Type

Units

Min Area

Price Range

2 BR

721 sqft

S$450K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$450K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$90,000 on this acquisition.
Located 4 min (360 m) from NS13 Yishun 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.

746 Yishun Street 72: Practical Living in Singapore's North Region

746 Yishun Street 72 represents a well-positioned residential offering in one of Singapore's most established neighbourhoods. Situated in the heart of Yishun, this HDB development provides straightforward, practical accommodation for homebuyers seeking accessibility without unnecessary complexity or premium positioning. The project comprises units available from S$450,000, catering to a broad spectrum of buyer profiles across the housing market.

The immediate appeal of this address lies in its proximity to Yishun MRT Station on the North–South Line (NS13). At just four minutes' walk—approximately 360 metres—residents enjoy direct access to rapid transit connectivity, enabling efficient commutes to the city centre, business districts, and other key nodes across Singapore. This transport advantage has historically supported steady demand and capital retention within the Yishun area, as the MRT accessibility underpins both daily convenience and long-term property value stability.

Location and Neighbourhood Character

Yishun is a mature, well-developed residential zone that has matured considerably over the past two decades. The neighbourhood benefits from comprehensive infrastructure including multiple primary and secondary schools, family-oriented commercial hubs, and established healthcare facilities. Residents of 746 Yishun Street 72 will find themselves within reach of wet markets, supermarkets, hawker centres, and dining establishments that serve the local community. The area's maturity means that essential services, recreational amenities, and transport networks are already in place, reducing the uncertainty that sometimes characterises newer or transitional estates.

The development sits within District 27, a region that continues to attract families, upgraders, and first-time homebuyers. The stability of the neighbourhood, combined with the availability of green spaces and community facilities, makes Yishun an enduring choice for those prioritising practical, no-frills residential living rather than aspirational property positioning.

Unit Configuration and Space Planning

The units at 746 Yishun Street 72 feature a straightforward 2-bedroom, 2-bathroom layout spanning approximately 721 square feet. This configuration suits a diverse range of occupants: young couples looking to exit rental, upgraders transitioning from 1-bedroom or smaller flats, or investors seeking a manageable asset with consistent tenant demand. The dual-bathroom arrangement is a practical advantage, particularly for multi-generational households or for investors targeting young professional tenants who value convenience and privacy.

The floor plate density and orientation of units at this address ensures reasonable access to natural light and ventilation, common considerations in HDB flat planning that influence liveability and long-term satisfaction among residents. The modest footprint also translates to proportionate maintenance costs and utility expenses, an important consideration for owner-occupiers managing their household budgets.

Investment Characteristics and Yield Potential

For investors considering 746 Yishun Street 72, the development presents several favourable dynamics. HDB flats in established MRT-adjacent neighbourhoods like Yishun historically demonstrate rental demand from young professionals, expatriate workers, and domestic helpers or support staff occupants. A unit at this price point and configuration would typically command monthly rental yields in the region of 2.5% to 3.5% gross annual return, though actual performance depends on unit floor level, unit facing, and current market rental rates. The relatively affordable entry price point—from S$450,000—creates acceptable financing headroom for investor-purchasers and may qualify for higher leverage through HDB concessional loan products, should the buyer be eligible.

However, prospective investors must account for Additional Buyer's Stamp Duty (ABSD) at 20% on the purchase price when acquiring a second residential property as a Singapore Citizen. This duty significantly impacts the effective acquisition cost and influences the investment thesis; a property purchased at S$450,000 would attract ABSD of S$90,000, raising total stamp duty and related costs to approximately S$100,000 or more. This must be factored into yield calculations and cash-on-cash return expectations from the outset.

Lease Tenure and Resale Longevity

As an HDB flat, 746 Yishun Street 72 carries the standard 99-year leasehold tenure from date of first issue. Purchasers must understand that HDB lease decay—the diminishing value that occurs as the lease shortens—will affect resale prospects in future decades. Flats purchased new will experience minimal lease decay impact for the first 20–30 years; however, beyond 50–60 years into the lease, buyers and valuers become increasingly sensitive to remaining lease duration. This is not an immediate concern for current purchasers but represents a consideration for very long-term wealth planning. HDB's lease extension and buy-back schemes provide some mitigation, though these policies remain subject to future government review.

Financing and Buyer Eligibility

First-time homebuyers will find 746 Yishun Street 72 accessible through HDB's concessional loan schemes, which typically offer lower interest rates and extended repayment periods compared to bank financing. The S$450,000 price point sits comfortably within the range where a household earning S$4,500 to S$8,000 monthly can service a 25-year mortgage without exceeding prudent debt-to-income ratios, assuming standard HDB eligibility criteria are met.

Upgraders transitioning from a 1-bedroom or smaller property will benefit from HDB's upgrade schemes and resale proceeds, which can substantially reduce the effective cash outlay required for acquisition at this price level. First-generation owners downsizing from private property into HDB may face ABSD implications and should seek professional tax and legal advice before committing to purchase.

