Type

Units

Min Area

Price Range

Other

150 sqft

S$1,100/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,100.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$220 on this acquisition.
Located 12 min (1000 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.

216 Bishan Street 23: Compact HDB Living in Established Bishan

216 Bishan Street 23 represents a practical entry point into Singapore's residential property market, situated within one of the island's most mature and well-serviced public housing estates. Located in the heart of Bishan, this HDB flat benefits from decades of neighbourhood development, establishing itself as a desirable address for both first-time buyers and astute investors seeking exposure to a stable, established community.

The property stands approximately 12 minutes' walking distance from NS17 Bishan MRT Station, positioning residents within the efficient North-South Line corridor that connects directly to the city centre, Orchard, Marina Bay, and southern regions. This proximity to rapid transit infrastructure has historically anchored demand for units throughout Bishan, supporting both rental yields and long-term capital appreciation for investors and upgraders alike.

Location and Transport Connectivity

Bishan's strategic positioning on the North-South Line has made it one of Singapore's most accessible neighbourhoods for commuters. The estate itself was among Singapore's earliest new towns, meaning infrastructure and amenities matured ahead of many newer developments. Schools, shopping centres, hawker markets, and community facilities are comprehensively established throughout the estate, reducing the reliance on car ownership and supporting a car-lite lifestyle for residents.

The walk to Bishan MRT Station takes approximately 12 minutes, a distance that remains within the 800-metre radius typically considered highly desirable for MRT-proximate properties. Units within this proximity band have historically commanded resilience in resale and rental markets, as they appeal to commuters, families without vehicles, and older residents prioritising accessibility. The North-South Line's coverage across Singapore's economic heartland—from Jurong in the west through the city centre to Marina South—positions Bishan residents well for employment diversity and career flexibility.

HDB Tenure and Lease Considerations

As an HDB flat, 216 Bishan Street 23 is subject to the standard 99-year leasehold tenure that applies to all public housing in Singapore. Understanding lease decay is critical for long-term ownership: as the lease declines below 30 years, financing becomes restricted and resale demand typically narrows. However, given Bishan's maturity and the strong institutional demand for HDB flats in established estates, the current lease position should remain a secondary consideration compared to unit condition, layout, and price. Buyers considering this property for the medium to long term should factor in the eventual need for lease renewal or eventual sale within a prudent timeframe.

Investment Yield and Rental Demand

HDB flats in Bishan have demonstrated consistent rental demand, driven by the estate's excellent transport access, comprehensive amenities, and large residential population seeking rental accommodation. Properties within 12 minutes' walk of an MRT station typically achieve stronger rental yields than those further afield, as tenants actively seek proximity to public transport to minimise commute friction. Investors evaluating 216 Bishan Street 23 should research recent transaction data for comparable units in the same block or nearby blocks to establish realistic gross rental yields—typically ranging from 3% to 5% depending on unit size, condition, and exact lease position.

The compact footprint of this unit may appeal to young professionals, couples without children, or investors seeking affordability and simplified property management. Units of this scale often command swift tenant turnover and strong competition among prospective renters, particularly when priced competitively against alternatives in the same estate.

Pricing and Market Context

HDB flat pricing in Bishan reflects the estate's maturity, transport access, and established neighbourhood character. Recent transactions in the district provide the most reliable benchmark for assessing value—comparing price per square foot against nearby blocks, floor levels, and unit orientations offers investors and buyers a data-driven framework for decision-making. Buyers should request transaction histories for the same block or adjacent blocks completed within the past 6 to 12 months to contextualise current asking prices against actual market activity.

The compact area of approximately 150 square feet positions this unit as a studio or one-bedroom dwelling, typical for first-time buyers, young professionals, and retirees downsizing from larger family units. This segment of the market has historically proven resilient during economic cycles, as housing affordability and proximity to employment remain constant drivers of demand.

Buyer Profiles and Suitability

First-time buyers entering the property market often find HDB flats in accessible estates like Bishan an ideal stepping stone, building equity and establishing a residential track record without committing capital to premium or landed properties. The affordability of units in this price range, combined with the security of public housing tenure and institutional financing support from HDB, positions such properties as confidence-building entry vehicles.

Upgraders transitioning from rental to ownership, or from smaller to larger homes, frequently purchase HDB flats as intermediate holdings, particularly when seeking to remain in established neighbourhoods with proven services and networks. Investors pursuing modest-scale residential portfolios often target HDB flats with strong transport access, given their consistent rental demand and manageable acquisition costs.

Financing and TDSR Impact

HDB flat purchases benefit from HDB's institutional financing schemes, which typically offer rates below market mortgage rates and tenure extending to age 65 for the youngest borrower. The Total Debt Servicing Ratio (TDSR) framework limits borrowing capacity to 60% of gross monthly income, with HDB loans typically capped at 90% LTV. Units in the price range evident at 216 Bishan Street 23 impose moderate financing requirements, leaving meaningful headroom within TDSR for buyers with stable income and modest existing debt obligations.

First-time buyers purchasing an HDB flat benefit from relief on Stamp Duty and are eligible for the First-Time Buyer exemption from Additional Buyer's Stamp Duty. However, investors or upgraders purchasing a second residential property face a 20% Additional Buyer's Stamp Duty liability on the purchase price, significantly increasing acquisition costs and affecting overall investment return calculations.

Comparative Analysis and Competing Supply

Bishan's maturity means numerous comparable HDB estates within the same district—including nearby streets, blocks, and estates—provide alternative options for buyers and investors. Tone Heng, Ang Mo Kio, and Serangoon adjacent estates offer similar MRT access and amenities, and analysing transaction activity across this broader micro-market reveals pricing trends and competitive positioning. Properties with superior views, higher floor levels, better unit orientation, or renovated interiors may command premiums, whilst lower-floor units, older renovation standards, or less desirable facing aspects typically present value opportunities for cost-conscious buyers.

Future Development and Estate Evolution

Bishan, as a mature estate, is unlikely to experience the intensive new-build development characteristic of newer towns. However, the Housing and Development Board periodically undertakes Integrated Redevelopment Programme initiatives to refresh older estates with improved public spaces, enhanced facilities, and modernised infrastructure. Potential future estate upgrading could enhance amenity values and support sustained demand, though such programmes typically unfold over multi-year timescales and should not be factored as certainty into investment decisions.

The stability of mature estates like Bishan provides confidence for long-term ownership, as the neighbourhood character and service infrastructure remain established and proven. First-time buyers and investors can rely on the estate's institutional maturity rather than speculating on future development trajectories.

Frequently Asked Questions

What rental yield might I expect if I purchase 216 Bishan Street 23 as an investment property?

HDB flats in Bishan with strong MRT proximity typically achieve gross rental yields between 3% and 5%, depending on unit size, condition, and precise lease position. This compact unit's modest footprint—approximately 150 square feet—appeals to young professionals and couples, a tenant segment with robust demand in the Bishan area given its transport connectivity and affordability. To establish realistic yield expectations, investors should examine recent rental transactions for comparable units within the same block or adjacent blocks, verifying asking rents and tenant competition. Yields also depend on purchase price paid—buying below current market rates enhances return profiles, whilst overpaying compresses yields and prolongs payback periods.

How does the price per square foot of units here compare to recent HDB sales in the same Bishan area?

Price per square foot in Bishan varies significantly depending on block location, unit floor level, orientation, renovation standard, and exact MRT proximity. Units within 10 minutes' walk of Bishan MRT typically command higher per-square-foot valuations than those further afield, often by 10% to 20% or more. To establish whether 216 Bishan Street 23 is priced competitively, buyers should request recent sale data (past 6 to 12 months) for the same block, adjacent blocks in the immediate vicinity, and comparable HDB estates on the same MRT line. Floor level significantly affects pricing—higher floors often attract premiums of 5% to 10% due to views, privacy, and lower noise exposure. Orienting the property against these transaction benchmarks provides confidence that acquisition price aligns with current market clearing rates.

