Type

Units

Min Area

Price Range

3 BR

1572 sqft

S$1.1M – S$1.1M

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$1.1M to S$1.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$213K on this acquisition.
Located 4 min (370 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.

836 Yishun Street 81: A Mature HDB Development with Strong MRT Access

Situated in the heart of Yishun, 836 Yishun Street 81 represents a thoughtfully positioned residential address within one of Singapore's most established housing precincts. The development sits just 370 metres from Khatib MRT Station on the North-South Line, placing occupants within a four-minute walk of the broader transport network and affording seamless commute options across the island. This proximity to public transit has anchored the neighbourhood's desirability for more than two decades, drawing professionals, families, and investors seeking a balance between accessibility and community stability.

The project comprises spacious three-bedroom, two-bathroom units with typical floor areas around 1,572 square feet, presenting meaningful living space for upgraders transitioning from smaller units and young families seeking room to grow. The scale of these flats reflects the design philosophy of the mature Yishun estate, where open-plan living areas, separate dining zones, and generously proportioned bedrooms enable flexible interior arrangements and comfortable family living. Units within this address range from approximately S$1.06 million, positioning them at an attractive entry point for buyers seeking substantial living space without the quantum jump required at newer or central-location developments.

Connectivity and Neighbourhood Character

The Khatib MRT Station linkage is the cornerstone of this address's appeal. Residents enjoy direct access to the North-South Line's network, with journeys to Orchard, City Hall, and Marina Bay achievable within 20 to 30 minutes during off-peak hours. This connectivity has consistently supported rental demand in the precinct, particularly among expatriate and regionally mobile professionals who prioritise straightforward commute structures. The surrounding Yishun neighbourhood itself hosts a mature ecosystem of hawker centres, shopping nodes, and community facilities—a self-contained ecosystem that reduces dependency on frequent travel beyond the immediate vicinity.

Yishun has evolved into a multi-generational neighbourhood where families often remain for decades, fostering a sense of community stability that translates into steady capital values and predictable rental yields. The estate's age also confers a hidden advantage: infrastructure is fully depreciated, amenities are established and well-maintained, and the social fabric is densely woven. This maturity appeals to first-time upgraders who wish to avoid the volatility of emerging estates and investors seeking proven, low-churn rental markets.

Investment and Ownership Considerations

For buyers contemplating this address as an investment vehicle, the rental dynamics merit careful attention. The three-bedroom configuration commands consistent tenant interest within the Yishun catchment, particularly among families and multigenerational households seeking affordable alternatives to private condominiums. Historical rental yields for comparable HDB units in the area have historically ranged between 2% and 3% net per annum, though individual outcomes depend on tenant quality, lease structure, and maintenance discipline. Investors should anticipate that mature HDB flats attract longer-term residential tenancies rather than short-stay arrangements, a profile that favours stability over growth but ensures predictable occupancy rates.

Buyers acquiring this address as a second residential property should factor in Additional Buyer's Stamp Duty at 20%, substantially increasing the total acquisition cost and elongating the breakeven horizon for investment returns. This additional levy effectively raises the cost base by approximately S$213,200 on a S$1.06 million purchase, a material consideration that reframes investment calculations. First-time buyer status eliminates this burden entirely, making maiden property acquisitions at this price point considerably more compelling from a pure capital perspective.

Lease, Valuation, and Long-Term Holding

The lease tenure of HDB flats at this address follows the standard 99-year grant structure originating from the property's development era. While the lease remains sufficiently robust to present no immediate resale friction, savvy buyers should recognise that lease decay accelerates materially beyond the 70-year mark. For units now approaching their fifth or sixth decade of lease life, the cumulative impact on valuation becomes more pronounced with each passing year. This dynamic does not make the property unsuitable—rather, it emphasises the importance of a medium to long-term holding horizon and realistic expectations around capital appreciation beyond 15 to 20 years.

