Type

Units

Min Area

Price Range

2 BR

721 sqft

S$423K

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$423K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$84,600 on this acquisition.
Located 6 min (530 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.

160 Yishun Street 11: HDB Living in North Singapore's Established Estate

Located in the heart of Yishun, 160 Yishun Street 11 represents a significant residential opportunity in one of Singapore's most mature public housing estates. The development comprises two-bedroom units with thoughtfully designed floor plans ranging around 721 square feet, addressing the needs of upgraders transitioning from smaller homes and first-time buyers entering the property market. Priced competitively from S$423,000, these units offer genuine value within the broader context of north Singapore's housing landscape.

The proximity to Yishun MRT Station—just 530 metres or roughly six minutes' walk away—positions this development as an exceptionally convenient choice for commuters. The North–South Line provides direct access to the central business district, making daily travel to office locations on Raffles Place or Marina Bay straightforward and reliable. This connectivity extends beyond work commutes; residents benefit from seamless access to healthcare facilities at Khoo Teck Puat Hospital, retail experiences at Northpoint shopping centre, and recreational spaces throughout the estate.

Development Characteristics and Layout

The two-bedroom configuration at 160 Yishun Street 11 strikes a practical balance between space utilisation and affordability. With approximately 721 square feet per unit, residents enjoy sufficient room for a growing family, a home office setup, or flexible living arrangements without the vastly higher costs associated with larger three-bedroom properties. The layout typically incorporates two full bathrooms, a feature increasingly valued by modern households seeking privacy and convenience during morning routines.

Units within this development benefit from the maturity of Yishun as an estate. Unlike greenfield developments still establishing their communities, 160 Yishun Street 11 sits within an environment where schools, medical clinics, food courts, and recreational facilities are already well-established and accessible. Residents can immediately tap into the social infrastructure that took decades to develop around them, rather than waiting for new infrastructure to materialise.

Market Position and Pricing Strategy

The pricing structure at 160 Yishun Street 11, beginning from S$423,000, reflects the development's location within Yishun and the current dynamics of the HDB resale market in north Singapore. This price point positions the property competitively against comparable two-bedroom resale units in the same estate, where asking prices frequently fluctuate based on floor level, unit orientation, and remaining lease duration. For first-time buyers utilising HDB housing grants and Central Provident Fund withdrawals, this price range remains accessible without requiring substantial additional savings.

Investors evaluating rental potential will find that two-bedroom HDB units in Yishun typically command monthly rents between S$2,200 and S$2,600, depending on unit condition and exact location within the estate. At an average entry price around S$423,000, this translates to a gross rental yield in the region of 6 to 7 percent annually—a respectable return for property investors seeking stable, long-term income streams in an established neighbourhood.

Connectivity and Neighbourhood Infrastructure

Beyond the MRT station itself, Yishun offers residents a comprehensive ecosystem of daily necessities and leisure options. Northpoint shopping centre remains a major retail anchor, housing supermarkets, restaurants, and entertainment venues. The Yishun Library serves as a community hub, whilst the numerous food courts and hawker centres provide affordable dining options that remain central to Singapore's lifestyle. Multiple primary and secondary schools are distributed throughout the estate, making this location attractive for families with school-going children.

The North–South Line connection means that residents are just two stops from Novena, where major medical institutions cluster, and approximately 20 minutes from the Central Business District. This accessibility enhances both lifestyle convenience and property desirability, as prospective tenants and future buyers increasingly prioritise reduced travel times and fewer transport transfers.

Investment Considerations and Long-Term Value

For property investors, HDB two-bedroom units represent a segment with consistent demand from upgraders and young families. The 160 Yishun Street 11 development appeals to this demographic, offering an entry point for investors seeking exposure to the HDB resale market without the complexity or capital requirements of private residential property. Unlike freehold or 999-year leasehold properties, HDB units carry 99-year leases, a factor that becomes increasingly relevant as properties age but remains a consideration from an initial purchase perspective.

The Yishun estate itself has demonstrated resilience in resale valuations over decades, supported by continuous estate renewal initiatives and the enduring demand for well-connected public housing. Proximity to the MRT station serves as a fundamental value anchor, as properties within easy walking distance of major transport nodes consistently command premiums over those requiring longer journeys to reach public transport.

Buyer Profiles and Suitability

First-time buyers represent the primary target audience for 160 Yishun Street 11. The combination of moderate pricing, proximity to key amenities, and established estate character makes these units ideal for young couples or individuals taking their initial step onto the property ladder. The two-bedroom layout accommodates future family expansion without the substantial premium associated with larger configurations.

