Type

Units

Min Area

Price Range

2 BR

721 sqft

S$423K

Property Highlights

HDB development with 1 unit 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: Established HDB Living in Singapore's North

160 Yishun Street 11 represents a mature housing development within Singapore's established Yishun residential precinct, situated in the North region. This HDB estate has long served as a cornerstone community for families, professionals, and investors seeking a balance between urban connectivity and neighbourhood stability. The development comprises multiple units across varying configurations, with availability beginning from S$423,000, reflecting the competitively priced entry point typical of this mature estate.

The neighbourhood benefits from its longstanding infrastructure and community amenities, having developed over several decades into a self-contained residential hub. Yishun is characterised by its extensive network of shops, markets, hawker centres, and dining establishments spread across the estate. Residents enjoy access to primary and secondary schools within the immediate vicinity, making this location particularly appealing to families prioritising educational convenience. The area's maturity means that most essential services—banking, healthcare, groceries, and recreation—are accessible on foot or within a short bus ride.

MRT Connectivity and Transport Accessibility

The development's proximity to NS13 Yishun MRT Station, just 530 metres away, translates to approximately 6 minutes on foot, positioning residents for seamless integration into Singapore's rapid transit network. This direct access to the North-South Line (NS) enables quick journeys to Orchard, Marina Bay, and the CBD, making the estate attractive to commuters working across the island. Beyond the MRT, the Yishun bus interchange provides comprehensive bus coverage linking to secondary nodes such as Jurong, Changi, and satellite towns. This multi-modal transport advantage has consistently underpinned demand and rental viability within the Yishun estate over the long term.

Unit Configurations and Pricing

160 Yishun Street 11 houses a diverse range of unit types designed to accommodate different household compositions. Two-bedroom configurations form a significant portion of the stock, along with larger three-bedroom and four-bedroom options. The entry-level pricing from S$423,000 applies to select two-bedroom units, whilst larger formats command higher valuations relative to their floor area and positioning within the block. Prospective buyers should note that unit pricing reflects both the configuration and the specific floor level, with mid-tier floors often commanding modest premiums over lower levels due to light penetration and views across the estate.

Lease Tenure and Long-Term Ownership

HDB flats at 160 Yishun Street 11 are held on a 99-year leasehold basis, a standard tenure for Housing and Development Board properties constructed during Singapore's public housing expansion. The 99-year lease structure requires careful consideration regarding long-term resale value, particularly as the lease approaches 80 years remaining. Buyers should be aware that lease decay accelerates capital appreciation challenges and may affect financing availability with some lenders beyond the 80-year mark. However, the estate's maturity and continued government investment in precinct upgrading initiatives have historically supported the stability of asset values, even as leasehold tenure advances.

Investment and Rental Yield Potential

For investors considering 160 Yishun Street 11 as an income-generating asset, the estate's long-established rental market presents reliable tenant demand. Two-bedroom units typically attract young professionals, small families, and upgraders, whilst larger formats appeal to multi-generational households. Rental yields at this development tend to cluster around 3–4% per annum when calculated against purchase prices, a competitive return within the HDB sector for established estates. The proximity to Yishun MRT Station enhances tenant appeal, particularly amongst commuters valuing transport convenience over premium locations. Gross rental income from typical units has remained stable over recent market cycles, reflecting steady migration patterns into the estate.

Buyer Profiles and Suitability

160 Yishun Street 11 caters to diverse buyer cohorts. First-time homebuyers benefit from the estate's affordability and straightforward HDB purchasing framework, with grants and concessional financing available through established channels. Upgraders moving from smaller flats or rental situations find the range of unit types and price points accommodating middle-market demand. Investors seeking stable, long-hold assets with modest but consistent rental returns view the development as a low-volatility option within the public housing sector. Notably, the estate appeals less to ultra-high-net-worth individuals seeking signature branded properties or trophy assets, though financially astute investors recognise the utility-driven value proposition of mature, well-serviced estates like Yishun.

