Type

Units

Min Area

Price Range

2 BR

786 sqft

S$465K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$465K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$93,000 on this acquisition.
Located 7 min (580 m) from NS14 Khatib 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.

628 Yishun Street 61: A Mature HDB Development in Yishun's Heart

628 Yishun Street 61 represents a well-established public housing development in one of Singapore's most vibrant residential zones. Located in the Yishun district, this HDB project offers 2-bedroom units priced from S$465,000, making it an attractive proposition for first-time buyers, upgraders, and investors seeking value in a mature neighbourhood. The development sits within an established residential corridor that has evolved significantly over the past two decades, with robust amenity support and excellent transport connectivity.

The location's proximity to NS14 Khatib MRT Station—a mere 580 metres or approximately seven minutes on foot—positions residents for seamless connectivity across Singapore's transport network. This accessibility is a cornerstone of the development's appeal, offering commuters direct links to Orchard, Marina Bay, and employment hubs along the North-South Line. For families and professionals working across different parts of the island, this transport advantage translates into meaningful time savings and lifestyle flexibility.

Unit Specifications and Space Planning

The 2-bedroom, 2-bathroom configuration spans approximately 786 square feet, a floor plate that balances liveable space with efficient property management. This size category has proven enduringly popular in Singapore's HDB market, accommodating young couples, small families, and downsizers with equal ease. The dual bathroom provision caters to modern living preferences, reducing morning congestion in multi-occupancy households and adding practical value for future resale appeal.

Unit layouts at this development reflect contemporary HDB design philosophy, maximising natural light penetration and cross-ventilation. Open-concept living areas flow logically from kitchen to dining to lounge, allowing residents to reimagine their interiors according to personal preference. Bedroom proportions are generous for this price point, with most units enjoying adequate wardrobing and flexible furniture arrangement options.

The Yishun District: Mature Amenity Profile

Yishun has matured into one of Singapore's most comprehensive residential precincts. Residents of 628 Yishun Street enjoy proximity to a sophisticated retail and dining ecosystem, with numerous hawker centres, supermarkets, and specialist shops within walking distance. The neighbourhood's school infrastructure—encompassing primary, secondary, and pre-tertiary institutions—makes it particularly attractive to family purchasers planning multi-year occupancy.

Healthcare facilities, including polyclinics and private practitioners, are well distributed across the district. Parks and recreational spaces, including the Yishun Park and various community gardens, provide outdoor lifestyle amenities for active residents. Banking, postal, and administrative services cluster conveniently around the MRT station, further reducing the need for extended commutes to fulfil routine errands.

Investment and Ownership Considerations

For investors evaluating 628 Yishun Street as a portfolio addition, the rental market in Yishun demonstrates consistent demand from young professionals and expatriate families. HDB 2-bedroom units in this locale typically command monthly rents between S$2,200 and S$2,600, depending on floor level, unit condition, and recent kitchen or bathroom upgrades. This rental range translates to an estimated gross yield of approximately 5.5% to 6.5% at current purchase prices, providing a reasonable income component alongside medium-term capital appreciation expectations.

The development's mature status offers stability absent in newer or near-launch projects. Properties in this location have established price discovery through numerous recent transactions, reducing valuation uncertainty and supporting refinancing conversations with financial institutions. For second property purchasers who are Singapore Citizens, Additional Buyer's Stamp Duty at the current 20% rate applies to the purchase price, a consideration that materially affects entry costs and overall return calculations on investment acquisitions.

Khatib MRT Station: Transport Connectivity and Value Drivers

NS14 Khatib MRT Station functions as more than a transport interchange—it anchors the economic and social vitality of the surrounding residential catchment. The station's position on the North-South Line places it within the island's primary transport spine, offering direct access to Orchard's commercial and retail epicentre, the Marina Bay financial district, and emerging growth nodes in the southern corridors. For working professionals, this connectivity structure reduces commute variability and supports long-term property appreciation by broadening the pool of potential future occupants.

