Update as of 27 May 2022: This article has been updated with information released during the May 2022 BTO launch.
If you didn’t manage to snag a flat in last February’s Yishun BTO, you might want to consider balloting for this year’s May 2022 Yishun HDB BTO of Yishun Beacon.
HDB launched a total of 4,583 BTO units in May, with Yishun making up 646 units. That’s around 14% of units located in Yishun.
The name Yishun was derived from the Mandarin Chinese equivalent of Nee Soon. Lim Nee Soon, nicknamed “pineapple king” after his vast pineapple plantations, was a prominent banker and businessman in Singapore in the 1900s. He made his fortune from the rubber and pineapple plantations he had in the area.
Although the plantations are long gone, Yishun remains a vibrant neighbourhood with stunning parks and a bustling mall.
May 2022 Yishun BTO at a glance
| Location | Along Yishun Central, Yishun Avenue 2, Yishun Central 1, Yishun Central 2 |
| Classification | Non-mature estate |
| Number of units | 646 |
| Flat types | 273 units of 2-room Flexi, 207 units of 4-room and 166 units of 5-room |
| Number of blocks | 5 blocks of 14 storeys |
| Estimated waiting time | 3 years 3 months |
| Estimated completion date | Q2 2026 |
| Nearest MRT | Yishun MRT (10-minute walk) |
| Nearest bus interchange | Yishun Bus Interchange |
| Notable amenities | Yishun Park Hawker Centre, Yishun Pond Park, Yishun Park, Yishun Swimming Complex, Yishun Community Hospital, Khoo Teck Puat Hospital, Northpoint City, SAFRA Yishun, Wisteria Mall |
May 2022 Yishun BTO indicative price range
Here are HDB’s latest prices for the various flat types in Yishun Beacon.
| Flat type | Selling price (Excluding grants) | Selling price (Including grants) | Transacted prices of resale flats nearby | |
| Yishun Beacon | 2-room Flexi | From S$123,000 – S$184,000 | From S$43,000 | – |
| 4-room | S$328,000 – S$418,00 | From S$268,000 | S$490,000 – S$550,000 | |
| 5-room | S$485,000 – S$595,000 | From S$440,000 | S$570,000 – S$710,000 |
Estimated downpayment, monthly instalment and income
Based on these pricing forecasts, we can estimate the downpayment, monthly instalments and household income needed to pay for the May 2022 Yishun BTO flat. These estimates are based on the following assumptions:
- An HDB loan is taken, maximising the 85% loan-to-value (LTV) ratio.
- The loan tenure is 25 years, with the current interest rate of 2.6%
- There is no other housing loan to service
To illustrate, we’ll use the median of the price range and won’t be taking into account any CPF grants and savings to be used. We’ll also be using a mortgage calculator to do the math.
Another thing is that for public housing, you can only use up to 30% of your monthly household income to service the home loan. This is called the Mortgage Servicing Ratio (MSR). By taking this into account, we can then find the estimated household monthly income needed for the flat.
| Flat type | Median price | Loan amount (85%) | Min. downpayment (15%) | Estimated monthly instalment | Estimated monthly household income |
|---|---|---|---|---|---|
| 2-room Flexi (Type 1) | S$133,500 | S$113,475 | S$20,025 | S$514.80 | S$1,716.00 |
| 2-room Flexi (Type 2) | S$164,000 | S$139,400 | S$24,600 | S$632.42 | S$2,108.07 |
| 4-room | S$373,000 | S$317,050 | S$55,950 | S$1,438.36 | S$4,794.53 |
| 5-room | S$540,000 | S$459,000 | S$81,000 | S$2,082.34 | S$6,941.13 |
May 2022 Yishun BTO: Flat sizes
| Flat type | Number of units | Estimated floor area (sqm) | Estimated internal floor area (sqm) | |
| Yishun Beacon | 2-room Flexi | 52 | 38 | 36 |
| 221 | 48 | 46 | ||
| 4-room | 207 | 93 | 90 | |
| 5-room | 166 | 113 | 110 |
May 2022 Yishun BTO: The Pros
Accessibility
Yishun isn’t exactly the most accessible neighbourhood, but thanks to our amazing public transport system, it’s not a hassle to hop on a bus and get to the Yishun Bus Interchange in 5 minutes.
Yishun MRT station is the nearest train station. It’s a straight path that will take you on a 10-minute walk past Yishun Town Garden. From there, you can ride the North-South line directly to Orchard MRT, which is a 25-minute ride.
