Type

Units

Min Area

Price Range

Other

120 sqft

S$1,000/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,000.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$200 on this acquisition.
Located 11 min (920 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.

638 Yishun Street 61: A Convenient HDB Residence in North-Eastern Singapore

638 Yishun Street 61 is an established Housing and Development Board flat situated in the mature residential precinct of Yishun, one of Singapore's well-established new towns. Located in the heart of the Yishun estate, this development forms part of a long-standing residential community that has evolved significantly over the past three decades. The property stands out as a practical acquisition for purchasers seeking entry-level ownership or portfolio diversification within the northern corridor of the island.

The development's defining advantage lies in its transport connectivity. Positioned just 11 minutes' walk—approximately 920 metres—from Khatib MRT Station on the North-South Line (NS14), the flat benefits from seamless access to Singapore's primary rapid transit network. This proximity ensures commuters can reach the central business district, eastern zones, and southern regions with minimal journey time. The station's strategic location within the larger Yishun neighbourhood also amplifies foot traffic, supporting robust rental yields and sustained property values across the immediate catchment.

Neighbourhood Character and Community Infrastructure

Yishun has matured into one of Singapore's most self-sufficient residential estates, offering residents a comprehensive ecosystem of everyday amenities. The flat sits within walking distance of shopping centres, hawker complexes, primary and secondary schools, and healthcare facilities that serve the broader community. The neighbourhood's established character, combined with its designation as a priority rejuvenation zone in recent urban masterplans, signals continued investment in public infrastructure and quality-of-life improvements.

The estate's demographic profile reflects a diverse and settled community. Families, young professionals, and retirees coexist within the precinct, creating a stable demand base for both owner-occupied and rental units. This demographic stability typically translates into predictable capital appreciation patterns and consistent lettings demand, particularly for compact units suited to singles and young couples.

Unit Specifications and Space Efficiency

At 120 square feet, the flat represents the ultra-compact end of Singapore's HDB portfolio. This diminutive footprint necessitates thoughtful spatial planning but appeals directly to cost-conscious first-time buyers and property investors targeting yield-optimised holdings. The tight floor area positions the property within an attractive price band, reducing the equity commitment required and enabling faster loan repayment cycles. For investors, smaller units often command higher rental yields on a per-square-foot basis, particularly when positioned in well-serviced locations such as this.

The compact configuration also means lower utilities consumption, reduced maintenance burden, and minimal upkeep complexity—factors that enhance both occupier satisfaction and investment returns. Prospective buyers should factor in the space constraints when assessing suitability for their own occupancy or target tenant profiles.

HDB Financing and Ownership Framework

As an HDB property, 638 Yishun Street 61 qualifies for Housing and Development Board loan schemes, which typically offer lower interest rates and extended tenures compared to commercial mortgage products. Singapore Citizens and Singapore Permanent Residents are eligible for HDB financing, provided they meet the Board's ownership eligibility criteria and income thresholds. First-time buyers benefit from enhanced concessional rates, whilst upgraders and investors navigate standard HDB financing terms.

Commercial bank financing remains available alongside HDB lending, allowing purchasers to select the product best aligned with their financial circumstances and repayment capacity. The property's position within a mature estate and proximity to transport typically satisfies lender risk appetite, resulting in competitive terms at point of origination.

Investment Thesis and Rental Dynamics

From an investor's perspective, the flat's compact size, affordable entry price, and transport-proximate location create favourable conditions for rental yield generation. The Yishun catchment attracts a steady inflow of young professionals, foreign relocations, and student cohorts—all demographic segments with consistent demand for affordable, transport-accessible accommodation. Rental rates for comparable HDB units in the area have remained relatively stable over recent years, supported by the estate's maturity, school proximity, and MRT connectivity.

Capital appreciation prospects are moderate but stable. The property sits within a well-established locality unlikely to experience dramatic revaluation but similarly protected from sharp depreciation. Recent transactions across comparable HDB precincts in the north-eastern corridor suggest steady rental demand and predictable resale activity, particularly for units positioned near major transport nodes.

Comparative Market Context

HDB flats in Yishun occupy a distinct market segment characterised by affordable entry points and moderate appreciation trajectories. Properties at 638 Yishun Street 61 and comparable units in the estate position themselves below private condominium pricing yet above HDB flats in more remote locations. This mid-tier positioning appeals to budget-conscious owner-occupiers unwilling to sacrifice transport access and mature-estate amenities in pursuit of cost savings.

Nearby developments and competing HDB precincts—including other Yishun blocks and neighbouring Sembawang estates—offer similar product types at comparable price points. The key differentiation lies in unit-specific variables such as floor level, aspect, and precise MRT walking distance rather than estate-wide advantages. Prospective buyers should evaluate individual unit characteristics alongside the broader estate profile when making acquisition decisions.

Tenure, Lease Decay, and Long-Term Value Considerations

HDB flats operate under either 99-year or 999-year leasehold tenure, depending on their construction era and designation. Understanding the precise lease remainder is essential for long-term ownership planning, as extended leasehold terms typically command stronger resale values and financing accessibility. Buyers should verify lease expiration dates and factor lease decay into their holding period assumptions, particularly if contemplating multi-decade ownership or eventual sale to younger purchaser cohorts.

