Type

Units

Min Area

Price Range

4 BR

1582 sqft

S$1.2M

Type

Units

Min Area

Price Range

3 BR

1603 sqft

S$5,300/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$5,300 to S$1.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1,060 on this acquisition.
50% of current units are for sale, from S$1.2M; 50% are for rent, from S$5,300/mo.
Located 12 min (980 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.

261 Bishan Street 22: Accessible HDB Living in the Heart of Bishan

261 Bishan Street 22 stands as an established housing option within Singapore's central Bishan district, offering residents a mature residential environment with the convenience of HDB communal living. This development represents a well-established community hub where families and working professionals have made their homes, benefiting from the area's strategic location and established infrastructure.

The property features a selection of HDB units with varying configurations to accommodate different household structures and lifestyles. Whether you are seeking compact accommodation or more spacious family-oriented layouts, the development caters to a range of residential preferences. The units are designed with practical floor plans that maximise usable living space whilst maintaining the efficiency standards expected in modern HDB developments.

Strategic Location and Transport Connectivity

Positioned approximately 12 minutes' walk from Teck Ghee MRT Station, which is currently under construction, this development benefits from significant upcoming transport infrastructure improvements. The completion of Teck Ghee MRT will further enhance accessibility to the wider island, reducing travel times to major employment hubs and entertainment precincts. This proximity to a future MRT node positions the development favourably for long-term capital appreciation and rental demand, as commuter convenience remains a primary driver of HDB property values in Singapore.

The Bishan area itself is exceptionally well-connected through existing transport networks and community roads. Residents enjoy seamless access to Central Singapore and can reach key business districts within reasonable commute times. The neighbourhood's maturity also means that essential amenities—schools, polyclinics, shopping centres, and food courts—are already established within the immediate vicinity, eliminating the uncertainties sometimes associated with newer developments.

Community and Neighbourhood Character

Bishan has developed a reputation as a family-friendly district with strong community cohesion. The area hosts multiple primary and secondary schools, making it particularly attractive to young families seeking quality education options within walking distance or short bus rides. The presence of parks and sports facilities further enhances the lifestyle appeal, providing residents with recreational opportunities and spaces for outdoor activities.

The neighbourhood also benefits from diverse dining and shopping options, ranging from established hawker centres serving affordable local cuisine to modern shopping centres offering retail and entertainment. This mix ensures that daily living costs remain reasonable whilst maintaining access to contemporary conveniences. The mature nature of the Bishan district means that such facilities were developed alongside the residential community rather than as afterthoughts, resulting in well-integrated neighbourhood planning.

Investment Perspective and Rental Yield Considerations

For property investors, 261 Bishan Street 22 presents compelling rental yield opportunities. HDB properties in established districts with strong MRT connectivity typically command solid rental demand from both expatriate tenants seeking affordable quality accommodation and local professionals looking to rent before purchasing their own homes. The presence of a future MRT station enhances the development's appeal to transient populations and high-earner segments, both of which typically occupy rental properties for medium-term tenures.

Estimated rental yields on HDB units in Bishan generally range from 2.5% to 3.5% depending on unit configuration, exact location within the block, and current market conditions. Three-bedroom units typically attract higher rental demand than studio or one-bedroom options due to family tenant preferences. Properties positioned on higher floors or with better-oriented units command premium rental rates, making such configurations particularly attractive for yield-focused investors.

Pricing and Value Assessment

The development offers units at price points reflecting the mature HDB market in Singapore's central region. Prices vary according to unit size, floor level, and specific floor plate orientation, with larger configurations commanding proportionally higher per-square-foot values. Comparative analysis with recent HDB transactions in Bishan indicates that 261 Bishan Street 22 units are priced competitively within the district, particularly given proximity to the upcoming MRT station.

Prospective purchasers should expect price variations of approximately 10% to 15% between lower and higher floor levels, with corner units and units with superior orientations commanding premiums. The typical price per square foot for units in this development aligns closely with other established Bishan HDB blocks of similar vintage, suggesting fair market valuation relative to comparable stock in the immediate area.

