Type

Units

Min Area

Price Range

2 BR

700 sqft

S$3,500/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,500.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$700 on this acquisition.
Located 11 min (960 m) 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.

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

184 Bishan Street 13 represents a well-established public housing development in one of Singapore's most vibrant residential neighbourhoods. Located in the Bishan planning area, this project brings together the appeal of mature estate living with the convenience of being integrated into Singapore's broader urban ecosystem. The development sits within close proximity to Bishan MRT Station on the North-South Line, positioning residents within a highly accessible transport corridor that connects to the wider island network.

The property offerings at 184 Bishan Street 13 cater to a diverse cross-section of buyers and renters. Available units span multiple configurations, providing options for single professionals, growing families, and property investors seeking stable rental returns in a mature market. The units themselves are thoughtfully designed to maximise usable living space, with layouts that accommodate modern lifestyles whilst maintaining the practical efficiency characteristic of well-planned public housing developments.

Location and Transport Connectivity

Situated just over a kilometre from Bishan MRT Station, the development benefits from one of Singapore's most important transport junctions. The North-South Line station serves as a critical interchange, connecting residents to major business districts including the CBD, Marina Bay, and Jurong. This strategic positioning has historically supported strong rental demand and capital growth, as both owner-occupiers and investment-focused buyers recognise the value of premium accessibility.

The Bishan neighbourhood itself has evolved into a self-contained urban village with comprehensive commercial, educational, and recreational facilities. Nearby shopping destinations, hawker centres, and community amenities ensure that residents enjoy a complete lifestyle ecosystem without needing to venture far from their homes. This maturity, combined with reliable transport access, creates an environment where property values have remained relatively stable and tenant occupancy rates consistently strong.

Investment Potential and Rental Market Dynamics

For investors, 184 Bishan Street 13 presents compelling opportunities within Singapore's HDB rental sector. The development's location in a mature estate with established tenant demographics typically generates predictable rental income streams. Bishan attracts a mix of young professionals, relocating expatriates, and families who value the area's balance of convenience, affordability, and community infrastructure. This diverse tenant pool supports consistent demand across different unit types and configurations.

The rental yields available at this development reflect typical HDB market conditions in well-established, MRT-proximate precincts. Investors can expect returns that align with broader Singapore residential property metrics, though individual outcomes depend on unit configuration, floor level, and prevailing market conditions. The relatively affordable entry price compared to private residential alternatives makes HDB properties at 184 Bishan Street 13 particularly attractive for first-time investors building a property portfolio.

Estate Maturity and Infrastructure

As an established development in a mature estate, 184 Bishan Street 13 benefits from decades of infrastructure investment and community development. The surrounding neighbourhood features excellent schools, medical facilities, sports complexes, and recreational parks. Residents have access to the Bishan-Ang Mo Kio Park, one of Singapore's largest parks, which enhances quality of life and contributes to the neighbourhood's desirability.

The maturity of the Bishan estate also means that maintenance standards and facilities management are well-established. HDB developments in this precinct have undergone routine upgrading through various enhancement programmes, ensuring that buildings remain well-maintained and continue to meet modern living standards. This ongoing investment by the Housing and Development Board supports long-term property values and resident satisfaction.

Market Positioning and Comparative Value

Within the broader Bishan property market, 184 Bishan Street 13 competes effectively with other HDB developments in the area. The project's established reputation, proximity to transport, and availability of well-configured units position it as a reliable choice for buyers seeking value in a proven neighbourhood. Compared to private residential properties in the vicinity, HDB units at this address offer substantially better affordability whilst maintaining exposure to the same transport and amenity infrastructure.

The price-to-space ratio at 184 Bishan Street 13 compares favourably to recent transactions in similar Bishan precincts, particularly for investors focused on rental yield rather than capital appreciation. The catchment area has remained consistently popular across economic cycles, suggesting that the development maintains underlying demand resilience.

Suitability Across Buyer Profiles

First-time homebuyers find 184 Bishan Street 13 particularly appealing due to the lower capital outlay required compared to private properties, combined with the security of HDB ownership terms and government backing. The development's mature setting provides immediate access to all essential amenities, eliminating the uncertainty associated with emerging neighbourhoods.

Owner-occupiers upgrading from smaller units appreciate the spacious layouts and flexibility of different configurations, whilst families value the proximity to schools and parks. Property investors benefit from the combination of affordable purchase prices, consistent rental demand, and the stability of an established HDB estate.

Financing and Buyer's Stamp Duty Considerations

Purchasers acquiring a second residential property at 184 Bishan Street 13 should be aware that Additional Buyer's Stamp Duty (ABSD) applies at a rate of 20% for Singapore Citizens. This represents a significant cost component alongside the purchase price and should be factored into overall investment returns and financing calculations. First-time buyers purchasing their primary residence, however, are exempted from ABSD, making such purchases substantially more affordable.

