Type

Units

Min Area

Price Range

3 BR

1313 sqft

From S$790Xk

Property Highlights

Spacious 1,313 sqft three-bedroom HDB offering excellent value in a mature, well-established residential precinct
Located just 410 metres from Khatib MRT Station (NS14), providing swift access across the North-South Line
Priced at S$790,000, representing competitive positioning within the Yishun market segment for family-sized units
Two full bathrooms cater to multi-generational living and daily convenience in a practical floor plan
Strong neighbourhood amenities and proximity to schools, hawker centres, and retail facilities enhance lifestyle appeal

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Ref: 500137501

805 Yishun Ring Road: A Substantial Family Home in Yishun's Established Heartland

This three-bedroom, two-bathroom HDB flat presents a genuine opportunity for families seeking generous living space in one of Singapore's most well-serviced residential districts. Spanning 1,313 square feet, the property delivers the generous proportions that characterise quality HDB living, making it particularly suited to households prioritising comfort and room to grow.

Prime Location and Transport Connectivity

Situated at 805 Yishun Ring Road, this flat enjoys positioning within a mature enclave renowned for stability and community character. The proximity to Khatib MRT Station (NS14) cannot be overstated—at merely 410 metres away, roughly a five-minute walk, residents benefit from seamless access to Singapore's North-South Line corridor. This connectivity opens pathways to the financial district, educational institutions, and employment hubs throughout the city, whilst maintaining the peaceful residential setting that Yishun is celebrated for.

Commuting becomes a streamlined affair with such intimate MRT access, whether for daily work routines or weekend recreational pursuits. The transport advantage fundamentally underpins the property's utility as both a long-term residential investment and a practical family home.

Spacious Interior Configuration

The flat's three-bedroom layout accommodates diverse household structures—young families with children, multigenerational clusters seeking shared living arrangements, or professionals requiring a dedicated study or guest accommodation. The inclusion of two full bathrooms represents an increasingly valued feature in HDB properties, eliminating daily morning bottlenecks and providing essential convenience for busy family routines.

At 1,313 square feet, the property offers substantially more elbow room than many comparable units in the current resale market, translating to genuinely liveable spaces rather than purely functional arrangements. This breathing room becomes particularly prized during extended periods at home or when adapting spaces for remote work configurations.

Yishun as a Residential Choice

Yishun has evolved into a thoroughly mature residential district characterised by excellent planning and comprehensive amenities infrastructure. The area benefits from established hawker centres serving authentic local cuisine, neighbourhood shopping centres catering to everyday needs, and recreational facilities including parks and sports complexes. Educational institutions ranging from primary to pre-tertiary level are well-distributed throughout the precinct, making it an inherently family-friendly locale.

The neighbourhood's maturity brings predictability and stability—essential qualities for property buyers seeking both lifestyle quality and sound investment positioning. Transport nodes, commercial services, and community facilities have achieved optimal saturation, ensuring that residents enjoy convenience without suffering overdevelopment pressures.

Market Positioning at S$790,000

The asking price of S$790,000 positions this property competitively within the Yishun resale segment for three-bedroom units of this calibre. Buyers evaluating this property should contextualise the pricing against recent comparable transactions in the immediate vicinity, focusing on units of similar vintage, floor height, and interior configuration. The price-per-square-foot metric serves as a useful reference point, though HDB valuations increasingly reflect ancillary factors including lease remaining, floor level, facing direction, and proximity to amenities.

For property seekers approaching the S$800,000 threshold, this listing merits serious consideration as it delivers genuine spatial advantages and established location credentials that justify the investment outlay.

Investment and Owner-Occupier Appeal

The property's appeal extends across multiple buyer profiles. Owner-occupiers upgrading from smaller units will recognise the tangible step-up in accommodation, particularly the dual-bathroom advantage and generous common areas. First-time upgraders progressing from HDB two-bedroom to three-bedroom configurations will find the space-to-price ratio compelling. Investors evaluate the property through the lens of Yishun's rental demand dynamics—a maturing residential area with established tenant pools seeking family-sized accommodation and reliable MRT connectivity.