Financing and ABSD Considerations

First-time HDB buyers will find financing arrangements straightforward, as HDB loans remain the most accessible and favourably-priced option for eligible Singapore Citizens and Permanent Residents. Standard loan quantum typically reaches 90% of the purchase price for first-time buyers, with monthly repayment amounts remaining manageable for households with moderate to above-average incomes.

For Singapore Citizens purchasing a second residential property, Additional Buyer's Stamp Duty (ABSD) at 20% applies on top of standard Stamp Duty. This significantly impacts the total cost of acquisition, potentially adding S$100,000 to S$300,000 depending on the purchase price of the chosen unit. Investors and upgraders must factor this substantial outlay into their investment thesis and financial planning. Loan tenure flexibility—up to 30 years for HDB loans—allows purchasers to structure repayments to maintain healthy Total Debt Service Ratio (TDSR) margins, typically targeting no more than 60% of gross monthly household income allocated to all debt obligations.

Lease Tenure and Long-Term Ownership Dynamics

As an HDB development, units at 261 Bishan Street 22 are held on 99-year leases from their original grant date. The lease duration significantly influences long-term property values and mortgageability. Units already holding considerable lease tenure typically maintain stronger resale demand and easier financing options compared to those with substantially decayed leases approaching the final decades of the 99-year term.

Prospective purchasers should verify the exact lease commencement date to understand remaining tenure on their preferred unit. Generally, HDB flats with lease periods exceeding 70 years remain highly marketable and financeable, whilst those approaching 60 years increasingly face lending restrictions from financial institutions. Lease decay becomes more pronounced as the property approaches its final 30-year period, potentially limiting buyer pools and impacting capital appreciation. This dynamic makes the current purchase price, calculated against remaining lease duration, an essential consideration for value-conscious buyers.

Suitability for Different Buyer Profiles

First-time buyers benefit from HDB's supportive financing environment and lower entry prices compared to private residential property. The Bishan location offers established infrastructure, reducing the uncertainty of newer developments. Young couples and small families can access two-bedroom configurations offering reasonable space at accessible prices, whilst maintaining geographical flexibility if circumstances change.

Upgraders moving from smaller HDB units or from other districts find that Bishan's central location and mature neighbourhood appeal align with established lifestyle preferences. The availability of larger configurations—three-bedroom units—suits families with multiple children or those seeking additional space. The proximity to quality schools is particularly attractive for this demographic.

Investors appreciate the established rental demand, the maturing tenant base (who often represent stable rental payment profiles), and the upcoming MRT enhancement. The development's maturity also means tenant expectations align with HDB standards, reducing management complications common with converting private properties into rental stock. Conservative investors favour HDB over private stock due to the simplified financing and ownership structure.

Future District Development and Supply Considerations

The Bishan district is substantially built-out, with limited vacant land remaining for new residential development. This supply-constrained environment typically supports long-term value retention and moderate appreciation. However, prospective buyers should remain aware that the Central Region has seen considerable new HDB and private housing launches in adjacent areas—including Ang Mo Kio, Marymount, and emerging zones around the Thomson-Lentor corridor.

The completion of Teck Ghee MRT Station will likely accelerate activity and interest in properties within the catchment, potentially lifting valuations and rental demand across the immediate neighbourhood. However, such infrastructure improvements typically support gradual appreciation rather than dramatic price spikes, particularly in the HDB sector where values are constrained by policy settings and resale eligibility rules.

Making Your Decision

261 Bishan Street 22 represents a pragmatic choice for buyers seeking established neighbourhoods with proven amenities, strong community character, and reliable transport connectivity. The development's maturity, combined with the imminent MRT enhancement, positions it attractively within the HDB market landscape. Careful attention to individual unit lease tenure, floor configuration, and personal financial capacity—particularly regarding ABSD implications for second-property buyers—will ensure informed decision-making aligned with your residential or investment objectives.

Frequently Asked Questions

What is the estimated rental yield for units purchased at 261 Bishan Street 22 as an investment?

Rental yields on HDB units at 261 Bishan Street 22 typically range between 2.5% and 3.5% depending on unit configuration, floor level, and orientation. Three-bedroom units generally achieve yields at the higher end of this range due to strong demand from family tenants seeking affordable family-sized accommodation. The proximity to the upcoming Teck Ghee MRT Station enhances tenant appeal, as commuting professionals and expatriate families prioritise transport connectivity. Investors should note that yield calculations must account for the 20% ABSD payable on second-property purchases by Singapore Citizens, which effectively reduces first-year returns on investment capital unless the property appreciates sufficiently to offset the acquisition cost.

How does the price per square foot at 261 Bishan Street 22 compare to recent HDB transactions in Bishan?

Recent HDB transactions in the Bishan district indicate price-per-square-foot ranges of approximately S$500 to S$650 for comparable vintage units, with variation based on floor level, unit configuration, and specific floor plate orientation. Units at 261 Bishan Street 22 are positioned competitively within this band, reflecting fair market valuation relative to peer HDB stock in the immediate vicinity. Price variations within the development itself typically range 10% to 15% between lower and higher floor levels, with corner units and units benefiting from superior orientations commanding premiums. Corner units and units with views spanning green spaces or less-congested streets may justify 8% to 12% premiums above standard stack pricing within the same floor level.

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

Singapore Citizens acquiring a second residential property are liable for ABSD at 20% on the purchase price, calculated on top of standard Stamp Duty. For a unit purchased at S$400,000, this represents an additional S$80,000 cost beyond the base acquisition expenses—a material outlay requiring careful financial structuring. ABSD is payable at the point of completion, necessitating sufficient liquid capital alongside mortgage funding. The 20% ABSD rate significantly impacts investment returns in year one and underscores the importance of rigorous yield calculations and long-term capital appreciation assumptions before committing to second-property purchases. Upgraders and investors should consult financial advisors to optimise property acquisition sequencing and minimise tax leakage.

What lease decay risk does 261 Bishan Street 22 present, and how does it affect long-term resale value?

As an HDB development, units are granted on 99-year leases. The specific lease commencement date determines remaining tenure, a critical factor in long-term mortgageability and market appeal. Units with remaining lease terms exceeding 70 years remain highly marketable and attract competitive financing offers from HDB and commercial lenders alike. However, as lease tenure approaches 60 years, lending criteria tighten and buyer pools contract, potentially dampening capital appreciation. Units nearing the final 30-year period may face significant resale challenges and valuation constraints, particularly among owner-occupiers seeking long-holding periods. Prospective purchasers must verify the exact lease commencement date and calculate remaining tenure to assess the property's long-term ownership viability and capital preservation potential.

How will the nearby Teck Ghee MRT Station (under construction) affect demand and capital appreciation at 261 Bishan Street 22?

The upcoming Teck Ghee MRT Station, situated approximately 12 minutes' walk from the development, will significantly enhance transport accessibility and neighbourhood appeal. MRT proximity is a primary driver of HDB capital values and rental demand in Singapore, as commuter convenience directly influences buyer and tenant preferences. Upon opening, the station is expected to accelerate localised demand, broaden tenant catchments, and support moderate property appreciation as the neighbourhood becomes more accessible to island-wide employment hubs. Historically, HDB developments within 10-15 minutes' walk of new MRT stations experience 5% to 12% appreciation in the 2-3 years following station opening, though such gains are not guaranteed and depend on broader market conditions. The improved connectivity may also strengthen rental yields as a wider demographic of renters—particularly young professionals and expatriates—find the location more attractive for commuting purposes.

Who are the ideal buyer profiles for units at 261 Bishan Street 22?

First-time HDB buyers find this development attractive due to its established neighbourhood infrastructure, accessible financing options, and central location without the complexity of private residential ownership. Young families benefit from proximity to quality schools and community facilities, making Bishan a natural choice for life-stage progression. Upgraders transitioning from smaller units or other districts appreciate the mature neighbourhoods character, proven rental demand if conversion to investment property is considered, and the established community. Conservative investors favour HDB stock at 261 Bishan Street 22 due to simplified financing mechanics, stable tenant bases, and reduced management complexity compared to private property conversions. Affluent individuals seeking yield-positive investments with lower complexity and administrative overhead also find HDB investments appealing, particularly when factoring in ABSD implications of acquiring second properties.

What TDSR and financing headroom should buyers expect at typical price points for 261 Bishan Street 22?

For a unit priced at approximately S$400,000 to S$500,000, standard HDB loan terms allow borrowing of up to 90% of purchase price for first-time buyers, resulting in monthly repayments ranging from S$1,200 to S$1,500 over a 30-year tenure at prevailing interest rates. Total Debt Service Ratio (TDSR) thresholds typically limit total debt obligations to 60% of gross monthly household income, meaning a household requires minimum monthly income of approximately S$2,000 to S$2,500 to comfortably service typical financing on such units. Second-property purchasers face stricter lending criteria and lower loan-quantum availability, requiring larger down payments and demonstrating stronger income profiles. Investors and upgraders should engage HDB or financial advisors to model precise financing scenarios against personal income profiles, ensuring healthy TDSR margins and payment sustainability through various interest-rate environments.

How does 261 Bishan Street 22 compare to nearby competing HDB developments in Bishan and adjacent districts?

Competing HDB stock within Bishan and immediately adjacent areas—such as Ang Mo Kio and Marymount—offers varying configurations and age profiles. 261 Bishan Street 22's established vintage and proximity to future MRT infrastructure differentiate it positively from newer, more remote Bishan blocks, which may suffer from less-developed transport connectivity or newer neighbourhood infrastructure still bedding in. However, newer developments in the Thomson-Lentor corridor or emerging Ang Mo Kio precincts may offer more contemporary amenities and greater perceived long-term growth potential. Price-per-square-foot comparisons reveal 261 Bishan Street 22 units are priced competitively relative to peer vintage stock, though newer stock may command modest premiums reflecting improved design standards. Serious buyers should conduct side-by-side analysis of floor plans, lease tenure, neighbourhood maturity, and transport connectivity to identify which competing stock aligns with personal priorities and investment thesis.

Which unit stack or floor level offers the best value at 261 Bishan Street 22?

Mid-range floor levels (typically floors 7 to 18) offer optimal value by balancing price discounts available on lower floors against the premium pricing of higher floors, whilst avoiding mid-to-high-floor construction costs. Lower floors (1 to 6) are typically discounted 10% to 15% below peak stack pricing but face potential resale headwinds due to noise, reduced privacy, and reduced market appeal to premium tenant cohorts. Upper floors (20+) command premiums of 10% to 15% reflecting superior views, natural light, and psychological appeal to aspirational buyers, though per-square-foot value deteriorates relative to mid-range stacks. Corner units across all floor levels typically justify 8% to 12% premiums due to dual-aspect orientations and superior natural ventilation. Budget-conscious buyers maximising value should target mid-floor non-corner units in standard stacks, whilst premium-willing buyers justify higher-floor or corner selections based on personal preferences and rental market positioning.

What is the future supply pipeline for new HDB developments in Bishan, and how might this affect 261 Bishan Street 22 values?

The Bishan district is substantially built-out with limited vacant land remaining for new residential development, creating a supply-constrained environment that typically supports long-term value retention. However, the broader Central Region—including adjacent Marymount, Ang Mo Kio, and the emerging Thomson-Lentor corridor—has seen considerable new HDB and private housing announced or under development. This broader regional supply may moderate localised appreciation within Bishan itself, as buyers gain alternative options with newer amenities or different neighbourhood characters. That said, HDB policy settings and the maturity of Bishan's community infrastructure position existing stock like 261 Bishan Street 22 defensively compared to speculative purchases in pre-launch or early-launch developments. Conservative long-term capital appreciation of 2% to 3% annually remains realistic for established Bishan HDB stock, with MRT completion potentially adding cyclical tailwinds. Investors should base their return assumptions on gradual, steady appreciation rather than speculative gains.

[For Sale / Rent] Hdb Flat At 261 Bishan Street 22 — From S$5,300