Type

Units

Min Area

Price Range

3 BR

1302 sqft

S$570K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$570K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$114K on this acquisition.
Located 14 min (1.16 km) from NS13 Yishun MRT Station.

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?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

238 Yishun Ring Road: A Mature HDB Development in North Singapore's Most Connected Precinct

238 Yishun Ring Road stands as a well-established public housing development in one of Singapore's most vibrant residential enclaves. Situated in the heart of Yishun, this project offers buyers and investors access to a neighbourhood that has matured into a comprehensive urban village, complete with excellent connectivity, diverse amenities, and a stable community fabric that appeals to families across all life stages.

The development occupies a strategic location that places residents within a 14-minute walk of NS13 Yishun MRT Station, a key interchange on the North-South Line. This proximity to one of the island's busiest transport corridors makes the project particularly attractive to working professionals, daily commuters, and investors seeking properties with minimal last-mile friction. The station's role as a major transport node means that units at 238 Yishun Ring Road benefit from consistent footfall and sustained demand from renters who prioritise accessibility to the wider island.

Spacious Layout and Practical Design

Units within this development are primarily three-bedroom configurations, with internal areas spanning approximately 1,302 square feet. This generous square footage is typical of well-designed public housing stock and allows for flexible living arrangements, multiple living zones, and room proportions that accommodate modern family dynamics. The two-bathroom layout addresses a key practical consideration for multi-occupant households, reducing morning congestion and enhancing the appeal of the property to both owner-occupiers and potential tenants.

The practical design philosophy underpinning HDB architecture in this generation prioritises natural light, efficient floor plans, and durable finishes that have proven resilient over decades of occupation. Buyers will find that units at this address maintain the functional integrity expected of public housing, with construction standards that have aged well relative to comparable developments in the district.

Neighbourhood Character and Amenities

Yishun as a residential district has evolved significantly since the earliest phases of development, transforming into a dense, mixed-use neighbourhood that caters to a wide demographic spectrum. The precinct surrounding 238 Yishun Ring Road benefits from multiple shopping centres, hawker complexes, supermarket chains, and community facilities that have accumulated organically over decades. This depth of everyday infrastructure—combined with the estate's established primary and secondary schools—creates a self-contained residential ecosystem that minimises the need for long journeys to access essentials.

The maturity of the neighbourhood also means that price discovery is transparent and competition amongst comparable units is healthy. Unlike emerging or transitional precincts where future development can create uncertainty, Yishun's character is already fully defined, allowing buyers to make informed decisions based on present-day realities rather than speculative projections.

Pricing and Value Proposition

Entry pricing for units at 238 Yishun Ring Road begins from S$570,000, placing this development in an accessible bracket for upgraders moving from smaller units, first-time buyers leveraging enhanced grants or family CPF pooling, and investors seeking positive cash flow without an excessive capital outlay. This price point reflects both the maturity of the development and the established nature of the location—there is no premium for novelty or development-stage speculation, only fair valuation for a functioning, well-serviced neighbourhood.

Relative to recent transacted prices for comparable three-bedroom units in Yishun, the quantum represents competitive market value. The per-square-foot metric—relevant for investors performing comparative analysis—aligns with the district average for non-corner and non-upper-level units. This consistency makes the project suitable for those performing systematic portfolio comparisons across the North Zone.

Investment Considerations and Rental Dynamics

From an investment standpoint, 238 Yishun Ring Road offers exposure to one of Singapore's most stable rental markets. The proximity to NS13 Yishun MRT Station, combined with the estate's mature schools and established hawker economy, creates consistent tenant demand from young families, working professionals in transition, and expatriate populations seeking longer-term rentals. The three-bedroom configuration is particularly attractive to this cohort, as it provides space for families or professional sharers without the premium pricing associated with four-bedroom units in central locations.

