekers targeting the mature, well-connected Bishan district. Located in one of Singapore's most established residential neighbourhoods, this development features renovated HDB units that cater to diverse buyer profiles—from first-time upgraders and growing families to astute investors seeking exposure to a neighbourhood with proven capital stability and consistent rental demand.

The development's positioning within Bishan places residents in proximity to essential infrastructure and lifestyle amenities. The nearest MRT station lies approximately 14 minutes' walk away, a commute that remains highly manageable for daily travel to employment hubs across the island. Beyond rail connectivity, the area benefits from comprehensive bus services—including routes 71 and 71A—ensuring residents enjoy layered transport options without reliance on a single mode. This multi-modal accessibility strengthens the appeal of units to professionals and families who prioritise convenient commuting.

Interior Design and Layout Flexibility

Units at 153 Bishan Street 13 showcase thoughtful renovation work that maximises functional living space. High-floor corridor units benefit from natural light and ventilation whilst maintaining privacy through considered layout design. Air-conditioning installed throughout all rooms reflects the current owner's commitment to contemporary comfort standards, a feature that elevates the property's immediate appeal and reduces occupancy friction for new residents. The flexible configuration—originally designed for three bedrooms plus two bathrooms but adaptable to accommodate a bedroom and dedicated study—acknowledges the evolving needs of modern households, whether accommodating remote work arrangements, guest accommodation, or traditional family sleeping arrangements.

The south-west facing main door orientation provides natural afternoon and early-evening light, a desirable aspect in tropical Singapore where afternoon brightness can enhance living spaces without excessive heat gain. The unit's 904 square feet of internal area offers efficient space planning, typical of well-designed HDB layouts that eliminate wasteful circulation whilst preserving livability.

Neighbourhood Character and Family Appeal

Bishan has matured into one of Singapore's most family-oriented residential districts, characterised by stable owner-occupier populations and multi-generational households. The neighbourhood surrounding 153 Bishan Street 13 reflects this character, with reputable primary schools including Kuo Chuan Presbyterian Primary School, First Toa Payoh Primary School, and Pei Chun Public School all within one kilometre—a distance easily covered on foot or by light vehicle during school runs. Secondary institutions such as Catholic High School and Kheng Cheng School lie within two kilometres, consolidating the area's educational credentials.

Beyond schooling, the precinct offers recreational infrastructure that enhances quality of life. Wallholla Bishan Street Playground and Bishan Community Park provide green spaces for active leisure and family gatherings, whilst a network of convenience stores, eateries, and supermarkets—including established chains and independent grocers—cluster within three to five minutes' walk. This density of everyday services eliminates the friction of commuting for basic provisioning, a material advantage for busy households and those with mobility constraints.

Investment Perspective and Rental Market Positioning

The HDB sector in Bishan commands consistent rental interest from corporate expatriates, young professionals in stable employment, and families requiring intermediate-term residential flexibility before property ownership or relocation. The development's proximity to transport nodes and schools positions units as attractive to tenants across multiple demographics, supporting yield expectations that typically range from 2.5% to 3.5% gross rental yield depending on prevailing market conditions and unit configuration. Investors evaluating 153 Bishan Street 13 should note that HDB ownership entails minimum occupation periods and restrictions on resale within five years of purchase, constraints that favour genuinely long-term investment horizons and discourage speculative trading.

Financing accessibility remains a practical advantage for owner-occupiers. HDB loans administered through the Housing and Development Board typically extend terms to 30 years with concessional interest rates pegged to swap rates, materially improving affordability versus private property financing. For eligible Singapore Citizens and Permanent Residents, this lending framework reduces the debt service burden and expands the pool of viable purchasers, a dynamic that underpins HDB property stability across the ownership cycle.

Market Context and Appreciation Drivers

Bishan's maturity insulates the district from the speculative volatility that affects emerging estates. Whilst explosive capital appreciation has historically concentrated in districts undergoing significant urban renewal or infrastructure catalysts, Bishan's position as an established, fully-serviced neighbourhood offers stability and measured, inflation-responsive appreciation. Historical data suggests HDB properties in central-zone locations like Bishan appreciate at a steady pace reflecting general economic growth, population dynamics, and infrastructure enhancements—patterns far more predictable than district-level boom-bust cycles.

