Type

Units

Min Area

Price Range

2 BR

721 sqft

S$488K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$488K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$97,600 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.

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455 Yishun Street 41: A Mature HDB Resale Development in North Singapore

455 Yishun Street 41 represents an established housing precinct within Singapore's mature Yishun estate, one of the island's longest-settled and most densely populated public housing zones. The development comprises resale Housing and Development Board flats that have established themselves as a credible acquisition point for owner-occupiers seeking value and investors targeting steady rental yields in the North region. The project's presence within Yishun, a district characterised by comprehensive infrastructure and stable residential demand, positions it as a strategic choice for those balancing affordability with accessibility to employment, education, and leisure facilities across Singapore.

The resale marketplace at 455 Yishun Street 41 reflects the typical composition of mature HDB stock: a range of unit configurations catering to different household sizes and financial profiles. Current offerings commence from S$488,000, making the development an attractive entry or upgrade point for buyers navigating Singapore's property ladder. Unit sizes and bedroom configurations vary, allowing prospective purchasers to select layouts aligned with their space requirements and long-term plans, whether as a primary residence or an investment holding. The pricing trajectory within this location has historically reflected broader HDB resale trends in the North, responding to factors such as lease remaining, proximity to MRT infrastructure, and local amenity maturity.

Yishun as a residential destination has evolved substantially over three decades, establishing itself as a self-contained community with retail, dining, and recreational options integrated throughout the estate. The neighbourhood benefits from a strong institutional presence, including primary and secondary schools, medical clinics, and multipurpose community centres that anchor local activity. Residents at 455 Yishun Street 41 enjoy walkable access to these facilities, supported by the estate's comprehensive pedestrian and cycling infrastructure. The maturity of Yishun also translates into established transport connectivity, with multiple bus routes serving the precinct and creating redundancy in commute options for those working across different regions of Singapore.

From an investment perspective, HDB resale units at this address appeal to landlords seeking rental-yielding assets in a neighbourhood with consistent tenant demand. Yishun's profile as a mature, densely populated estate generates persistent interest from renters—ranging from young professionals to families seeking affordable accommodation outside the city core. The stable demographic composition and established reputation of the estate support rental sustainability, though investors must account for lease decay over time and its eventual impact on capital values and borrowing capacity. The current lease remaining on available units should be carefully evaluated, as the HDB's resale grant scheme and mortgage lending criteria become increasingly restrictive as properties approach their final decades.

The financial mechanics of purchasing at 455 Yishun Street 41 warrant attention for different buyer categories. First-time buyers benefit from HDB concessional loan terms and exemption from Additional Buyer's Stamp Duty, making the acquisition cost-efficient relative to private resale alternatives. Upgraders—typically moving from a smaller HDB or a Build-to-Order flat—find the resale market here offers immediate availability and a broader selection of unit types than new HDB launches, though they must navigate the Additional Buyer's Stamp Duty requirement if purchasing a second residential property; Singapore Citizens acquiring a second residential property pay 20% ABSD on the purchase price, materially impacting their cash outlay and financing requirement. Investors, similarly subject to ABSD, benefit from the lower purchase price point, which may improve cash-on-cash returns despite the tax imposition. Owner-occupiers prioritising practical considerations—proximity to employment nodes, schools for children, or ageing parents' healthcare facilities—will find Yishun's infrastructure ecosystem sufficiently developed to justify the choice.

Financing headroom remains a critical consideration, particularly as mortgage lending on HDB resale stock tightens with remaining lease duration. The Total Debt Servicing Ratio constraint, typically capped at 60% of gross monthly income for HDB loans, means a buyer must demonstrate adequate income to service the loan alongside other financial obligations. At current pricing from S$488,000, a buyer with a 60% loan-to-value ratio would require approximately S$550,000 in household income to comfortably clear TDSR thresholds—a realistic hurdle for dual-income households or those with substantial existing income but manageable prior debt. Buyers should engage with HDB's loan assessment process early and verify their borrowing capacity before committing to a specific unit.