If you drive, you can get to the Seletar Expressway (SLE) via either Sembawang Road or Mandai Avenue. Both routes will take you about 10 minutes, depending on traffic conditions.
Food and retail amenities
Yishun Park Hawker Centre is a modern open-air food court beside Yishun Park, a 16-minute walk away. More than 40 food options are available for you to choose from, so you know you’ll never get bored of the food selection.
Nestled in the residential precinct of Neighbourhood 1 is Chong Pang Market and Food Centre, an 8-minute bus ride away. Until the opening of Northpoint City, it was the largest neighbourhood centre serving the residents of Yishun. Tap into the nostalgic heartland energy as you walk through the winding alleys of mom-and-pop stores selling everything from kitchenware to house plants.
Check out this video for a walking tour of Chong Pang Market!
Fun fact: Lim Chong Pang was the son of Lim Nee Soon, and just like his father, he was an enterprising businessman and ran a successful real estate business.
Schools
There are a few primary schools nearby, with Northland Primary being the nearest school within a 1km radius. Do note that as the site hasn’t been built yet, the following distances are just a rough estimate.
• Northland Primary School (800m)
• Huamin Primary School (1.1km)
• Jiemin Primary School (1.3km)
• Naval Base Primary School (1.3km)
• Peiying Primary School (1.3km)
Other schools for secondary and tertiary education include Naval Base Secondary School, Chung Cheng High School (Yishun) and Innova Junior College.
Healthcare facilities
Yishun Community Hospital and Khoo Teck Puat Hospital are part of the Yishun Health Campus so that patients can enjoy a seamless, integrated healthcare experience. Both hospitals are conveniently situated a 1-min walk away from the BTO site.
A fun fact about Khoo Teck Puat is that the building uses 30% less energy than other older hospitals such as Tan Tock Seng Hospital and Changi General Hospital. Their environmentally-friendly features save them more than S$1 million a year on utility costs.
Recreational facilities
Residents of Yishun have Northpoint City, the largest shopping mall in the North (it’s a whopping 500,000 sq ft!). After its massive expansion in 2017, it became the first mall in Singapore to have an Integrated Transport Hub with 2 underground linkways connecting the mall to Yishun MRT station. The expansion brings the total number of shops and restaurants to 500, so you can indulge in the all-time favourite Singapore past-time of shop till you drop.
Get your groceries at Cold Storage, FairPrice or K-Market or head to the public library for a respite amongst the books, away from the hustle and bustle of the mall.
What makes it even sweeter is that it’s just a mere 9 minutes away on foot, so you can save on Grabfood delivery.
Should you ever get sick of Northpoint City (what an inconceivable thought!), simply hop on one of the many buses along Yishun Ave 2 and take a 14-minute ride to Junction 9 or Wisteria Mall.
Night owls can head to ORTO (8-minute drive), a multi-recreational complex with 24-hour prawning and fishing ponds. There’s a wide range of restaurants where you can hang out and catch up with friends over boat noodles and beer while watching amateur anglers reel in their catch.
Katapult Trampoline Park is also located at ORTO, where you can spend an enjoyable day out bouncing around the trampolines playing dodgeball and slam dunk with your kids.
Green parks and swimming complex
Residents are in luck because Yishun has no shortage of gorgeous green parks. Yishun Pond Park and Yishun Park are both 14 minutes away on foot.
Yishun Pond Park is well-loved by residents in Yishun as being one of the most beautiful parks in the vicinity to exercise at. Bird watchers and nature seekers often go there to catch a glimpse of the local wildlife, such as the cheeky otters and monitor lizards. Visitors can learn about flora and fauna from the information boards found around the pond.
Alternatively, relax and enjoy the tranquillity of the water promenade while sitting on the many benches, or from the pond-side eateries such as Real Food vegetarian cafe, Slow Bakes bakery cafe and the calming Jing Si book cafe.
Take a 2-minute walk away to Yishun Park, where you can find something for everyone. The jogging trail is under a dense canopy of trees, which gives a sense of trekking in a forest. As Yishun used to be a plantation, you can still find some fruit trees such as star fruit, jackfruit, rambutan or durian trees along the trail.
Your little ones will be thrilled to explore the nature play garden made out of wooden logs.
Bring your furry friends to the dog park, where you can mingle with other pawrents while watching your pets run around off-leash.
