Type

Units

Min Area

Price Range

3 BR (4-Room HDB)

1119 sqft

S$615K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$615K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$123K on this acquisition.
Located 12 min (980 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

Average resale price for 4 ROOM flats in Yishun over the last 6 months: S$553K.

Based on HDB resale and rental transactions from data.gov.sg for 4 ROOM flats in Yishun. Past performance doesn't guarantee future prices — figures are indicative, not a valuation of this specific unit.

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820 Yishun Street 81: Established HDB Community in the Heart of Yishun

Located at 820 Yishun Street 81, this HDB development anchors one of Singapore's most established residential neighbourhoods. Positioned within the Yishun planning area, the estate benefits from decades of community infrastructure investment and strong social fabric. Units are available from S$615,000, reflecting the mature precinct's accessibility and stability. The development appeals to multiple buyer profiles—first-time upgraders, young families, and investors seeking steady rental yields in a well-serviced residential zone.

The neighbourhood sits approximately 12 minutes' walk (980 metres) from Khatib MRT Station on the North-South Line, offering straightforward connectivity to the city centre and other major employment nodes. This proximity to public transport has historically supported both occupancy rates and capital appreciation, as it reduces reliance on private vehicles and broadens the tenant pool for investors.

Layout and Design Philosophy

Units at 820 Yishun Street 81 feature thoughtfully proportioned floor plans that maximise usable space within the confines of public housing design standards. Three-bedroom configurations span approximately 1,119 square feet, providing ample room for multi-generational families or those who require dedicated home office space. Living areas are oriented to capture natural ventilation and daylight, a design hallmark that reduces cooling costs and enhances livability in Singapore's tropical climate.

The kitchens are generously sized compared to older HDB stock, reflecting evolving lifestyle preferences and cooking practices within Singaporean households. All bedrooms adopt a roughly square footprint, eliminating narrow or awkwardly proportioned spaces that compromise furniture placement and functional use. This efficiency-focused layout is particularly attractive to buyers who wish to avoid costly renovations immediately after purchase, enabling them to occupy their new home sooner and with lower outlay on immediate refurbishment.

Surrounding Amenities and Lifestyle Appeal

The estate sits within walking distance of critical neighbourhood services. Khatib shops and general amenities cluster just six minutes on foot, offering convenience for daily errands and social outings. Multiple supermarket options—FairPrice, Sheng Siong, and Cold Storage—are accessible within five minutes, streamlining household provisioning. For families prioritising education, Naval Base Primary and Peiying Primary School lie within one kilometre, simplifying school commutes and after-school logistics.

Yishun Stadium and the adjacent sports hall provide structured recreational facilities for residents of all ages, from junior sports programmes to adult fitness activities. The HometeamNS Khatib facility directly opposite the development caters to military-linked communities and their families, adding social infrastructure of particular relevance to defence and uniformed-service households. Khatib Polyclinic, positioned seven minutes' walk away, ensures that routine medical care and health screening are readily accessible without lengthy travel times.

Market Context and Buyer Suitability

Units at this development attract diverse buyer demographics. First-time upgraders from smaller one- and two-room flats appreciate the tangible increase in living space and the established, low-disruption neighbourhood environment. Young families benefit from proximity to schools, child-friendly recreational spaces, and a neighbourly community with stable demographics. Investors view the estate favourably given its consistent demand from mid-market renters, proximity to Khatib MRT, and the relative affordability of entry relative to newer estates.

For high-net-worth buyers seeking portfolio diversification through HDB holdings, this development offers lower acquisition cost per square foot compared to freehold or high-rise private residential options, allowing capital deployment across multiple properties to reduce concentration risk. The established nature of the precinct—with mature trees, settled community patterns, and predictable maintenance costs—appeals to those who prioritise stability and transparency over speculative appreciation.

Lease Tenure and Long-Term Ownership Considerations

Properties within 820 Yishun Street 81 carry varying remaining lease terms, with some units featuring approximately 61 years of unexpired tenure. Buyers evaluating long-term ownership should carefully assess the interaction between remaining lease length and projected life-cycle needs. A property with 61 years remaining is suitable for current-generation occupancy and into early retirement years, though resale appeal will gradually decline as the lease edge shortens below 60 years—a psychologically and financially significant threshold for many second-hand buyers.

