Type

Units

Min Area

Price Range

Other

90 sqft

S$1,350/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,350.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$270 on this acquisition.
Located 12 min (1.01 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.

172 Bishan Street 13: A Mature HDB Development in Singapore's Bishan Estate

Situated in the heart of Bishan, 172 Bishan Street 13 represents a well-established residential address in one of Singapore's most sought-after public housing estates. The development sits within a thriving neighbourhood characterised by family-oriented infrastructure, local amenities, and reliable access to major employment nodes across the island. Bishan has long been recognised for its balanced combination of affordability, connectivity, and quality of life, making it an enduring choice for various buyer demographics.

The property's location places it approximately 1.01 kilometres from Bishan MRT Station (NS17), a distance equivalent to roughly a 12-minute walk. This proximity to the North-South Line is a material advantage for daily commuters, particularly those travelling to the City Centre, Jurong East, or northern corridors. The MRT connectivity significantly enhances the appeal of units within the development, as it reduces commute friction and increases the pool of potential tenants for investors seeking reliable rental income.

Connectivity and Neighbourhood Character

Bishan's position as a regional transport hub extends beyond the MRT line itself. The estate benefits from an extensive bus network serving multiple routes, providing alternative connectivity to areas not directly served by rail. The neighbourhood has evolved into a self-contained residential ecosystem, with hawker centres, wet markets, supermarkets, and shopping malls within walking distance or a short bus ride. For families and long-term residents, this maturity represents genuine convenience rather than marketing hyperbole.

The catchment areas for nearby primary and secondary schools, including several well-regarded institutions, have consistently attracted upgraders and young families to Bishan. Schools such as Bishan Primary School and Bishan Secondary School serve the estate's demographic, and the area's educational infrastructure remains a key factor in sustained demand. For parents prioritising school accessibility, properties in this location offer genuine logistical advantages.

Investment and Rental Potential

Units at 172 Bishan Street 13 appeal to investor-owner occupiers and pure rental investors alike, given Bishan's established rental market. The estate attracts working professionals who prefer short-term rentals whilst establishing themselves in Singapore, as well as relocating expatriate families seeking affordable, comfortable accommodation near MRT access. The compact unit sizes typical of this development are particularly attractive to this cohort, as they command steady demand without requiring premium pricing.

Rental yields in Bishan have historically remained competitive within the HDB segment, supported by consistent tenant demand driven by the estate's transport connectivity and established amenities. Properties positioned near MRT nodes tend to command slightly higher monthly rental rates, a premium that reflects genuine commute-time savings. For buyers considering this development as an income-generating asset, the proximity to Bishan Station is therefore a material factor in assessing long-term yield stability.

Buyer Suitability and Financing Considerations

The development's unit configurations make it particularly suitable for first-time homebuyers entering the HDB market, as well as downsizers transitioning from larger properties. First-timers benefit from Housing Development Board (HDB) grants and concessional financing terms, which effectively reduce acquisition costs and improve effective yield on invested capital. The compact footprint and established MRT connectivity address the practical requirements of younger buyers prioritising location and transport over space.

For upgraders moving from smaller units to larger configurations, properties in the Bishan estate offer an intermediate stepping stone with proven resale liquidity. The established neighbourhood character and transport links provide confidence that capital deployed into the property will retain value over holding periods of five to ten years. Second-property buyers should note that Additional Buyer's Stamp Duty at the current rate of 20% applies to residential property purchases beyond the first, a consideration that materially affects net acquisition costs and overall investment returns.

Lease Tenure and Long-Term Asset Stability

HDB properties in Bishan typically carry 99-year lease tenures, reflecting the standard lease framework under which public housing has been granted since the estate's development. Buyers should understand that as leases decay—particularly below 80 years remaining—resale values and refinancing options may be constrained by lending policies and buyer pool preferences. However, at the current age of the Bishan estate, remaining lease periods remain within the band where market demand and financing access remain stable, though this dynamic will gradually shift across the portfolio.

For buyers planning to hold properties long-term or as part of multi-generational housing strategies, the lease tenure at the point of purchase should be verified and factored into total cost of ownership calculations. The long-term value proposition of Bishan properties benefits from their established infrastructure and transport credentials, factors that historically have supported steady capital preservation even as lease decay approaches critical thresholds.

Comparative Market Position

Bishan occupies a middle tier within Singapore's HDB market in terms of pricing, offering a balance between affordability and location prestige. Competing estates in proximity—such as Ang Mo Kio to the north and Thomson to the east—present alternative options with subtly different connectivity profiles and neighbourhood characters. Properties in Bishan typically trade at price per square foot levels that reflect the estate's maturity, transport credentials, and stable demand, positioning it as a value-conscious choice without the premium pricing of newer downtown developments.

The comparative strength of Bishan's HDB market relative to newer estates lies in its proven tenant market and consistent capital appreciation track record, rather than speculative upside. For buyers seeking stability and yield predictability over capital gains, this characteristics profile is often preferable to purchasing in emerging estates where tenant markets remain uncertain and capital values more volatile.

Future Supply and Neighbourhood Evolution

The Build-to-Order (BTO) pipeline in the broader Bishan area and adjacent planning zones will continue to influence long-term supply dynamics and pricing trajectories. However, the mature nature of the Bishan estate means that new supply is limited, a structural feature that supports underlying demand for secondary market units. As new estates and developments emerge further north and east, Bishan's proximity to the City Centre and established infrastructure position it as a stable, lower-volatility holding relative to frontier estates.

Buyers considering this development as a long-term investment should factor in the estate's maturity as a stabilising rather than growth-oriented characteristic. The established amenity base and transport connectivity provide genuine utility and rental demand, even as the estate's population gradually ages and new developments elsewhere attract marginal supply.

Frequently Asked Questions

What is the estimated rental yield for units at 172 Bishan Street 13 if purchased as an investment?

Rental yields for HDB properties in Bishan typically range between 3% and 5% annually, depending on unit configuration, exact lease remaining, and current market rental rates. Units positioned near the MRT station tend to command slightly higher monthly rents—approximately 5–10% above estate averages—due to commute convenience, which translates to a modest uplift in gross yield. However, investors must account for maintenance fees, conservancy charges, and potential periods of vacancy when calculating net yield; in practice, net yields typically fall between 2.5% and 4% after these deductions. The estate's mature demand profile from working professionals ensures relatively stable tenant retention, though yields are not as aggressive as in emerging estates with higher rental growth trajectories.

How does the price per square foot at 172 Bishan Street 13 compare to recent HDB transactions in Bishan?

Bishan HDB properties have historically traded at price-per-square-foot levels ranging from approximately S$800 to S$1,100 depending on unit age, lease remaining, and exact MRT proximity. Units at 172 Bishan Street 13, given the estate's maturity and established MRT connectivity, typically align with mid-to-upper range within that band. Recent secondary market transactions in the Bishan estate suggest pricing has remained relatively stable, reflecting consistent demand but limited speculative upside. Buyers comparing this development against competing Bishan units should focus on lease remaining, floor level, and unit orientation rather than street address alone, as these factors create material 10–15% price variances across the estate.

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

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, applied on top of standard buyer's stamp duty and legal fees. For a property priced at S$500,000, ABSD would amount to S$100,000, a material cost that must be factored into total acquisition outlay and financing requirements. This 20% duty effectively increases the net cost of ownership and reduces after-tax returns for investor-purchasers, making the investment case dependent on achieving sufficient rental yield and capital appreciation to justify the additional friction cost. Buyers should conduct detailed net present value analysis incorporating this 20% duty before committing capital to second-property investments in Bishan or any other estate.

What lease decay risks apply to 172 Bishan Street 13, and how does remaining tenure affect resale value?

HDB properties in Bishan carry 99-year lease tenures from initial grant; current remaining lease at 172 Bishan Street 13 should be verified based on the estate's development year. Properties with leases below 60 years remaining typically experience material resale value compression, as lending institutions reduce LTV ratios and buyer pools narrow significantly. The current Bishan estate remains within the band where mainstream financing remains accessible and buyer demand remains robust, but purchasers should be aware that holding periods of 20+ years will require eventual lease top-up or acceptance of declining values. HDB lease top-ups remain available but are discretionary and subject to HDB criteria; early acquisition of properties with leases in the 90-95 year range provides the longest runway before lease decay becomes a material concern.

How does proximity to Bishan MRT Station (NS17) affect property demand and long-term capital appreciation?

Proximity to MRT stations is one of the strongest structural demand drivers in Singapore's HDB market, and 172 Bishan Street 13's location 1.01 km from Bishan Station (NS17) places it firmly within the 'highly accessible' category. Properties within 1 km of MRT stations typically command 10–15% price premiums over estate averages and enjoy stronger tenant demand from commuters prioritising transport time. The North-South Line (NS17) provides direct connectivity to the City Centre, making Bishan particularly attractive for office workers in the CBD and Raffles Place corridors. Long-term capital appreciation at this development is supported by consistent transport-driven demand, though upside is moderated by the estate's maturity; the development is better positioned for capital preservation and yield than for aggressive capital growth.

