Type

Units

Min Area

Price Range

3 BR

1130 sqft

S$860K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$860K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$172K on this acquisition.
Located 4 min (340 m) from CR12 Teck Ghee MRT Station (U/C).

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.

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254 Bishan Street 22: Bishan HDB Near Teck Ghee MRT

Located in the heart of Bishan, 254 Bishan Street 22 represents a compelling opportunity for homebuyers seeking affordable, well-connected public housing in one of Singapore's most established residential precincts. Situated just 340 metres—a comfortable four-minute walk—from Teck Ghee MRT Station on the Circle Line, this development offers the dual advantage of metropolitan convenience and neighbourhood stability that Bishan is renowned for delivering.

The development encompasses a range of three-bedroom and two-bathroom units spread across approximately 1,130 square feet of internal space. This floor plan configuration appeals to growing families, upgraders transitioning from smaller units, and owner-occupiers seeking practical layouts with genuine living space. The internal specifications reflect standard HDB construction standards, with units designed to maximise functional flow whilst maintaining efficient proportions suited to Singapore's housing pragmatism.

Neighbourhood Character and Connectivity

Bishan has matured into one of Singapore's most sought-after public housing districts, combining residential tranquillity with genuine urban convenience. The proximity to Teck Ghee MRT Station positions residents within easy reach of the broader Circle Line network, enabling swift commutes to the Central Business District, Marina Bay, and Bukit Timah corridor. The station itself, currently under construction, will further enhance accessibility when operational, likely reinforcing long-term demand for units in this immediate catchment.

The neighbourhood surrounding 254 Bishan Street 22 offers comprehensive daily amenities: supermarkets, food courts, clinics, and retail establishments are embedded within the estate fabric. Bishan Park, one of Singapore's more expansive recreational spaces, sits nearby, providing residents with cycling trails, fitness stations, and green spaces for family activities. The estate's road network is well-developed, with regular bus services complementing the rail connection.

Educational and Community Infrastructure

Bishan's appeal extends significantly to families with school-aged children. The vicinity supports a cluster of primary and secondary schools, many within short travel distance, reducing commute friction for parents and strengthening the demographic appeal for upgraders with children. Community centres, sports facilities, and childcare centres are integrated throughout the estate, reflecting the mature planning that has characterised Bishan's development.

The long-established nature of this precinct means social infrastructure has had time to mature organically. Residents benefit from established town councils, well-maintained public spaces, and a neighbourhood culture built over decades. This stability appeals particularly to buyers seeking predictability and proven community fabric rather than speculative new estates.

Market Positioning and Buyer Profiles

Units at 254 Bishan Street 22, available from S$860,000, position this development squarely within reach of first-time upgraders stepping up from smaller two-room or three-room flats, as well as owner-occupiers seeking mid-market value without venturing into exurban estates. The price point reflects realistic Bishan market dynamics—neither a bargain nor premium-priced—reflecting the neighbourhood's mature, stable character.

For investor-oriented purchasers, the location's proximity to Teck Ghee MRT and Bishan's established rental demand create viable yield mechanics. The mature neighbourhood attracts stable, long-tenure tenants seeking reliable public housing locations with established infrastructure. Rental yields within Bishan typically reflect mid-single-digit returns, supported by consistent demand from working professionals and young families valuing convenience and established amenities.

Capital Appreciation and Lease Considerations

As an HDB development, 254 Bishan Street 22 carries the standard 99-year leasehold structure typical of Singapore public housing. The lease duration has minimal immediate bearing on current resale values; however, buyers should be aware that as the lease ages beyond 70 years, valuation mechanics increasingly reflect remaining lease tenure. Current units, being of relatively recent construction within Bishan's established context, do not face immediate lease decay concerns.

Historical Bishan resale data demonstrates resilient capital appreciation tracking inflation plus modest real gains, driven by sustained demand for mature-estate living and consistent MRT connectivity. The imminent opening of Teck Ghee MRT Station will likely provide incremental demand support for properties within the immediate 5-minute walking radius, potentially supporting values above broader Bishan trends.

Financing and Affordability Mechanics

At the prevailing price range, units at 254 Bishan Street 22 remain well within HDB concessional loan thresholds, allowing eligible buyers to access mortgage financing at preferential HDB rates. The development's price positioning creates accessible entry points for upgraders stepping from smaller units, with Total Debt Service Ratio (TDSR) headroom typically sufficient for dual-income professional households with moderate existing debt.