Lease decay becomes a material factor in resale valuations once the remaining term dips below 50 years. Prudent long-term owners should factor anticipated resale timelines into their lease evaluation, recognising that holding periods extending beyond 20–25 years will substantially erode property value, regardless of neighbourhood strength or amenity proximity. First-time buyers with longer holding horizons may find lease terms approaching or at the 60-year mark acceptable; investors targeting medium-term rental strategies should carefully model cash-flow impact should they subsequently require sale.

Transportation and Accessibility

The North-South Line connection via Khatib MRT Station (NS14) positions 820 Yishun Street 81 on one of Singapore's busiest and most utilised MRT corridors. The NS Line services major employment clusters including Marina Bay (financial sector), Raffles Place (banking), and the Orchard–Somerset corridor (retail and hospitality), making commutes manageable for workers across these key sectors. The station also connects seamlessly to the Circle Line at Dhoby Ghaut, extending accessibility to the east coast, west coast, and outer ring developments without requiring bus transfers.

For families with children attending secondary schools in the central zone or students enrolled at polytechnics and universities along the corridor, the MRT connection significantly simplifies daily logistics compared to bus-dependent estates. This transportation advantage has historically supported demographic retention and intergenerational stability within the neighbourhood.

Investment and Financing Considerations

Buyers financing through HDB or bank mortgages should note that loan eligibility and quantum depend on income levels, existing liabilities, and the Total Debt Servicing Ratio (TDSR) framework. At entry-level pricing around S$615,000, first-time buyer couples with combined household incomes of S$8,000–S$12,000 monthly will typically qualify for near-complete loan coverage (up to 80% of valuation), resulting in manageable monthly instalments of S$2,500–S$3,500 over 25–30-year tenures, depending on interest rates and tenure selection.

Second-property purchasers must factor in Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, significantly increasing total acquisition cost. For a property valued at S$615,000, ABSD liability would reach approximately S$123,000, elevating the true cash outlay before stamp duty, legal fees, and renovation reserves. Investors should model rental yield against this elevated base-cost to ensure returns justify the additional tax burden; properties in this price band typically generate gross rental yields of 3–4%, which may or may not exceed opportunity costs in alternative investments.

Neighbourhood Stability and Capital Growth Outlook

Yishun has matured over three decades into one of Singapore's most stable residential precincts, with balanced demographic profiles and consistent demand for rental units. Unlike emerging estates where population booms and infrastructure development create volatility, Yishun's established infrastructure and neighbourhood character suggest measured, gradual appreciation aligned with island-wide wage and household-income growth rather than speculative upside.

The district's Master Plan designation includes continued focus on amenity enhancement rather than major residential densification, limiting oversupply risk. Future property value trajectories will likely reflect broader macroeconomic conditions—interest-rate cycles, employment trends, and HDB policy adjustments—rather than supply shocks or neighbourhood transformation. This stability appeals to risk-averse buyers and long-term holder-occupants who prioritise predictability and downside protection over spectacular capital gains.

Frequently Asked Questions

What is the estimated rental yield for investors purchasing units at 820 Yishun Street 81?

Gross rental yields for three-bedroom units at 820 Yishun Street 81 typically range from 3% to 4% per annum, based on market rents of S$2,200–S$2,600 monthly for comparable layouts in the Yishun precinct. Net yields after accounting for property tax, maintenance contributions, and minor upkeep costs generally settle in the 2.2%–3.2% band, making this development moderately attractive for yield-focused investors rather than speculative capital-appreciation strategies. However, the well-established neighbourhood and consistent demand from rental tenants seeking proximity to Khatib MRT provide stable occupancy rates (typically 95%+ in mature estates), reducing vacancy risk relative to newer, untested developments in emerging districts.

How does pricing per square foot at this development compare to recent transactions in Yishun?

Units at 820 Yishun Street 81, priced around S$615,000 for approximately 1,119 sqft, equate to roughly S$550 per sqft, positioning them competitively within the Yishun secondary market for three-bedroom HDB flats. Recent comparable transactions for similar-vintage units in established Yishun blocks have ranged from S$500–S$580 per sqft depending on remaining lease tenure, floor level, and unit orientation. The pricing reflects the mature neighbourhood's stable demand, Khatib MRT accessibility, and the mixed-lease inventory; units with longer unexpired terms typically command the higher end of this range, whilst those approaching 50-year lease thresholds price toward the lower boundary. Compared to newer estate comparables in the north (Sembawang, Admiralty), Yishun generally trades 5–10% cheaper per sqft, reflecting the established rather than newly-launched market positioning.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a second-property purchaser?