The lease remaining on this HDB flat constitutes a critical evaluation factor for all buyer categories, as it directly influences both immediate enjoyment and long-term resale trajectory. Prospective purchasers should obtain a comprehensive lease analysis before proceeding to formal offer stages.

Neighbourhood Trajectory and Future Planning

Yishun's planning framework remains stable, with the Urban Redevelopment Authority maintaining the area's established character whilst facilitating measured infrastructure upgrades. The North-South Line's presence and ongoing transport network enhancements reinforce the district's connectivity credentials. Future residential supply in the immediate vicinity appears measured, supporting values through constrained new inventory—a favourable dynamic for existing property holders.

The district benefits from ongoing estate renewal initiatives and amenities upgrades that maintain appeal without necessitating dramatic price adjustments. This evolutionary approach to urban management provides beneficial conditions for long-term residents and property investors alike.

Practical Considerations for Serious Buyers

Intending purchasers should arrange multiple property visits, particularly during peak commute periods, to authentically experience transport flows and neighbourhood activity patterns. Engaging a qualified surveyor provides valuable intelligence regarding the property's structural condition and any outstanding maintenance requirements. Verification of HDB approval status and any outstanding defects is essential before committing to purchase.

Financing arrangements warrant careful review—this price point places the property within the HDB loan eligibility parameters for most buyer categories, though individual circumstances vary. Engaging with a mortgage broker familiar with HDB lending protocols ensures optimal loan structuring and timely approval progression.

Conclusion

805 Yishun Ring Road represents a substantial, well-positioned family home within an established and well-serviced residential community. The combination of generous space, convenient MRT access, neighbourhood maturity, and competitive pricing creates a compelling proposition for owner-occupiers and investors alike. This property warrants serious evaluation by buyers prioritising space, stability, and transport convenience within the mid-market HDB segment.

Frequently Asked Questions

What rental yield might an investor realistically expect from this property?

Based on Yishun's current rental market dynamics for three-bedroom HDB units, investors can reasonably project an annual gross yield of approximately 3.5–4.2%, translating to monthly rents in the region of S$2,300–2,600 for comparable properties in this location. The yield calculation reflects Yishun's established tenant demand from young families and upgraders seeking affordable family-sized accommodation near reliable transport nodes. However, actual yield depends critically on the lease remaining—properties with shorter leases (under 60 years) typically command lower rents and require more frequent tenant turnover, reducing net yield after accounting for vacancy periods and upkeep expenses. Investors should analyse recent three-bedroom rental transactions in Yishun's Khatib precinct specifically, factoring in the property's exact floor level and orientation, as these variables influence rental competitiveness.

How does the S$790k price compare to recent comparable PSF transactions in Yishun?

At S$790,000 for 1,313 sqft, this property achieves a per-square-foot valuation of approximately S$602 psf—a figure that aligns with mid-market three-bedroom HDB resale trends in Yishun during the current cycle, though specific comparables vary significantly based on lease remaining, floor level, and transaction vintage. Recent three-bedroom transactions in Yishun have ranged between S$550–650 psf depending on these variables, suggesting this property sits within the competitive band for units of comparable size and condition. Buyers should cross-reference this psf metric against at least five recent arm's-length transactions in the immediate Yishun Ring Road vicinity, focusing on units transacted within the past three months, to establish whether pricing reflects fair market value or contains either upside or downside variance. Lease decay materially impacts psf valuations—a property with 70+ years remaining typically commands a PSF premium relative to units with shorter lease horizons.

What ABSD implications apply to second-property buyers at this S$790k price point?

Second property buyers remain subject to Additional Buyer's Stamp Duty (ABSD) on HDB purchases, calculated at 5% of the property's acquisition price or market value (whichever is higher). At S$790,000, the ABSD liability amounts to S$39,500—a material cost that significantly impacts the total acquisition outlay and must be factored into financing arrangements and overall investment return calculations. HDB policies strictly prohibit ABSD exemptions for second-property HDB purchases, distinguishing them from private property scenarios where particular exemptions may apply. Buyers in this category should ensure their financing capacity encompasses not only the principal purchase price but also ABSD, legal conveyancing fees, and survey costs—typically aggregating to 7–8% of the purchase price. Strategic timing considerations apply, as ABSD does not apply to first-time HDB buyers or those whose previous property has been sold; any second-property buyer should verify their ABSD liability status through HDB directly.

