Type

Units

Min Area

Price Range

4 BR

1421 sqft

S$1.1M

Type

Units

Min Area

Price Range

Other

250 sqft

S$1,200/mo – S$1,800/mo

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$1,200 to S$1.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$240 on this acquisition.
33% of current units are for sale, from S$1.1M; 67% are for rent, from S$1,200/mo.
Located 15 min (1.25 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.

236 Bishan Street 22: A Mature HDB Development in a Well-Connected Neighbourhood

236 Bishan Street 22 stands as a substantial residential offering in one of Singapore's most established public housing estates. Situated in Bishan, a mature district that has evolved significantly over the past two decades, this development appeals to a diverse buyer profile ranging from upgraders navigating the property ladder to investors seeking stable, long-term rental returns in a stable neighbourhood.

The development's location within Bishan positions it at the heart of a thriving residential corridor. The estate has matured into a self-sufficient community with comprehensive amenities, including shopping centres, educational institutions, healthcare facilities, and recreational spaces. Residents benefit from a neighbourhood that has achieved optimal balance between established infrastructure and contemporary services, making it an attractive proposition for families and investors alike.

Connectivity and Transport Links

One of the most significant advantages of 236 Bishan Street 22 is its proximity to NS17 Bishan MRT Station, situated approximately 15 minutes' walk away at a distance of 1.25 kilometres. This accessibility to the North-South Line provides residents with direct connections to Singapore's central business district and major employment centres across the island. The MRT station serves as a key transport hub, facilitating commutes to Marina Bay, Jurong, and other strategic locations without requiring private transport.

The walk to the MRT station passes through established residential streets, with reliable bus services complementing the journey. For commuters and professionals working in Singapore's core districts, this connectivity represents a tangible advantage in daily quality of life and long-term property appreciation potential. The proximity to public transport is a proven factor in sustaining resale demand and rental enquiries across HDB developments.

Unit Specifications and Living Space

The development offers multi-bedroom configurations that exceed 1,400 square feet, providing substantial living quarters for families requiring flexible internal layouts. Four-bedroom units are particularly suited to multigenerational households or buyers seeking distinct spaces for home offices, guest accommodation, and recreational use. With two bathrooms per unit, the development addresses practical needs of larger households, reducing bathroom congestion during peak morning and evening periods.

Units priced from S$1,050,000 reflect the substantial quantum of usable space on offer. This pricing bracket places the development within reach of upgraders transitioning from smaller HDB flats or first-time buyers with sufficient savings and financing capacity. The larger floor area justifies the price point relative to newer developments in the central catchment, where comparable space commands significantly higher premiums due to location scarcity and newer finishes.

Investment Potential and Rental Yield Considerations

For investors evaluating 236 Bishan Street 22 as an acquisition target, the development presents moderate to stable rental yield prospects. Four-bedroom HDB units in Bishan typically attract tenants seeking family-sized accommodation at rental price points between S$3,500 and S$4,500 monthly, depending on unit condition and specific floor level. When calculated against purchase prices in the S$1,050,000 range, this translates to gross rental yields in the region of 4% to 5%, which compares favourably with newer private residential developments in outer districts.

The tenant base for units of this size typically comprises expat families, young professionals requiring multiple bedrooms, or locally-based families downsizing from landed properties. The stability of this tenant demographic, combined with Bishan's reputation as a family-oriented estate, suggests consistent rental demand over medium to long-term investment horizons. However, investors should account for HDB rental restrictions, including the minimum occupation period and cooling-off rules that apply to flat ownership.

Capital Appreciation and Market Positioning

Recent HDB transaction data in Bishan indicates pricing per square foot hovering between S$740 and S$780 for four-bedroom units, depending on transacted location and unit condition. At the S$1,050,000 price point for units exceeding 1,420 sqft, 236 Bishan Street 22 aligns competitively within this range, positioning the development neither at a premium nor discount relative to contemporaneous sales in the immediate area. This fair valuation relative to comparable transactions enhances resale appeal and reduces investor exposure to overpayment risk.

Capital appreciation in Bishan HDB units has historically tracked inflation and population growth rates, with marginal outperformance during periods of strong economic expansion and property cycle upswings. The maturity of the estate and stability of the neighbourhood suggest that future value growth will be gradual rather than explosive, making this development more suitable for conservative investors seeking capital preservation rather than speculative capital gains.

Buyer Profiles and Suitability

First-time buyers entering the HDB market with accumulated Central Provident Fund balances and modest down payments may find units at this development accessible, provided their household income satisfies financing criteria. Upgraders transitioning from two-bedroom or three-bedroom units represent a core market segment for the development, as the additional space addresses lifestyle expansions associated with growing families. High-net-worth individuals seeking HDB investments may view the development with interest as a diversification play, capturing stable yield alongside land banking potential in a mature estate with limited new supply.