Yishun Swimming Complex is right opposite the BTO project site, with three different pools for kids, training and competitive swimmers.
May 2022 Yishun BTO: Where are the best stacks with the best views?
Let’s look at Yishun Beacon’s surrounding areas of the project and the site plan to figure out where you can enjoy the best views from your potential new home.
The plot is mostly surrounded by other public housing that are around the same height. Some stacks, especially in the east (next to the hospital and Yishun Pond) and the west (across the street from Yishun Swimming Complex) face each other. So it’s quite hard to get an unblocked view here.
We think your best bet of getting a good view of the Yishun Pond will be on the higher floors at stacks 136 and 138. Next best alternative would be on the higher floors at stack 130.
Or if you want to get a view of Yishun Town Garden, consider any of these stacks: 104, 106, 108, 110 or 112.
The HDB icon is where Yishun Beacon will be
The three nearest residential blocks are located at the north-east (Block 935), north-west (Block 767) and south-facing (Block 602 and 603). There’s a road separating the three blocks, and they’re both quite a distance away, so there are no worries about neighbours being able to look directly into your house.
What’s the potential price appreciation?
There has been a significant average psf price increase over the past five years of 26.31% for 4-room flats, and 30.21% for 5-room flats.
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S$1m flat sold in Yishun
Last month in February, an executive flat in Yishun sold for an eye-watering price of S$1.038m. It is the first time a flat in Yishun has joined the million-dollar HDB club. The flat in question is Block 652, which is just an 8-minute walk away.
The last time a flat sold for over a million dollars in a non-mature estate was four years ago, in Hougang. Does this mean the prices of flats in non-mature estates are better poised to break the S$1m barrier?
The sale price psf of the million-dollar flat was S$516, which, judging by the 29.18% increase over the past five years, might very well be feasible for other non-mature contenders in Yishun.
May 2022 Yishun HDB BTO: Should you apply?
Despite Yishun’s sordid reputation, it’s a lovely neighbourhood to reside in, especially with the BTO’s close proximity to green spaces and the sprawling Northpoint City shopping mall.
As it is considered a non-mature estate, you might want to consider balloting for a unit as the application numbers will likely be lower compared to those in mature estates such as the Bukit Merah, Queenstown and Toa Payoh BTO exercises.
There were 2,187 applications balloting for 686 4-room flats in the February 2022 BTO project in Yishun, which means an application rate of 3.2. For Yishun Beacon, the application rate is projected to be between 5 to 7.
Compared to the other BTO sites, the Yishun project seems to be less densely populated, which is great is you prefer a quieter environment.
Alternatively, you can consider getting a property from the resale market. Newly MOP-ed projects include Yishun Riverwalk, Yishun Greenwalk, Acacia Breeze, Yishun Natura and Oleander Breeze.
Applications for the flats launched in the May 2022 BTO and SBF exercises can be done online on HDB InfoWEB from 27 May 2022 (Friday) to 2 June 2022 (Thursday). Applicants can apply for only one flat type/category in one town under either the BTO or SBF exercise.
Will you apply for the May 2022 Yishun BTO? Let us know in the comments section below or on our Facebook post.
If you found this article helpful, check out our overview of the May 2022 BTO projects and in-depth reviews:
Frequently asked questions
[sc_fs_multi_faq headline-0=”h3″ question-0=”How many times can I ballot for BTO? ” answer-0=”You can ballot as many times as you can, as long as you have not been invited to select a flat. If you reject a chance to select a flat, there may be some consequences. ” image-0=”” headline-1=”h3″ question-1=”How much is the downpayment for HDB? ” answer-1=”If you’re taking an HDB loan, the minimum downpayment will be 15% of the purchase price. If you’re taking a bank loan, the minimum downpayment will be 25%. ” image-1=”” headline-2=”h3″ question-2=”Can I apply for 2 BTO at the same time? ” answer-2=”No, you can only apply for one project during a sales exercise. ” image-2=”” count=”3″ html=”true” css_class=””]
About Jamie Wong
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Can I apply again in yishun instead next khoo teck puat hospital
Is the Yishun 2 room flexi BTO available for short lease term or only for 99 years ?
When will you guys be reviewing the August 2022 BTO launch?
https://homes.hdb.gov.sg/home/bto/details/2022-05_UPB_Q0NLX044QzEyXzE2NTEwMzQ1OTAxMDA