114 Bishan Street 12 HDB For Sale: The Complete Guide to Bishan Resale Flats

Bishan is one of Singapore's most sought-after HDB towns, and 114 Bishan Street 12 represents an excellent opportunity for buyers seeking a central location with strong community infrastructure. This comprehensive guide walks you through everything you need to know about buying an HDB resale flat at this block—from eligibility requirements and available grants to financing options and the step-by-step buying process. Whether you're a first-time buyer, upgrader, or investor, Homejourney is your trusted partner in making an informed decision.

Table of Contents

• Property Overview: 114 Bishan Street 12
• Available HDB Resale Flats by Type
• Why Buy at 114 Bishan Street 12
• HDB Resale Price Analysis & Trends
• HDB Buyer Eligibility Requirements
• HDB Grants for Resale Buyers
• Financing Your HDB Purchase
• The HDB Resale Buying Process
• Frequently Asked Questions
• Next Steps with Homejourney

Property Overview: 114 Bishan Street 12

Block Details & Building Specifications

114 Bishan Street 12 is a well-established HDB block in the heart of Bishan estate, completed in 1985 with a 99-year leasehold tenure.[1] The block comprises 12 floors with 110 units total, making it a mid-rise residential building typical of Bishan's mature housing stock.[1] The property sits in postal code 570114 and has been a stable residential community for over four decades.

As a mature HDB block built in 1985, 114 Bishan Street 12 has benefited from various upgrading initiatives over the years. The Minimum Occupation Period (MOP) for this block is 1990, meaning units have been eligible for resale for over 35 years.[7] This long resale history makes it an excellent reference point for understanding Bishan's property market dynamics.

Why Bishan Matters: Estate Character & Community

Bishan is not just another HDB town—it's a premium residential estate that combines mature infrastructure with modern amenities. The estate is characterized by lush greenery, excellent transport connectivity, and a strong sense of community. Many families choose Bishan specifically because of its balance between accessibility and quality of life.

The Bishan-Ang Mo Kio Park, a 62-hectare green space, is a defining feature of the estate. This park system provides residents with recreational facilities, jogging tracks, and natural spaces that enhance the living experience. For families with children, this proximity to nature is a significant draw.

Available HDB Resale Flats by Type

3-Room Flats at 114 Bishan Street 12

Three-room flats at 114 Bishan Street 12 are typically the most affordable entry point for first-time buyers or right-sizers looking to downsize. Based on recent transaction data, 3-room units at this block have sold in the range of $515,000 to $668,000 depending on floor level and unit condition.[2] A unit sold in June 2024 at $668,000 with 60 years remaining lease on floors 01-03.[2]

Three-room flats are ideal for couples without children, young professionals, or retirees seeking a manageable living space. The rental market for 3-room units at Bishan is also active, with monthly rents ranging from $3,000 to $3,900 for 4-room units, indicating strong tenant demand in the area.[2]

4-Room Flats at 114 Bishan Street 12

Four-room flats represent the most popular flat type at 114 Bishan Street 12 and across Singapore's HDB market. These units are ideal for young families and offer a good balance between space and affordability. Recent resale transactions show 4-room units selling between $668,000 and $813,000.[2] A premium 4-room unit on the 10th-12th floor sold for $813,000 in June 2024 with 60 years remaining lease.[2]

The price variation reflects the significant impact of floor level on valuation. Higher floor units command premiums of $100,000 to $150,000 compared to lower floors due to better views, privacy, and reduced noise. Rental demand for 4-room units is particularly strong, with recent rentals ranging from $3,200 to $4,050 per month.[2]

5-Room & Larger Units

While 5-room units are less commonly listed at 114 Bishan Street 12 compared to 3 and 4-room types, they do appear in the resale market periodically. These units appeal to larger families or buyers seeking maximum space within the HDB system. Pricing for 5-room units in Bishan typically ranges from $850,000 to $1,100,000 depending on condition and floor level.

