Type

Units

Min Area

Price Range

2 BR

700 sqft

S$3,400/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,400.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$680 on this acquisition.
Located 14 min (1.21 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.

176 Bishan Street 13: A Practical HDB Home in Central Singapore

176 Bishan Street 13 represents a solid residential option within Bishan's established public housing landscape. Located in one of Singapore's most mature and well-serviced planning areas, this development offers straightforward accommodation for families, upgraders, and investors seeking accessible entry into the HDB market without the premium associated with newer launch developments.

The development sits within Bishan, a district renowned for its blend of residential stability, educational institutions, and commercial vibrancy. Residents enjoy proximity to a broad array of amenities including shopping centres, food establishments, medical facilities, and recreational spaces that have accumulated over decades of urban planning. The neighbourhood atmosphere reflects its established character—mature, predictable, and integrated into Singapore's broader commuting and lifestyle networks.

Location and Connectivity

Positioned approximately 14 minutes' walking distance from NS17 Bishan MRT Station, 176 Bishan Street 13 benefits from direct Mass Rapid Transit access on the North-South Line. This connectivity proves particularly valuable for professionals commuting to the Central Business District, Marina Bay, or other employment concentrations along the North-South corridor. The MRT station itself serves as a major transport interchange, connecting onward to bus services and secondary arterial roads that extend reach across northern and central Singapore.

For drivers, the location offers reasonable access to major expressways including the Central Expressway and Kallang-Paya Lebar Expressway, enabling quick dispatch to business parks in Bukit Timah, Changi, and Jurong. This flexibility appeals to working professionals who may split time between office-based and remote arrangements, as well as to those requiring vehicle access for business or family activities.

The HDB Market Context

HDB flats in Bishan have historically performed as stable, predictable investments. The maturity of the neighbourhood means rental demand remains consistent, driven by proximity to MRT, employment accessibility, and the neighbourhood's family-friendly character. Unlike newer developments on the urban periphery, 176 Bishan Street 13 exists within an already-established rental ecosystem, where tenant profiles are well-defined and demand patterns are relatively stable.

The development's positioning in the mid-range of Bishan's housing stock—neither the oldest stock requiring significant renovation nor the newest launches commanding maximum premiums—creates a balanced value proposition. Buyers and investors weighing entry cost against long-term utility and income potential find this middle ground compelling, particularly in a district where fundamental demand drivers (schools, transport, amenities) are unlikely to diminish.

Unit Types and Configuration

The development comprises units with varied bedroom and bathroom configurations, accommodating different household structures and investor preferences. Smaller units appeal to first-time buyers, young couples, and investors targeting the rental market for single professionals or young families. Larger configurations suit established families, multi-generational households, or investors seeking higher absolute rental income. Built area typically ranges from approximately 700 square feet upwards, providing adequate space for comfortable daily living without the footprint of larger suburban properties.

Rental and Investment Considerations

HDB flats in Bishan have demonstrated modest but reliable rental yields, typically in the 2.5% to 3.5% range depending on unit type, condition, and exact location within the neighbourhood. Investors should recognise that HDB rental markets reward practical, cost-conscious units positioned near transport and amenities—precisely the characteristics 176 Bishan Street 13 exhibits. The presence of the Bishan MRT Station nearby supports tenant demand from professionals seeking convenient commuting without vehicle ownership, whilst the neighbourhood's schools attract young family renters.

Entry pricing for units at this development typically ranges from the lower to mid-$300,000s, permitting investors to achieve positive cash flow after mortgage servicing at current interest rates. A purchaser acquiring a second HDB flat for investment purposes should account for Additional Buyer's Stamp Duty at the current rate of 20%, which materially increases the acquisition cost and therefore influences yield calculations and overall return profiles.

Lease Tenure and Long-Term Value

HDB flats operate under 99-year leasehold tenure from their initial grant date. Purchasers acquiring 176 Bishan Street 13 should confirm the exact year of the original grant to calculate remaining lease duration, as this directly impacts both financing terms and future resale value. Banks typically offer mortgage periods calibrated to remaining lease, and significant lease decay—particularly below 80 years—can constrain buyer pools and dampen capital appreciation. The development's age relative to its original grant date therefore merits careful assessment as part of any purchase decision.

