Type

Units

Min Area

Price Range

Other

100 sqft

S$850/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$850.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$170 on this acquisition.
Located 10 min (800 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.

231 Yishun Street 21: HDB Living in a Mature, Well-Connected Estate

Situated in the heart of Yishun, 231 Yishun Street 21 represents a well-established residential address in one of Singapore's most popular public housing estates. The development benefits from decades of neighbourhood maturation, with local amenities, transport infrastructure, and community services firmly in place. This makes it an attractive proposition for buyers seeking stability and accessibility in a vibrant residential precinct.

The property sits approximately 800 metres from NS13 Yishun MRT Station, translating to a convenient ten-minute walk for commuters relying on public transport. This proximity to the North-South Line creates a significant advantage for residents who value quick connections to the city centre, the northern corridor, and beyond. Such accessibility has historically underpinned steady demand and capital resilience in Yishun's property market.

Location and Transport Connectivity

Yishun's strategic position on the North-South Line corridor positions it as a key nodal point for commuters, workers, and families throughout Singapore. The MRT station itself is anchored by a substantial bus interchange, further multiplying transport options for residents. Many current occupants rely on this multi-modal connectivity for daily work commutes, school runs, and leisure activities across the island.

The ten-minute walk to the MRT is considered highly accessible by Singapore standards, particularly for an HDB estate. Residents also benefit from internal estate bus services and frequent public transport connections, reducing the necessity for private vehicle ownership. This accessibility tends to appeal to a broad spectrum of buyers, from young professionals to retirees downsizing from private property.

Neighbourhood Character and Amenities

As a mature estate with several decades of development history, Yishun has evolved into a self-contained residential hub. The neighbourhood hosts multiple shopping centres, hawker complexes, supermarkets, clinics, and educational institutions, all within walking distance or short bus rides. Residents enjoy the convenience of established community infrastructure without the need to venture far from home for daily essentials.

The estate also benefits from green spaces, community clubs, and recreational facilities that cater to families and individuals of all ages. These amenities contribute to the neighbourhood's livability and have helped maintain strong owner-occupier demand over many years. The stability of such established infrastructure tends to support property values and rental demand in the long term.

Market Position and Buyer Appeal

Units at this address appeal across multiple buyer demographics. First-time buyers entering the property market often consider Yishun flats as an affordable entry point with solid fundamentals—established location, proven demand, and accessibility. Upgraders from smaller flats in other estates view the area as offering good value whilst maintaining proximity to established schools, workplaces, and community networks.

Investors also recognise the rental yield potential in Yishun, particularly given the large working-age population and the availability of both public and private housing in the immediate vicinity. The combination of lower entry costs and steady tenant demand creates a viable investment case for property buyers seeking stable returns over medium to long horizons.

HDB Lease Structure and Long-Term Ownership

All HDB flats, including units at 231 Yishun Street 21, are built on leasehold land with tenure arrangements typical of public housing in Singapore. Understanding the lease remaining on any unit is important for potential buyers, as it directly affects financing eligibility, resale value trajectory, and long-term property appreciation. Banks and financial institutions impose loan-to-value limitations based on unexpired lease length, so prospective owners should verify the specific lease position before committing to a purchase.

The resale market for HDB flats remains robust across Singapore, with Yishun consistently ranking among the more active trading estates. Lease decay becomes a consideration only when remaining tenure falls significantly below 70 years, at which point resale demand typically narrows and valuations may soften. Buyers purchasing units with substantial lease remaining should not face immediate lease-related concerns.

Pricing and Affordability

HDB flats in Yishun are positioned at competitive price points within the broader public housing market, reflecting the estate's mature status and the current supply-demand balance across Singapore's HDB stock. Pricing varies according to unit size, floor level, orientation, and remaining lease tenure, but the development generally attracts buyers seeking value without compromise on location accessibility or neighbourhood amenity.