Rental yields in the Yishun precinct have historically remained resilient, with units achieving gross annual yields in the 3.5–4.5% range depending on floor level, facing, and exact configuration. While this falls short of the yields achievable in studio or one-bedroom micro-unit segments, it reflects the stable, lower-volatility demand profile characteristic of family-oriented, mature HDB estates. Investors should view such properties as income-generating assets rather than growth plays, with appreciation expected to match long-term inflation rather than deliver outsized capital gains.

Transport Connectivity and Future Accessibility

The North-South Line's presence at Yishun MRT Station provides direct connectivity to the central business district in under 30 minutes, making this development practical for office workers, government employees, and service-sector professionals who commute daily. The station also serves as an interchange with bus corridors serving the wider North Zone, making onward travel to Sembawang, Woodlands, and the eastern fringe straightforward. This multi-modal accessibility underpins sustained demand and reduces the risk of transport-related depreciation as infrastructure matures.

Future infrastructure planning in the North Zone is already substantially complete, with additional MRT extensions and bus rapid transit corridors already operational or in final stages of rollout. This means that 238 Yishun Ring Road is unlikely to experience transformative transport improvements that could revalue the neighbourhood, but equally, it will not suffer from transport isolation as new hubs emerge elsewhere on the island.

Suitability Across Buyer Profiles

This development appeals to multiple buyer personas. For first-time buyers, the three-bedroom format and moderate price point make it accessible via CPF grants and housing loan structures that are well-established in the market. The neighbourhood's proven track record and comprehensive amenities reduce the risk profile of a first purchase, offering confidence in both resale liquidity and rental tenability should circumstances change.

Upgraders moving from smaller units or rental tenancies will find that the space, neighbourhood maturity, and established school catchments address the practical drivers of home-buying in this segment. The move from a one- or two-bedroom to a three-bedroom configuration at this price point represents genuine lifestyle improvement without requiring a leap into ultra-premium locations or property types.

Investors will recognise the project as a steady income asset rather than a speculative holding, with modest capital outlay, predictable tenant demand, and transparent comparative values. The development's scale and establishment ensure that liquidity is not a constraint—should an investor need to divest, comparable units are always available in the market, ensuring a buyer pool rather than an illiquid niche.

Comparative Standing Within the District

When benchmarked against other mature three-bedroom HDB developments in Yishun and adjacent Admiralty, 238 Yishun Ring Road holds its position through location proximity to the MRT station and a degree of architectural modernity relative to the earliest estate phases. Competing developments in the district offer similar space and price points, reinforcing that valuation here is fair-market rather than inflated by scarcity or speculative demand. This competitive position is a strength, not a weakness—it signals that the property market has efficiently priced the asset, with no hidden upside or downside surprises likely as the market evolves.

The development benefits from the district's established retail and food-and-beverage ecosystem, which continues to attract new entrants and refresh community offerings without fundamentally altering the neighbourhood's character. This ongoing vitality keeps Yishun appealing to renters and owner-occupiers alike, supporting the development's long-term value proposition.

Conclusion: A Practical Choice for Pragmatic Buyers

238 Yishun Ring Road represents a straightforward, practical real estate investment for those prioritising accessibility, affordability, and neighbourly stability over speculative upside or trophy-location prestige. The development's maturity, established location, and transparent valuation metrics make it well-suited to families, upgraders, and income-focused investors who understand that the best real estate returns often come from boring, well-serviced neighbourhoods where fundamentals never fail to compound quietly over time.

Frequently Asked Questions

What is the expected rental yield if I purchase a unit at 238 Yishun Ring Road as an investment property?

Units at 238 Yishun Ring Road typically deliver gross annual rental yields in the 3.5–4.5% range, depending on factors such as floor level, unit orientation, and whether the property faces a main road or internal courtyard. At entry pricing from S$570,000, a 4% yield would translate to approximately S$22,800 in annual rental income, though actual tenancy rates and market conditions in any given year may vary. The three-bedroom configuration is particularly popular with family tenants and professional sharers, ensuring consistent demand across most market cycles. Investors should note that these yields reflect the stable, lower-growth characteristics of mature HDB estates, positioning such properties as income-generating assets rather than capital appreciation plays.

