Type

Units

Min Area

Price Range

3 BR

1346 sqft

S$600K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$600K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$120K on this acquisition.
Located 4 min (370 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?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

155 Yishun Street 11: A Mature HDB Development in Singapore's North Region

155 Yishun Street 11 represents one of Singapore's enduring residential addresses, offering practical and spacious living in the northern part of the island. This HDB development has long been a choice destination for families and professionals seeking proximity to transport links, retail amenities, and established community infrastructure. The project's location in Yishun places it within one of Singapore's more mature and well-developed estates, where neighbouring properties and completed infrastructure create a stable living environment.

The development is situated just 370 metres from NS13 Yishun MRT Station, translating to approximately a four-minute walk for most residents. This proximity to the North-South Line provides direct access to central business districts, educational institutions, and secondary employment hubs across the island. For working professionals and students, the MRT connection significantly reduces commute times and enhances lifestyle flexibility. The station itself serves as a transport interchange, facilitating onward connections to bus services that extend coverage throughout the northern corridors.

Residential Units and Space Planning

The units within this development offer varied configurations catering to different household compositions and life stages. Properties here start from S$600,000, providing affordable entry points for buyers looking to own in an established MRT-served precinct. The typical floor area of approximately 1,346 square feet delivers generous living space compared with many newer developments, allowing residents to accommodate families comfortably without feeling constrained. Multi-bedroom configurations ensure suitability for families with children, whilst the presence of two bathrooms in featured units reduces morning congestion in busy households.

Neighbourhood Character and Amenities

Yishun has matured significantly since its early development phases, and the immediate surroundings of 155 Yishun Street 11 reflect this evolution. The estate offers shopping conveniences through nearby markets and retail centres, allowing residents to meet daily needs without venturing far. Schools operate throughout the Yishun planning area, making the location particularly attractive to families prioritising educational proximity. Healthcare facilities, including polyclinics and private practitioners, are accessible within the estate, supporting residents' wellness needs across different life stages.

Parks and recreational spaces are woven throughout Yishun, offering green spaces for exercise, leisure, and community gathering. Basketball courts, swimming facilities, and multipurpose sports grounds serve active residents. These community-oriented amenities contribute to the area's appeal among buyers seeking balanced urban living with access to nature and physical activity options.

Investment Perspective and Resale Considerations

HDB properties in established estates like Yishun have demonstrated resilience in the resale market, benefiting from their maturity, proven demand, and excellent transport links. The four-minute proximity to an MRT station significantly bolsters capital appreciation potential, as housing economics consistently demonstrate that MRT-adjacent properties command price premiums. Rental yields in this precinct remain competitive due to the combination of affordability, space, and commute convenience—factors that consistently drive tenant interest in northern estates.

For second-property purchasers, Additional Buyer's Stamp Duty applies at 20% for Singapore Citizens acquiring a second residential property, a substantial consideration in total acquisition cost. This duty is payable on the purchase price and should be factored into investment analysis and financing arrangements. Despite this additional levy, the lower purchase price relative to comparable properties nearer the CBD means many investors still achieve acceptable return profiles, particularly when factoring in rental income against the total capital deployed.

Financing and Affordability

Properties at this price point generally fall within the financing parameters accessible to most Singaporean citizens and permanent residents through HDB housing loans or bank financing. The Total Debt Servicing Ratio framework typically permits loan amounts covering 80–90% of the purchase price for owner-occupiers with stable employment, making this development within reach for first-time buyers and upgraders managing their financial headroom carefully. Monthly mortgage commitments remain manageable relative to median household incomes in Singapore, supporting debt servicing sustainability across typical tenure periods.

Suitability for Different Buyer Profiles

First-time buyers benefit from the established infrastructure and proven track record of properties in this location, reducing the uncertainty associated with newer developments in untested precincts. The affordable entry price removes some financial pressure whilst maintaining space standards that would be compromised in newer, higher-priced developments located further from MRT stations. Upgraders moving from smaller units or HDB flats in less accessible locations find the spaciousness and MRT proximity compelling reasons to purchase here, often seeing it as a genuine step forward in housing quality and commute efficiency.

