Type

Units

Min Area

Price Range

4 BR

1539 sqft

S$820K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$820K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$164K on this acquisition.

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.

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161 Yung Ping Road: Quality HDB Living in a Mature Estate

161 Yung Ping Road represents a solid residential choice for families seeking spacious, well-designed HDB accommodation in an established neighbourhood. This development features thoughtfully planned units that cater to the needs of multi-generational households and those requiring generous living areas. The project encompasses multiple four-bedroom configurations, each offering practical layouts that maximise both comfort and functionality for everyday living.

Units at this development command attractive pricing that reflects their substantial floor areas and the stability of the surrounding estate. The typical unit size of approximately 1,500 square feet provides ample room for families to grow and settle, with multiple bedrooms enabling flexible use for various household arrangements. The three-bathroom configuration ensures convenience for larger families, reducing morning queuing and enhancing overall quality of life for residents.

Location and Connectivity

The address places residents within a mature, well-established neighbourhood that has benefited from years of community development and infrastructure investment. The estate features the essential amenities expected of a developed HDB precinct, including neighbourhood shops, hawker centres, and community facilities within walking distance. Access to primary healthcare, educational institutions, and retail services reflects the mature character of the area, providing families with familiar, convenient surroundings.

Transportation options in the vicinity support commuting needs without excessive reliance on private vehicles. The neighbourhood's integration within the broader residential network means residents enjoy connections to major employment centres and commercial hubs across the island. For those prioritising walkability and neighbourhood character, the estate offers the appeal of an established community rather than the disruption common to newer developments.

Space and Layout Considerations

The four-bedroom, three-bathroom configuration represents a substantial upgrade from smaller units, accommodating families at various life stages. The generous floor plate allows for flexible space division—some households may designate bedrooms for children's individual rooms, whilst others might convert one bedroom to a home office or hobby space. The three full bathrooms eliminate the bottleneck challenges of larger families sharing limited sanitary facilities, a practical advantage for daily routines.

Natural ventilation and lighting are key features of thoughtfully designed HDB units at this development. The internal layout typically permits cross-ventilation, reducing reliance on air conditioning and contributing to lower utility costs—a meaningful consideration for budget-conscious households. Storage solutions integrated throughout the unit help manage the possessions that accumulate over family life, from children's school supplies to seasonal items.

Investment and Resale Perspective

From an investment standpoint, four-bedroom HDB units in mature estates command consistent demand from upgraders transitioning from smaller units and families seeking reliable family homes. The development's established location means buyers recognise the neighbourhood characteristics and infrastructure, reducing uncertainty common to new projects. Historical transaction patterns in comparable mature estates demonstrate steady appreciation aligned with inflation and gradual land value increases, though without the volatility of speculative developments.

The lease tenure of these HDB units carries implications for long-term value that differ from private residential property. Whilst HDB leasehold flats operate under distinct resale frameworks compared to private property, the 99-year lease provides sufficient tenure for most residential purposes across typical ownership horizons. Buyers should factor this tenure into long-term planning, particularly if intending ownership beyond the 20 to 30-year mark, as lease decay eventually impacts resale appeal and financing capacity.

Buyer Profiles and Suitability

This development appeals strongly to upgraders moving from two or three-bedroom units who desire greater space without the premium pricing of private residential property. Young families establishing themselves in Singapore find the unit size appropriate for supporting multiple children whilst maintaining parental personal space. Multi-generational households benefit particularly from the bedroom count and bathrooms, permitting grandparents or adult children to maintain quarters within a single unit whilst preserving family togetherness.

First-time buyers with substantial savings or favourable financing may also find units here suitable, particularly if they prioritise space and affordability over location cachet or contemporary finishes. The neighbourhood's maturity appeals to buyers seeking community integration rather than the novelty of new launches, with established social networks and proven services. This development suits those valuing practical homeownership over property speculation, with realistic appreciation tied to broader property market movements rather than scarcity-driven demand.

