Type

Units

Min Area

Price Range

3 BR

1302 sqft

S$699K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$699K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$140K on this acquisition.
Located 7 min (540 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.

161 Yishun Street 11: A Mature HDB Development in Singapore's North-Central Precinct

161 Yishun Street 11 represents a well-established housing offering in one of Singapore's most sought-after HDB estates. Located in the heart of Yishun, this development provides residents with direct access to essential services, transport links, and community facilities that define a mature residential neighbourhood. The estate's proven track record and consistent demand reflect its strategic position within the wider Yishun planning area, making it an attractive consideration for buyers across multiple demographics.

Location and Transport Connectivity

Positioned merely seven minutes' walk from Yishun MRT Station (NS13), properties at 161 Yishun Street 11 benefit from exceptional transport accessibility. This proximity to the North-South Line facilitates seamless connectivity to central business districts, educational institutions, and leisure precincts across the island. Residents can reach Marina Bay, Orchard, or the CBD within 30 minutes, whilst reverse commutes to northern employment zones are equally streamlined, creating flexibility for professionals working across various locations.

The station's integration with bus interchange services further amplifies last-mile connectivity, ensuring that daily commutes remain time-efficient and cost-effective. For families and working professionals, this transport advantage translates directly into quality-of-life benefits and reduced travel expenditure, supporting long-term financial planning.

Unit Typology and Spatial Design

The development comprises spacious three-bedroom flats with two bathing facilities, designed to accommodate modern living requirements across multiple household compositions. With an area of approximately 1,302 square feet per unit, these homes offer generous room configurations suitable for young families, upgraders transitioning from smaller units, or investor-led multi-generational household strategies. The efficient floor plates typical of Yishun estates maximise usable living areas whilst maintaining logical circulation patterns that appeal to practical-minded buyers.

Two-bathroom layouts reflect contemporary preferences for household convenience and privacy, particularly valuable in developments targeting mid-tier and upper-mid-tier buyer segments. The scale of these homes also supports flexible usage scenarios, from home-based working arrangements to rental subdivision strategies for investment-focused owners.

Neighbourhood Amenities and Community Infrastructure

Yishun is renowned for its comprehensive facility ecosystem spanning retail, dining, healthcare, and leisure. The neighbourhood hosts multiple shopping centres, hawker complexes, and supermarket chains within walking distance, supporting daily convenience without reliance on vehicular transport. Educational facilities, including primary schools and secondary institutions, are well-distributed throughout the estate, making it particularly attractive to young families with dependent children.

Healthcare services, including Khoo Teck Puat Hospital and numerous polyclinics and private medical practices, reinforce Yishun's appeal as a family-oriented neighbourhood. Community centres, sports complexes, and recreational green spaces underscore the region's commitment to holistic resident wellbeing, contributing to estate resilience and sustained property demand over generational cycles.

Market Positioning and Pricing Strategy

Properties at 161 Yishun Street 11 are positioned at competitive price points, from S$699,000, reflecting the balance between location quality, unit size, and estate maturity. This pricing tier targets first-time buyers seeking entry into the property market without excessive leverage, upgraders transitioning from smaller urban units, and conservative investors prioritising steady yields over speculative capital appreciation. The price-to-area ratio remains favourable compared to younger estates in outer ring zones, compensated by superior transport connectivity and established social infrastructure.

The development's pricing stability, supported by consistent market demand and limited new supply competing in this specific configuration, provides buyers with predictability in financial planning and resale value trajectories. For owner-occupiers, this stability reduces refinancing risk over a 30-year mortgage tenure, whilst for investors, it underpins sustainable rental yield scenarios.

Investment Thesis and Rental Yield Considerations

For investors considering 161 Yishun Street 11 as a rental-focused acquisition, the estate's maturity and transport connectivity support consistent tenant demand across professional and family-based segments. Three-bedroom HDB units in established estates with MRT proximity typically achieve gross rental yields between four and five percent, reflecting the balance between achievable monthly rental income and acquisition costs. Strong transport links to employment hubs mean professional renters actively seek properties near Yishun MRT, supporting rental rate stability and occupancy certainty.

The predictable nature of HDB rental markets, underpinned by regulated lease terms and standardised unit specifications, reduces revenue volatility compared to private residential alternatives. For investors building balanced portfolios, this stability represents meaningful downside protection, particularly in economic cycles characterised by reduced private sector demand.

