Type

Units

Min Area

Price Range

3 BR

904 sqft

S$638K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$638K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$128K on this acquisition.
Located 16 min (1.35 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.

166 Bishan Street 13: A Mature HDB Development in the Heart of Bishan

166 Bishan Street 13 stands as an established housing development in one of Singapore's most sought-after residential districts. Located in the Bishan neighbourhood, this HDB project benefits from its proximity to key transport arteries and a mature community infrastructure that has evolved over decades. The development serves a broad spectrum of buyers—from first-time homeowners seeking entry into the property market, to upgraders looking for additional space, and investors capitalising on the enduring appeal of this established locale.

The neighbourhood's reputation rests on its convenient access to public transport, with NS17 Bishan MRT Station located approximately 16 minutes away on foot. This accessibility has historically supported strong rental demand and reliable capital appreciation across the Bishan precinct, making properties here attractive to both owner-occupiers and those purchasing for long-term investment returns. The maturity of the area ensures that essential services—supermarkets, hawker centres, clinics, and educational institutions—are well established and conveniently distributed.

Spatial Configuration and Unit Variety

Units at 166 Bishan Street 13 are offered with a range of bedroom configurations, accommodating different household sizes and living requirements. With formats spanning from more compact layouts to larger family-oriented floorplans, the development caters to diverse buyer profiles. Each unit is designed with practical living in mind, offering efficient use of space typical of Singapore's HDB designs. The cumulative effect is a mixed-tenure block that attracts households at various life stages, from young couples to multi-generational families seeking their next residential move.

Internal finishes in units here follow standard HDB specifications, with functional bathrooms and serviceable kitchen spaces. The floorplate diversity means potential buyers can select layouts that align with their immediate needs whilst retaining flexibility for future adaptation. Such variety is particularly valuable in a resale market, where buyer choice and unit diversity directly influence transaction velocity and overall block desirability.

Transport Connectivity and Neighbourhood Accessibility

The proximity to Bishan MRT Station positions 166 Bishan Street 13 advantageously within Singapore's broader transport ecosystem. NS17 Bishan, serving the North-South Line, provides direct access to major business districts including the CBD, as well as secondary nodes throughout the island. For commuters, this translates to reliable journey times to employment centres and educational facilities. The walking distance to the station—approximately 16 minutes—remains reasonable and is bolstered by the presence of connecting bus services that serve the immediate vicinity.

Beyond rapid transit, the neighbourhood's street network supports local mobility. Nearby amenities are largely accessible on foot or via short bus journeys, reducing dependency on private transport. This established transport infrastructure has proven durable over time, with no anticipated disruptions to service patterns, making it a stable foundation for both personal transport planning and long-term property valuation.

Market Position and Pricing Context

The development occupies a mid-tier position within the Bishan HDB resale market. Current asking prices across available units reflect the neighbourhood's maturity and the block's access profile. When evaluated on a per-square-foot basis, 166 Bishan Street 13 sits within the range observed for comparable HDB developments in the same district, offering fair value relative to recent transacted comparables. The pricing reflects both the intrinsic appeal of Bishan as a residential locale and the specific merits of the development's location within the broader neighbourhood.

For buyers entering the market or upgrading to larger accommodation, this price tier offers accessibility without compromising on fundamental location quality. The development's position avoids both the premium commanded by new or ultra-prime HDB blocks and the discounted valuations sometimes associated with blocks in peripheral locations, making it a rational choice for those prioritising value and transport convenience in equal measure.

Investment and Rental Yield Potential

From an investment standpoint, 166 Bishan Street 13 appeals to buyers seeking stable long-term capital preservation and moderate rental yield. The mature neighbourhood and proximity to transport have historically supported consistent rental demand from working professionals and young families. Rental yields across comparable HDB blocks in Bishan typically range between 3% to 4% gross, though this varies based on specific unit configuration and market cycle. The development's accessibility and neighbourhood maturity position it favourably for rental seeking, as tenants consistently value convenient transport access and established local amenities.

Investors should note that HDB flats remain subject to the five-year minimum occupation period (MOP) before resale eligibility, and leasehold properties decay in value as the lease tenure diminishes. However, the long-term affordability of HDB housing and the durability of Bishan as a residential destination have historically supported steady capital appreciation across extended holding periods, offsetting the impact of lease decay for patient investors.

Ownership Considerations and Buyer Profiles

First-time buyers will find 166 Bishan Street 13 approachable due to its positioning within the accessible price band and the availability of HDB financing schemes. The neighbourhood's established character and proven safety record appeal to those taking their initial steps into home ownership. Upgraders moving from smaller flats or younger blocks elsewhere will appreciate the breadth of spatial configurations available and the established amenity ecosystem surrounding the development.