A Singapore Citizen purchasing a second residential property at 820 Yishun Street 81 incurs ABSD at 20% of the purchase price, meaning a S$615,000 acquisition would attract approximately S$123,000 in stamp duty liability on top of the base purchase price. This elevates total acquisition cost (before legal fees, disbursements, and renovation) to roughly S$738,000, a material consideration for investors comparing internal rates of return against other asset classes or alternative property investments. The 20% ABSD applies only to the second and subsequent residential properties; PR and foreign buyers face higher rates (20–25% depending on citizenship), whilst first-time Singapore Citizen buyers are exempt from ABSD entirely, making this development particularly attractive for upgraders moving from one-room or two-room flats to three-bedroom configurations.

How does the 61-year remaining lease impact long-term resale value and financing?

A remaining lease term of approximately 61 years is acceptable for medium- to long-term owner-occupation by current-generation buyers but will begin triggering valuation softness once the lease drops below 50 years in 9–19 years' time. Most financial institutions lend up to 80% of valuation on HDB properties with 60+ years remaining, but loan eligibility gradually tightens as the lease edge shortens; properties with fewer than 30 years remaining often face restricted financing access and dramatically lower valuations. Buyers intending to hold for 25+ years should carefully model anticipated resale timing and remaining-lease valuations at the point of sale; properties held beyond age 80–85 years (further 20+ years) face sharply accelerated lease-decay discounting and may become difficult to sell, particularly if the owner-occupant wishes to downsize during retirement. Investors should prioritise medium-term hold periods (7–15 years) to exit whilst the lease remains above 50 years and financing conditions favour buyer pools.

How does Khatib MRT Station proximity affect demand, occupancy, and capital appreciation?

The 12-minute walk to Khatib MRT Station (North-South Line) is a primary demand driver for 820 Yishun Street 81, expanding the tenant pool to white-collar workers commuting to Marina Bay, Raffles Place, and city-centre employment clusters without lengthy transfers or reliance on private vehicles. Rental occupancy rates for MRT-proximate HDB blocks in established precincts typically exceed 95%, compared to 80–90% for bus-dependent estates, reducing landlord vacancy risk and supporting stronger yield stability. Historical capital appreciation data for Yishun blocks within 10–15 minutes of MRT stations shows annual gains of 1.5–2.5%, roughly aligned with island-wide nominal wage growth and CPI inflation, rather than speculative outsized appreciation seen in newly-launched developments. The MRT linkage also supports demographic stability and intergenerational retention, as families prioritise accessibility for school commutes and work journeys, limiting neighbourhood disruption and supporting predictable valuations over 20–30-year horizons.

Which buyer profiles are best suited to 820 Yishun Street 81?

First-time upgraders moving from one- and two-room flats to three-bedroom owner-occupied housing find this development ideal, combining affordability (entry-level pricing below S$650,000), spacious layouts (1,119 sqft), and mature neighbourhood stability with strong schools and family amenities. Young professional couples seeking rental accommodation near Khatib MRT for 3–5-year tenures find the estate attractive due to consistent unit supply and moderate rents; landlords can expect 3–4% gross yield with reliable tenant demand. Investors building diversified HDB portfolios appreciate the lower per-sqft pricing relative to newer estates, allowing capital deployment across multiple blocks to reduce concentration risk. Retirees downsizing from larger private homes appreciate the compact, efficient floor plans and proximity to polyclinic care; the established neighbourhood's stable demographics and neighbourly environment appeal to those seeking low-disruption, predictable living. High-net-worth buyers do not typically prioritise this development, as HDB ownership offers limited tax advantages and the appreciation profile aligns with nominal economic growth rather than capital-gains opportunities available through private residential markets.

What TDSR headroom and financing capacity should buyers expect at typical price points?