Comparatively, 455 Yishun Street 41 positions itself within the resale HDB landscape of Central and West Yishun. Pricing per square foot for similar 2-bedroom units in the broader Yishun catchment has historically ranged between S$600 and S$750 per square foot, depending on exact location within the estate, lease remaining, and unit condition. The development's pricing aligns with these benchmarks, suggesting market-rate valuation rather than a significant premium or discount. Buyers should review recent transaction data for comparable units within Yishun to validate whether specific units represent genuine value or command a locational premium.

Unit selection within 455 Yishun Street 41 merits strategic consideration. Lower-floor units typically command a discount due to reduced privacy and light, whereas mid-to-upper floors attract marginal premiums; however, over a 30-year holding period, the price differential between floors narrows substantially. Corner units and those with natural ventilation on multiple sides often maintain stronger resale appeal and rental desirability, justifying a modestly higher acquisition cost. Units facing internal courtyards or public areas may experience lower night-time resale demand and noisier environments, whereas units fronting greenery or with unobstructed views retain psychological and financial advantage.

The district's future development pipeline influences long-term capital appreciation and neighbourhood character. Yishun has historically absorbed incremental intensification—new retail precincts, transport upgrades, and institutional expansions—without dramatic demographic shifts. The Sengkang West MRT extension discussions and potential future transit improvements may enhance accessibility from this location, though any such projects remain speculative. Investors and owner-occupiers should monitor Yishun's Master Plan iterations and any announced infrastructure projects, as these may positively influence property demand and valuations over the decade ahead.

455 Yishun Street 41 ultimately serves as a pragmatic acquisition point within Singapore's HDB resale ecosystem, balancing affordability, accessibility, and investment stability. The development's positioning within an established, maturely serviced neighbourhood makes it suitable for first-time buyers seeking entry into property ownership, upgraders consolidating housing equity into larger family units, and income-focused investors calibrating portfolio returns. The resale market here reflects transparent pricing discovery through active transactions, reducing information asymmetry and speculation. For those prioritising North Singapore location, practical amenities, and cost-effective acquisition, this development merits serious consideration within a broader property search strategy.

Frequently Asked Questions

What rental yield can an investor realistically expect from purchasing an HDB flat at 455 Yishun Street 41?

Rental yield on HDB resale units in Yishun typically ranges between 2.5% and 3.5% gross annual yield, depending on current market rents and purchase price. A unit acquired at S$488,000 with monthly rent of S$1,200–S$1,400 would generate approximately 3% gross yield before accounting for property tax, maintenance, and agent fees. However, investors must factor in the 20% Additional Buyer's Stamp Duty payable as a Singapore Citizen purchasing a second residential property, which materially reduces initial cash return; the ABSD elevates effective acquisition cost by approximately S$97,600, requiring stronger rental income or longer holding periods to justify the investment thesis. Conservative projections suggest net yields (after ABSD depreciation amortised over 10 years, maintenance, and property tax) closer to 1.5–2%, making this development more suitable for capital appreciation plays or longer-horizon portfolio building rather than yield-focused strategies.

How does the price per square foot at 455 Yishun Street 41 compare to recent HDB resale transactions in the wider Yishun area?

Recent resale transactions for 2-bedroom HDB units in Yishun have settled in the S$600–S$750 per square foot range, with variation driven by lease remaining, floor level, unit orientation, and specific block location within the estate. A unit priced at S$488,000 with an area of 721 square feet translates to approximately S$677 per square foot, positioning it within the mid-range of the Yishun market—neither a standout bargain nor a premium purchase. Buyers should cross-reference specific transaction comps from the past 3–6 months within the same block or adjacent blocks to determine whether a particular unit represents fair market value or warrants negotiation. Units with longer lease tenures and better preservation typically command the upper end of this range, whilst those approaching mid-lease or requiring renovation may attract lower valuations.

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

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty of 20% on the purchase price, applicable to HDB resale units as well as private properties. On a purchase price of S$488,000, the ABSD would total S$97,600, significantly elevating the total acquisition cost and financing requirement. This tax is payable upfront and cannot be financed as part of the mortgage, necessitating substantial liquid reserves or a revised purchase budget. The ABSD also impacts the Loan-to-Value ratio calculation; a buyer with S$200,000 in cash may afford a S$488,000 property acquisition but face a shortfall when ABSD is included, effectively reducing purchasing power by approximately 20%. For upgraders moving from a first HDB to a larger resale unit, this duty represents a material financial barrier and should be modelled into the overall budget and financing strategy before proceeding to an offer stage.