Capital Appreciation and Market Dynamics

Historical price trajectories for units at 160 Yishun Street 11 reflect the gradual, modest appreciation typical of mature HDB estates in Singapore. Unlike new launch projects, which often experience sharp first-year gains followed by plateauing, established estates like Yishun demonstrate steady, long-term value growth tied to underlying economic performance and precinct upgrading initiatives. The estate has benefited from continued government investment in green spaces, transportation links, and community facilities, which reinforce neighbourhood quality and resident satisfaction. Capital appreciation rates have historically averaged 1–2% annually when adjusted for inflation, underscoring the estate's function as a stable wealth-preservation asset rather than a speculative play.

Financing and Buyer's Stamp Duty Considerations

Purchasers of units at 160 Yishun Street 11 should anticipate typical HDB financing structures, with bank loans capped at 80% of the purchase price and tenures extended to 25 years for certain buyer profiles. First-time buyers enjoy exemptions from Buyer's Stamp Duty (BSD) on purchases up to S$500,000, a significant advantage that applies to most units within this development's price range. Second property buyers, however, incur Additional Buyer's Stamp Duty (ABSD) at 20% on the purchase price—a material cost that substantially elevates total acquisition expenses. For instance, a second property purchase at S$423,000 would attract ABSD of approximately S$84,600, a figure that necessitates prudent financial planning. First-time buyers purchasing within their grant-eligible price band remain substantially more favourably positioned than investor or upgrader cohorts acquiring as a second residential property.

Comparison to Competing Estates and Districts

Within the broader North region, Yishun competes directly with neighbouring estates such as Sembawang, Woodlands, and Ang Mo Kio for resident migration and investor interest. Yishun typically commands pricing slightly below Ang Mo Kio due to the latter's premium positioning and newer HDB stock, whilst maintaining a pricing advantage over Sembawang's emerging district status. The estate's mature infrastructure and established community cohesion differentiate it from newer estates still undergoing settling-in phases, making it particularly attractive to buyers prioritising immediate amenity access. Compared to private housing in comparable locations, Yishun's HDB offering provides substantially superior affordability and financing accessibility, though cedes premium positioning and lease tenure advantages inherent in freehold alternatives.

Future District Developments and Supply Pipeline

The North region, inclusive of Yishun, continues to attract government infrastructure investment, with ongoing plans for enhanced connectivity and precinct beautification. The Long Island community development near Yishun represents a significant future anchor project, potentially reinforcing the estate's positioning as part of a vibrant residential cluster. Near-term supply additions from completed or soon-to-launch HDB projects in adjacent planning areas may subtly moderate price pressures, though the established, mature character of Yishun itself ensures continued resilience. Macro considerations such as overall HDB supply modulation and demographic shifts towards ageing in place suggest that well-serviced mature estates like Yishun will remain strategically positioned within Singapore's housing ecosystem.

Frequently Asked Questions

What is the estimated rental yield for investment-grade units at 160 Yishun Street 11?

Rental yields at 160 Yishun Street 11 typically range between 3–4% per annum when calculated on the gross annual rent against the purchase price. Two-bedroom units, which form the bulk of investor acquisitions, consistently attract tenant demand from young professionals and small households seeking MRT-proximate locations. The estate's maturity and established rental market have historically delivered stable tenant retention and predictable income streams, though yields remain modest relative to newer districts or private residential segments. Investors should factor in ongoing maintenance fees, HDB conservancy charges, and property tax when assessing net yield performance.

How do current price-per-square-foot figures at 160 Yishun Street 11 compare with recent transactions in Yishun?