The MRT proximity factor remains a material determinant of long-term value retention. Stations on the Circle Line such as Bishan (CC15) have proven resilient demand magnets for residents, given the line's connectivity across the island and its role in distributing commuter flows from suburban origins to central employment clusters. This transit accessibility compounds over decades, supporting both owner-occupier demand and investor interest.

Regulatory and Transactional Considerations

Prospective purchasers contemplating 153 Bishan Street 13 should familiarise themselves with HDB regulations governing resale, including the minimum occupation period, resale eligibility windows, and the scheme's means-tested subsidies. Purchasers acquiring as a second property should account for Additional Buyer's Stamp Duty at 20% of the purchase price, a material transaction cost that materially affects overall investment returns and net equity accumulation. First-time buyers are exempt from this duty, a significant advantage that strengthens the case for early entry into property ownership for eligible households.

The development's location in a non-landed area simplifies conveyancing, given the absence of complex individual title transfers that characterise freehold development transactions. HDB transactions typically complete within four to six months, a predictable timeline that aids financial planning.

Suitability Across Buyer Segments

For first-time buyers, 153 Bishan Street 13 offers a pragmatic entry point into property ownership, combining affordability with location stability and transport accessibility. Growing families benefit from proximity to schools and community facilities, whilst the flexible internal configuration accommodates evolving spatial needs over a decade-long ownership horizon. For investors, the combination of consistent rental demand, transparent financing frameworks, and predictable regulatory environments supports disciplined capital deployment in the HDB sector as a diversification strategy complementing private property portfolios.

Frequently Asked Questions

What is the estimated gross rental yield for units at 153 Bishan Street 13 if purchased as an investment?

HDB properties in central-zone locations such as Bishan typically generate gross rental yields ranging from 2.5% to 3.5%, depending on prevailing market rental rates, unit configuration, and tenant profile. The development's proximity to Bishan MRT and schools supports consistent demand from corporate expatriates, young professionals, and families seeking intermediate-term rental accommodation, anchoring yield expectations within this band. Investors should note that HDB ownership restrictions—including the five-year minimum occupation period and resale eligibility constraints—are designed for long-term investment horizons; short-term trading is not permitted, so yield calculations should incorporate a multi-year hold period to justify the regulatory friction. Actual rental realisation varies with macroeconomic conditions, expatriate demand cycles, and competitive supply in the precinct, factors that warrant local market consultation before commitment.

How does pricing at 153 Bishan Street 13 compare to recent price-per-square-foot transactions in Bishan?

Units at 153 Bishan Street 13 are offered from S$639,000, translating to approximately S$707 per square foot based on the 904 square-foot area, a competitive valuation within the Bishan HDB market. Recent transacted prices across Bishan's established stock typically cluster in the S$650 to S$750 psf range, depending on storey height, unit orientation, renovation condition, and proximity to MRT—a band within which 153 Bishan Street 13's offerings sit squarely. High-floor corridor units with comprehensive renovation and south-west facing orientation, such as those marketed at this development, command slight premiums over standard mid-floor units, reflecting the value-added features and superior livability. Prospective buyers should commission independent property appraisals and review recent arm's-length transactions within the immediate precinct to calibrate realistic entry points, as pricing can shift with broader HDB market cycles and local supply dynamics.

What are the Additional Buyer's Stamp Duty implications for second-property purchasers at this development?