Resale values for HDB units in this precinct have historically been supported by the Khatib MRT proximity, the maturity of surrounding amenities, and the predictable demand from upgraders and empty-nesters seeking to right-size. The built-in floor area of approximately 1,572 square feet positions units well within the mid-market segment, avoiding both the scarcity premium of smaller units and the liquidity challenges of atypically large stock. Price per square foot for comparable transactions in Yishun typically ranges from S$675 to S$750 per square foot, contextualising the current asking price within the local transaction landscape.

Financing and Affordability Context

At the quoted S$1.06 million price point, Total Debt Service Ratio considerations favour buyers with household incomes exceeding S$7,500 to S$8,000 monthly, assuming standard HDB loan parameters. The development's affordability tier—substantially below private residential equivalents and emerging HDB sites—positions it within reach of established upgraders and dual-income households seeking to optimise their residential balance sheet without overextension. Buyers should anticipate that HDB loan approval timelines remain stable and that interest rate exposure remains anchored to the HDB concessional rate structure, currently around 2.6% per annum, providing a transparent financing floor.

Comparison to Nearby Alternatives

Within the broader Yishun envelope, neighbouring developments such as properties along Yishun Avenue 2 and Yishun Street 71 present comparable unit configurations and pricing baselines. However, 836 Yishun Street 81 benefits from its specific proximity to the Khatib MRT corridor, a nuance that has consistently translated into marginally stronger resale demand and tenant interest relative to developments further inland. Conversely, newer HDB estate developments further north, whilst offering more contemporary finishes and potentially younger lease profiles, command pricing premiums that may not justify the added cost for buyers prioritising value and proven demand patterns.

Suitability Across Buyer Cohorts

First-time buyers seeking to enter the property market with substantial space and established neighbourhood infrastructure will find this address compelling, particularly given the absence of ABSD and the breadth of three-bedroom configurations available. Upgraders transitioning from two-bedroom units or smaller private apartments will appreciate the scale and affordability dynamic relative to equivalent private housing. High-net-worth individuals and downsizers may find the price tier less aligned with their parameters, though selective investors treating this as a diversified yield instrument within a multi-asset portfolio often identify attractive opportunities within the mature HDB market. Young families with school-age children benefit from Yishun's established primary school catchments and community support infrastructure, factors that underpin both utility and long-term valuation.

This address exemplifies the enduring appeal of mature HDB stock positioned within well-serviced neighbourhoods—a market segment that continues to attract discerning buyers balancing practicality, affordability, and proven long-term demand dynamics.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 836 Yishun Street 81 as an investment?

Comparable three-bedroom HDB units in the Yishun precinct typically deliver net rental yields between 2% and 3% per annum, depending on tenant quality, lease terms, and maintenance discipline. The proximity to Khatib MRT and the established neighbourhood character support consistent tenant demand, particularly from families and multigenerational households seeking affordable rental alternatives. However, as an HDB property carries a 99-year lease, investors must factor in accelerating lease decay beyond the 70-year mark, which will increasingly weigh on valuation and resale appeal in the latter decades of ownership. A realistic medium-term investment horizon of 15 to 20 years is advisable to capture meaningful capital appreciation alongside yield accumulation.

How does the price per square foot at 836 Yishun Street 81 compare to recent transactions in Yishun?

Recent comparable transactions for three-bedroom HDB units in Yishun have typically transacted between S$675 and S$750 per square foot, establishing a fairly tight valuation corridor within the precinct. At approximately S$1.06 million for a 1,572 square-foot unit, this address sits comfortably within the established range at roughly S$674 per square foot, representing fair value relative to recent market activity. The specific Khatib MRT proximity confers a modest pricing premium versus units located further inland within the same estate, a differential that has been historically justified by stronger resale velocity and tenant demand. Buyers should consider this pricing as competitive rather than discounted, reflecting the property's mature status and the saturation of comparable inventory within the broader Yishun market.

