Type

Units

Min Area

Price Range

4 BR

1302 sqft

S$4,600/mo

Other

170 sqft

S$1,300/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$1,300 to S$4,600.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$260 on this acquisition.
Located 12 min (1.01 km) 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.

223 Bishan Street 23: An Established HDB Opportunity in Central Singapore

223 Bishan Street 23 represents a practical residential option within Bishan, one of Singapore's most established and family-oriented districts. Situated in a mature neighbourhood with a proven track record of stable property values, this HDB development appeals to first-time homebuyers, upgraders, and investors seeking exposure to a well-connected residential corridor with solid fundamentals.

The property's location offers compelling convenience for daily living. Residents enjoy a straightforward journey to Bishan MRT Station (NS17), positioned approximately 1 kilometre away and reachable on foot within around 12 minutes. This accessibility to the North–South Line provides direct connectivity to the city centre, making the address attractive for working professionals who commute regularly. The proximity to an established MRT hub historically supports sustained rental demand and helps preserve capital value during economic cycles.

Neighbourhood Character and Amenities

Bishan has matured into a self-contained residential enclave with comprehensive infrastructure. The area features a range of primary and secondary schools, making it particularly suitable for families. Local shopping centres, wet markets, and dining establishments cater to everyday needs without requiring lengthy journeys. Healthcare facilities, including clinics and a regional hospital nearby, add to the neighbourhood's appeal for households of varying life stages.

The district benefits from extensive park connectivity, with residents having access to green spaces that encourage outdoor recreation and contribute to the area's quality of life. These established amenities differentiate mature HDB estates from newer developments that may still be ramping up their support infrastructure.

Property Type and Configuration

As an HDB flat, 223 Bishan Street 23 falls within Singapore's public housing framework, which ensures transparent regulatory oversight and predictable resale conditions. The compact 170 sqft footprint positions this unit type as an entry-level offering, ideal for first-time buyers stepping into property ownership or investors adding a modest asset to their portfolio. Smaller unit sizes typically command lower absolute purchase prices, reducing the financing burden and improving accessibility for younger or budget-conscious buyers.

Investment Perspective

HDB properties in central locations with strong MRT connectivity have historically demonstrated resilience in rental markets. Properties at 223 Bishan Street 23 benefit from consistent tenant interest given the area's affordability relative to private residential sectors and its position on a major transport line. Investors considering this development should evaluate potential rental yields against the property's entry price, factoring in relevant holding costs and the HDB resale framework conditions.

For second property purchases by Singapore Citizens, Additional Buyer's Stamp Duty at 20% applies to the purchase price, materially affecting investment returns and financing capacity. Investors should model acquisition costs carefully, incorporating this duty into their financial planning to establish realistic yield expectations.

Financing and Affordability Considerations

The sub-200 sqft configuration and typical HDB pricing in Bishan make this development accessible to a broader buyer pool compared to larger or private-sector alternatives. Financing headroom remains ample for most qualified buyers, with Total Debt Service Ratio (TDSR) constraints rarely presenting binding constraints at these price points. First-time homebuyers benefit from HDB concessional loan schemes, which may offer rates and terms more favourable than mainstream bank mortgages.

Lease Tenure and Long-Term Value

HDB flats operate under defined lease tenures, typically 99 years from the date of issue. While lease decay does eventually impact resale values in the final decades of a lease, properties at 223 Bishan Street 23 remain well-positioned for the immediate and medium term. Buyers should remain aware of this structural characteristic and consider the long-term holding period they intend, particularly if viewing the purchase as a final residence rather than a short-term trading vehicle.

Comparative Market Positioning

Within Bishan and neighbouring districts, HDB flats compete on location quality, transport links, and neighbourhood maturity. 223 Bishan Street 23 competes directly with other nearby HDB blocks offering comparable configurations and MRT accessibility. Recent per-square-foot (psf) transacted prices in the Bishan area provide a useful benchmark for assessing value; properties with superior MRT proximity or larger unit sizes typically command higher per-sqft rates, whereas compact configurations in established locations remain competitively priced.

Capital Appreciation Drivers

Long-term capital appreciation in Bishan stems from sustained demand from families and professionals, infrastructure improvements in the district, and the stability afforded by mature neighbourhood characteristics. Properties near MRT stations have historically outperformed peers further afield, as transport accessibility remains a core value driver for owner-occupiers and tenants alike. The North–South Line's established operations and regular passenger traffic reinforce Bishan's position as a transport-oriented residential hub.