What is the Additional Buyer's Stamp Duty impact if I'm buying a second residential property?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at 20% of the purchase price, a substantial acquisition cost that materially affects total outlay and investment return calculations. For example, purchasing at S$300,000 would trigger an additional 20% ABSD liability of S$60,000, raising total acquisition costs to S$360,000 before legal fees and agent commissions. This 20% rate applies specifically to Singapore Citizens; Permanent Residents face higher ABSD rates, and foreign buyers face significantly steeper duties. First-time buyers purchasing an HDB flat are exempt from ABSD, making that purchase category strategically distinct for upgraders and investors. Any second-property buyer should factor the 20% ABSD explicitly into return-on-investment calculations and financing requirements, as this cost directly reduces net equity accumulation and cash-on-cash yield.

What is the lease decay risk, and how might it affect long-term resale value?

All HDB flats operate on a 99-year leasehold tenure, meaning lease duration continuously decays from the original completion date. As lease terms decline below 30 years, HDB financing restrictions tighten, limiting the pool of eligible buyers and potentially compressing resale demand and valuations. However, 216 Bishan Street 23's current lease position (not explicitly stated in available data) requires investigation—established Bishan estates completed in the 1980s–1990s typically retain 60–80 years of lease remaining, positioning them well within the financing threshold for another 20–30 years or more. Buyers should request the exact lease commencement date and calculate remaining tenure explicitly. Lease decay becomes a genuine resale headwind only when remaining tenure approaches 25–30 years; properties with 50+ years remaining face minimal financing friction. For medium-term ownership (5–15 years), lease decay rarely materialises as a material concern, but it should be understood as a long-term structural feature of public housing tenure.

How does proximity to Bishan MRT Station affect long-term demand and capital appreciation?

MRT proximity is one of the most consistent demand drivers for Singapore residential property, directly correlating with tenant willingness to rent and buyer appetite for ownership. The 12-minute walk to NS17 Bishan MRT Station positions this property within the highly desirable sub-15-minute walking radius that maximises transport convenience and property liquidity. The North-South Line's coverage across Singapore's major employment hubs—from the CBD and Marina Bay to Orchard, Bishan, and Jurong—ensures consistent commuter demand regardless of broader economic cycles. Historically, HDB flats within 10–15 minutes' walk of established MRT stations have demonstrated superior capital appreciation and rental stability compared to fringe-estate alternatives. Properties with marginally superior MRT access (e.g., 8–10 minutes walk) may command premiums of 5–10%, whereas units beyond 20 minutes' walk often face demand constraints. The MRT access at 216 Bishan Street 23 aligns well with established valuation fundamentals, supporting both resale demand for upgraders and rental competitiveness for investors.

Who are the ideal buyer profiles for a compact HDB flat like this one?

First-time homebuyers comprise the primary market segment, particularly young professionals and couples seeking to build home equity whilst maintaining affordability and avoiding the commitment of larger family units. The compact footprint (approximately 150 square feet) suits this demographic, minimising ongoing maintenance costs and property management complexity. Investors pursuing modest-scale residential portfolios frequently target HDB flats with MRT access, given their consistent rental appeal and manageable acquisition economics. Retirees or older buyers downsizing from family homes into more manageable premises also represent a consistent demand cohort in Bishan, attracted by established neighbourhood character and proximity to essential services. Young professionals prioritising location over space—particularly those without dependants or expecting frequent relocations—find compact HDB flats ideal temporary bases. Upgraders transitioning between property categories often purchase HDB flats as intermediate holdings, using them as stepping stones to larger private residential options. Each profile values the combination of affordability, transport access, and proven neighbourhood stability that characterised properties like 216 Bishan Street 23.

How does TDSR affect my borrowing capacity and financing headroom at typical price points?

The Total Debt Servicing Ratio (TDSR) framework limits HDB loan eligibility to 60% of gross monthly income, with HDB loans typically capped at 90% Loan-to-Value. For a purchase at typical Bishan pricing levels, a buyer with gross monthly income of S$5,000 could theoretically service debt of up to S$3,000 monthly under TDSR constraints. At HDB's prevailing rates (typically 2.6%–3.0% annually), this translates to borrowing capacity of approximately S$400,000–S$450,000 depending on existing debt obligations. If 216 Bishan Street 23 trades at approximately S$350,000–S$400,000 (aligned with compact HDB pricing in established estates), a first-time buyer with modest existing debt could finance 90% of the purchase price with meaningful headroom under TDSR, typically retaining capacity for S$1,000–S$1,500 monthly additional debt if needed. Buyers should conduct detailed TDSR calculations with HDB or their mortgage broker, accounting for existing credit obligations (car loans, personal loans, existing property mortgages). Strong TDSR headroom at current Bishan pricing levels supports acquisition confidence, particularly for first-time buyers with stable employment and modest existing debt profiles.

