Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$520K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$520K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$104K on this acquisition.
Located 8 min (640 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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217 Yishun Street 21: Established Family Living in a Well-Connected Estate

217 Yishun Street 21 represents a significant housing opportunity within Yishun, one of Singapore's most established and sought-after residential districts. Located in the heart of the northern region, this HDB development has built a strong reputation as a family-oriented community with mature infrastructure and comprehensive neighbourhood amenities. The development appeals equally to first-time buyers seeking their initial foothold in the property market, upgraders looking for additional space, and investors seeking dependable long-term returns in a stable residential area.

The development's proximity to NS13 Yishun MRT Station—approximately 8 minutes' walk away—anchors its appeal to commuters across Singapore. The North–South Line connection provides direct access to the Central Business District, making the estate attractive to professionals working in Marina Bay, Raffles Place, and other key employment hubs. This transportation advantage has historically supported both rental demand and capital appreciation in the Yishun catchment, as reliable MRT connectivity remains a primary driver of property values in the HDB market.

Unit Configuration and Living Space

Units at 217 Yishun Street 21 are configured with three bedrooms and two bathrooms, with floor areas reaching approximately 1,001 square feet. This spatial arrangement provides genuine flexibility for growing families, offering separate living zones and adequate ventilation typical of well-designed mature HDB stock. The generous floor area enables families to accommodate multiple dependents comfortably, whilst maintaining distinct spaces for privacy and daily routines—a significant advantage over smaller compact units that dominate newer developments.

Pricing and Market Position

Available units commence from S$519,999, positioning 217 Yishun Street 21 competitively within the broader Yishun HDB market. At this price point, the cost per square foot aligns with recent transactional evidence in the surrounding estate, reflecting the current equilibrium between buyer demand and available inventory. For first-time homebuyers, this pricing tier offers a realistic entry into property ownership without the stratospheric premiums observed in central or prime district developments, whilst maintaining strong fundamentals for future resale and rental potential.

Investment Considerations and Rental Yield

Investors assessing 217 Yishun Street 21 should recognise that Yishun's rental market has demonstrated consistent demand over the past decade. Three-bedroom HDB units in established estates typically command monthly rents between S$2,800 and S$3,400, depending on floor level, unit orientation, and precise internal layout. A unit purchased at S$520,000 generating S$3,100 monthly rental income would yield approximately 7.2% gross return annually—a respectable outcome for HDB residential investment, particularly when coupled with long-term capital appreciation expectations. However, investors must account for property tax, maintenance contributions, and potential void periods when modelling realistic net yields.

Additional Buyer's Stamp Duty and Financing Implications

Second-property buyers who are Singapore Citizens should be aware that Additional Buyer's Stamp Duty (ABSD) applies at a rate of 20% on the purchase price. For a unit priced at S$520,000, ABSD liability would total S$104,000, significantly increasing the total cash outlay required at completion. This substantial stamp duty burden makes it imperative for second-property investors to stress-test their financial position and ensure adequate liquidity beyond the down payment. First-time buyers are exempt from ABSD, making 217 Yishun Street 21 a more efficient acquisition pathway for owner-occupiers purchasing their inaugural residential property.

Lease Duration and Long-Term Resale Value

All HDB units are offered on either 99-year or 999-year lease terms, both of which provide substantial utility for owner-occupiers and investors. The 99-year leasehold model is the standard for older HDB estates, including mature Yishun developments. Whilst 99-year leases do experience gradual decay—particularly as they approach the 20-year mark—historical data demonstrates that well-maintained units in prime locations like Yishun retain resale demand and pricing resilience even at lower lease durations. The critical determinant of long-term value is the development's location and MRT connectivity, both of which remain fixed and favourable for 217 Yishun Street 21.

Suitability for Different Buyer Profiles

First-time homebuyers benefit substantially from 217 Yishun Street 21's pricing, spacious layout, and exemption from ABSD, making it an economical entry point into ownership. Upgraders coming from smaller units gain meaningful additional space and the ability to accommodate growing families without relocating again within the next decade. Investors seeking stable rental yields and capital appreciation can rely on Yishun's mature infrastructure, established tenant base, and proven track record of property value stability. Owner-occupiers prioritising commute efficiency and neighbourhood maturity will find the estate's established character, mature amenities, and MRT proximity highly compelling.

Debt Servicing and Financial Planning

For mortgage servicing purposes, purchasers should anticipate Total Debt Servicing Ratio (TDSR) constraints limiting borrowing to approximately 60% of eligible income. At purchase prices around S$520,000, a typical loan quantum of S$390,000–S$416,000 would necessitate household income of S$6,500–S$7,200 monthly (assuming no other debt obligations). The remaining cash requirement of S$104,000–S$130,000 must be funded through savings, gifts from family members, or other accessible sources. Financial advisers recommend that purchasers maintain an additional 6–12 months of cash reserves post-purchase to cover maintenance contributions, property tax, and unforeseen household expenses.

Competitive Position Within Yishun

Yishun's HDB market encompasses multiple developments spanning different eras and lease tenures, creating a competitive landscape where 217 Yishun Street 21 holds distinct advantages. Newer mature estate competitors offer comparable three-bedroom units, but often at slightly elevated prices reflecting premium locations or more recent upgrading works. Conversely, older developments may command lower prices but often feature smaller floor areas or less desirable unit orientations. 217 Yishun Street 21's combination of spacious 1,001-square-foot units, proximity to the MRT station, and competitive pricing establishes it as a rational choice for value-conscious buyers seeking balance between affordability and living standards.

Future Supply and District Trajectory

Yishun's supply pipeline remains relatively stable, with the Urban Redevelopment Authority not indicating major new residential schemes in the immediate vicinity. This predictable supply environment supports price stability and protects existing unit values from unexpected excess inventory. The district continues to benefit from steady demand driven by its mature infrastructure, connectivity, and established community character. Long-term appreciation prospects remain positive, supported by Singapore's overall housing supply constraints and the enduring appeal of MRT-adjacent locations across all price bands.

Frequently Asked Questions

What is the estimated gross rental yield for a three-bedroom unit at 217 Yishun Street 21?

Three-bedroom HDB units in Yishun typically command monthly rents between S$2,800 and S$3,400, depending on floor level and unit orientation. At the current price point of S$520,000, a unit generating S$3,100 monthly rental income would deliver a gross yield of approximately 7.2% annually. This yield compares favourably with other HDB estates in the northern region and reflects strong underlying demand from both expatriate families and upgraders seeking affordable accommodation. Investors should deduct property tax (approximately S$500–S$700 annually), maintenance contributions, and account for potential void periods when calculating realistic net returns. The maturity of Yishun as a residential estate has historically supported consistent tenant demand and relatively low vacancy rates, enhancing the reliability of projected rental income.

How does the cost per square foot at 217 Yishun Street 21 compare to recent HDB transactions in Yishun?

Recent transactional evidence in Yishun indicates three-bedroom units trading at approximately S$485–S$540 per square foot, reflecting a mature market with established pricing levels. Units at 217 Yishun Street 21, priced at S$520,000 for 1,001 square feet, equate to approximately S$519 per square foot—positioning the development at the midpoint of the local market range. This competitive positioning reflects the estate's proximity to the MRT station, the spacious floor area offered, and the unit configuration flexibility available to purchasers. Comparative analysis of nearby competing developments, such as other Street sections within Yishun, demonstrates that 217 Yishun Street 21 does not command a premium despite its superior location relative to MRT access. This pricing neutrality creates genuine value for buyers seeking maximum square footage and utility at market rates.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens purchasing a second residential property?

Second-property buyers who are Singapore Citizens must remit Additional Buyer's Stamp Duty at 20% of the purchase price. For a unit priced at S$520,000, ABSD liability totals S$104,000, representing a substantial increase in total acquisition cost beyond the standard Buyer's Stamp Duty. This 20% charge is in addition to the standard Buyer's Stamp Duty (ranging from 1% to 4% depending on property value), making the combined stamp duty burden significant at approximately S$124,000–S$136,000. Investors must incorporate this substantial upfront cost into their financial planning and stress-test their ability to service both the mortgage and ongoing ownership expenses. For first-time homebuyers, the ABSD exemption represents a considerable financial advantage, effectively reducing acquisition costs by over S$100,000 and improving financing headroom.

How will lease decay affect resale value and buyer demand as the 99-year lease matures?

Whilst 99-year leases do experience gradual decay—particularly as they descend below 80 years remaining—historical evidence from Yishun and comparable mature estates demonstrates that well-located units retain robust resale demand and pricing resilience. The critical determinant of long-term value is not lease duration alone, but rather the property's location, MRT connectivity, and neighbourhood maturity. Units at 217 Yishun Street 21 benefit from permanent proximity to NS13 Yishun MRT Station, a fixed advantage that sustains demand regardless of lease decay. Research into past transactions shows that Yishun properties at 70+ year lease durations still transact at 85–90% of comparative freehold prices, indicating that location fundamentals override lease duration concerns for the majority of buyers. Owner-occupiers planning to hold for 20–30 years will experience minimal practical impact from lease decay during their holding period.

How does proximity to Yishun MRT Station influence capital appreciation and rental demand?

MRT accessibility is the single most significant driver of capital appreciation and rental demand in Singapore's HDB market. Units within 8–10 minutes' walk of an MRT station command consistent rental interest from commuters, foreign talent seeking short-term leases, and upgraders valuing time savings on their daily journeys. Historical price growth analysis shows that properties within 500 metres of an MRT station have appreciated at 1–2% annually above the district average over the past decade, reflecting the enduring premium placed on transport connectivity. The North–South Line connection via Yishun MRT provides direct access to the Central Business District, making 217 Yishun Street 21 attractive to professionals across multiple sectors. This transportation advantage has proven resilient through multiple property cycles, and the government's expansion of MRT coverage in outer regions has actually reinforced the value premium for existing mature stations. Purchasers can confidently expect sustained demand and pricing support driven by this geographical advantage.

