Type

Units

Min Area

Price Range

2 BR

732 sqft

S$450K

Type

Units

Min Area

Price Range

Other

118 sqft

S$800/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$800 to S$450K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$160 on this acquisition.
50% of current units are for sale, from S$450K; 50% are for rent, from S$800/mo.
Located 8 min (630 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?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

216 Yishun Street 21: A Mature HDB Development in One of Singapore's Most Connected Estates

216 Yishun Street 21 represents a significant opportunity within Singapore's well-established public housing landscape. Situated in the heart of Yishun, one of the island's longest-running residential estates, this development offers spacious 2-bedroom, 2-bathroom units designed to meet the needs of upgraders, young families, and savvy investors alike. With a built area of 732 square feet, each unit provides generous living space in a mature neighbourhood that has demonstrated consistent capital appreciation over multiple property cycles.

The estate's most compelling advantage lies in its proximity to Yishun MRT Station (NS13), a 630-metre walk away—approximately 8 minutes on foot. This direct connection to the North-South Line places residents within easy reach of the CBD, Orchard, and Marina Bay, whilst also providing seamless access to northern corridors towards Woodlands and beyond. The MRT connectivity significantly elevates the development's appeal to working professionals and commuters who prioritise efficiency in their daily travel patterns.

Location and Neighbourhood Character

Yishun has evolved into a self-contained community over its four decades of development, offering residents a complete ecosystem of amenities without necessitating frequent trips beyond the estate. Shopping at Yishun Shopping Centre, dining at the numerous hawker centres, and accessing services at Khoo Teck Puat Hospital all occur within walking distance or a short bus ride. Schools including Yishun Primary and Yishun Secondary are established institutions that serve families with school-age children, whilst the precinct continues to attract upgrade purchasers seeking familiar, settled environments.

The mature nature of the Yishun estate means that infrastructure and community facilities have been refined over decades. Parks, community centres, and recreational spaces are well-distributed, providing lifestyle amenities that appeal to families and retirees alike. This stability in neighbourhood character is particularly valuable for investors seeking long-term rental yield, as the demographic profile remains consistent and demand for rental units remains steady.

Market Positioning and Pricing

Units at 216 Yishun Street 21 are priced from S$450,000, positioning the development competitively within the mature HDB resale market. This price point reflects the balance between the estate's established infrastructure, MRT proximity, and the unit sizes on offer. For first-time upgraders transitioning from smaller flats or rental properties, the pricing represents an accessible entry point into homeownership without requiring maximum leverage. For investors, the absolute unit price and anticipated rental income create a feasible investment thesis, particularly given the stable tenant base in the Yishun area.

Recent comparable transactions in Yishun have demonstrated resilience, with per-square-foot prices reflecting the area's consistent demand. Whilst newer developments in outer regions may offer lower absolute prices, 216 Yishun Street 21's established neighbourhood, MRT connectivity, and amenity density justify its market positioning. The estate's maturity also means that supply is relatively stable—there is no pending HDB launch that would disrupt current market dynamics in this specific precinct.

Tenure and Long-Term Value Considerations

As a leasehold HDB development, units at 216 Yishun Street 21 carry a 99-year tenure from their date of original purchase. For buyers acquiring resale units, the remaining lease will reflect the age of the property; this is a critical consideration for those planning to hold long-term or pass assets to future generations. The Housing & Development Board has mechanisms to manage lease decay, including the lease upgrading and en bloc schemes, which provide pathways for owners to extend their tenure and protect capital value. Recent policy announcements have reinforced the HDB's commitment to supporting owners through the lease lifecycle, mitigating concerns about cliff-edge resale value loss.

Investors should factor lease duration into their acquisition decision, as properties with 70+ years remaining lease are generally more attractive to both future owner-occupiers and financiers. The Board's interventions in supporting upgrading have proven effective in preventing catastrophic value loss, and properties in strong estate precincts like Yishun have historically attracted upgraders even as leases shorten, provided the neighbourhood remains desirable.

Investment and Rental Yield Perspective

From an investment standpoint, 216 Yishun Street 21 presents a viable opportunity for portfolio builders and yield-focused purchasers. The Yishun area commands consistent rental demand from young professionals, families, and international assignees who value the established neighbourhood and transport links. Estimated gross rental yield for 2-bedroom units in this precinct typically ranges between 3% and 4.5% depending on lease length and exact unit configuration, reflecting the stable but not exceptional returns characteristic of mature estates.

Potential investors must account for Additional Buyer's Stamp Duty (ABSD) if this purchase represents a second residential property in their portfolio—Singapore Citizens acquiring a second residential property face a 20% ABSD liability on the purchase price. For a unit priced at S$450,000, this equates to an additional S$90,000 in taxes, a material consideration in the investment thesis. After factoring ABSD and ongoing property tax, maintenance contributions, and potential rental agent fees, investors should model returns carefully to ensure the acquisition aligns with their yield targets and capital growth expectations.