Ready to browse available HDB resale flats? View current listings at 114 Bishan Street 12 on Homejourney to see what units are available today with verified pricing and detailed property information.

Why Buy at 114 Bishan Street 12: Location Advantages

Transport Connectivity

One of Bishan's greatest strengths is its exceptional transport connectivity. The block is within walking distance to Bishan MRT Station (Circle Line), providing direct access to central Singapore, Dhoby Ghaut, and Marina Bay in just 15-20 minutes.[7] This makes commuting to the CBD, Marina Bay Financial Centre, or other employment hubs highly convenient.

Beyond the MRT, the area is well-served by bus routes connecting to various parts of Singapore. The LRT (Light Rail Transit) also serves Bishan, offering additional transport flexibility. For car owners, the block has dedicated car park facilities, and the Central Expressway (CTE) is easily accessible for longer commutes.

Proximity to Schools & Education

Bishan is home to several well-regarded primary schools within 1-2 km of the block, making it an excellent choice for families with school-age children. The proximity to schools is particularly important for Primary 1 balloting, where living within 1 km of a school significantly improves your chances of securing a place.

Secondary schools in the vicinity include well-known institutions that have consistently performed well in national examinations. The estate's reputation for education makes it a preferred choice among families prioritizing their children's schooling.

Hawker Centres & Dining

Bishan boasts several established hawker centres within walking distance, including the popular Bishan Food Centre and other neighbourhood food courts. These centres offer authentic local cuisine at affordable prices, from chicken rice and laksa to prawn noodles and satay. The food culture is a defining feature of HDB living in Bishan.

Beyond hawker centres, the area has evolved to include modern shopping malls like Junction 8 and Bishan Junction, offering dining, retail, and entertainment options that cater to contemporary lifestyles.

Shopping & Retail Amenities

Junction 8 shopping mall is located within the Bishan estate, providing residents with convenient access to supermarkets, fashion retailers, restaurants, and entertainment venues. NTUC FairPrice supermarkets are strategically located throughout the estate for daily grocery needs.

The Bishan estate also has wet markets and neighbourhood shops that serve the community's daily needs, maintaining the traditional HDB living experience while offering modern conveniences.

Recreation & Green Spaces

The Bishan-Ang Mo Kio Park is a standout feature, offering residents a 62-hectare recreational space with jogging tracks, cycling paths, playgrounds, and open green areas. This park system is exceptional for a mature HDB estate and provides significant quality-of-life benefits, especially for families with children and fitness enthusiasts.

Within the estate, there are also numerous void decks and community spaces where residents gather, creating a vibrant neighbourhood atmosphere. These spaces are essential to the HDB community experience.

HDB Resale Price Analysis & Market Trends

Recent Transaction Prices at 114 Bishan Street 12

Understanding recent transaction prices is crucial for making an informed offer. Based on verified market data, here's what 4-room units have sold for at 114 Bishan Street 12 over the past 24 months:

The price spread of $145,000 between the June 2024 transactions demonstrates how significantly floor level impacts valuation. The high-floor unit commanded a 22% premium over the low-floor unit, reflecting buyer preference for better views, privacy, and reduced noise.

Price Per Square Foot Analysis

At 114 Bishan Street 12, the price per square foot (PSF) ranges from $872 to $885 PSF.[1][9] This metric helps you understand whether a unit is priced competitively relative to its size. For context, Bishan's mature HDB market typically trades in the $800-$900 PSF range, making 114 Bishan Street 12 fairly representative of the estate's pricing.

To calculate if a unit is well-priced, multiply the unit size in square feet by the current PSF rate. For example, a 1,000 sqft unit at $880 PSF would be priced at approximately $880,000. This simple calculation helps you quickly assess whether asking prices align with market rates.

