Type

Units

Min Area

Price Range

Other

150 sqft

S$900/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$900.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180 on this acquisition.
Located 10 min (820 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.

816 Yishun Street 81: Accessible HDB Living in Singapore's North Region

Situated on Yishun Street 81, this HDB flat development occupies a strategic position within one of Singapore's most mature and well-connected residential estates. The Yishun neighbourhood has evolved into a vibrant mixed-use district combining residential stability with contemporary urban amenities, making it an attractive option for purchasers seeking proximity to both transport infrastructure and established community services.

The proximity to Khatib MRT Station represents a significant advantage for residents and potential buyers. Located approximately 10 minutes on foot—roughly 820 metres—the station provides direct access to the North-South Line (NS14), facilitating seamless connectivity to the city centre and other key nodes across Singapore's mass rapid transit network. This accessibility has historically supported steady demand for residential properties in the Yishun vicinity, as commuters value the combination of affordable living and efficient transport links.

Strategic Location and Transport Connectivity

The North-South Line's presence has long underpinned the appeal of properties in Yishun. For working professionals, students, and families, the reliable transit option reduces dependency on private vehicles and aligns with Singapore's broader sustainable transport objectives. The station serves as a natural gathering point for the surrounding residential catchment, supporting the vibrancy of neighbourhood retail, dining, and service establishments that typically cluster near major MRT interchanges.

Yishun itself has matured significantly since its early development phases. The estate now supports multiple primary and secondary schools, making it particularly suitable for families with educational considerations. Local shopping centres, wet markets, and food courts provide residents with convenient access to daily essentials and leisure options without necessitating travel to distant commercial nodes.

HDB Housing and Market Positioning

HDB flats remain the cornerstone of Singapore's housing market, with approximately 80% of the resident population living in public housing. Properties at 816 Yishun Street 81 represent entry-level and affordable ownership opportunities within this established system. The HDB resale market continues to demonstrate resilience, supported by strong underlying demand from upgraders, investors, and first-time buyers navigating Singapore's property ecosystem.

For investors evaluating HDB properties, rental yields in mature estates like Yishun typically range between 2% and 4% gross per annum, depending on unit size, exact location, and current market conditions. The rental market for HDB flats has shown consistent demand from working professionals, young families, and students attracted by the combination of affordability and convenience. Properties offering efficient floor plans and convenient MRT access generally command stronger rental interest than their counterparts in less accessible locations.

Buyer Profiles and Investment Considerations

First-time buyers frequently gravitate toward HDB properties in mature estates, as they offer an accessible entry point into homeownership at significantly lower price points than private condominium alternatives. The regulatory framework surrounding HDB purchases remains straightforward for eligible Singaporean citizens and permanent residents, with standardised application and financing procedures administered by HDB and participating financial institutions.

Upgraders—typically HDB residents seeking to transition to larger or better-located properties—also represent a substantial proportion of purchasers in established estates like Yishun. The availability of diverse unit configurations across the precinct allows upgraders to select properties matching their expanding household needs and preferences, whether prioritising additional bedrooms, larger living areas, or enhanced amenity access.

For investors targeting yield-focused acquisitions, HDB properties in accessible locations continue to attract capital. The combination of predictable rental demand, transparent pricing mechanisms, and standardised lease structures provides investment clarity that some private-market purchasers find less straightforward.

Financing and Affordability Framework

HDB flats benefit from Singapore's comprehensive housing finance ecosystem. The Housing and Development Board's concessional loan schemes, complemented by private bank financing options, provide purchasers with flexible borrowing structures designed to ease affordability constraints. Central Provident Fund (CPF) utilisation further enhances purchasing power for eligible buyers, as CPF ordinary account balances can be deployed toward down payments and ongoing mortgage servicing.

Debt servicing ratio (TDSR) considerations remain a key factor in determining loan eligibility. Most financial institutions will not approve mortgage facilities where total debt servicing obligations—encompassing housing loans, car loans, credit card commitments, and other liabilities—exceed 55% of gross monthly income. For properties in the HDB sector, this framework generally ensures that purchasers enter their properties with adequate financial headroom rather than overextending their balance sheets.

