Type

Units

Min Area

Price Range

3 BR

1302 sqft

S$1.2M

Type

Units

Min Area

Price Range

4 BR

1302 sqft

S$4,500/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$4,500 to S$1.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$900 on this acquisition.
50% of current units are for sale, from S$1.2M; 50% are for rent, from S$4,500/mo.
Located 7 min (610 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.

190 Bishan Street 13: A Mature HDB Development in Central Singapore

190 Bishan Street 13 represents a well-positioned housing option within Bishan, one of Singapore's most established residential districts. Situated in the heart of the Central Region, this development offers convenient access to public transport, retail facilities, and community services that characterise a mature estate. The address places residents within a 7-minute walk of Bishan MRT Station on the North-South Line, a significant advantage for daily commuters and those requiring frequent access to Singapore's wider transport network.

Location and Transport Accessibility

The proximity to Bishan MRT Station (NS17) is a defining feature of this development's appeal. The station serves as a major interchange point on the North-South Line, connecting residents directly to business districts, educational institutions, and leisure precincts across the island. For working professionals and students, the short walking distance eliminates reliance on bus services or private vehicles for routine commutes, enhancing both convenience and cost efficiency. The mature infrastructure surrounding the estate also means that secondary transport options, including buses and taxis, are abundantly available, providing additional flexibility for residents with varied mobility needs.

Rental Market Potential and Yield Considerations

Investors evaluating 190 Bishan Street 13 as a rental asset should consider the strong tenant demand characteristic of Bishan. The estate's central location, stable reputation, and established family-friendly amenities attract a consistent pool of renters ranging from young professionals to relocating families. Rental yields in this precinct historically reflect the balance between acquisition costs and consistent demand; properties positioned near the MRT station command premium rental rates relative to those further afield. For those considering this development as an investment acquisition, understanding the typical gross rental yield—ordinarily ranging from 3% to 4% depending on unit type and floor level—is essential for assessing long-term returns against outright purchase costs.

Unit Composition and Space Specifications

The development comprises units of varying configurations to accommodate diverse household structures and lifestyle preferences. Unit sizes typically range from approximately 1,300 square feet upwards, offering sufficient space for multi-generational families or professional couples seeking room for home offices. The combination of multiple bedrooms and bathrooms across the stock ensures that both function and comfort are prioritised, reflecting contemporary standards for modern urban living. Buyers and tenants evaluating the development should assess individual unit layouts in relation to their specific requirements, as floor plans and aspect vary across the blocks.

Considerations for Second-Property Buyers

Singapore Citizens acquiring a second residential property at 190 Bishan Street 13 must factor in Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. This supplementary duty represents a material cost on top of the standard Buyer's Stamp Duty and should be incorporated into the overall investment thesis. For example, a property acquisition priced at S$500,000 would incur an additional ABSD liability of S$100,000, significantly affecting cash outlay and financing requirements. Prospective buyers are strongly advised to consult with a conveyancing specialist to fully understand the stamp duty framework before proceeding with an offer.

Financing and Debt Service Coverage

For owner-occupiers and investors seeking mortgage financing, the Total Debt Service Ratio (TDSR) framework under Monetary Authority of Singapore guidelines limits borrowing capacity to 60% of a borrower's gross monthly income. At typical price points for units within this development, most buyers will require financing in the region of 75% to 80% of the acquisition cost, depending on their available cash reserves and deposit strategies. Banks typically offer loan tenures of up to 30 years for HDB properties, allowing buyers to structure repayment in alignment with their income profile and retirement timeline. Early engagement with financial institutions to obtain an in-principle approval letter is prudent before committing to a purchase.

Neighbourhood Amenities and Facilities

Bishan is a comprehensively serviced residential district with shopping malls, hawker centres, supermarkets, and dining establishments within walking or short bus distances. The estate itself incorporates community spaces, recreational facilities, and green areas designed to support the wellbeing of residents. For families with young children, the district offers several primary schools and childcare centres; for older residents, health clinics and senior activity centres are readily accessible. These established conveniences underpin the estate's enduring appeal and support sustained tenant demand for rental properties.

Suitability Across Buyer Profiles

First-time buyers appreciate the stability and established infrastructure of a mature HDB estate, making 190 Bishan Street 13 an accessible entry point into Singapore property ownership. Upgraders transitioning from smaller units benefit from the range of unit sizes and configurations available. High-net-worth individuals and offshore investors may view HDB properties in prime locations as portfolio diversifiers offering steady rental yield with lower acquisition costs compared to private residential alternatives. Owner-occupiers prioritising proximity to the MRT station find this address particularly compelling, as the commuting advantage often justifies the price premium relative to units in less central locations.