223 Bishan Street 23 offers a practical entry point into Singapore's residential property market for buyers prioritising location stability, transport convenience, and affordability. The development's appeal spans multiple buyer profiles, from first-time purchasers establishing a property foothold through to investors building diversified portfolios. Prospective buyers should conduct detailed due diligence on specific unit configurations, arrange professional valuations, and consult financial advisors regarding financing arrangements and tax implications before proceeding.

Frequently Asked Questions

What rental yield might an investor expect from purchasing a unit at 223 Bishan Street 23?

Rental yields on HDB flats at 223 Bishan Street 23 typically range from 3% to 5% gross annually, depending on the specific unit configuration, current market rental rates for comparable Bishan properties, and prevailing HDB resale prices. The 170 sqft compact size appeals to young professionals and first-time renters, supporting consistent tenant demand. However, investors must factor in the 20% Additional Buyer's Stamp Duty payable on a second residential property purchase by Singapore Citizens, which materially reduces net yield in the first few years. Property tax, maintenance fees, and potential periods of vacancy should also be modelled to arrive at realistic net yield expectations. Consulting recent rental transactions for similar Bishan HDB units will provide a data-driven basis for yield estimation.

How does the per-square-foot pricing of 223 Bishan Street 23 compare to recent HDB transactions in Bishan?

Recent HDB transactions in Bishan typically range from approximately S$8,000 to S$10,000 per square foot, with variation driven by unit size, floor level, block proximity to MRT, and market timing. The 170 sqft configuration at 223 Bishan Street 23 usually sits at the lower end of this range on a psf basis, reflecting its compact footprint and entry-level positioning. Comparing the listed price against recent resale transactions of similar-sized units in nearby blocks will reveal whether 223 Bishan Street 23 offers competitive value or sits at a premium. Buyers should cross-reference recent HDB Board resale statistics for the Bishan postcode to establish a robust psf baseline for negotiation and valuation purposes.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen buying a second property at 223 Bishan Street 23?

Singapore Citizens purchasing 223 Bishan Street 23 as a second residential property incur Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price, in addition to standard Buyer's Stamp Duty. For example, on a S$400,000 purchase, the ABSD liability would be S$80,000, substantially increasing total acquisition costs. This duty is payable upfront within 14 days of execution and cannot be financed through a mortgage, requiring capital reserves. Second-property investors must factor this 20% charge into their investment thesis and financing capacity calculations, as it materially compresses returns and may affect Total Debt Service Ratio headroom. First-time buyers purchasing 223 Bishan Street 23 as their primary residence do not incur ABSD, making it a more affordable entry point for owner-occupiers.

What lease tenure does 223 Bishan Street 23 carry, and how might lease decay affect long-term resale value?

223 Bishan Street 23 operates under a standard 99-year HDB lease, common across most public housing estates. At the time of purchase, the remaining lease will depend on the block's original completion date; buyers should verify the exact lease commencement and remaining tenure through HDB records. Lease decay becomes a material resale factor primarily in the final 10–15 years of the 99-year term, when buyer pools narrow and lenders may impose stricter lending criteria. For properties purchased in the near term, lease decay is unlikely to materially impact capital appreciation for the next 20–30 years, making 223 Bishan Street 23 suitable for medium-term holding periods. Owner-occupiers with long-term horizons should not view lease expiry as an immediate concern, whilst shorter-term investors should model potential resale windows and buyer appetite for progressively shorter leases.

How does proximity to Bishan MRT Station (NS17) influence demand and capital appreciation at 223 Bishan Street 23?

Properties located within 1 kilometre of an established MRT station, as is 223 Bishan Street 23, have historically outperformed peers further afield on both capital appreciation and rental demand metrics. The North–South Line's central importance to Singapore's transport network ensures sustained commuter traffic, professional interest, and family demand, all of which support consistent property value. The 12-minute walking distance positions the development as genuinely MRT-proximate without incurring the price premium of properties in the immediate station catchment. This positioning typically attracts a broad buyer base including working professionals, students, and upgraders seeking transport convenience at a rational price point. Future transport infrastructure announcements, such as new MRT lines or station enhancements, could further boost capital appreciation, making Bishan's established MRT access a reliable long-term value anchor.

Which buyer profiles are best suited to 223 Bishan Street 23, and what are their motivations?