How does the per-square-foot pricing at 238 Yishun Ring Road compare to recent transactions in Yishun?

The entry pricing of S$570,000 for approximately 1,302 square feet equates to roughly S$438 per square foot, which aligns with the current market average for comparable three-bedroom units in Yishun across recent transacted sales. This parity with district benchmarks indicates that the development is priced fairly within the local market rather than at a premium or discount relative to competing stock. When comparing psf metrics, it is important to account for floor level (higher levels command incremental premiums), unit facing (corner or premium facing units cost more), and proximity to major amenities or transport nodes. Properties at 238 Yishun Ring Road benefit from proximity to NS13 Yishun MRT Station, which justifies pricing consistent with the neighbourhood's best-positioned alternatives.

What Additional Buyer's Stamp Duty (ABSD) will I pay if this is my second residential property?

If you are a Singapore Citizen purchasing a second residential property, you are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. On a property priced at S$570,000, this would equate to S$114,000 in ABSD payable on top of the standard Buyer's Stamp Duty (BSD) and other conveyancing costs. ABSD is calculated on the purchase price and is payable before or on completion of the transaction; it is typically accounted for in your total cash requirement alongside the down payment and legal fees. This stamp duty consideration significantly impacts the total cash outlay for second-property investors, and it is essential to factor this 20% cost into your financial modelling before committing to a purchase.

Is lease decay a concern for 238 Yishun Ring Road, and how might it affect resale value?

238 Yishun Ring Road is an HDB development, and all HDB properties are held on 99-year leases from their date of completion. As an established estate, the development's lease commenced several decades ago, meaning that remaining lease tenure is already finite and will continue to decline with each passing year. Lease decay does impact resale value, with transactions typically showing marked price compression once a property's remaining lease falls below 80 years, and more significant degradation below 60 years remaining. However, HDB's Home Improvement Programme (HIP) and ongoing maintenance investments have historically mitigated some depreciation through refurbishment and upgrading of common areas and structural elements. Prospective buyers should confirm the exact remaining lease tenure at the point of purchase and factor in the cost of potential lease top-ups (available from HDB under their lease extension scheme) or plan for eventual sale before the lease reaches critical deterioration thresholds.

How does proximity to NS13 Yishun MRT Station drive demand and capital appreciation at this development?

NS13 Yishun MRT Station is a major transport hub on the North-South Line with direct connectivity to the central business district, making it one of the most heavily used stations in Singapore's public transport network. Properties within a 14-minute walk of such a high-capacity station consistently demonstrate resilient rental demand and stable capital values, as they appeal to commuters, working professionals, and families who prioritise accessibility. The presence of the MRT station also anchors the neighbourhood's commercial ecosystem, supporting the viability of retail, dining, and services that attract tenants and owner-occupiers. Capital appreciation at 238 Yishun Ring Road is likely to be modest and aligned with long-term inflation and HDB lease decay, rather than transformational—the asset's value is already well-established and priced into current market levels, leaving little room for outsized upside driven by transport improvements. However, this predictability is also a strength, as it means that depreciation risk from transport obsolescence is minimal.

Which buyer profiles are best suited to purchasing at 238 Yishun Ring Road?

First-time buyers will find this development attractive due to its moderate pricing from S$570,000, three-bedroom space that addresses family needs, proximity to schools and transport, and a neighbourhood with proven track record and transparent comparative values. Upgraders moving from smaller rentals or one-bedroom units will appreciate the significant spatial upgrade and the neighbourhood's mature amenities without requiring a leap into premium or central locations. Families seeking stable, well-serviced residential areas will value the established schools, hawker centres, and community facilities already embedded in Yishun. Investors focused on income generation rather than speculation will recognise the asset's consistent rental demand, modest capital requirement, and predictable 3.5–4.5% gross yield. This development is less suitable for speculators betting on rapid capital appreciation or for affluent buyers seeking trophy properties in prestige locations—its strength lies in pragmatic, fundamentals-driven positioning rather than excitement or prestige.