Lease Tenure and Long-Term Value Considerations

HDB leases typically commence at 99 years, with lease lengths resetting upon resale in the HDB market (subject to standard eligibility criteria). The 99-year lease tenure, whilst finite compared to freehold arrangements, remains the standard HDB framework and reflects governmental housing policy objectives. Buyers should understand that as leases approach their final decades—typically considered to commence below 30 years—resale dynamics may shift, with some purchasers exhibiting greater caution about properties approaching extended usage limitations.

The HDB resale market has historically demonstrated resilience even across broader economic cycles, supported by the consistent underlying demand generated by Singapore's housing needs. Properties in accessible locations such as Yishun have generally held their value better than their equivalents in less conveniently situated precincts.

Regulatory and Tax Framework for Second Purchasers

Purchasers acquiring this property as a second residential property should be aware of Additional Buyer's Stamp Duty (ABSD) implications. Under current legislation, a Singapore Citizen purchasing a second residential property is subject to ABSD at a rate of 20% applied to the purchase price. This tax obligation exists alongside standard Buyer's Stamp Duty and other conveyancing costs, meaningfully increasing the total acquisition cost for such transactions. For example, a purchase price of S$300,000 would attract ABSD of S$60,000 in addition to standard duties and legal fees, effectively increasing the cost of acquisition by roughly 20%. Second-property buyers should factor this substantial tax obligation into their financial planning and investment return calculations.

Competitive Context and Estate Dynamics

Yishun's competitive positioning within Singapore's HDB resale market reflects its maturity, accessibility, and established community infrastructure. Nearby estates such as Sembawang and Ang Mo Kio offer comparable accessibility and amenity profiles, creating a competitive environment that generally supports market transparency and fair pricing mechanisms. Purchasers evaluating options across this north-central region will likely find that property values reflect location, transport accessibility, and flat configuration in relatively consistent patterns across multiple precincts.

The developmental pipeline in the North region remains moderately active, with various infill and renewal initiatives underway under HDB's ongoing estate management programme. These initiatives typically enhance rather than detract from existing estate values, as they improve surrounding infrastructure and amenity offerings whilst respecting the character of mature neighbourhoods.

Long-Term Outlook and Suitability Assessment

Properties at 816 Yishun Street 81 suit multiple buyer categories effectively. First-time homebuyers benefit from entry-level pricing and transparent regulatory frameworks. Upgraders appreciate the access to additional space and established amenities. Investors find appeal in the combination of accessible transport, predictable rental demand, and straightforward lease structures. For each cohort, success depends on aligning personal circumstances—income stability, household composition, investment timeline, and financial capacity—with the property's characteristics and market context. Professional advice from qualified financial advisors and legal practitioners remains prudent before committing to any purchase decision.

Frequently Asked Questions

What rental yield might I expect if I purchase a unit at 816 Yishun Street 81 as an investment property?

HDB flats in accessible locations such as Yishun typically generate gross rental yields between 2% and 4% per annum, though actual returns depend on specific unit configuration, exact floor level, and prevailing market rental rates at the time of acquisition. Units offering efficient layouts and convenient positions relative to the nearby Khatib MRT Station generally command stronger rental demand than equivalently priced properties in less accessible pockets. Rental market dynamics for HDB properties have historically remained stable across economic cycles, reflecting consistent demand from working professionals, students, and families attracted to the combination of affordability and convenience. Prospective investors should model conservative yield assumptions and account for ongoing maintenance obligations, property tax, and potential void periods between tenancies when evaluating investment returns.

How does pricing at 816 Yishun Street 81 compare to recent per-square-foot transactions in the Yishun HDB resale market?

HDB resale pricing in Yishun has historically reflected location, unit configuration, and MRT accessibility with reasonable consistency across the estate. Properties proximate to Khatib MRT Station command modest premiums relative to flats in more remote pockets of the precinct, though the differential typically ranges between 3% and 8% for equivalent unit types and floor conditions. Recent transactional data across the Yishun HDB resale market suggests prices per square foot varying across a meaningful range depending on flat age, renovation condition, and specific address, with well-maintained units in accessible locations performing more favourably in buyer assessments. Prospective purchasers should engage licensed property agents to obtain recent comparable transaction data within the immediate vicinity, thereby establishing accurate market positioning for units under consideration. The resale market generally reflects transparent pricing mechanisms, as HDB properties maintain standardised configurations and lease structures that facilitate straightforward market comparisons.