Second-property investors must account for the Additional Buyer's Stamp Duty (ABSD) regime, which currently levies a 20% ABSD surcharge on the purchase price for a Singapore Citizen's second residential property acquisition. This material cost must be incorporated into investment return calculations and financing arrangements. Nonetheless, Bishan's enduring appeal and the development's solid fundamentals continue to attract investor interest despite this tax overhead.

Lease Tenure and Long-Term Valuation

All units at 166 Bishan Street 13 operate under standard HDB leasehold tenure of 99 years. Whilst this lease duration is significantly longer than most private residential leasehold terms, buyers should remain mindful that lease decay will gradually impact future resale values as the tenure diminishes beyond the 60-year threshold. This dynamic is inherent to all HDB properties and is reflected in the development's current market pricing. Potential buyers intending to hold for extended periods should factor in the gradual erosion of lease value over decades, particularly if planning to pass the property to the next generation.

That said, HDB flats have historically demonstrated resilience in the secondary market, with buyer affordability and chronic supply constraints supporting value retention despite lease decay. The Bishan location's fundamental appeal suggests the development will remain sought-after even as lease tenure ages.

Comparative Market Standing

When benchmarked against other mature HDB blocks in the Bishan area, 166 Bishan Street 13 performs competitively on transport accessibility, spatial efficiency, and pricing. Nearby competing developments similarly benefit from Bishan MRT proximity and established infrastructure, resulting in a relatively homogeneous competitive set characterised by modest differentiation. This equilibrium typically supports stable pricing and predictable market demand, as buyers' choice between blocks often hinges on minor locational variations rather than substantial amenity gaps.

The block's position within this competitive landscape—neither commanding a premium for superior amenities nor trading at a discount due to comparative weakness—reflects its status as a solid, unremarkable offering within a stable residential market. This neutrality can be viewed positively, as it suggests the development avoids both the volatility associated with premium-positioned properties and the risks inherent to blocks struggling to compete.

Future Outlook and District Planning

Bishan's status as a mature residential district means future supply additions are unlikely to materially alter the neighbourhood's character or valuation dynamics. The district has largely completed its primary development cycle, with zoning predominantly fixed for residential and local commercial use. This supply stability underpins the predictability of the investment case and reduces the risk of unexpected supply shocks that might depress values across competing blocks. The Housing and Development Board's planning frameworks prioritise consolidation and renewal within established estates rather than aggressive new supply introduction, a stance that historically benefits existing properties through supply constraint.

Prospective buyers can therefore approach 166 Bishan Street 13 with reasonable confidence that neighbourhood fundamentals will remain stable over extended holding periods, supporting long-term value retention and gradual appreciation aligned with broader Singapore property market trends.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 166 Bishan Street 13 as an investment property?

Units at 166 Bishan Street 13, positioned within an accessible mid-tier price band in the Bishan HDB resale market, have historically generated gross rental yields of approximately 3% to 4% depending on specific unit configuration, bedrooms, and prevailing market conditions. The development's proximity to NS17 Bishan MRT Station and its location within the mature Bishan neighbourhood support consistent rental demand from working professionals and young families seeking convenient transport access. Prospective investor-buyers should factor in HDB financing costs, property tax, and maintenance contributions when calculating net yield, and must remember that the five-year Minimum Occupation Period (MOP) applies before units become eligible for resale, restricting immediate exit strategies for those purchasing with short-term disposition plans.

How does the price per square foot at 166 Bishan Street 13 compare to recent transacted HDB flats in Bishan?

The development's current pricing reflects the per-square-foot ranges observed across comparable HDB blocks in the Bishan district, positioning it neither at a premium nor at a discount relative to recent secondary market transactions. The Bishan HDB resale market has historically maintained pricing equilibrium across mature blocks with similar transport access and amenity profiles, resulting in modest variation between individual developments. When benchmarking 166 Bishan Street 13 against contemporaneous transactions in the area, the pricing remains competitively aligned with the neighbourhood standard, making it an attractive option for buyers prioritising fair value over speculative premium positioning. Transaction data from recent quarters shows that Bishan HDB flats of comparable size and similar distance from the MRT station have transacted within consistent bands, supporting the development's current market positioning as representative of prevailing district valuations.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase 166 Bishan Street 13 as my second residential property?