Competitive Context and Value Proposition

Within the Yishun locality, HDB flats at this price point compete alongside direct resale units on adjacent streets and developments served by the same MRT infrastructure. Properties within 200–300 metres of NS13 Yishun command relatively consistent pricing per square foot, typically ranging from S$620 to S$680 per sqft for 2-bedroom units in average condition. At approximately S$624 per sqft, 746 Yishun Street 72 sits within the mid-range of recent comparable transactions, suggesting fair market pricing without premium positioning.

The development does not offer fanciful amenities, prestigious branding, or exclusive positioning; instead, it delivers honest, functional residential space in a proven neighbourhood with established transport links. This pragmatic approach appeals to cost-conscious buyers and investors unwilling to overpay for perception or prestige.

Medium-Term Outlook and District Development

The North Region, including Yishun, continues to receive government investment in transport, community facilities, and urban renewal initiatives. The potential for future infrastructure enhancements—such as improvements to Yishun Central or the rollout of complementary transport connections—could support modest capital appreciation over 10–15-year horizons. However, purchasers should not bank on dramatic value increases; Yishun's character as a mature, residential neighbourhood suggests steady, inflation-indexed growth rather than speculative appreciation.

746 Yishun Street 72 is positioned for homebuyers and investors seeking reliable, accessible residential property in an established neighbourhood. The combination of MRT proximity, affordable pricing, and practical unit configuration makes it a sensible choice for those prioritising functionality and transport connectivity over prestige or architectural distinction.

Frequently Asked Questions

What is the estimated gross rental yield for a 2-bedroom unit at 746 Yishun Street 72 purchased as an investment property?

A 2-bedroom, 2-bathroom unit at this price point typically attracts monthly rents between S$1,200 and S$1,450, depending on unit orientation, floor level, and unit-specific condition, translating to a gross annual yield of approximately 2.5% to 3.5% on the purchase price. The proximity to Yishun MRT (NS13) and the mature neighbourhood amenities support steady tenant demand from young professionals, expatriate workers, and domestic helpers, ensuring reasonable occupancy rates. However, investors must deduct property tax, maintenance fees (if applicable), and management costs to arrive at net yield; a 20% ABSD duty on acquisition further reduces effective returns and should be factored into cashflow modelling from purchase inception.

How does the per-square-foot pricing of 746 Yishun Street 72 compare to recent resale transactions in the Yishun area?

At approximately S$624 per sqft (based on S$450,000 for ~721 sqft), this development sits squarely within the mid-range of recent 2-bedroom HDB resale transactions in Yishun, where comparable units have traded between S$620 and S$680 per sqft over the past 6–12 months. The pricing reflects fair market value without premium positioning or additional prestige features; units closer to Yishun Central or on higher floors may command slightly higher per-sqft valuations, whilst ground-floor or less-desirable orientations trade at modest discounts. This consistency with recent comps suggests the development is appropriately priced for the current market and carries limited arbitrage risk.

What are the Additional Buyer's Stamp Duty (ABSD) implications for a second-property purchase at 746 Yishun Street 72?

Singapore Citizens purchasing 746 Yishun Street 72 as a second residential property will incur ABSD at the current rate of 20% on the purchase price. For a S$450,000 acquisition, this duty totals S$90,000, substantially increasing the effective cost of entry and impacting investment returns. When combined with standard stamp duty and legal fees, total acquisition costs typically reach S$100,000 to S$110,000 for a property at this price point. Permanent Residents and foreigners face higher ABSD rates (25% and 30% respectively), making the property significantly less accessible to non-citizen buyers. This duty must be accounted for in financing arrangements and cash-on-cash return projections from the outset.

What is the impact of lease decay on the resale value and long-term viability of units at 746 Yishun Street 72?

As an HDB flat, 746 Yishun Street 72 carries a 99-year leasehold tenure from first issue. For new purchasers, lease decay poses minimal concern for the first 25–40 years of ownership; however, as the lease shortens beyond 60 years, valuers and prospective buyers become increasingly sensitive to the remaining term, and resale prices typically decline at an accelerating rate. A flat purchased today will remain a viable long-term owner-occupied asset or rental investment through the buyer's retirement, but grandchildren or distant heirs may face challenges reselling a property with only 20–30 years remaining on the lease. HDB's lease extension and buy-back schemes provide potential mitigation, though these remain subject to government policy and are not guaranteed; prudent purchasers should view HDB flats as functional housing assets rather than multi-generational heirlooms.

How does proximity to Yishun MRT Station (NS13) affect demand, capital appreciation, and tenant quality at this development?