What is the Additional Buyer's Stamp Duty impact if I purchase as a second residential property?

If you are purchasing 836 Yishun Street 81 as a second residential property and are a Singapore Citizen, you will incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. On a S$1.06 million acquisition, this translates to approximately S$213,200 in additional duty payable, a substantial cost that materially increases your total acquisition outlay and extends your investment breakeven horizon. This levy is payable in addition to standard Buyer's Stamp Duty and substantially elevates the effective cost base of the property. For investment purposes, this additional levy warrants careful inclusion in yield and return calculations, as it will compress net returns, particularly if the holding period is relatively short. First-time property buyers are exempt from ABSD entirely, making a maiden purchase at this price point considerably more tax-efficient.

What is the lease tenure and how does lease decay affect resale value?

836 Yishun Street 81 is an HDB property granted on a 99-year lease, a standard tenure structure for public housing stock developed during this period. The lease itself is not a constraint in the immediate term; however, HDB loan eligibility becomes increasingly scrutinised as lease tenures decline, with banks typically requiring minimum unexpired leases of 30 years at loan maturity. Lease decay accelerates in impact beyond the 70-year mark, when valuation discounts become more pronounced and the pool of eligible buyers narrows measurably. For a property currently in its fifth or sixth decade of lease life, the cumulative effect on capital appreciation becomes more material with each passing year, suggesting that a medium to long-term holding horizon of 15 to 20 years is prudent rather than indefinite ownership. Buyers should factor these dynamics into their valuation expectations and acknowledge that heavily aged leasehold properties increasingly command discounts reflecting their limited reinvestment appeal.

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

The four-minute walk to Khatib MRT Station on the North-South Line represents one of the most compelling attributes of this address, conferring material advantages in both tenant demand and buyer appeal. Direct access to the North-South Line network facilitates efficient commutes to central business districts, educational institutions, and healthcare facilities across the island, a convenience factor that has historically supported rental absorption and capital value retention. Properties within 400 metres of established MRT stations in mature estates consistently demonstrate stronger resale velocity and tighter pricing spreads, a dynamic that insulates values from precinct-wide softness more effectively than inland properties. Over the medium to long term, the Khatib MRT proximity has functioned as a value-stabilising anchor, ensuring that this address remains attractive to successive cohorts of upgraders and investors despite broader market volatility. Future transport infrastructure enhancements, including potential Cross-Island Line extensions, could further reinforce this advantage, though such speculative considerations should not be weighted heavily in current purchase decisions.

Which buyer profile is best suited to purchasing at 836 Yishun Street 81?

First-time buyers seeking to enter the property market with substantial floor area and a proven, stable neighbourhood will find this address particularly well-aligned, especially given the absence of ABSD and the breadth of available configurations within the development. Upgraders transitioning from two-bedroom units or smaller private apartments will appreciate both the affordability and the scale relative to comparable private housing, making this a rational stepping stone within multi-decade ownership trajectories. Young families with school-age children benefit from Yishun's established primary school catchments and mature community infrastructure, positioning this neighbourhood as fundamentally practical rather than speculative. Yield-focused investors treating HDB stock as a diversified, lower-risk component of a multi-asset portfolio often identify compelling opportunities within mature precincts with proven rental demand. Conversely, high-net-worth individuals and downsizers may find the price tier and neighbourhood positioning less strategically aligned with their broader wealth management objectives, though selective purchases remain viable within carefully calibrated portfolios.

What TDSR and financing headroom do buyers need at typical price points for this development?