Recent transactions in the broader Yishun estate indicate sustained interest and stable pricing, supporting the view that the area retains strong fundamentals despite market fluctuations elsewhere. Buyers should conduct direct comparisons of per-square-foot pricing against recent sales and rentals of similar units in the same block or nearby blocks to establish current market value accurately.

Investment Potential and Rental Demand

The rental market in Yishun benefits from the large residential population, proximity to employment nodes, and availability of both public and private accommodation options. Investors purchasing units at 231 Yishun Street 21 can typically expect steady tenant demand, particularly from young professionals, working families, and those relocating to the northern part of the island. Rental yields depend on purchase price and prevailing market rents, but Yishun's established status and transport connectivity support competitive yields compared to some other HDB estates.

The estate's maturity means new major infrastructure developments are less likely to dramatically shift the neighbourhood character, providing investment stability. However, broader economic cycles affecting employment and migration patterns will naturally influence rental demand. Prospective investor-buyers should review recent rental transactions for comparable units to establish realistic yield expectations at current entry prices.

Financing and Affordability Considerations

HDB flats are generally financed through a combination of CPF withdrawals and bank mortgages, with most lenders offering loan tenures up to 35 years for eligible borrowers. The affordability of units at this address depends on individual income levels, existing CPF balances, and debt servicing capacity. First-time buyers benefit from various HDB grants and subsidies that reduce entry costs, whilst subsequent property purchases may trigger Additional Buyer's Stamp Duty at 20% for Singapore Citizens acquiring a second residential property, adding significantly to transaction costs.

Prospective buyers should calculate their total debt servicing ratio carefully, as most banks restrict total outstanding loan repayments to a maximum of 60% of gross monthly income. At typical Yishun price points, financing is generally accessible for middle-income households, making the estate attractive to upgraders and young families building their property portfolios.

Comparing Yishun to Competing Estates

Yishun's position on the North-South Line places it in direct comparison with nearby estates such as Simpang, Sembawang, and Woodlands. Pricing across these northern estates generally reflects distance to the CBD, MRT accessibility, and neighbourhood maturity. Yishun typically offers good value relative to estates further south on the line, whilst commanding a modest premium over more remote northern locations. Buyers evaluating options in this cluster should compare specific unit specifications, remaining lease tenure, and transaction evidence from recent sales to identify the best value proposition for their individual circumstances.

Future Market Outlook

The HDB resale market in Yishun is expected to remain steady given the established nature of the estate and the continued demand for public housing across Singapore. The Ministry of Housing and Development Board periodically refreshes older estates through upgrading programmes, which can enhance livability and support property values. Whilst major new supply is unlikely in the immediate area, broader economic cycles will naturally influence pricing trends. Buyers should view 231 Yishun Street 21 as a long-term residential asset supporting personal housing needs and wealth building, rather than speculative trading vehicles.

Frequently Asked Questions

What rental yield can I realistically expect from an investment purchase at 231 Yishun Street 21?

Rental yield at 231 Yishun Street 21 depends on the unit's purchase price, remaining lease tenure, and prevailing market rents for comparable HDB flats in Yishun. Based on recent market evidence, Yishun HDB rentals typically range between S$2,000 and S$3,500 per month for two- to four-bedroom units, suggesting gross yields of 3% to 5% depending on entry price. The estate's maturity, proximity to NS13 Yishun MRT Station, and strong tenant demand from working professionals support these yield expectations. However, prospective investors should verify current rental rates for units of comparable size and condition in the same block or adjacent blocks to establish realistic return projections, and factor in ongoing property tax, maintenance contributions, and potential vacancy periods when calculating net yield.

How does the price per square foot at 231 Yishun Street 21 compare to recent transactions in Yishun?

Pricing per square foot for HDB units in Yishun varies according to unit size, floor level, orientation, and remaining lease tenure, but recent transactions typically range between S$700 and S$950 per square foot depending on these factors. Units at 231 Yishun Street 21 are positioned competitively within this range, reflecting the estate's established status and MRT accessibility. Prospective buyers should request transaction evidence from the estate's resale platform or recent HDB Board data to compare exact per-square-foot pricing for units of the same bedroom count and similar lease length. Comparing multiple recent sales within the same block or immediately adjacent blocks provides the most accurate benchmark for evaluating current market value and identifying any outlier pricing.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase 231 Yishun Street 21 as a second property?

