Type

Units

Min Area

Price Range

3 BR (4-Room HDB)

1163 sqft

S$830K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$830K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$166K on this acquisition.
Located 13 min (1.12 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

Average resale price for 4 ROOM flats in Bishan over the last 6 months: S$781K, down 2.8% versus the prior 6 months.

Based on HDB resale and rental transactions from data.gov.sg for 4 ROOM flats in Bishan. Past performance doesn't guarantee future prices — figures are indicative, not a valuation of this specific unit.

Interested in this property?

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224 Bishan Street 23 – Bishan HDB Development

224 Bishan Street 23 stands as an exceptional housing opportunity within one of Singapore's most coveted residential neighbourhoods. Located in Bishan, a district renowned for its mature infrastructure, lush green spaces, and family-friendly amenities, this development offers HDB flats designed for buyers seeking both convenience and quality of life in an established community.

The development's position within Bishan affords residents immediate proximity to the verdant Bishan Park, a major recreational hub spanning over 88 hectares. This proximity elevates the appeal of properties here, particularly for families and individuals prioritising outdoor leisure, sports facilities, and nature-based wellness activities. The park's accessibility directly from the estate transforms daily living, offering jogging trails, cycling paths, and peaceful green spaces without requiring transport.

Location and Connectivity

Bishan Street 23 sits approximately 13 minutes' walk (1.12 km) from Bishan MRT Station on the North-South Line (NS17), positioning residents within Singapore's primary mass transit corridor. This distance makes the station comfortably accessible on foot, supporting both daily commuters and weekend travellers. The North-South Line's extensive network connects Bishan directly to the city centre, business districts, and wider island routes, enhancing the development's appeal for working professionals and those requiring regular inter-district mobility.

Beyond MRT connectivity, the street itself anchors a locality dense with pedestrian-friendly retail, dining, and essential services. Local markets, hawker centres, and independent eateries populate the immediate vicinity, eliminating the need for extended travel to source groceries or enjoy casual meals. This organic retail fabric, characteristic of mature HDB neighbourhoods, ensures that daily necessities remain consistently accessible and affordable.

Educational Proximity and Family Considerations

The development's location within Bishan places it within walking distance of several well-regarded primary schools. St Hilda's Primary School and Poi Ching School both sit within one kilometre, while Catholic High School, Townsville Primary School, and Teck Ghee Primary School remain accessible via short journeys. This educational clustering makes the development naturally attractive to upgraders with school-aged children, as it reduces dependency on car transport for school runs and facilitates community integration through established school networks.

Unit Design and Layout Specifications

The flats at this development are configured as four-room models featuring three bedrooms and two bathrooms, distributed across approximately 1,163 square feet (108 square metres). The layout employs a dumbbell configuration, an efficient design principle that maximises usable space whilst minimising structural columns and wasted circulation areas. This design philosophy results in rooms that feel proportionally generous despite the unit's footprint, supporting comfortable family living without the sense of spatial compromise common in older HDB designs.

The encloseable kitchen represents a practical feature rarely highlighted in contemporary property marketing but highly valued by those who cook extensively or entertain. This design allows residents to close off kitchen odours and noise during meal preparation, a subtle but meaningful quality-of-life enhancement for families with varying daily schedules. The included service yard and storeroom extend the unit's functional flexibility, accommodating household items, cleaning equipment, and seasonal belongings without consuming bedroom or living-area space.

Ground-Floor Positioning and Unique Advantages

A defining characteristic of available units within this development is their ground-floor placement, which carries several tangible advantages in the HDB context. Ground-floor residents benefit from the absence of upstairs neighbours, eliminating noise transmission from footsteps, furniture movement, or household activities occurring above. For families with young children, elderly relatives, or those sensitive to noise, this feature represents a substantial quality-of-life gain, particularly in multi-unit buildings where upper floors often experience disturbance from above.

The large corridor space accessible to ground-floor units, with zero adjacent neighbours sharing entry vestibules, creates an unusual sense of privacy and spaciousness in an HDB setting. This corridor becomes an extension of private living space in practical terms, allowing residents to move freely without acoustic or visual exposure. Direct ground-level access to Bishan Park further amplifies this advantage, enabling residents to step directly outdoors without traversing multi-storey lobbies or lifts, a convenience particularly valued by those with mobility considerations or young families managing multiple household members and belongings.