Second-property buyers should anticipate Additional Buyer's Stamp Duty (ABSD) of 20% on the purchase price, a significant cost that materially impacts total acquisition expense. For investors, ABSD effectively raises the cost base and extends the payback period on rental yields, requiring careful capital budgeting. First-time buyers remain exempt from ABSD, making this development particularly attractive for owner-occupiers upgrading into their second property.

Comparative Market Context

Bishan as a whole competes with nearby mature estates including Ang Mo Kio and Toa Payoh, offering comparable price architecture and demographic appeal. Within Bishan itself, units across different street blocks typically track closely in price-per-square-foot terms, reflecting neighbourhood homogeneity. 254 Bishan Street 22's specific advantage lies in its Teck Ghee MRT proximity—a differentiator relative to Bishan blocks positioned further from rapid transit nodes.

Recent transactions within Bishan suggest price-per-square-foot metrics clustering around S$750 to S$850 per sqft for comparable three-bedroom units, depending on remaining lease tenure, floor level, and unit-specific condition. This development sits within established market ranges, reflecting neither exceptional value nor premium positioning—appropriate for a mature neighbourhood with transparent pricing mechanics.

Long-Term Outlook and Supply Dynamics

Bishan's supply pipeline is largely complete, with few new HDB launches anticipated within the immediate district. This supply constraint supports stable to modest upward pressure on resale values, particularly for units with strong MRT connectivity. The opening of Teck Ghee MRT Station represents the most material supply-side catalyst, likely to heighten demand for walking-distance properties like 254 Bishan Street 22.

The broader Central Region, within which Bishan sits, remains a focal point for housing demand driven by its CBD proximity and established infrastructure. However, future growth emphasis will likely shift further north and east; this neighbourhood maturity is simultaneously its strength (proven, stable community) and long-term positioning (appreciation tempered relative to emerging estates). Buyers should view 254 Bishan Street 22 as a stable, reliable housing choice rather than a speculative capital appreciation vehicle.

Frequently Asked Questions

What rental yield can investors realistically expect from units at 254 Bishan Street 22?

Rental yields across Bishan typically cluster in the mid-single-digit range, generally between 2.5% and 4% gross yield depending on specific unit configuration, floor level, and market rental rates at the time of purchase. For a three-bedroom unit at the S$860,000 price point, monthly market rent in the current Bishan context typically ranges between S$2,200 and S$2,600, translating to gross yields around 3% to 3.6% annually. Investors must factor in 20% ABSD for second-property purchases, which materially extends the amortisation period and reduces effective yields; the ABSD cost base should be recovered through rental income and any future capital appreciation before net returns become attractive. Bishan's mature tenant demographic—established professionals and young families—provides stable, long-tenure tenancy profiles that support predictable cash flow compared to speculative new estates attracting more transient occupants.

How does the price-per-square-foot at 254 Bishan Street 22 compare to recent Bishan transactions?

Recent arm's-length transactions in Bishan for comparable three-bedroom HDB units have consistently tracked between S$750 and S$850 per square foot, with variation primarily driven by remaining lease tenure, floor level, and unit-specific condition factors such as renovation requirements. At S$860,000 for a 1,130 sqft unit, 254 Bishan Street 22 pricing calculates to approximately S$761 per square foot, positioning it competitively within the established Bishan market range and reflecting realistic market fundamentals rather than premium or discount positioning. This price alignment indicates transparent seller expectations aligned with genuine comparable evidence, avoiding the value distortions sometimes evident in emerging estates or markets driven by speculative demand. Buyers should note that Bishan's price-per-sqft metrics have remained relatively stable over the past 12–18 months, reflecting mature market equilibrium rather than the appreciation trajectories evident in newer estates or those benefiting from major infrastructure additions.

What is the ABSD impact for a Singapore Citizen purchasing this as a second residential property?

A Singapore Citizen purchasing a unit at 254 Bishan Street 22 as a second residential property must pay Additional Buyer's Stamp Duty (ABSD) of 20% on the purchase price, equivalent to approximately S$172,000 on the S$860,000 price point. This ABSD cost is payable upfront and significantly impacts total acquisition expense, effectively increasing the capital required beyond the base purchase price and mortgage financing. For investors, the ABSD outlay materially extends the payback period; on a 3% gross yield, the ABSD cost base requires roughly 6–7 years of pure rental income to recover, before net investment returns become attractive. First-time buyers remain entirely exempt from ABSD, making the development materially more affordable for owner-occupiers upgrading from smaller public housing into this three-bedroom unit configuration. The ABSD burden is a critical factor distinguishing investment returns and affordability profiles between first-time and experienced property purchasers.