The walkability factor—380 metres from station entry to the development—matters substantially for daily convenience. Residents with mobility constraints, families with young children, or those preferring car-light lifestyles benefit directly from this proximity. Historical data suggests that HDB properties positioned within 600 metres of MRT stations command a pricing premium of 8% to 12% relative to identical units situated further away, reflecting market recognition of transport value.

Financing and Affordability Framework

At the S$465,000 entry price point, purchasing a unit at 628 Yishun Street typically requires a down payment of S$70,000 to S$100,000 when coupled with HDB concessional loan offerings available to first-time buyers. Monthly mortgage servicing costs, inclusive of principal, interest, and insurance, generally range from S$1,400 to S$1,700 depending on loan tenure and prevailing interest rates. For dual-income households with combined gross monthly income exceeding S$8,000, debt servicing ratios remain comfortable, supporting approval prospects from HDB or private lending institutions.

First-time buyer schemes, including HDB's Fresh Start Housing Scheme and various bank incentive programmes, can materially reduce upfront cash requirements and long-term interest costs. Purchasers should model their personal debt-to-service ratios carefully, factoring in existing obligations, to ensure comfortable monthly cash flow sustainability. The current interest rate environment remains relatively favourable compared to historical peaks, supporting affordability-to-qualification ratios across typical buyer profiles.

Competitive Positioning Within Yishun

628 Yishun Street competes directly with other mature HDB developments in the northern catchment, including properties in Yishun Street 41, Yishun Ring Road, and the newer developments around Yishun Avenue. Compared to these alternatives, the subject development offers comparable unit specifications at similar or marginally lower price points, reflecting its established location and mature build status. Unlike newer launches, which carry premium pricing for showroom kitchens and upgraded finishes, units here represent straightforward owner-occupier or investor acquisitions with limited cosmetic bias.

Recent transaction data in the Yishun 630–650 block range indicates a price per square foot averaging between S$590 and S$620, positioning 628 Yishun Street competitively within this band. The development's track record of steady transaction velocity suggests solid market acceptance and limited inventory overhang—favourable conditions for both purchaser negotiation and eventual resale execution.

Longer-Term Demand and Supply Considerations

The Yishun district continues to attract strategic housing supply investment from HDB and private developers alike. Near-term launches planned for adjacent sites may introduce new competitive units into the local market; however, mature developments like 628 Yishun Street typically retain stable valuations through supply cycles due to their proximity advantages and established community infrastructure. The district's demographic diversity—young families, upgraders, retirees, and expatriate populations—underpins sustained rental and purchase demand regardless of marginal supply fluctuations.

Long-term appreciation potential remains anchored to broader island-wide transport improvements, economic growth in northern employment nodes, and the finite supply of ready-to-occupy properties within walking distance of major MRT stations. While dramatic capital gains cannot be guaranteed, the development's location fundamentals suggest a credible path to steady value preservation and modest real appreciation over medium-term holding periods.

Frequently Asked Questions

What is the estimated rental yield on a 2-bedroom unit at 628 Yishun Street 61?

Based on current market rents for comparable HDB 2-bedroom units in Yishun, monthly rental income typically ranges from S$2,200 to S$2,600, depending on floor level, unit condition, and any upgrades to kitchen or bathroom facilities. At the stated purchase price of S$465,000, this translates to a gross annual yield of approximately 5.5% to 6.7%, making it a reasonably competitive income-generating investment within Singapore's HDB rental market. This yield figure assumes stable occupancy and does not factor in outgoings such as maintenance fees, property tax, or management costs, which should be deducted to arrive at the net yield. Investors should also factor in the potential for rental growth in line with district economic improvements and transport enhancements over the medium term.

How does the S$590–S$620 per square foot price point at 628 Yishun Street compare to recent Yishun HDB transactions?

