Type

Units

Min Area

Price Range

3 BR

1097 sqft

S$899K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$899K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180K on this acquisition.
Located 12 min (960 m) 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.

290 Bishan Street 24: A Mature HDB Development in Established Bishan

290 Bishan Street 24 represents a residential offering within one of Singapore's most established Housing Development Board estates. Located in the Bishan district, this development sits within a neighbourhood that has matured significantly over the past two decades, offering residents a balance of affordability, connectivity, and community infrastructure. The estate's positioning places it squarely within reach of the North-South Line's Bishan station, a major transport hub that links residents to both the central business district and the northern regions of Singapore.

The development comprises multi-bedroom configurations designed to accommodate different household compositions and life stages. Units available at this location typically span approximately 1,097 square feet, providing adequate space for young families, upgraders moving from smaller premises, and investors seeking rental-yield opportunities within the HDB market. The three-bedroom layouts are particularly suited to families with school-aged children, whilst the two-bathroom configuration ensures comfort and convenience for multiple occupants sharing domestic facilities.

Strategic Location and Transport Connectivity

One of the defining characteristics of 290 Bishan Street 24 is its proximity to NS17 Bishan MRT Station, located approximately 960 metres or a 12-minute walk away. This accessibility to Singapore's North-South Line is a material advantage for commuters working in the central business district, Marina Bay, or along the Orchard corridor. The station's position as a major interchange point on the MRT network enhances its value proposition, as residents enjoy straightforward connections to multiple districts without requiring multiple transfers. For families with school-going children, the proximity to Bishan MRT also simplifies the school run, particularly where children attend institutions across different parts of the island.

The maturity of the Bishan estate means that beyond transport connectivity, residents benefit from a comprehensive ecosystem of neighbourhood amenities. The area hosts several primary and secondary schools, shopping centres, wet markets, food courts, and healthcare facilities. This infrastructural completeness typically supports stronger capital appreciation relative to newer estates still in development phases, as the neighbourhood's character and amenities are already established rather than speculative.

Pricing Context and Market Positioning

Units at 290 Bishan Street 24 are offered from approximately S$899,000, a price point that reflects both the estate's maturity and its transport connectivity. This pricing positions the development within the mid-range of the Bishan HDB market, competitive with other three-bedroom offerings in the same district. For prospective buyers evaluating cost per square foot, the pricing aligns with recent market transactions in Bishan, where similar unit sizes and configurations have transacted within comparable ranges. The development's price range supports accessibility for upgraders moving from two-bedroom premises or smaller premises elsewhere, as well as first-time buyers with parental co-investment or substantial savings.

Investment Potential and Rental Yield Considerations

For investors evaluating 290 Bishan Street 24 as a rental asset, the proximity to Bishan MRT and the estate's mature character position it favourably within the HDB rental market. Three-bedroom units in established estates typically command rental yields in the region of 3% to 4% gross, depending on unit condition, floor level, and stack positioning. The strong transport connectivity means that the property appeals to young professionals, married couples with children, and small families relocating to Singapore, all of whom value straightforward commutes. The maturity of the estate also means that tenant quality tends to be stable, with lower turnover relative to newly launched developments where residents may move up the property ladder more frequently. Investors should note that HDB rental rules permit leasing from the fifth year of ownership, so this holding period should factor into the investment thesis.

Financing and Buyer Eligibility

Purchasers at 290 Bishan Street 24 should consider their financing position carefully. For first-time HDB buyers, the development's price point typically requires a 25% down payment, with the balance financed through a Housing Development Finance (HDF) loan or bank financing. For second-property investors purchasing as Singapore Citizens, an Additional Buyer's Stamp Duty (ABSD) of 20% applies to the purchase price, materially increasing the total acquisition cost and requiring careful cash-flow modelling. The Total Debt Servicing Ratio (TDSR) framework limits total monthly debt repayments to 60% of gross monthly income, meaning buyers should ensure sufficient income headroom to service both the property mortgage and any existing liabilities. At the S$899,000 price point, a typical buyer would require a gross monthly household income of approximately S$15,000 to S$18,000 to comfortably meet TDSR thresholds, accounting for standard bank assumptions on mortgage tenure and interest rates.

Lease Tenure and Long-Term Capital Value

HDB flats such as those at 290 Bishan Street 24 are held on 99-year leases, a standard tenure for public housing in Singapore. Whilst 99-year leases are the norm in the HDB market and generally support healthy resale values, buyers should be aware that lease decay gradually affects capital value as the flat approaches the end of its lease period. However, the Singapore Government has established mechanisms to manage this risk, including lease renewal schemes for qualifying estates. The Selective En bloc Redevelopment Scheme (SERS) and the Home Improvement Programme (HIP) also provide pathways for older estates to be refreshed or renewed, supporting long-term capital stability. For purchasers with a 20 to 30-year investment horizon, lease decay should not be a material concern, as market conventions and government support structures typically sustain resale demand during this period.