What lease decay concerns should buyers factor into long-term holding decisions at 254 Bishan Street 22?

As a standard 99-year HDB leasehold development, 254 Bishan Street 22 carries minimal lease decay risk for buyers in the medium term; the lease duration only begins materially affecting valuation dynamics once remaining tenure falls below 70 years, at which point bank lending appetite and market demand gradually tighten. Current units at this development do not face immediate lease concerns; a typical buyer with a 30-year holding horizon would see remaining lease tenure at 69 years, still sufficient for mortgage financing and modest onward sale, though potentially facing valuation headwinds. HDB regulations now allow lease renewal for qualifying flats, mitigating some historical lease decay risk, though terms and costs remain subject to policy evolution. For long-term owner-occupiers, lease considerations are subordinate to neighbourhood stability and personal housing fit; for investors, lease tenure should inform expected hold period and exit timeline, ideally targeting resale before lease falls below 70-year thresholds to maximise buyer pool and valuations.

How does the upcoming Teck Ghee MRT Station opening affect demand and capital appreciation prospects?

Teck Ghee MRT Station on the Circle Line, currently under construction, will materially enhance 254 Bishan Street 22's connectivity profile, placing the development within 340 metres—a genuine four-minute walk—of a new rapid transit node upon opening. Historical precedent across Singapore demonstrates that properties within 5-minute walking distance of new MRT stations typically experience incremental demand uplift and capital appreciation support in the 12–24 months post-opening, reflecting both genuine convenience gains and investor anticipation. For this development, Teck Ghee MRT opening represents a supply-side constraint relief (improved access to Central Region workplaces) and demand catalyst; units here enjoy superior positioning relative to Bishan blocks positioned further from the station, likely widening price differentiation over time. The opening timing itself remains subject to construction scheduling; buyers should view Teck Ghee MRT as a medium-term enhancement rather than immediate value driver, but the incremental appreciation support provides meaningful tailwind for patient investors and upgraders with 5–10 year holding horizons. Current pricing likely incorporates partial anticipation of MRT opening benefits, meaning outsized appreciation bonanzas are unlikely, but consistent appreciation support remains probable.

Who are the most suitable buyer profiles for 254 Bishan Street 22?

First-time upgraders stepping from two-room or three-room flats into larger family housing form the primary target demographic; the S$860,000 price point sits comfortably within HDB financing thresholds and avoids ABSD penalties, making genuine owner-occupier affordability achievable for dual-income professional households. Established families seeking mid-market value without speculative risks benefit from Bishan's mature, proven neighbourhood character and comprehensive infrastructure; growth-stage families expanding within their long-term neighbourhood often find such lateral relocations (moving within established areas) deliver superior lifestyle fit compared to venturing into emerging estates. Second-property investor-occupiers with modest yield expectations can construct reasonable cash-flow mechanics through rental income, though ABSD and mid-single-digit yields demand patient capital strategies. Retirees or empty-nesters seeking to right-size downwards from larger units can acquire such properties at realistic valuations without excessive price pressure or speculative demand. Buyers seeking speculative capital gains or chasing neighbourhood transformation narratives should evaluate elsewhere; 254 Bishan Street 22's appeal lies in stable, proven housing fundamentals rather than transformation narratives or value bargains.

What TDSR implications and financing headroom exist at typical price points for this development?

At the S$860,000 price point with standard HDB mortgage financing (approximately 80% loan-to-value, resulting in a ~S$688,000 mortgage), the monthly servicing cost sits roughly at S$3,200–S$3,400 depending on prevailing interest rates and tenure assumptions. For dual-income households with combined gross monthly income of S$10,000–S$12,000, this mortgage servicing represents 28–34% of gross income, leaving comfortable TDSR headroom (HDB and bank caps typically allow 60% total debt servicing ratio) for other obligations such as car loans, credit facilities, or personal loans. First-time HDB buyers with minimal existing debt can access HDB concessional mortgage rates, materially reducing monthly servicing costs and improving affordability relative to commercial bank financing; this represents a significant cost advantage unavailable to second-property or investor purchasers. Buyers with existing property mortgages or substantial personal debt must carefully model TDSR impact; a second property acquisition at this price point may consume most available debt servicing capacity, leaving minimal flexibility for future credit needs. Young professional households with stable, dual incomes typically experience no financing constraints; buyers with irregular income streams, self-employment earnings, or substantial existing obligations should engage financial advisers to model realistic debt capacity before proceeding.

