Type

Units

Min Area

Price Range

2 BR

882 sqft

S$421K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$421K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$84,178 on this acquisition.
Located 14 min (1.15 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.

106 Yishun Ring Road: Established HDB Living in North Singapore

Located in the heart of Yishun, one of Singapore's most established residential neighbourhoods, 106 Yishun Ring Road represents solid ownership opportunity within the Housing and Development Board's portfolio. This mature estate has developed over decades into a fully serviced community, offering residents the combination of affordability, accessibility, and proven stability that characterises successful public housing developments across the island.

The development sits approximately 14 minutes' walk from Yishun MRT Station (NS13), positioning residents within easy reach of the North-South Line's broader network. This commute distance is entirely manageable for daily travel, whether heading towards the central business district, west coast industrial zones, or other major employment centres. The accessibility by public transport significantly enhances the long-term appeal of properties at this location, as MRT proximity remains a primary factor influencing rental demand and resale value throughout Singapore's property market.

Unit Configurations and Space Standards

The available units at 106 Yishun Ring Road encompass a range of bedroom configurations, with individual units offering up to 882 square feet of internal space. This generous floor area allows for comfortable living arrangements across multiple room types, providing flexibility for families of varying sizes, young professionals seeking their first property, or investors targeting the rental market. The spatial allocation reflects modern HDB design standards, with separate living zones, adequate bedroom dimensions, and functional wet areas that meet contemporary expectations for residential comfort.

Neighbourhood Character and Amenities

Yishun estate has matured into a fully developed community with extensive amenities within walking distance and short bus rides. Residents benefit from proximity to shopping centres, wet markets, hawker centres offering diverse dining options, and healthcare facilities. The neighbourhood includes several primary and secondary schools, making it particularly attractive for families with school-age children. Community centres, recreational facilities, and parks are well-distributed throughout the estate, providing quality-of-life infrastructure that extends well beyond the immediate development.

The estate's maturity means that unlike newer developments, there is no uncertainty regarding final amenity completion or phased rollouts. What residents see today represents the established character of Yishun, with all major commercial, educational, and recreational anchors already operational. This certainty appeals to buyers seeking stability and wanting to understand precisely what their neighbourhood will look like for the duration of their ownership.

Investment Potential and Rental Yield

Properties within established HDB estates such as Yishun have demonstrated consistent rental demand, driven by the large professional workforce seeking affordable, well-connected residential options outside the private property market. The combination of reasonable acquisition costs and steady tenant demand creates potential for respectable rental yields, though actual returns vary based on specific unit configurations, floor level, and block positioning. Investors typically find that HDB flats in mature, well-serviced estates with strong transport links attract a reliable tenant base, including young professionals, families relocating to the area, and expatriates seeking temporary accommodation within Singapore's rental market.

Market Position and Pricing Context

Properties at 106 Yishun Ring Road are positioned at the affordable end of Singapore's residential property spectrum, with prices starting from approximately S$420,888 for available units. This pricing reflects the HDB classification, mature estate status, and distance from the MRT station. When contextualised against recent transactions across the Yishun precinct, this represents competitive positioning within the established public housing market. Prospective buyers should note that HDB flat prices in the area have shown gradual appreciation over recent years, though capital growth typically tracks more modestly than private residential property markets.

Leasehold Considerations and Long-Term Value

HDB flats are sold on 99-year leasehold tenure, which remains the standard arrangement for all Housing and Development Board properties. While 99-year leases represent a considerable timeframe—sufficient for two or more generations of ownership—buyers should understand that lease decay does eventually impact resale value. Properties approaching the final decades of their 99-year lease command lower valuations and face increasing difficulty in securing mortgage financing, as many lenders implement stricter loan-to-value ratios as leases shorten. At this development's current age, lease tenure remains robust, but future buyers will need to factor this consideration into purchase decisions, particularly when evaluating long-term capital preservation.

Financing and Buyer Eligibility

HDB flat purchases in Singapore are subject to specific eligibility criteria and loan frameworks administered through the Housing and Development Board itself. First-time buyers, upgraders moving from smaller HDB units, and investors meeting relevant income and ownership requirements can typically access HDB housing loans, which often feature more favourable terms than private bank mortgages. Buyers should ensure they understand their Total Debt Servicing Ratio (TDSR) constraints and the maximum loan quantum they qualify for, as these variables directly influence affordability at this price point and others within the HDB market.

Stamp Duty and Additional Buyer Obligations

Purchasers acquiring property at 106 Yishun Ring Road should be aware of applicable stamp duties and regulatory requirements. For buyers acquiring a second residential property, Additional Buyer's Stamp Duty (ABSD) at the rate of 20% applies to Singapore Citizens purchasing residential property as an investment or lifestyle upgrade. This duty is calculated on the purchase price and represents a meaningful component of overall acquisition costs. First-time buyers, conversely, benefit from ABSD exemption, providing a significant financial advantage in the purchase process. Buyers are advised to calculate all duty obligations upfront and factor these into their overall investment analysis.

Comparative Market Standing

Within the broader Yishun estate and surrounding north Singapore precincts, 106 Yishun Ring Road offers competitive positioning relative to other established HDB developments. The location provides good balance between accessibility (reasonable MRT proximity without being immediately adjacent to the station), pricing, and neighbourhood maturity. Buyers comparing options across Yishun and nearby areas such as Ang Mo Kio or Sembawang will find that this address offers fair value relative to transport connectivity and community amenities, though personal preferences regarding specific block orientation, views, and internal layout should inform final selection decisions.

Future Outlook and Estate Development

Yishun estate continues to benefit from ongoing infrastructure maintenance and selective upgrading programmes administered by the Housing and Development Board and town councils. These initiatives support long-term value stability by maintaining estate quality and extending facility lifespans. The broader north Singapore region is not subject to large-scale new HDB development that would dramatically alter supply dynamics, suggesting that established estates like Yishun will continue to appeal to buyers seeking stable, mature communities with proven track records and reliable amenities.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 106 Yishun Ring Road as an investment property?

Established HDB estates like Yishun typically generate rental yields between 3% and 5% gross, depending on unit configuration, floor level, and market conditions at the time of assessment. Properties at this address, positioned at the affordable end of the HDB market, attract reliable tenant demand from young professionals, families, and expatriates seeking well-connected residential options. Actual yield varies based on achievable monthly rental rates relative to purchase price; units in higher-demand stacks (mid-level floors with better natural light and ventilation) generally command premium rental rates, improving overall return metrics for investors.

How does the price per square foot at 106 Yishun Ring Road compare to recent HDB transactions in the surrounding Yishun area?

Properties at 106 Yishun Ring Road trade at competitive rates relative to recent peer transactions across established Yishun blocks, with pricing reflecting the location's distance from the MRT station, block age, and amenity proximity. Price per square foot for HDB flats in this precinct typically ranges from approximately S$475 to S$550, depending on specific unit characteristics and recent market movements. Buyers should review recent comparable sales data from Housing and Development Board records and market reports to understand where this development sits relative to newer or more centrally-positioned blocks within the same estate, as these variations directly impact fair value assessment.

What are the Additional Buyer's Stamp Duty implications if I purchase at 106 Yishun Ring Road as my second residential property?

Singapore Citizens acquiring a second residential property face Additional Buyer's Stamp Duty at the rate of 20% calculated on the purchase price. For a property priced at approximately S$420,888, ABSD would total approximately S$84,177, adding significantly to total acquisition costs alongside standard Buyer's Stamp Duty. This duty obligation applies regardless of whether the property is intended as an investment or personal use, making it essential for second-property buyers to calculate complete duty obligations upfront. First-time buyers, by contrast, are exempt from ABSD, providing material financial advantage for those acquiring their first residential property.

How does the 99-year lease tenure affect resale value and long-term ownership considerations at 106 Yishun Ring Road?

All HDB flats, including properties at 106 Yishun Ring Road, are sold on 99-year leasehold tenure, which represents a substantial timeframe but eventually impacts resale value through lease decay. As leases approach their final decades, properties face declining valuations and increasingly restrictive lending criteria, with many financial institutions imposing lower loan-to-value ratios or declining applications entirely for leases shorter than 30-35 years. At this development's current age, the 99-year lease remains robust with considerable tenure remaining, supporting stable valuations and standard mortgage availability. However, future buyers will need to factor lease decay into purchase decisions, and extremely long-term holders should anticipate eventual resale challenges as leases shorten further into future decades.

How does proximity to Yishun MRT Station (NS13) affect demand and capital appreciation for properties at this address?

The location approximately 14 minutes' walk from Yishun MRT Station (NS13) provides meaningful but not premium connectivity, positioning the development for stable rather than exceptional capital appreciation. MRT accessibility remains a primary value driver in Singapore's property market, and this reasonable commute distance supports consistent rental demand and attracts buyer interest from commuters, families, and upgraders across the island. Properties at walkable distances from MRT stations typically demonstrate more stable valuations than those requiring bus or car transport, though they appreciate more modestly than developments immediately adjacent to stations. The North-South Line's established status and reliable service further reinforce the stability of transport-based valuation premiums at this location.