Second-property buyers who are Singapore Citizens must pay Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price on HDB resale transactions, a material transaction cost that materially impacts net investment returns. On a S$639,000 purchase, this equates to S$127,800 in ABSD liability, payable upon completion of the transaction—a sum that must be factored into total acquisition cost alongside legal fees, agent commissions (if applicable), and valuation charges. This duty significantly elevates the breakeven timeline for investment properties; purchasers must typically hold for 7 to 10 years to recover the ABSD burden through rental income and modest capital appreciation, making short-term trading economically unfeasible. First-time owner-occupiers are exempt from ABSD, a substantial advantage that strengthens the value proposition for primary residence acquisition versus investment-grade purchasing, particularly in the competitive HDB market where initial affordability is a critical gating factor.

What is the lease tenure at 153 Bishan Street 13, and does lease decay present a resale risk?

Units at 153 Bishan Street 13 are held under 99-year HDB lease, a standard tenure for Housing and Development Board properties issued in the late 20th century, meaning these leases are currently in their mid-life relative to the 99-year grant period. Lease decay—the progressive reduction in property value as the lease approaches expiry—does become a material consideration in the later decades of a 99-year term, typically manifesting as material valuation impacts once remaining lease falls below 60 years. For purchasers with a five to fifteen-year holding horizon, lease decay remains a secondary consideration; however, those planning to retain units beyond 30 to 40 years should monitor lease duration and explore the Housing and Development Board's lease extension schemes, which occasionally provide top-up opportunities to extend the tenure and restore value. The 99-year tenure does introduce a genuine long-term exit limitation absent in freehold properties; purchasers comfortable with a century-scale ownership constraint will find this tenure stable, whilst those requiring indefinite generational wealth transfer should weigh this constraint against the affordability advantages that 99-year leasehold conveys.

How does proximity to Bishan MRT (CC15) affect long-term demand and capital appreciation at this development?

Bishan MRT station on the Circle Line represents a powerful demand anchor, providing reliable commuter connectivity across the island and serving as a hub for downstream residential catchments in the northern and eastern corridors. Properties within a 10 to 15-minute walk of major MRT stations consistently demonstrate outperformance in capital appreciation, rental demand, and buyer competition relative to estate peripheries, a dynamic supported by decades of Singapore property data and urban development patterns. The 14-minute walk distance (approximately 1.15 kilometres) from 153 Bishan Street 13 places units within the prime proximity band, ensuring that transport accessibility remains a selling feature throughout the ownership cycle and anchors valuation during economic slowdowns when mobility premiums become more pronounced. Bishan MRT's role as a trunk line interchange and its historical resilience as a demand node—evident in consistent residential valuations and low vacancy across the precinct—suggests that proximity advantage will persist as a value driver, supporting both owner-occupier demand for personal convenience and investor interest in yield-generating rental stock where commuter tenants command premium rental rates for transit accessibility.

Which buyer profiles are best suited to properties at 153 Bishan Street 13?

First-time owner-occupiers represent the primary target audience, given the affordability point (from S$639,000), exemption from ABSD, and HDB financing frameworks that lower debt service burdens relative to private property acquisitions; families seeking entry into property ownership with school access and community facilities will find this development particularly compelling. Upgraders transitioning from smaller HDB units or seeking improved neighbourhood amenities and transport access also align well with the development's profile, particularly those with sufficient equity to absorb the 20% ABSD on resale of a previous property. For investors, 153 Bishan Street 13 offers disciplined capital deployment in the HDB rental market, attracting steady demand from expatriate corporate tenants and young professionals, though the five-year resale lock-in and regulatory constraints favour committed investors with longer time horizons rather than opportunistic traders. High-net-worth individuals diversifying across property classes may view HDB investments as ballast holdings offering stable, predictable returns with minimal management overhead compared to private condo or commercial exposures.

What TDSR headroom and financing capacity are available at typical price points for this development?