Lease decay becomes material beyond the 60-year mark, when capital values may begin to soften relative to comparable new-lease properties. The HDB's lease buyback scheme offers a potential mitigation pathway for older flat owners, though eligibility criteria and scheme mechanics require careful evaluation alongside conventional sale alternatives.

Summary and Acquisition Considerations

638 Yishun Street 61 represents a pragmatic acquisition opportunity for first-time buyers seeking affordable entry into owner-occupancy within a well-serviced, transport-proximate location. The property's compact footprint, neighbourhood amenities, and MRT proximity align with contemporary preferences for low-cost, high-access residential options. For investors, the flat's yield potential and stable market dynamics present a straightforward, low-complexity investment vehicle with predictable tenant demand and moderate capital appreciation prospects.

Prospective purchasers should conduct thorough due diligence encompassing lease tenure verification, HDB eligibility confirmation, and comparative market analysis of competing units within the estate and neighbouring precincts. Professional valuation and legal review remain essential prior to commitment, ensuring clarity on unit condition, encumbrances, and long-term value trajectory.

Frequently Asked Questions

What rental yield can I expect if I purchase 638 Yishun Street 61 as an investment?

Rental yields for compact HDB units in Yishun typically range between 3.5% and 5% per annum, depending on precise unit specifications and current market rates. At 120 square feet, this flat's diminutive footprint often commands higher rental yields on a per-square-foot basis compared to larger units, as the target tenant pool—young professionals, students, and relocating workers—prioritise accessibility and cost minimisation over space. Yishun's established character and Khatib MRT proximity create consistent lettings demand, supporting stable rental collection rates and predictable income streams across market cycles. Investors should verify current comparable rents for equivalent units within the estate and surrounding precincts to calibrate realistic yield expectations before acquisition.

How does the pricing at 638 Yishun Street 61 compare to recent psf transactions in Yishun?

HDB pricing in Yishun currently ranges approximately S$4,500 to S$7,500 per square metre depending on unit type, floor level, block age, and precise MRT proximity. For this development's 120-square-foot unit, this translates to entry-level pricing within the northern corridor's HDB segment. Recent comparable transactions within Yishun estate show relatively stable price-per-square-metre trajectories, with units proximate to Khatib MRT commanding modest premiums over those requiring longer walking distances. Prospective buyers should obtain recent transactional data from HDB resale statistics and engage qualified valuers to benchmark this specific unit's pricing against comparable sales within the past three to six months, ensuring alignment with current market conditions.

What Additional Buyer's Stamp Duty (ABSD) implications apply if I purchase as a second property?

Singapore Citizens purchasing a second residential property—including HDB flats—are subject to 20% Additional Buyer's Stamp Duty on the purchase price. For a flat priced at S$400,000, ABSD would amount to S$80,000, representing a material acquisition cost beyond the purchase price and conveyancing fees. This duty applies regardless of whether the property will be owner-occupied or leased out, and it must be paid at point of purchase. Purchasers with existing property interests should factor ABSD into their total acquisition budget and financing arrangements, potentially affecting loan quantum and overall investment economics. Professional tax and legal advice is advisable to ensure full compliance with prevailing ABSD regulations and to explore any available exemptions or deferral mechanisms.

What lease tenure applies to 638 Yishun Street 61, and how does lease decay affect resale value?

HDB flats in Yishun typically operate under either 99-year or 999-year leasehold tenure, depending on their construction date and development phase. Owners should verify the precise lease commencement date and remaining tenure before purchase, as this directly influences long-term capital value and financing accessibility. Lease decay becomes mathematically material beyond the 60-year mark, when banks may reduce loan-to-value ratios and prospective buyers' valuations soften relative to new-lease comparable properties. The HDB's lease buyback scheme offers eligible owners aged 55 and above an alternative exit pathway, though scheme terms and pricing formulas require careful evaluation against conventional resale economics. Buyers contemplating multi-decade ownership or eventual disposal should incorporate lease decay assumptions into their holding period models.

How does proximity to Khatib MRT Station (NS14) affect demand and capital appreciation?

Khatib MRT Station's position on the North-South Line (NS14) ensures seamless connectivity to Singapore's primary rapid transit artery, connecting Yishun to the city centre, eastern zones, and southern regions within 30 minutes' commute time. This transport accessibility underpins sustained rental demand from worker cohorts, students, and young professionals prioritising journey-time minimisation over space. Properties within an 800-metre walk of major MRT stations typically command 10% to 15% capital value premiums over comparable units requiring longer transit access, reflecting market participants' valuation of transport convenience. The 11-minute walk from 638 Yishun Street 61 to Khatib MRT positions this flat squarely within the high-accessibility premium band, supporting both owner-occupancy appeal and investor yields. Future MRT enhancements or adjacent station development could further entrench accessibility advantages and capital appreciation trajectories within this catchment.

Is this property suitable for first-time buyers, upgraders, investors, or wealthy individuals?

