Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$588K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$588K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$118K on this acquisition.
Located 12 min (960 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?

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646 Yishun Street 61: A Mature HDB Development in Yishun

646 Yishun Street 61 represents an attractive acquisition opportunity within Yishun, one of Singapore's most established and family-oriented residential districts. This HDB flat offering combines the security of a mature estate with practical living space designed for modern households. The development sits within a neighbourhood that has evolved significantly over the past decades, offering residents a balanced environment of convenience, community, and accessibility to essential services.

The property is positioned approximately 12 minutes' walking distance from NS14 Khatib MRT Station, placing it within a reasonable commute radius for working professionals and allowing straightforward access to the broader public transport network. This proximity to the station makes the development attractive to buyers who depend on regular MRT usage for work or leisure travel. The Khatib station connection ensures that residents can reach central business districts, tertiary institutions, and entertainment precincts across Singapore with relative efficiency.

Unit Composition and Floor Area

Units at 646 Yishun Street 61 are typically configured as three-bedroom, two-bathroom residences with approximately 1,119 square feet of internal area. This floor area is substantial by HDB standards, providing ample room for family living, home-based work arrangements, and social gatherings. The layout generally affords residents flexibility in how they utilise the space, whether for traditional family occupation or as a rental investment with appeal to young professionals or small families.

The scale of these units makes them particularly suited to buyers in the upgrader category—those moving from smaller two-bedroom or four-room flats who wish to expand their living footprint without transitioning to private residential property. The bedroom count and area also align well with the lifestyle expectations of growing families and those seeking better spatial comfort in their primary residence.

Pricing and Market Position

The asking price of S$588,000 positions this development at a competitive point within the North Singapore HDB market, reflecting both the maturity of the estate and the current demand dynamics for intermediate-sized public housing units. When assessed on a per-square-foot basis, this pricing aligns with recent transactional evidence across similar Yishun stock, making it a benchmarked entry point for buyers entering or repositioning within the HDB market segment. The price point remains accessible to a broad demographic, including first-time upgraders and investors seeking stable rental yields in established neighbourhoods.

Prospective purchasers should conduct comparative analysis against recent sold prices for similar three-bedroom units in the immediate vicinity, as per-square-foot metrics often reveal whether individual listings are priced at a premium or discount relative to local market norms. Yishun's mature status means that price discovery is relatively straightforward, with consistent transaction history providing clear guidance on value.

Lease Tenure and Resale Considerations

HDB flats issued under the standard public housing scheme carry lease tenures of 99 years from the original grant date. Buyers of 646 Yishun Street 61 should establish the precise remaining lease duration before commitment, as this directly influences both the current valuation and the future resale trajectory of the property. As leases decay below 80 years remaining, property values typically experience downward pressure, and financing options from banks become more restrictive. Understanding the current lease position is essential for long-term ownership planning and for projecting the asset's performance over a 20 to 30-year holding period.

Resale velocity in mature Yishun estates remains relatively stable, supported by consistent demand from upgraders and investors. However, lease decay remains a material consideration that all buyers must factor into their investment thesis, particularly those acquiring with a view to holding for extended periods.

Location and Neighbourhood Amenities

Yishun is one of Singapore's oldest public housing estates, and this maturity has translated into comprehensive neighbourhood infrastructure. Residents of 646 Yishun Street 61 benefit from established shopping centres, food courts, wet markets, childcare facilities, and schools distributed throughout the estate. Healthcare services, including polyclinics and private clinics, are readily accessible within walking distance or short bus journeys.

The proximity to Khatib MRT Station enhances the development's connectivity to other major shopping and employment precincts. The Sengkang Line provides swift access to the city centre, Orchard Road shopping district, and employment hubs in Marina Bay and beyond. For families with school-age children, Yishun's established educational institutions across primary, secondary, and junior college levels remain a significant draw.

Investment Potential and Rental Considerations

For investors evaluating 646 Yishun Street 61 as an investment vehicle, the stable rental demand in Yishun presents a compelling proposition. Three-bedroom HDB units in established estates command consistent rental interest from young families, expatriates, and professionals seeking affordable accommodation in a well-serviced neighbourhood. Estimated rental yields for similar units in the area typically range between three and four percent annually, depending on final purchase price and rental market conditions at the time of lease commencement.

The development's appeal to renters is underpinned by its practical floor area, proximity to transport, and the estate's reputation as a safe, family-friendly residential zone. Investors should model rental income based on current market rental rates for comparable three-bedroom HDB stock in Yishun, which typically range from S$2,800 to S$3,400 per month depending on unit condition and floor level.

Financing and Buyer Eligibility

Buyers acquiring 646 Yishun Street 61 as a first residential property in Singapore are eligible for HDB concessional financing and grants, subject to HDB's eligibility criteria regarding citizenship, income, and existing property ownership. First-time buyers should engage with HDB's housing grants schemes, which can substantially reduce the net acquisition cost. For upgraders transitioning from an existing HDB property, the Enhanced CPF Housing Grant remains available, subject to prescribed conditions.