What Additional Buyer's Stamp Duty (ABSD) implications should a Singapore Citizen consider if purchasing this as a second residential property?

Singapore Citizens purchasing a second residential property face an Additional Buyer's Stamp Duty charge of 20% calculated on the purchase price, applied in addition to standard Buyer's Stamp Duty and other conveyancing costs. For a typical HDB purchase at 816 Yishun Street 81, this 20% ABSD obligation represents a substantial outlay—for example, a S$300,000 purchase would incur ABSD of S$60,000 before accounting for standard duties and legal expenses. This tax obligation meaningfully increases the true cost of acquisition and should be carefully factored into financial planning and investment return projections, as it effectively reduces net yield outcomes for investor-purchasers. Purchasers should consult qualified tax advisors or legal professionals to understand the full implications of ABSD and to explore whether any exemptions or deferrals might apply to their specific circumstances, particularly if they hold other properties or face complex ownership structures.

What lease decay risk should I understand for this 99-year HDB leasehold, and how might it affect long-term resale value?

HDB properties commence with 99-year leases from their date of first occupation; as leases age and decline below 30 years remaining, resale market dynamics may begin to shift, with some purchasers exhibiting greater caution about properties approaching extended usage limitations. The HDB resale framework allows remaining lease periods to reset upon successful resale for eligible purchasers, though this mechanism does not eliminate the underlying concern that properties with very short leases may face reduced buyer interest and competitive positioning. Historically, properties in Yishun and comparable mature estates have demonstrated resilience across multiple market cycles, suggesting that strong underlying location and transport accessibility help maintain values even as leases age. Purchasers should be aware that lease length will eventually become a material consideration in resale valuations, though for properties currently at 816 Yishun Street 81—typically offering substantial remaining lease periods—this concern remains distant and secondary to other value drivers.

How does proximity to Khatib MRT Station affect demand and long-term capital appreciation for properties at 816 Yishun Street 81?

Proximity to major MRT stations has consistently underpinned demand and capital appreciation patterns across Singapore's HDB resale market, as the North-South Line (NS14) at Khatib provides working professionals with efficient access to commercial nodes across the city. Properties within a 10-minute walk of the station command more resilient rental interest and typically demonstrate stronger value retention than equivalently configured flats in more remote estate pockets. The accessibility advantage particularly benefits purchasers without private vehicles and families valuing convenient public transport links for commuting and leisure activities. Historical analysis of comparable mature estates suggests that properties with established MRT access have outperformed their equivalents lacking comparable transport connectivity, reflecting the premium Singapore's property market assigns to proximity and convenience. Long-term capital appreciation for HDB properties remains intrinsically linked to transport accessibility, with well-connected precincts generally showing superior performance across extended holding periods.

Which buyer profiles find 816 Yishun Street 81 most suitable—first-timers, upgraders, HNW investors, or rental-yield focused purchasers?

First-time buyers represent a natural constituency for HDB properties at 816 Yishun Street 81, as the entry-level pricing, transparent regulatory framework, and established neighbourhood infrastructure reduce acquisition barriers compared to private-market alternatives. Upgraders transitioning from smaller HDB units or seeking enhanced amenities find appeal in Yishun's mature estate offerings and established community facilities. Yield-focused investors value the combination of predictable rental demand, straightforward lease structures, and accessible transport connectivity that characterises well-positioned HDB properties in this precinct. Whilst high-net-worth purchasers occasionally acquire HDB properties—particularly as portfolio diversification vehicles or for owner-occupation—they typically gravitate toward premium private residential developments offering greater luxury finishes and exclusive amenities. For first-timers and upgraders, 816 Yishun Street 81 represents a pragmatic housing solution aligned with their financial capacity and lifestyle requirements; for investors, the property offers predictable yield characteristics within Singapore's transparent HDB framework.

What TDSR headroom and financing feasibility should I expect at typical price points for properties in this development?

