Type

Units

Min Area

Price Range

4 BR

1528 sqft

S$935K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$935K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$187K on this acquisition.
Located 6 min (540 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.

824 Yishun Street 81: Spacious Family Living in Established North Singapore

Situated in the heart of Yishun, one of Singapore's most mature and well-established residential estates, 824 Yishun Street 81 represents a compelling option for families seeking substantial living space without the premium price tag of newer developments. This Housing & Development Board project brings together the practical advantages of an older, fully-developed neighbourhood with units designed to accommodate the needs of multi-generational households and growing families.

The development's strategic location within Yishun positions residents in an area renowned for its stability, comprehensive amenities, and strong sense of community. The neighbourhood has evolved over decades into a self-contained ecosystem, with established schools, local markets, religious institutions, and recreational spaces all within walking distance or short travel times. This maturity means that infrastructure and social fabric are already fully developed, eliminating uncertainty about future neighbourhood conditions.

Proximity to Public Transport and Connectivity

One of the key advantages of this address is its accessibility to the Mass Rapid Transit network. Located approximately 6 minutes' walk (around 540 metres) from NS14 Khatib MRT Station, the development offers residents direct connections to both the northern and central regions of Singapore. Khatib Station sits on the North-South Line, one of Singapore's most utilised transport arteries, providing seamless travel to the Marina Bay business district, the city centre, and southern residential areas. This connectivity fundamentally shapes the appeal of the address for working professionals, making daily commutes to virtually any part of the island straightforward and predictable.

The walk distance to Khatib Station is particularly noteworthy—it represents a genuinely accessible journey rather than a token proximity figure. Residents with young children or elderly family members can reach the station without excessive effort, whilst those commuting during peak hours benefit from knowing they are just a few minutes away from reliable public transport. This accessibility has historically supported strong demand for properties in this catchment area.

Unit Configuration and Spatial Planning

The four-bedroom, two-bathroom configuration with approximately 1,528 square feet of built area provides a substantial living environment. For Singapore standards, this footprint offers genuine flexibility in how families organise their households. A dedicated study or fourth room can serve as a home office, gaming space, or guest bedroom—a feature increasingly relevant as hybrid work arrangements become commonplace. The presence of two bathrooms is particularly practical for larger households, reducing morning bottlenecks and improving convenience for daily routines.

The internal layout of units of this size in Yishun's HDB developments typically incorporates efficient traffic flow, natural ventilation across multiple rooms, and kitchen designs that accommodate modern living styles. Built-in storage solutions and adequate ceiling heights are standard, contributing to a sense of spaciousness that smaller units cannot match.

Yishun as a Residential Choice

Yishun has sustained its position as a preferred neighbourhood for families and investors alike throughout multiple property cycles. The estate's age—it was developed during the 1970s and 1980s—means that most infrastructure is mature and reliable. Schools, from primary through secondary levels, are well-established and integrated into the community. The neighbourhood supports a vibrant mix of hawker centres, supermarkets, and specialist retail, ensuring that daily living does not require travel to other areas.

For families with school-age children, Yishun offers particular advantages. Multiple primary and secondary schools operate within the estate, meaning many children can walk to school or enjoy short bus rides. This reduces the logistical burden on parents and allows children to maintain strong ties to their immediate neighbourhood.

Investment Considerations and Holding Potential

Properties in established HDB estates like Yishun demonstrate resilient value retention. Whilst appreciation rates may not match new launches or premier central locations, the stability of these addresses attracts a broad buyer base spanning upgraders, downsizers, and investors. The four-bedroom configuration appeals to a wide demographic—young families expanding their households, multi-generational homes combining extended family members, and investors targeting the rental market for larger units suitable for multiple occupants or small group living arrangements.

The lease tenure of HDB flats is a defining characteristic of this property class. As statutory leases on HDB land run their course, the resale market adjusts to reflect the remaining term. Prospective buyers should be aware of the lease position and its implications for long-term holding and eventual resale to ensure alignment with personal investment timelines and financial objectives.

Neighbourhood Character and Lifestyle

Beyond structural amenities, Yishun embodies a particular lifestyle characterised by community-oriented living. The estate hosts regular community events, strong resident associations, and active grassroots networks. Families benefit from established playgrounds, community clubs, and sports facilities managed by the People's Association. For those seeking a quieter, less frenetic environment than central Singapore, whilst maintaining convenient transport links, Yishun offers an attractive balance.

The area's dining and entertainment options have expanded significantly over the past decade. New shopping malls and food establishments have injected contemporary vitality into the estate, whilst preserving its essential character as a family-friendly, neighbourhood-focused area.

Practical Considerations for Buyers

Prospective purchasers should assess their personal circumstances—family size, work location, lifestyle preferences, and investment horizon—against the specific attributes of this address and property type. HDB flats represent a distinct asset class within Singapore's property market, with regulatory frameworks, financing options, and resale mechanics that differ significantly from private condominiums. Understanding these differences is essential for making an informed decision.