Buyers acquiring this as a second residential property will incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price, applying to Singapore Citizens acquiring their second residential property. This represents a material cost addition that must be factored into the investment return calculation and overall financing structure. Total acquisition costs for second-property buyers will therefore exceed the purchase price by the amount of ABSD plus standard stamp duty and legal fees.

Comparison with Nearby HDB Developments

646 Yishun Street 61 competes with other mature three-bedroom HDB blocks distributed throughout Yishun, as well as comparable stock in adjacent estates such as Sengkang and Punggol. When compared on a per-square-foot basis against other intermediate HDB units in North Singapore, this development's pricing sits comfortably within the prevailing market range. Buyers should evaluate the specific block's orientation, accessibility, and amenity proximity relative to alternative Yishun options, as these factors often justify modest pricing premiums or discounts within the broader estate ecosystem.

Suitability for Different Buyer Profiles

This development appeals to multiple buyer segments. First-time upgraders benefit from the spacious floor area and established estate infrastructure, providing a meaningful step up from smaller four-room units. Young families appreciate the three-bedroom configuration and proximity to childcare, schools, and family-oriented amenities distributed throughout Yishun. Investors value the stable rental demand, reasonable entry price point, and the estate's reputation as a reliable rent-generating asset class. High-net-worth individuals may view HDB property as a portfolio diversification tool, though this segment typically targets premium locations or estate selections.

Future Supply and Market Dynamics

North Singapore's future residential supply pipeline includes new Build-To-Order (BTO) projects and established estate renewal initiatives coordinated by HDB. These initiatives may introduce additional supply that could influence medium-term pricing dynamics within Yishun and surrounding estates. Buyers should monitor HDB's land sales programme and estate renewal announcements to understand how future supply may impact the medium-term capital appreciation profile of 646 Yishun Street 61. Established estates such as Yishun tend to exhibit resilient demand from upgraders, mitigating some downward pricing pressure that new supply might otherwise generate.

Frequently Asked Questions

What is the estimated rental yield if I purchase 646 Yishun Street 61 as an investment property?

Three-bedroom HDB units in established Yishun typically generate rental yields between three and four percent annually, with actual returns dependent on the specific purchase price and prevailing market rents at the time of lease commencement. Current rental rates for comparable three-bedroom HDB flats in Yishun typically range from S$2,800 to S$3,400 per month, which translates into gross yields of approximately 3.2% to 3.8% when calculated against a purchase price of S$588,000. The consistency of this yield range reflects Yishun's stable rental demand from young families, expatriates, and professionals seeking affordable accommodation in a well-serviced and established neighbourhood, making it a relatively predictable income-generating asset for buy-to-let investors.

How does the price per square foot at 646 Yishun Street 61 compare to recent HDB transactions in the same area?

The asking price of S$588,000 for a 1,119 square foot unit translates to approximately S$525 per square foot, which aligns with recent transactional evidence for comparable three-bedroom HDB units in Yishun and nearby North Singapore estates. Comparable sales in the past six months suggest that Yishun three-bedroom units typically trade between S$510 and S$550 per square foot, depending on block orientation, floor level, and remaining lease duration. Buyers should cross-reference this specific listing against HDB resale transaction records published by the HDB and property portals to confirm whether this per-square-foot metric represents fair market value, a premium, or an opportunity discount relative to recent comparable transactions in the immediate vicinity.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I am purchasing 646 Yishun Street 61 as a second residential property?

Singapore Citizens purchasing 646 Yishun Street 61 as their second residential property must pay Additional Buyer's Stamp Duty (ABSD) at the rate of 20%, meaning an additional S$117,600 will be payable on the purchase price of S$588,000 (or proportionally adjusted if the actual purchase price differs). This ABSD is calculated on the purchase price and is payable in addition to standard stamp duty and legal fees, materially increasing the total acquisition cost. Second-property buyers must therefore budget for total acquisition costs—comprising the purchase price, 20% ABSD, standard stamp duty, legal fees, and potential survey or valuation charges—which collectively may reach approximately S$720,000 to S$750,000, requiring clear understanding of total capital commitment before proceeding with an offer.

What is the lease decay risk for 646 Yishun Street 61, and how might this affect future resale value?

The resale value and financial performance of 646 Yishun Street 61 will be influenced by the remaining lease duration at the time of purchase and the ongoing decay of the lease over your holding period. HDB flats issued under the standard scheme carry 99-year leases; as remaining lease duration falls below 80 years, property valuations typically experience downward pressure, and bank financing options become increasingly constrained. Buyers should establish the precise remaining lease at the point of acquisition and factor in that leases depreciating below 60 years remaining may experience more pronounced valuation discounts and difficulty in securing mortgage financing at future sale. For buyers with a medium-term holding horizon of 15 to 25 years, lease decay is a manageable consideration; however, for those planning to hold indefinitely or sell after 30+ years, the lease trajectory becomes a material wealth preservation concern that necessitates careful financial modelling.

How does proximity to Khatib MRT Station influence demand and capital appreciation for 646 Yishun Street 61?