How does 254 Bishan Street 22 compare to competing HDB developments in Ang Mo Kio and Toa Payoh?

Bishan, Ang Mo Kio, and Toa Payoh represent a competitive triad of mature Central Region HDB estates, each offering comparable price architectures, demographic appeal, and neighbourhood infrastructure; price-per-sqft metrics across the three typically cluster within 5–10% of each other, reflecting neighbourhood maturity and market equilibrium. Ang Mo Kio has benefited from marketing emphasis on large-scale estate identity and facilities; Toa Payoh offers Central location advantages and emerging commercial renewal; Bishan positions itself as a lifestyle neighbourhood emphasising greenery, family amenities, and recreational infrastructure. 254 Bishan Street 22's specific differentiation lies in imminent Teck Ghee MRT opening, providing a concrete infrastructure advantage over comparable blocks in competing estates without equivalent new MRT connectivity. Pricing across the three estates tracks narrowly, suggesting arbitrage opportunities are limited; buyer selection should hinge on neighbourhood preference, MRT positioning, and specific unit characteristics rather than expecting material price advantages across estate boundaries. Bishan's appeal tends to attract families and upgraders with modest lifestyle preferences; Ang Mo Kio attracts larger families seeking established scale; Toa Payoh attracts CBD commuters. 254 Bishan Street 22 sits squarely within Bishan's positioning, with its Teck Ghee MRT advantage providing a credible edge relative to nearby Bishan blocks and competitive parity with the strongest Ang Mo Kio and Toa Payoh locations.

Which floor levels or unit stacks deliver best value within the development?

Within HDB developments, lower-to-mid floor units (typically floors 2–6) trade at modest discounts relative to higher floors, reflecting reduced stairwell noise and potential ground-level drainage concerns on lowest levels; for buyers prioritising value, floors 3–5 deliver optimal price-to-utility ratios without excessive pricing premiums. Mid-level units (floors 7–12) command modest premiums reflecting improved light, ventilation, and perceived prestige without the elevated prices of very high floors; these often represent optimal value for owner-occupiers balancing comfort and cost. Upper floors (13+) attract premiums of 3–8% relative to mid-levels, driven by views, light, and psychological perception; investor-occupiers generally find lower premiums on mid-floor units deliver superior yield mechanics relative to the capital outlay increment for upper floors. East and west-facing units experience minor price variations depending on sun exposure preferences; north-south orientation typically attracts minimal pricing differentiation within HDB developments. Block positioning within the development (corner blocks, central locations) may attract minor variations reflecting perceived noise exposure or convenience; buyers should physically visit candidate units and blocks to assess individual preferences rather than relying on generic floor-level hierarchies. Within 254 Bishan Street 22's specific context, buyers should prioritise individual unit walkthrough over abstract floor-level or stack positioning strategies, as unit-specific condition, layout optimisation, and personal preference will materially outweigh marginal pricing variations by floor or stack.

What is the future supply pipeline for HDB developments in the Bishan district over the next 5–10 years?

Bishan's HDB supply pipeline is substantially complete, with few remaining green-field sites available for new public housing development within the immediate district; HDB's long-term planning emphasises development concentration in emerging northern and eastern regions (Sengkang, Punggol, Woodlands expansion) rather than further densification in established Central Region estates. This supply scarcity provides stable to modest upward pricing support within Bishan, as demand flows into a constrained available stock; unlike emerging estates experiencing regular new unit launches and competitive pressure, Bishan resale market operates within a closed inventory framework strengthening long-term valuation stability. The broader Central Region, including Bishan, faces incremental competition from completed developments in Tampines, Jurong East, and emerging launches further out, but structural demand for Central Region housing remains robust driven by CBD proximity, established infrastructure, and demographic preference for mature neighbourhoods. For 254 Bishan Street 22 specifically, the Teck Ghee MRT opening represents the most material supply-side catalyst over the next 5 years; no major competing new developments are anticipated within the immediate Bishan vicinity, suggesting the development will benefit from infrastructure improvements without competing new supply fragmentation. Long-term buyers should view Bishan's supply constraints as supporting steady value retention and modest appreciation; speculative investors seeking dramatic capital gains should evaluate newer districts with higher growth trajectories and infrastructure catalysts.

[For Sale] 254 Bishan Street 22 — From S$860K