A coupled household with combined gross income of S$10,000 monthly purchasing a unit at S$615,000 with a 25-year mortgage tenure and typical interest rates (3–3.5%) will incur monthly instalments of approximately S$2,700–S$2,900, representing roughly 27–29% of household income before property tax and maintenance costs—comfortably within the TDSR ceiling of 60% total debt obligations and the HDB lending cap of 80% valuation. Single-income earners or those with existing liabilities (vehicle loans, personal loans, credit cards) face tighter TDSR calculations; a S$6,000 monthly salary limits borrowing capacity to approximately S$480,000–S$500,000 after factoring existing debts, requiring 15–20% down-payment (S$92,000–S$123,000) from savings. Buyers with marginally passing TDSR scores should note that interest-rate increases or employment disruptions can trigger repayment stress; financial advisers recommend maintaining 12–18 months of mortgage reserves before committing to purchase. First-time buyers aged below 35 with stable employment in large corporations or public service (civil service, military, GLCs) typically qualify for more favourable lending terms and higher approval quantum.

How does 820 Yishun Street 81 compare to nearby competing HDB developments?

Comparable three-bedroom units in nearby Yishun blocks (e.g., Yishun Central, Yishun West) typically price within S$580,000–S$650,000 depending on remaining lease, unit orientation, and floor level; 820 Yishun Street 81's pricing around S$615,000 positions it competitively mid-range. Newer estates in emerging districts like Woodlands, Sembawang, and Admiralty command S$650,000–S$750,000 for similar specifications but offer longer lease tenure (30+ years additional) and updated bathroom/kitchen fittings, justifying the premium for buyers prioritising modern finishes over affordability. Established Yishun blocks offer more mature community infrastructure and faster MRT access (Khatib is one of the line's busiest stations), offsetting the ageing building stock—a trade-off that appeals to renters and upgraders but may deter owner-occupants prioritising cosmetic newness. North-facing alternatives in Ang Mo Kio or Serangoon (Central or Seletar precincts) require longer transport times to key employment zones despite similar pricing, making 820 Yishun Street 81's MRT proximity a distinct competitive advantage for commuter households.

Which unit stacks, floor levels, or orientations offer best value at this development?

Mid-floor units (levels 4–8) typically offer superior value relative to ground-floor units, which experience higher noise from traffic and reduced natural ventilation despite marginal price discounts of 2–3%. Upper floors (9–12) command modest premiums of 3–5% for enhanced views and morning light exposure but provide diminishing utility in a four-to-five storey block where penthouse advantages are minimal. North-east and east-facing units capture morning prevailing winds and natural daylight without excessive afternoon solar heat gain, reducing air-conditioning running costs and supporting perceived liveability—these orientations command neutral to slight premiums of 1–2% relative to west-facing alternatives. Units positioned next-to-corner or at block ends avoid mid-corridor layouts susceptible to sound transmission from lifts and neighbouring units, improving acoustic comfort; buyers should factor 2–3% value uplift for these positions. Budget-conscious investors seeking rental yield should prioritise mid-floor, east-facing units without corner premiums, which typically achieve 5–10% lower acquisition cost whilst maintaining comparable rental demand and occupancy—the price savings directly improve yield quantum.

What is the future supply pipeline and development trajectory for the Yishun district?

Yishun's Master Plan designation emphasises selective amenity enhancement and community infrastructure upgrades rather than major new residential releases, indicating limited oversupply risk in coming years. The HDB's Build-to-Order (BTO) programme occasionally releases units in emerging Yishun precincts (e.g., Yishun North), but these target first-time buyers and typically exhaust allocation within weeks; secondary-market units at 820 Yishun Street 81 face minimal direct competition from new BTO launches. Transport improvements—including potential Circle Line extension considerations and bus-rapid-transit initiatives—may modestly enhance connectivity over 10–15-year horizons without dramatically reshaping neighbourhood demand. Demographic trends indicate continued preference among young families and upgraders for MRT-proximate, established estates with mature schools and recreational facilities, supporting steady rental demand and stable owner-occupancy rates. Macro factors including future HDB lease-termination policies (currently set at 99-year lease horizon) and potential lease-renewal frameworks remain under government consideration; buyers with 61-year leases should monitor HDB policy announcements regarding lease extension eligibility, as future clarifications may influence long-term holding appeal and resale strategies.

Hdb Flat At 820 Yishun Street 81 — From S$615K