Most financial institutions apply a Total Debt Servicing Ratio (TDSR) ceiling of 55%, meaning that total debt obligations—encompassing housing loans, car loans, credit cards, and other liabilities—cannot exceed 55% of gross monthly income. For an HDB property at 816 Yishun Street 81 at typical price points, purchasers with stable employment and minimal other debt obligations generally qualify for loan facilities covering 75% to 90% of the purchase price, with down payments drawn from CPF ordinary balances or cash savings. As an illustrative example, a purchaser with gross monthly income of S$6,000 could typically service a mortgage of approximately S$2,750 monthly—sufficient to cover a substantial HDB purchase—whilst maintaining comfortable TDSR compliance. The HDB's concessional loan schemes and broad private bank participation further enhance financing accessibility for eligible purchasers compared to private property transactions. Prospective buyers should engage financial advisors to model their specific circumstances and confirm financing capacity before committing to purchase negotiations.

How does 816 Yishun Street 81 compare to nearby competing HDB developments in terms of location and value proposition?

Yishun competes within a cluster of mature HDB estates including Sembawang and Ang Mo Kio, each offering comparable accessibility and community infrastructure within Singapore's north-central region. Properties at 816 Yishun Street 81 benefit from direct Khatib MRT Station proximity and established neighbourhood amenities including schools, retail centres, and food courts, positioning them competitively within this local precinct. Neighbouring estates may offer marginal variations in accessibility or specific facility profiles—for instance, differing wet market configurations or educational institution proximity—but the broader value propositions remain relatively consistent across the region. Pricing differentials between competing nearby estates typically reflect specific location advantages or disadvantages rather than fundamental demand divergence, suggesting that purchasers evaluating options across Yishun, Sembawang, and Ang Mo Kio will encounter reasonably transparent market comparisons. The maturity of all three estates, combined with established transport connectivity and community infrastructure, supports stable demand and consistent resale market activity across the entire precinct.

Are certain unit stacks, floor levels, or orientations at 816 Yishun Street 81 likely to command better value or appreciation potential?

Higher floor levels within HDB blocks typically command modest premiums in the resale market, reflecting buyer preferences for reduced noise from street-level activity and improved ventilation characteristics; upper-floor units often achieve 3% to 7% price premiums relative to equivalent lower-floor alternatives in comparable buildings. Unit orientation significantly influences practical utility and perceived value—properties facing quieter roads or open green spaces generally attract stronger buyer interest than those overlooking busy thoroughfares or adjacent commercial activity. Corner units, where available, often command premiums reflecting superior ventilation and reduced exposure to neighbouring unit noise transmission. Mid-block units occasionally represent value opportunities for price-conscious purchasers willing to accept marginal orientation disadvantages in exchange for lower acquisition costs. Purchasers should inspect specific units personally, assessing noise levels, natural light quality, and practical livability factors, as published floor plans cannot fully capture these important subjective characteristics. Unit configuration—including kitchen efficiency, living space layout, and balcony accessibility—equally influences buyer appeal and should factor prominently in unit selection decisions.

What future supply pipeline exists in the North region that might influence long-term demand and pricing at 816 Yishun Street 81?

The North region HDB development pipeline remains moderately active, with ongoing renewal initiatives and selective infill projects under Singapore's Housing and Development Board strategic planning framework. Recent and planned developments—including estate rejuvenation efforts and new flat construction in adjacent precincts—may incrementally increase supply within the broader north-central region, though such additions typically enhance rather than constrain resale market activity by improving surrounding infrastructure and amenity offerings. The maturity of Yishun estate suggests that major new HDB construction within the immediate precinct remains unlikely, as the estate reached substantial completion decades ago and undergoes predominantly maintenance and selective refresh activities rather than wholesale expansion. Private residential development in the broader North region may theoretically represent indirect competition for HDB property demand, though price differentials and regulatory frameworks typically maintain these as relatively separate market segments serving distinct buyer cohorts. Long-term demand for HDB properties at 816 Yishun Street 81 should remain underpinned by consistent housing needs across Singapore's resident population and the continuing appeal of accessible, affordably priced homeownership opportunities in established neighbourhoods.

[For Rent] Hdb Flat At 816 Yishun Street 81 — From S$900