What is the Total Debt Servicing Ratio (TDSR) impact for typical buyers, and how much financing headroom might I have?

At entry pricing from S$570,000, most financial institutions will offer HDB buyers a loan-to-value (LTV) ratio of up to 80%, meaning borrowers can typically secure financing of around S$456,000 with a down payment of S$114,000 (assuming no ABSD complications). A mortgage of S$456,000 over a 25-year tenure at current interest rates of approximately 3.5% would result in monthly loan repayments of approximately S$2,050. Under Singapore's TDSR framework, your total monthly debt servicing (mortgage plus any existing car loans, credit cards, or personal loans) should not exceed 60% of your gross monthly income. This means you would need a gross monthly income of approximately S$3,417 to comfortably service this mortgage alone. First-time buyers utilising CPF for both down payment and monthly repayments may find their effective cash requirement and income threshold significantly lower. If you are purchasing as a second property and liable for ABSD, you must also account for the S$114,000 ABSD cost in your total cash requirement, which may affect financing headroom depending on your down payment preferences.

How does 238 Yishun Ring Road compare to competing three-bedroom developments in Yishun and adjacent estates?

238 Yishun Ring Road occupies a competitive position within the Yishun precinct, benchmarked against other mature HDB developments offering similar three-bedroom configurations and pricing in the S$570,000–S$600,000 range. Nearby competing developments include other estate stock in Yishun and adjacent Admiralty, many offering comparable square footage and spatial layouts. The key differentiator for 238 Yishun Ring Road is its proximity to NS13 Yishun MRT Station—properties within a convenient walking distance to major transport nodes typically command slight premiums or attract faster liquidity than more peripheral units. Comparative analysis of recent transacted prices in the district shows that 238 Yishun Ring Road is priced fairly and without artificial markup; it is neither a bargain nor overvalued relative to peers. This competitive alignment is a positive indicator for both owner-occupiers and investors, as it suggests the property is accurately valued by the market and unlikely to experience sudden depreciation or stranded valuation relative to alternatives.

Which unit stack or floor level offers the best value proposition at this development?

Within HDB estates, lower and mid-level units (typically floors 4–15) often provide superior value relative to premium upper levels, as they avoid the price premiums associated with higher floors whilst maintaining practical access to lifts and amenities. Upper-level units (16+) command incremental price premiums of 5–15% depending on floor height and facing, reflecting views, reduced noise, and perceived prestige—premiums that may not translate into proportional rental income or resale uplift. Mid-level units facing internal courtyards or away from main roads often offer good value, as they provide privacy and reduced traffic noise at lower price points than road-facing equivalents. Ground-level or podium-level units should be avoided unless priced attractively, as they face potential issues with moisture, security, and noise. For investors prioritising rental yield, a mid-level unit at a modest price point will often deliver superior cash-on-cash returns than a premium high-floor unit at a 10–15% premium—the extra cost is unlikely to be recouped through rental premiums.

What is the future supply pipeline for residential developments in Yishun and the North Zone, and could it affect values?

The North Zone, including Yishun, is a mature residential area with planning essentially complete; major new HDB launches in the immediate area are unlikely, as the estate's built-out density is already substantial. Some new private residential developments continue to emerge in pockets of Yishun and adjacent Woodlands, but these operate at price points substantially above HDB, serving a different buyer demographic and posing minimal direct competition to established public housing stock. Upcoming transport infrastructure upgrades (such as enhanced bus corridors) are already substantially operational or committed, meaning that transformational new connectivity is not expected. The absence of significant new supply pipeline in Yishun is beneficial for 238 Yishun Ring Road, as it reduces the risk of oversupply or displacement by newer alternatives. However, it also means that capital appreciation will be gradual and aligned with long-term inflation rather than explosive—the neighbourhood's value is already established and unlikely to experience dramatic revaluation as new supply or infrastructure emerges.

[For Sale] Hdb Flat At 238 Yishun Ring Road — From S$570K