Type

Units

Min Area

Price Range

Other

120 sqft

S$850/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$850.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$170 on this acquisition.

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?

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476C Yishun Street 44: An Established HDB Residential Address in Yishun

Situated along Yishun Street 44, this HDB flat represents a solid residential offering within one of Singapore's established public housing estates. The Yishun precinct has long been recognised as a mature residential neighbourhood, characterised by a comprehensive mix of housing types, local amenities, and supporting infrastructure that caters to the broader residential community. Units at this location appeal to a wide spectrum of buyers, from first-time purchasers entering the property market to investors building a diversified residential portfolio.

The property itself is a compact HDB unit with a floor area of 120 square feet, making it an efficient living space suited to singles, couples, or small households. The modest size positions it as an accessible entry point for those seeking ownership in a well-established location without the capital intensity of larger units or private residential options. For investors, such units often demonstrate resilience in the rental market, attracting tenants who prioritise location and affordability over expansive living areas.

Location and Connectivity in Yishun

Yishun Street 44 sits within the Yishun estate, a district that has matured over several decades and developed a strong resident community. The location benefits from its position within a consolidated residential zone, surrounded by schools, hawker centres, and local shops that serve daily household needs. The estate's maturity means that infrastructure planning and land-use zoning have stabilised, reducing uncertainties associated with future major redevelopment or drastic neighbourhood changes. This stability often translates into more predictable capital growth patterns compared to newer estates still in active development phases.

Transport connectivity is a key consideration for any property buyer or tenant. While specific MRT station details would enhance assessment of proximity, the Yishun precinct is serviced by public transport networks that link residents to other parts of Singapore. The availability of bus routes and eventual metro connections has historically supported rental demand and rental yields for HDB flats across the estate. Buyers should investigate current transit options and any planned enhancements to transport infrastructure in the area, as these frequently influence both immediate lettability and long-term capital appreciation.

Investment Potential and Rental Yield Considerations

For investors evaluating 476C Yishun Street 44 as an acquisition for rental income, the compact footprint and affordable entry price point create a fundamentally different yield profile compared to larger family units. Rental demand for small HDB flats in mature estates typically stems from young professionals, expatriates on short-term assignments, and downsizers seeking lower-cost accommodation. The annual rent achievable on a 120 square feet unit will depend on prevailing market rates in the Yishun precinct, but investors should anticipate gross rental yields ranging from approximately 3% to 5% annually, contingent on tenant demand and market conditions at the time of acquisition.

To calculate realistic rental yield, investors should research comparable lettings in the immediate vicinity and obtain data on recent rental transactions for similarly sized units. The rental market for compact HDB flats has remained resilient during economic cycles, supported by the perpetual demand from cost-conscious tenants and the limited supply of ultra-compact units in prime locations. However, rental yield alone does not determine investment returns; capital appreciation and the time horizon of ownership also play critical roles in evaluating total returns.

Pricing, Comparable Values, and Acquisition Cost

The pricing of HDB flats in Yishun is subject to supply-and-demand dynamics within the estate, historical price trends for comparable units, and broader HDB market conditions. Recent transactions for similar-sized units in the Yishun area provide the most reliable benchmarking data for assessing whether current listings represent fair value. Prospective buyers are advised to review HDB Resale Price Index data and transacted prices from the past 6 to 12 months for units in the same block or nearby addresses to gauge whether asking prices align with prevailing market sentiment.

For second-time property buyers—that is, Singapore Citizens or Permanent Residents purchasing a second residential property—Additional Buyer's Stamp Duty (ABSD) at 20% applies to the purchase price. This represents a significant increase in acquisition costs and must be factored into the total outlay and return calculations. A buyer should clearly understand this obligation before committing to an offer, as it materially affects the effective cost basis of the investment and the break-even timeline for rental yield or capital appreciation to justify the acquisition.

Financing, TDSR, and Mortgage Considerations

Most HDB flat purchases are financed through HDB loans or bank mortgages, with loan tenures extending up to 25 years for first-time buyers and shorter periods for subsequent purchases. The Total Debt Servicing Ratio (TDSR) framework limits borrowing to 55% of gross monthly income, ensuring that buyers do not overextend themselves. For a unit at the price point associated with this property, typical mortgage amounts would remain modest in absolute terms, but buyers must ensure their income and existing debt obligations leave sufficient headroom within TDSR limits.

First-time buyers benefit from more favourable financing terms and ABSD exemptions, making their acquisition costs lower than those of upgraders or investors. Conversely, buyers purchasing a second property face both the 20% ABSD and potentially stricter lending criteria from financial institutions. Engaging a mortgage broker or financial advisor early in the purchase process helps clarify loan eligibility, monthly repayment obligations, and cash flow impact before formal offers are made.

Lease Tenure and Long-Term Resale Dynamics

HDB flats are granted on 99-year leasehold tenures, meaning that as years progress, the remaining lease duration gradually shortens. This lease decay directly impacts resale value; properties with significantly depleted leases (typically below 70 years remaining) experience accelerated depreciation and reduced buyer interest. At the time of acquisition, buyers should verify the exact lease commencement date and calculate remaining years to understand the trajectory of lease decay over their intended holding period. For units purchased today, the lease decay will be a gradually increasing headwind to capital values in later decades, though this typically does not materially affect near-term resale prospects for properties with substantial time remaining.

