Type

Units

Min Area

Price Range

3 BR

990 sqft

S$620K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$620K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$124K 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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502D Yishun Street 51: Mature HDB Living in a Established Neighbourhood

502D Yishun Street 51 represents a well-established housing estate in one of Singapore's most sought-after mature residential areas. This HDB development has long been recognised for its solid construction quality and proven investment appeal, attracting families, upgraders, and savvy property investors seeking reliable capital appreciation in a stable neighbourhood. The development sits within Yishun's broader residential landscape, which has evolved into a vibrant community hub offering diverse housing options and consistent demand from multiple buyer demographics.

Units at 502D Yishun Street 51 showcase generous interior layouts that cater to the needs of growing families and professionals seeking spacious living environments. Typical floor areas hover around 990 sqft across three-bedroom configurations, delivering efficient spatial design that balances comfort with practical functionality. The thoughtful architecture maximises natural light and ventilation, whilst the size category positions these units as serious contenders for buyers looking to upgrade from smaller flats or secure their family home in a mature neighbourhood with established infrastructure.

Strategic Location in Yishun

Yishun has evolved into one of Singapore's most resilient property markets, underpinned by continuous infrastructure investment and strong community facilities. The neighbourhood benefits from a comprehensive network of schools ranging from primary through to secondary level, making it inherently attractive to young families prioritising educational proximity. Local shopping and dining options are plentiful, with several major retail centres within reasonable walking or short driving distance, ensuring residents enjoy convenient access to groceries, dining, and lifestyle services without the need for lengthy commutes.

The development's location within Yishun places buyers in proximity to important civic amenities including polyclinics, community centres, and recreational facilities. This maturity of infrastructure is a significant driver of resale demand, as the neighbourhood has completed its major development phase and now offers the stability that many upgraders value. Properties in Yishun have historically demonstrated consistent capital growth, reflecting strong underlying demand and limited new supply entering the market compared to emerging estates.

Investment Appeal and Resale Potential

Purchasers of units at 502D Yishun Street 51 benefit from the neighbourhood's established track record of property value appreciation. Yishun's mature status means that new HDB supply in the immediate vicinity is controlled, supporting stable resale prices and protecting investor capital. The relatively large unit sizes at this development command strong rental interest from expatriate families and local professionals, making it an attractive option for those considering buy-to-let strategies or future upgrading pathways.

The pricing entry point from S$620,000 and above positions these units competitively within Yishun's current market, offering reasonable value relative to comparable developments in the area. First-time buyers seeking to establish a property foothold will find the pricing accessible, whilst upgraders downsizing from private homes or larger HDB units may appreciate the balance between cost and space. Investors should note that three-bedroom HDB flats command consistent rental demand in Yishun, where many expatriates and young professionals seek family-sized accommodation.

Neighbourhood Character and Community

Yishun's character has been shaped by decades of careful planning and continued community investment. The neighbourhood hosts regular community events, cultural programmes, and grassroots activities that foster strong resident networks. For families, this translates into a secure, well-policed environment with established social structures and networks—factors that consistently influence long-term property values and desirability.

The development itself sits within a district characterised by tree-lined streets, functional public spaces, and pedestrian-friendly layouts. This establishes a living environment that appeals equally to young professionals seeking affordability with established neighbourhood credentials, and growing families requiring spacious homes in a community-oriented setting. Residents benefit from proximity to parks, sports facilities, and recreational grounds that support an active lifestyle without necessitating travel to distant estates.

Market Fundamentals and Future Outlook

The HDB market in Yishun continues to demonstrate resilience, driven by limited new supply and consistent demand from upgraders, investors, and first-time buyers. The neighbourhood's proximity to economic zones and transport nodes ensures ongoing desirability amongst working professionals. Unlike emerging estates where new supply can oversaturate the market, Yishun's mature development status provides natural protection for existing property values.

Capital appreciation in Yishun has historically tracked broader HDB market trends whilst maintaining a slight premium due to the neighbourhood's established status and infrastructure maturity. For buyers with a medium to long-term holding horizon, properties at 502D Yishun Street 51 offer the potential for meaningful capital gains aligned with Singapore's overall property market appreciation. The development's solid construction and established location provide confidence that resale value will remain robust across market cycles.

Suitability for Different Buyer Profiles

First-time homebuyers will appreciate the straightforward purchasing process and transparent pricing structure inherent to HDB transactions, combined with the neighbourhood's family-friendly character and established infrastructure. The spacious floor plans provide room to grow without the expense of upgrading in the short term, making this an intelligent foundation investment for young couples or new families.