Which buyer profiles are best suited to 172 Bishan Street 13, and why?

First-time HDB buyers represent the primary suitable cohort for this development, benefiting from HDB grants, concessional loan rates, and the estate's proven rental market if they later upgrade. Young professionals and small households favour Bishan units due to strong MRT connectivity and established amenity base without requiring premium pricing. Downsizers transitioning from larger properties often select Bishan as an intermediate step, retaining good transport access and neighbourhood familiarity whilst reducing maintenance burden and housing costs. Investor-landlords seeking stable rental yields rather than capital growth also find Bishan attractive, particularly given the consistent demand from working professionals on standard two-year expatriate assignments. High-net-worth buyers seeking speculative capital gains typically overlook Bishan in favour of emerging estates with higher growth potential, making this development less competitive for that demographic.

What Total Debt Servicing Ratio (TDSR) and financing headroom considerations apply at typical price points for this development?

TDSR limits for HDB financing are set at 60% for most borrowers, meaning monthly debt obligations across all loans cannot exceed 60% of gross household income. At typical Bishan price points of S$400,000–S$600,000, monthly loan repayments over 30-year tenures typically range from S$1,500–S$2,500 depending on interest rates and downpayment size. A household with combined gross income of S$5,000 monthly would have TDSR headroom of S$3,000, comfortably accommodating a Bishan property at lower price points but requiring careful structuring at upper price points if other debts exist. Buyers should model affordability under both current interest rates and a stress-tested scenario 1–2% higher, as rate changes materially affect monthly servicing. First-time buyers often have access to HDB loans with concessional rates, improving effective affordability; investors using bank financing face stricter TDSR assessment and higher interest rates.

How does 172 Bishan Street 13 compare to nearby competing HDB estates such as Ang Mo Kio and Thomson?

Ang Mo Kio (north of Bishan) offers similar MRT connectivity via the North-South Line but tends to command slightly higher pricing due to larger average unit sizes and marginally newer development character; however, the premium pricing does not always justify better investment returns. Thomson (east/southeast) represents a newer, more contemporary estate with more recent infrastructure and BTO allocation history, but may carry higher pricing and less-proven tenant market depth compared to Bishan's established profile. Bishan's competitive advantage lies in pricing stability, proven rental demand from office workers, and established secondary market liquidity; buyers prioritising yield stability and lower acquisition cost typically prefer Bishan, whilst those seeking newer amenities and potential capital growth may consider Ang Mo Kio or Thomson despite higher price points. The choice between these estates is ultimately a trade-off between maturity/value and modernity/growth potential.

Which unit stack or floor levels at 172 Bishan Street 13 typically offer the best value proposition?

Mid-level units (floors 4–20) typically offer superior value at HDB estates compared to ground and low-rise units, balancing privacy benefits against lower acquisition cost relative to high-level units with premium views. Units away from lift cores tend to be quieter and better ventilated, often trading at slight premiums justified by improved living quality; conversely, units near lift cores or edge blocks sometimes trade at slight discounts, representing value opportunities for price-conscious buyers willing to accept minor trade-offs. Ground and first-level units attract families with young children or elderly members due to accessibility, but may command 5–10% discounts due to noise and privacy concerns. High-level units (21+) typically command 10–15% premiums for views and perceived prestige, though these premiums often exceed tangible quality of life improvements and represent weaker value for investors prioritising yield over aesthetics. For maximum rental yield and capital efficiency, mid-level units on moderate stacks in east-west facing orientations often provide optimal balance of cost, tenant appeal, and market demand.

What future supply pipeline exists in Bishan and adjacent districts, and how will this affect long-term property values?

Bishan's mature development status means limited new HDB supply within the estate boundaries itself; however, adjacent planning areas including Serangoon, Marymount, and northern Sengkang corridors have active BTO pipelines scheduled for 2025–2027. These new supplies will introduce competitive pricing pressure on secondary market Bishan units, though the extent depends on exact launch timing and pricing of competing developments. Structural long-term demand drivers for Bishan—transport connectivity, established amenity base, and proximity to employment nodes—are unlikely to be materially eroded by new supply in nearby areas. The primary implication for buyers at 172 Bishan Street 13 is that capital appreciation is likely to remain modest in the medium term as new supply enters the market; however, the estate's fundamentals support value stability and consistent rental demand even in a higher-supply environment. Investors should view Bishan as a capital preservation and yield-generation asset rather than a speculative appreciation play.

[For Rent] Hdb Flat At 172 Bishan Street 13 — From S$1,350