Highest HDB rental yields in Bishan
Latest recorded sale Oct 2026
Which HDB blocks in Bishan have the highest rental yield?
Among HDB blocks in Bishan with at least 5 rental approvals and 5 resales of the same flat type from Dec 2024 to Nov 2026, Blk 22 Sin Ming Rd has the highest gross rental yield, at 9.22% for a 3-room flat with 46 years of lease left: a median rent of S$2,800 a month against a median resale price of S$364,444. Latest recorded sale Sep 2026. Gross yield before costs; indicative.
How the ranking is worked out
Each row is one block and one flat type. Its gross yield is the median monthly rent in HDB's rental approvals, times twelve, divided by the median resale price of the same flat type in the same block, both from Dec 2024 to Nov 2026. A row is ranked only with at least 5 approvals and 5 resales in that window; transfers we filter out never count. Yields climb as a lease runs down, because a buyer pays for the years left and a tenant does not, so the lease left is shown on every row.
Gross yield is a year's rent divided by the price paid, before any cost. Net yield is what is left after property tax, maintenance or conservancy charges, agent fees, repairs and months without a tenant, and it is always lower. Mortgage interest comes off after that. We rank on gross yield because recorded rents and prices are the same for everyone, while costs are not.
Blocks, highest gross yield first
| Block | Gross yield | Median rent | Median price |
|---|---|---|---|
| Blk 22 Sin Ming Rd3-Room · 46 years left | 9.22% | S$2,800 a month23 approvals, Dec 2024–Sep 2026 | S$364,444S$5,359 psm · 12 resales, Jan 2025–Sep 2026 |
| Blk 23 Sin Ming Rd3-Room · 46 years left | 8.80% | S$2,700 a month13 approvals, Dec 2024–Sep 2026 | S$368,000S$5,662 psm · 5 resales, Dec 2025–Aug 2026 |
| Blk 25 Sin Ming Rd4-Room · 48 years left | 7.76% | S$3,300 a month11 approvals, Jan 2025–Aug 2026 | S$510,050S$5,796 psm · 8 resales, Dec 2024–Jul 2026 |
| Blk 110 Bishan St 123-Room · 58 years left | 7.20% | S$3,200 a month14 approvals, Dec 2024–Sep 2026 | S$533,000S$8,328 psm · 9 resales, Apr 2025–Oct 2026 |
| Blk 176 Bishan St 133-Room · 61 years left | 6.75% | S$3,100 a month14 approvals, Dec 2024–Aug 2026 | S$551,000S$8,609 psm · 6 resales, Dec 2024–Jun 2026 |
| Blk 185 Bishan St 133-Room · 61 years left | 6.57% | S$3,000 a month7 approvals, Dec 2024–Sep 2026 | S$548,000S$8,563 psm · 5 resales, Jan 2025–Sep 2026 |
| Blk 309 Shunfu Rd3-Room · 57 years left | 6.43% | S$2,875 a month18 approvals, Dec 2024–Aug 2026 | S$536,500S$8,007 psm · 6 resales, Jan 2025–May 2026 |
| Blk 313 Shunfu Rd3-Room · 58 years left | 6.42% | S$3,000 a month8 approvals, Feb 2025–May 2026 | S$560,500S$8,366 psm · 6 resales, Jul 2025–May 2026 |
| Blk 305 Shunfu Rd3-Room · 57 years left | 6.28% | S$2,825 a month18 approvals, Dec 2024–Jul 2026 | S$540,000S$8,060 psm · 5 resales, Nov 2025–Sep 2026 |
| Blk 406 Sin Ming Ave3-Room · 60 years left | 6.21% | S$3,000 a month12 approvals, Feb 2025–May 2026 | S$580,000S$9,063 psm · 7 resales, Apr 2025–Oct 2026 |
| Blk 123 Bishan St 124-Room · 58 years left | 5.90% | S$3,610 a month6 approvals, May 2025–Sep 2026 | S$734,800S$8,076 psm · 7 resales, Dec 2024–Sep 2026 |
| Blk 130 Bishan St 124-Room · 59 years left | 5.82% | S$3,650 a month14 approvals, Mar 2025–Sep 2026 | S$752,500S$7,946 psm · 6 resales, May 2025–Aug 2026 |
| Blk 113 Bishan St 124-Room · 59 years left | 5.77% | S$3,700 a month6 approvals, Jan 2025–Apr 2026 | S$770,000S$8,242 psm · 6 resales, Jun 2025–Oct 2026 |
| Blk 263 Bishan St 224-Room · 65 years left | 5.76% | S$3,650 a month5 approvals, Jun 2025–Jun 2026 | S$760,000S$7,308 psm · 5 resales, Dec 2024–Apr 2026 |
| Blk 236 Bishan St 224-Room · 65 years left | 5.75% | S$4,000 a month9 approvals, Feb 2025–May 2026 | S$835,000S$8,039 psm · 5 resales, Sep 2025–Aug 2026 |
| Blk 226 Bishan St 234-Room · 65 years left | 5.52% | S$3,800 a month8 approvals, Jan 2025–Aug 2026 | S$826,500S$7,571 psm · 6 resales, Jan 2025–Apr 2026 |
| Blk 243 Bishan St 224-Room · 66 years left | 5.48% | S$3,700 a month13 approvals, Dec 2024–Jun 2026 | S$810,000S$7,864 psm · 5 resales, May 2025–Jul 2026 |
| Blk 241 Bishan St 224-Room · 65 years left | 5.10% | S$3,700 a month7 approvals, Mar 2025–Sep 2026 | S$871,000S$7,778 psm · 5 resales, May 2025–Aug 2026 |
| Blk 290 Bishan St 245-Room · 71 years left | 5.02% | S$4,500 a month5 approvals, Feb 2025–Jul 2026 | S$1,075,000S$8,834 psm · 5 resales, Jan 2025–Aug 2026 |
| Blk 128 Bishan St 125-Room · 59 years left | 4.98% | S$3,900 a month10 approvals, Dec 2024–Aug 2026 | S$940,000S$7,769 psm · 7 resales, Jul 2025–Oct 2026 |
| Blk 158 Bishan St 135-Room · 60 years left | 4.83% | S$3,900 a month7 approvals, Dec 2024–Sep 2026 | S$968,000S$8,000 psm · 5 resales, Dec 2024–Sep 2026 |
| Blk 272 Bishan St 244-Room · 66 years left | 4.81% | S$3,300 a month7 approvals, Jan 2025–Jan 2026 | S$822,888S$7,500 psm · 7 resales, Dec 2024–Sep 2026 |
| Blk 402 Sin Ming Ave5-Room · 59 years left | 4.80% | S$3,600 a month8 approvals, Dec 2024–Mar 2026 | S$900,000S$7,500 psm · 5 resales, Mar 2025–May 2026 |
| Blk 275A Bishan St 245-Room · 85 years left | 3.68% | S$4,500 a month7 approvals, Jan 2025–Aug 2026 | S$1,469,000S$12,242 psm · 12 resales, Dec 2024–Feb 2026 |