Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$600K

Type

Units

Min Area

Price Range

Other

100 sqft

S$950/mo – S$1,300/mo

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$950 to S$600K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$190 on this acquisition.
33% of current units are for sale, from S$600K; 67% are for rent, from S$950/mo.
Located 7 min (590 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.

851 Yishun Street 81: An HDB Flat in Central Yishun

851 Yishun Street 81 presents a residential opportunity within Yishun, one of North Singapore's most established and mature public housing precincts. This HDB flat represents the type of property that continues to attract first-time homebuyers, young families, and seasoned investors seeking stability within Singapore's public housing market. The development sits within walking distance of Khatib MRT Station, a significant advantage for daily commuting and connectivity across the island.

Location and Transportation Connectivity

The property benefits from its proximity to Khatib MRT Station (NS14) on the North-South Line, situated approximately 590 metres or roughly 7 minutes' walk away. This connection is a material factor in the property's appeal, as the North-South Line represents one of Singapore's busiest and most strategically important transport corridors. Commuters from this location enjoy direct access to the Central Business District, with journeys to Raffles Place or Marina Bay achievable within 20–25 minutes during peak hours. The reliability and frequency of North-South Line services mean that residents are rarely inconvenienced by extended waiting times, making this a pragmatic choice for working professionals.

Beyond the MRT, the Yishun area is served by multiple bus routes that connect to secondary nodes across the North region and beyond. The combination of rail and road transport infrastructure positions residents well for flexible commuting options, whether they prefer the certainty of the MRT or the directness of bus services to specific destinations.

Neighbourhood Character and Amenities

Yishun has matured significantly over the past two decades, evolving from a primarily residential precinct into a mixed-use neighbourhood with commercial, educational, and recreational facilities. The area surrounding 851 Yishun Street benefits from the presence of Yishun Mall and other retail clusters, providing residents with convenient access to dining, shopping, and entertainment options without requiring trips to the city centre. Several primary and secondary schools operate within the Yishun planning area, making the neighbourhood particularly attractive to families with school-age children.

The precinct also benefits from a network of parks and green spaces, including Yishun Park, which offers jogging tracks, playgrounds, and recreational facilities. For residents prioritising outdoor lifestyle, these amenities represent a tangible quality-of-life benefit, particularly valuable in Singapore's tropical climate where outdoor spaces support community engagement and family activities.

HDB Market Positioning and Unit Specifications

As an HDB flat, 851 Yishun Street 81 operates within Singapore's public housing ecosystem, where approximately 80% of the population resides. The HDB market historically demonstrates resilience, driven by consistent demand from multiple buyer segments and government policies supporting homeownership. Units within established HDB blocks like this one tend to command stable demand from upgraders moving from smaller flats and investors seeking recurring rental income from a large tenant pool.

The unit itself measures 100 square feet, positioning it within the compact end of the HDB spectrum. Modern buyers and renters increasingly accept smaller floor plates, particularly in well-located neighbourhoods with strong transport connectivity and amenity availability. Compact units also appeal to investors targeting the rental market, where demand for affordable, well-serviced accommodation continues to grow among young professionals and transient workers.

Investment Potential and Rental Yield Considerations

Investors examining HDB properties in Yishun should evaluate rental yield against prevailing market rates for comparable units in the area. The proximity to Khatib MRT and the mature neighbourhood status suggest that this location attracts renters seeking stable, well-connected accommodation at a moderate price point. Rental income streams from HDB flats in central Yishun have traditionally been competitive relative to purchase prices, particularly for compact units where tenant demand remains robust.

Potential investors should factor in the Singapore Housing and Development Board's regulations governing HDB ownership and rental. First-time HDB flat purchases by Singapore Citizens must meet satisfying the eligibility criteria, whilst investment purchases by those who already own private property face restrictions and additional financial obligations. Understanding these rules is essential before committing to a purchase decision.

Buyer Profiles and Suitability

First-time homebuyers constitute a significant portion of HDB purchasers, and this property at 851 Yishun Street 81 offers an accessible entry point into property ownership. The affordability relative to private residential alternatives, combined with strong MRT connectivity, appeals strongly to young professionals and early-career families. The flat's compact size appeals particularly to first-timers who may not require extensive space and prioritise location and transport accessibility instead.

Upgraders form another key buyer segment. Families or couples outgrowing one-bedroom or smaller units often seek two-bedroom or larger HDB flats as their next step. The Yishun location offers established neighbourhood infrastructure and proximity to schools, factors important to upgrading families. Investors seeking rental yield from a diversified property portfolio also view HDB flats in strategic locations like this as part of a balanced investment approach.

Market Dynamics and Future Outlook

The North region of Singapore, encompassing areas such as Yishun, continues to benefit from infrastructure investments and renewal initiatives. The government's ongoing focus on enhancing public housing stock and neighbourhood facilities supports long-term stability in HDB property values and rental demand. Whilst the HDB resale market experiences cyclical price adjustments reflecting broader economic conditions, the fundamental demand drivers—population growth, the shortage of affordable housing, and government policies favouring homeownership—remain structurally sound.

