Type

Units

Min Area

Price Range

3 BR

1120 sqft

S$3,999/mo – S$4,000/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$3,999 to S$4,000.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$800 on this acquisition.
Located 5 min (420 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.

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.

256 Bishan Street 22: A Mature HDB Development in Prime Bishan

Situated along Bishan Street 22, this HDB development stands within one of Singapore's most established and desirable mature estates. The development occupies a strategic location in the heart of Bishan, a district celebrated for its combination of residential stability, strong community infrastructure, and excellent connectivity. Properties at 256 Bishan Street 22 benefit from the locality's long-standing reputation as a family-friendly neighbourhood that has consistently delivered robust resale performance over decades.

The proximity to Teck Ghee MRT Station represents a significant advantage for residents and investors alike. Located just 420 metres away—approximately a five-minute walk—the station provides seamless access to the Circle Line, enabling commuters to reach business districts, shopping destinations, and educational institutions across the island with ease. This accessibility directly influences property demand and capital appreciation potential, as MRT connectivity remains a primary driver of long-term value in Singapore's property market.

Location and Connectivity

Bishan has evolved into a mature estate with comprehensive urban amenities and services within walking distance. The neighbourhood is home to numerous retail outlets, hawker centres, supermarkets, and dining establishments that cater to residents' daily needs. Schools at all levels—primary, secondary, and pre-tertiary institutions—are well represented in the area, making it particularly appealing to families with children. Healthcare facilities, including polyclinics and private medical centres, further underscore the area's self-contained character.

The transport network extending from Teck Ghee MRT Station creates a wider connectivity matrix that extends beyond the Circle Line. Bus services throughout Bishan offer alternative routes to neighbouring districts and employment hubs. This multi-modal transport infrastructure reduces reliance on private vehicles and has historically supported strong property appreciation in the area.

Property Characteristics and Market Position

Units at 256 Bishan Street 22 span a range of configurations and sizes, typically ranging from two to four-bedroom layouts with built-in areas generally between 800 and 1,200 square feet. The development offers dual-bathroom configurations in larger units, catering to modern household preferences for convenience and privacy. The gross floor area sizing positions these properties competitively within Bishan's supply, suitable for diverse buyer demographics including first-time upgraders, families, and investors seeking rental income streams.

Pricing across the development reflects the maturity of both the estate and the property market cycle. While exact values fluctuate based on unit configuration, floor level, and market conditions, typical transaction values have demonstrated consistent year-on-year appreciation aligned with broader HDB market trends. The development's pricing structure makes it accessible to a broad buyer base while remaining attractive to investors evaluating rental yield potential.

Investment and Rental Market Appeal

From an investment perspective, properties in mature HDB estates like Bishan have long demonstrated stable rental demand. The combination of central location, established amenities, and MRT access attracts tenants across multiple demographics—including young professionals, small families, and students. Rental yields for comparable properties in the Bishan precinct typically reflect the area's desirability and accessibility, with monthly rental figures positioning units as productive assets for investors seeking consistent cash flow.

Buyers intending to let out units should note that Additional Buyer's Stamp Duty (ABSD) applies to second residential property acquisitions. Singapore Citizens purchasing a second residential property currently face a 20% ABSD charge on the purchase price, which substantially affects total acquisition costs and investment cashflow forecasting. This duty structure incentivises careful financial planning and longer holding periods to ensure rental income adequately offsets the increased purchase outlay.

Financing and Affordability Considerations

The development's pricing range places it within reach of various financing scenarios for both owner-occupiers and investors. The Total Debt Servicing Ratio (TDSR) framework, which caps borrowing at 55% of gross monthly income for HDB loans, remains a critical consideration for potential purchasers. Given typical property values at 256 Bishan Street 22, buyers with household incomes in the middle to upper-middle range should experience comfortable financing headroom, allowing for competitive loan-to-value ratios and manageable monthly instalments over standard 25-year mortgage terms.

First-time buyers benefiting from Central Provident Fund (CPF) housing grants and exemptions from ABSD find this location particularly advantageous, as purchase costs remain within the threshold where government assistance effectively reduces net outlay. Upgraders trading up from smaller HDB flats or private residential properties appreciate the development's price-to-space ratio and location benefits relative to new executive condominiums or private apartments.

Lease Tenure and Long-Term Resale Value

As an HDB property, units at 256 Bishan Street 22 are governed by the standard HDB lease tenure structure. Most flats in this development carry a 99-year lease from the date of original grant, with lease decay becoming a material consideration as the flat approaches the final decades of its lease term. The Development and Expansion of HDB (Lease Buyback Scheme) and potential en-bloc replacement programmes are future avenues through which the government may address lease decay, though purchasers should factor gradual diminishment of resale value as the lease shortens.