The 120-square-foot flat at 638 Yishun Street 61 holds distinct appeal for first-time buyers seeking affordable entry into owner-occupancy within a mature, well-serviced estate—the compact size and accessible pricing enable rapid loan redemption and equity accumulation without requiring substantial down-payment commitments. For upgraders transitioning from public rental accommodation or older family units, this property may serve as an interim stepping stone rather than a long-term primary residence given its constrained floor area. Investors find particular attraction in the unit's yield potential and straightforward management complexity, particularly if targeting buy-to-let portfolio diversification with predictable tenant demand. Wealthy individuals or high-net-worth purchasers typically prioritise larger units, private residences, or premium locations over compact HDB flats, though portfolio investors among this cohort may acquire such properties purely for yield optimisation rather than occupancy utility. Suitability ultimately depends on individual financial capacity, occupancy intentions, and investment objectives rather than inherent property characteristics.

What TDSR and financing headroom considerations apply at typical price points for this development?

Total Debt Servicing Ratio (TDSR) regulations cap monthly debt obligations at 60% of gross monthly income, affecting the maximum loan quantum available to prospective purchasers. For HDB flats priced at entry-level rates—typically S$350,000 to S$450,000 in Yishun—a household with gross monthly income of S$7,000 can service maximum monthly debt obligations of S$4,200. Assuming a 9-year HDB loan at current concessional rates (typically 2.6% per annum), maximum borrowing power reaches approximately S$400,000, leaving minimal headroom for down-payment accumulation and conveyancing costs. First-time buyers should assess their income levels, existing debt obligations, and savings capacity before commencing property search, ensuring realistic alignment between acquisition budgets and TDSR constraints. Professional mortgage advisory services can model precise financing scenarios based on individual circumstances, confirming whether available HDB or commercial financing adequately supports planned purchase structures.

How does 638 Yishun Street 61 compare to competing HDB developments in the surrounding area?

Competing HDB precincts within the northern corridor—including other Yishun blocks, Sembawang estate, and Nee Soon areas—offer comparable unit types and price points, with key differentiation emerging from block age, floor level, aspect, and precise MRT distance rather than estate-wide characteristics. Yishun estate itself encompasses dozens of blocks constructed across multiple development phases, creating diverse lease tenures and unit conditions within a geographically compact area. Properties at Khatib MRT-proximate locations command modest premiums over blocks requiring longer walking distances, reflecting market participants' valuation of transport convenience. Prospective buyers should conduct comprehensive market surveys encompassing recent transaction prices, rental data, and physical condition assessments across competing blocks, ensuring this specific property offers genuine value relative to alternative opportunities within the HDB segment. Estate maturity, amenity density, and demographic stability remain broadly comparable across the northern corridor, emphasising the importance of unit-specific evaluation over neighbourhood-level generalisation.

Which unit stack, floor level, or floor position offers the best value at 638 Yishun Street 61?

Lower floor units (typically levels 1 to 5) command modest pricing premiums or discounts depending on local preferences and specific block characteristics; ground and first-floor units face greater noise exposure and street-level security concerns, potentially justifying lower valuations, whilst second-to-fifth-floor units balance accessibility with reduced environmental nuisance. Mid-to-upper floor levels (typically 8 to 15) attract purchaser preferences for improved views, reduced foot traffic noise, and enhanced perceptions of privacy, often resulting in 3% to 7% pricing premiums relative to lower units. Top floors, conversely, experience higher solar gain and heat absorption, potentially elevating cooling costs and reducing desirability in Singapore's tropical climate. East and north-facing units typically command marginal premiums over south and west-facing aspects due to reduced afternoon heat exposure. Prospective buyers should physically inspect multiple units across different floors and aspects before purchase, assessing noise, lighting, ventilation, and thermal comfort characteristics alongside unit-specific pricing. Rental investors may find lower-to-mid floors offer superior value-for-money given comparable tenant appeal at slightly discounted acquisition costs.

What future supply pipeline exists in Yishun and the northern corridor, and how does this affect long-term value?

The northern corridor, encompassing Yishun, Sembawang, and surrounding precincts, experiences measured new HDB construction and selective en bloc redevelopment activity, creating a gradual increase in supply rather than sudden market saturation. Urban Redevelopment Authority (URA) masterplans designate Yishun as a mature estate with selective rejuvenation priorities rather than wholesale redevelopment, suggesting moderate new supply insertion through infill projects and selective block replacement over the next decade. Private condominium development in adjacent Novena and Bishan precincts may indirectly influence HDB pricing dynamics by offering premium alternatives to affluent purchasers, though this effect typically manifests gradually over years rather than sudden value destruction. The HDB's Build-to-Order programme continues releasing units in growth areas south and east of the central region, potentially moderating appreciation in established northern estates. However, established estates' inherent demographic stability, mature amenity density, and entrenched transport connectivity typically insulate them from sharp value depreciation despite broader supply increases. Investors should monitor URA publications and HDB masterplan updates to track anticipated supply trajectories within the Yishun catchment, incorporating such data into long-term holding period models and exit strategy formulation.

[For Rent] Hdb Flat At 638 Yishun Street 61 — From S$1,000