Future supply additions in the Yishun planning area and broader North region will shape medium-term dynamics. However, the established character of Yishun and its proximity to key transport nodes suggest that new supply is unlikely to materially diminish the appeal of well-located properties within this precinct.

Financial Considerations and Affordability

The financial accessibility of HDB flats relative to private residential properties in Singapore makes them an important part of the property market. Buyers should assess affordability in the context of their personal income, savings capacity, and long-term financial planning. Those purchasing as investment properties face Additional Buyer's Stamp Duty if acquiring a second residential property, a consideration that materially affects the cost of entry and subsequent yield calculations.

Financing is typically available through HDB loans or bank mortgages, with most lenders offering competitive rates and flexible tenures to eligible borrowers. Prospective purchasers should seek pre-approval and engage a mortgage broker or bank to understand their borrowing capacity and monthly servicing obligations under various loan scenarios.

Frequently Asked Questions

What rental yield might I expect if I purchase 851 Yishun Street 81 as an investment property?

Rental yields for compact HDB flats in Yishun typically range from 3% to 5% gross annual yield, depending on the precise transaction price and current market rents for comparable units. The proximity to Khatib MRT and the established neighbourhood infrastructure support steady tenant demand, particularly from young professionals and working adults seeking affordable, well-connected accommodation. Investors should obtain recent comparable rental data for similar units on Yishun Street or within the immediate precinct to establish a realistic rental range, factoring in expected voids, maintenance costs, and the HDB's rental regulations governing lease periods and tenant eligibility. Net yields after accounting for property tax, maintenance, and potential vacancy will be lower than the gross figure and should inform your investment decision.

How does the price per square foot at 851 Yishun Street 81 compare to recent HDB transactions in Yishun?

Without access to the exact current transaction price, a meaningful comparison requires reference to recent HDB resale transaction data published by the Housing and Development Board or collated by market analysts covering the Yishun precinct. Generally, HDB flats in mature areas like Yishun trade at price points reflecting their age, condition, floor level, and proximity to transport and amenities. Compact units, measured in the low hundreds of square feet, tend to command different price-per-square-foot multiples than larger three- or four-bedroom flats, as the economics and buyer demographics differ. Prospective buyers should examine transaction records for units within the same block or immediate area, paying particular attention to units sold within the past three to six months to ensure that comparison data reflects current market conditions rather than historical pricing that may no longer be relevant.

What is the Additional Buyer's Stamp Duty impact if I am a Singapore Citizen buying a second residential property?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For an HDB flat purchased at S$950,000 (illustrative example), the ABSD payable would be approximately S$190,000, substantially increasing the total cost of acquisition. This duty is paid at the point of purchase and is non-recoverable, so it must be factored into your financial planning and affordability calculations. When evaluating the investment case for an HDB property, the ABSD represents a material cost that reduces net equity and extends the payback period on rental yield, making it essential to model multiple scenarios before committing to purchase.

What is the lease tenure of this HDB flat, and how might lease decay affect resale value?

HDB flats are granted on a 99-year leasehold basis from the point of first issue. As the lease matures and the remaining tenure declines, the property's market value and mortgage-lending eligibility may be affected, particularly when the remaining tenure falls below 80–90 years. Current HDB flats on Yishun Street, if first issued in the 1980s or 1990s, may have approximately 60–80 years of lease remaining, a factor that should be examined through official HDB title documentation. Buyers should understand that lease decay is a material long-term consideration; properties with shorter remaining tenures typically experience downward valuation pressure as the end of the lease period approaches, and some lenders impose upper age limits on the mortgages they will advance. This is a key consideration for investors with long holding periods or buyers planning to retain the property into their later years.

How does proximity to Khatib MRT Station (NS14) influence demand and capital appreciation for properties at 851 Yishun Street 81?

Proximity to a major MRT interchange is one of the most significant determinants of long-term property value appreciation and rental demand in Singapore. Khatib MRT, serving the North-South Line, provides direct connectivity to the Central Business District and other employment nodes, making it an attractive commuting point for working-age residents and investors seeking stable tenant profiles. Properties within a 10-minute walk of an MRT station typically command premium valuations relative to those further afield, as transport convenience directly influences living costs and quality of life. Historical evidence from similar HDB precincts suggests that excellent MRT connectivity supports stable rental demand and more resilient capital value during economic downturns, as the functional utility of the location remains constant regardless of market sentiment. Long-term capital appreciation is supported by the reliability of the MRT network and the ongoing strategic importance of the North-South Line in Singapore's transport planning.

Which buyer profiles are best suited to purchasing at 851 Yishun Street 81?