Mortgage financing is typically available for HDB properties at loan-to-value ratios that allow purchasers to manage their debt servicing obligations effectively. The Total Debt Service Ratio (TDSR) framework applies to HDB mortgages, requiring buyers to demonstrate sufficient income to service all existing debt alongside the new mortgage. At typical price points for 184 Bishan Street 13 units, most owner-occupiers and investors with steady employment find financing readily accessible.

Lease Tenure and Long-Term Value Implications

HDB flats at 184 Bishan Street 13 operate under the standard 99-year leasehold tenure, which is the typical structure for Housing and Development Board properties in Singapore. Whilst a 99-year lease represents a significant period, buyers should understand that lease decay gradually impacts property values as the unexpired lease term shortens. However, historical policy and public statements from the HDB indicate a commitment to supporting owners facing lease decay through various enhancement and buyback schemes.

Investors should monitor remaining lease duration when evaluating units, as properties with longer unexpired terms typically command stronger resale values and rental premiums. The lease length becomes an increasingly important factor as the property ages, particularly when marketing to subsequent buyers or refinancing with lenders.

Future Supply and District Outlook

Bishan's status as a fully built-out mature estate means that significant new residential supply within the immediate vicinity is limited. This relative supply constraint has historically supported stable property values, as new entrants to the market must compete for a limited pool of existing units. The neighbourhood continues to benefit from master planning initiatives focused on refreshing facilities and public spaces rather than large-scale redevelopment.

The broader North-East district continues to be a priority growth zone within Singapore's long-term planning framework, with ongoing investment in transport, employment nodes, and lifestyle infrastructure. This structural support for the region enhances the long-term outlook for properties like 184 Bishan Street 13, positioning them well within Singapore's evolving urban landscape.

Conclusion

184 Bishan Street 13 stands as a reliable choice for owner-occupiers and investors seeking exposure to Singapore's mature HDB market. The combination of established location, excellent transport connectivity, established amenities, and accessible pricing creates a compelling proposition across multiple buyer profiles. Whether purchasing as a primary residence, upgrading to larger family accommodation, or building an investment portfolio, this development delivers the fundamentals that have historically underpinned strong HDB performance in mature, well-connected estates.

Frequently Asked Questions

What rental yield can investors expect from units at 184 Bishan Street 13?

Rental yields at 184 Bishan Street 13 typically range between 3.5% and 4.5% gross per annum, depending on unit configuration, floor level, and prevailing market rents. Two-bedroom units in this development have historically attracted stable tenant demand from young professionals and families, supporting consistent occupancy rates. The mature location and proximity to Bishan MRT Station enhance tenant appeal, as renters value accessibility and established amenities. However, actual yields depend on the specific purchase price negotiated and current rental market conditions in the Bishan precinct.

How does the price per square foot at 184 Bishan Street 13 compare to recent Bishan HDB transactions?

Recent transactions in the Bishan HDB market have typically ranged between S$5,500 and S$6,200 per square foot for units of similar age and configuration. Units at 184 Bishan Street 13 have remained competitively priced within this range, reflecting the development's established status and location. The precise price per square foot varies based on unit size, floor level, and facing, with higher floors and unobstructed views commanding premiums. Investors and owner-occupiers should compare recent sales data from comparable Bishan developments to validate pricing relative to current market conditions.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a second residential property purchase at 184 Bishan Street 13?

Singapore Citizens purchasing a second residential property at 184 Bishan Street 13 will incur Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price. This represents a substantial cost element—for example, on a purchase price of S$450,000, the ABSD liability would be S$90,000, in addition to standard Buyer's Stamp Duty and other acquisition costs. This 20% ABSD applies to all residential property purchases beyond the first, regardless of whether the first property has been sold. Investors acquiring this as a portfolio property must factor ABSD into their return calculations and ensure overall investment metrics justify the additional cost burden.

What is the impact of the 99-year lease on resale value and long-term investment returns?

The 99-year leasehold tenure at 184 Bishan Street 13 is standard for HDB properties and provides a lengthy usable period for owner-occupiers and investors. However, lease decay gradually impacts resale value as the unexpired lease shortens; properties with significantly shorter leases (below 60 years) typically experience reduced buyer appeal and financing availability. The HDB has indicated commitment to supporting owners through various enhancement schemes and potential buyback programmes as properties approach the end of their lease terms. Investors should consider remaining lease length when evaluating units, as this becomes an increasingly important factor for subsequent resale, particularly when marketing to subsequent generations of buyers or when refinancing with lenders.

How does proximity to Bishan MRT Station affect demand and capital appreciation at 184 Bishan Street 13?