Investors pursuing rental returns appreciate the consistent tenant demand driven by the MRT link, affordability, and established neighbourhood character. The stable resident profile and low vacancy rates historically observed in Yishun reflect the area's appeal to working professionals and families seeking reliable, low-cost accommodation. Owner-occupiers upgrading their housing standards similarly find this location attractive, as the combination of space, location, and price permits housing progression without overextending financially.

Market Dynamics and Future Considerations

The North-South Line carries heavy commuter traffic, and Yishun Station's role as a major transport node ensures sustained demand for housing in its vicinity. As the CBD remains Singapore's dominant employment centre and other business districts develop further, the accessibility provided by direct MRT links only strengthens over time. The maturity of the Yishun estate means that future supply additions are likely to be contained, supporting price stability and capital appreciation relative to newer developments competing for buyers in outer ring zones.

No significant lease decay concerns affect HDB properties at 155 Yishun Street 11, as HDB leases operate under the 99-year model with established market acceptance of properties across the lease spectrum. The development's established market history provides transparency regarding price trends, demand patterns, and tenant requirements, allowing informed decision-making by all buyer types.

Frequently Asked Questions

What is the estimated gross rental yield for investors purchasing at 155 Yishun Street 11?

Rental yields at this development typically range between 3% and 4% gross annually, depending on unit configuration and current lease pricing in the Yishun precinct. The affordability of purchase prices combined with robust tenant demand from working professionals and families seeking MRT-proximate accommodation creates an attractive yield profile relative to many other northern estates. When factoring in the 20% Additional Buyer's Stamp Duty payable by Singapore Citizens on second properties, investors should model their returns conservatively, recognising that total capital deployed includes both the purchase price and stamp duty liability, yet the lower purchase entry point relative to central or eastern locations often still delivers acceptable returns over medium-term holding periods of 5–10 years.

How does the per-square-foot pricing at 155 Yishun Street 11 compare with recent HDB transactions in Yishun?

Properties at 155 Yishun Street 11 achieve price-per-square-foot metrics broadly in line with the Yishun HDB estate average, reflecting the development's established market position and MRT accessibility. Recent comparable transactions in the surrounding Yishun area have ranged between S$440 and S$480 per square foot for similar-sized units, meaning pricing at this development sits at the reasonable end of the local market spectrum. The four-minute MRT proximity supports these valuations, as buyers consistently pay modest premiums for homes within walking distance of major transport nodes, making the per-unit cost justified by connectivity benefits.

What are the ABSD implications for a Singapore Citizen purchasing their second property at this development?

Singapore Citizens acquiring a second residential property face an Additional Buyer's Stamp Duty of 20% payable on the purchase price, representing a material cost addition to the transaction. For a property priced at S$600,000, this ABSD liability would be S$120,000, bringing total acquisition costs (including normal stamp duty and legal fees) to approximately S$670,000–S$680,000 depending on solicitor charges. Investors and upgraders must factor this 20% duty into financing arrangements, ensuring adequate borrowing capacity and cash reserves to cover both the purchase price and all acquisition levies without overextending financially.

Is lease decay a concern for HDB properties at 155 Yishun Street 11, and how does it affect resale value?

HDB properties operate under a 99-year lease model, and 155 Yishun Street 11, as an established development, is not subject to the lease decay concerns that sometimes affect very old private leasehold properties approaching their final decades. The HDB market demonstrates consistent acceptance of properties across all points of their 99-year lease term, with buyers and financial institutions treating lease age as a secondary factor relative to location, condition, and amenities. Resale value dynamics are primarily driven by MRT connectivity, neighbourhood maturity, and housing demand in the precinct rather than lease decay, meaning the four-minute Yishun Station proximity will continue supporting capital appreciation throughout the property's remaining lease term.

How does proximity to NS13 Yishun MRT Station affect demand and capital appreciation for properties at this development?

MRT proximity is one of the strongest predictors of housing demand and capital appreciation in Singapore's market, and the four-minute walk from Yishun Station represents a material advantage for 155 Yishun Street 11. Direct North-South Line access connects residents to the CBD in under 20 minutes, supporting consistent demand from working professionals and reducing vacancy risk for investors. Historical analysis of HDB markets demonstrates that properties within a five-minute walk of major MRT stations command price premiums of 5–10% relative to similar units located further away, a differential that compounds over multi-year ownership periods and supports stronger capital growth trajectories.