Renovation and Move-In Ready Status

Properties at this development are presented in well-renovated condition, supporting rapid occupancy without requiring immediate capital expenditure on fundamental repairs or cosmetic updates. This move-in ready positioning appeals to owner-occupiers seeking to avoid renovation disruption and associated costs, as well as investors targeting immediate rental availability without pre-lease preparation periods. The existing renovation standard, informed by Bishan's market expectations for mature HDB estates, meets contemporary comfort standards whilst avoiding the premium pricing associated with luxury finishes.

Bishan as an Investment and Lifestyle Choice

Bishan's mature status within Singapore's HDB landscape supports both capital appreciation and rental demand. The district has established itself over decades as a preferred address for middle-income and upper-middle-income families, creating sustained demand for housing stock. Unlike emerging estates where supply pipelines remain uncertain, Bishan's development trajectory is effectively complete, meaning that new competing supply entering the market remains limited. This supply-constrained environment historically supports stable pricing and rental growth, particularly for units in prime sub-locations such as proximity to parks and MRT stations.

The combination of Bishan Park access, educational facilities, established retail infrastructure, and MRT connectivity creates a lifestyle proposition that transcends basic housing. Residents benefit from an integrated neighbourhood ecosystem where work, recreation, education, and leisure remain interconnected, reducing the need to venture beyond the estate for quality-of-life essentials. This self-contained character explains Bishan's sustained popularity and the premium positioning of properties within highly accessible micro-locations.

Market Positioning and Value Proposition

At price points commencing from approximately S$830,000 for three-bedroom configurations, this development positions itself within Singapore's mature HDB secondary market, where quality, location, and move-in readiness command premium valuations over older stock in less-favoured sub-localities. The ground-floor positioning, park proximity, and renovation standard support pricing above district medians, reflecting tangible advantages rather than speculative premiums. Buyers engaging with this development should expect to pay a proportionate premium for proven locational quality and immediate occupancy potential, with the understanding that such positioning typically supports long-term capital stability and rental resilience.

Frequently Asked Questions

What is the estimated rental yield for an investor purchasing at 224 Bishan Street 23?

Bishan's mature HDB market typically achieves rental yields between 2.5% and 3.5% depending on unit configuration, floor level, and market conditions at time of purchase. A three-bedroom unit at this development, priced from approximately S$830,000, would generate monthly rental income in the range of S$1,700 to S$2,200 based on comparable Bishan lettings, translating to annual returns of S$20,400 to S$26,400. Investors should factor in property tax, maintenance fees, and potential vacancy periods when calculating net yield. The ground-floor positioning with park access may command rental premiums over standard upper-floor units, potentially supporting yields at the upper end of this range, particularly for families prioritising outdoor access and minimal noise disturbance.

How does the per-square-foot pricing at 224 Bishan Street 23 compare to recent transactions in Bishan?

At approximately S$830,000 for 1,163 square feet, this development prices at roughly S$714 per square foot, positioning it above Bishan's historical median for three-bedroom HDB stock but aligned with premium sub-locations proximate to parks, schools, and MRT stations. Recent transactions in Bishan have ranged from S$600 to S$750 per square foot depending on floor level, renovation status, and proximity to key amenities, with ground-floor units and park-facing configurations commanding the highest valuations. The move-in ready condition and ground-floor status justify positioning at the upper quartile of this range, as they eliminate buyer costs associated with renovation and appeal to a broader demographic uncomfortable with renovation projects. Comparative analysis of Bishan's transactional data over the past 12 to 18 months supports the pricing strategy as market-reflective for units offering this combination of location, condition, and accessibility benefits.

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

Singapore Citizens purchasing 224 Bishan Street 23 as a second residential property will incur ABSD at the current rate of 20% on the purchase price, in addition to the standard Buyer's Stamp Duty and other closing costs. For a purchase at S$830,000, this equates to ABSD of S$166,000, substantially increasing the total outlay beyond the property price itself. ABSD applies to all residential property acquisitions beyond the first residential property owned by the purchaser, regardless of whether the first property remains held or has been sold. Purchasers should incorporate this 20% ABSD liability into their financial planning and engage conveyancing professionals to understand the full cost profile before committing to an offer. For investors or upgraders transitioning from an existing residential property, ABSD represents a material consideration in the investment decision and may influence whether Bishan's rental or appreciation potential justifies the additional capital requirement.