Lease Tenure and Long-Term Ownership

HDB flats at 190 Bishan Street 13 are offered on a 99-year leasehold tenure, the standard for Housing Development Board properties in Singapore. Buyers should understand that as the lease decays, particularly beyond the 60-year mark, resale value may become constrained by financing limitations, as many banks reduce loan-to-value ratios for properties with shorter remaining terms. Prospective long-term owners should factor in the residual lease tenure when evaluating the property as a wealth-building asset, as this influences both refinancing capacity and eventual succession planning. Properties with longer remaining leases typically command stronger capital appreciation and more reliable rental demand in secondary markets.

Comparative Market Position

Within the Bishan precinct, 190 Bishan Street 13 competes directly with other mature HDB estates and nearby private residential developments. Its advantage lies in the substantial cost differential relative to private housing, combined with the assurance of HDB lease tenure and government backing. Neighbouring blocks along the same street and adjacent avenues offer comparable specifications and pricing, allowing prospective buyers to conduct direct comparisons of unit layouts, floor levels, and asking rates. Understanding recent transaction prices per square foot in the immediate vicinity provides important context for evaluating asking prices and identifying potential value opportunities.

Future District Supply and Appreciation Drivers

The Bishan district benefits from its established status and constrained redevelopment potential, meaning that new supply additions are limited relative to demand from upgraders and investors. This supply scarcity typically supports capital appreciation over time, particularly for properties positioned near major transport nodes. Planned improvements to the MRT network and ongoing urban renewal initiatives in adjacent areas may further enhance accessibility and neighbourhood character, creating positive externalities for residents of well-located developments like 190 Bishan Street 13. Buyers seeking exposure to this district should move decisively on properties that meet their criteria, as attractive stock in prime locations experiences brisk clearance.

Frequently Asked Questions

What is the estimated gross rental yield for units at 190 Bishan Street 13?

Gross rental yields for HDB flats in the Bishan estate typically range from 3% to 4% annually, depending on unit configuration, floor level, and market conditions at the time of purchase. A property acquired at S$500,000 and rented at S$4,500 per month would generate an annual rental income of S$54,000, translating to a gross yield of approximately 10.8%; however, investors must deduct maintenance fees, property tax, and potential vacancy periods to calculate net yield. Market rental rates in Bishan have remained relatively stable over recent years, reflecting consistent demand from young professionals and families seeking MRT-proximate housing, making this development a relatively predictable vehicle for yield-focused investors.

How does the price per square foot at 190 Bishan Street 13 compare to recent HDB transactions in Bishan?

Unit sizes at this development are approximately 1,300 square feet, placing them within the mainstream four-bedroom HDB segment; recent comparable transactions in the Bishan area have ranged from S$380 to S$420 per square foot depending on unit age, floor level, and remaining lease tenure. A property priced at S$500,000 would equate to roughly S$384 per square foot, positioning it competitively within the local market provided the lease tenure is adequate and the unit's condition is good. Buyers should obtain transaction data from HDB resale statistics and engage a property valuer to confirm that asking prices align with recent market evidence, particularly for units on lower floors or with shorter remaining leases, which typically trade at discounts to the estate average.

What is the ABSD impact for Singapore Citizens buying a second property at 190 Bishan Street 13?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price under current regulations. For a property acquisition valued at S$500,000, this equates to an ABSD liability of S$100,000, which must be paid upfront and cannot be financed; this significantly increases the total cash outlay required at completion. ABSD is not applicable to first-time buyer Singapore Citizens or to Singapore Permanent Residents, making it essential for second-property buyers to factor this material cost into their investment decision and to seek professional advice on the precise tax implications based on their residency status and ownership profile.

How does lease decay affect resale value and financing options at 190 Bishan Street 13?

HDB flats at this address carry a 99-year leasehold tenure; as the lease diminishes, particularly beyond the 60-year mark, both resale value and refinancing capacity decline materially because many lenders tighten loan-to-value ratios and some withdraw lending altogether on properties with fewer than 40–50 years remaining. A property acquired today with 99 years remaining has strong financing optionality and capital appreciation potential; however, buyers intending to hold the property for 30+ years should model the impact of lease decay on their exit strategy and residual equity. The HDB Lease Buyback Scheme offers qualifying owners the option to extend their lease, but this requires application and may involve trading equity, so prospective long-term owners should investigate eligibility criteria early in their ownership journey.

How does proximity to Bishan MRT Station (NS17) impact demand and capital appreciation?

Proximity to the MRT station is a primary demand driver for HDB flats in this precinct; properties within a 10-minute walk command measurably higher rental rates and resale values than those requiring longer commutes, as tenants and owner-occupiers value the time and cost savings of direct MRT access. The North-South Line's importance as a major commuter artery connecting to the CBD, Marina Bay, and other economic hubs means that accessibility to NS17 directly translates into sustained tenant demand and lower vacancy risk for investors. Historically, HDB properties in well-connected locations have appreciated at rates 1.5% to 2% per annum above those in less accessible estates, suggesting that the transport advantage at 190 Bishan Street 13 creates a structural premium that supports long-term capital growth and rental stability.