Buyer Segmentation and Suitability Assessment

First-time buyers seeking to enter the property market find 161 Yishun Street 11 particularly relevant, offering spacious accommodation at accessible price points with minimal renovation requirements. The established neighbourhood reduces surprises in lifestyle quality, whilst proximity to schools and amenities supports young family considerations. For upgraders relocating from smaller units in central or core zones, the additional space at modest premium costs represents compelling value, particularly when combined with lower mortgage rates negotiable on established HDB assets.

Conservative investors prioritising steady yields and minimal management overhead benefit from the estate's rental consistency and tenant stability, particularly professionals commuting to multiple MRT-served destinations. High-net-worth individuals seeking alternative portfolio diversification, though not the primary demographic, may consider sub-$1 million HDB assets as yield-generating infrastructure complementing broader real estate allocations.

Financing and Loan-to-Value Considerations

At price points around S$700,000, HDB units at 161 Yishun Street 11 remain within mortgage-friendly bands where standard loan-to-value ratios of 80-90% apply, translating to required down payments of S$70,000-140,000. Total Debt Service Ratio requirements for most working professionals remain comfortably achievable, with monthly mortgage payments manageable within standard household budgets across dual-income family structures. This financial accessibility maintains broad buyer appeal without compelling over-leverage, supporting sustainable home ownership outcomes.

Refinancing flexibility improves significantly below the S$1 million threshold, enabling investors to restructure debt as interest rate environments shift or income profiles evolve. For owner-occupiers planning long-term tenure, the psychological benefit of manageable monthly outgoings enhances residential satisfaction and stability.

Additional Buyer's Stamp Duty and Second-Property Implications

Purchasers acquiring 161 Yishun Street 11 as a second residential property must factor in Additional Buyer's Stamp Duty at 20% of the purchase price, a significant acquisition cost consideration for investors or households trading up from existing owned properties. This impost materially increases true acquisition costs, requiring S$140,000 in additional duty on a S$700,000 purchase, and should inform investment return scenarios and comparative analysis against rental income expectations. Owner-occupiers upgrading from HDB units qualify for exemptions under certain tenure-based criteria, though professional tax advice remains essential given individual circumstance variability.

Strategic timing around ABSD liability, particularly for investors managing portfolios across multiple properties, warrants careful consultation with financial advisors and legal practitioners to minimise unintended tax exposure.

Future District Supply and Demand Dynamics

The Yishun planning area has reached maturity in terms of new HDB supply, with most available land committed to non-residential or mixed-use developments. This supply constraint supports stable property values across existing estates, reducing downside risk from oversupply. The northern corridor's ongoing strategic importance for employment and residential distribution ensures sustained demand, bolstered by Transport Minister initiatives expanding regional connectivity beyond existing MRT corridors.

Demographic trends indicating increased family-household formation across professional age cohorts support sustained rental demand in established estates offering school access and neighbourhood stability, positioning 161 Yishun Street 11 advantageously within longer-term appreciation scenarios.

Comparative Estate Analysis and Market Positioning

Within the immediate Yishun locality, comparable estates including Yishun Ring Road, Rosyth Road, and Chong Boon developments compete for similar buyer demographics, though 161 Yishun Street 11's established reputation and MRT-proximate positioning provide differentiation. Price-per-square-foot metrics remain competitive relative to newer developments in outer zones, whilst transaction velocity and repeat buyer confidence demonstrate sustained market acceptance. Estate management quality and facility maintenance standards have proven consistent, supporting resale market confidence and rental tenant attraction.

Buyers comparing options across the Yishun precinct would benefit from floor-level and stack position analysis, with mid-level units balancing lift waiting times against potential air quality and noise considerations, whilst higher-level units command modest premiums reflecting improved views and privacy perceptions.

Frequently Asked Questions

What rental yield can investors realistically expect from acquiring a three-bedroom unit at 161 Yishun Street 11?

Properties at 161 Yishun Street 11 typically achieve gross rental yields between 4.0% and 5.0%, reflecting the estate's established reputation, transport connectivity, and consistent tenant demand from professionals commuting to multiple MRT-served employment zones. A S$700,000 acquisition generating monthly rental income of S$2,300–2,900 supports this yield range, which remains competitive within the HDB market for apartments with dual MRT accessibility and established neighbourhood amenities. Investors should model net yields after factoring in property tax, maintenance contributions, and potential vacancy periods, which typically amount to 15–20% of gross rental income, resulting in net yields of approximately 3.2–4.2%, suitable for conservative portfolio allocation strategies seeking steady returns over ten-year-plus holding periods.

How does 161 Yishun Street 11 compare in price-per-square-foot to recent HDB transactions in comparable Yishun precincts?