Which buyer profiles—HNW, upgraders, first-timers, investors—are best suited to 155 Yishun Street 11?

First-time buyers represent an ideal profile for this development, as the affordable entry price, spacious floor area, and proven MRT connectivity reduce financial and location risk whilst delivering genuine housing progression. Upgraders moving from smaller units or less accessible locations find the combination of space and commute convenience compelling, making this a natural step upward in their housing journey. Investors appreciate the stable tenant demand driven by professional workers and families, lower vacancy rates typical of Yishun, and moderate purchase prices that facilitate portfolio diversification without requiring excessive capital deployment. High-net-worth individuals would typically seek developments closer to the CBD or in premium districts, though some may view 155 Yishun Street 11 as a lower-risk complementary holding within a broader property portfolio.

What TDSR headroom and financing capacity should buyers expect at typical purchase prices for this development?

Properties at this development, starting from S$600,000, typically permit buyers to secure HDB or bank financing covering 80–90% of the purchase price, translating to borrowing of S$480,000–S$540,000 for the lowest-priced units. Using standard TDSR calculations (with a 2.6% interest rate assumption and 35-year tenure), monthly mortgage servicing on S$500,000 borrowed would be approximately S$1,950–S$2,100, remaining comfortably within TDSR limits for household incomes of S$5,500 or above. First-time buyers and upgraders with stable employment typically enjoy substantial borrowing headroom at these price points, allowing flexibility for contingencies and reducing refinancing risk over the loan tenure.

How does 155 Yishun Street 11 compare with nearby competing HDB developments in Yishun or adjacent planning areas?

Within the Yishun precinct, 155 Yishun Street 11 competes with other mature HDB estates such as Yishun Avenue and Yishun Ring Road developments, which generally offer similar pricing, floor areas, and MRT accessibility. Compared with newer HDB developments in outer ring areas like Tengah or Punggol, this development offers superior location maturity, shorter commutes to the CBD, and established community infrastructure, though at marginally higher per-square-foot pricing that reflects these locational advantages. Properties in adjacent Bukit Panjang and Choa Chu Kang estates may offer slightly lower entry prices but sacrifice the proven MRT accessibility and neighbourhood depth that 155 Yishun Street 11 delivers.

Are there particular unit stacks, floor levels, or orientations offering better value at this development?

Lower-floor units (levels 1–5) typically represent superior value for investors managing tenant acquisition, as ground-proximate accessibility suits families with young children and reduces walking distances for daily routines. Mid-range stacks (levels 6–15) often achieve optimal balance between natural light, privacy from street-level noise, and views of surrounding estate greenery, making them attractive to owner-occupiers willing to pay modest premiums for amenity factors. Higher-floor units command price premiums reflecting improved views and perceived privacy, though the magnitude of these premiums is often modest in HDB estates where density creates relatively uniform soundscapes. Corner units and units with extended balconies or less orthodox layouts may trade at slight discounts despite offering unique appeal to specific buyer preferences, potentially creating value opportunities for patient purchasers.

What is the future supply pipeline for HDB development in Yishun and adjacent northern districts?

Yishun is a mature planning area where significant new HDB supply is not anticipated in the near to medium term, as the estate reached built-out status many years ago and primary focus shifts toward estate renewal and upgrading programmes rather than greenfield development. However, the Urban Renewal Authority and HDB have ongoing programmes to refresh older estates, which may eventually include new blocks in established areas, though these typically represent infill development rather than wholesale neighbourhood expansion. Neighbouring Sengkang and Punggol continue receiving new HDB projects, but these generally offer less established neighbourhood character and less convenient CBD access than Yishun, supporting the relative positioning of 155 Yishun Street 11 as a mature alternative to newer outer-ring developments. This constrained supply environment in Yishun itself supports capital appreciation relative to areas experiencing fresh supply competition.

[For Sale] Hdb Flat At 155 Yishun Street 11 — From S$600K