Buyer Profiles and Suitability

First-time buyers appreciate the accessibility of Bishan HDB pricing relative to private condominiums, combined with established neighbourhood character and proven MRT connectivity. Young upgraders trading up from smaller units find the spaciousness and amenity spread compelling relative to the modest additional cost. Owner-occupiers seeking rental income from a second property benefit from stable tenant demand and the neighbourhood's long-established reputation. Price-conscious investors focused on yield rather than capital appreciation find the modest entry cost and consistent rental streams aligned with their objectives.

District Supply and Competition

Bishan's HDB stock is mature and substantial, with limited new supply entering the market. This stability supports price consistency and reduces speculative volatility, but also means that acquisition prices are driven by established market benchmarks rather than scarcity premiums. Buyers comparing 176 Bishan Street 13 against nearby HDB developments should assess relative positioning, remaining lease duration, and proximity to subsidiary MRT stations or amenity clusters to identify genuine value differentials rather than cosmetic differences.

Financing and Affordability

HDB flats typically qualify for Housing and Development Board loans as well as commercial mortgages, with loan-to-value ratios and interest rates varying by purchaser profile, citizenship, and loan provider. Buyers should calculate Total Debt Service Ratio headroom based on household income and existing obligations, as serviceability—not merely the availability of financing—determines sustainable purchase. At typical entry price points for this development, households with combined annual income in the $90,000 to $120,000 range should achieve comfortable debt servicing margins whilst maintaining household cash reserves.

176 Bishan Street 13 offers practical, accessible residential living within Singapore's established public housing ecosystem. Its location near the Bishan MRT Station, straightforward unit configurations, and positioning within a mature neighbourhood provide both owner-occupiers and investors with predictable fundamentals and proven demand patterns. Prospective purchasers should conduct thorough due diligence on lease duration, conduct comparative analysis within the Bishan HDB market, and ensure financing calculations reflect their individual circumstances before committing to acquisition.

Frequently Asked Questions

What rental yield can investors realistically expect from units at 176 Bishan Street 13?

HDB flats in Bishan, including this development, historically deliver rental yields between 2.5% and 3.5%, depending on unit size, condition, and specific floor placement. Smaller units (2-bedroom configurations around 700 sqft) typically command monthly rents ranging from S$2,800 to S$3,200, whilst larger variants may attract S$3,200 to S$3,800 monthly. Investors should calculate yields by dividing anticipated annual rental income by the total acquisition cost (including Additional Buyer's Stamp Duty at 20% for second-property purchases by Singapore Citizens), which materially reduces headline returns and should be carefully incorporated into decision-making. The neighbourhood's established rental market and proximity to the Bishan MRT Station provide stable tenant demand, though yields remain modest relative to private residential alternatives and therefore suit income-focused rather than appreciation-focused investment strategies.

How does the per-square-foot pricing at 176 Bishan Street 13 compare to recent HDB transactions in Bishan?

Recent HDB transactions in Bishan for flats of comparable size and condition cluster within the S$480 to S$520 per square foot range, with variations reflecting lease duration, unit age, and proximity to amenities or MRT stations. Units at 176 Bishan Street 13, positioned approximately 14 minutes' walk from Bishan MRT, typically trade within this established band rather than commanding either substantial premiums or discounts. Buyers should assess remaining lease duration as a primary valuation driver—flats with longer remaining leases (80+ years) command stronger per-sqft pricing than those approaching 70-75 years, as financing and resale optionality become constrained. Comparative analysis against other nearby HDB developments should focus on lease decay rates and MRT walking distance as the material differentiators rather than cosmetic variations in unit finishes.

What is the impact of 20% Additional Buyer's Stamp Duty on investment returns for second-property purchases?