The 12-minute walking distance to NS14 Khatib MRT Station is a significant positive factor for both demand and long-term capital appreciation, as MRT accessibility remains one of the primary price drivers in Singapore's HDB market. Properties within 10 to 15 minutes' walk of MRT stations typically command stronger rental interest from tenants and attract a broader pool of owner-occupier buyers, supporting more resilient pricing and faster transaction velocity. The Sengkang Line's expansion and ongoing service improvements further enhance the network's attractiveness to commuters, potentially sustaining medium-term demand and pricing support for this development. However, capital appreciation linked solely to MRT proximity is likely to be gradual and reflective of broader market cycles rather than a stand-alone catalyst; buyers should view MRT connectivity as a value-supporting factor rather than an appreciation driver in isolation.

Is 646 Yishun Street 61 suitable for different buyer profiles such as first-time buyers, upgraders, and investors?

This development appeals strongly to upgraders transitioning from smaller four-room flats, as the 1,119 square foot three-bedroom layout represents a meaningful spatial upgrade whilst remaining within the affordable HDB segment; upgraders may also benefit from Enhanced CPF Housing Grants if disposing of their existing HDB property. First-time buyers entering the HDB market can access concessional HDB financing and grants, making the development accessible for owner-occupier purchase; however, they should confirm their HDB eligibility and grants entitlements before proceeding. Investors find the stable rental demand in Yishun, reasonable entry price point of S$588,000, and projected yields of three to four percent per annum attractive, particularly as the estate's reputation supports consistent tenant interest. High-net-worth individuals may view HDB property as a portfolio diversification or inflation-hedging tool, though this segment typically targets superior locations or dual-income-use developments with unique characteristics.

What are the TDSR implications and financing headroom at this price point for 646 Yishun Street 61?

At the asking price of S$588,000, assuming 80% loan-to-value financing (maximum for HDB purchases) and a 30-year repayment period, the indicative monthly mortgage liability would be approximately S$2,200 to S$2,400, depending on prevailing interest rates and the lender's pricing. The Total Debt Servicing Ratio (TDSR) requirement—capped by most lenders at 55% of gross household income—means that buyer households would require a combined gross monthly income of approximately S$4,000 to S$4,400 to comfortably service this mortgage without reaching lender constraints. First-time buyers and upgraders should stress-test their financing headroom against potential interest rate increases and personal income volatility, as TDSR limits are calculated on the assumption of rising rates; a household with existing debt obligations (car loans, personal loans, or credit card balances) will face tighter financing headroom, potentially requiring a larger down payment to remain within TDSR thresholds.

How does 646 Yishun Street 61 compare in pricing to competing HDB developments in Yishun and nearby estates?

646 Yishun Street 61 competes with other mature three-bedroom HDB blocks distributed throughout Yishun, with per-square-foot pricing (approximately S$525 per sqft) sitting within the established range for intermediate HDB units in North Singapore. Similar three-bedroom units in competing Yishun blocks typically trade at broadly equivalent per-square-foot metrics, though specific block orientation, floor level, remaining lease duration, and proximity to amenities may justify modest pricing variations within a plus-or-minus 5% range. When compared on a per-square-foot basis against three-bedroom stock in adjacent estates such as Sengkang or Punggol, 646 Yishun Street 61 may show competitive parity or modest differentiation depending on whether neighbouring estates have undergone estate renewal initiatives or offer superior MRT connectivity; buyers should conduct comparative transaction analysis to confirm whether this listing represents fair value relative to all available options in the North Singapore market.

Which unit stack or floor level at 646 Yishun Street 61 typically offers the best value proposition?

Lower to mid-level units (typically floors three to seven) in 646 Yishun Street 61 frequently offer the best value proposition, as they command modest discounts relative to higher floors whilst avoiding ground-level exposure to noise and pedestrian activity. Mid-stack units also offer reasonable natural light, ventilation, and structural stability without incurring the premium pricing associated with top-floor units, which command premiums of five to fifteen percent for reduced external noise and privacy. Ground-floor and first-floor units may trade at a discount of five to ten percent relative to mid-stack comparables, reflecting reduced privacy and increased ambient noise from external activity; however, these units appeal to elderly residents or those with mobility concerns who wish to minimise stair or lift dependency. Buyers should physically inspect units across different floor levels to assess natural light, views, and noise exposure, as subjective preferences often override pure financial calculations in unit selection decisions.

What is the future supply pipeline in Yishun and surrounding districts, and how might this affect 646 Yishun Street 61's capital appreciation?

North Singapore's future residential supply pipeline includes ongoing HDB Build-To-Order (BTO) projects in Punggol, Sengkang, and scattered sites throughout the region, as well as potential estate renewal initiatives within Yishun itself that may introduce new supply and reconfigured unit mixes over the next five to ten years. These supply developments could exert modest downward pressure on pricing for mature estate stock such as 646 Yishun Street 61 in the medium term, though the strength and duration of this effect remains difficult to predict with certainty. Established estates such as Yishun tend to exhibit resilient demand from upgraders and investors, mitigating some pricing pressure that new supply generates; however, buyers should monitor HDB's land sales announcements and estate renewal programmes to understand how future supply may reshape the competitive landscape and capital appreciation profile of this development.

[For Sale] Hdb Flat At Yishun Street 61 — From S$588K