Is lease decay and resale value risk a concern for HDB properties at this development?

HDB properties at 224 Bishan Street 23 operate under standard Singapore public housing frameworks, typically granted on 99-year leases from the date of first issuance by the Housing and Development Board. The HDB resale market has historically demonstrated resilience even as leases age, with the Board implementing policies and market interventions to support resale value stability for owners. However, as lease terms decline below 75 years, resale value erosion typically accelerates, as buyers' financing options narrow and investment appeal diminishes relative to fresher stock. For current purchasers, lease decay is not an immediate concern given that most HDB flats issued in this estate retain substantial remaining tenure; however, buyers planning to hold for 30+ years should acknowledge that eventual resale value may face headwinds as the lease term shortens. The HDB's stated commitment to managing lease economics and the Central Provident Fund's acceptance of HDB resale properties provide some structural support, but lease decay remains a long-term consideration within any HDB investment horizon.

How does proximity to Bishan MRT Station (NS17) affect demand and capital appreciation for units at this development?

Proximity to Bishan MRT Station on the North-South Line represents a substantial demand driver for properties at 224 Bishan Street 23, as it positions residents within a major transit corridor connecting the city centre, business districts, and the wider island network. Properties within walking distance (under 15 minutes) of MRT stations historically command resale premiums of 10% to 20% relative to estates requiring feeder bus services, reflecting the convenience, time savings, and reduced transport costs that MRT accessibility provides. The NS17 station's established role within the North-South Line's hierarchy, combined with Bishan's mature positioning as a residential district, supports sustained commuter demand from professionals, students, and service workers requiring regular central-area access. Capital appreciation for units at this development is likely to track broader Bishan trends, with the MRT proximity supporting downside protection during market corrections and enabling upside participation during demand-driven cycles. Property searches and lettings marketing data typically show accelerated interest and faster time-to-let for properties marketed with explicit MRT proximity as a primary feature, validating the commercial impact of this location advantage.

Which buyer profiles are best suited to 224 Bishan Street 23, and which should exercise caution?

First-time homebuyers with stable employment and sufficient down-payment capital will find this development highly suitable, as Bishan's maturity, amenity density, and established community character provide housing security and lifestyle stability without the uncertainty inherent in emerging estates. Upgraders transitioning from smaller HDB units or private apartments seeking family-oriented neighbourhoods with schools, parks, and established infrastructure will discover 224 Bishan Street 23 ideally positioned to meet multi-generational household requirements. Investors seeking stable rental yields in a proven market will benefit from Bishan's consistent demand and the ground-floor unit's premium appeal to families, supporting lettings velocity and rate consistency. However, highly wealth-mobile professionals considering relocations overseas within 5 years, or those seeking cutting-edge urban positioning within primary business districts, may find Bishan's mature, family-oriented character less aligned with their lifestyle trajectory. Buyers with mobility constraints or those requiring immediate urban-district access should carefully evaluate the 13-minute walk to the MRT station, as this distance, whilst walkable for most, may present challenges during inclement weather or for those with reduced mobility. Investors prioritising maximum capital appreciation through emerging estate cycles should acknowledge that mature estates like Bishan typically deliver steady, moderate appreciation rather than the elevated gains associated with pre-launch or early-phase developments.

What TDSR and financing headroom considerations apply to typical buyers at this price point?

At an entry price of approximately S$830,000, a buyer financing 80% would require a loan of S$664,000, translating to monthly instalments of approximately S$3,200 to S$3,500 across standard 25-year mortgage tenures, depending on prevailing interest rates and the lending bank's pricing. The Total Debt Service Ratio (TDSR) framework limits borrowers' total monthly debt commitments to 60% of gross monthly income, implying that qualifying buyers at this price point typically require household monthly incomes of S$5,300 to S$5,800 to access financing comfortably. Buyers with existing car loans, credit card facilities, or other personal debt will find their available financing headroom reduced proportionately, potentially necessitating higher down payments or lower loan quantum to remain within TDSR limits. First-time homebuyers utilising Central Provident Fund (CPF) balances for down payments benefit from CPF withdrawal facilities that reduce the cash down-payment requirement, typically enabling 20% contributions through combined CPF and cash components. Those planning to carry additional household debt (renovation, vehicle purchase, education loans) in parallel with property acquisition should incorporate these obligations into their financing planning, as TDSR calculations assess total debt service in aggregate rather than property-specific metrics. Engagement with qualified mortgage advisors early in the property search process ensures buyers understand their precise financing capacity and can structure offers confidently without subsequent disappointment.