Financing and Affordability

Mortgage financing for units at 216 Yishun Street 21 is straightforward, as HDB flats remain eligible for Central Provident Fund (CPF) withdrawal and bank financing across all major institutions. Buyers utilising CPF can typically access funds from both their Ordinary and Special Accounts, significantly reducing the cash outlay required at completion. Banks are willing to finance mature HDB properties, particularly in established estates like Yishun, and loan-to-value ratios of 75–80% are standard for buyer-occupiers.

For a unit priced at S$450,000, a buyer with strong income could feasibly secure a mortgage of S$360,000, requiring approximately S$90,000 in cash plus stamp duty and legal fees. The Total Debt Service Ratio (TDSR) framework limits individual borrowing to 55% of gross monthly income; a borrower earning S$8,000 monthly could service a maximum loan of S$4,400, implying an affordable purchase price around S$450,000–S$500,000 depending on existing commitments. First-time buyers benefit from concessional stamp duty, further reducing acquisition costs.

Comparison to Competing Developments

Nearby mature HDB estates including Bukit Panjang, Ang Mo Kio, and Sembawang all offer comparable unit sizes and pricing in the same range. However, Yishun's direct NS13 MRT connectivity and established commercial ecosystem provide differentiation. Bukit Panjang, whilst served by the LRT, feels geographically more removed from central Singapore, whilst Ang Mo Kio offers similar MRT proximity but commands slightly higher prices due to its more central positioning. Sembawang is slightly less dense in terms of commercial amenities. For budget-conscious upgraders prioritising transport and neighbourhood maturity over latest-generation finishes, 216 Yishun Street 21 represents compelling value.

Future Supply and Market Dynamics

The Housing & Development Board's Build-to-Order programme has progressively focused on outer regions and larger infill sites, reducing the likelihood of major new supply within the Yishun precinct in the near term. This relative scarcity supports pricing stability and long-term capital retention. Demand from upgraders and investors is expected to remain steady, underpinned by Yishun's established reputation and continued transport investments in the North-South Line infrastructure.

Frequently Asked Questions

What is the estimated rental yield for a 2-bedroom unit at 216 Yishun Street 21, and what factors affect it?

Estimated gross rental yield for 2-bedroom units in the Yishun precinct typically ranges between 3% and 4.5% depending on the exact lease remaining and specific unit configuration. The yield is influenced by demand from young professionals and families attracted to the area's established amenities and MRT connectivity, which has historically supported consistent occupancy rates. However, investors must factor in Additional Buyer's Stamp Duty of 20% (approximately S$90,000 on a S$450,000 purchase for Singapore Citizens acquiring a second property), ongoing property tax, maintenance contributions, and rental management fees, which collectively reduce net yield and must be modelled into the investment case to ensure the acquisition meets target returns.

How does the per-square-foot pricing at 216 Yishun Street 21 compare to recent HDB resale transactions in Yishun?

Units at 216 Yishun Street 21, priced from S$450,000 for 732-square-foot units, translate to approximately S$614–S$650 per square foot depending on exact configuration—a figure aligned with recent Yishun HDB resale comps in the past 6–12 months. This pricing reflects the neighbourhood's maturity, MRT proximity, and amenity density, placing it slightly above outer estates like Bukit Panjang but below more central areas such as Ang Mo Kio. The stability of per-square-foot pricing in Yishun suggests the market has settled into a sustainable range, offering buyers confidence that acquisition prices are neither inflated nor distressed.

What is the Additional Buyer's Stamp Duty impact if I purchase 216 Yishun Street 21 as a second residential property?

Singapore Citizens acquiring a second residential property face Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price. For a unit at 216 Yishun Street 21 priced at S$450,000, this equates to S$90,000 in ABSD payable upon completion. This is a significant acquisition cost that must be factored into the total capital outlay and return calculations, particularly for investors. First-time buyers are exempt from ABSD, making upgraders (whose first property was sold or gifted) eligible for the concession only if sufficient time has elapsed since the previous purchase.

What lease decay risk exists for properties at 216 Yishun Street 21, and how does it affect resale value?

Units at 216 Yishun Street 21 are leasehold HDB properties with 99-year tenure from original purchase. For resale buyers, the remaining lease depends on the original purchase year; properties purchased in the 1980s–1990s may have 60–75 years remaining, whilst more recent purchases retain 85+ years. The Housing & Development Board has actively mitigated lease decay risk through upgrading schemes and en bloc initiatives, demonstrating commitment to protecting owner value. Properties in strong estates like Yishun with 70+ years remaining lease typically command prices reflecting stable capital retention, whilst those below 60 years may face steeper value erosion unless the HDB implements lease extension mechanisms.

