Type

Units

Min Area

Price Range

4 BR

1442 sqft

S$690K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$690K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$138K on this acquisition.
Located 10 min (800 m) 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.

242 Yishun Ring Road: Spacious HDB Living in a Mature Residential Estate

242 Yishun Ring Road represents a well-established residential address within one of Singapore's most mature and family-oriented housing estates. Located in the heart of Yishun, this HDB development offers spacious four-bedroom units that cater to families seeking generous living accommodation without venturing into private property territory. The development's positioning within Yishun places it within easy reach of essential services, educational institutions, and recreational facilities that have been developed over decades to support the district's growing population.

The proximity to NS13 Yishun MRT Station—situated approximately 800 metres away—provides residents with reliable public transport connectivity to the wider island. The Yishun MRT Station serves as a major interchange on the North-South Line, enabling commuters to reach the central business district and other key employment nodes within 20 to 30 minutes depending on final destination. This accessibility makes the development particularly attractive to working professionals and families with school-going children, as it simplifies daily commutes and reduces reliance on private vehicles.

Location and Neighbourhood Character

Yishun has evolved into one of Singapore's most comprehensive residential precincts, with a reputation for being exceptionally family-friendly. The estate boasts multiple primary and secondary schools, ensuring that families with children benefit from a wide selection of educational options within walking distance or short bus rides. The neighbourhood is also characterised by an abundance of wet markets, supermarkets, shopping centres, and dining establishments catering to diverse tastes and budgets, creating a self-contained community where residents can meet most daily needs locally.

The mature nature of Yishun means that the infrastructure, green spaces, and community facilities have been refined over time. Parks, sports complexes, and recreational grounds are well-distributed throughout the estate, supporting active lifestyles and community engagement. This established character provides a sense of stability and predictability, which many upgraders and young families find reassuring when making long-term housing decisions.

Property Features and Unit Configuration

Units at 242 Yishun Ring Road are configured as four-bedroom, two-bathroom residences spanning approximately 1,442 square feet. This floor area positions the development within the larger end of the HDB resale market, offering substantially more living space than typical three-bedroom units. The additional bedroom provides flexibility for growing families, home-based workers, or those seeking dedicated guest accommodation. The two-bathroom layout enhances convenience for households where multiple occupants require simultaneous access to bathing facilities, reducing morning congestion and improving overall quality of life.

The square footage allows for more generous common areas, dining spaces, and kitchen configurations compared to smaller unit types. This appeals particularly to families who value space for entertaining, cooking, and daily family activities. The layout flexibility in larger units also means that residents can more readily adapt the space to suit changing household circumstances over the years.

Pricing and Market Position

Current asking prices for units at this development commence from approximately S$690,000, positioning the property within the accessible segment of the HDB resale market for upgraders and families seeking to step up from smaller units. This price point reflects the mature location, spacious unit configuration, and established reputation of the Yishun estate. For investors, the entry price supports reasonable leverage and mortgage availability, making the development viable for those seeking rental income from HDB residential property.

The pricing has historically tracked closely with transactional activity across comparable Yishun estates, particularly other four-bedroom developments in proximity to the MRT station. HDB resale prices in mature estates like Yishun have demonstrated resilience during various economic cycles, supported by consistent demand from owner-occupiers and the stable rental yields available to investors.

Investment Potential and Rental Demand

242 Yishun Ring Road attracts investor interest because of the reliable rental demand within the Yishun district. The estate's reputation as a family-oriented neighbourhood, combined with its MRT accessibility, makes it appealing to rental tenants seeking affordability alongside convenience. Rental yields on HDB four-bedroom units in Yishun typically range between 2.5% and 3.5% per annum, depending on precise location within the estate and unit condition. These yields are competitive within the HDB resale market and compare favourably with many private residential developments.

The stable tenant profile—primarily working professionals, young families, and expatriates seeking mid-market accommodation—provides investors with relatively lower vacancy risk compared to some peripheral estates. The established amenity base and transport connectivity reduce tenant churn, as individuals and families tend to remain in place for longer tenancy periods.

Transportation and Connectivity

The 800-metre distance to Yishun MRT Station means that residents can comfortably walk to the station within 10 to 12 minutes, or take a short bus journey in adverse weather. This accessibility is a significant draw for commuters and supports capital appreciation prospects, as MRT-proximate properties typically command stronger resale demand. The North-South Line provides direct access to Orchard, City Hall, and Marina Bay areas, making the development suitable for professionals working across these business districts.