Comparable Developments and Market Positioning

Within the Bishan district, several neighbouring developments offer comparable configurations and pricing. Nearby Lornie Road and Upper Bishan estates similarly offer three-bedroom units at comparable price points, though their transport connectivity varies slightly depending on MRT station proximity. 290 Bishan Street 24's specific advantage lies in its proximity to the major NS17 Bishan interchange, positioning it favourably relative to developments further from transport nodes. Developers and housing authorities in the district have ensured that newer HDB blocks are typically oriented to maximise natural light and ventilation, and mature estates like Bishan benefit from established landscaping and community gardens that contribute to neighbourhood character.

Suitability Across Buyer Profiles

The development appeals to diverse buyer segments. First-time buyers with parental support or substantial savings find the price point accessible and the established estate reassuring. Upgraders moving from two-bedroom flats appreciate the extra space and bathroom, whilst families benefit from proximity to schools and amenities. For investors, the rental demand from young professionals and small families provides stable tenant pipelines. High-net-worth individuals may view this as a portfolio diversification asset, capturing rental yield whilst maintaining exposure to the HDB market's stability and lower volatility relative to private residential segments.

Frequently Asked Questions

What rental yield can an investor expect from purchasing a unit at 290 Bishan Street 24?

Investors purchasing three-bedroom units at 290 Bishan Street 24 can typically expect gross rental yields in the region of 3% to 4%, depending on unit condition, floor level, and specific stack positioning within the development. The strong proximity to NS17 Bishan MRT Station supports consistent tenant demand from young professionals and small families seeking convenient commutes to employment centres across the island. Net yields after accounting for property tax, maintenance fees, and management costs would typically range between 2% and 3%, making this a moderate but stable income-generating asset within the HDB rental segment. The estate's maturity also supports lower tenant turnover and more predictable occupancy rates compared to newer developments where residents upgrade more frequently.

How does pricing per square foot at 290 Bishan Street 24 compare to recent HDB transactions in Bishan?

At approximately S$899,000 for units around 1,097 square feet, the per-square-foot pricing at 290 Bishan Street 24 translates to roughly S$820 to S$850 per square foot, positioning the development competitively within recent Bishan three-bedroom market transactions. Recent HDB resale data in the Bishan precinct shows that comparable three-bedroom units have transacted within a similar price band, reflecting the estate's maturity, transport connectivity, and established amenity profile. Properties closer to the MRT station or positioned on higher floors with superior views may command a modest premium, whilst lower-floor or corner units might trade slightly below this benchmark. The pricing reflects fair value for the district, with no significant premium relative to comparable estates, suggesting good value-for-money positioning for both owner-occupiers and investors.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizen investors purchasing a second property at this development?

Singapore Citizens purchasing a second residential property at 290 Bishan Street 24 must account for an Additional Buyer's Stamp Duty (ABSD) of 20% on top of the purchase price. For a unit priced at S$899,000, this means an ABSD liability of approximately S$179,800, significantly increasing total acquisition costs beyond the headline price. This ABSD is payable upfront at the point of purchase and substantially affects the investment thesis, requiring careful cash-flow modelling to ensure that rental income can service both the ABSD and the mortgage debt. Investors should factor this cost into their yield calculations, as it effectively reduces net returns in the early years of ownership and can only be offset through longer-term capital appreciation or exceptional rental growth, both of which carry execution risk in the HDB market.

How does lease decay affect the long-term resale value of units at 290 Bishan Street 24?

Units at 290 Bishan Street 24 are held on 99-year leases, which is the standard tenure for HDB flats in Singapore. Whilst lease decay does gradually reduce property values as the flat approaches the end of its lease term, this is typically a concern only for leases below 40 to 50 years remaining, a threshold that will not be reached for several decades given the current age of the estate. The Singapore Government has implemented mechanisms to manage lease decay risk, including the Home Improvement Programme (HIP) and potential lease renewal or selective redevelopment schemes for qualifying estates, which provide pathways to extend tenure or refresh the property. For buyers with a 20 to 30-year investment horizon, lease decay should not materially influence the purchase decision, as market conventions and government policy support resale demand throughout this period. Only buyers with extremely long holding horizons beyond 40 years need to actively monitor and model lease expiry impacts.

Does proximity to NS17 Bishan MRT Station enhance capital appreciation potential for this development?

Proximity to NS17 Bishan MRT Station is a material positive for capital appreciation, as transport connectivity is one of the primary drivers of HDB resale value appreciation in Singapore. The North-South Line's positioning as a major trunk line with connections to the central business district, Marina Bay, and outlying regions makes Bishan a consistently attractive location for commuters and families. Properties within a 10 to 15-minute walk of an MRT station typically experience more stable demand and stronger appreciation relative to properties further afield, as tenant quality, occupancy rates, and buyer interest remain higher in accessible locations. Historical data shows that HDB estates near MRT stations have outperformed those in car-dependent locations, particularly as Singapore's demographic profile continues to shift towards smaller households and single commuters reliant on public transport. The established nature of the Bishan estate, combined with its transport connectivity, positions 290 Bishan Street 24 favourably for steady long-term appreciation relative to developments in emerging districts.

Is 290 Bishan Street 24 suitable for first-time buyers, upgraders, and investors, or just one segment?

290 Bishan Street 24 appeals across multiple buyer segments. First-time buyers with parental co-investment or substantial savings find the S$899,000 price point accessible, and the established estate's mature amenity profile and stable neighbourhood character provide reassurance relative to emerging estates with speculative appeal. Upgraders moving from two-bedroom flats benefit from the additional space, second bathroom, and strong transport connectivity, making the move-up economics compelling. Investors value the proximity to Bishan MRT for rental demand from young professionals and small families, plus the estate's proven track record of stable capital preservation. High-net-worth individuals may view units here as lower-volatility portfolio diversification compared to private residential markets. The development's broad appeal across buyer profiles supports healthy resale liquidity and steady tenant pipelines, making it a low-risk entry point for multiple acquisition motivations.

What Total Debt Servicing Ratio (TDSR) headroom is required to finance units at this price point?

At the S$899,000 price level, buyers utilising bank financing will typically require a gross monthly household income of approximately S$15,000 to S$18,000 to comfortably satisfy TDSR thresholds, which limit total monthly debt repayments to 60% of gross income. Assuming standard bank assumptions of a 25-year mortgage tenure at prevailing interest rates (typically 3% to 3.5% for HDB loans), monthly mortgage servicing would be approximately S$4,500 to S$5,000, leaving buffer for existing liabilities such as car loans or credit card debt. First-time buyers with no prior debt load would comfortably meet TDSR requirements at the lower end of this income range, whilst second-property investors with existing mortgages may need income towards the higher end to satisfy both existing and new debt obligations. Buyers should engage directly with their banking partners to model TDSR implications based on their specific income profile and existing liabilities, as individual circumstances vary significantly. For upgraders with strong income growth trajectories, the financing headroom typically supports comfortable debt servicing even if market interest rates rise modestly during the mortgage term.

How does 290 Bishan Street 24 compare to competing HDB developments in the immediate Bishan vicinity?

Within the Bishan district, neighbouring developments such as those in upper Bishan and along Lornie Road offer three-bedroom configurations at broadly comparable price points, typically ranging from S$850,000 to S$950,000 depending on specific location, floor level, and unit condition. The key differentiator for 290 Bishan Street 24 is its specific proximity to NS17 Bishan MRT Station, which is a major interchange point on the North-South Line and thus more accessible than some competing properties located further within the estate perimeter. Competing developments in emerging precincts such as Ang Mo Kio or Thomson may offer marginally lower entry prices, but sacrifice the established amenity profile and mature neighbourhood character that Bishan offers. Conversely, developments in more sought-after districts such as Toa Payoh or Clementi command significant premiums relative to Bishan, making 290 Bishan Street 24 attractive for value-conscious buyers unwilling to pay premium pricing for marginal location improvements. The development's competitive positioning reflects fair value within its district segment, with no standout advantages or disadvantages relative to immediate comparable alternatives.

Are higher floors or specific stack positions at 290 Bishan Street 24 better value than lower floors?

Within HDB developments, higher floors typically command modest premiums of 1% to 3% relative to lower floors, reflecting superior ventilation, light, and reduced noise from street-level activities. At 290 Bishan Street 24, mid-stack positioning (typically floors 4 to 12) often represents the best value-for-money balance, as these units command only marginally lower prices than top-floor units whilst offering superior ventilation compared to lower floors. Ground-floor and first-floor units may trade at discounts of 2% to 4% due to reduced privacy, higher moisture exposure, and street noise, making them attractive for investors seeking to maximise rental yield margins if tenant demand remains robust at lower prices. Conversely, top floors (above floor 15) command premiums as higher-income residents prioritise views and light, and these premiums may exceed appreciation potential in the long term, making lower-priced mid-stack units more efficient vehicles for capital growth. For owner-occupiers, personal preference for light and ventilation should guide the decision, whilst investors should focus on unit-level rental yield rather than absolutefloor positioning, as tenant demand in this estate is stable across most floor levels.

What is the future supply outlook for HDB developments in the Bishan district, and how might this affect resale demand?

The Housing Development Board's planning cycle indicates that new HDB supply in the Bishan precinct is modest in coming years, with the estate now mature and largely built-out. This constrained future supply supports longer-term resale demand, as buyer cohorts moving up the property ladder or relocating within Singapore will compete for existing stock rather than diverting to new launches in Bishan. However, the broader Bishan district is also seeing continued refresh through programmes such as the Home Improvement Programme (HIP) and targeted upgrading initiatives, which enhance the appeal of existing stock by improving lift systems, common areas, and facade treatments. Emerging supply elsewhere on the island, particularly in growth districts such as Punggol and Sengkang, may moderately deflect demand from mature estates like Bishan amongst first-time buyers prioritising the latest designs and amenities. Nevertheless, the combination of Bishan's established character, transport connectivity, and school network ensures that resale demand remains steady, as many buyer segments value predictability and neighbourhood stability over new-build novelty. Long-term capital appreciation at 290 Bishan Street 24 is likely to track in line with inflation and modest real wage growth, rather than exceptional appreciation driven by supply constraints or speculative demand.

[For Sale] Hdb Flat At 290 Bishan Street 24 — From S$899K