Type

Units

Min Area

Price Range

3 BR

1313 sqft

S$580K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$580K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$116K on this acquisition.

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?

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272 Yishun Street 22: Established HDB Living in a Mature Estate

272 Yishun Street 22 represents a compelling residential opportunity within Singapore's established Housing and Development Board estate system. Situated in the Yishun precinct, this development reflects the reliability and practicality that characterises Singapore's public housing sector, offering multi-bedroom units designed for families and upgraders seeking stability, space, and long-term value retention.

The development sits within Yishun, a district that has evolved into one of Singapore's most mature and well-established residential neighbourhoods. Over decades of careful urban planning, Yishun has accumulated substantial community infrastructure, recreational facilities, and commercial amenities that serve its population comprehensively. Residents benefit from seamless access to supermarkets, hawker centres, dining establishments, and educational institutions, creating a self-contained living environment where most daily needs can be met locally.

Spacious Layout and Living Standards

Units at 272 Yishun Street 22 encompass three-bedroom configurations with two bathrooms, spanning approximately 1,313 square feet. This floor area is typical of modern HDB flats designed to accommodate growing families without excessive wasted space, allowing for comfortable living areas, separate sleeping quarters, and practical utility spaces. The unit layout reflects contemporary design principles that maximise natural light, ventilation, and functional zoning between public and private areas of the home.

HDB flats of this generation benefit from improved construction standards, better soundproofing, and thoughtful spatial planning compared to older estates. The two-bathroom arrangement is particularly valued by multi-generational households and families where morning routines require parallel access, reducing friction during peak usage times.

Pricing and Market Position

Available units at 272 Yishun Street 22 commence from S$580,000, positioning the development at a competitive point within the broader Yishun HDB market. This price entry reflects the maturity of the estate, the established demand profile, and the practical appeal of three-bedroom configurations to Singapore's family-oriented buyer base. For upgraders transitioning from smaller one- or two-bedroom units, or for first-time buyers seeking more space than compact starter flats typically offer, this price band delivers meaningful additional square footage and amenities without stretching into premium price territory.

The per-square-foot value proposition aligns closely with comparable transactions in the Yishun area, where three-bedroom HDB flats have traded within a consistent band reflecting the estate's accessibility, maturity, and demographic appeal. Recent transactions in the surrounding postcodes have demonstrated sustained demand and stable price movements, supporting the notion that Yishun remains a resilient segment of Singapore's HDB resale market.

Connectivity and Location Advantages

The Yishun location provides direct access to multiple transport modes and a well-developed road network. Residents can leverage public bus services with multiple routes converging on Yishun's main commercial spine, while the estate's internal road design facilitates easy access to expressways for private vehicle users. This layered connectivity makes Yishun accessible to employment zones across Singapore without requiring lengthy commutes, supporting both the current resident base and the long-term appeal of units as investment vehicles.

Proximity to Yishun's commercial and leisure precincts adds lifestyle convenience. Shopping malls, hawker complexes, and specialist retail outlets are typically within a short walk or bus ride, reducing the need for extended travel to access dining, entertainment, or essential services. This embedded commercial infrastructure has evolved organically over three decades, creating sticky demand that sustains the district's property values.

Investment and Resale Potential

HDB flats represent Singapore's most transparent and regulated segment of the residential property market. Resale transactions are recorded and published by the Housing Development Board, providing clear pricing data and turnover patterns that inform buyer confidence. 272 Yishun Street 22 units benefit from this transparency, with potential buyers and investors able to access historical transaction records for the same block and surrounding units, enabling informed decision-making grounded in objective market evidence.

The three-bedroom configuration is among the most actively traded HDB formats, with consistent demand from upgraders, young families, and rental investors. This broad appeal base supports healthy turnover and relatively predictable price movements across market cycles. Unlike more niche configurations or smaller estates with limited supply, three-bedroom HDB flats in established estates like Yishun have demonstrated resilience during periods of market volatility.

Lease Tenure and Ownership Structure

HDB flats operate under a distinct ownership model compared to private residential property. Purchasers acquire a 99-year leasehold interest in their unit, with the underlying land held in trust by the Housing Development Board. This structure ensures that the physical estate itself is maintained to public standards, with common areas, lift systems, and external facilities managed through the HDB's centralised maintenance regime. The certainty of this arrangement provides purchasers with confidence that their immediate living environment will be preserved and serviced consistently throughout their ownership period.

The 99-year lease tenure aligns with Singapore's long-term residential planning horizons. Historical data demonstrates that HDB flats in mature estates like Yishun continue to attract buyers and investors well into their second and third decades, with lease decay beginning to materially influence value primarily in the final 30 years of the lease period. For purchasers entering the market at 272 Yishun Street 22 today, decades of property appreciation potential remain before lease-related valuation adjustments become a primary consideration.

Community and Social Infrastructure

Yishun estate encompasses extensive community facilities, including childcare centres, schools, community clubs, and recreational spaces. Multi-generational families find these services particularly valuable, as ageing parents can access community programmes, whilst younger family members benefit from nearby educational facilities and youth centres. This embedded social infrastructure creates a cohesive neighbourhood where residents are likely to find relevant services and social connections, enhancing the overall liveability and appeal of the location.

The estate's maturity means that schools, medical facilities, and specialist services have become well-established within the surrounding area. Parents seeking proximity to specific educational institutions or medical providers can benefit from Yishun's long track record of service provision, whilst the general level of community amenity is unlikely to decline given the district's strategic importance within Singapore's broader residential hierarchy.

Regulatory Certainty and Buyer Protections

HDB property transactions operate within a clearly defined regulatory framework established by Singapore's Housing Development Board legislation. Purchasers benefit from standardised contracts, transparent pricing mechanisms, and consistent application of rules governing eligibility, ownership, and resale. This regulatory clarity distinguishes HDB transactions from private property sales, which involve greater complexity and variability in contract terms and conditions. For first-time buyers and those seeking predictable, straightforward property transactions, HDB purchases offer substantial peace of mind.

The HDB's oversight of the estate ensures that maintenance standards, safety protocols, and planning compliance remain consistent throughout the ownership period. Unlike private developments where management quality can vary substantially based on management agent competence or cost-cutting incentives, HDB estates benefit from centrally-directed maintenance and upgrade programmes that reflect public sector consistency and public accountability.

Suitability for Different Buyer Profiles

Family upgraders transitioning from two-bedroom configurations will find the additional space at 272 Yishun Street 22 particularly valuable, with a dedicated third bedroom accommodating growing children, a home office, or guest accommodation. The two-bathroom layout reduces domestic friction in larger households, a consideration that becomes increasingly important as families expand. Young families seeking entry into Yishun's established neighbourhood will benefit from the broad support infrastructure and proximity to schools and childcare facilities.

Investors evaluating the rental potential of HDB three-bedroom flats will recognise Yishun's consistent tenant demand, driven by the estate's accessibility, mature amenities, and family-friendly character. The standardised HDB lease structure and transparent resale market provide investors with clear data upon which to base rental yield projections and exit planning. First-time buyers with adequate financial capacity for a three-bedroom purchase will find 272 Yishun Street 22 positions them at a meaningful step up in living standards compared to smaller HDB starter configurations.

Frequently Asked Questions

What rental yield can investors realistically expect from 272 Yishun Street 22 HDB units?

Three-bedroom HDB flats in established estates like Yishun typically generate gross rental yields ranging from 2.5% to 3.5% annually, depending on precise floor level, unit condition, and current tenant demand cycles. At the S$580,000 entry price point, monthly rental income for similar configurations in Yishun generally ranges between S$1,200 and S$1,500, translating to an annual gross yield of approximately 2.5% to 3.1%. Investors should note that HDB rental regulations impose a minimum lease period of two years, which reduces short-term trading flexibility but creates longer-term tenant stability. The predictable nature of HDB tenant demand and the standardised lease framework mean that yield calculations are relatively straightforward compared to private property investment, though absolute yield percentages are modest compared to commercial or industrial property classes.

How does the per-square-foot pricing of 272 Yishun Street 22 compare to recent Yishun HDB transactions?

Three-bedroom HDB flats in Yishun have recently transacted in the range of S$440 to S$490 per square foot, placing 272 Yishun Street 22 at approximately S$440–S$450 per square foot based on the 1,313 sqft configuration at S$580,000. This pricing aligns closely with recent market comparables, reflecting the current equilibrium between supply and demand for three-bedroom units in this mature estate. Recent transactions have shown relative price stability in Yishun, with minimal volatility across the past 12–18 months, indicating that units at 272 Yishun Street 22 are priced competitively without significant premium or discount relative to market clearing prices. Buyers can reference HDB's published resale transaction data for Yishun postcodes to verify precise per-sqft comparisons across floor level, unit orientation, and age variations within the same block.

What are the Additional Buyer's Stamp Duty implications for a Singapore Citizen purchasing a second residential property at 272 Yishun Street 22?

A Singapore Citizen acquiring a second residential property at 272 Yishun Street 22 will be liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. On a purchase price of S$580,000, ABSD payable would total S$116,000, representing a material cost that must be factored into total acquisition expense beyond the base property price. ABSD is calculated on the purchase price and becomes payable upon completion of the property transaction; it cannot be financed as part of the mortgage and must be settled in cash or from available funds. Second-property buyers should ensure that their financial planning accounts for this 20% ABSD obligation alongside stamp duty, legal fees, and other transaction costs, which typically aggregate to 8–10% of the purchase price before ABSD is applied. Some buyers utilise the option to defer ABSD payment if the acquired property is held as an investment and a previously-owned residential property is sold within a defined timeframe, though this route requires careful tax planning and legal advice.

What lease decay risk and resale value implications should purchasers consider for 272 Yishun Street 22?

HDB flats at 272 Yishun Street 22 are sold with a 99-year leasehold tenure, meaning the lease began when the block was first constructed and will gradually shorten with each passing year. Lease decay—the gradual reduction in property value as the remaining lease term declines—typically becomes a material consideration only in the final 30 years of the lease period, when valuations may decline more noticeably as the lease approaches expiry. For a purchaser acquiring a unit today with 60+ years of lease remaining, lease decay will have minimal impact on near-to-medium-term resale prospects, and the property will retain strong appeal and financing eligibility for the next 20–30 years. The HDB has historically implemented lease extension schemes allowing leaseholders to extend their tenures at defined costs, providing a mechanism to arrest value decline in the final lease years, though such extensions involve additional expenditure. Purchasers should verify the exact completion date of 272 Yishun Street 22 to calculate precise remaining lease tenure, as this directly informs long-term value projections and the timeline within which lease extension strategies may become relevant.

How does proximity to Yishun MRT station and transport connectivity affect demand and capital appreciation for units at this development?

Whilst 272 Yishun Street 22 is situated in the Yishun district, the precise distance to the nearest MRT station (whether Yishun or adjacent stations) affects commuting convenience and market appeal, with closer proximity typically supporting higher valuations and stronger tenant demand among renters. Yishun's integration into Singapore's broader MRT network, particularly connection to the North-South Line and future transport links, reinforces the district's long-term accessibility and reduces reliance on private transport for cross-island commuting. Estates with established MRT accessibility demonstrate more resilient capital appreciation cycles and lower volatility during economic downturns, as the guaranteed transport connectivity supports sustained demand from employment-diverse buyer bases across the island. The bus network serving Yishun also remains extensive, providing multi-modal connectivity that reduces transport cost and commute time variability for residents without private vehicles. Historical data shows that HDB estates with strong public transport integration, like Yishun, have experienced steadier price appreciation over 10–20 year periods compared to more peripheral estates, supporting the notion that transport connectivity positively influences long-term capital preservation and growth.

Which buyer profiles are best suited to purchase 272 Yishun Street 22, and why?

Family upgraders moving from two-bedroom HDB configurations represent an ideal buyer profile for 272 Yishun Street 22, as the three-bedroom layout accommodates growing children without forcing a move to smaller private condominiums or further-flung estates. Young families with school-age children benefit from Yishun's established education infrastructure and proximity to childcare facilities, making the neighbourhood particularly attractive for households prioritising child-rearing support systems. First-time buyers with adequate financial capacity for a three-bedroom purchase—typically those with household incomes exceeding S$8,000–S$10,000 monthly—will find strong value in the S$580,000+ price range, where square footage per dollar is significantly better than smaller starter flats. Investors seeking stable, long-term rental income with predictable tenant demand and transparent market data will appreciate the HDB's regulatory framework and Yishun's consistent appeal to young professionals and families. High-net-worth individuals focused on property diversification rather than capital growth may view units at 272 Yishun Street 22 less favourably due to modest gross yields, though some HNW buyers acquire such units as legacy assets for family members or to secure long-term housing security outside the volatile private market.

What Debt-to-Service Ratio (TDSR) headroom and mortgage financing capacity exist for typical buyers at 272 Yishun Street 22's price points?

Purchasers financing a 272 Yishun Street 22 unit at approximately S$580,000 face a maximum loan-to-value (LTV) ratio of 80% set by HDB, allowing mortgages up to S$464,000 with a cash downpayment of approximately S$116,000 (excluding ABSD and transaction costs). Under the current Debt-to-Service Ratio (TDSR) framework, borrowers' total monthly debt obligations, including the new HDB mortgage plus any existing car loans or personal credit commitments, cannot exceed 60% of gross household income. A S$464,000 HDB mortgage over a 25-year tenure generates monthly payments of approximately S$2,000–S$2,100, meaning a borrower must have gross household income of at least S$3,300–S$3,500 monthly to comfortably service this debt while maintaining TDSR compliance and headroom for unexpected costs. Married couples combining incomes significantly improve TDSR headroom, allowing higher loan amounts and greater financial flexibility; a household earning S$8,000 monthly can comfortably absorb a S$464,000 mortgage whilst remaining well within prudent TDSR limits. First-time HDB buyers may benefit from Central Provident Fund (CPF) housing grants that further reduce cash downpayment requirements, making entry-level purchases more accessible than the headline S$580,000+ price suggests.

How do competing HDB developments in Yishun and adjacent estates compare to 272 Yishun Street 22 in terms of value and appeal?

Yishun estate encompasses multiple blocks constructed across different decades, with neighbouring three-bedroom configurations typically priced within S$550,000–S$620,000 depending on floor level, block location, and unit orientation. Competing developments in Yishun offer similar square footage and layouts but may vary in terms of lift access, staircase distance, and proximity to shopping centres or hawker facilities, creating modest price differentiation within the neighbourhood. Nearby estates such as Sembawang and Ang Mo Kio offer comparable three-bedroom HDB units at similar price points but may appeal to different demographic cohorts based on proximity to different employment zones or educational institutions; Sembawang appeals to buyers prioritising coastal proximity, whilst Ang Mo Kio attracts those seeking proximity to the city core. The relative maturity and integration of Yishun's commercial and social infrastructure positions it favourably against newer, more peripheral estates, though newer developments may offer fresher physical conditions and marginally improved building systems. Purchasers should conduct direct comparisons of per-square-foot pricing, remaining lease duration, and floor-level preferences across multiple Yishun blocks to identify value opportunities relative to the S$580,000+ entry price at 272 Yishun Street 22.

Which unit stack, floor level, or orientation at 272 Yishun Street 22 typically offers the best value proposition?

Lower floor units (typically levels 2–4) within 272 Yishun Street 22 often trade at 3–5% discounts relative to mid-range floors, reflecting buyer preferences for higher elevation and reduced noise from common areas; these lower-floor units represent excellent value for investors prioritising yield over amenity preferences, as rental tenants are less sensitive to floor-level premiums than owner-occupiers. Mid-range floors (5–15) typically command the strongest prices and fastest resale velocity, as they balance accessibility (shorter lift waiting times), noise insulation, and light exposure without the cost premium of higher floors. Units with northern or northeastern orientation may trade at subtle discounts in a tropical climate where afternoon sun exposure is less desirable; conversely, southern or southwestern-facing units benefit from morning light and may command modest premiums. Corner units and those with dual-aspect light exposure typically command 2–4% price premiums due to improved natural ventilation and perception of spaciousness, making them attractive for owner-occupiers but less compelling on a pure yield-per-dollar basis for investors. Purchasers should examine 272 Yishun Street 22's precise block configuration and orientation to identify which specific unit stacks or floor levels align with their priorities, whether capital appreciation potential, rental yield maximisation, or personal amenity preferences.

What is the future supply pipeline in Yishun and surrounding districts, and how might it affect 272 Yishun Street 22's medium-term capital appreciation prospects?

Yishun's mature estate status means that significant greenfield HDB supply pipeline is limited, as most land parcels have been developed; however, the HDB's ongoing estate renewal and infill programmes may introduce modest additional stock into Yishun over the next 5–10 years. Adjacent areas such as Sembawang and potential future developments in less-developed pockets of North Singapore may introduce competing new supply that could moderate price appreciation in Yishun if alternative newer units become available at comparable price points. The broader demographic trends favouring three-bedroom configurations and family-focused neighbourhoods suggest that demand for such units will remain robust despite modest supply additions, as Singapore's population projections continue to support housing demand across the HDB segment. Historical evidence shows that mature estates like Yishun experience slower absolute price growth compared to newer estates with first-time buyer cohorts, but their stability and lower volatility provide capital preservation and modest appreciation potential over 10–20 year horizons. Purchasers should monitor HDB's annual development pipeline announcements and any announced Yishun or Sembawang estate renewal schemes, as such announcements may materially influence medium-term price dynamics, though long-term accessibility and community infrastructure suggest that Yishun will remain an attractive segment of the HDB market regardless of modest new supply introductions.

Hdb Flat At Yishun Street 22 — From S$580K