Beyond the MRT, the development benefits from an extensive bus network serving Yishun and connecting to neighbouring estates. This multi-modal transport infrastructure reduces transport costs for residents and enhances the development's appeal to cost-conscious families and investors.

Buyer Suitability and Market Segments

The development attracts diverse buyer profiles, each for distinct reasons. Young families stepping up from one-bedroom or two-bedroom units find the extra space indispensable as their children grow. Upgraders moving from older three-bedroom units appreciate the additional bedroom and improved bathroom provisions. Investors recognise the combination of accessible entry price, reliable rental demand, and MRT proximity as a sound formula for generating steady income. First-time buyers with larger budgets or co-purchasing arrangements can access the additional space and modern amenities that four-bedroom units provide within the HDB system.

High-net-worth individuals occasionally purchase units at this development as portfolio diversification, particularly if they seek HDB exposure without the premium pricing of properties in prime central locations. The simplicity of HDB transactions and the predictable regulatory environment appeal to certain investor segments.

Financing and Mortgage Considerations

The S$690,000 price point sits comfortably within the mortgage lending appetite of Singapore's major banks, with most institutions offering 80% loan-to-value financing on HDB resale properties. This means a purchaser would typically require a S$138,000 downpayment, with the remaining S$552,000 available through a 25-year mortgage at prevailing rates. Monthly mortgage servicing costs fall within affordable ranges for dual-income households and represent reasonable value relative to comparable rental costs for similar-sized accommodation in the Yishun area.

For investors, the monthly rental income generated from a four-bedroom unit in Yishun typically exceeds the mortgage servicing costs by a comfortable margin, supporting positive cash flow from inception. This makes the development attractive for those pursuing a buy-to-let strategy with medium-term holding horizons.

Capital Appreciation and Lease Considerations

As an HDB property, units at 242 Yishun Ring Road are subject to Singapore's HDB leasehold system. The estate's lease tenure structure determines long-term resale viability, with longer lease periods commanding stronger capital preservation. Properties with substantial lease length remaining typically appreciate more predictably and experience stronger buyer demand as they age, whereas properties approaching the 30-year mark may face valuation headwinds as lease decay intensifies. Current market dynamics favour HDB properties with 70+ years of lease remaining, and buyers should verify exact lease tenure before committing to purchase.

The Yishun estate's maturity and comprehensive amenity base support sustained capital value despite the passage of time, which provides some downside protection against lease-related depreciation. Many buyers in this segment prioritise owner-occupancy over speculative appreciation, meaning lease decay is a secondary concern compared to the near-term utility and lifestyle benefits the property provides.

Competitive Landscape and Nearby Alternatives

Yishun contains numerous HDB developments spanning different eras and configurations, offering alternative four-bedroom options at varying price points and MRT proximities. Developments slightly further from the MRT station may offer marginally lower pricing, whilst those in prime adjacent locations may command premiums. The development's current price positioning reflects a balance between accessibility and convenience, making it competitive within the local micromarket. Buyers evaluating 242 Yishun Ring Road should compare it against other four-bedroom resale units within 400 to 600 metres of the MRT station to establish fair value for the specific location, floor level, and unit condition.

Future Supply and District Development

Yishun's status as a mature estate means that large-scale new HDB construction has largely concluded, reducing the threat of significant new supply diluting resale prices. Any future development in the district is more likely to involve selective upgrading of older blocks or small-scale infill projects rather than comprehensive new estate development. This structural supply constraint supports price stability and provides investors with confidence that their purchase will not be undermined by a sudden influx of new competing units. The district's established role as a family residential hub suggests that demand will remain robust across property cycles, sustaining liquidity and pricing resilience.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 242 Yishun Ring Road as an investment?

Four-bedroom HDB units in the Yishun area typically generate gross rental yields between 2.5% and 3.5% per annum, calculated on the purchase price. At the current asking price of approximately S$690,000, this translates to annual gross rental income in the region of S$17,250 to S$24,150. Net yields after accounting for maintenance fees, property tax, and minor wear-and-tear provisions typically settle at 2.0% to 2.8%. The stable tenant base within Yishun—comprising working professionals and families—supports relatively low vacancy rates, making these yields realistic rather than theoretical. Investors should note that actual yields vary based on precise unit condition, floor level, block age, and lease tenure remaining.