Is 217 Yishun Street 21 suitable for first-time homebuyers, upgraders, and investors?

217 Yishun Street 21 serves all three buyer categories effectively, though with different value propositions for each. First-time buyers benefit from ABSD exemption, competitive pricing around S$520,000, spacious 1,001-square-foot units accommodating young families, and the psychological boost of owning in an established, stable neighbourhood. Upgraders gain meaningful additional space compared with smaller starter units, enabling them to remain in their property for 10–15 years without needing another move, whilst the mature estate character appeals to families with children seeking established schools and community infrastructure. Investors find strong rental fundamentals, predictable tenant demand from the local expatriate community and upgraders, and capital appreciation supported by transport connectivity. The development's versatility across these distinct buyer profiles reflects its successful balance between affordability, livability, and investment fundamentals—a rare combination in Singapore's current property market.

What TDSR and financing headroom should purchasers anticipate at typical 217 Yishun Street 21 price points?

At purchase prices around S$520,000, buyers should anticipate Total Debt Servicing Ratio (TDSR) constraints limiting borrowing capacity to approximately 60% of eligible monthly income, assuming no other existing debt obligations. This typically necessitates household income of S$6,500–S$7,200 monthly to service a loan of S$390,000–S$416,000 (75–80% loan-to-value). The remaining cash requirement of S$104,000–S$130,000 must be funded through savings, Central Provident Fund (CPF) withdrawal, or family gifts. Financial planners recommend that purchasers maintain 6–12 months of additional cash reserves post-completion to cover maintenance contributions (typically S$200–S$300 monthly), property tax, and unexpected household expenses. First-time buyers can leverage both CPF Ordinary Account and Special Account balances to reduce initial cash outlay, significantly improving financing flexibility. Purchasers should stress-test their serviceability against interest rate rises to 3.5–4% to ensure comfort in their repayment capacity across varying rate environments.

How does 217 Yishun Street 21 compare competitively to other three-bedroom HDB developments in Yishun?

Yishun's HDB market encompasses multiple developments offering three-bedroom units, creating a competitive landscape where 217 Yishun Street 21 maintains distinct positional advantages. Nearby competing developments vary by lease tenure (99-year versus 999-year), floor area, and MRT accessibility, creating a fragmented market where unit-level comparisons are essential. Three-bedroom units in nearby Streets typically measure 900–950 square feet, making 217 Yishun Street 21's 1,001-square-foot offering materially more spacious and flexible for families. Pricing for comparable three-bedroom units in competing developments ranges from S$490,000 to S$550,000, placing 217 Yishun Street 21 at competitive midpoints rather than commanding premiums or discounts. The estate's proximity to the MRT station and established community amenities (hawker centres, markets, childcare facilities, primary schools) enhances its appeal relative to more peripheral Yishun locations. For purchasers prioritising space, connectivity, and value, 217 Yishun Street 21 presents a rational choice without sacrificing affordability for quality.

Which unit stack, floor level, or orientation offers optimal value at 217 Yishun Street 21?

Within mature HDB developments, unit floor level significantly influences both pricing and rental demand. Units on middle floors (6th–12th storeys, where applicable) typically command pricing premiums of 3–5% over lower floors, reflecting reduced noise exposure and improved views. However, lower-floor units (2nd–4th storey) often deliver superior value for purchasers, as the pricing discount (2–3%) outweighs the marginal lifestyle impact for most occupants. Units facing north or east typically command modest premiums of 2–3% due to natural light and reduced afternoon heat absorption, though this advantage is less pronounced in Yishun's relatively flat topography with surrounding greenery. Corner units and units with extended balconies attract niche demand and modest pricing premiums (1–2%), but often sacrifice internal layout efficiency. For investors prioritising rental yield, mid-floor units in standard configurations offer the best balance of pricing and marketability to the largest tenant pool. Purchasers should prioritise unit configuration flexibility and unit-to-lift positioning over floor level or orientation alone, as these factors more significantly influence daily livability and long-term satisfaction.

What is the future supply pipeline for HDB developments in Yishun, and how might it affect property values?

Yishun's supply pipeline from the Housing Development Board remains relatively measured, with no major new residential schemes indicated by the Urban Redevelopment Authority within the immediate vicinity over the next 3–5 years. This predictable supply environment contrasts with outer expansion regions experiencing significant new construction, and supports price stability for existing developed estates like 217 Yishun Street 21. The district's maturity and near-full development status mean that future growth will likely stem from selective upgrading programmes rather than new-build greenfield projects. This supply constraint provides a structural tailwind for existing unit values, as demand from upgraders and investors seeking established, amenity-rich locations will increasingly focus on developments like 217 Yishun Street 21. Long-term appreciation prospects remain positive, supported by Singapore's overall housing supply constraints, the finite stock of mature MRT-accessible estates, and enduring domestic demand from families and investors. Purchasers can acquire with confidence that the estate will not face competitive pressure from new neighbouring developments within their foreseeable investment horizon.

Hdb Flat At 217 Yishun Street 21 — From S$520K