At the S$639,000 entry price point, typical mortgage financing under HDB loan schemes extends to 80% loan-to-value (S$511,200), requiring a S$127,800 cash downpayment for owner-occupiers—a threshold that remains accessible to middle-income Singapore Citizens earning S$5,000 to S$8,000 monthly. Total Debt Service Ratio (TDSR) limits cap monthly debt servicing at 60% of gross household income; on a S$511,200 HDB mortgage over 25 years at 2.6% annualised interest, monthly repayment approximates S$2,150, implying TDSR headroom for households with combined monthly income exceeding S$3,583. Second-property purchasers face similar financing capacity but must absorb the 20% ABSD upfront, reducing effective cash available for downpayment and closing costs—a material constraint that may require larger liquid reserves. First-time buyers benefit from subsidised HDB interest rates and extended amortisation periods that private financing does not match, materially improving housing affordability and TDSR compliance at entry price points; prospective purchasers should model personal TDSR liability with HDB financial advisors prior to offer to ensure sustainable repayment capacity across economic cycles.

How does 153 Bishan Street 13 compare to competing HDB developments in central Bishan?

Bishan's mature housing stock spans developments from the 1980s through early 2000s, creating a heterogeneous competitive landscape where unit age, renovation condition, floor height, and orientation substantially influence pricing relative to alternatives. 153 Bishan Street 13's emphasised renovation condition, high-floor positioning, and south-west facing orientation differentiate it favourably against non-renovated or mid-floor alternatives in the same street or adjacent blocks, typically commanding a premium of 5% to 10% in per-square-foot pricing. Neighbouring developments at Bishan Street 11, Bishan Street 12, and Bishan Street 14 offer comparable or slightly older stock; price comparison across these proximate blocks reveals that distance to specific MRT entrances, proximity to food courts and retail, and unit customisation (such as air-conditioning throughout) meaningfully influence transaction prices. Purchasers evaluating 153 Bishan Street 13 should systematically compare recent transacted prices across the wider Bishan precinct (within 500 to 800 metres) to validate valuation against the broader competitive set, as local supply conditions and agent pricing discipline vary meaningfully across adjacent blocks and streets.

Which floor levels or unit stacks at this development offer the best value proposition?

High-floor corridor units such as those highlighted at 153 Bishan Street 13 typically deliver superior value relative to low or mid-floor alternatives, given enhanced natural light, reduced external noise from street-level traffic, and psychological preferences for elevated positioning that command modest premiums in HDB resale markets. Corridor units on levels 7 to 15 represent an optimal mid-point—sufficiently elevated to avoid ground-level humidity and street noise whilst avoiding the premium pricing that applies to penthouse or near-rooftop storeys that become less desirable in tropical climates due to solar heat gain. Units with south-west facing orientation benefit from afternoon light without excessive heat burden, a superior condition to east-facing units that experience early morning glare and north-facing units that receive limited direct sunlight in Singapore's equatorial geography. Purchasers prioritising value should investigate unit availability across levels 8 to 12 with south-west or west-facing orientation, where buyer demand is robust without stretching into the diminishing-returns premium pricing seen at topmost floors; this positioning optimises livability, resale appeal, and long-term appreciation potential relative to marginal value extraction.

What future supply pipeline exists in the Bishan district, and does this affect long-term appreciation prospects?

Bishan is classified as a mature estate by the Housing and Development Board, meaning new greenfield HDB development is minimal and predominantly concentrated on en-bloc redevelopment or infill projects rather than expansion into new land. The limited pipeline of new HDB supply in Bishan and adjacent central zones acts as a supply-side constraint that historically supports valuation stability and measured appreciation relative to growth estates experiencing rapid unit delivery. Redevelopment projects such as potential en-bloc exercises in the Bishan precinct occur at multi-year intervals and typically involve small-scale unit replacement rather than dramatic supply increases, minimising disruptive competition against resale stock. The absence of aggressive supply growth contrasts favourably with emerging estates in the northern and eastern zones where new launches by the Housing and Development Board and private developers may temporarily depress secondary market pricing through substitution effects. For purchasers at 153 Bishan Street 13 with multi-decade holding horizons, the supply-constrained environment supports confidence in steady appreciation driven by population stability, infrastructure maturity, and the fundamental scarcity of accessible central-zone properties; investor capital directed toward mature, supply-limited estates typically outperforms holdings in high-supply-growth precincts over extended cycles.

Hdb Flat At 153 Bishan Street 13 — From S$639K