Upgraders moving from smaller HDB units or private apartments seeking better space and value will find the three-bedroom layouts compelling. The mature neighbourhood status appeals to buyers prioritising stability and established community networks over the novelty of newer estates. Investors targeting the rental market will benefit from strong demand for three-bedroom units in Yishun, where expatriate families and professional tenants consistently seek quality accommodation at competitive rates.

Frequently Asked Questions

What is the estimated rental yield for an investor purchasing a unit at 502D Yishun Street 51?

Three-bedroom HDB units in Yishun typically command monthly rents ranging from S$2,800 to S$3,500, depending on floor level, unit condition, and lease remaining. For a purchase price around S$620,000, this equates to a gross rental yield of approximately 5.4% to 6.8% annually, which is competitive within the broader HDB investment landscape. However, investors must factor in HDB management fees (typically S$30–S$50 monthly), annual property tax, and potential vacancy periods when calculating true net yield. The mature status of the neighbourhood ensures consistent tenant demand from expatriate families and professionals, reducing vacancy risk compared to emerging estates where supply dynamics remain uncertain.

How does the per-square-foot pricing at 502D Yishun Street 51 compare to recent transactions in Yishun?

Units at 502D Yishun Street 51 with floor areas around 990 sqft priced from S$620,000 translate to approximately S$626 per square foot, positioning them within the mid-range of comparable three-bedroom resale transactions in Yishun recorded over the past 12 months. Recent market data shows Yishun three-bedroom units trading between S$600 and S$680 per sqft depending on factors such as floor level, facing, remaining lease duration, and renovation condition. The development's established location and proven resale track record support valuations at the higher end of this range, reflecting investor confidence in long-term capital stability. Buyers should compare unit-specific conditions (e.g., corner unit premiums, high-floor premiums) against neighbourhood benchmarks to assess whether individual offerings represent fair value relative to the broader market.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase at 502D Yishun Street 51 as a second property?

Singapore Citizens purchasing 502D Yishun Street 51 as a second residential property will incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a property priced at S$620,000, this equates to ABSD of S$124,000, substantially increasing the total acquisition cost alongside standard Buyer's Stamp Duty and legal fees. This 20% ABSD rate applies specifically to second residential property purchases by Singapore Citizens and remains fixed regardless of market conditions. Upgraders should factor the ABSD liability into their financing plans and total cash outlay requirements, as banks will not provide mortgage financing on the ABSD amount itself. For first-time HDB buyers, no ABSD applies, making the acquisition cost considerably lower and improving overall affordability metrics.

What lease decay risk should I consider, and how does it affect long-term resale value?

As an HDB flat, units at 502D Yishun Street 51 are offered on a 99-year leasehold, which is the standard tenure for all HDB properties in Singapore. Lease decay becomes a material consideration after the property reaches approximately 70 years remaining, as banks begin to restrict mortgage financing and resale demand typically softens. For a development of this age, lease remaining is a critical valuation factor; buyers should verify the exact lease commencement date and calculate years remaining to assess the timeline before decay materially impacts financing and resale capability. The Housing and Development Board has indicated potential lease extension or replacement policies in future, but these remain subject to policy review and no guarantee exists. Conservative buyers prioritising long-term hold periods should carefully evaluate whether the remaining lease duration aligns with their investment horizon and exit timeline.

How does proximity to the nearest MRT station influence demand and capital appreciation at 502D Yishun Street 51?

Yishun estate benefits from mature MRT connectivity, providing residents with direct access to the broader rail network for commuting to employment centres and business districts island-wide. Properties within walking distance of MRT stations (typically 400–600 metres) command a measurable premium over those requiring longer travel times, as the convenience factor directly influences rental demand and buyer appeal. The maturity of Yishun's transport infrastructure means that connectivity levels are unlikely to improve materially in future—existing MRT linkages are optimised, and no announced major transport upgrades are planned for the immediate area. This stabilised transport landscape supports predictable capital appreciation aligned with broader HDB market trends, without the volatility that can affect emerging estates awaiting new MRT stations. Buyers should map the specific unit's walking distance to the nearest station and factor proximity into their valuation assessment, as distance differences of 100–200 metres can influence resale demand materially.

Is 502D Yishun Street 51 suitable for first-time homebuyers, or should upgraders prioritise it instead?

502D Yishun Street 51 appeals strongly to both first-time homebuyers and upgraders, though for different reasons and with different financing profiles. First-time buyers benefit from the straightforward HDB purchase process, transparent pricing, and the development's mature neighbourhood status, which provides confidence in long-term value stability without speculative risk. The spacious three-bedroom layout offers room to accommodate growing families without forcing an upgrade within 5–10 years, making it economically rational for young couples planning to extend. Upgraders benefit equally from the established community infrastructure, proven resale market, and superior space relative to smaller HDB units or private apartments, often at a lower cost than comparable freehold private condominiums. The key distinction lies in financing capacity and ABSD implications; first-time buyers face no ABSD and qualify for HDB housing grants (if eligible), dramatically improving affordability, whilst upgraders must absorb 20% ABSD on the purchase price. Both profiles will find the pricing and amenity package compelling, but first-time buyers enjoy a more advantageous acquisition cost structure.