The four-bedroom format positions this development within a specific segment of the market, appealing particularly to families seeking genuine living space and investors targeting household-scale rental operations. The proximity to Khatib MRT and the comprehensive amenities of Yishun combine to create a practical and accessible residential proposition for a broad range of buyer profiles.

Frequently Asked Questions

What rental yield can investors reasonably expect from units at 824 Yishun Street 81?

Four-bedroom HDB units in Yishun typically command monthly rents ranging from S$3,200 to S$3,800, depending on floor level, unit orientation, and exact configuration. With purchase prices in the mid-900s to over S$1 million range, this translates to gross rental yields of approximately 3.5–4.5% per annum. However, investors must factor in property tax, maintenance fees, and potential vacancy periods; net yields are typically 2.5–3.5% after these outgoings. The broader Yishun rental market remains steady rather than rapidly appreciating, reflecting the estate's mature demographic profile and established supply of family-sized rental stock. Investors should view Yishun units as yield-focused, stable-value propositions rather than aggressive capital appreciation plays.

How does the price per square foot at 824 Yishun Street 81 compare to recent transactions in the Yishun area?

Recent HDB transactions in Yishun for four-bedroom units have transacted at approximately S$600–S$650 per square foot, placing this development within the mainstream market range for the estate. The price point reflects Yishun's maturity and established supply—it is neither discounted nor commanding a premium relative to comparable units in neighbouring blocks. Transacted prices in Yishun tend to track closely with HDB resale price indices rather than deviating significantly by location within the estate. Buyers should use the S$600–S$650 psf benchmark when evaluating value relative to other four-bedroom family units across Yishun; any significant deviation from this range warrants specific investigation into unit-level factors such as floor height, corner orientation, or maintenance condition.

What is the ABSD liability for a Singapore Citizen purchasing a second residential property at this development?

A Singapore Citizen buying a second residential property is liable for Additional Buyer's Stamp Duty at a rate of 20% on the purchase price. For a unit purchased at S$935,000, this equates to S$187,000 in ABSD—a substantial upfront cost that significantly impacts total acquisition expenses. This 20% ABSD applies to both freehold and leasehold properties and is payable at the point of purchase, necessitating careful cash-flow planning and sometimes impacting financing arrangements. First-time buyers (purchasing their first residential property) are exempt from ABSD entirely, whilst permanent residents face similar rates. Upgraders and investors must incorporate this 20% ABSD liability into their financial models and funding strategies when evaluating acquisition costs for units at this development.

What lease decay risk should buyers be aware of, and how does this affect long-term resale value?

HDB leases are granted for 99-year terms, and as the lease approaches its end, resale values experience increasingly rapid depreciation—a phenomenon known as lease decay. Properties below 30 years remaining lease face significantly reduced appeal to both owner-occupiers and investors, as banks become more conservative with financing and buyers perceive heightened renewal risk. Whilst lease renewal schemes exist, they are not guaranteed and involve complex negotiations with the Housing & Development Board. Buyers purchasing at 824 Yishun Street 81 should ascertain the exact years remaining on the specific unit and factor in the trajectory of diminishing value as the lease ages. For those planning to hold units for 15+ years, or expecting eventual resale at a strong price, understanding the lease position is essential—units approaching 50–60 years remaining should only be purchased if the buyer can hold indefinitely or has substantial equity cushion to absorb future depreciation.

How does proximity to Khatib MRT Station influence long-term demand and capital appreciation prospects?

Proximity to an MRT station is one of the strongest determinants of HDB property demand and resale value stability. Khatib Station's location 6 minutes' walk away ensures consistent demand from commuters, working professionals, and families prioritising transport accessibility. Historically, properties within 400–600 metres of a functioning MRT station command 10–15% price premiums over equivalent units 1.5+ kilometres away. This accessibility also supports rental demand, as tenants actively seek locations with convenient public transport. The North-South Line's reliability and breadth of coverage further reinforce Khatib's strategic importance. Whilst Yishun itself is unlikely to experience explosive appreciation, the MRT proximity provides a floor of sustained demand, protecting against the steeper depreciation curves experienced by isolated HDB pockets. Capital appreciation is modest but steady, typically aligned with broader HDB market movements rather than outpacing them.

Is 824 Yishun Street 81 suitable for high-net-worth buyers, upgraders, first-time buyers, and investors respectively?

