Type

Units

Min Area

Price Range

3 BR

1572 sqft

S$1.5M

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$290K on this acquisition.
Located 11 min (910 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.

186 Bishan Street 13: A Mature HDB Development in One of Singapore's Most Sought-After Residential Districts

Situated in the heart of Bishan, 186 Bishan Street 13 represents a significant residential holding within one of Singapore's most established public housing precincts. This HDB development stands as a testament to thoughtful urban planning, offering residents direct access to essential services, retail establishments, and reliable public transport connectivity. The location has evolved into a thriving residential enclave that attracts a diverse demographic ranging from young families seeking their first upgrade to experienced investors seeking stable rental yields.

The development comprises three-bedroom and three-bathroom units designed to accommodate modern family living standards. The substantial floor area of approximately 1,572 sqft provides ample space for entertaining, work-from-home arrangements, and comfortable daily routines. Unit configurations have been optimised to maximise natural lighting and ventilation, with thoughtful layouts that separate living and sleeping zones effectively. The prevalence of three full bathrooms across the development reflects contemporary expectations for privacy and convenience in family households.

Strategic Location and Transport Connectivity

One of the most compelling advantages of 186 Bishan Street 13 is its proximity to NS17 Bishan MRT Station, located approximately 910 metres away, translating to an 11-minute walk or a short bus ride. This accessibility to Singapore's mass rapid transit network positions residents within easy reach of the central business district, major employment hubs, and cultural attractions across the island. The Bishan MRT station itself serves as a vital interchange on the North-South Line, facilitating seamless travel to both northern and southern regions of Singapore.

The maturity of Bishan's transport infrastructure extends beyond the MRT. Abundant bus services crisscross the neighbourhood, with multiple routes connecting to shopping malls, educational institutions, and commercial precincts. For residents who commute by vehicle, the development's strategic position provides straightforward access to major arterial roads including Bishan Road and Ang Mo Kio Avenue. This layered transport accessibility ensures that occupants—whether relying on public transport, private vehicles, or a combination—enjoy genuine flexibility in their daily mobility choices.

Neighbourhood Character and Amenities

Bishan has earned a reputation as one of Singapore's most liveable districts, combining the convenience of urban accessibility with the tranquility of a well-established residential community. The neighbourhood surrounding 186 Bishan Street 13 benefits from decades of infrastructure development, resulting in a comprehensive ecosystem of everyday conveniences. Residents have ready access to retail outlets, dining establishments, and personal services that cater to diverse tastes and requirements.

The broader Bishan precinct is anchored by Bishan Park, a major recreational facility encompassing a substantial reservoir and landscaped gardens that serve as a gathering point for families, joggers, and cycling enthusiasts. This proximity to green space significantly enhances quality of life, offering residents ready access to outdoor activities without requiring lengthy travel. Educational institutions throughout the neighbourhood provide options for families with school-aged children, whilst healthcare facilities including polyclinics and private medical practitioners ensure that health and wellness support remains readily accessible.

Investment Potential and Rental Market Dynamics

For investors considering 186 Bishan Street 13 as a portfolio addition, the development presents compelling characteristics. The three-bedroom configuration appeals strongly to both upgrading families and renters seeking comfortable family accommodation, ensuring robust tenant demand across economic cycles. The development's maturity—coupled with its established reputation and transport connectivity—contributes to consistent rental absorption and the ability to command competitive rental rates relative to nearby comparable developments.

Rental yield calculations for properties at this development typically benefit from the stable demand profile associated with Bishan's established character. Whilst exact yields depend on purchase price, market conditions, and individual unit selection, the combination of strong tenant demand and the relatively modest vacancy rates historically observed in this precinct suggest that investors can anticipate dependable rental income streams. The development's proximity to employment centres and educational institutions further reinforces tenant retention and reduces periods of unoccupancy between leases.

Ownership Considerations and Financing

Prospective purchasers should note that as an HDB development, 186 Bishan Street 13 operates under the Housing and Development Board's regulatory framework. First-time buyers enjoy a favourable regulatory environment with access to Housing Development Board loans and exemptions from Additional Buyer's Stamp Duty. For upgraders purchasing a second residential property as a Singapore Citizen, the Additional Buyer's Stamp Duty liability will be calculated at 20% of the property's purchase price, representing a material financial consideration in transaction planning.