Transaction data from the past 12 months in neighbouring Yishun developments shows a range of S$590 to S$620 per square foot for comparable 2-bedroom HDB units, positioning 628 Yishun Street squarely within the local market consensus. This price per square foot reflects the development's mature status, established amenity infrastructure, and close proximity to Khatib MRT Station—factors that sustain its competitiveness against both older and newer launches in the immediate precinct. Properties situated further from the MRT station or lacking equivalent amenity support typically achieve lower price-per-square-foot valuations, typically 5% to 8% below this benchmark. Investors and owner-occupiers evaluating 628 Yishun Street against surrounding inventory should emphasise its transport accessibility premium, which tends to prove durable through market cycles.

What is the Additional Buyer's Stamp Duty impact for a second-property purchase at 628 Yishun Street 61?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a S$465,000 acquisition, this translates to an ABSD liability of S$93,000, which must be settled at the time of purchase completion and cannot be financed through the mortgage. When combined with the base Stamp Duty (payable on a sliding scale up to 4% of the purchase price), total stamp duty exposure for a second property reaches approximately S$111,600, a material consideration for investors calculating total acquisition costs and required down payment reserves. Second-time buyers should factor this 20% ABSD rate into their financial planning, as it meaningfully impacts gross return calculations and the quantum of upfront capital required to complete a purchase.

What lease tenure does 628 Yishun Street 61 hold, and how might lease decay affect long-term resale value?

As an HDB property, 628 Yishun Street operates under a 99-year leasehold tenure from the date of original grant. The development's age and current lease position mean that leasehold decay—the mathematical erosion of value as the lease term shortens—becomes a progressively material factor in long-term ownership. When a leasehold property's unexpired term falls below 80 years, many lending institutions reduce loan eligibility or require larger deposits, restricting the pool of future buyers and potentially moderating resale prices. However, HDB has introduced various lease extension and upgrading schemes for mature estates, which can arrest or reverse lease decay in selected developments. Purchasers should confirm the current unexpired lease position at point of acquisition and remain informed of any HDB rejuvenation initiatives announced for the Yishun precinct, as these can materially affect long-term capital preservation.

How does the 580-metre walk to Khatib MRT Station influence demand and capital appreciation potential?

The proximity to NS14 Khatib MRT Station is a fundamental value driver for 628 Yishun Street, placing it within Singapore's premium accessibility tier for HDB properties. Properties within 600 metres of MRT stations historically command a valuation premium of 8% to 12% relative to identical units situated further from transit, reflecting market recognition of time savings, transport cost reduction, and lifestyle convenience. Khatib Station's position on the primary North-South Line corridor amplifies this premium by offering direct connectivity to Orchard, Marina Bay, and employment nodes across the southern half of the island. This transport advantage is typically impervious to short-term market volatility and tends to sustain long-term capital appreciation even during broader market corrections. For investors prioritising capital preservation and steady appreciation, the MRT proximity factor represents a structural value anchor that supports medium-to-long-term ownership holding periods.

Which buyer profiles are best suited to 628 Yishun Street 61—first-timers, upgraders, or investors?

The development appeals across multiple buyer segments: first-time buyers benefit from the competitive S$465,000 entry price, mature neighbourhood amenities, and HDB concessional financing schemes that reduce down payment requirements; upgraders moving from smaller HDB flats or private apartments find the 2-bedroom, 2-bathroom configuration ideal for young families or dual-income households seeking space without excessive overheads; and investors identify attractive rental yields (5.5% to 6.7% gross), stable occupancy demand from professional tenants, and transport-anchored appreciation potential. The mature, established community character makes it particularly suitable for upgraders with children, whilst the rental yield profile and capital preservation fundamentals appeal to buy-and-hold investors with longer time horizons. High-net-worth buyers may view it as a lower-risk core holding within a diversified property portfolio, trading capital gains dynamism for stability and liquidity. Each profile should model their specific financial capacity, intended holding period, and return expectations against this development's characteristics.

What are the typical TDSR and financing headroom implications for buyers at 628 Yishun Street's price point?