Professional couples and small families prioritising space and neighbourhood maturity over architectural newness will appreciate the practical configuration of units at this address. The development does not cater to first-time buyers on the most constrained budgets, nor to ultra-premium buyers seeking the newest finishes and architectural distinction offered by recent HDB launches in prime locations.

Financing and TDSR Implications

Purchasers financing units at the S$1,050,000 level through HDB loans will typically require a household income between S$6,500 and S$7,500 monthly to satisfy Total Debt Servicing Ratio constraints, assuming standard 25-year loan tenures and prevailing interest rates. For a couple purchasing jointly with combined income in this range, financing headroom remains adequate without overextension of their debt servicing capacity, leaving flexibility for other financial obligations such as vehicle loans or credit card commitments.

Second-property buyers must account for Additional Buyer's Stamp Duty at the current rate of 20%, which adds S$210,000 to the effective acquisition cost of units priced at S$1,050,000. This substantial tax burden makes second-property purchases considerably more expensive and reduces feasibility for investors with constrained capital, effectively shifting the investment profile toward higher-net-worth purchasers capable of absorbing this statutory cost.

Lease Tenure and Resale Value Dynamics

As an HDB development, units are offered on 99-year lease tenures, a standard characteristic of public housing schemes. The implications of lease decay become pertinent as the development ages, with resale values typically plateauing as the property approaches the 80-year mark and declining thereafter. Purchasers should frame their investment horizon around this lease profile, viewing the property primarily as a mid-career residence or medium-term investment rather than a generational wealth asset.

The government's past interventions in HDB pricing and lease extension frameworks suggest that future policy may provide relief to owners of ageing leasehold properties, though such measures remain discretionary rather than guaranteed. Conservative buyers should factor gradual value compression into their decision-making process, particularly if holding the property into their retirement years.

Competitive Landscape and Alternative Options

The Bishan HDB market includes competing developments across multiple streets, with variations in transacted pricing reflecting unit configuration, floor level, and building age. Developments such as Bishan Street 11 and Bishan Street 12 offer broadly similar buyer demographics and rental profiles, though specific pricing varies based on individual unit transactions. Prospective purchasers should conduct comparative analysis of recent transactions across the estate to validate whether 236 Bishan Street 22 units represent optimal value within the immediate area.

Private residential alternatives in the Bishan corridor, such as recent launches in adjacent business parks, command substantially higher price points per square foot but offer newer finishes and contemporary amenities. For buyers prioritising established neighbourhood character and HDB affordability over cutting-edge design, the development compares favourably against private sector equivalents.

Future Supply and Neighbourhood Development

Bishan's status as a mature estate with limited land availability suggests restricted scope for new public housing launches in the immediate vicinity. This supply constraint benefits existing property owners, as the scarcity of new competing stock provides long-term support for resale demand and rental enquiries. Future urban renewal initiatives or estate rejuvenation programmes may enhance the neighbourhood's vitality, though such developments typically take decades to materialise and implementation timelines remain uncertain.

Frequently Asked Questions

What is the estimated rental yield for four-bedroom units at 236 Bishan Street 22?

Four-bedroom units at the development typically generate gross rental yields between 4% and 5% when priced at S$1,050,000 levels, based on prevailing market rents for family-sized HDB units in Bishan ranging between S$3,500 and S$4,500 monthly. This yield profile reflects the development's positioning within a mature estate where tenant demand remains stable across economic cycles, driven by a consistent base of expat families and locally-based households requiring multi-bedroom accommodation. The yield compares favourably with newer private residential developments in outer districts, whilst remaining below the 6% to 8% returns achievable in more remote HDB estates, reflecting the premium associated with Bishan's established infrastructure and transport connectivity.

How does the price per square foot at 236 Bishan Street 22 compare to recent HDB transactions in Bishan?

Recent HDB sales data for four-bedroom units in Bishan indicates price per square foot ranging between S$740 and S$780, and units at 236 Bishan Street 22 priced at S$1,050,000 with floor areas exceeding 1,420 sqft fall squarely within this competitive band at approximately S$740 per square foot. This positioning neither commands a premium nor suggests a discount relative to contemporaneous transactions in the immediate area, indicating fair market valuation that aligns with recent comparable sales. Purchasers should exercise due diligence in comparing specific unit transactions across Bishan Street postcodes to ensure they are not overpaying relative to recent arms-length sales in the same neighbourhood.

What is the Additional Buyer's Stamp Duty impact for second-property purchasers at this development?

Second-property buyers who are Singapore Citizens must pay Additional Buyer's Stamp Duty at the current statutory rate of 20% on top of the purchase price, which adds S$210,000 to the effective acquisition cost of a unit priced at S$1,050,000. This substantial tax burden significantly increases the capital requirement and reduces the cost-effectiveness of investment strategies, as it effectively raises the entry price by one-fifth before ownership can be transferred. Investors must factor this mandatory tax expense into their financial planning and investment thesis, as it materially impacts cash flow calculations and return-on-investment assessments across the investment holding period.