Financing structures for HDB properties differ from private residential purchases, with Housing Development Board loans typically offering longer tenures and more favourable lending terms compared to bank financing for private properties. This distinction can meaningfully improve affordability metrics and overall transaction structuring for eligible borrowers. Professional financial advice remains essential to understand individual Debt-to-Service Ratio implications and to optimise the financing structure relative to personal circumstances and long-term financial objectives.

Long-Term Value Retention and Market Position

HDB properties in Bishan have demonstrated resilience in value retention over extended holding periods, supported by the precinct's established character, infrastructure completeness, and demographic demand. The development's maturity status—avoiding the uncertainties associated with new-build developments—provides certainty regarding established infrastructure quality and community character. This maturity also means that residents benefit from time-tested community bonds and established networks of neighbours, local businesses, and service providers.

The Bishan district continues to benefit from urban planning initiatives that reinforce its residential amenities and transport connectivity. Planned infrastructure upgrades and periodic rejuvenation efforts within the broader Bishan precinct suggest that the development will remain well-positioned to attract both owner-occupiers and renters throughout the holding period. Prospective purchasers should anticipate that well-selected units in this development will continue to appeal to the target demographics that have historically driven steady demand in the Bishan area.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 186 Bishan Street 13 as an investment property?

Rental yields for HDB properties at 186 Bishan Street 13 typically range from 3% to 4.5% per annum, depending on the specific purchase price paid, prevailing market rental rates, and the individual unit's characteristics. The development's strong tenant demand—driven by its proximity to NS17 Bishan MRT Station and established Bishan amenities—supports competitive rental rates relative to the broader Bishan precinct. Investors should calculate yields based on realistic current rental rates for three-bedroom units in the area, typically ranging from S$3,200 to S$4,000 monthly, and factor in annual property tax and maintenance contributions to arrive at net yield estimates.

How does the price per square foot at 186 Bishan Street 13 compare to recent transactions in Bishan?

Recent HDB transactions in Bishan for comparable three-bedroom units have traded at approximately S$900 to S$950 per square foot, positioning 186 Bishan Street 13 within the mainstream Bishan market range. The development's established character, mature infrastructure, and consistent transport connectivity mean that pricing reflects the stability and predictability buyers associate with mature Bishan precincts rather than the premium sometimes commanded by newer estates. Prospective purchasers should benchmark asking prices against documented HDB resale transactions in Bishan over the preceding six to twelve months to ensure they are paying fair value relative to recent comparable sales.

What is the Additional Buyer's Stamp Duty impact if I purchase this as my second residential property?

Singapore Citizens purchasing 186 Bishan Street 13 as a second residential property will incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price, calculated on top of the standard Buyer's Stamp Duty. For a property purchased at S$1,450,000, this represents an ABSD liability of S$290,000, which must be settled within four weeks of the purchase date alongside the standard stamp duty. This material financial obligation should be carefully factored into the total transaction cost and overall financing structure, as it meaningfully affects the true cost of ownership and the investment returns required to justify the purchase.

What is the lease tenure at 186 Bishan Street 13, and does lease decay present a resale risk?

186 Bishan Street 13 is an HDB development, and all units carry a 99-year leasehold tenure from the date of original grant. As a mature development, units currently available are typically in the range of 70 to 85 years remaining on the lease, depending on when they were first purchased or obtained. Whilst 99-year leases do not present the same urgency as shorter-tenure properties, lease decay becomes a meaningful consideration in later decades, potentially affecting future resale value and financing options as the lease tenure falls below 60 years. Prospective purchasers should verify the exact remaining lease tenure for the specific unit of interest and consider how this may impact its long-term marketability and capital preservation.

How does proximity to NS17 Bishan MRT Station influence demand and capital appreciation for this development?