If you are a Singapore Citizen purchasing a unit at 166 Bishan Street 13 as your second residential property, you will incur an Additional Buyer's Stamp Duty (ABSD) charge of 20% on the purchase price. This is a material cost that must be factored into your overall investment outlay and financing arrangements; for example, on a property priced at S$638,000, the ABSD would amount to approximately S$127,600, substantially increasing the total acquisition cost. This 20% ABSD surcharge applies across all HDB flats designated as second residential properties for Singapore Citizens and cannot be avoided through structuring or financing strategies. Prospective second-property purchasers should therefore model their investment returns and mortgage serviceability with this tax obligation clearly incorporated into their calculations, as it materially impacts the effective purchase price and debt-to-income ratios relevant to financing approval and long-term yield outcomes.

What is the impact of lease decay on the long-term resale value of a flat at 166 Bishan Street 13?

All units at 166 Bishan Street 13 are offered on a 99-year leasehold tenure, meaning the lease will progressively decay as years pass. HDB lease decay is a well-documented phenomenon whereby property values gradually decline as the remaining lease tenure falls below the 60-year threshold, reflecting buyers' perception of reduced future utility and financing constraints imposed by lending institutions unwilling to advance mortgages on properties with very short remaining tenures. A unit purchased today will experience gradual lease erosion over decades, with the pace of value decline typically accelerating once the remaining lease falls below 60 years. However, HDB properties have historically demonstrated surprising resilience in the secondary market despite lease decay, as chronic housing supply constraints and strong buyer affordability demand have supported price retention across the entire lease spectrum. Bishan's established residential appeal and transport connectivity suggest the development will continue to attract buyers even as lease tenure ages, implying that whilst lease decay remains a long-term consideration for those planning multi-generational ownership, it is less acute a concern for investors and owner-occupiers targeting typical 15 to 30-year holding horizons.

How does proximity to Bishan MRT Station affect long-term capital appreciation and rental demand for 166 Bishan Street 13?

The development's location approximately 16 minutes walk from NS17 Bishan MRT Station has historically been one of the strongest drivers of sustained demand and capital appreciation across Bishan HDB blocks. Properties in close proximity to mass rapid transit nodes command a premium relative to distant alternatives, as the convenience of commuting to employment centres, educational institutions, and leisure facilities translates directly into resident satisfaction and rental appeal. The North-South Line's role as a primary arterial corridor connecting the CBD, financial districts, and secondary business nodes across the island means Bishan MRT Station experiences consistent ridership, supporting stable transport infrastructure and predictable journey times that make the neighbourhood attractive to working professionals. Historical data suggests that HDB blocks within 15 to 20 minutes walk of major MRT stations in mature districts like Bishan have demonstrated superior capital appreciation compared to blocks at greater distances, typically outperforming by 0.5% to 1% annually over longer cycles. This transport premium is expected to persist, as Singapore's land scarcity and transport-oriented development strategy will continue to reward proximity to rapid transit, implying that 166 Bishan Street 13's access profile supports durable long-term value and resilient resale demand across future market cycles.

Is 166 Bishan Street 13 suitable for first-time homebuyers, upgraders, and investors equally, or does it cater better to one profile?

The development serves multiple buyer personas effectively, though with varying degrees of appeal depending on circumstance. First-time homebuyers will find the accessible mid-tier price point, proximity to the MRT, and the availability of HDB financing schemes (including the Housing Grants and concessional loan rates for eligible applicants) particularly attractive, as the development represents an achievable entry point into homeownership without compromising on location fundamentals. Upgraders moving from smaller flats or younger blocks appreciate the breadth of spatial configurations, the established neighbourhood amenity ecosystem, and the proven track record of Bishan as a stable residential location, making the block a rational mid-market choice for those increasing their housing footprint. Investor-buyers view the development through the lens of rental yield stability and long-term capital preservation, with the mature neighbourhood's consistent tenant demand and transport accessibility supporting expectations of 3–4% gross yields and moderate capital growth aligned with broader market trends. However, second-property investors must carefully weigh the 20% ABSD cost against expected returns, a calculation that shifts the risk-return profile compared to owner-occupier purchases. On balance, the development functions as a competent all-purpose residential offering without specialising in any single buyer cohort, making it equally suitable for diverse acquisition motivations.

What debt-to-service ratio (TDSR) and financing headroom should I model when purchasing at 166 Bishan Street 13?

When financing a purchase at 166 Bishan Street 13, buyers must remain within the Monetary Authority of Singapore's (MAS) Debt-to-Service Ratio (TDSR) ceiling of 60%, which caps monthly debt repayments (including the mortgage, other loans, and financial obligations) at 60% of gross monthly income. For a unit priced around S$638,000 (typical of current offerings), financed with a 25-year HDB loan at prevailing interest rates approximating 2.5% to 3%, the annual debt service will be approximately S$25,000 to S$28,000, translating to monthly obligations of roughly S$2,100 to S$2,300 excluding other debts. To remain comfortably within TDSR limits with headroom for existing obligations and contingencies, prospective buyers should target a household gross monthly income of approximately S$4,500 to S$5,000 or higher, depending on pre-existing debt positions. First-time homebuyers may access additional financial flexibility through Housing Grant schemes, which reduce the effective purchase price and consequently lower monthly debt obligations. Second-property purchasers must incorporate the 20% ABSD into total acquisition cost, potentially increasing the loan quantum and debt-service burden unless financing arrangements are adjusted to maintain acceptable TDSR metrics. Buyers are strongly advised to consult with HDB or obtain pre-approval from their intended lender to confirm affordable loan eligibility and monthly payment obligations specific to their income and existing debt profile.

