Type

Units

Min Area

Price Range

3 BR

904 sqft

S$3,800/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,800.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$760 on this acquisition.
Located 8 min (680 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.

189 Bishan Street 13: Centrally Located HDB Living in Bishan

189 Bishan Street 13 represents a compelling opportunity for buyers and renters seeking practical, well-connected accommodation in one of Singapore's most established residential districts. Situated in the heart of Bishan, this development benefits from its proximity to Bishan MRT Station (NS17), positioned just eight minutes' walk away, making it an ideal choice for commuters and those valuing seamless public transport connectivity. The location itself encapsulates the mature character of Bishan—a neighbourhood that has evolved into a thriving residential hub with comprehensive infrastructure and community support systems.

The development offers a range of unit configurations designed to accommodate diverse household compositions and lifestyle preferences. Units at 189 Bishan Street 13 typically feature multiple bedrooms and bathrooms, with generous internal layouts that maximise functional living space. These floor plans cater effectively to growing families, multi-generational households, and professionals seeking comfortable home environments without unnecessary spatial excess. The area surrounding the address benefits from Bishan's well-planned estate design, ensuring good flow between residential zones and community facilities.

Strategic Transport Connectivity

Proximity to Bishan MRT Station (NS17) is a defining asset of this development. The station sits on the North-South Line, one of Singapore's primary arterial routes, providing direct connections to business districts, shopping centres, educational institutions, and leisure destinations across the island. For working professionals, the eight-minute walk translates to a reasonable commute without dependency on private vehicles. This accessibility has historically supported strong rental demand in the precinct, as expatriates and locally-mobile workers consistently seek accommodation near major MRT nodes. The transport advantage also underpins capital appreciation potential, as MRT-proximate properties tend to retain investor interest across economic cycles.

Bishan: A Mature, Well-Served Neighbourhood

Bishan has long been established as one of Singapore's premier residential destinations, characterised by comprehensive neighbourhood planning and robust community infrastructure. The district encompasses multiple primary and secondary schools, health facilities, shopping malls, food centres, and recreational parks. Residents enjoy access to Bishan Park, a significant green space offering jogging tracks, sports facilities, and family-friendly attractions. This maturity means that amenities and services are already embedded within the neighbourhood fabric, reducing uncertainty around future development or infrastructure gaps. For families considering this area, the availability of established schools and proven community networks represents a tangible benefit.

Pricing and Value Proposition

Units at 189 Bishan Street 13 are positioned at accessible price points reflective of their HDB classification and Bishan location. The current rental market reflects strong demand for well-maintained, MRT-proximate units in this neighbourhood, with yields typically ranging between 3% and 4% depending on unit configuration and prevailing market conditions. For buyer-investors, this income generation potential offers meaningful returns relative to capital deployment. The rental yield, combined with the appreciation historically observed in mature HDB estates, creates a balanced risk-return profile that appeals to both owner-occupiers and portfolio investors seeking a stable, diversified real estate exposure.

Investment Considerations for Second-Property Buyers

Singapore Citizens acquiring 189 Bishan Street 13 as a second residential property will incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. This duty represents a material cost consideration and should be factored into the overall acquisition economics when evaluating investment returns or portfolio expansion. First-time buyers and upgraders moving from a previous primary residence enjoy exemption from this additional duty, making their acquisition path more cost-efficient. Understanding ABSD implications is essential for any multi-property investment strategy, particularly when comparing returns across different property types and locations.

Lease Tenure and Resale Value Dynamics

HDB flats at 189 Bishan Street 13 operate under Singapore's HDB framework, which typically carries a 99-year lease tenure from date of completion. Lease decay becomes a material consideration as properties approach their later decades, potentially affecting resale values and financing options. For current buyers, the lease tenure is sufficiently long that decay concerns are not immediate; however, buyers should be aware that properties beyond 80 years of remaining lease may experience valuation pressure and reduced bank financing availability. This lease-related consideration is particularly relevant for investors projecting long-term capital appreciation, as eventual lease shortening will compress future buyer pools and pricing multiples.

Suitability Across Buyer Profiles

First-time home buyers benefit from 189 Bishan Street 13's accessible price point, established neighbourhood infrastructure, and straightforward financing environment. The property offers familiar, proven value without speculation risk. Upgraders transitioning from smaller units or new Build-to-Order (BTO) flats find the spacious layouts and mature amenities compelling. Family buyers appreciate the neighbourhood's schools, parks, and community orientation. Owner-investors recognise the strong rental yield potential and transport-driven demand. The development's broad appeal across multiple buyer demographics underscores its positioning as a stable, versatile asset within Singapore's residential market.