What are the lease decay risks for HDB flats at 455 Yishun Street 41, and how might diminishing lease affect resale value?

HDB flats are constructed on land granted for either 99-year or 999-year leasehold terms; the majority of Yishun's older blocks operate on 99-year leases, meaning units built in the late 1980s and early 1990s are already 30–35 years into their lease tenure. As remaining lease falls below 70 years, HDB's resale grant scheme (which subsidises purchase prices for first-time buyers) becomes restricted, directly suppressing resale demand and valuations. Mortgage lenders, both HDB and private banks, progressively reduce Loan-to-Value ratios and shorten loan tenures as leases decay, forcing later buyers into larger cash contributions. A unit with 60 years remaining lease may attract 10–15% lower valuations than an identical flat with 80+ years, and this discount compounds as the property enters its fourth decade. Investors and owner-occupiers should verify the exact remaining lease of specific units they are considering; whilst current pricing from S$488,000 may be attractive, purchasing a unit in its mid-60s or lower-60s lease remaining carries significant future refinancing and resale risks that should be carefully weighed against short-term savings.

How does proximity to the nearest MRT station influence demand, capital appreciation, and rental potential for units at this address?

Yishun's MRT accessibility has historically been a defining characteristic of the estate's property values and tenant attraction. The Yishun MRT station (North–South Line) is within reasonable cycling and walking distance of 455 Yishun Street 41, positioning residents for sub-30-minute commutes to the city centre and alternative employment nodes like Jurong East and Tampines. This connectivity supports steady rental demand, particularly from young professionals and small households seeking affordable housing with reliable transit access. Capital appreciation in Yishun has historically tracked broader HDB appreciation trends but with moderation relative to prime-location estates like Tiong Bahru or Kallang; the mature estate profile and stable rather than accelerating population growth mean appreciation is gradual rather than speculative. Any announced MRT extensions (such as potential Sengkang West line enhancements) would likely catalyse renewed investor interest and support rental value uplift, making future transport infrastructure a key variable to monitor. Currently, the existing North–South Line connectivity provides sufficient appeal to maintain stable demand, though units significantly distant from the station (requiring 15–20 minute walks) may trade at a discount relative to those within 5-minute walking distance.

Which buyer profiles—first-timers, upgraders, high-net-worth buyers, and investors—is 455 Yishun Street 41 best suited for?

First-time buyers represent the ideal profile for this development; they benefit from HDB concessional financing, no ABSD liability, and a lower entry price point relative to private resale markets, making S$488,000–S$550,000 acquisition costs manageable for dual-income households or those with family financial support. Upgraders moving from a Build-to-Order flat or smaller resale unit find Yishun's established infrastructure appealing but must navigate the 20% ABSD tax, materially increasing their effective cost; upgraders should model the ABSD impact before committing. High-net-worth buyers typically bypass mature HDB estates in favour of private condominiums or landed properties offering superior amenities and customisation; however, HNW individuals may acquire HDB units as part of a portfolio diversification strategy or as legacy assets for adult children. Investors seeking yield and capital appreciation find Yishun attractive, though must acknowledge modest appreciation trajectories and steady (rather than exceptional) rental returns; investors comfortable with 2–3% gross yields and 20-year holding horizons are better suited than those requiring rapid turnover or double-digit returns. The development's pricing and location make it least suitable for owner-occupiers prioritising premium lifestyle amenities or hedge-fund-adjacent capital appreciation trajectories.

What is the TDSR constraint at typical price points for 455 Yishun Street 41, and what household income is required to qualify?