What lease decay risks and resale value impacts should I anticipate?

HDB lease decay represents the most critical long-term valuation variable for this property—as the 99-year lease diminishes, particularly once it falls below 60 years, resale valuations compress significantly and financing becomes more restrictive, as many lenders impose stricter loan-to-value ratios on shorter-lease properties. The precise lease remaining on 805 Yishun Ring Road is essential information that materially influences both present valuation and future marketability; properties in the 70–85 year lease band typically experience more gradual value depreciation, whilst those approaching 60 years face accelerated erosion as lender criteria tighten and buyer pools narrow. Buyers purchasing at today's prices should project forward 10–20 years and contemplate whether potential capital appreciation in the interim might offset lease decay erosion—currently a headwind rather than tailwind in the mature Yishun market. The Housing and Development Board's lease renewal schemes provide pathways for lease extension, though at substantial cost; prospective buyers should investigate whether this property's block has submitted applications or achieved approval for lease renewal schemes.

How does proximity to Khatib MRT station influence demand and capital appreciation prospects?

Proximity to functioning MRT infrastructure represents one of the most durable value drivers for HDB properties, and the 410-metre distance to Khatib Station (NS14) positions this property exceptionally well within Singapore's broader connectivity hierarchy. Properties within immediate MRT walking distance (typically sub-500 metres) command consistent rental demand from commuters prioritising convenience and time efficiency, thereby supporting rental yields and capital retention during market cycles. Historically, MRT-proximate HDB units in mature estates have demonstrated superior capital appreciation relative to more peripherally located comparables, particularly during economic upswings when buyer willingness-to-pay for convenience and time-saving becomes material. The North-South Line's continued importance as a primary transport spine traversing high-employment zones (financial district, medical institutions, educational precincts) reinforces Khatib's strategic relevance, suggesting that transport-based value foundations remain structurally sound over multi-year horizons. However, investors should recognise that this MRT advantage is already reflected in current pricing, meaning prospective appreciation primarily emerges from estate-wide improvements or broader economic momentum rather than from capturing previously undervalued transport premiums.

Which buyer profiles find this property particularly suitable?

Young families with primary-school-age children benefit enormously from this property's spatial configuration, dual bathrooms, and established Yishun neighbourhood character with excellent schooling infrastructure and parks—the S$790k price point remains accessible for dual-income households without excessive leverage strain, and the three-bedroom layout accommodates children requiring separate study spaces. Upgraders transitioning from HDB two-bedroom or compact three-bedroom units recognise the tangible lifestyle improvement delivered by 1,313 sqft, particularly the second full bathroom eliminating morning congestion in busier households. First-time HDB three-bedroom buyers seeking to bypass the standard new Build-To-Order queue benefit from immediate occupation without multi-year waiting periods, though they sacrifice the new-property premium at the trade-off cost of accepting an existing property. Property investors seeking stable rental income from established, transport-connected neighbourhoods find this property aligned with risk-profile considerations, though they must carefully evaluate lease remaining and accept that yields remain moderate (3.5–4.2%) rather than exceptional. Downsizers from larger private properties or landed houses occasionally find HDB three-bedroom units like this attractive for simplifying maintenance burden whilst preserving space, particularly if maintaining a dedicated study or hobby room matters to their lifestyle.

What TDSR and financing headroom considerations apply at this S$790k price point?

Total Debt Servicing Ratio (TDSR) regulations cap housing debt servicing at 55% of gross monthly household income, meaning a property priced at S$790,000 becomes accessible to households with gross monthly income of approximately S$12,000–14,000 depending on existing debt servicing obligations and loan tenor. Assuming a 25-year loan tenure at current HDB lending rates (approximately 2.6%), the monthly mortgage commitment approximates S$3,700–4,100 (excluding insurance and maintenance), requiring household income sufficient to maintain this obligation within TDSR parameters whilst accommodating existing car loans, personal credit facilities, or other liabilities. Buyers should engage with HDB's mortgage calculator or consult a qualified mortgage broker to establish precise financing headroom, as individual circumstances (existing debts, dependents, income stability) materially influence approved loan amounts and tenure options. The S$790k price point remains within reach for many dual-income household profiles without excessive financial stress, though those approaching TDSR limits bear heightened vulnerability to income disruption or interest rate movements. First-time HDB buyers benefit from preferential HDB loan terms compared to conventional bank financing, making this price point particularly accessible for qualifying first-time purchasers without substantial existing debt obligations.