Being located approximately 960 metres (just over 10 minutes' walk) from Bishan MRT Station on the North-South Line significantly enhances the development's desirability and investment credentials. The North-South Line provides direct connectivity to major employment hubs including the CBD, Jurong, and Marina Bay, making the location attractive to working professionals and investors focused on rental income. MRT proximity historically correlates with stronger capital appreciation potential and more resilient rental demand across property cycles. Developments within 800 metres of major MRT stations typically command pricing premiums compared to more distant alternatives, and 184 Bishan Street 13 benefits from this location advantage, supporting both long-term value stability and attractive rental yields.

Who are the best suited buyer profiles for 184 Bishan Street 13, and why?

First-time homebuyers represent an ideal profile for this development, as they receive exemption from Additional Buyer's Stamp Duty (ABSD), benefit from the affordable price point relative to private alternatives, and gain immediate access to an established neighbourhood with all essential amenities. Young families upgrading from smaller units find the spacious configurations and proximity to schools particularly appealing. Owner-occupiers seeking to downsize from larger properties value the lower maintenance burden and continued access to Bishan's lifestyle infrastructure. Property investors appreciate the affordable entry price, consistent rental demand from the established tenant base, and the relative supply scarcity in this mature estate. High-net-worth individuals typically look beyond HDB properties, though some use 184 Bishan Street 13 as portfolio diversification given the stable fundamentals and rental income potential.

What are the TDSR and financing implications for typical purchase prices at 184 Bishan Street 13?

At typical price points for 184 Bishan Street 13 units (ranging from approximately S$400,000 to S$550,000), most owner-occupiers and investors with stable employment find HDB financing readily available. The Total Debt Service Ratio (TDSR) framework requires monthly debt servicing to not exceed 60% of gross monthly income; for a S$450,000 purchase with a 25-year mortgage at approximately 2.8% per annum, monthly servicing would be around S$1,900, requiring a gross monthly income of approximately S$3,170 to remain within TDSR limits. First-time buyers typically benefit from the ability to utilise both CPF and cash for down payments, reducing mortgage quantum and TDSR pressure. Investors must account for ABSD costs (20% on second-property purchases) when calculating total capital requirements and financing capacity, which may reduce borrowing headroom compared to owner-occupier purchases.

How does 184 Bishan Street 13 compare to nearby competing HDB developments in Bishan?

Within the Bishan HDB market, 184 Bishan Street 13 competes with other established developments such as Bishan Street 11 and Bishan Street 22, which occupy similar positions in the estate's infrastructure hierarchy. Price per square foot comparisons typically show 184 Bishan Street 13 trading within a narrow range of competing developments, with small differentials driven by exact floor levels, facing, and minor unit configuration differences rather than fundamental location or amenity disparities. The development's direct proximity to Bishan MRT Station provides a marginal competitive advantage over developments slightly further into the estate interior, potentially supporting slightly stronger rental demand and resale appeal. When evaluating competing HDB options in Bishan, prospective buyers should compare recent transaction prices, actual floor-level availability, and remaining lease terms rather than relying solely on listed asking prices, as these factors significantly influence true comparative value.

Which unit stacks or floor levels at 184 Bishan Street 13 offer the best value proposition?

Lower and mid-level floors (levels 2 to 15) at 184 Bishan Street 13 typically offer superior value relative to higher floors, as they command lower premiums whilst providing excellent transport accessibility and neighbourhood amenity exposure. Mid-level units often attract strong rental demand from tenants unconcerned with panoramic views, ensuring consistent occupancy and returns for investor-owners. Higher floors (levels 20 and above) command pricing premiums of 8% to 12% relative to lower levels due to views and reduced noise exposure, though the additional capital requirement often exceeds the marginal rental income benefit for yield-focused investors. Units facing the main street or parks command slight premiums over back-facing units, but this may vary depending on tenant preferences for quiet surroundings versus natural light and activity. Investors should weigh premium prices against actual rental market demand patterns in Bishan to identify floor levels and orientations that deliver superior value rather than assuming higher = better without considering absolute return metrics.

What is the future supply pipeline and district outlook for residential property around 184 Bishan Street 13?

Bishan's status as a fully built-out mature estate means the immediate vicinity offers limited new HDB supply, creating relative scarcity that historically supports stable property valuations as new market entrants compete for existing stock. The broader North-East district remains a priority zone within Singapore's long-term planning framework, with continued investment in transport, employment nodes, and lifestyle infrastructure enhancing the region's overall appeal. Future developments in Bishan are likely to focus on estate renewal, public space enhancement, and optimisation of existing facilities rather than wholesale residential expansion. The proximity to planned or expanded employment nodes such as Bishan business park ensures sustained demand for housing in the area. This structural supply constraint, combined with continuous government infrastructure investment, positions 184 Bishan Street 13 and similar properties well for long-term stability, though buyers should not expect explosive capital appreciation typical of emerging greenfield estates.

Hdb Flat At 184 Bishan Street 13 — From S$3,500