How does proximity to Yishun MRT Station (NS13) affect demand and long-term capital appreciation?

The 630-metre distance to Yishun MRT Station (NS13)—approximately 8 minutes on foot—is a principal demand driver for 216 Yishun Street 21, particularly for working professionals and commuters prioritising city-centre accessibility. Direct North-South Line access provides seamless connectivity to Orchard, Marina Bay, and the CBD, supporting rental appeal and capital appreciation. Historically, HDB properties within 10 minutes' walk of MRT stations command 5–10% pricing premiums over car-dependent alternatives, and Yishun's established transport infrastructure suggests this premium will persist. Future transport investments, including planned rail enhancements, may further bolster the precinct's connectivity value.

Is 216 Yishun Street 21 suitable for first-time buyers, upgraders, and investors?

The development caters to all three buyer profiles for distinct reasons. First-time buyers benefit from the entry-level pricing (from S$450,000), HDB financing flexibility, and exemption from ABSD, making homeownership attainable without maximum leverage. Upgraders value the established neighbourhood, amenities, and MRT access as a natural progression from smaller flats, with pricing providing value relative to newer developments. Investors seeking stable rental yield and capital preservation find appeal in the mature estate's consistent tenant base and low development risk, though the 3–4.5% gross yield requires careful modelling after ABSD and holding costs to confirm alignment with portfolio targets.

What are the TDSR implications and typical mortgage financing headroom at 216 Yishun Street 21's pricing?

For a unit priced at S$450,000, a buyer with strong income and minimal existing debt could secure a mortgage of S$360,000–S$370,000 (75–82% LTV), requiring approximately S$80,000–S$90,000 in cash plus stamp duty and legal costs. The Total Debt Service Ratio (TDSR) framework limits monthly debt servicing to 55% of gross income; a borrower earning S$8,000 monthly can service maximum monthly obligations of S$4,400, supporting a loan of approximately S$450,000–S$500,000 depending on existing vehicle or personal loans. First-time buyers benefit from concessional stamp duty, reducing acquisition costs by approximately 2% and improving financing headroom. Buyers with lower incomes or existing commitments may face tighter constraints and should seek pre-approval from their lender.

How does 216 Yishun Street 21 compare in value and positioning to nearby mature HDB estates?

Nearby mature estates including Bukit Panjang, Ang Mo Kio, and Sembawang offer comparable 2-bedroom units at similar absolute prices (S$420,000–S$480,000), but differ in connectivity and amenity density. Bukit Panjang is served by LRT rather than MRT and feels geographically more peripheral, whilst Ang Mo Kio offers comparable MRT access but commands slight premiums due to its more central positioning within the island. Sembawang is less commercially dense in terms of shopping and dining options. Yishun positions itself as the best value option for buyers prioritising NS13 MRT connectivity and established commercial ecosystem without the pricing premium of Ang Mo Kio or the accessibility trade-offs of Bukit Panjang.

Which unit stacks or floor levels at 216 Yishun Street 21 offer the best value for money?

Mid-level units (floors 5–12) typically command the strongest value proposition, as they avoid ground-floor concerns regarding noise and privacy whilst escaping the steeper premiums attached to higher floors in HDB developments. Mid-level units also experience fewer wind-exposure concerns and lower utility costs (reduced air-conditioning demand) compared to upper levels. Lower-level units (floors 2–4) may attract marginal discounts reflecting shading and reduced views but remain serviceable for investors prioritising yield over aesthetics. Ground-floor units are least favoured and command discounts of 5–8%, suitable only for elderly or mobility-limited buyers. South-facing units benefit from consistent natural light, whilst west-facing units experience afternoon heat—a minor consideration in Yishun's dense tree canopy.

What is the future supply pipeline for HDB developments in the Yishun and northern districts?

The Housing & Development Board's Build-to-Order programme has progressively focused on outer regions (Sengkang, Punggol, Jurong) and large infill sites, with reduced activity within established precincts like Yishun. No major BTO launch is anticipated within the immediate Yishun precinct in the medium term, suggesting relative supply scarcity that supports pricing stability and capital retention for current buyers. Future developments in nearby Sengkang and Punggol may attract first-time buyers with budget constraints, potentially moderating demand for resale units at 216 Yishun Street 21. However, the established estate's MRT connectivity and amenity maturity position it well to retain upgrader and investor demand regardless of new supply in adjacent precincts.

[For Sale / Rent] Hdb Flat At 216 Yishun Street 21 — From S$800