Upgraders transitioning from one-bedroom or studio apartments will similarly find value here. The additional space and second bathroom provide tangible lifestyle improvements, whilst the Yishun location maintains convenient access to employment centres and social infrastructure. For investors building property portfolios, these units offer achievable entry points with predictable tenant demand and manageable financing requirements.

Financing and Stamp Duty Implications

Buyers purchasing 160 Yishun Street 11 as their first residential property face no Additional Buyer's Stamp Duty. However, investors or those purchasing a second residential property will encounter the 20% ABSD rate applied to the purchase price, substantially increasing total acquisition costs. A buyer purchasing a second residential property at S$423,000 would face an additional S$84,600 in ABSD alone, a consideration that materially affects investment returns and financing requirements.

Mortgage financing for HDB properties remains accessible and competitive, with most banks offering 80 to 90 percent loan-to-value ratios for owner-occupiers. The Total Debt Servicing Ratio requirement typically limits monthly loan repayments to 30 percent of household income, a threshold that remains achievable for dual-income households earning combined annual salaries of approximately S$70,000 to S$90,000.

Estate Maturity and Future Development

Yishun has evolved into one of Singapore's most mature housing estates, with infrastructure and amenities largely established. This maturity cuts both ways: residents enjoy immediate access to services, but future capital appreciation may be more modest compared to emerging developments in outer areas undergoing rapid transformation. However, this stability also provides confidence to investors seeking steady returns rather than speculative gains, as demand from tenants and buyers remains consistent.

The estate continues to benefit from periodic upgrading initiatives under the Housing and Development Board's Selective En bloc Redevelopment Scheme and estate improvement programmes, investments that help maintain property values and neighbourhood appeal across successive decades.

Frequently Asked Questions

What is the estimated rental yield for investing in a two-bedroom unit at 160 Yishun Street 11?

Two-bedroom HDB units in Yishun typically achieve gross rental yields between 6 and 7 percent annually, translating to monthly rents of approximately S$2,200 to S$2,600 depending on unit condition and exact positioning within the estate. At an average entry price around S$423,000, these figures represent a solid income stream for investors prioritising stable returns over capital appreciation. The demand for rental accommodation near Yishun MRT Station remains consistent due to the station's connectivity and the estate's established amenities, providing investors with relatively predictable tenant acquisition cycles and lower vacancy risk compared to private residential developments.

How does the psf pricing at 160 Yishun Street 11 compare to recent resale transactions in Yishun?

At approximately S$587 per square foot (based on S$423,000 for 721 sqft), units at 160 Yishun Street 11 sit within the typical range for two-bedroom resale transactions in the Yishun estate, where comparable units have recently traded between S$550 and S$650 psf. The specific psf achieved depends significantly on floor level, unit orientation, and remaining lease duration, with higher floors and units with improved natural light commanding premiums towards the upper end of this range. Prospective buyers should evaluate individual unit characteristics within the development to assess whether specific offerings represent fair value relative to recent comparable transactions in the same estate.

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

A Singapore Citizen purchasing a second residential property at 160 Yishun Street 11 will incur 20% ABSD on the purchase price, significantly increasing total acquisition costs. For a property priced at S$423,000, this results in an additional S$84,600 in ABSD, payable at the point of purchase completion. Beyond ABSD, second property buyers should account for standard Buyer's Stamp Duty and legal fees, making the true cost of acquisition substantially higher than first-time buyer scenarios. This additional expense materially impacts gross and net rental yields, and should be carefully modelled into investment returns before committing capital.

How does the 99-year HDB lease impact long-term resale value and capital appreciation potential?

HDB units operate under 99-year leases, a structural feature that distinguishes them from freehold private properties and influences their trajectory of resale value over time. The current lease duration for 160 Yishun Street 11 is relevant to buyers intending to own for extended periods; as lease periods decay below 60 years, properties experience accelerated value depreciation and become increasingly difficult to finance or sell. However, HDB has implemented lease top-up policies allowing lessees to purchase additional lease years, mitigating some decay risk for committed owner-occupiers who plan to refresh their lease before it becomes problematic. For medium-term investors with a five- to ten-year holding horizon, lease decay remains a minimal concern, but longer-term holders should factor lease renewal costs into their exit strategies.

Why is proximity to Yishun MRT Station critical to the development's demand and appreciation potential?