Which competing HDB developments near 166 Bishan Street 13 should I compare before committing to a purchase?

Within the Bishan neighbourhood, several mature HDB blocks offer comparable transport access, spatial configurations, and price positioning, forming the natural competitive set for evaluation. Developments such as blocks within the broader Bishan precinct—including those on Bishan Avenue and neighbouring streets—operate as direct comparables, offering similar distances to NS17 Bishan MRT Station and access to the same local amenity ecosystem. When benchmarking 166 Bishan Street 13 against these alternatives, prospective buyers should evaluate per-square-foot pricing, unit configurations available, floor levels, block age and condition, and any forthcoming estate-wide upgrading initiatives that might enhance future value. The competitive landscape across Bishan HDB blocks is relatively homogeneous, with pricing typically clustered within narrow bands due to comparable transport access and amenity profiles, meaning differentiation often hinges on minor locational nuances, unit-specific factors (such as stack position or views), and subjective neighbourhood preferences rather than substantial competitive advantages. This equilibrium suggests that the choice between 166 Bishan Street 13 and competing blocks is unlikely to hinge on dramatic valuation gaps; instead, buyers should prioritise identifying the specific unit (bedroom count, floor level, and orientation) that best suits their household requirements, as the development-level value proposition is broadly aligned with neighbourhood peers.

Which floor levels or unit stacks at 166 Bishan Street 13 offer the best value proposition?

Within 166 Bishan Street 13, optimal value typically emerges in the mid-level stack positions (roughly floors 4 to 12), which avoid both the marginal elevation and heating effects of high-floor units whilst sidestepping the ground-floor proximity to traffic noise and pedestrian activity that lower stacks experience. Mid-level units tend to command prices fractionally below premium high-floor alternatives whilst delivering comparable amenity profiles, creating a sweet spot for value-conscious buyers prioritising cost efficiency over the prestige premium associated with upper levels. Stack positions facing quieter internal courtyards or with orientation toward secondary streets rather than arterial roads offer acoustic and environmental advantages relative to units with street-facing aspects, often achievable at modest price discounts reflecting buyers' preference for premium orientations and elevated vistas. When evaluating specific units, prospective purchasers should request floor plans and site visit opportunities to assess stack-specific factors including natural light, ventilation, potential noise exposure, and proximity to lift lobbies and common facilities, as these unit-level characteristics can meaningfully impact long-term satisfaction and future resale appeal. The block's age and condition mean that any upcoming estate-wide upgrading initiatives (such as improvements to lift systems, common areas, or facade refurbishment) may provide value inflection opportunities for units purchased before such enhancements materialise, making timing and block-lifecycle awareness additional factors in identifying optimal stack positioning from a value standpoint.

What is the future supply pipeline for HDB flats in the Bishan district, and how might new supply affect 166 Bishan Street 13's long-term value?

Bishan's status as a mature, largely developed residential district means that significant new HDB supply additions are unlikely in the near to medium term, as the Housing and Development Board's planning strategies emphasise infill development and estate renewal within established precincts rather than greenfield expansion in already-occupied areas. The district's zoning is predominantly fixed for residential use, with limited remaining development sites available for conversion to housing, implying that future supply growth will be measured and gradual rather than disruptive. This supply equilibrium typically favours existing properties like those at 166 Bishan Street 13, as chronic Singapore housing supply constraints relative to population growth and household formation trends support pricing power and capital appreciation across the HDB market. Prospective buyers can therefore approach the development with reasonable confidence that supply-driven price deflation is unlikely, and that broader market dynamics will remain supportive of value retention and growth aligned with inflation and general property market trends. However, any potential renewal initiatives within Bishan (such as targeting older blocks for wholesale redevelopment or selective rejuvenation) might modestly impact competitive positioning if younger replacement stock were introduced to the immediate neighbourhood; nonetheless, such initiatives typically enhance rather than diminish area appeal by improving the visual character and amenity profile of the wider estate, indirectly supporting valuations across the broader precinct including 166 Bishan Street 13.

[For Sale] Hdb Flat At 166 Bishan Street 13 — From S$638K