First-time homebuyers represent a natural fit for 223 Bishan Street 23, as the 170 sqft compact size, accessible entry price, and proximity to city-centre employment reduce both absolute financing burden and commute time. Young professionals entering the workforce benefit from the established Bishan neighbourhood's professional demographic and the property's rental potential if circumstances change. Upgraders stepping up from smaller HDB studios or entering the HDB market from rental may find the unit size suitable as a stepping stone before progressing to larger configurations. Investors building diversified property portfolios appreciate the stable rental demand in Bishan and the lower capital outlay relative to larger units, though must carefully model the 20% ABSD impact. Owner-occupiers prioritising transport convenience and neighbourhood stability over maximum unit size will find strong value alignment with this development.

What Total Debt Service Ratio (TDSR) constraints and financing headroom might apply at typical price points for 223 Bishan Street 23?

At typical HDB price points of S$350,000 to S$450,000 for a 170 sqft unit at 223 Bishan Street 23, TDSR constraints rarely present binding obstacles for buyers with stable employment and moderate existing debt. Most qualified buyers can secure financing for 80–90% of the purchase price through HDB concessional loans or bank mortgages, requiring 10–20% down payment plus acquisition costs. TDSR regulations cap total monthly debt repayments (including the new mortgage) at 60% of gross monthly income; a buyer earning S$6,000 monthly can typically service a mortgage of approximately S$3,600. First-time buyers benefit from HDB loan schemes with preferential rates and flexible tenure matching, which typically offers better financing terms than mainstream bank products. Buyers with existing mortgages, car loans, or credit card obligations will experience tighter TDSR headroom and should pre-assess their debt servicing capacity before making an offer.

How do competing HDB developments in nearby Bishan blocks compare in terms of value and features?

Other HDB blocks in central Bishan, such as nearby developments on similar streets, offer comparable unit configurations and MRT accessibility, creating a competitive local market. Key differentiation factors include floor levels (lower floors typically command discounts; higher floors attract premiums), block orientation and unit-facing direction, proximity to shopping centres and green spaces, and age of the building affecting maintenance costs. Recent resale data from neighbouring blocks will reveal how market participants price similar configurations, enabling buyers to assess whether 223 Bishan Street 23 represents value or sits at a premium. Some nearby blocks may benefit from superior hawker centre access or reduced noise from traffic, whilst others may offer closer MRT proximity or better estate maturity. Prospective buyers should conduct a comparative transaction analysis across the immediate neighbourhood to establish a robust competitive baseline.

Which unit stacks, floor levels, or configurations at 223 Bishan Street 23 typically offer best value for money?

Lower-floor units (typically storeys 1–3) at 223 Bishan Street 23 generally command 5–10% discounts versus middle and upper floors, reflecting buyer preferences for natural light, reduced noise, and perceived privacy. Despite these discounts, lower-floor units remain desirable for buyers prioritising convenience (no lift waits) and accessibility for elderly or mobility-limited household members. Middle floors (4–10) offer the optimal balance of natural light, noise mitigation, and resale appeal, typically priced at market rates. High-floor units (11+) often attract a premium of 5–15%, particularly if the block affords views towards green spaces, the city skyline, or reduced ambient noise. Corner units and units with superior orientation (east-facing for morning light, west-facing for afternoon warmth) may command additional premiums. Value-conscious buyers may find outsized opportunity in lower-floor units with strong future tenant appeal, particularly if transaction urgency compels sellers to discount.

What future HDB supply or district development plans might influence property values at 223 Bishan Street 23?

Bishan is a mature, largely built-out district where future large-scale HDB supply remains limited, supporting long-term scarcity value and demand resilience. Urban Redevelopment Authority (URA) plans occasionally incorporate precinct improvements, park enhancements, or transport infrastructure upgrades, which can boost neighbourhood appeal and capital appreciation. Nearby residential precincts such as Ang Mo Kio and Marymount may see new HDB or private supply, potentially creating competition for renters and buyers; however, these developments typically attract distinct buyer cohorts based on newness and pricing, with established Bishan remaining an attractive alternative. HDB's Build-to-Order (BTO) programme occasionally releases Bishan sites, introducing new units that compete for market share but also reaffirm the district's strategic importance. Buyers should monitor URA's draft and master plans for medium-term infrastructure announcements that could enhance MRT connectivity, park access, or commercial amenities, any of which would strengthen capital appreciation drivers for 223 Bishan Street 23.

Hdb Flat At 223 Bishan Street 23 — From S$1,300