Recent transactional data across Yishun estates indicates market prices ranging from S$520–570 per square foot for comparable three-bedroom units, positioning 161 Yishun Street 11 at approximately S$536 per square foot—aligned with recent market consensus and reflecting its MRT proximity and established amenity profile. Comparable developments in adjacent Rosyth or Chong Boon precincts transact at similar price-per-square-foot multiples, with minor variations driven by specific stack positions, floor levels, and renovation status of individual units. First-time buyers benchmarking this development against outer-zone alternatives will observe premium pricing, typically 10–15% higher per square foot, attributable to superior transport accessibility and school-zone positioning, making value assessment dependent on individual prioritisation of convenience factors versus absolute acquisition cost minimisation.

What is the Additional Buyer's Stamp Duty impact for second-property purchasers at 161 Yishun Street 11, and how should investors factor this into return calculations?

Singapore Citizens acquiring 161 Yishun Street 11 as a second residential property face Additional Buyer's Stamp Duty at the current rate of 20% of purchase price, resulting in S$140,000 in duty payable on a S$700,000 acquisition—a material cost that elevates true acquisition expenditure to S$840,000 and directly impacts net return scenarios. For investor-led acquisitions, this 20% ABSD impost effectively reduces achievable capital appreciation timelines by 24–36 months, requiring higher rental yields or extended holding periods to justify investment decisions relative to first-property-buyer profiles facing nil ABSD liability. Owner-occupiers upgrading from existing HDB tenancies should confirm eligibility for tenure-based ABSD exemptions through professional tax consultation, as qualifying conditions may defer or eliminate this liability and materially improve financial outcomes for upgrading households.

Is lease decay a concern for purchasers at 161 Yishun Street 11, and how will it affect long-term resale value?

161 Yishun Street 11, as a mature HDB estate, comprises predominantly 99-year leasehold units where lease decay becomes a material resale consideration beyond the 70-year mark, though current units in this estate retain substantial lease periods supporting robust buyer demand for the next 15–25 years. Purchasers acquiring units currently retaining 70+ years of lease tenure face manageable decay trajectories, with Singapore's en bloc re-development policies and HDB lease-renewal frameworks providing pathways to mitigate terminal lease risk for qualifying developments. Conservative buyers prioritising minimal future uncertainty should verify exact lease remaining via HDB records before acquisition, as units with fewer than 60 years remaining warrant substantive price negotiation reflecting eventual refinancing or redevelopment scenarios. Investors should model lease decay as a time-value consideration, assuming moderate capital appreciation for 12–15 years followed by value stabilisation as lease tenure approaches 60-year thresholds.

How significantly does proximity to Yishun MRT Station (NS13) influence capital appreciation and rental demand for 161 Yishun Street 11?

The seven-minute walking distance to Yishun MRT Station (NS13) represents a primary value driver for 161 Yishun Street 11, elevating desirability across commuter, family, and investor segments by reducing transport costs and enabling sub-30-minute journeys to multiple employment and educational centres across the island. Historical transaction data across Yishun demonstrates that estates within 500–600 metres of the station command 12–18% price premiums relative to comparable units situated 1.2–1.5 kilometres away, reflecting quantifiable buyer preferences for MRT accessibility. For rental markets, MRT proximity sustains consistent tenant demand across economic cycles, with professional renters actively seeking units reducing daily transport expenditure, thereby supporting rental rate stability and occupancy certainty that characterises strong-yield investments. Long-term capital appreciation outcomes remain reinforced by Transport Ministry expansion initiatives and reverse-commute infrastructure development, positioning MRT-proximate assets advantageously within decadal appreciation scenarios.

Which buyer profiles are most suitable for 161 Yishun Street 11, and what specific advantages does the development offer each segment?

First-time homebuyers benefit substantially from 161 Yishun Street 11's established neighbourh reputation, spacious three-bedroom configuration, and accessible S$699,000+ price points, enabling entry to owner-occupancy with minimal renovation risk and predictable neighbourhood evolution, whilst proximity to schools and amenities supports family planning horizons. Upgraders transitioning from smaller central or core HDB units find compelling value in the additional space and sustained MRT connectivity, particularly when mortgage serviceability improves through equity releases from previously owned properties, making the transition financially manageable within standard TDSR parameters. Conservative investors seeking steady 4–5% gross yields prefer 161 Yishun Street 11's established rental market consistency and low management overhead typical of HDB assets, particularly within portfolios emphasising income stability over speculative appreciation. Affluent households considering modest-value diversification within real estate portfolios may acquire units as alternative asset-class exposure, though this demographic represents a minority buyer profile within established HDB estates.

What are Total Debt Service Ratio and financing headroom implications for typical purchasers at 161 Yishun Street 11 price points?