The 910-metre walk to NS17 Bishan MRT Station—approximately 11 minutes on foot—provides 186 Bishan Street 13 with exceptional transport accessibility that significantly elevates demand relative to developments farther from mass rapid transit. MRT proximity is one of the most consistent drivers of capital appreciation in Singapore's HDB market, as it directly influences a property's appeal to renters, upgraders, and investors alike. The Bishan MRT station's position on the North-South Line and its role as a major interchange mean that residents enjoy seamless connectivity throughout the island, supporting robust demand even during economic cycles that otherwise soften the broader property market.

Which buyer profiles are best suited to 186 Bishan Street 13—upgraders, first-timers, or investors?

186 Bishan Street 13 appeals to three distinct buyer cohorts, each with distinct motivations. First-time upgraders seeking a step up from two-bedroom units find the three-bedroom configuration and 1,572-sqft area particularly attractive for growing families, whilst the established Bishan neighbourhood provides proven community character and stability. HNW investors appreciate the development's rental demand fundamentals, stable value retention, and the relatively hands-off management profile associated with HDB properties. Young families prioritising proximity to educational institutions and parks find that the development's location within the Bishan precinct—adjacent to multiple schools and Bishan Park—aligns well with their lifestyle requirements.

What Debt-to-Service Ratio headroom should I expect when financing a purchase at 186 Bishan Street 13?

For a unit at 186 Bishan Street 13 priced around S$1,450,000, borrowers accessing Housing Development Board financing typically achieve strong TDSR positioning, with the 30-year tenure common to HDB loans spreading monthly repayments across an extended amortisation period. Assuming a 20% down payment (S$290,000), the remaining S$1,160,000 financed over 30 years at current HDB lending rates results in monthly loan repayments of approximately S$3,800 to S$4,200 depending on prevailing rates. This repayment profile typically consumes 25% to 35% of the gross household income for households earning S$12,000 to S$15,000 monthly, well within the 60% Debt-to-Service Ratio threshold, leaving considerable headroom for additional financial obligations.

How does 186 Bishan Street 13 compare in value proposition to nearby competing HDB developments like Bishan Park View?

186 Bishan Street 13 and nearby Bishan developments occupy similar market segments, with pricing typically within 5% to 10% of each other depending on specific unit configurations, floor levels, and remaining lease tenure. The key differentiator lies in the micro-location nuances: 186 Bishan Street 13's established character and proven rental track record appeal to conservative investors, whilst newer or more recently rejuvenated developments may command minor premiums based on updated infrastructure or enhanced facilities. Prospective purchasers should evaluate specific unit characteristics—including floor level, unit stack, and remaining lease tenure—rather than treating all Bishan developments as interchangeable, as these granular factors significantly influence value and long-term appreciation potential.

Which unit stack or floor level offers the best value for money at 186 Bishan Street 13?

Mid-level units—typically floors three to seven—generally represent the best value proposition at 186 Bishan Street 13, balancing lower unit prices compared to premium floors whilst offering superior convenience relative to ground-level units exposed to street noise and foot traffic. Ground-floor units often trade at 10% to 15% discounts but suffer from reduced privacy and higher security exposure, whilst upper-floor units (floors eight to twelve) command premiums of 5% to 10% for superior views and natural light despite similar floor areas. For investors seeking rental stability, mid-floor units typically demonstrate the fastest tenant absorption and most consistent rental rates, making them the pragmatic choice for yield-focused purchasers unwilling to sacrifice returns for prestige factors.

What future supply pipeline exists in Bishan, and how might new developments affect 186 Bishan Street 13's long-term value?

Bishan is a mature, fully developed residential precinct with minimal remaining land parcels available for significant new HDB or private residential development, meaning the supply pipeline for additional housing stock is extremely limited compared to growth estates in Singapore's periphery. This supply constraint supports long-term value retention for established properties like 186 Bishan Street 13, as limited new competing supply means that existing units remain the focus of buyer and tenant attention. Whilst occasional neighbourhood improvements and selective rejuvenation projects may occur within the Bishan precinct itself, these typically enhance rather than diminish the appeal of neighbouring properties, suggesting that 186 Bishan Street 13 will continue to attract demand from buyer cohorts prioritising established neighbourhoods with stable, predictable characteristics.

[For Sale] Hdb Flat At 186 Bishan Street 13 — From S$1.5M