Current market practice suggests that HDB flats with remaining lease periods below 60 years face accelerating depreciation, whilst properties with 70+ years of lease remaining command stronger resale demand and capital retention. Buyers should carefully evaluate the remaining lease period and consult HDB documentation to understand their property's long-term value trajectory.

Market Comparison and Competitive Positioning

Within the broader Bishan and Toa Payoh precinct, 256 Bishan Street 22 competes with several other mature HDB estates and newer Build-to-Order (BTO) projects in adjacent planning areas. The development's advantage lies in its proven track record, established infrastructure, and immediate MRT access—factors that appeal to buyers prioritising convenience and stability over novelty. Newer estates further out may offer lower entry prices but typically involve longer commutes and less mature amenities, whilst premium locations closer to the city centre command proportionately higher price premiums.

Buyer Suitability Across Demographics

The development serves multiple buyer profiles effectively. High-net-worth individuals seeking stable HDB investments with minimal management overhead find this location suitable for diversified portfolios, particularly when bundled with several units for aggregated rental yield. Young families and upgraders appreciate the balance of affordability, space, and proximity to schools and transport. First-time buyers entering the property market benefit from government support and the proven track record of appreciation in established estates. Professional investors targeting consistent rental income—particularly those structuring property portfolios across multiple districts—recognise the steady demand and rental stability characteristic of Bishan's mature market.

Future District Development and Supply Pipeline

District 13, encompassing Bishan, Toa Payoh, and surrounding areas, continues to see targeted infrastructure investment and urban renewal initiatives. The upcoming completion of the Circle Line extension to Teck Ghee will further anchor connectivity, likely supporting sustained property values in the immediate vicinity. Future HDB BTO launches in adjacent planning areas will introduce new supply, potentially moderating price appreciation but also signalling sustained government confidence in the broader district's growth trajectory. Long-term residents and investors should monitor planning authority announcements regarding precinct-level development strategies and potential improvements to local facilities.

Frequently Asked Questions

What is the estimated rental yield for properties at 256 Bishan Street 22?

Rental yields for HDB properties in Bishan typically range from 3% to 5% gross annual yield, depending on unit configuration and current market rental rates. The proximity to Teck Ghee MRT and established amenities attracts a consistent pool of tenants seeking affordable, accessible housing, supporting reliable rental income streams. Investors should model conservatively using current market rents, accounting for HDB's tenancy duration restrictions and periods of vacancy between tenants. Given the 20% ABSD payable by Singapore Citizens on second property purchases, a longer holding period is advisable to ensure cumulative rental income recovers the additional upfront acquisition cost.

How does the per-square-foot pricing at 256 Bishan Street 22 compare to recent HDB transactions in Bishan?

Pricing per square foot at 256 Bishan Street 22 aligns closely with recent resale transactions in the immediate Bishan precinct, typically ranging between S$3,500 to S$4,200 per square foot depending on unit size and floor level. Larger units of 1,000+ square feet often achieve better per-square-foot value than smaller 2-bedroom units, reflecting the standard market preference for space efficiency in mature estates. Properties with higher floor levels and better orientation command modest premiums over ground-level units, though the price differential rarely exceeds 5-8% in HDB flats. Buyers should obtain comparable transaction records from the Urban Redevelopment Authority's Property Market Information Portal to validate pricing relative to their specific unit configuration.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens buying a second property here?

Singapore Citizens acquiring a second residential property at 256 Bishan Street 22 must pay 20% Additional Buyer's Stamp Duty (ABSD) on the purchase price, significantly increasing the total acquisition cost. For example, a property priced at S$500,000 incurs S$100,000 in ABSD alone, raising effective purchase costs to S$600,000 before stamp duty and legal fees. This substantial outlay materially affects investment cashflow analysis and financing requirements, as the total debt servicing burden increases proportionally. Investors should factor the ABSD into their yield calculations and ensure rental income sufficiently justifies the elevated upfront cost over an extended holding period of 7-10+ years.

How does lease decay affect resale value and long-term investment potential at this development?

HDB flats at 256 Bishan Street 22 carry a 99-year lease from the original grant date, with lease decay becoming a material consideration as the remaining lease period falls below 60 years. Market data consistently shows that flats with remaining leases below 60 years experience accelerating depreciation, sometimes losing 10-15% of value per decade as the lease shortens further. Properties currently with 70+ years remaining benefit from strong resale demand and capital retention, but purchasers should verify the exact remaining lease tenure and budget for potential value diminishment in their long-term financial projections. The HDB Lease Buyback Scheme and potential en-bloc renewal remain future policy avenues, though no guarantees exist, making current lease period a critical due-diligence factor.

How does proximity to Teck Ghee MRT Station influence property demand and capital appreciation?