At the quoted S$1.06 million price point, Total Debt Service Ratio calculations assume a buyer household income requirement of approximately S$7,500 to S$8,000 monthly, calculated against standard HDB loan parameters capping TDSR at 30% and assuming typical repayment periods of 25 to 30 years. This income threshold positions the property within reach of established dual-income upgrader households and professionals with secure employment, whilst remaining beyond the comfortable reach of single-income earners or households with recent credit disruptions. The HDB concessional loan rate, currently around 2.6% per annum, provides a transparent and predictable financing floor, substantially more favourable than commercial bank mortgage rates and affording meaningful payment stability. Buyers should independently verify their serviceability with HDB, as individual lending outcomes depend on employment history, existing debt obligations, and asset positions. The mature HDB market at this price point rarely experiences financing friction; rather, approval timelines are predictable and loan-to-value ratios are generous, supporting the overall accessibility of the product to target buyer cohorts.

How does 836 Yishun Street 81 compare to competing developments in Yishun?

Within the broader Yishun envelope, comparable developments such as properties along Yishun Avenue 2 and Yishun Street 71 present similar unit configurations, pricing baselines, and general amenity access, though they lack the specific Khatib MRT proximity advantage that anchors this address. Comparable three-bedroom units in these nearby clusters typically transact within a S$30,000 to S$50,000 valuation band relative to 836 Yishun Street 81, a differential that directly reflects the MRT proximity premium and the marginal convenience it affords to commuters. Newer HDB estate developments further north in Yishun or across the Sengkang border offer contemporary finishes, younger lease profiles, and slightly larger unit configurations, but these enhancements command pricing premiums of 8% to 12% that may not justify the added capital outlay for value-conscious buyers prioritising affordability. The maturity of amenities at this location—established hawker centres, retail nodes, and community facilities—represents a competitive advantage relative to newer developments still undergoing infrastructure maturation. Buyers should weigh the contemporary appeal of nascent estates against the proven demand patterns and infrastructure density of mature precincts like this address.

Which unit stack or floor level offers the best value at 836 Yishun Street 81?

Within HDB development patterns, lower-middle floors (typically units on storeys four through eight) have historically commanded the strongest value proposition, balancing accessibility to ground-level amenities against the noise and air quality considerations of lower levels whilst avoiding the premium pricing that higher floors attract. Corner units within these stacks typically command modest premiums of 2% to 4% relative to stack-interior units, reflecting superior natural light and ventilation, though not all buyer cohorts value this sufficiently to justify the additional cost. Higher floors (10th level and above) attract meaningful premiums from buyers seeking privacy and elevated views, though these premiums often compress during seller's-market conditions and may not be recoverable at resale. Ground-level and first-storey units typically trade at discounts reflecting noise and foot-traffic proximity concerns, though these units may appeal to buyers with mobility considerations or strong preference for garden-level living. For value-maximising purchasers, lower-middle stack units positioned away from corners represent the optimal balance between utility, amenity access, and pricing efficiency, though individual utility and preference considerations should ultimately guide selection.

What is the future supply pipeline in Yishun and how might it affect values?

Yishun is a substantially mature estate where new HDB completions have slowed considerably relative to the 1980s and 1990s peak development period, meaning future supply additions are unlikely to flood the resale market with directly competing inventory. The Housing and Development Board's published plans do not indicate major new estate launches within the immediate Yishun precinct in the near-to-medium term, suggesting that existing property stock will continue to face limited direct competition from new public housing supply. However, the completion of emerging developments in adjacent Sengkang and Ang Mo Kio precincts may exert modest competitive pressure on Yishun pricing, particularly if new estates offer significantly contemporary finishes or superior amenity packages at comparable or lower price points. The underlying demand profile for mature HDB stock remains robust, supported by ongoing upgrader activity, empty-nester downsizing, and sustained rental appetite from tenant cohorts seeking value. Whilst supply constraints are not a permanent feature of HDB markets and macro-level policy shifts could theoretically alter development patterns, the current trajectory suggests that Yishun will retain its mature, established character with stable but unspectacular pricing dynamics over the medium term. Buyers should approach capital appreciation expectations conservatively, viewing stability and yield as the primary value drivers rather than anticipating significant upside from constrained supply dynamics.

[For Sale] Hdb Flat At Yishun Street 81 — From S$1.1M