First-time homebuyers represent the primary target segment, as HDB flats offer the most affordable entry point into property ownership with government support via HDB loans and concessional pricing. Young professionals and early-career couples prioritising transport connectivity and affordability will find this location compelling, particularly if commuting to the CBD or other northern employment centres. Upgraders moving from smaller flats to slightly larger accommodation may also be attracted, especially if they have school-age children and value the neighbourhood's educational facilities and community infrastructure. Investors seeking stable rental yields from a geographically diversified portfolio will view this property through a yield lens, comparing expected rental income against the total cost of acquisition including ABSD if applicable. Owner-occupiers with multi-generational households or those seeking a second residential property for future family needs also represent a viable buyer segment. Property agents and market analysts rarely recommend this profile as a primary residence for high-net-worth individuals or affluent families, whose preferences typically extend toward private residential developments with greater specification flexibility and premium amenities.

What are the TDSR and financing headroom implications for a typical purchase at this price point?

The Total Debt Servicing Ratio (TDSR) framework, administered by the Monetary Authority of Singapore, caps monthly debt servicing obligations at 60% of gross monthly income for most residential property purchases. For an HDB flat at this price point, a buyer earning S$5,000 monthly could service approximately S$3,000 in total monthly debt (inclusive of mortgage, car loans, credit cards, and other liabilities), whilst those earning S$8,000 monthly could service up to S$4,800. The required down payment for HDB flats typically ranges from 10% to 20% of the purchase price, with the balance financed through a 30-year mortgage at prevailing interest rates (currently in the 3–4% range). Prospective buyers should obtain pre-approval from their preferred lender, which will confirm the maximum loan amount available based on their income, existing commitments, and credit profile. The compact size and affordable price point of this property relative to private residential alternatives mean that TDSR headroom is less constrained than for premium developments, making it an accessible option for middle-income earners and first-time buyers with modest deposit savings.

How does 851 Yishun Street 81 compare to other HDB developments in the immediate Yishun precinct or nearby areas?

The Yishun planning area comprises numerous HDB blocks built over several decades, resulting in a diverse mix of floor plans, finishes, and lease maturities. Blocks on Yishun Street and adjacent streets (such as Yishun Avenue, Yishun Road, or Yishun Central) offer varying proximity to commercial nodes, parks, and transport amenities, allowing buyers to trade off location convenience against price. Properties closer to Yishun Central or primary shopping nodes may command premium valuations relative to those further afield, though the MRT connectivity advantage applies across the entire precinct. Comparable HDB developments in adjacent areas such as Khatib or Serangoon, which are also served by MRT connectivity, may offer alternative options at varying price points and lease maturities. Prospective buyers should examine multiple properties within the Yishun precinct and adjacent areas to establish a comprehensive understanding of market pricing, condition variation, and amenity differences. Properties on higher floors or with improved views typically command incremental premiums, whilst units on lower floors or facing less desirable orientations may trade at discounts, representing potential value opportunities for discerning investors.

Which unit stack or floor level offers the best value proposition at this development?

Unit stack and floor level significantly influence both the purchase price and the living experience within an HDB flat. Lower floors (typically ground to second floor) traditionally trade at discounts relative to mid-to-upper floors, reflecting buyer preferences for natural light, reduced noise exposure, and lower security risks. Mid-level floors (fourth to eighth floor) typically command premium prices reflecting optimal balance between accessibility and environmental amenity. Upper floors offer superior natural ventilation, reduced noise, and better views, and correspondingly higher prices. For investors optimising rental yield, lower and mid-level floors often represent better value, as many tenants prioritise affordability and accessibility over premium views or natural light. Conversely, owner-occupiers may be willing to pay more for upper-floor units with superior amenities. Within any single block, examining sold and rented comparables by floor level will reveal the precise price gradient, enabling buyers to identify which floor level offers the best alignment between cost and personal preferences. Units with optimised flow, natural light, and noise insulation often represent superior long-term value irrespective of floor level, making a careful physical inspection essential.

What is the future supply pipeline for HDB and residential units in the Yishun district, and how might this affect long-term property values?

The Housing and Development Board regularly releases development plans and land sale schedules indicating future new HDB flat supply across Singapore's planning areas, including the North region encompassing Yishun. The government's focus on mixed-density, mixed-use planning in mature estates means that future supply in Yishun may be concentrated on renewal or infill developments rather than large greenfield sites. New HDB supply in adjacent areas such as Sembawang or Serangoon may indirectly affect pricing dynamics in Yishun by expanding the pool of alternative properties available to buyers and renters. However, the fundamental scarcity of well-located, established housing in mature precincts—combined with population growth and the shortage of private residential supply—suggests that long-term demand pressures will likely support stable or appreciating values for existing HDB properties. Prospective buyers should monitor HDB's forward supply announcements and broader district planning documents to understand how future development may influence neighbourhood character and property values. The Yishun precinct has matured over 30–40 years, and future transformation is likely to be incremental rather than transformative, supporting stability in existing property valuations.

[For Sale / Rent] Hdb Flat At 851 Yishun Street 81 — From S$950