Type

Units

Min Area

Price Range

Other

120 sqft

S$900/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$900.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180 on this acquisition.
Located 5 min (400 m) from NS13 Yishun 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?

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207 Yishun Street 21: A Connected Yishun HDB Investment

207 Yishun Street 21 represents an accessible opportunity within Singapore's established Yishun residential enclave, positioned strategically within walking distance of one of the North–South Line's most pivotal transport nodes. The development sits in a neighbourhood characterised by mature housing stock, established commercial infrastructure, and consistent population stability, making it an attractive proposition for investors, upgraders, and first-time buyers alike seeking entry into Singapore's HDB market.

The proximity to Yishun MRT Station (NS13)—merely 400 metres away—confers substantial strategic advantages. This five-minute walk places residents directly on the North–South Line, which connects northbound commuters to the city centre, Marina Bay, and extending south to Marina South Pier. For working professionals, this positioning eliminates lengthy commutes and enhances lifestyle flexibility. The catchment area surrounding the development benefits from the transport node's gravitational pull, which historically sustains property values and rental demand even during economic cycles.

Neighbourhood Maturity and Amenity Density

Yishun is one of Singapore's older new towns, developed in the 1980s and early 1990s, meaning the district has reached full amenity maturity. Schools, childcare facilities, hawker centres, supermarkets, and medical clinics are all embedded within the surrounding blocks rather than requiring distant travel. This density makes the location particularly appealing to families requiring proximity to educational institutions and to established professionals who value convenience. The neighbourhood's demographic stability—neither undergoing rapid gentrification nor decline—translates into predictable rental demand and steady capital value retention.

For investors evaluating 207 Yishun Street 21 as a buy-to-let asset, the mature neighbourhood backdrop is a significant strength. Tenant pools in Yishun remain deep and consistent, drawing working professionals, young families, and relocating expatriates who prioritise transport connectivity over trendiness. Vacancy rates in the Yishun precinct typically remain below Singapore-wide averages, supporting the rental yield thesis across multiple economic scenarios.

Investment Thesis and Yield Considerations

HDB flats in locations proximate to major MRT stations have historically delivered rental yields in the 3–4% range, depending on unit size, condition, and lease tenure. Properties at 207 Yishun Street 21 may reasonably be expected to achieve similar or slightly higher yields given the proximity to NS13, which ranks among the North–South Line's highest-traffic stations. For investors deploying capital into this development, the combination of affordable purchase price, strong tenant demand, and predictable outgoings (town council charges are standardised across HDB blocks) creates a straightforward investment case.

The NS13 proximity also insulates rental yields against medium-term transport disruption—the station is fully established and unlikely to experience service degradation or closure. Contrast this with speculative investments near newly opened stations, where unforeseen demand shifts can emerge. Yishun's transport connectivity was established decades ago, meaning demand patterns are already embedded and widely understood by both tenants and the wider property market.

Lease Tenure and Long-Term Value Dynamics

HDB flats in Singapore are granted on 99-year leases from their original completion date. Units at 207 Yishun Street 21, as part of an established estate, carry known remaining lease tenures that merit careful evaluation. As lease maturity approaches, HDB resale values experience measurable compression—typically accelerating after the 70-year mark and becoming acute below 60 years remaining. Prospective buyers and investors must ascertain the current lease remaining for any specific unit under consideration and factor residual value decay into long-term holding projections.

For first-time buyers intending to occupy the property long-term, lease considerations may be secondary; however, investors targeting ten-to-fifteen year holding horizons should model lease-driven value erosion into their internal rate of return calculations. The Singapore authorities have not broadly extended HDB lease periods, and lease buyback schemes remain limited in availability, meaning lease decay is a genuine medium-term headwind for HDB portfolios.

Financing, TDSR, and Buyer Suitability

HDB property financing typically attracts competitive interest rates and generous loan-to-value ratios (up to 80% for owner-occupiers via HDB loans). At prevailing price points in the Yishun market, most professional buyers will find TDSR headroom accessible, particularly first-time buyers eligible for HDB loans. Investors purchasing as second-property owners must account for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% applied to the purchase price, which materially impacts cash-on-cash returns and must be incorporated into acquisition budgets.

The 207 Yishun Street 21 development's affordability profile makes it particularly suited to first-time buyers establishing a foothold in HDB ownership, upgraders seeking additional properties within their portfolio, and conservative investors prioritising yield stability over capital appreciation. High-net-worth individuals may view the development as a supporting component within diversified property portfolios rather than a primary wealth-building vehicle.

Competitive Positioning and District Supply

Yishun hosts numerous HDB estates spanning several decades of development phases, creating a competitive local supply. However, the specific location at 207 Yishun Street 21—sitting very near to the MRT station—places it within the premium tier of Yishun's micro-location hierarchy. Other Yishun blocks further from the station may transact at modest discounts, reflecting the transport convenience premium that Yishun Street 21's positioning commands.

Future HDB supply in the Yishun district is unlikely to be substantial, as the area is mature and land for new public housing is increasingly concentrated in outer ring locations (Tengah, Punggol, Bukit Merah expansion). This supply constraint, combined with Yishun's population density and established reputation, underpins the resilience of property valuations across the estate.

Capital Appreciation Outlook

HDB capital appreciation typically tracks inflation and broader economic growth rather than delivering outperformance. Properties near established MRT stations may capture modest additional upside driven by land-scarcity premiums and demonstrated demand resilience. However, 207 Yishun Street 21 should be evaluated primarily as a yield-generating or owner-occupied asset rather than as a speculative appreciation play. The combination of affordable acquisition price, strong transport connectivity, and consistent demand makes it a defensible long-term holding, but capital gains should not be projected as outsized.

For buyers considering this development, success depends on clear articulation of intent: are you purchasing for owner-occupation with long-term residency, or for rental yield and capital preservation? The development's profile—affordable, well-connected, mature, and stable—aligns well with both outcomes, provided lease tenure is factored into long-term planning.

Frequently Asked Questions

What rental yield can investors realistically expect from units at 207 Yishun Street 21?

HDB flats positioned within walking distance of major MRT stations, such as Yishun (NS13), typically deliver gross rental yields between 3.0% and 4.0%, depending on unit size, condition, and current market rents. At 207 Yishun Street 21, the proximity to NS13—one of Singapore's busiest transport nodes—supports consistent tenant demand from working professionals and young families, particularly those commuting to the city centre via the North–South Line. Prospective investors should source recent comparable rental transactions for similar-sized units within the Yishun precinct and discount those figures by anticipated town council charges and maintenance reserves to derive net yield. The stable, mature neighbourhood backdrop means tenant turnover risk is lower than in speculative or newly developed areas, supporting yield sustainability across economic cycles.

How does the price per square foot at 207 Yishun Street 21 compare to recent Yishun transactions?

Yishun HDB pricing fluctuates based on unit size, block age, lease remaining, and distance from transport nodes. Recent transactions in the Yishun estate have ranged broadly, with prime locations near MRT stations commanding 5–15% premiums over blocks further afield. Units at 207 Yishun Street 21 benefit from immediate MRT proximity, placing them toward the upper end of the Yishun price spectrum on a per-square-foot basis. However, prospective buyers should engage a property analyst to obtain transaction records for the past six to twelve months for blocks with comparable lease tenure and floor levels, as these variables materially influence per-square-foot comparisons. The transport-adjacent positioning justifies a price premium relative to outlying Yishun blocks, but this premium must be evaluated against the specific unit's lease remaining and structural condition.

What is the Additional Buyer's Stamp Duty (ABSD) impact for second-property investors purchasing at this development?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price. For example, a second residential purchase priced at S$450,000 would attract ABSD of S$90,000, materially increasing the total acquisition cost. This duty is imposed on top of the standard Buyer's Stamp Duty and must be factored into investors' cash-on-cash return calculations and overall acquisition budgets. ABSD can substantially compress rental yield if not accounted for in initial projections—a 20% capital outlay increase may reduce net yield by 0.5–1.0 percentage points depending on the purchase price and financing structure. Investors should consult with tax advisors to confirm ABSD implications for their specific residency and citizenship status, and should model ABSD impact into their investment thesis before committing capital.

What is the lease decay risk for properties at 207 Yishun Street 21, and how does it affect resale value?

HDB flats at 207 Yishun Street 21 are granted on 99-year leases from their original completion date. As remaining lease tenure declines, property values experience measurable depreciation—a process that accelerates notably after the 70-year mark and becomes acute below 60 years remaining. Buyers must establish the current remaining lease for any specific unit under consideration, as lease decay is one of the most significant determinants of HDB resale value over extended holding periods. A unit with 65 years remaining may lose 15–25% of its value over the next ten years purely due to lease maturity, independent of market conditions. For owner-occupiers purchasing with a long-term residency horizon (20+ years), lease decay may be acceptable; for investors targeting medium-term exits (7–15 years), the lease remaining is critical. Singapore's authorities have not broadly implemented lease extension schemes for HDB properties, meaning lease-driven value erosion is a genuine long-term headwind that cannot be ignored in acquisition planning.

How does proximity to Yishun MRT Station (NS13) influence demand and capital appreciation?

Proximity to an established, high-traffic MRT station is one of the most consistent drivers of HDB property value and rental demand in Singapore. Yishun MRT Station (NS13) is a major interchange on the North–South Line serving northbound commuters to the city centre, Marina Bay, and southern Singapore. Properties within five minutes' walk of NS13 typically command 5–15% premiums over blocks further removed, reflecting the transport convenience and commute-time savings that tenants and owner-occupiers value. The established nature of the station (operational for decades) means demand patterns are stable and predictable, reducing speculative risk compared to newly opened stations. For capital appreciation, the transport premium is largely already priced into 207 Yishun Street 21; however, the consistent inflow of transport-dependent tenants insulates the property against the deeper value erosion that affects poorly-connected HDB estates. The MRT proximity supports lower vacancy risk and more stable rental income, benefiting investors significantly.

Which buyer profiles are best suited to 207 Yishun Street 21—first-timers, upgraders, investors, or HNW individuals?

207 Yishun Street 21 appeals to multiple buyer profiles, each for different reasons. First-time buyers benefit from the affordable purchase price, accessible HDB financing (up to 80% LTV), and established neighbourhood with schools and amenities, making it an ideal entry point into Singapore HDB ownership. Upgraders seeking additional properties value the mature location, proven rental demand, and simplified property management. Conservative investors prioritise the stable yield, low tenant-turnover risk, and established transport connectivity over speculative appreciation, positioning 207 Yishun Street 21 as a core holding in diversified property portfolios. High-net-worth individuals may view the development as a supporting asset within larger portfolios rather than a primary wealth-building vehicle, as absolute capital appreciation is constrained by HDB lease dynamics and market positioning. The development's affordability, stability, and accessibility make it least suitable for investors seeking rapid, outsized returns; it is instead a vehicle for sustainable yield and capital preservation across economic cycles.

What are TDSR headroom and financing implications at typical Yishun price points?

TDSR (Total Debt Servicing Ratio) limits borrowers' total monthly debt repayments to 60% of gross monthly income. At typical Yishun HDB price points (ranging widely depending on unit size and lease), most professional buyers will find TDSR headroom accessible via HDB loans, which typically offer better terms than commercial mortgages. A buyer earning S$5,000 monthly can service approximately S$3,000 in monthly debt across all facilities; at prevailing HDB interest rates (around 2.6% for HDB concessional loans), this translates to substantial borrowing capacity. Owner-occupiers utilising HDB loans benefit from loan tenures up to 30 years and LTV ratios up to 80%, improving affordability. However, investors purchasing as second-property owners must account for Additional Buyer's Stamp Duty (20%) and commercial mortgage rates (typically 3.5–4.0%), both of which reduce financing capacity relative to owner-occupier structures. Buyers should engage with mortgage brokers to model TDSR and financing capacity at specific price points before submission.

How does 207 Yishun Street 21 compare to competing HDB developments in the Yishun precinct?

Yishun hosts numerous HDB estates spanning multiple development phases (1980s through 2000s), creating a competitive local marketplace. The specific advantage of 207 Yishun Street 21 is its proximity to Yishun MRT Station (NS13), placing it within the premium micro-location tier of the Yishun area. Other blocks in the estate further from the station typically transact at 5–10% discounts, reflecting the transport convenience premium. Competing developments in outlying Yishun precincts (Yishun Avenue, Yishun Ring Road) may offer lower per-square-foot pricing but sacrifice the MRT-proximity advantage, resulting in longer tenant acquisition timelines and potentially lower rental yields. Buyers evaluating 207 Yishun Street 21 against competing Yishun blocks should prioritise transport proximity, lease remaining, and block age (structural condition and renovation needs); the MRT-adjacent positioning justifies a modest price premium if lease tenure is comparable. Recent transaction data for competing blocks should be sourced via property databases to validate relative pricing and confirm value-for-money across the estate.

Which unit stack or floor level offers the best value at 207 Yishun Street 21?

HDB floor level preferences vary by buyer profile and personal circumstances, creating arbitrage opportunities within the development. Lower floors (1–3) typically trade at modest discounts owing to reduced natural light, increased noise from street-level activity, and privacy concerns; however, they offer accessibility benefits for elderly residents and reduced stair-climbing. Mid-levels (5–10) represent the popularity sweet spot, commanding higher prices due to elevated natural light, reduced noise, and perceived prestige. Higher floors (15+) attract premium pricing but face offsetting challenges: lift waiting times can be frustrating, and senior residents may find climbing stairs problematic if lift failures occur. For value-conscious investors, lower and mid-level units often represent better per-square-foot pricing relative to demand, as the market's preference for higher floors creates pricing inefficiencies in lower stacks. However, prospective buyers should assess their specific needs and tenant-attraction profile; for owner-occupiers with family mobility, lower floors may be optimal value, while investor buyers may prefer mid-levels where tenant demand is strongest.

What is the future supply pipeline for HDB in the Yishun district, and how does it affect long-term values?

Yishun is a mature new town developed predominantly in the 1980s and early 1990s, with limited scope for new HDB construction within the existing estate boundaries. Singapore's Housing and Development Board has concentrated fresh HDB supply in outer-ring locations (Tengah, Punggol expansion, Bukit Merah infill) rather than in fully developed town centres, meaning significant new HDB supply pressures in Yishun are unlikely in the near-to-medium term (5–10 years). This supply constraint underpins the resilience of existing Yishun property valuations; reduced competing supply supports consistent demand and rental absorption. However, the broader Singapore HDB market is experiencing increased supply in the outer ring, which may eventually divert buyer interest from mature estates like Yishun toward newer, fresher developments with longer lease tenures. Long-term capital appreciation in mature Yishun estates will likely track inflation rather than exceed it, making 207 Yishun Street 21 a vehicle for yield and capital preservation rather than explosive appreciation. Buyers should evaluate the development with realistic expectations: strong current yields and stable values, but modest long-term appreciation relative to Singapore's outer-ring growth areas.

Hdb Flat At 207 Yishun Street 21 — From S$900