Factors Affecting Prices at This Block

Several factors influence the valuation of units at 114 Bishan Street 12:

• Remaining Lease: Units with 60+ years remaining lease command premium prices. As the lease approaches 30 years, valuation decreases significantly due to HDB and bank lending restrictions.
• Floor Level: High-floor units (8th floor and above) typically sell for 15-25% more than low-floor units due to better views and reduced noise.
• Unit Condition: Recently renovated units or those with modern fittings sell faster and at higher prices than units requiring immediate renovation.
• Facing Direction: Units facing the park or green spaces command premiums over units facing other blocks or roads.
• Market Cycle: HDB resale prices fluctuate with interest rates, economic conditions, and overall Singapore property sentiment.

Bishan Market Trends: 2021-2026

The Bishan HDB resale market has shown steady appreciation over the past five years. The February 2021 transaction at $515,000 compared to June 2024 transactions at $668,000-$813,000 indicates an appreciation of approximately 30-58% over three years, though this comparison involves different unit types and conditions.

Several factors have driven Bishan's market strength: improved transport links, estate upgrading initiatives, strong school reputation, and the estate's mature, well-maintained infrastructure. These fundamentals suggest continued stability in Bishan's property values, though market cycles will naturally occur.

HDB Buyer Eligibility Requirements

Who Can Buy HDB Resale Flats

Unlike HDB Build-to-Order (BTO) flats, HDB resale flats have more flexible eligibility criteria. Understanding who qualifies is the first step in your buying journey.

Family Nucleus Requirements

For couples, HDB defines a "family nucleus" as a married couple or a single parent with at least one unmarried child. Both members of the family nucleus must satisfy the eligibility requirements. For example, in an SC-PR couple, the PR partner must have been a PR for at least 3 years at the time of the resale application.

If you're buying with extended family members (parents, siblings), only the family nucleus members count toward eligibility. Other family members can be listed as occupants but don't affect eligibility status.

No Income Ceiling for Resale

A critical advantage of buying HDB resale flats is the absence of an income ceiling. Unlike BTO flats where household income must not exceed $14,000 per month, resale purchases have no such restriction. This means high-income earners, business owners, and professionals can freely purchase HDB resale flats without income limitations.

This flexibility makes HDB resale an attractive option for upgraders and those whose income exceeds BTO limits but who still want to own an HDB property.

Ethnic Integration Policy (EIP)

HDB enforces the Ethnic Integration Policy (EIP) to maintain racial harmony in estates. This policy limits the proportion of each ethnic group in each block and neighbourhood. When buying a resale flat, you must ensure that your ethnicity doesn't breach the EIP limits for that block.

For 114 Bishan Street 12, HDB will verify EIP compliance during your resale application. This is not a barrier for most buyers, as most blocks have capacity across all ethnic groups, but it's important to be aware of this requirement.

HDB Grants for Resale Buyers

CPF Housing Grant (First-Time Buyers)

The CPF Housing Grant is available to first-time HDB buyers and provides up to $80,000 in grant funding. This grant is paid directly into your CPF Ordinary Account (OA) and can be used for the down payment or to reduce your loan amount.

Eligibility:

• First-time HDB buyer (you and your spouse, if married, must not have owned an HDB flat before)
• Singapore Citizen or PR with 3+ years PR status
• Household income does not exceed $14,000 per month (for resale, this is not a hard limit, but grant eligibility is capped)
• Family nucleus requirement met

Grant Amount (2026): Up to $80,000 for first-time buyers. The exact amount depends on your household income and flat type.

Enhanced CPF Housing Grant

The Enhanced CPF Housing Grant provides additional support for lower-income households and is available to both first-time and subsequent buyers. This grant can provide up to $80,000 depending on income and family nucleus composition.

Eligibility:

• Household income does not exceed $14,000 per month (for grant eligibility purposes)
• Singapore Citizen or PR with 3+ years PR status
• Family nucleus requirement met

This grant is particularly valuable for lower-income families as it significantly reduces the out-of-pocket cash required for the purchase.

Proximity Housing Grant

The Proximity Housing Grant provides up to $30,000 if you're buying a flat to live near your parents or adult children. This grant recognizes the importance of multi-generational living in Singapore culture.