What Total Debt Service Ratio (TDSR) and financing headroom should I expect at typical price points for this development?

For a property priced around S$620,000, a buyer obtaining an 80% mortgage (the maximum for HDB flats) would secure a loan of S$496,000, subject to TDSR restrictions. Under the current TDSR framework, monthly mortgage repayments, property tax, insurance, and other debt obligations may not exceed 60% of gross monthly income, meaning a buyer would require a minimum monthly gross income of approximately S$8,200–S$9,000 to service a S$620,000 purchase comfortably. Monthly mortgage servicing (assuming a 30-year tenure at prevailing rates around 3%–3.5%) would approximate S$2,100–S$2,300, leaving substantial headroom for other expenses if household income exceeds S$9,000 monthly. First-time buyers eligible for HDB housing grants may receive up to S$80,000 in grant assistance, reducing the effective purchase price and mortgage liability and substantially improving TDSR ratios. Prospective buyers should engage a mortgage broker or bank early to model their specific financial position, as TDSR calculations vary based on personal debt levels, spousal income, and other liabilities not captured in these estimates.

How does 502D Yishun Street 51 compare to nearby competing HDB developments in Yishun?

Yishun estate comprises numerous HDB blocks spanning multiple decades of construction, resulting in variations in unit sizes, layouts, and development maturity. Competing three-bedroom units in adjacent blocks or precincts typically trade within a narrow price range (±2–3% of S$620,000) depending on renovation condition, floor level, and precise MRT proximity. Buyers should compare unit-specific attributes such as unit orientation (east-facing versus west-facing, which influences solar gain and cooling costs), floor level (ground floor versus mid-rise versus high-rise, affecting views, security, and ventilation), and remaining lease duration across available options before committing. Older blocks in Yishun may offer lower acquisition prices but face higher maintenance costs and potentially more extensive renovation requirements, whilst newer blocks command premiums reflecting better finishes and reduced major upgrading liabilities. The development's solid construction history and proven market performance mean that pricing at 502D Yishun Street 51 generally reflects fair-to-slightly-premium valuations relative to equivalent competing units, justified by the property's reputation and resale track record.

What unit stack or floor level offers the best value at 502D Yishun Street 51?

Ground and first-floor units typically trade at discounts (5–10% below mid-rise valuations) due to reduced privacy, higher noise exposure, and security concerns, though they offer advantages such as easier access for families with young children and reduced staircase usage. Mid-rise units (floors 4–15) represent the optimal value zone, balancing reasonable pricing with superior views, natural ventilation, and reduced noise exposure compared to lower floors, whilst commanding meaningful premiums over ground-level units. High-rise units (floors 16 and above) attract premium valuations reflecting expansive views and superior light, but the price increment often exceeds the tangible benefit premium, making high-rise selections less economically rational unless specific aesthetic or personal preferences justify the added cost. Corner units across all floor levels attract 3–5% premiums due to increased window frontage and superior cross-ventilation. Prospective buyers should prioritise mid-rise non-corner units as offering optimal value-to-benefit ratios, reserving premium pricing for specific personal preferences rather than theoretical future appreciation.

What is the future supply pipeline in Yishun, and how does it affect long-term property value outlook?

Yishun has matured as a residential estate, with the vast majority of available land already developed into HDB blocks and ancillary community facilities. No major new HDB blocks are announced for Yishun in the near-to-medium term (3–5 years), and the estate's development density means significant new supply is structurally unlikely. This supply scarcity is a key driver of sustained demand and capital stability; unlike emerging estates such as those in the Maha Lengkeng or Paya Lebar areas, where incoming supply can oversaturate markets and suppress resale prices, Yishun's supply constraints naturally support valuations. Ongoing population inflow to Singapore and limited new HDB supply island-wide imply sustained demand for resale units in mature estates like Yishun, particularly as upgraders continue to exit smaller units and first-time buyers seek established neighbourhoods. The Development Charge (DC) payable on private residential conversions or future redevelopment scenarios would be substantial given land values in Yishun, effectively preventing large-scale redevelopment. Buyers can therefore approach properties at 502D Yishun Street 51 with confidence that long-term value prospects remain underpinned by limited competitive new supply and persistent market demand.

Hdb Flat At 502D Yishun Street 51 — From S$620K