At S$465,000, a 2-bedroom unit typically requires monthly mortgage servicing of approximately S$1,400 to S$1,700 over a 25- to 30-year loan tenure, depending on current interest rates and loan structure (HDB concessional or private bank). Singapore's Total Debt Servicing Ratio (TDSR) cap restricts monthly debt servicing (including mortgage, car loans, personal loans, and credit cards) to a maximum of 55% of gross monthly income, meaning a buyer requires combined gross household income of approximately S$2,550 to S$3,100 monthly to comfortably accommodate the mortgage with headroom for other obligations. Dual-income households with combined salaries exceeding S$8,000 monthly typically maintain TDSR ratios well below the cap, providing comfortable financing approval prospects and cushion for interest rate rises or income volatility. First-time buyers accessing HDB concessional loan schemes benefit from subsidised interest rates (currently around 2.6%) and flexible tenure options, substantially improving affordability and TDSR positioning compared to private bank financing at current market rates (typically 3.5% to 4.5%).

How does 628 Yishun Street 61 compare to nearby competing HDB developments in terms of value and positioning?

Direct competitors within the Yishun precinct include developments in Yishun Street 41, Yishun Avenue, and Yishun Ring Road, which offer comparable 2-bedroom, 2-bathroom units at similar price points (S$450,000 to S$490,000 range). Whilst newer launches on adjacent sites may feature upgraded kitchen finishes and contemporary bathroom fixtures, 628 Yishun Street's Khatib MRT proximity, established amenity ecosystem, and proven market acceptance position it favourably on pure transport accessibility and community maturity metrics. Older developments further from the MRT typically price 5% to 8% lower due to reduced transport convenience, whilst newer projects command 3% to 5% premiums for cosmetic upgrades despite equivalent or slightly reduced transport utility. Investors comparing yields find 628 Yishun Street competitive due to its stable rental demand, lower acquisition costs than premium developments, and proven occupancy patterns. Owner-occupiers should weight their preference for move-in convenience against long-term location stability, with this development offering superior location durability at competitive entry pricing.

What floor levels and unit stacks at 628 Yishun Street 61 typically offer the best value for buyers?

Mid-floor units (typically floors 7 to 20 in most blocks) represent the optimal value sweet spot for purchasers, commanding only marginal price premiums over lower floors whilst avoiding the premium taxation applied to high-floor units and the reduced natural light of ground-floor units. Unit stacks facing major roads tend to price 2% to 4% lower than quiet side-facing units due to noise perception, presenting potential value opportunities for price-sensitive buyers; however, modern HDB double-glazing often mitigates noise concerns substantially. Units with corner orientations or enhanced cross-ventilation typically appreciate faster in the resale market and command rental premiums of 3% to 5%, making them attractive for investors prioritising tenant quality and income stability. High-floor units (above floor 25) attract premium valuations of 8% to 12%, justified primarily by light and view factors that matter to owner-occupiers but generate less rental uplift. Investors should prioritise mid-floor, quiet-facing units for maximum yield-to-price efficiency; owner-occupiers planning extended occupancy may justify higher floors based on lifestyle preferences and light penetration.

What is the medium-term supply pipeline for HDB units in Yishun, and how might it affect 628 Yishun Street's future values?

HDB and private developers have identified Yishun as a strategic growth precinct with several planned launches over the next five to seven years, potentially introducing 2,000 to 3,000 new residential units across various developments and price points. However, mature developments like 628 Yishun Street typically demonstrate pricing resilience during supply cycles due to their established MRT proximity, proven amenity infrastructure, and finite supply of ready-to-occupy properties. New launches generally compete on cosmetic upgrades and pricing aggressiveness rather than location fundamentals, leaving established properties with transport advantages largely unaffected by supply influxes. The Khatib MRT catchment area's demographic diversity—spanning young families, upgraders, and retirees—provides robust underlying demand that absorbs incremental supply without sustained price pressure. Medium-term capital appreciation at 628 Yishun Street should remain steady rather than explosive, reflecting stable market fundamentals and the high fixed-supply characteristic of mature districts. Purchasers with five-to-ten-year holding horizons are unlikely to experience adverse supply-driven depreciation, whilst those planning 20+ year ownership can reasonably expect inflation-beating appreciation from this location.

[For Sale] Hdb Flat At 628 Yishun Street 61 — From S$465K