Proximity to the North–South Line at Yishun MRT Station—just 530 metres away—fundamentally underpins this development's value proposition and tenant demand profile. Properties within easy walking distance of major MRT stations command consistent premiums, as commuters seek to minimise travel friction and reduce transport costs; this connectivity benefit typically translates to 10 to 15 percent higher resale and rental values compared to non-MRT-adjacent properties in the same estate. The station provides direct access to the Central Business District, Novena medical cluster, and other major employment hubs, making the location attractive to employed professionals and families seeking reasonable commute times. As Singapore's transport network becomes increasingly congested, this MRT accessibility will likely sustain and strengthen long-term demand, supporting property appreciation relative to more distant housing options.

Which buyer profiles are best suited to 160 Yishun Street 11, and why?

First-time buyers represent the ideal target, as the two-bedroom layout, moderate pricing, and established estate character create an accessible entry point for young couples and single purchasers building their property portfolio. Upgraders transitioning from one-bedroom units will appreciate the additional space and second bathroom without stretching budgets excessively, whilst the Yishun location maintains excellent access to employment centres and social infrastructure. For property investors, these units offer achievable capital entry points with predictable tenant demand, stable rental yields, and manageable financing requirements compared to private residential alternatives. The development is less suited to high-net-worth individuals seeking trophy assets or luxury finishes, as HDB properties inherently operate within more modest aesthetic and specification parameters.

What financing headroom and TDSR constraints apply to buyers at typical price points?

At S$423,000, most first-time buyers can secure HDB loans covering 80 to 90 percent of the purchase price, translating to loan amounts of approximately S$338,400 to S$380,700 depending on bank eligibility and existing debt obligations. The Total Debt Servicing Ratio requirement caps monthly loan repayments at 30 percent of household income, meaning a dual-income household earning S$80,000 combined annually (approximately S$6,667 per month) could support a monthly mortgage repayment of roughly S$2,000. Most HDB loans at this price point translate to monthly repayments between S$1,400 and S$1,800 over 25-year terms, allowing reasonable headroom for other household expenses and dependents. Buyers with existing loans (car financing, credit card balances, personal loans) will see their available TDSR headroom compressed, potentially limiting maximum affordable purchase prices below S$423,000.

How do competing two-bedroom HDB developments in north Singapore compare to 160 Yishun Street 11?

Yishun itself comprises multiple HDB estates with comparable two-bedroom units; nearby alternatives in Chong Boon and Sembawang offer similar pricing but may lack equally convenient MRT proximity, resulting in marginally lower rental demand and appreciation potential. Developments further north in areas like Woodlands or Sembawang generally offer lower absolute prices but sacrifice commute convenience and access to established commercial hubs, trade-offs that appeal to budget-conscious buyers but limit rental yield and appreciation. Conversely, developments in adjacent districts like Ang Mo Kio or Serangoon command premiums reflecting superior MRT accessibility or alternative amenity advantages. 160 Yishun Street 11 occupies a middle ground—competitive pricing with first-rate MRT access—making it an efficient choice for pragmatic buyers prioritising transport connectivity without excessive cost premiums.

Which unit stacks or floor levels within the development offer optimal value for money?

Mid-level floors (typically floors 5 through 15) at 160 Yishun Street 11 often represent optimal value, offering improved natural light and ventilation compared to lower floors whilst avoiding the premium pricing that accrues to higher levels perceived as more desirable. Lower floors (2 through 4) may be available at modest discounts but suffer from reduced views and natural light exposure, which can negatively impact rental appeal and buyer sentiment during future resales. Higher floors command premiums reflecting panoramic views and reduced noise exposure, but these aesthetic benefits may not justify additional purchase costs for investors prioritising yield over personal lifestyle amenities. Units facing away from major roads or with eastern/western exposure typically trade at modest discounts compared to similar units with alternative orientations, creating potential bargains for price-conscious buyers willing to accept directional compromises.

What is the future supply pipeline for HDB units in Yishun and surrounding north Singapore estates?

Yishun has matured significantly as an HDB estate, with limited new supply pipelines within the immediate precinct; most future housing supply in north Singapore is concentrated in newer developments in districts like Bukit Timah, Sembawang, and Woodlands. The Housing and Development Board's focus has shifted towards en bloc renewal and selective redevelopment of older Yishun estate pockets, which will refresh the overall area but unlikely flood the market with substantially new two-bedroom units at competitive prices. This relative supply constraint in mature Yishun may provide modest support for capital values, as existing properties benefit from limited new competition; however, buyers should not anticipate significant appreciation driven by supply scarcity alone. The overall north Singapore market is slated to receive meaningful new supply over the next five to ten years, a factor that may eventually exert downward pressure on resale values across the broader region unless demand from upgraders and immigrant populations accelerates correspondingly.

Hdb Flat At 160 Yishun Street 11 — From S$423K