What is the lease tenure at 236 Bishan Street 22 and how does lease decay affect resale value?

Units at the development are offered on 99-year HDB lease tenures, a standard feature of Singapore's public housing framework that creates long-term implications for property value. As the lease ages beyond the 80-year threshold, resale values typically plateau and thereafter experience gradual decline as the property approaches lease expiration, reflecting the finite nature of the asset's usable lifespan. Purchasers should view this property through a medium-term investment lens, with realistic expectations that lease decay will compress capital appreciation and eventual resale proceeds in the later stages of ownership, making it less suitable as a multi-generational wealth transfer vehicle compared to freehold alternatives.

How does proximity to Bishan MRT Station affect capital appreciation and rental demand?

The 15-minute walk to NS17 Bishan MRT Station provides the development with a critical advantage in both resale and rental markets, as MRT connectivity is a proven driver of demand and capital appreciation across Singapore's HDB landscape. Properties within walking distance of high-capacity public transport stations consistently outperform those requiring bus commutes, and the North-South Line's connectivity to central business districts ensures sustained demand from commuters throughout economic cycles. This transport advantage provides a structural floor under resale values and rental enquiries, making the development attractive to utility-focused buyers prioritising connectivity over neighbourhood novelty.

What buyer profiles are best suited to 236 Bishan Street 22?

The development appeals primarily to upgraders transitioning from two-bedroom or three-bedroom HDB units who require additional space to accommodate growing families, and these buyers represent the core market segment for four-bedroom units in mature estates. First-time buyers with accumulated CPF balances and modest household incomes may access units through HDB financing, provided their debt servicing capacity meets stipulated thresholds, though they are typically not the primary target audience for this price and space profile. High-net-worth investors viewing HDB units as portfolio diversification opportunities, and professional couples prioritising established neighbourhood character over architectural novelty, represent secondary buyer segments likely to engage with the development.

What are the TDSR and financing headroom implications for typical purchasers?

Purchasers financing units at the S$1,050,000 level through HDB loans typically require household income between S$6,500 and S$7,500 monthly to satisfy Total Debt Servicing Ratio constraints under standard 25-year loan tenures, allowing for adequate debt servicing flexibility alongside other financial commitments. Joint purchasing by couples with combined income in this range ensures that financing remains accessible without overextension, preserving headroom for vehicle loans, credit cards, and unforeseen personal expenses that may arise during the loan tenure. First-time buyers with constrained household income may struggle to meet these financing thresholds without spousal co-borrowers or parental guarantees, effectively limiting accessibility for the most budget-constrained segments of the buyer pool.

How does 236 Bishan Street 22 compare to competing HDB developments in Bishan?

The Bishan HDB market encompasses multiple competing developments across Bishan Street and related roads, with transacted pricing varying based on individual unit characteristics including floor level, building age, and recent renovation scope. Developments such as Bishan Street 11 and Bishan Street 12 offer broadly comparable buyer demographics and rental profiles, though specific unit pricing reflects individual transaction circumstances rather than systematic premiums or discounts relative to the broader estate. Prospective purchasers should conduct systematic comparison of recent unit sales across the neighbourhood to identify whether 236 Bishan Street 22 represents optimal value within the micro-market, rather than assuming uniform pricing across the entire estate.

Which unit stacks and floor levels typically offer the best value proposition?

Lower to mid-level units, particularly those on floors four through eight, typically command modest price discounts relative to higher floors whilst delivering superior natural ventilation, reduced lift waiting times, and practical advantages for households with young children or elderly residents. Mid-stack units often represent the best value proposition, as the discount to premium upper-floor units exceeds the practical utility advantage of lower floors, allowing value-conscious buyers to capture meaningful savings without material compromise in liveability. High-floor units command premiums reflecting privacy, light, and reduced noise exposure, suitable for noise-sensitive occupants or buyers prioritising neighbourhood views over price efficiency.

What is the future supply pipeline for HDB developments in Bishan?

Bishan's status as a mature, fully-developed estate with limited land availability constrains the scope for new public housing launches in the immediate vicinity, with most future supply likely directed toward designated expansion areas on the urban periphery. This supply scarcity benefits existing property owners at 236 Bishan Street 22, as the restricted availability of newly-constructed competing units provides structural support for resale demand and rental enquiries over medium to long-term horizons. Future estate rejuvenation initiatives or public housing renewal programmes may enhance the neighbourhood's vitality and amenities profile, though implementation timelines remain uncertain and typically extend across multi-decade horizons rather than near-term development cycles.

Hdb Flat At 236 Bishan Street 22 — From S$1,200