Which buyer profiles are best suited to 106 Yishun Ring Road—HNW individuals, upgraders, first-timers, or investors?

The development appeals broadly across multiple buyer profiles, though for different reasons. First-time buyers benefit from HDB pricing affordability, ABSD exemption, and access to Housing and Development Board financing schemes offering favourable terms. Upgraders relocating from smaller units or different neighbourhoods find the range of configurations and established amenities well-suited to family needs. Investors seeking consistent rental income appreciate the combination of affordable acquisition costs, reliable tenant demand in mature estates, and operational maturity eliminating uncertainty regarding future amenity completion. Higher-net-worth individuals typically pursue private residential property over HDB classifications, though some leverage HDB holdings as strategic portfolio diversification or legacy wealth preservation. The address particularly suits practical, yield-focused investors and middle-income families prioritising stability and transport connectivity over prestige or maximum capital appreciation potential.

What Total Debt Servicing Ratio headroom should I expect when financing a property at 106 Yishun Ring Road?

Total Debt Servicing Ratio constraints are a critical financing consideration at all price points, with the Housing and Development Board and participating financial institutions typically allowing TDSR up to 60% for HDB purchasers. At the approximate purchase price of S$420,888, a standard 90% loan quantum would require monthly servicing of approximately S$1,900-S$2,100 depending on prevailing interest rates and loan tenure (typically 25-30 years for HDB mortgages). Buyers should assess their existing monthly debt obligations (vehicle loans, credit card facilities, personal loans) and verify remaining servicing capacity, as TDSR calculations include all concurrent debt rather than property loans alone. Buyers with marginal TDSR headroom may need to increase downpayment percentages or consider smaller-price properties to ensure financing approval and maintain comfortable debt-service flexibility.

How do other nearby HDB developments compare to 106 Yishun Ring Road in terms of pricing and amenities?

The Yishun estate encompasses numerous HDB blocks developed across different decades, creating variation in pricing, amenity proximity, and MRT accessibility. Blocks immediately adjacent to Yishun MRT Station command pricing premiums reflecting direct transport connectivity, whilst blocks deeper within the estate—including those at 106 Yishun Ring Road—offer more affordable entry points with slightly longer walking distances. Nearby established blocks offer broadly comparable amenities given the estate's mature infrastructure, with shopping centres, hawker facilities, and recreational spaces distributed throughout. Buyers comparing 106 Yishun Ring Road to alternatives should evaluate specific block locations, orientation, and recent transaction prices rather than assuming all estate properties are identically positioned. The trade-off between premium pricing (closer to MRT) and affordability (slightly further from station) is a primary differentiator across comparable options within Yishun.

Which unit stacks or floor levels at 106 Yishun Ring Road offer the best value proposition?

Within HDB developments, mid-level floors (typically levels 3-9) generally command superior value relative to ground-floor units, which face security concerns and reduced natural ventilation, and very high floors, which attract premium pricing for views and wind exposure without proportionally improving functionality. Mid-level stacks benefit from natural light, cross-ventilation reducing cooling costs, and acceptable lift travel times, making them attractive to both owner-occupiers and investors. Block orientation matters significantly; units facing away from major roads experience reduced traffic noise, whilst those with northern or eastern exposure generally benefit from optimal natural lighting without excessive heat gain. Prospective buyers should physically inspect available units, assess individual stack and floor characteristics, and compare pricing variations across the development to identify where their personal priorities align with value. Lower-priced units in less desirable stacks may represent false economy if they attract premium discount pricing for rental purposes.

What is the likely future supply pipeline for HDB flats in the Yishun area over the next 5-10 years?

North Singapore, including the Yishun precinct, is not subject to large-scale new HDB development programmes comparable to growth areas in the eastern or northern fringes. Future supply increases, if any, will likely focus on selective infill projects or estate renewal initiatives rather than wholesale new estate development that would saturate the local market. This supply stability supports long-term value preservation for established properties like those at 106 Yishun Ring Road, as limited new competing supply means existing blocks retain their relative appeal. The Housing and Development Board's focus on upgrading ageing stock and maintaining service standards suggests that Yishun will remain a stable, mature estate rather than an emerging growth zone. Buyers should therefore anticipate modest capital appreciation reflective of stable market conditions rather than exceptional gains from supply-constrained supply dynamics, positioning this address as suitable for owners prioritising stability and rental yield over growth potential.

[For Sale] Hdb Flat At Yishun Ring Road — From S$421K