How does the price per square foot at 242 Yishun Ring Road compare to recent resale transactions in the area?

The current asking price of S$690,000 for approximately 1,442 square feet translates to roughly S$478 per square foot. This price point sits within the typical range for four-bedroom HDB resale units in Yishun that are proximate to the MRT station, reflecting market equilibrium for the location and unit type. Recent comparable transactions for similar Yishun four-bedroom units have ranged between S$450 and S$520 per square foot depending on block age, floor height, and lease tenure remaining. Units commanding the higher end of this range typically feature superior lease length (above 80 years), premium block locations, or higher floor positions. The current asking price represents fair value for a centrally-located Yishun unit with established amenities and proven tenant demand.

What are the Additional Buyer's Stamp Duty implications if I am a Singapore Citizen purchasing this as a second residential property?

If you are a Singapore Citizen purchasing a unit at 242 Yishun Ring Road as a second residential property, you are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. This means that on a S$690,000 purchase, the ABSD payable would be approximately S$138,000, in addition to the standard Buyer's Stamp Duty and other closing costs. This substantial duty represents a significant cost consideration and materially affects the total capital outlay required. Investors should factor the 20% ABSD into their yield calculations and cash flow projections, as it reduces net cash-on-cash returns and extends the investment payback period. First-time owner-occupiers purchasing with Citizen status are exempt from ABSD, making this development particularly attractive for upgraders moving from their first property into larger HDB accommodation.

How does lease decay affect the resale value and financing prospects for units at this development?

As an HDB leasehold property, the lease tenure remaining directly influences both resale value and mortgage availability. HDB properties with fewer than 30 years of lease remaining experience accelerated value depreciation and face reduced buyer interest, as residential property financing becomes less accessible at that stage. The Yishun estate was developed in the 1980s, meaning current lease tenure varies by block and unit, but many units retain 70+ years of lease life, which places them well within the 'prime' resale window. Properties with 70–80 years remaining maintain broad market appeal and attract investor and upgrader demand without hesitation. Banks typically offer full mortgage facilities for properties with 60+ years of lease remaining, but tighten lending terms as lease duration falls below 50 years. Prospective purchasers must verify the exact lease tenure for the specific unit before purchase, as this information materially affects financing availability, future resale value, and the property's utility as a long-term investment. The current lease position at 242 Yishun Ring Road remains robust for most buyer profiles, though lease tenure should be confirmed during the purchase process.

How does proximity to Yishun MRT Station affect demand and capital appreciation for this development?

MRT proximity is one of the primary drivers of demand and capital appreciation for HDB properties, as it directly reduces transport costs and commute times for residents. The 800-metre distance to NS13 Yishun MRT Station positions 242 Yishun Ring Road within the 'walking distance' category—approximately 10 minutes on foot—which is a critical threshold for buyer preference. Properties within 500 metres of an MRT station typically command 5–8% price premiums relative to comparable units 1–2 kilometres away, reflecting the transport convenience benefit. The MRT connection unlocks employment opportunities across the island, particularly in central business districts along the North-South Line, making the development attractive to commuters working in Orchard, Marina Bay, or City Hall areas. This sustained tenant and buyer demand supports stable capital values across property cycles and reduces vacancy risk for investors. Properties significantly distant from MRT stations experience weaker appreciation and lower rental demand, making the Yishun MRT proximity a material competitive advantage for 242 Yishun Ring Road.

Is 242 Yishun Ring Road suitable for first-time home buyers, or does it cater primarily to upgraders?

The development appeals strongly to both segments, though for different reasons. First-time buyers with larger combined incomes or co-purchasing arrangements—such as adult siblings purchasing jointly—can access the S$690,000 price point and benefit from the spacious four-bedroom configuration without facing Additional Buyer's Stamp Duty. The Yishun location offers excellent amenities, schools, and transport connectivity, making it an exceptional first-home choice for those prioritising space and convenience over prime-location prestige. Upgraders moving from smaller two-bedroom or three-bedroom units find the additional bedroom particularly valuable as families expand, and the established Yishun neighbourhood provides a familiar residential setting with proven community infrastructure. The development's pricing sits below private residential entry points but above the tightest budget segment of the HDB market, positioning it as an ideal 'sweet spot' for middle-income households seeking maximum space and amenity value. High-net-worth individuals occasionally purchase as portfolio diversification, though this segment represents a smaller proportion of the buyer base.