First-time buyers find strong appeal in this development—the four-bedroom format provides substantial family space, MRT proximity eases commuting, and the Yishun location offers mature infrastructure without premium pricing. The absence of ABSD liability is a financial advantage. Upgraders transitioning from smaller units benefit similarly, gaining genuine additional space for growing households. HNW (high-net-worth) buyers are less commonly primary occupants here, though some acquire units as portfolio diversification or family investments; the modest price point and straightforward HDB mechanics make it a low-complexity acquisition. Investors view four-bedroom units as attractive for household-scale rental operations, targeting families or sharers willing to pay substantive monthly rent; the yield profile (3.5–4.5% gross) appeals to steady-income-focused investors rather than pure appreciation seekers. Downsizers moving from larger private properties may find the space and neighbourhood alignment appealing, though some are discouraged by HDB's inherent constraints and regulatory frameworks. Each profile should evaluate whether the four-bedroom format, Yishun's character, and HDB lease mechanics align with their specific goals.

What is the TDSR impact and typical financing headroom for buyers at this price point?

The Total Debt Servicing Ratio (TDSR) is a regulatory ceiling capping monthly debt servicing at 60% of gross monthly income. For properties priced around S$935,000 with typical HDB loan amounts of S$600,000–S$700,000, monthly mortgage servicing runs S$3,500–S$4,200 depending on tenure and rate. A buyer would need gross monthly income of approximately S$5,800–S$7,000 to comfortably pass TDSR assessment, leaving modest headroom. Most employed Singaporeans earning S$6,500–S$8,000+ monthly can secure financing without TDSR constraint, though the percentage is material and limits additional borrowing capacity. Co-borrowing (adding a spouse or family member) significantly enhances financing headroom; couples with combined income above S$10,000 monthly typically have minimal TDSR friction. First-time buyers may qualify for HDB loan schemes with slightly advantageous terms compared to refinancing options available to subsequent buyers. Prospective purchasers should engage banks early to confirm exact financing capacity before committing to purchase, as TDSR calculations can unexpectedly constrain borrowing for borderline income profiles.

How do competing HDB developments in nearby areas compare to 824 Yishun Street 81?

Other Yishun blocks—particularly 823, 825, 826, and 827 Yishun Street—offer functionally similar four-bedroom configurations at comparable price points, with pricing differentiation largely reflecting unit-specific factors (floor level, orientation, internal condition) rather than block-to-block variance. Blocks closer to Yishun MRT Station (NS13) enjoy marginally higher demand than those centred on Khatib; however, this premium is typically 2–3%, not dramatic. Newer HDB projects in nearby Sengkang (Fernvale, Layar Laut) offer more contemporary finishes and newer infrastructure but command prices 10–15% higher for equivalent layouts and frequently sit further from MRT. Punggol developments offer some stylistic and functional advantages (open-concept kitchens, modern fixtures) but command notable premiums. For buyers prioritising affordability and established infrastructure over contemporary aesthetics, Yishun's existing stock (including this development) compares favourably. Those willing to spend 10–15% more can access newer estates with upgraded design; this trade-off between price and modernity is the primary comparison dynamic.

Which unit stack or floor levels offer the best value at this development?

HDB pricing exhibits well-documented floor-level patterns. Mid-level units (floors 4–15) typically offer optimal value—they command modest premiums over lower floors (2–3) whilst avoiding the steeper premiums of high-level units (18+). High-floor units attract buyers seeking views and better ventilation, particularly for corner units facing open spaces; these frequently transact at 8–12% premiums over equivalent mid-floor configurations. Lower-floor units may face slightly reduced rental demand from tenants preferring elevation and privacy, and occasionally command 3–5% discounts, representing value opportunities for owner-occupiers indifferent to high-rise aesthetics. Corner units at any level typically command 5–7% premiums due to dual-aspect layouts and superior ventilation. For value-conscious investors, mid-floor non-corner units (floors 6–14) offer excellent balance—they avoid basement noise concerns, command only modest premiums, and retain reasonable rental appeal. Buyers should evaluate their personal priorities (views, noise, lift waiting times, rental demand) against the specific floor's pricing relative to comparable units; the "best value" floor depends on individual circumstances rather than absolute market truth.

What is the future supply pipeline in Yishun and surrounding districts, and how might this affect resale demand?

Yishun's development pipeline has largely stabilised—most greenfield HDB projects in this district were completed in the 1980s and 1990s. Future supply in Yishun will predominantly derive from en-bloc redevelopment of aging blocks (not imminent at this time) or small infill projects. This supply scarcity supports steady demand for existing units, as the total housing stock growth remains constrained. Neighbouring districts (Sengkang, Punggol) continue receiving new HDB launches and larger landed developments, attracting some buyer and tenant migration towards newer estates; however, these developments cater to different buyer segments and typically command price premiums, meaning direct substitution is limited. The broader Yishun district faces eventual redevelopment as leases age, but this is a medium- to long-term prospect (15+ years) rather than near-term supply shock. For current buyers, the limited new supply in Yishun actually supports demand stability and resale-value resilience. However, long-term owners should remain aware that significant lease-decay effects (approaching 50+ years remaining) will eventually challenge resale values; the question is not whether supply will affect this development, but when lease age and remaining tenure become pricing constraints.

Hdb Flat At 824 Yishun Street 81 — From S$935K