The 420-metre distance to Teck Ghee MRT Station—approximately a 5-minute walk—positions 256 Bishan Street 22 as highly desirable for commuters, directly supporting sustained demand and capital appreciation. MRT accessibility has historically been the strongest driver of HDB resale values across Singapore, as it reduces commute times, increases employment catchment areas, and enhances lifestyle convenience. The Circle Line connection provides direct access to business districts, shopping areas, and educational institutions, broadening the tenant and buyer pool considerably. Properties within 400-500 metres of MRT stations typically command 5-10% premiums over comparable units further away, and this connectivity advantage has historically sustained value appreciation even during broader market downturns.

Is 256 Bishan Street 22 suitable for first-time HDB buyers, upgraders, and investors differently?

For first-time HDB buyers, this development offers excellent value—the maturity of Bishan, established amenities, and MRT connectivity make the location ideal for launching into property ownership, whilst government CPF housing grants and ABSD exemptions substantially reduce net acquisition costs. Upgraders transitioning from smaller 1-bedroom or 2-bedroom flats appreciate the range of larger configurations available and the proven capital appreciation track record in Bishan, supporting equity building toward future private property acquisitions. Investors seeking rental income find the location particularly attractive due to consistent tenant demand, with the development's price point and location yielding stable 3-5% gross returns, though the 20% ABSD for second properties requires careful cashflow modelling to justify the elevated upfront cost.

What TDSR and financing headroom should buyers expect at typical price points for this development?

Typical property prices at 256 Bishan Street 22 fall within the S$450,000 to S$650,000 range (depending on unit configuration), requiring monthly mortgage instalments of approximately S$2,500-S$3,500 over a 25-year HDB loan term at prevailing interest rates. The TDSR framework caps total monthly debt obligations at 55% of gross household income, meaning buyers require minimum household incomes of S$4,500-S$6,400 to comfortably finance a property without exceeding lending thresholds. Buyers with household incomes of S$8,000+ enjoy substantial financing headroom, allowing for competitive loan-to-value ratios (typically 80-90% for HDB loans) and manageable instalment-to-income ratios well below the regulatory ceiling. First-time buyers also benefit from reduced downpayment requirements and CPF withdrawal eligibility, further enhancing affordability.

How does 256 Bishan Street 22 compare in value and location to other nearby HDB estates?

Within the immediate Bishan and Toa Payoh cluster, 256 Bishan Street 22 competes directly with several mature estates on Bishan Street and Jalan Murai, with pricing and amenities broadly comparable. The key differentiator is direct MRT access—units at 256 Bishan Street 22 benefit from immediate proximity to Teck Ghee station, whilst estates further inland often involve 800-1,200-metre walks or require bus interchange. Newer Build-to-Order (BTO) projects in Ang Mo Kio or Sengkang offer lower entry prices but introduce longer commutes and less mature amenities, making them attractive primarily to younger first-time buyers prioritising affordability over immediate convenience. Premium estates closer to Bishan MRT station command 8-12% higher prices per square foot, reflecting superior location but reduced value-for-money for budget-conscious buyers.

Which unit stack or floor level typically offers the best value at this development?

Lower-to-middle floors (levels 1-10) at 256 Bishan Street 22 typically offer the best value proposition, with per-square-foot pricing 3-5% below equivalent units on higher floors, though sacrificing some light and views. Middle floors (levels 10-20) strike a balance, offering acceptable views and ventilation with only modest price premiums, making them optimal for value-conscious upgraders and investors. Higher floors command 5-10% price premiums but primarily appeal to owner-occupiers seeking better ventilation and street-noise reduction rather than providing superior investment returns. Corner units and units with direct MRT-facing orientation may command modest additional premiums (2-5%) due to distinctive positioning, though the market differential remains relatively modest in mature HDB estates compared to private residential developments. Investors should prioritise lower-to-middle stack units to maximise yield percentage relative to purchase outlay.

What is the future supply pipeline and district development trajectory for Bishan and surrounding areas?

Bishan remains a mature established estate with limited new HDB supply in the immediate precinct, reducing downward price pressure from new competing units. The Urban Redevelopment Authority's upcoming planning initiatives focus on targeted infill development and precinct-level improvements rather than large-scale new residential supply. Neighbouring planning areas including Ang Mo Kio and Toa Payoh may receive new BTO or Executive Condominium launches, introducing moderate competitive pressure on entry-level pricing but also signalling sustained government confidence in the broader district. Long-term infrastructure investment—including potential Circle Line extension improvements and ongoing local amenity upgrades—supports sustained property values and capital appreciation potential. Property owners should monitor URA press releases and HDB development schedules to anticipate supply-side impacts on their equity over 5-10 year investment horizons.

[For Rent] Hdb Flat At 256 Bishan Street 22 — From S$3,999