For a Singapore Citizen purchasing a second residential property at 176 Bishan Street 13, Additional Buyer's Stamp Duty accrues at the current rate of 20%, materially increasing total acquisition cost and therefore depressing headline investment returns. A unit acquired for S$380,000 incurs ABSD of S$76,000, escalating total entry cost to S$456,000 before accounting for legal fees and other transaction expenses. This 20% duty effectively reduces the effective capital available for future improvements or alternative investments, and substantially extends the break-even period for yield-focused investors who depend upon rental income to service mortgage repayments and cover the ABSD burden. Second-property investors must therefore construct yield calculations based on true all-in acquisition cost rather than the nominal unit price, and should stress-test rental income against vacancy periods and maintenance costs to ensure sustained positive cash flow even as the ABSD burden is gradually amortised over the holding period.

What is the lease decay risk at 176 Bishan Street 13, and how does it affect resale value?

HDB flats operate under 99-year leasehold tenure from their original grant date, and 176 Bishan Street 13's remaining lease duration depends directly on when the initial grant was issued—typically dating from the early 1980s to early 1990s for this neighbourhood cluster. Buyers should establish the exact remaining lease duration, as flats with leases below 80 years begin to experience measurable valuation headwinds, and those below 70 years face significant buyer pool contraction and financing difficulty, as most mortgage providers restrict lending periods to 25-30 years from the borrower's age. Lease decay manifests as accelerating price erosion in the final 20-30 years of a 99-year term, eventually constraining resale to owner-occupier buyers unable to secure financing and thus dampening capital appreciation prospects in the latter portion of an investment holding period. Investors should therefore carefully model when remaining lease might drop below financing thresholds relative to their intended holding period, as this creates a hard constraint on exit value and reinvestment opportunities.

How does proximity to Bishan MRT Station affect property demand and capital appreciation at this development?

Proximity to mass rapid transit consistently supports HDB price stability and rental demand, and the 14-minute walking distance from NS17 Bishan MRT Station positions 176 Bishan Street 13 within the optimal range for commuter convenience without commanding extreme scarcity premiums. Flats within 10-15 minutes' walk of major MRT stations attract broader buyer and renter pools, as working professionals prioritise transport accessibility and the Bishan MRT Station provides direct access to the North-South Line connecting to the CBD, Marina Bay, and employment clusters across central Singapore. This accessibility foundation has historically provided Bishan HDB flats with relative price stability through economic cycles, as fundamental demand from commuters and families remains resilient even as speculative froth subsides. However, buyers should recognise that whilst MRT proximity supports rental yield and baseline resale liquidity, the neighbourhood's maturity and limited new supply mean capital appreciation is modest compared to peripheral greenfield developments, and investment returns are therefore driven substantially by income yield rather than lease revaluation or neighbourhood transformation.

Which buyer profiles—first-timers, upgraders, HNW investors, or owner-occupiers—find 176 Bishan Street 13 most suitable?

First-time buyers benefit from the accessible entry pricing (typically in the S$320,000–S$400,000 range depending on unit type), established neighbourhood character, and straightforward mortgage approval processes for HDB flats, which offer superior loan-to-value ratios compared to private residential alternatives. Young upgraders trading from smaller units appreciate the spaciousness of 2-bedroom configurations and the proven rental demand, enabling future conversion to an investment property if family circumstances shift. Owner-occupiers prioritise the stable neighbourhood, proximity to schools and amenities, and predictable costs, finding the HDB ecosystem well-suited to medium-term residential stability without speculative risk or lifestyle uncertainty. Price-conscious investors focused on yield rather than capital appreciation align well with Bishan HDB fundamentals, as the neighbourhood offers consistent 2.5–3.5% rental returns without requiring lease-holding speculation or district transformation bets. However, high-net-worth investors typically view HDB properties as secondary portfolio holdings or legacy assets rather than primary opportunities, given the modest per-unit rental income and the capital efficiency available through larger private residential or commercial real estate acquisitions.

What TDSR headroom should buyers model when financing at 176 Bishan Street 13's typical price points?