The 4-minute walk to Yishun MRT (NS13) is a material competitive advantage for 746 Yishun Street 72, supporting both owner-occupier demand and rental appeal. Residents benefit from direct North–South Line connectivity to the CBD, Marina Bay, and northbound centres like Jurong, reducing commute friction for professionals and commercial workers. Historically, HDB flats within 300 metres of MRT stations demonstrate more stable capital retention and higher rental demand than comparable units 500+ metres away, as transport convenience is a non-negotiable priority for young tenants and upgraders. The NS13 Yishun node also serves as a transport hub for bus services, further amplifying accessibility; properties at this address are unlikely to see transport infrastructure downgraded, making the MRT proximity a durable value anchor over 20–30-year horizons.

Is 746 Yishun Street 72 suitable for high-net-worth (HNW) buyers seeking a second property or pied-à-terre in Singapore?

No, 746 Yishun Street 72 is not an appropriate choice for HNW buyers or those seeking prestige positioning. The development is a straightforward HDB flat with no distinctive architectural features, premium amenities, or exclusive branding; it delivers functional, accessible housing in a mature neighbourhood rather than aspirational real estate. HNW purchasers seeking a second property would more likely consider private residential developments in central locations (e.g., District 9–11) or luxury HDB projects with enhanced amenities; the 20% ABSD duty further deters HNW acquisition for investment purposes. Instead, 746 Yishun Street 72 is optimally suited to first-time buyers, upgraders, and value-conscious investors unwilling to overpay for perception or prestige.

What are the TDSR and financing headroom implications for a typical buyer at the S$450,000 price point?

A purchaser acquiring a unit at S$450,000 with 80% HDB loan financing (S$360,000) and S$90,000 in cash would service monthly mortgage payments of approximately S$1,700 to S$1,850 over a 25-year HDB loan term, depending on prevailing interest rates (typically 2.0% to 2.5% for HDB concessional rates). For a first-time buyer couple earning a combined household income of S$6,000 to S$8,000 monthly, this payment represents 21% to 31% of gross household income, sitting comfortably within HDB's Total Debt Servicing Ratio (TDSR) threshold of 30% to 40%. Upgraders or investors with higher incomes and existing debt obligations must carefully model their TDSR to ensure compliance with bank and HDB lending criteria; professional mortgage brokers can assist in optimising loan tenure and down-payment structures to maximise serviceability.

How does 746 Yishun Street 72 compare to competing HDB developments in adjacent streets or nearby neighbourhoods?

Within the immediate Yishun locality, competing resale units at similar price points include flats on Yishun Street, Yishun Avenue 4, and Yishun Ring Road, most of which offer comparable 2-bedroom configurations and similar MRT accessibility to NS13. Recent transactions suggest minimal price variation (typically ±S$20,000 to S$30,000) across these nearby developments, indicating a relatively homogeneous market where unit condition, floor level, and specific unit orientation matter more than overall development identity. Buyers should view 746 Yishun Street 72 as one option within a cluster of similar offerings rather than a uniquely differentiated asset; the choice between this and competing units should be driven by specific unit merits (floor level, facing, maintenance condition) rather than development-level prestige or amenities.

Are higher floors or specific unit stacks at 746 Yishun Street 72 likely to command better value or resale premiums?

Higher floors (7th floor and above) and units with northern or eastern exposure typically command 3% to 5% premiums over ground-floor and western-facing units, as buyers value natural light, reduced noise, and perceived privacy. Units on the 7th to 12th floors and those facing established green spaces (parks, open fields) will likely attract the strongest buyer demand and most resilient resale value in future transactions. Conversely, ground-floor or low-floor units (2nd–4th) and those facing busy roads or lower-amenity aspects may trade at modest discounts; however, young investor-tenants prioritise practicality over views, so these units remain rentable despite lower buyer appeal. For owner-occupiers focused on long-term comfort and capital retention, mid-to-high floors with favourable orientation represent the better value proposition, though the premium paid for such positioning must be weighed against the absolute price difference and purchasing power available.

What is the future supply pipeline for HDB flats in the Yishun district, and how might this affect long-term capital appreciation?

The Yishun planning area is mature and largely built-out; new HDB supply in the immediate neighbourhood is limited, with most future development anticipated on peripheral sites or through Selective En Bloc Redevelopment Scheme (SERS) replacement exercises for ageing blocks. This constrained new-supply environment supports steady, inflation-indexed capital appreciation for existing units, though dramatic value increases are unlikely given the area's established character and lack of transformative infrastructure projects announced to date. The Government has indicated continued focus on rejuvenation and maintenance of mature estates like Yishun rather than wholesale redevelopment, suggesting property holders can expect their assets to retain fundamental value with modest real appreciation over 15–25-year periods. Buyers should view 746 Yishun Street 72 as a stable, secure long-term asset rather than a speculative play on dramatic future revaluation.

[For Sale] Hdb Flat At 746 Yishun Street 72 — From S$450K