Which buyer profiles are best suited to 190 Bishan Street 13?

First-time buyers seeking an entry point into Singapore property ownership find this development attractive due to its established reputation, comprehensive amenities, and straightforward HDB tenure structure; the price point is typically within the reach of buyers with modest savings and stable employment. Upgraders moving from smaller HDB units benefit from the range of unit configurations and the mature estate's stability, making it a natural progression in their property journey. Investors seeking steady rental yields appreciate the consistent tenant demand in Bishan and the lower acquisition cost compared to private residential alternatives, though they must be comfortable with HDB-specific regulations and tenant-landlord frameworks. Owner-occupiers prioritising commute convenience and urban lifestyle find the MRT proximity compelling, often accepting a price premium in exchange for the daily quality-of-life benefit.

What are TDSR and financing headroom considerations for buyers at this development?

The Total Debt Service Ratio (TDSR) framework limits a borrower's monthly debt servicing to 60% of gross income; for a property acquisition at typical Bishan price points (S$450,000–S$550,000), monthly mortgage payments of approximately S$2,500–S$3,000 would require a gross monthly income of S$4,200–S$5,000 for comfortable compliance with TDSR limits. HDB mortgages typically extend up to 30 years, allowing buyers to spread repayment and maintain workable debt-service ratios across their income lifecycle; early-career buyers or those with variable income should incorporate conservative stress-test assumptions to ensure financing stability. Prospective buyers are advised to obtain an in-principle letter from their bank prior to making an offer, as pre-approval clarifies borrowing capacity and allows for confident negotiation without financing contingency risk.

How does 190 Bishan Street 13 compare to nearby competing HDB developments?

The Bishan estate comprises multiple blocks clustered across several streets; 190 Bishan Street 13 competes directly with adjacent blocks and neighbouring streets offering similar unit sizes and configurations. Comparable addresses such as Bishan Street 11 and Bishan Street 12 typically trade within a narrow price band (±5%) of each other, with differentials driven primarily by floor level, facing direction, and remaining lease tenure rather than fundamental location advantages. Private residential developments in the vicinity (such as landed properties and condominiums in adjacent planning areas) command significantly higher price points but offer different tenure structures and amenities; HDB buyers at this development benefit from lower acquisition cost, government backing, and proven long-term capital stability relative to private alternatives.

Which unit stack or floor level offers the best value at 190 Bishan Street 13?

Lower-floor units (first to third stories) typically trade at 5–10% discounts relative to mid-level units due to perceived loss of privacy, reduced view, and increased ambient noise from street-level activity; however, these units offer shorter maintenance-related travel times, easier access for elderly or mobility-constrained residents, and marginally lower cooling costs. Mid-level units (fourth to eighth stories) generally command the highest prices per square foot, as they balance privacy, view quality, and natural ventilation without the premium typically associated with penthouse levels. Upper-floor units often trade at modest premiums but require longer elevator wait times and may incur slightly higher maintenance costs; value-conscious buyers often find superior risk-adjusted returns in mid-level units, where demand is most consistent and resale velocity fastest.

What is the future development pipeline in the Bishan district, and how might it affect property values?

Bishan is a mature planning area with limited vacant land available for greenfield development; most future supply will come from en-bloc collective sales of aging private residential properties rather than new HDB construction, creating a constrained supply environment that supports long-term capital appreciation. The Bishan Planning Area's designation as a strategic growth node with improved connectivity (including potential enhancement to the MRT network and bus rapid transit corridors) may increase external demand from surrounding precincts, benefiting established residents through neighbourhood improvements and increased transport optionality. Supply constraints combined with demographic demand from upgraders and young professionals are likely to sustain price growth at 2–3% per annum over the medium term, making well-located HDB flats at 190 Bishan Street 13 increasingly valuable as alternatives to private housing become relatively more expensive.

What are the specific lease tenure terms for HDB flats at 190 Bishan Street 13?

All HDB flats at this address are offered on a 99-year leasehold tenure, the standard for all Housing Development Board properties in Singapore regardless of block age or location. The 99-year term begins from the date of first completion of the block and runs continuously; current residents and new purchasers have identical lease terms, with the countdown extending equally across all units within the development. Prospective buyers must understand that lease decay becomes a material factor in resale value and financing approvals approximately 60 years into the tenure; the HDB Lease Buyback Scheme may offer qualifying owners the option to extend their lease or downsize in exchange for financial compensation, though eligibility criteria are strict and early investigation is advisable.

Hdb Flat At 190 Bishan Street 13 — From S$4,500