If you are a Singapore Citizen purchasing 231 Yishun Street 21 as a second residential property, you are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on top of standard stamp duty. This means a property purchased at S$500,000 would incur additional ABSD of S$100,000 (20% of S$500,000), significantly increasing your total acquisition costs. ABSD is payable at the point of purchase completion and must be factored into your financing and cash flow planning carefully. Permanent Residents and foreign nationals face even higher ABSD rates (25% and 30% respectively), making HDB purchases considerably more expensive for non-citizens. First-time buyers are exempt from ABSD, but the exemption is lost on all subsequent residential property purchases in Singapore, so it is crucial to confirm your buyer profile and ABSD liability before committing to a purchase.

Is lease decay a concern for units at 231 Yishun Street 21, and how does it affect resale value?

Lease decay becomes a meaningful concern for HDB flats once remaining tenure falls below approximately 70 years, at which point bank financing becomes more restrictive and resale demand narrows considerably. The exact impact depends on the remaining lease of the specific unit you are considering—if tenure is 80 years or above, resale value should remain resilient for the next several years as long as broader market conditions remain stable. However, units with lease tenure falling into the 60–70 year band may experience slower resale demand and modest valuation pressure over time. HDB has implemented schemes to allow owners to extend 99-year leases, and policy discussions around lease extension options continue, so long-term owners should monitor government announcements. Buyers should always verify the remaining lease tenure independently before purchase, as this single factor materially affects financing eligibility, resale value trajectory, and investment returns.

How does proximity to NS13 Yishun MRT Station support property demand and capital appreciation?

Proximity to NS13 Yishun MRT Station is a primary driver of sustained demand and capital resilience for units at 231 Yishun Street 21, as the ten-minute walk (800 metres) provides convenient access to the broader North-South Line corridor. This accessibility appeals to working professionals, families commuting to the CBD and business parks, and students accessing educational institutions across Singapore. Historical evidence from multiple property cycles shows that HDB estates with strong MRT connectivity maintain superior rental demand and resale activity compared to less accessible locations. The North-South Line itself has anchored some of Singapore's highest-performing HDB markets, and Yishun's position as a nodal point with bus interchange facilities further multiplies transport options. Over the long term, this transport advantage typically translates to steadier capital appreciation and lower volatility compared to more isolated estates, though broader economic cycles will always influence absolute price movements.

Is 231 Yishun Street 21 suitable for first-time buyers, upgraders, or investors, and what are the key differences?

231 Yishun Street 21 appeals across all three buyer profiles, though for different reasons. First-time buyers benefit from ABSD exemption, government grants, and CPF withdrawal eligibility that make entry costs manageable despite rising property prices—the estate's established amenities and MRT connectivity also appeal to young families seeking stability without excessive commute times. Upgraders from smaller flats in other estates view Yishun as offering good value and familiar neighbourhood character whilst providing access to slightly larger floor plates and improved specifications compared to older stock. Investors recognise the combination of lower entry costs, steady tenant demand from working professionals, and reasonable rental yields that support medium- to long-term return generation. Each buyer profile should evaluate the estate's fundamentals differently: first-timers should prioritise affordability and livability, upgraders should compare specifications and layout against their immediate needs, and investors should focus on remaining lease tenure, tenant demand patterns, and yield sustainability across multiple property cycles.

What is the Total Debt Servicing Ratio (TDSR) impact at typical 231 Yishun Street 21 price points, and how much financing headroom do I need?