Financing and TDSR Headroom

Buyers financing purchases at 189 Bishan Street 13 should expect competitive mortgage terms given the HDB classification and strong property demand in Bishan. Total Debt Service Ratio (TDSR) considerations—a regulatory cap limiting monthly debt servicing to 55% of gross income—will influence borrowing capacity. For typical unit prices in this development, most employed buyers with stable income will find TDSR constraints manageable, allowing financing of 80-90% of purchase price over 30-year loan tenures. First-time buyers may also access housing grants or subsidies, further improving affordability. Prospective buyers should engage financial advisers to model their specific circumstances against prevailing interest rate environments.

Comparative Market Standing

Within the Bishan estate, 189 Bishan Street 13 competes directly with other mature HDB blocks offering similar configurations, amenities, and transport access. Recent per-square-foot transaction prices in the broader Bishan precinct provide useful reference points for valuation assessment. The development's proximity to Bishan MRT—one of the district's primary transport nodes—positions it competitively against blocks further removed from the station. Buyers and renters consistently demonstrate preference for MRT-adjacent properties, which has historically supported stronger capital growth and rental demand at 189 Bishan Street 13 relative to equivalent units in outlying Bishan pockets.

189 Bishan Street 13 exemplifies practical, well-connected HDB living in one of Singapore's established residential heartlands. Its combination of accessible pricing, mature neighbourhood infrastructure, and strategic MRT proximity creates appeal across multiple buyer cohorts—from first-time purchasers to experienced investors. Whether pursuing owner-occupation or rental income generation, prospective buyers will find this development offers stability, convenience, and proven market demand within Singapore's competitive residential landscape.

Frequently Asked Questions

What is the estimated rental yield for units at 189 Bishan Street 13 if purchased as an investment?

Units at 189 Bishan Street 13 typically generate annual rental yields ranging between 3% and 4%, depending on unit configuration, unit size, and prevailing market rental rates for MRT-proximate HDB flats in Bishan. A well-maintained three-bedroom or four-bedroom unit in this location attracts consistent tenant demand from working professionals and expatriates seeking convenient access to Bishan MRT Station (NS17), supporting healthy rental collection rates and relatively low vacancy periods. These yield figures compare favourably to broader Singapore residential averages, particularly when accounting for the stability and capital appreciation potential of mature HDB estates in central locations.

How does pricing per square foot at 189 Bishan Street 13 compare to recent HDB transactions in Bishan?

Pricing per square foot at 189 Bishan Street 13 aligns with established market benchmarks for mature HDB blocks within the Bishan precinct, reflecting the property's age, condition, MRT proximity, and amenity availability. Recent comparable transactions in nearby Bishan blocks demonstrate a relatively narrow range of per-square-foot values, with MRT-adjacent properties consistently commanding a premium relative to estates positioned further from transport nodes. The development's position within eight minutes' walk of Bishan MRT Station (NS17) supports pricing at the upper end of the Bishan HDB spectrum, as transport accessibility remains the dominant value driver for investor and owner-occupier demand in this neighbourhood.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens buying 189 Bishan Street 13 as a second property?

Singapore Citizens purchasing 189 Bishan Street 13 as a second residential property incur ABSD at 20% of the purchase price, representing a significant acquisition cost that materially affects investment returns and total capital deployment. For example, a purchase priced at S$500,000 would trigger ABSD of S$100,000, increasing total outlay to S$600,000 before other transaction costs such as legal fees and property tax. First-time buyers and those upgrading from a previous primary residence (in which they held sole ownership) are exempt from ABSD, making their acquisition pathway considerably more cost-efficient. This duty must be factored into investment appraisals and cash flow projections, particularly for portfolio investors considering multiple property acquisitions.

What lease decay risk and resale value impact should I consider for 189 Bishan Street 13?

189 Bishan Street 13, as an HDB flat, operates under a 99-year lease tenure from completion date. Current buyers purchasing within the next 10-15 years will acquire properties with 85+ years remaining on the lease, presenting minimal immediate decay concerns and no financing obstacles with banks. However, buyers should be aware that properties approaching 80 years of remaining lease may experience valuation pressure and reduced bank financing options, as lenders become conservative with older lease tenures. Once a property falls below 80 years remaining, resale market liquidity can narrow and price multiples may compress, particularly if future owner-occupiers become less willing to undertake such properties as long-term holdings. Long-term investors should factor this eventual lease-decay dynamic into their capital appreciation assumptions, recognising that HDB prices typically appreciate steadily until the 80-year lease threshold becomes imminent.

How does proximity to Bishan MRT Station (NS17) affect demand and capital appreciation for 189 Bishan Street 13?

Proximity to Bishan MRT Station (NS17) is a principal demand driver and capital appreciation catalyst for properties at 189 Bishan Street 13. The eight-minute walking distance places the development within the desirable 'MRT accessibility zone' that consistently attracts owner-occupiers, young professionals, expatriates, and investors seeking to minimise commute times. MRT-proximate HDB properties have historically outperformed those located further from transport nodes, as the convenience premium justifies higher pricing and attracts deeper buyer pools. The North-South Line connectivity provided by Bishan MRT also underpins long-term capital growth, as transport infrastructure improvements and business district expansion reinforce the value of MRT-adjacent residential locations. Properties at this development tend to experience faster price appreciation during economic upswings and more resilient valuations during downturns, compared to HDB blocks positioned in peripheral Bishan areas.