At S$700,000 acquisition prices, standard 25-year mortgage financing results in monthly capital-and-interest payments of approximately S$3,500–3,800 at prevailing rates of 3.0–3.5%, positioning affordability favourably for dual-income professional households earning combined monthly salaries of S$12,000–15,000, where TDSR obligations remain within regulatory maximums (60% for most loan profiles). First-time buyers with high household income and stable employment benefit from optimal financing ratios, often accessing loan-to-value ratios of 90%, minimising required down payment capital and preserving liquidity for renovation and furniture expenditure. Income-constrained or self-employed purchasers may encounter stricter lending criteria and reduced loan-to-value offerings (75–80%), requiring S$140,000–175,000 down payments but maintaining manageable monthly outgoings within household budgets. Investors purchasing as rental-income-generating assets should model monthly costs inclusive of property tax (approximately S$480 annually, or S$40 monthly), maintenance contributions, and void periods, ensuring gross rental yields of 4.5%+ support positive cash-flow scenarios and service-ratio compliance within lending frameworks.

How does 161 Yishun Street 11 compare to competing neighbouring estates like Yishun Ring Road or Chong Boon in terms of value and amenities?

Immediate competitive estates including Yishun Ring Road and Chong Boon developments offer comparable three-bedroom configurations at marginally different price points (typically S$680,000–730,000 across recent transactions), though 161 Yishun Street 11 maintains pricing parity due to equivalent MRT accessibility and established reputation, with differentiation primarily driven by specific stack, floor, and renovation characteristics rather than estate-level distinctions. All three precincts share comparable amenity ecosystems encompassing shopping centres, hawker facilities, and educational institutions, reducing meaningful lifestyle differentiation for new occupants; however, transaction velocity and repeat buyer confidence favour 161 Yishun Street 11 marginally, reflecting consistent estate management and maintenance standards. Buyers evaluating competing options should conduct unit-by-unit floor-plan comparisons and site inspections, as individual stack positioning and facade orientation create meaningful value variation within estates, often outweighing broader estate-level considerations. Price negotiation opportunities vary by market timing and vendor motivation across these competing precincts, making comparative shopping essential for cost-conscious buyers, though long-term appreciation trajectories remain remarkably similar across all Yishun estate options.

Which floor levels or unit stacks at 161 Yishun Street 11 offer optimal value without compromising desirability and resale potential?

Mid-level units occupying floors four through eight represent optimal value positioning at 161 Yishun Street 11, balancing lift-waiting-time inconvenience associated with lower floors against modest price premiums commanded by higher-level units reflecting improved views and privacy perceptions; these intermediate stacks typically transact at S$5,000–8,000 discounts relative to ninth-plus-floor positioning. Ground-floor and first-level units warrant careful consideration, as proximity to common areas and potential moisture ingress from maintenance water create valuation haircuts of 8–12% relative to mid-level comparables, though buyers prioritising convenience over resale premium may find acceptable value in these positions. Premium higher-floor units (floors 12+) command price increments of 3–5% reflecting enhanced ventilation, natural light, and psychological status perception, supporting resale demand primarily among owner-occupiers and less-price-sensitive investors; these premiums rarely justify acquisition for yield-focused investors given rental parity across floor levels. Estate orientation and facade direction (north-facing versus south-facing) influence natural light and ventilation substantially, potentially justifying S$10,000–15,000 price variations independent of floor level, warranting individual unit inspection prior to acquisition commitment.

What does the future supply pipeline look like in the Yishun precinct, and how will new developments affect 161 Yishun Street 11 resale values?

The Yishun planning area has achieved substantial maturity in residential HDB supply, with most available land committed to non-residential, mixed-use, or subsidiary facilities development, meaning no imminent large-scale HDB supply competition is anticipated within the next 10–15 years from Urban Redevelopment Authority planning documents. This supply constraint inherently supports stable property valuations across existing estates, reducing downside risk from oversupply pressures that characterise younger outer-zone precincts experiencing concurrent development cycles. The Ministry of National Development's focus on northern corridor enhancement through transport, employment hub development, and mixed-use intensification maintains sustained demand for established residential assets in Yishun, as demographic and employment trends drive consistent household formation across professional cohorts. Buyers acquiring 161 Yishun Street 11 benefit from this supply-demand imbalance, supporting appreciation potential and rental consistency compared to developments within pipeline-rich zones where new-supply-related pricing pressure may emerge within planning cycles, making this development attractive for long-term ownership horizons exceeding ten years.

[For Sale] Hdb Flat At 161 Yishun Street 11 — From S$699K