Most banks cap total outstanding loan repayments at a maximum of 60% of gross monthly income under current TDSR guidelines, meaning a household earning S$8,000 per month could service approximately S$4,800 in total monthly debt repayments (existing mortgages, car loans, credit card facilities, and the new HDB loan). At typical Yishun price points ranging from S$450,000 to S$650,000, HDB loan repayments over 25–30 year tenures typically fall between S$1,800 and S$2,600 per month, leaving adequate headroom for most middle-income households. However, buyers with existing car loans, credit card balances, or other debt obligations may face tighter TDSR constraints, requiring either higher income, larger CPF downpayments, or selection of a smaller unit to maintain financing accessibility. Prospective buyers should request pre-approval assessments from their bank to determine exact borrowing capacity based on personal income and debt profile before evaluating specific units. This proactive approach prevents disappointment and clarifies realistic purchase budgets within TDSR constraints.

How does 231 Yishun Street 21 compare to competing developments in nearby estates like Simpang, Sembawang, or Woodlands?

Yishun occupies a competitive position within the northern corridor of the North-South Line, with nearby estates including Simpang, Sembawang, and Woodlands offering varying combinations of price, location, and amenity appeal. Yishun generally commands a modest pricing premium over Woodlands (further north) due to its slightly more central location and established maturity, but typically offers better value than Sembawang or Simpang, which benefit from newer estate infrastructure or proximity to specific employment nodes. All four estates share strong MRT accessibility and residential demand, so differentiation comes down to specific unit characteristics, remaining lease tenure, and individual buyer preferences for neighbourhood character. Buyers should compare recent transaction evidence across these estates on a per-square-foot basis to identify best value, as pricing spreads can be significant for comparable specifications. The choice ultimately depends on whether you prioritise central convenience (favouring Yishun or Sembawang), value relative to age of estate (potentially Woodlands), or specific amenities and planned refreshes (varying by estate).

Are certain unit stacks or floor levels at 231 Yishun Street 21 better value than others?

Within HDB blocks at 231 Yishun Street 21, unit value depends on floor level, stack position (corner vs. internal), orientation (north-facing, south-facing, east-west), and views (open vs. facing adjacent blocks or infrastructure). Mid-to-upper floor units (typically floors 8–20) often command premiums due to reduced noise exposure, better natural ventilation, and enhanced views, though this varies by local planning context and orientation. Corner units typically attract premiums for superior light and ventilation compared to internal stacks. South-facing units in Singapore's tropical climate may experience higher heat gain compared to north-facing units, potentially influencing buyer preferences and cooling costs. Lower floor units (floors 1–5) often trade at discounts despite accessibility advantages, as they face greater noise exposure from ground-level traffic and street activity. The best value generally lies in mid-floor internal stacks (floors 6–12) with neutral orientation, which avoid the premium pricing of high-floor units whilst maintaining acceptable noise levels and livability. However, personal preferences for light, view, and ventilation vary significantly, so buyers should physically view multiple units across different floors and stacks before deciding.

What is the outlook for future HDB supply in Yishun, and could it affect long-term property values?

Yishun is a mature estate with several decades of development history, making large-scale new HDB supply unlikely in the immediate vicinity, though the government periodically announces estate renewal and upgrading programmes that enhance livability and can support property values. New HDB supply in Singapore is increasingly concentrated in growth areas further from the CBD (such as Punggol, Tengah, and eastern expansions), so direct competition from new flats in Yishun itself is minimal. However, broader HDB supply policy across Singapore does influence resale market dynamics, as buyers' willingness to upgrade or downsize depends partly on the availability and affordability of new options elsewhere. Yishun's stable supply position and mature infrastructure tend to support medium- to long-term property value resilience, as the estate serves established communities with deep roots and limited relocation incentives. The estate's proximity to NS13 Yishun MRT and evolving commercial nodes provide underlying demand support, though long-term appreciation depends on broader economic cycles, interest rate movements, and Singapore's overall housing policy framework. Buyers should view 231 Yishun Street 21 as a stable residential asset rather than a speculative investment tied to supply disruptions.

[For Rent] Hdb Flat At 231 Yishun Street 21 — From S$850