Units at 160 Yishun Street 11, beginning at S$423,000 for approximately 721 sqft two-bedroom configurations, reflect a cost of around S$586–600 per square foot across the development's typical unit range. Recent comparable transactions within the broader Yishun estate have clustered in the S$570–620 psf range, positioning 160 Yishun Street 11 within the mid-to-upper quartile of the local market. Price differentiation across the estate's blocks reflects floor positioning, unit age, and recent upgrade cycles; higher-floor units and blocks benefiting from recent SERS (selective en bloc redevelopment) tend toward the upper end of this range. Prospective buyers should conduct transaction searches for specific block clusters to identify value pockets relative to their preferred floor and configuration.

What is the Additional Buyer's Stamp Duty (ABSD) impact for second-property purchasers at this development?

Second residential property buyers who are Singapore Citizens incur Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price on HDB flats, including units at 160 Yishun Street 11. For a purchase priced at S$423,000, this translates to an ABSD liability of approximately S$84,600, substantially elevating the total cash outlay required at completion. Beyond the ABSD, second-property buyers remain subject to standard Buyer's Stamp Duty at 4% and must satisfy Total Debt Servicing Ratio (TDSR) constraints, with some lenders imposing tighter lending criteria for non-first-time buyers. First-time homebuyers enjoy full BSD exemption on HDB purchases up to S$500,000, making this development substantially more accessible to that cohort.

How does the 99-year lease tenure affect long-term resale value and financing availability for 160 Yishun Street 11 units?

The 99-year lease tenure is standard for HDB flats and does not present an immediate concern for most buyer profiles; however, lease decay becomes a material factor as the remaining lease approaches 80 years and becomes critical below 60 years. Currently, units at 160 Yishun Street 11 retain sufficient lease duration that financing remains readily available through HDB and commercial lenders. As the lease depletes over several decades, capital appreciation potential gradually erodes, and buyer demand narrows to owner-occupiers and shorter-hold investors. Government-facilitated lease extension schemes exist but involve complex processes and may not preserve full capital value. Buyers acquiring 160 Yishun Street 11 should model conservative long-term appreciation expectations and view such purchases primarily as wealth-preservation rather than speculative appreciation vehicles.

How significantly does Yishun MRT Station's proximity influence long-term demand and capital appreciation at 160 Yishun Street 11?

Direct proximity to NS13 Yishun MRT Station at just 530 metres (approximately 6 minutes' walk) represents a substantial demand catalyst and has historically underpinned stable tenant demand and residential appeal within the estate. Properties within this walkability threshold command pricing premiums versus equivalent units in more distant blocks, reflecting investor and owner-occupier valuation of transport convenience. Capital appreciation at transit-proximate HDB locations has historically outpaced estates lacking direct MRT access, and the estate's recurring tenant flows reflect commuter preference for MRT-linked suburbs. Future transport infrastructure enhancements, such as potential cross-island line connections or bus rapid transit upgrades, could further amplify the positional advantage. However, general-market appreciation trends remain influenced by broader economic cycles and governmental housing policy, constraining the influence of any single transport feature.

Which buyer profiles—first-time, upgrader, investor, or high-net-worth—are best suited to 160 Yishun Street 11?

160 Yishun Street 11 is optimally positioned for first-time homebuyers and upgraders navigating the HDB market. First-time buyers benefit from full BSD exemption, HDB concessional financing, and Central Provident Fund (CPF) grant eligibility, making this development genuinely affordable on modest incomes. Upgraders transitioning from rental or smaller flats find the range of two, three, and four-bedroom configurations accommodating to evolving household needs. Modest-return investors seeking stable, long-hold rental assets view Yishun's established tenant base and 3–4% yield as a defensible alternative to speculative plays. Conversely, high-net-worth individuals typically seek signature branded developments, freehold properties, or prime-location private housing offering greater prestige and lease flexibility. The estate's utility-driven positioning makes it less appealing to wealth-diversification strategies prioritising trophy assets or ultra-premium locations.

What TDSR headroom and financing capacity should buyers anticipate at typical 160 Yishun Street 11 price points?

At the entry-level price of S$423,000, a typical two-bedroom unit with a 25-year financing tenure and 80% loan-to-value ratio (S$338,400) would generate monthly principal and interest payments of approximately S$1,650–1,750 depending on interest rate assumptions. The Monetary Authority of Singapore (MAS) stipulates a Total Debt Servicing Ratio (TDSR) ceiling of 60% for most borrowers, meaning monthly debt servicing obligations (including mortgages, car loans, credit cards, and existing personal loans) cannot exceed 60% of gross monthly income. For a buyer with monthly gross income of S$3,000, maximum permissible debt servicing stands at S$1,800, leaving minimal headroom for other obligations after the HDB mortgage. Higher-income purchasers (S$5,000+ monthly) enjoy substantially greater financing flexibility and can comfortably service larger unit purchases or maintain alternative debt facilities simultaneously. First-time buyers should engage financial planning to ensure TDSR compliance and preserve household liquidity.

How does 160 Yishun Street 11 compare to competing nearby developments such as blocks in Sembawang or Ang Mo Kio?

Within the North region's HDB landscape, 160 Yishun Street 11 occupies a mid-tier positioning relative to established alternatives. Ang Mo Kio estates, particularly newer blocks or those benefiting from recent redevelopment, typically command 8–12% pricing premiums due to their proximity to the CBD, newer construction standards, and lower average resident age. Sembawang, despite being geographically proximate, has historically traded at slight discounts to Yishun due to weaker transport connectivity (Sembawang MRT station is marginally further) and a younger community profile still attracting settler cohorts. Yishun's pricing advantage versus Ang Mo Kio—roughly 5–8% discount—reflects the estate's relative age and mature character, though this discount narrows for properties directly adjacent to the MRT station. Investors comparing the three estates should weigh Yishun's established rental stability against Ang Mo Kio's stronger long-term appreciation trajectory and Sembawang's emerging-market potential.

Which floor levels and unit stacks at 160 Yishun Street 11 offer optimal value relative to pricing?

Lower floors (levels 1–5) at 160 Yishun Street 11 typically command 2–4% discounts relative to mid-tier floors, reflecting reduced light penetration and proximity to ground-level noise from neighbouring units and common corridors. Mid-tier floors (levels 8–15) represent the equilibrium between buyer preference for natural light and reduced wind-noise complaints, often capturing the highest price-per-square-foot valuations. Upper floors (levels 16 and above) command marginal premiums for panoramic views and reduced external noise, though occupancy declines with height in mature estates where elderly residents predominate. For value-conscious buyers prioritising investment returns, lower and mid-tier floors in high-demand blocks near the MRT station offer superior price-entry points with minimal rent-capture sacrifice. Conversely, owner-occupier families prioritising lifestyle often accept modest price premiums for upper-floor positioning and associated environmental quality.

What future district supply and government initiatives in the North region might influence 160 Yishun Street 11's long-term positioning?

The North region, inclusive of Yishun, remains a focal point for government housing policy and community development. The Long Island community development—a significant mixed-use initiative straddling Yishun and Sembawang—is expected to reinforce the broader North precinct as a vibrant, service-rich cluster, indirectly supporting demand for nearby established estates like 160 Yishun Street 11. Government plans for enhanced green connectivity, including expanded park networks and cycling infrastructure, align with resident wellbeing priorities and support continued appeal of the estate. Near-term HDB supply from completed Build-To-Order (BTO) projects in adjacent planning areas (Woodlands, Punggol) may modestly moderate price momentum in mature estates, though the substantial differentials between new-launch pricing and resale valuations ensure that 160 Yishun Street 11 retains its affordability positioning. Long-term demographic shifts towards ageing populations favour estates with mature medical facilities and transport accessibility—both strengths of Yishun—suggesting sustained underlying demand and pricing stability across multiple economic cycles.

[For Sale] Hdb Flat At 160 Yishun Street 11 — From S$423K