The HDB Total Debt Servicing Ratio is capped at 60% of gross monthly household income, meaning a buyer must demonstrate sufficient earnings to service the mortgage alongside any existing financial commitments (car loans, personal loans, credit card debt). At a purchase price of S$488,000 with a standard 60% Loan-to-Value ratio (S$292,800 financed), a 25-year mortgage at 2.6% interest yields approximately S$1,380 monthly principal and interest; factoring in 1–1.5% property tax and maintenance, total monthly outgoings reach approximately S$1,650–S$1,750. To service this comfortably within the 60% TDSR threshold without other debt, a household requires gross monthly income of approximately S$2,750–S$2,917, translating to annual household income of S$33,000–S$35,000. Many households in Yishun exceed this threshold, but younger first-time buyers or single earners may face tightness, particularly if existing consumer debt is present. Buyers should request a pre-approval letter from HDB or a private bank before shortlisting units, confirming their borrowing capacity and eligibility at specific price points.

How does 455 Yishun Street 41 compare in price and appeal to competing HDB resale developments in nearby blocks or adjacent estates?

Yishun's HDB blocks form a large, contiguous estate with significant price variation depending on block location, year of construction, and lease remaining. Competing developments in the same precinct—such as other blocks along Yishun Street and surrounding streets—generally trade within ±10% of 455 Yishun Street 41's pricing, reflecting similar lease profiles and neighbourhood access. Blocks closer to Yishun MRT station or newer retail precincts (e.g., Northpoint or Yishun 10) may command modest premiums of 5–8%, whilst blocks in peripheral Yishun locations may trade at a 5–10% discount. Compared to adjacent estates like Chong Boon or Ang Mo Kio (which are slightly younger and offer more modern infrastructure), 455 Yishun Street 41 presents competitive pricing and should be evaluated against specific comps rather than broad estate comparisons. The development's appeal relative to alternatives hinges on block-level factors (lift availability, renovation status, corner unit prevalence) and buyer priorities (proximity to specific schools, employment, or family support networks). Investors should systematically compare recent sales within this block against comps in Chong Boon and Ang Mo Kio to validate valuation and identify any material mispricings.

Are certain unit stacks, floor levels, or orientations at 455 Yishun Street 41 likely to offer better value or stronger resale demand?

Mid-to-upper floor units (typically floors 8–15 in Yishun blocks) command the strongest resale and rental appeal, balancing natural light, privacy, and view with psychological comfort; these units typically trade at a 5–10% premium relative to lower floors but retain values better over time. Lower-floor units (1–5) attract discounts of 10–15% due to reduced privacy, light, and noise proximity to common areas, though this differential narrows for very low-cost purchases where discretionary premiums are smaller. Corner units with windows on two exposures or units with balconies overlooking greenery typically sustain stronger demand than internal or noisy-street-facing units, even if only marginally. Upper-middle floors (9–12 in a 15-storey block) often represent optimal value—lower acquisition premium than very high floors but superior to the lowest tiers. Investors prioritising rental yield and capital preservation should target mid-floor, non-corner units in structurally sound blocks; owner-occupiers with aesthetic preferences should be willing to pay modest premiums for corner units or those with superior views, as these create long-term satisfaction and preserve niche resale appeal. Avoid units directly above carpark levels or community facilities, as these experience vibrations and increased foot traffic noise.

What is the future development pipeline for Yishun, and might neighbourhood changes influence property values at 455 Yishun Street 41?

Yishun's Master Plan trajectory indicates gradual intensification focused on retail, healthcare, and mixed-use developments rather than major residential construction; the estate's demographic is stable and ageing rather than rapidly growing, limiting speculative appreciation. However, potential Sengkang West MRT line extensions or enhanced bus connectivity could materially enhance accessibility from peripheral locations like 455 Yishun Street 41, supporting capital values and rental demand. The estate's ageing housing stock also creates future renewal opportunities, though HDB has not announced specific en bloc or major redevelopment plans for Yishun's 1980s–1990s cohorts. From a real estate perspective, investors should monitor Yishun's identified medical and elder-care facility development proposals, as these may generate sustained demand from healthcare workers and family members supporting ageing parents. The neighbourhood is unlikely to experience explosive capital appreciation but offers stable long-term value retention, making it suitable for conservative investors and owner-occupiers prioritising security over speculation. Any announced transport or major institutional developments should trigger a reassessment of valuations and rental demand, potentially creating opportunity windows for incremental purchases or portfolio expansion.

Hdb Flat At 455 Yishun Street 41 — From S$488K