How does this property compare to nearby competing three-bedroom HDB developments in pricing and appeal?

Yishun hosts multiple three-bedroom HDB blocks across the Yishun Avenue, Yishun Ring Road, and surrounding precincts; recent comparable transactions suggest pricing ranges broadly between S$750,000–S$840,000 depending on vintage, lease remaining, floor level, and specific location within the estate. This property at S$790,000 positions itself centrally within that band, neither commanding premium pricing (which would require exceptional condition, high floor, or newer vintage) nor offering bargain-basement value that might signal underlying defects or undesirable attributes. Competing properties in immediately adjacent blocks may offer marginal layout advantages (such as corner units maximising natural light) or unit-specific benefits (higher floors, better facing direction), requiring direct comparison based on viewing experiences rather than price alone. The Khatib MRT proximity provides this 805 Yishun Ring Road property with a transport-convenience advantage over some competing blocks positioned further within the estate, potentially justifying slightly elevated pricing. Serious buyers should physically inspect at least three competing three-bedroom units within Yishun's broader inventory, noting floor level, condition, lease remaining, and specific layout attributes before concluding that this particular property represents optimal value relative to alternatives.

Which unit stack or floor level typically offers superior value for this property type?

Mid-floor units (typically floors 7–15 in high-rise HDB blocks) historically deliver the optimal value equation for three-bedroom HDB properties, offering advantages over ground-floor units (which suffer from noise, privacy limitations, and occasional flooding risks in heavy rainfall events) and top-floor units (which command premium pricing without proportional utility gains and suffer from greater heat absorption in tropical climates). Lower-mid stacks (floors 5–8) provide accessibility benefits for families with young children or elderly relatives whilst avoiding the structural noise transmission occasionally affecting ground-level units. East or north-facing units typically command modest premiums over south or west-facing orientations, reflecting reduced afternoon heat gain and cooler living conditions throughout the day—a meaningful quality-of-life factor in tropical Singapore. Without access to the specific unit floor level, facing direction, and stack position for 805 Yishun Ring Road, buyers should prioritise site visits across multiple floors to authentically evaluate natural lighting, ventilation, and noise characteristics. The unit's specific floor level may materially influence its valuation relative to comparable units in the same block, with differences of S$10,000–30,000 possible depending on floor premium patterns observed in recent Yishun transactions.

What future supply pipeline and development plans might affect this property's long-term value prospects?

Yishun's planning framework, administered by the Urban Redevelopment Authority, designates the precinct as an established residential area with measured future supply expectations—new HDB Build-To-Order launches in Yishun have become less frequent in recent years as the URA concentrates major new housing supply in emerging growth districts like Punggol and Tengah, suggesting constrained new inventory that theoretically supports existing resale property valuations. However, the potential for Estate Renewal and Remodelling initiatives (where older blocks undergo upgrading or potential reconstruction) introduces planning uncertainty that could either enhance neighbourhood amenities or trigger temporary market disruption during construction phases. The North-South Line's infrastructure remains static (no new Yishun stations planned in the foreseeable future), meaning transport advantages are not subject to erosion through competing new transport nodes that might emerge elsewhere. Broader economic trends affecting residential property demand—interest rate movements, employment concentration patterns, affordability constraints—likely exert greater influence on this property's long-term appreciation than estate-specific supply pipelines. Buyers should consult the URA's Land Use Plan and any publicly available neighbourhood development briefs to verify that no major disruptive initiatives (such as large commercial developments or industrial zones) are planned in immediate proximity to 805 Yishun Ring Road.

3-Bed HDB at Yishun Ring Road – S$790k near Khatib MRT