How does 216 Bishan Street 23 compare to competing HDB developments nearby?

Bishan comprises numerous HDB blocks distributed across multiple precincts, offering investors and buyers a wide selection of comparable units within the same estate. Adjacent blocks often display similar architecture, building age, and amenities, but individual block locations vary in proximity to Bishan MRT, shopping centres, and community facilities. Nearby Ang Mo Kio and Serangoon estates also provide competitive alternatives, each with distinct MRT access characteristics—Ang Mo Kio features proximity to AMK MRT on the North-South Line, whilst Serangoon accesses CR2 Serangoon Line and CC13 Bishan Line, offering commuting flexibility. Recent transaction analysis across this broader micro-market reveals typical per-square-foot pricing within a 10%–15% band, depending on individual unit attributes (floor level, facing direction, renovation standard, exact lease position). The main competitive differentiators involve MRT walking distance (which affects both rental appeal and owner-occupier demand), block orientation relative to noise sources and views, and renovation condition. 216 Bishan Street 23 should be evaluated explicitly against transaction comparable in the same block and adjacent Bishan blocks rather than against premium estates or new-build developments, as buyer cohorts typically cluster within narrow neighbourhood and price segments.

Which unit stack or floor level typically offers the best value for money in this estate?

Mid-floor units (typically levels 5–20) command the strongest valuation across HDB estates like Bishan, balancing premium pricing against lower-floor discounts and the same essential amenity access. Ground and first-floor units typically trade at 5%–10% discounts to mid-floor comparables, reflecting tenant and buyer preferences for privacy, reduced noise exposure, and security concerns. Low-floor units (2–4) frequently attract additional discounts of 3%–8% due to reduced views and street-level noise, but remain popular with elderly residents and families with young children who prioritise accessibility over views. High-floor units (20+) typically command premiums of 5%–12% depending on block height and views available, appealing to buyers willing to pay for superior outlooks and privacy. The most cost-effective acquisition strategy often targets lower-floor units with comparable renovation, orientation, and lease position to mid-floor comparables, capturing 5%–8% acquisition discounts whilst retaining full rental appeal and resale optionality. Unit-stack selection should also consider block layout and orientation—units facing parks, quiet streets, or away from main roads often merit premiums despite floor level, whilst units oriented toward busy roads or industrial areas may represent value opportunities despite superior heights. Comprehensive viewing across multiple stack positions and floor levels within the same block reveals genuine value variation beyond floor level alone.

What future supply pipeline exists in this district, and how might it affect property values?

Bishan, as a mature estate developed in the 1980s–1990s, is unlikely to experience the intensive new-build activity characteristic of newer HDB towns or private residential developments. However, the Housing and Development Board periodically implements Integrated Redevelopment Programme initiatives to refresh ageing estates, enhancing public spaces, modernising facilities, and upgrading infrastructure. Future estate improvements could enhance long-term amenity values and support sustained demand for existing units, particularly if communal spaces, sports facilities, or hawker centre modernisation proceeds. The broader HDB supply pipeline typically focuses on newer towns (Punggol, Woodlands, Yung Ho) rather than intensifying development in established estates like Bishan. Proximity to potential private residential new launches or mixed-use developments in adjacent areas (such as Bishan Park precinct initiatives or regeneration efforts) could provide long-term upside, though such projects typically unfold across multi-year horizons and should not be factored as certainties into property purchase decisions. The stability of established estates like Bishan—where supply is constrained and demand remains proven—provides confidence for owner-occupiers and investors seeking predictability over speculative capital appreciation. Future supply risk in the broader Bishan macro-market remains modest, supporting relative value stability for current and near-term acquisitions.

Hdb Flat At 216 Bishan Street 23 — From S$1,100