What mortgage servicing and TDSR headroom should I expect at the current price point for this development?

At the asking price of approximately S$690,000, a typical 80% LTV mortgage of S$552,000 over 25 years at prevailing HDB lending rates (currently around 2.6–2.8% per annum) translates to monthly servicing costs of approximately S$2,400 to S$2,550. For dual-income households with a combined gross monthly income of S$8,000 to S$10,000, this represents a TDSR (Total Debt Servicing Ratio) of 24–32%, which comfortably falls within the 60% maximum threshold set by the Monetary Authority of Singapore. Most households with professional incomes can therefore secure mortgage approval without difficulty. For investors, the monthly rental income generated from a four-bedroom Yishun unit—typically S$2,800 to S$3,500—exceeds the mortgage servicing cost, creating positive cash flow from inception. First-time owner-occupiers with modest incomes should verify their precise servicing capacity through a bank pre-qualification, but the S$690,000 entry point generally permits comfortable financing for middle-income households and reduces the risk of over-leverage.

How does 242 Yishun Ring Road compare to competing four-bedroom HDB developments in nearby locations?

Yishun contains numerous four-bedroom HDB blocks developed across different decades, offering a range of price points and MRT proximities. Developments immediately adjacent to the MRT station may command premiums of 3–5% relative to 242 Yishun Ring Road due to superior transport convenience, whilst blocks located 1.5–2 kilometres away may trade at discounts of 4–6% reflecting increased travel time. The current pricing at 242 Yishun Ring Road reflects a balanced position—excellent MRT accessibility without the maximum premium paid for the single most proximate blocks. Competing developments in the Yishun area often vary significantly by block age, with newer BTOs (Build-to-Order) projects offering modern finishes but limited secondary market liquidity, whereas mature resale units like those at 242 Yishun Ring Road benefit from deep market liquidity and established rental demand. Buyers should compare units with similar lease tenure remaining and floor position to establish fair relative value. The development's established reputation and proven buyer base make it a conservative choice relative to experimental or niche alternatives.

Which unit stack or floor level within 242 Yishun Ring Road offers the best value?

Within HDB developments, mid-floor units (typically floors 7–15) and units positioned on the higher storeys above the 10th floor generally command premiums of 3–8% relative to lower floors due to reduced noise, better ventilation, and superior views. Ground-floor and first-storey units often trade at 2–5% discounts despite practical advantages such as easier access and reduced lift wait times. Value investors seeking to maximise rental yield relative to purchase price often target mid-to-upper-floor units (floors 12–18) that offer a balance between buyer appeal and reasonable pricing. Units with direct east or west-facing orientations may experience slightly higher temperature and ventilation benefits, whilst north/south-facing units often command neutral positioning. Within the block structure, units positioned away from the lift lobby and stairwells typically attract marginal premiums due to reduced noise disturbance. The best value often emerges in less-prime stacks (e.g., units slightly offset from the main lift) combined with mid-to-upper floors, as these balance capital appreciation potential with affordability. Prospective buyers should inspect specific unit floor plans and stack positions to identify personal preferences, as value is highly subjective.

What is the future supply outlook for the Yishun district, and how will this affect property values at 242 Yishun Ring Road?

Yishun's status as a mature estate, developed comprehensively from the 1980s onwards, means that large-scale new HDB construction has largely concluded. Future development in the district is expected to focus on selective block upgrading, infill projects, or modest BTO releases rather than wholesale new estate development. This constrained supply pipeline is structurally positive for resale property values, as it reduces the risk of significant new competition diluting prices. Unlike peripheral estates undergoing active development, where new BTOs frequently compete with and suppress resale prices, Yishun's supply limitations support price stability and rental demand durability. The estate's established role as a comprehensive family residential hub ensures that demand remains robust across property cycles, sustaining liquidity and reducing the risk of prolonged price declines. Investors in 242 Yishun Ring Road can therefore expect a relatively defensive investment profile, with capital preservation more likely than spectacular appreciation. The limited new supply also means that existing resale units become increasingly valuable relative to new BTOs, supporting a 'resale maturity premium' that has historically benefited four-bedroom units in well-established estates like Yishun.

[For Sale] Hdb Flat At 242 Yishun Ring Road — From S$690K