Which buyer profiles are best suited to purchasing 189 Bishan Street 13?

189 Bishan Street 13 appeals compellingly to multiple buyer cohorts. First-time home buyers benefit from the development's accessible price point, established neighbourhood infrastructure, proximity to schools and amenities, and straightforward HDB financing pathways. Upgraders transitioning from BTO flats or smaller units find mature estate living with spacious floor plans and proven neighbourhood stability. Growing families value Bishan's schools, recreational facilities, and community networks, along with reliable public transport connectivity. Owner-investors recognise the strong rental yield potential (3-4% annually) and consistent tenant demand from professionals seeking MRT-adjacent accommodation. Empty-nesters and downsizers may also consider larger units in this precinct as a more convenient alternative to private condominiums, given the lower acquisition cost and established community character. The broad appeal across diverse buyer profiles reflects the development's positioning as a stable, versatile asset within Singapore's residential market.

What TDSR and financing headroom should I expect when purchasing at 189 Bishan Street 13?

Buyers financing purchases at 189 Bishan Street 13 operate within Singapore's Total Debt Service Ratio (TDSR) framework, which caps monthly debt servicing (including all loans) at 55% of gross monthly income. For typical unit prices at this development, most employed buyers with stable income will find TDSR constraints manageable, allowing them to finance 80-90% of the purchase price over 30-year tenures at prevailing interest rates. A buyer with gross monthly income of S$8,000 could theoretically service debt of up to S$4,400 monthly, supporting substantial mortgage capacity for properties in this price range. First-time buyers may access additional subsidies or housing grants, further improving purchase affordability. Prospective buyers should engage a mortgage broker or bank to model specific financing scenarios, accounting for current interest rate environments and their individual income stability.

How does 189 Bishan Street 13 compare to other competing HDB developments in Bishan?

189 Bishan Street 13 competes directly with other mature HDB blocks in the Bishan estate, such as nearby Bishan Street properties and blocks in surrounding precincts. The development's principal competitive advantage centres on its proximity to Bishan MRT Station (NS17), positioning it within the most sought-after accessibility zone for the neighbourhood. Comparable blocks located further from the MRT station typically command lower prices per square foot and experience slower capital appreciation, despite offering similar unit configurations and neighbourhood amenities. Recent transaction data across Bishan HDB properties demonstrates a clear valuation premium for MRT-adjacent locations, with buyers consistently willing to pay 5-10% more per square foot for the transport convenience. This premium reflects the consistent rental demand and capital resilience that MRT proximity provides, making 189 Bishan Street 13 a competitive choice relative to equivalent HDB units positioned in peripheral Bishan areas.

Which unit stacks or floor levels at 189 Bishan Street 13 offer the best value?

Within 189 Bishan Street 13, unit values typically vary by floor level and stack position, with mid-to-upper floors (levels 8-15) often commanding a modest premium over lower floors due to reduced noise exposure, better natural light, and psychological preference for height. Ground and first-floor units may trade at slight discounts, despite potentially offering easier access and lower renovation exposure to neighbouring properties above. Corner and end-stack units frequently attract slight premiums, as they offer improved cross-ventilation and typically receive light from two sides rather than one. However, the price differentials between stack positions and floor levels in mature HDB estates like this are generally modest (1-3%), making them less significant value drivers than MRT proximity or overall unit configuration. Savvy buyers seeking optimal value might prioritise mid-floor units in central stacks over premium-positioned units, capturing the majority of amenity benefits whilst avoiding speculative premiums that may not sustain in future resale scenarios.

What does the future supply pipeline look like for the Bishan district, and how might this affect 189 Bishan Street 13?

Bishan is a mature, fully developed HDB estate with limited remaining land for significant new residential construction. The district has reached neighbourhood saturation, meaning new supply additions are incremental and largely confined to en-bloc redevelopment scenarios or infill projects on residual sites. This supply-constrained environment is favourable for existing properties like 189 Bishan Street 13, as limited new competition helps sustain rental yields and capital values over extended holding periods. The Housing and Development Board (HDB) does periodically refresh mature estates through upgrading programmes, which can improve property conditions and neighbourhood appeal without creating substantial new inventory that would depress prices. Prospective buyers and investors should view the limited future supply pipeline in Bishan as a positive structural factor supporting long-term value retention. Compared to districts with significant new BTO launches or private residential pipelines, mature HDB estates in central locations like Bishan benefit from supply discipline that encourages price stability and gradual appreciation.

Hdb Flat At 189 Bishan Street 13 — From S$3,800