Eligibility:

• You or your spouse must have a parent or adult child living in the same HDB town
• The parent/child must have owned their flat for at least 5 years
• You must be buying your first or second HDB flat

For example, if your parents live in Bishan and you're buying at 114 Bishan Street 12, you qualify for this grant. This is a powerful incentive for families wanting to maintain close proximity.

Total Possible Grants

For eligible buyers, the total possible grant funding can reach up to $190,000 ($80,000 CPF Housing Grant + $80,000 Enhanced CPF Housing Grant + $30,000 Proximity Housing Grant). In practice, most buyers will receive between $80,000-$160,000 depending on their circumstances.

Example: A couple buying their first HDB flat near their parents with household income of $12,000 could potentially receive $80,000 (CPF Housing Grant) + $30,000 (Proximity Housing Grant) = $110,000 in total grants, significantly reducing their out-of-pocket cash requirement.

How Grants Are Paid

All HDB grants are credited directly to your CPF Ordinary Account (OA). You can then use this CPF to pay for the down payment, reduce your loan amount, or pay monthly loan instalments. Grants do not provide cash—they are CPF credits that you can only use for property-related expenses.

For detailed information about your specific grant eligibility, visit the HDB website at hdb.gov.sg or contact HDB directly. You can also use HDB's online grant calculator to estimate your entitlement.

Financing Your HDB Purchase

HDB Loan Option

The HDB loan is the most popular financing option for HDB resale purchases and offers several advantages:

• Loan-to-Value (LTV): Up to 80% of the property's value
• Interest Rate: Fixed at 2.6% per annum (as of 2026)
• Loan Tenure: Up to 30 years
• Income Ceiling: Household income must not exceed $14,000 per month
• Monthly Instalment: Typically $2,500-$4,000 for 4-room flats depending on loan amount and tenure

The HDB loan's fixed 2.6% interest rate is a significant advantage compared to variable bank rates, which can fluctuate. This predictability makes budgeting easier and protects you from interest rate increases.

Minimum Cash Requirement: You must provide a minimum of 5% of the property's purchase price as cash. The remaining 75% can be financed through the HDB loan, with the difference made up by CPF (grants + your own CPF savings).

Bank Loan Option

If your household income exceeds $14,000 per month, you cannot qualify for an HDB loan and must use a bank loan instead. Banks also offer HDB resale financing with the following terms:

• Loan-to-Value (LTV): Up to 75% of the property's value
• Interest Rate: Variable, typically 3.5%-4.5% per annum (rates vary by bank and market conditions)
• Loan Tenure: Up to 30 years
• Income Ceiling: None (no income ceiling for bank loans)
• Monthly Instalment: Typically $3,000-$5,000 for 4-room flats depending on loan amount, tenure, and interest rate

Bank loans offer flexibility for high-income earners but come with variable interest rates that can increase over time. Some banks offer fixed-rate periods (e.g., 3 years fixed) as a middle ground.

Minimum Cash Requirement: You must provide a minimum of 25% of the property's purchase price as cash when using a bank loan. This is significantly higher than the HDB loan requirement.

CPF Usage for HDB Purchase

Your CPF Ordinary Account (OA) plays a central role in HDB financing. You can use CPF for:

• Down Payment: Use CPF to pay the 5% (HDB loan) or 25% (bank loan) down payment
• Loan Amount: Use CPF to reduce the loan amount, thereby reducing monthly instalments
• Monthly Instalments: Use CPF OA to pay monthly loan instalments automatically
• Stamp Duty & Legal Fees: Use CPF to pay transaction-related costs

For a $700,000 4-room flat with an HDB loan, a typical scenario might be: $35,000 cash down payment + $560,000 HDB loan + $105,000 CPF used = $700,000 total. Your CPF would cover the down payment and reduce your loan amount.

Monthly Instalment Estimates

To help you understand affordability, here are estimated monthly instalments for a $700,000 4-room flat at 114 Bishan Street 12: