Type

Units

Min Area

Price Range

3 BR

893 sqft

S$800K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$800K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$160K on this acquisition.
Located 8 min (630 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.

191 Bishan Street 13: A Mature HDB Community in Central Singapore

191 Bishan Street 13 represents a well-established residential neighbourhood in one of Singapore's most sought-after HDB districts. Situated in Bishan, this development offers a compelling proposition for buyers seeking stability, convenience, and strong community infrastructure. The location strikes a balance between urban accessibility and established neighbourhood character, making it attractive to a diverse range of residential profiles.

The development sits approximately 630 metres from Bishan MRT Station on the North-South Line (NS17), placing essential transport connectivity within an easy eight-minute walk. This proximity to the MRT network is a defining feature, enabling residents to access employment centres across the island and major commercial hubs with minimal commute friction. Bishan Station itself serves as a major interchange, connecting seamlessly to bus networks and the broader public transport ecosystem.

Neighbourhood Profile and Community Amenities

Bishan has matured into one of Singapore's most desirable HDB precincts over the past two decades. The area benefits from comprehensive community infrastructure, including hawker centres, supermarkets, and dining establishments that cater to everyday household needs. Schools, both primary and secondary, are well distributed throughout the neighbourhood, making it particularly attractive to families with school-aged children.

The broader Bishan precinct features extensive green spaces, including portions of the Central Park and Singapore's network of park connectors. These recreational amenities support an active lifestyle and contribute significantly to the neighbourhood's appeal. Residents enjoy access to sports facilities, community clubs, and family-oriented venues without requiring lengthy travel times.

Housing Typology and Floor Plans

Units within this development are configured as three-bedroom, two-bathroom residences, offering practical living arrangements for mid-sized households. Typical floor areas range around 893 square feet, providing sufficient space for families to maintain separate sleeping quarters, a functional kitchen, and comfortable common living areas. The two-bathroom layout caters to the practical needs of multiple-occupant households, reducing morning routine conflicts and improving daily convenience.

The three-bedroom configuration represents one of the most versatile HDB typologies, serving equally well as a family home, an investment property with rental appeal, or an upgrade destination for young families transitioning from smaller units. The floor area strikes an efficient balance—spacious enough for comfortable living without incurring excessive maintenance or utility costs that larger units entail.

Pricing and Market Position

Properties within this development are positioned from S$800,000, reflecting the established nature of the Bishan locale and the convenience factor of MRT proximity. This price positioning sits competitively within the broader HDB resale market for three-bedroom units in mature estates. The pricing reflects both the location's inherent demand drivers and the property's built-form characteristics.

HDB pricing in established precincts like Bishan has historically demonstrated resilience, supported by consistent demand from upgraders, young families, and investors seeking stable, income-producing assets. The North-South Line's strategic importance means that MRT-adjacent properties command a premium relative to locations requiring longer walks to transport infrastructure.

Investment Characteristics and Rental Potential

For investors considering this development as part of a residential property portfolio, the location offers several supportive fundamentals. Bishan's established status, reliable tenant demand, and strong MRT connectivity create a receptive market for rental properties. The three-bedroom typology appeals to families who prioritise location over new development premiums, translating to consistent rental enquiry and competitive yields relative to newer projects in outer precincts.

The rental market for HDB units in Bishan typically skews toward professional families, young couples upgrading from smaller units, and foreign talent seeking intermediate-term residences in accessible locations. The predictable demand profile and established rental infrastructure support confident asset management for investors planning longer holding periods.

Buyer Suitability Across Different Profiles

First-time buyers navigating the HDB market will find this development particularly relevant. The established infrastructure, proven track record of the neighbourhood, and transparent resale market mechanics provide lower-risk entry points compared to newer developments in unfamiliar precincts. The proximity to MRT and community amenities reduces the need for multiple vehicle ownership, a significant ongoing cost for young families.

Upgraders moving from two-bedroom or smaller units will appreciate the increased floor area and additional bedroom, accommodating changing household configurations without necessitating relocation to the housing market's outer edges. The familiar Bishan environment often appeals to established families seeking incremental improvements rather than wholesale relocation to unfamiliar neighbourhoods.

For investors, the development presents a balance of capital stability and income generation. The HDB resale market's transparency, combined with Bishan's demographic stability and MRT accessibility, create conditions favourable to patient capital strategies. The typology's broad appeal ensures a deep tenant pool across economic segments.

Transport, Accessibility and Lifestyle Benefits

The eight-minute walk to Bishan MRT Station fundamentally shapes the development's appeal and usage patterns. This accessibility level means that car dependency becomes optional rather than essential for working residents, a meaningful financial advantage in Singapore's transport-centric economy. The MRT's direct connections to employment hubs in the Central Business District, Marina Bay, and Jurong East reduce commute times substantially compared to outlying estates.

Beyond MRT connectivity, the neighbourhood benefits from comprehensive bus routes linking Bishan to surrounding precincts, complementary transport infrastructure that provides route flexibility and frequency advantages during peak demand periods. The cycling infrastructure and park connectors offer environmentally sustainable transport alternatives, aligning with Singapore's broader sustainability objectives.

Market Dynamics and Capital Appreciation Factors

Historical performance of HDB properties in Bishan demonstrates that mature, MRT-adjacent locations maintain consistent demand across property cycles. The North-South Line's role as a critical transport spine means that Bishan Station benefits from sustained usage across economic cycles, supporting property values in its catchment area. Unlike distant precincts where transport access may improve over time, Bishan's transport infrastructure is already fully realised, meaning appreciation drivers focus on scarcity, demographic demand, and broader economic growth rather than speculative infrastructure development.

The finite housing supply in established precincts creates natural scarcity dynamics that support property values, particularly when demographic inflows exceed available stock. Bishan's combination of supply constraints and strong tenant demand typically insulates the precinct from the value volatility that newer, supply-abundant areas experience.

Financial Considerations for Purchasers

Buyers financing HDB purchases should model debt service calculations conservatively, accounting for the Total Debt Service Ratio (TDSR) constraints that lenders impose. At typical price points for this development, most working professionals with stable employment will qualify for financing across standard mortgage terms and rates. The HDB's mortgage insurance programmes and CPF withdrawal provisions create financing flexibility that private property markets do not offer.

For investors purchasing as a second residential property, Singapore Citizen buyers should factor Additional Buyer's Stamp Duty at 20% into their acquisition cost planning. This represents a material expense that compresses entry-level returns and requires careful underwriting of rental income projections to ensure positive cash-on-cash returns across realistic lease and occupancy assumptions.

Competitive Positioning Within Bishan

The Bishan precinct encompasses multiple HDB developments spanning different construction eras and configurations. Properties within 191 Bishan Street 13 compete with nearby estates offering similar typologies and comparable MRT proximity. Developments constructed during similar periods often feature equivalent design standards and floor layouts, making location-specific factors and unit-level condition the primary differentiators in buyer decision-making.

Relative to newer HDB developments in outer precincts, Bishan properties command a location premium reflecting the established infrastructure, proven tenant demand, and transport accessibility advantages. First-time buyers and upgraders frequently compare this development against similar-era properties in nearby precincts, with the MRT proximity and established neighbourhood status often justifying the pricing differential.

Future Supply and District Developments

The Bishan district's mature status means that large-scale new HDB completions are unlikely in the near-to-medium term, supporting scarcity dynamics that typically stabilise property values. The Housing Development Board's focus has shifted toward other precincts where larger land parcels and development opportunity exists. This supply limitation paradoxically strengthens demand for existing stock in established locations like Bishan, as households seeking MRT accessibility increasingly focus on the resale market.

Understanding the district's limited new supply pipeline is crucial for investors assessing long-term capital appreciation potential. Properties in established, supply-constrained locations typically demonstrate more predictable value performance than those in emerging precincts where large-scale completions could create margin pressure.

Frequently Asked Questions

What rental yield can investors realistically expect from units at 191 Bishan Street 13?

Investors purchasing three-bedroom units at this development can expect gross rental yields typically ranging from 2.5% to 3.5% annually, depending on unit condition, lease length negotiated with tenants, and prevailing market rental rates within the Bishan precinct. A unit purchased at S$800,000 might command monthly rental of S$2,000 to S$2,400, translating to the yield range noted above. The rental market for HDB units in Bishan remains robust due to the established neighbourhood's appeal to professional families and young upgraders, though investors should factor in maintenance costs, property tax, and potential vacancy periods when calculating net returns. Conservative underwriting suggests modelling 2.8% gross yield to account for market cyclicality and avoid overoptimistic cash-flow projections during acquisition planning.

How does the price per square foot at 191 Bishan Street 13 compare to recent resale transactions in Bishan?

At S$800,000 for approximately 893 square feet, units at this development trade at roughly S$895–S$920 per square foot depending on unit condition and floor level, placing them within the mainstream resale market range for three-bedroom HDB flats in the Bishan precinct. Recent transactions for similar typologies in the same estate or nearby developments have demonstrated price stability within this band, reflecting the maturity and stability of Bishan as a residential neighbourhood. Properties with superior condition, higher floors, or corner configurations may command premiums of 5–10% above this baseline, while those requiring renovation or situated on lower floors may trade at slight discounts. Buyers should verify recent comparable sales through HDB resale transaction records to confirm whether individual units represent fair value relative to recent market activity in the specific block or immediate vicinity.

What is the Additional Buyer's Stamp Duty implication for Singapore Citizens purchasing a second residential property at this development?

Singapore Citizen investors purchasing their second residential property at 191 Bishan Street 13 are liable for Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price. For a unit priced at S$800,000, this equates to ABSD of S$160,000, substantially increasing the total acquisition cost and affecting the investment's entry-level returns. This ABSD expense must be incorporated into the investment thesis alongside financing costs, maintenance reserves, and expected rental income to determine whether the property generates acceptable risk-adjusted returns. The 20% ABSD rate significantly impacts cash-on-cash calculations for investors, frequently compressing returns by 50–100 basis points depending on leverage and rental income assumptions. Purchasers should consult with tax advisors to confirm their ABSD liability and understand whether any exemptions or deferrals apply based on personal circumstances.

What lease decay risks should buyers of 191 Bishan Street 13 factor into their long-term ownership planning?

HDB flats operate under 99-year or 999-year leasehold structures; assuming 191 Bishan Street 13 is a standard 99-year lease, buyers should verify the original grant date to understand remaining lease duration. As leases approach 60 years of remaining tenure, resale value growth typically slows and may eventually reverse, as the property approaches the final decades of its legal term and becomes increasingly difficult to finance through standard mortgage products. The HDB lease renewal scheme offers subsidised options to extend leases beyond their original terms, but the financial burden and approval processes create uncertainty that dampens late-life asset valuations. Buyers acquiring units in this development should confirm the exact lease commencement date and calculate remaining tenure; those purchasing with 50+ years remaining face minimal lease decay concerns during typical 20–30 year holding periods, whilst purchasers acquiring when lease tenure falls below 70 years should scrutinise long-term resale value assumptions and lease extension pathways.

How does the proximity to Bishan MRT Station (NS17) influence demand, capital appreciation, and buyer decision-making?

The eight-minute walk to Bishan MRT Station fundamentally underpins the development's appeal and capital preservation characteristics, as MRT accessibility ranks among the highest-weight factors in HDB buyer and tenant decision-making processes. Properties within easy walking distance of MRT stations typically command 10–15% valuation premiums relative to similar units requiring 15+ minute walks, reflecting both convenience value and perceived tenure resilience. Bishan Station's position on the North-South Line, connecting to the Central Business District, Marina Bay, and outlying employment centres, ensures sustained demand from commuting professionals across economic cycles, insulating the neighbourhood from the cyclical supply gluts and value volatility that peripheral estates experience. Capital appreciation in MRT-proximate locations demonstrates greater consistency and predictability than in precincts reliant on bus transport, as transport accessibility advantages become more pronounced during periods of economic uncertainty when households prioritise convenience and reduced commute costs. The existing, fully-realised MRT infrastructure means that future appreciation depends on scarcity and demographic demand rather than speculative infrastructure development, making this a relatively low-uncertainty investment thesis compared to emerging precincts.

Which buyer profiles—HNW, upgraders, first-timers, or investors—derive the strongest value proposition from 191 Bishan Street 13?

First-time buyers and young upgraders represent the development's core value constituencies, as the established neighbourhood infrastructure, proven rental demand, and transparent resale mechanics provide lower-risk entry pathways compared to speculative developments in unfamiliar precincts. Upgraders transitioning from two-bedroom units find the additional bedroom and floor area compelling without necessitating relocation to distant estates with underdeveloped amenities. Investors seeking stable, income-producing assets appreciate the predictable tenant demographics, consistent rental enquiry from professional families, and reduced speculation risk inherent in mature, supply-constrained locations. High-net-worth buyers typically view Bishan HDB purchases as secondary or portfolio diversification assets rather than primary residences, valuing the yield stability and minimal capital appreciation volatility despite lower absolute returns compared to private residential alternatives. First-time buyers derive particular advantage from HDB financing programmes, CPF withdrawal provisions, and the absence of buyer's stamp duty on primary residences that private property markets do not offer, making this development a pragmatic choice for those establishing housing wealth during early career stages.

What TDSR headroom and financing capacity should buyers model at typical price points for this development?

At the S$800,000 price point, standard mortgage financing across 25-year terms at prevailing interest rates (approximately 2.8–3.2% depending on bank and loan product) results in monthly loan servicing of S$3,500–S$4,000 excluding insurance, property tax, and maintenance charges. Lenders typically impose Total Debt Service Ratio (TDSR) caps of 55–60% of gross monthly income, meaning buyers require gross monthly income of approximately S$6,500–S$7,300 to comfortably service the mortgage alongside other debt obligations without straining financial headroom. First-time buyers utilising CPF contributions alongside cash downpayments can reduce monthly servicing and improve TDSR positioning, whilst investors purchasing as second properties must model additional ABSD costs and demonstrate stronger tenant-backed cash-flow to satisfy bank underwriting requirements. Buyers with substantial existing debt (car loans, credit facilities, other mortgages) should model conservatively, as TDSR calculations aggregate all servicing obligations and create tighter approval conditions. Professional income verification and employment stability documentation become critical at these price points, with financial institutions scrutinising contract permanence and income durability before approving multi-decade financing commitments.

How does 191 Bishan Street 13 compare competitively to other nearby HDB developments in the Bishan precinct?

The Bishan precinct encompasses multiple HDB estates of similar vintage and typology, with competitive differentiation driven primarily by block-level positioning, lift accessibility, and unit-specific condition rather than development-wide characteristics. Properties at 191 Bishan Street 13 compete directly with units in adjacent blocks offering equivalent three-bedroom configurations and comparable MRT proximity; pricing dispersion typically reflects floor level, facing direction, and renovation requirement rather than fundamental location advantage. Compared to newer HDB developments in outer precincts (Punggol, Sengkang, Yishun), this development commands a location premium of 15–25% reflecting the established infrastructure and MRT accessibility, though newer estates offer modern finishes and longer design lifecycles. Relative to private residential alternatives at equivalent price points (older condominiums, private apartments in adjacent precincts), HDB units offer superior financing accessibility through CPF utilisation and absence of buyer's stamp duty on primary residences, offsetting aesthetic or amenity differentials. Buyer decision-making typically hinges on whether location and transport accessibility outweigh the modernisation appeal of newer stock, with established families and long-term investors frequently favouring maturity and transport proximity over contemporary design trends.

Which unit stack levels or floor configurations typically offer the strongest value proposition within this development?

Middle-floor units (floors 5–18, depending on building height) typically represent optimal value for most buyer profiles, as they command modest premiums over lower floors while avoiding the price peaks associated with top-floor units where views, light, and prestige justify significantly higher valuations. Units on the south or east-facing aspects benefit from natural light and warmth advantages, often justifying 3–5% premiums over north or west-facing counterparts, though these premiums vary seasonally and according to individual buyer preferences. Corner units, despite occupying similar floor levels, frequently trade at 5–8% premiums reflecting dual natural light exposure and perceived spaciousness, creating value capture opportunities for purchasers prioritising views and ventilation over standardised floor plans. Lower floors (levels 1–4) present affordability opportunities, particularly for investors seeking yield-focused entry points, though some buyer segments discount these levels due to perceived security, noise, and ventilation concerns despite negligible practical differentiation in modern HDB design. Rather than pursuing premium locations blindly, value-conscious buyers should systematically compare unit-specific characteristics against pricing to identify inefficiencies where floor level, facing, or configuration misalignment creates purchase opportunities relative to comparable stock in adjacent blocks.

What is the future supply pipeline outlook for HDB developments in the Bishan district, and how does this affect long-term property values?

The Bishan district's mature, fully-developed status means that significant new HDB completions are unlikely within the next decade, as the Housing Development Board has allocated most new development pipeline to emerging precincts in the east and north where land availability and development opportunity substantially exceed Bishan's constrained environment. This supply limitation paradoxically strengthens the value proposition for existing stock, as households seeking established neighbourhoods, proven infrastructure, and MRT accessibility increasingly focus on the resale market where supply is finite and replacement cost advantages are negligible. Compared to peripheral precincts where tens of thousands of new HDB units are planned for completion over the next 5–10 years, Bishan faces minimal margin pressure from supply-side dynamics, supporting more predictable and stable capital value trajectories. The district's positioning as a mature, supply-constrained location creates structural scarcity conditions that historically support property value resilience across property cycles, making this a relatively low-uncertainty long-term hold for investors and owner-occupiers planning multi-decade tenancy. Understanding the limited new supply pipeline is essential for valuation expectations; purchasers expecting double-digit annual appreciation should recalibrate expectations toward low-single-digit returns reflecting the district's maturity, whilst those prioritising value stability and modest capital growth across longer timeframes find Bishan's supply constraints highly supportive of investment theses.

[For Sale] Hdb Flat At 191 Bishan Street 13 — From S$800K