HDB policy has historically allowed flat owners to finance upgrading via CPF funds, and flat owners near retirement age may utilise their properties as retirement assets. Understanding the lease profile is essential for long-term planning, particularly for investors targeting a multi-decade hold or for buyers intending to retain the property into their retirement years.

Suitability Across Different Buyer Profiles

First-time buyers will find 476C Yishun Street 44 particularly appealing due to the lower absolute purchase price and modest financial commitments relative to larger units or private properties. The compact size is ideal for young professionals or couples establishing their first footing in the property market. The Yishun location, whilst mature rather than trendy, offers stability and established infrastructure that first-timers value.

Upgraders—typically families outgrowing their existing flats—would view such a compact unit as suitable only if downsizing to release equity or if purchasing as an investment property to diversify their portfolio whilst continuing to occupy their primary residence. High-net-worth individuals might acquire it as a diversified investment allocation to the HDB rental market, benefiting from its low correlation to their primary real estate holdings.

Investors specifically targeting rental yield see compact units as efficient capital deployment, with lower absolute purchase costs translating to faster payback periods if rental demand remains steady. The trade-off is that each percentage-point gain or loss in rental yield is experienced on a smaller capital base, so absolute rental income will be more modest than for larger units.

Market Comparables and Competitive Landscape

The Yishun estate encompasses numerous blocks and addresses, each with its own micromarket dynamics. Units in blocks perceived as more central to amenities, schools, or transport nodes may command modest premiums over those in more peripheral locations. Buyers should inspect comparable recent sales in adjacent blocks and streets to ascertain whether this specific address represents a favourable position within the estate's hierarchy. Online HDB transaction databases and resale portals provide transaction history, allowing systematic price comparison across multiple variables such as block number, floor level, and proximity to lifts or facilities.

Future Supply Pipeline and District-Level Dynamics

Yishun has been a stable, mature residential estate for decades with limited large-scale new HDB supply planned in the immediate vicinity. This stability supports predictable market fundamentals but also means that significant appreciation from estate-wide renewal projects is less likely than in estates undergoing major upgrading programmes. Monitoring Urban Redevelopment Authority (URA) planning announcements and HDB supply forecasts helps buyers understand whether their estate neighbourhood is poised for rejuvenation or will remain largely unchanged.

The North Region as a whole has seen sustained residential demand, underpinned by workplace concentration in the CBD and Jurong areas, making commuting from Yishun viable for a broad employment base. Long-term property appreciation in Yishun will be driven by macroeconomic factors, Singapore's population policies, and broader HDB market trends rather than precinct-specific catalysts.

Conclusion

476C Yishun Street 44 represents a straightforward, affordable residential offering within an established neighbourhood. Whether acquired as a first home, an investment unit for rental yield, or a downsize from a larger property, the unit's compact footprint and Yishun location deliver pragmatic value to different buyer profiles. Prospective purchasers should conduct thorough comparable market analysis, engage financial advisors to model acquisition costs including ABSD and financing, and carefully assess lease tenure implications for their intended holding horizon. With diligent due diligence and clear investment objectives, this property can serve as a productive addition to a residential portfolio or a practical entry point to property ownership in Singapore.

Frequently Asked Questions

What rental yield should I expect if I purchase 476C Yishun Street 44 as an investment property?

Gross rental yield for compact HDB flats in Yishun typically ranges from 3% to 5% per annum, depending on prevailing market rents and tenant demand at the time of acquisition. The actual yield will depend on the monthly rent achievable for a 120 square feet unit; smaller units often attract cost-conscious tenants such as young professionals and expatriates, supporting consistent lettability. To calculate realistic yield for this specific unit, obtain recent rental listings and transactions for comparable units in the same block or nearby addresses, then divide the achievable annual rental by your total acquisition cost (including stamp duty and ABSD). Investors must also account for maintenance contributions, property tax, and potential vacancy periods when modelling net returns.

How does the price per square foot at Yishun Street 44 compare to recent HDB transactions in the same estate?

Pricing per square foot for HDB flats varies across the Yishun estate depending on block location, floor level, remaining lease tenure, and proximity to amenities or transport. To assess whether the current asking price represents fair value, review HDB Resale Price Index data and actual transaction prices for units sold in Yishun over the past 6 to 12 months, broken down by block and unit size. Compact 120 square feet units may command a different price per square foot than larger family units because of different buyer demand profiles and lettability characteristics. Consulting HDB transaction records and cross-referencing with multiple resale portals will provide evidence-based benchmarking to support your offer negotiation.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I am buying 476C Yishun Street 44 as a second property?

Singapore Citizens purchasing a second residential property are subject to ABSD at 20% of the purchase price, a significant increase in acquisition cost compared to first-time purchases. For a HDB flat in this price range, the 20% ABSD will add a material sum to your total cash outlay and must be budgeted separately from the down payment and associated legal fees. This duty is payable upon completion of purchase and directly reduces your liquidity; investors should ensure their financial model accounts for this cost when calculating return on investment and break-even timelines. Understanding and planning for ABSD before making an offer is critical to avoid over-committing your capital.