Total Debt Service Ratio (TDSR) limits in Singapore typically cap mortgage repayment and other fixed obligations at 60% of gross monthly household income, and buyers should stress-test affordability conservatively at this threshold rather than assuming lender flexibility. A unit at 176 Bishan Street 13 acquired for S$360,000 with a standard 25-year HDB mortgage at current rates (approximately 3.0–3.5%) entails monthly principal and interest of roughly S$1,650–S$1,750, and when combined with property tax, town council charges, and other outstanding debts, total TDSR for a household with combined monthly income of S$7,500 consumes approximately 28–32% of serviceability capacity. This leaves meaningful headroom for temporary income disruption, interest rate increases, or unexpected household expenses, positioning borrowers comfortably within prudent risk parameters. Buyers with combined household income below S$6,500 monthly, or with existing personal loans or credit card obligations, should anticipate tighter financing margins and may require enhanced savings buffers or spousal income contributions to secure comfortable serviceability at typical development pricing.

How does 176 Bishan Street 13 compare competitively to nearby HDB developments in Bishan?

Bishan's HDB stock is substantial and mature, with multiple developments clustered throughout the neighbourhood and competing on the basis of lease duration, unit size, floor level, and MRT proximity rather than cosmetic finishes or brand reputation. A buyer considering 176 Bishan Street 13 should conduct comparative analysis by examining recent transaction data for similar-sized units at competing developments such as Block 165, Block 169, or Block 170 in Bishan, paying particular attention to remaining lease duration (as this drives material valuation differentials) and walking distance to MRT stations or neighbourhood amenity clusters. Pricing differentials typically reflect lease decay stages and MRT accessibility rather than fundamental neighbourhood differences, as all Bishan developments benefit from the same schools, shopping centres, and community facilities. Investors should therefore focus comparative analysis on lease milestones (approaching 80 years, 70 years, or 60 years remaining) and the precise MRT walking time, as these factors create genuine valuation boundaries, whilst aesthetic or superficial variations in unit finishes have minimal impact on rental yield or resale value.

Are certain floor levels or unit stacks at 176 Bishan Street 13 better positioned for value retention?

Mid-level units (floors 7–15) at HDB developments typically command slight premiums over ground-level flats (flood risk, noise, security perception) and top-floor units (water tank proximity, weather exposure), and this pattern holds across the Bishan neighbourhood. Lower-level units, while less desirable for owner-occupiers concerned with privacy and natural light, often attract investors seeking rental appeal to price-conscious tenants, potentially delivering marginally higher gross rental yields despite modest per-sqft pricing discounts. Corner and wing units offer superior natural light and cross-ventilation, creating modest premiums in buyer perception that translate to improved rental attractiveness and faster tenant placement, benefiting longer-term investment strategies. Buyers should recognise that within a mature neighbourhood like Bishan, floor-level preferences remain relatively consistent, and investors should prioritise practical factors such as corner orientation, proximity to lifts, and view clarity over speculative bets on future floor-level revaluation. Resale and rental velocity tend to benefit more from broader development factors—remaining lease duration, MRT proximity, overall supply/demand balance—than from subtle floor-level variations.

What future supply pipeline exists in Bishan, and how might it affect property values at 176 Bishan Street 13?

Bishan is a mature, fully developed neighbourhood with limited government HDB new supply entering the market in the medium term, as the Housing and Development Board's recent building pipelines have concentrated on expansion areas such as Punggol, Yishun, and peripheral zones. This supply constraint provides stability and prevents speculative oversupply from depressing Bishan HDB valuations, though it also limits upside from supply-driven scarcity dynamics seen in emerging precincts. Private residential developments in Bishan have historically proven sparse due to land constraints, meaning the neighbourhood remains firmly embedded within the HDB-centric housing market with limited conversion or gentrification pressure from high-rise condominiums. The absence of transformative supply-side catalysts suggests that 176 Bishan Street 13 will continue to perform as a stable, income-yielding asset with modest capital appreciation prospects driven by broader economic factors rather than neighbourhood-specific supply constraints or enhancement initiatives. Buyers should therefore position their investment case around consistent rental yield and reliable resale liquidity rather than speculative appreciation, as Bishan's maturity and supply-limited status create predictability beneficial to patient owner-occupiers and yield-focused investors, but limited upside for those seeking dramatic capital revaluation.

[For Rent] Hdb Flat At 176 Bishan Street 13 — From S$3,400