How does 224 Bishan Street 23 compare to other HDB developments in Bishan and nearby estates?

Bishan's HDB landscape comprises multiple estates distributed across distinct micro-locations, with price differentiation reflecting MRT proximity, park access, and unit renovation status. Estates in closer proximity to Bishan MRT Station command resale premiums relative to more distant sub-localities within the district, whilst ground-floor units with park access represent the scarcest configuration, attracting purchasers specifically seeking outdoor amenities and noise minimisation. Comparable developments in adjacent neighbourhoods such as Toa Payoh and Ang Mo Kio typically price 5% to 15% below Bishan equivalents, reflecting perception of Bishan as a premier HDB address; however, these alternative locations may appeal to budget-constrained buyers willing to accept modest distance adjustments for meaningful cost savings. Within Bishan specifically, 224 Bishan Street 23's positioning reflects premium market positioning justified by park proximity, move-in ready condition, and ground-floor attributes; buyers seeking to minimise price-per-square-foot metrics may identify older, higher-floor units in less-favoured sub-locations at material discounts, though at the cost of renovation obligation and amenity trade-offs. Systematic comparison across recent Bishan transactions provides prospective buyers with evidence-based context for assessing whether this development's pricing reflects fair value relative to available alternatives within the district and immediate surroundings.

Which unit stacks or floor levels within this development offer the best value proposition?

Ground-floor units at 224 Bishan Street 23 command premium positioning due to zero upstairs neighbours, direct park access, and the rare status of this configuration within modern HDB resale markets; however, this premium positioning reflects genuine value capture rather than speculative markup, as these units demonstrably deliver tangible lifestyle and amenity benefits that justify elevation above upper-floor pricing. Lower-floor units (levels 2 to 4) may present relative value for budget-conscious buyers willing to accept modest noise exposure from above in exchange for meaningful price reductions relative to ground-floor equivalents; however, the development's positioning near Bishan Park suggests that demand for upper-floor units may support pricing nearer to ground-floor levels, as views, natural light, and reduced ground-level street noise create competing amenity advantages. Buyers seeking optimal value-for-money within this development should assess personal priorities systematically: those prioritising outdoor space, minimal noise, and accessibility should expect to pay premium ground-floor pricing; those comfortable with standard HDB acoustic experiences and seeking price sensitivity may discover acceptable compromises at levels 2 to 4. Unit stacks immediately adjacent to park green space commands additional premiums beyond basic floor-level positioning, reflecting the direct, unobstructed access to outdoor amenities. Comparative market analysis of recent Bishan transactions enables buyers to quantify typical pricing spreads between ground, mid, and upper-floor units, supporting data-driven valuation assessments rather than accepting list prices uncritically.

What is the future supply pipeline for HDB development in Bishan, and how does this affect long-term value stability?

Bishan's development trajectory as a mature HDB estate is effectively complete, with the Housing and Development Board's focus on this district having shifted towards regeneration, upkeep, and selective intensification rather than new large-scale estate launches. This supply maturity contrasts with emerging precincts in the northern and eastern corridors where significant new HDB supply continues to flow, positioning Bishan as a relatively supply-constrained market where existing stock maintains elevated scarcity value. The absence of substantial competing new supply entering the Bishan market supports long-term price stability and resale demand, as buyers unable to secure new estate allocations in other precincts often redirect their search towards established neighbourhoods like Bishan where immediate availability and established community infrastructure provide tangible security. The HDB's published development pipeline indicates minimal new HDB launches planned for central and mature precincts like Bishan, implying that future housing supply will concentrate in growth corridors; this geographic distribution supports Bishan's positioning as a destination for buyers seeking established neighbourhoods rather than investment-grade appreciation from emerging estate premiums. Property investors evaluating 224 Bishan Street 23 should frame their return expectations around stable capital preservation and consistent rental performance rather than estate-wide appreciation cycles typical of new developments, understanding that the absence of competing supply provides downside protection but also suggests that exceptional capital gains are unlikely unless broader market-wide appreciation trends support all HDB valuations systemically.

Hdb Flat At 224 Bishan Street 23 — From S$830K