How will lease decay affect the resale value and marketability of this HDB flat over time?

All HDB flats are granted on 99-year leasehold tenures, meaning the remaining lease duration gradually shortens as years pass. At the time of this property's acquisition, the lease will have a specific number of years remaining; buyers should calculate this and understand that each passing year reduces the lease by one year. Properties with remaining leases below 70 years typically experience accelerated depreciation and reduced buyer interest, though properties with 75 or more years remaining are generally not materially affected in the short to medium term. For medium-term investors (5 to 15 years), lease decay is unlikely to be a dominant driver of value loss, but long-term owners should plan for increasing lease decay impact as the property approaches 30 to 40 years of remaining lease, at which point capital appreciation may slow significantly.

How does proximity to MRT or transport affect demand and capital appreciation for units at Yishun Street 44?

The Yishun estate is serviced by public transport networks, though the specific distance to the nearest MRT station influences both tenant demand and buyer interest. Properties within a 500-metre walk to an MRT station or a major bus interchange typically command a premium and experience stronger rental demand and capital appreciation compared to units further removed from transit. Buyers should investigate current transport options serving this address and monitor announcements regarding any future metro extensions or transport enhancements that could improve connectivity. Strong transport linkage supports both residential demand from commuters and investor demand for rental yield, as tenants prioritise locations with quick access to employment centres and leisure areas.

Is 476C Yishun Street 44 suitable for first-time buyers, upgraders, or investors – and why?

First-time buyers will find this property particularly attractive because it offers a low absolute purchase price, modest financing requirements, and exemption from ABSD, making entry to the property market more affordable. Upgraders moving from a smaller to a larger property would typically not purchase this unit for their primary residence; however, it may suit upgraders seeking to invest in a rental unit whilst retaining their primary home. Investors view compact HDB flats as efficient capital deployment for rental yield strategies, as the lower purchase price allows diversification and faster payback periods, though absolute rental income will be modest compared to larger units. Each buyer profile should evaluate this property against their specific financial goals and time horizon to determine fit.

What are my mortgage eligibility and TDSR headroom when financing a purchase at this price point?

HDB loans and bank mortgages for HDB flats are typically available up to 80% of the property's market value for first-time buyers and up to 75% for subsequent purchases, though some flexibility exists based on individual lender criteria. Your Total Debt Servicing Ratio (TDSR) limit is 55% of your gross monthly income, meaning total monthly debt repayments (including the new mortgage) cannot exceed this threshold. For a compact unit at Yishun Street 44's price point, the absolute monthly mortgage payments will be modest in comparison to larger properties, which usually leaves adequate TDSR headroom for most employed buyers. Engaging a mortgage broker early will clarify your precise borrowing capacity and monthly repayment obligations before you commit to an offer, preventing overextension and ensuring sustainable debt servicing.

How does 476C Yishun Street 44 compare in pricing and desirability to competing HDB flats in the same estate?

Yishun estate comprises many blocks and addresses, each with slightly different characteristics in terms of location within the precinct, proximity to amenities, and views. Units in blocks perceived as more central to schools, hawker centres, or transport may command modest premiums over those in peripheral locations; conversely, units in less-accessed blocks may be priced lower, offering value for price-conscious buyers. Systematic comparison of recent transactions across multiple blocks in Yishun, analysed by block number, floor level, and unit size, will reveal whether 476C is priced competitively or commands a premium relative to peers. Consulting resale databases and speaking to local agents familiar with estate micromarkets will provide context on where this address sits in the Yishun hierarchy.

What floor level and unit stack should I prioritise for best value and lettability at Yishun Street 44?

Within HDB blocks, floor levels and unit stacks can influence both pricing and tenant appeal, though the magnitude of this effect is generally modest in public housing compared to private residential. Units on lower floors (2nd to 5th level) may appeal to older tenants or those with mobility concerns, whilst higher floors can attract younger tenants seeking views and natural light. Corner units and those with dual aspects often command slight premiums due to better ventilation and light, though in a 120 square feet unit, the impact of orientation is less dramatic than in larger homes. The most important variables remain location within the estate (proximity to lifts, amenities, transport), lease tenure, and absolute price; buyers should prioritise units that best fit their investment criteria rather than overpaying for marginal physical advantages.

What is the future supply pipeline in the Yishun area, and how might it affect long-term capital appreciation?

Yishun is a mature, established residential estate with limited large-scale new HDB supply planned in the immediate vicinity; the estate's character is unlikely to change radically in the foreseeable future. This stability provides predictability in market fundamentals but also means significant appreciation from estate-wide renewal projects is less likely than in younger estates undergoing major upgrading programmes. The North Region as a whole continues to attract residential demand due to workplace concentration and good transport linkages to employment centres, supporting steady long-term demand for HDB flats. Future appreciation will be driven primarily by macroeconomic factors, Singapore's population and housing policies, and broad HDB market trends rather than precinct-specific catalysts or major redevelopment projects.

Hdb Flat At Yishun Street 44 — From S$850