Financing and Cost Considerations

Buyers should evaluate financing capacity carefully at prevailing price points. Whilst HDB loans typically offer favourable terms compared to private property mortgages, the overall loan quantum for units in this price range will test debt servicing capacity for household incomes below approximately S$10,000 monthly. The Total Debt Servicing Ratio rules applied by HDB and financial institutions will limit financing to roughly 30% of gross household income, requiring buyers to either possess substantial savings or demonstrate combined household earnings capable of supporting the debt service.

Property tax implications for HDB flats remain significantly lower than private property taxation, supporting overall affordability post-purchase. Maintenance and sinking fund contributions are predictable and generally modest compared to private condominium charges, contributing to lower ownership costs over time. Buyers transitioning from private property should anticipate substantially reduced annual costs, freeing capital for other investments or improved living standards.

Estate Character and Community

The maturity of the estate means established support networks and community organisations, reducing the isolation sometimes experienced by residents in newly launched developments. Neighbouring schools, community centres, and religious institutions reflect decades of community building, offering stability particularly valued by families committed to long-term residence. The surrounding estate environment typically features well-maintained common areas and parks, with HDB's ongoing estate renewal programmes progressively upgrading infrastructure and facilities.

Social cohesion in established estates often surpasses that of newer developments, with long-term residents providing informal networks and neighbourhood knowledge that ease newcomers' integration. This character appeals particularly to those viewing the property as a home rather than a trading vehicle, with quality of life dependent on community factors as much as the unit itself. Families often find the established estate environment supportive of child-rearing, with proven schools and safe, familiar surroundings.

Frequently Asked Questions

What is the estimated rental yield for a four-bedroom unit at 161 Yung Ping Road if purchased as an investment?

Rental yields for four-bedroom HDB units in mature estates typically range between 2% to 3% per annum, calculated on current market rental rates and purchase prices at this development. A unit at the S$820,000 price point might command monthly rental of approximately S$2,800 to S$3,200 depending on exact floor level and unit condition, translating to annual gross yields of around S$33,600 to S$38,400. However, investors must account for HDB sinking fund contributions (roughly S$60 to S$80 monthly), property tax (approximately S$200 to S$250 annually for HDB), and potential maintenance costs, which reduce net yield to the 2% to 2.8% range. The maturity of the estate supports consistent rental demand from families and upgraders, though yields remain modest compared to private property investments, making HDB primarily suitable for long-term owner-occupiers rather than yield-focused investors.

How does the per-square-foot pricing at 161 Yung Ping Road compare to recent transactions in the same area?

Units at this development price at approximately S$530 to S$535 per square foot based on the 1,539 sqft floor area and S$820,000 price point, positioning them competitively within the mature HDB market for four-bedroom units. Recent transactions in comparable estates within the district suggest a typical range of S$520 to S$560 per square foot for similar-sized four-bedroom units, indicating fair market pricing without significant premiums or discounts. The per-square-foot metric varies based on floor level, unit age, and renovation condition, with units commanding higher rates on higher floors and those with recent upgrading work. For upgraders accustomed to private property per-square-foot comparisons, HDB pricing at this development represents substantial value, typically 40% to 50% lower than comparable space in private residential projects, reflecting the distinct financing frameworks and long-term lease structure of public housing.

What are the Additional Buyer's Stamp Duty implications for Singapore Citizens purchasing a second residential property at this development?

Singapore Citizens purchasing this unit as a second residential property incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, in addition to standard Buyer's Stamp Duty of approximately 4%. At the S$820,000 price point, ABSD would total approximately S$164,000, materially increasing total acquisition costs for second-property buyers. This 20% ABSD applies specifically to Singapore Citizens; Permanent Residents and foreign individuals face different (often higher) duty rates, and first-time buyers are exempt from ABSD. The combined stamp duty burden (standard plus ABSD) reaches roughly 24% of purchase price for eligible second-property buyers, representing a significant consideration when evaluating total investment capital required. Buyers contemplating second-property purchase should factor this ABSD cost into their financial planning, potentially affecting purchasing decisions about unit size or price point within the development.

What lease decay risk exists for units at 161 Yung Ping Road, and how does remaining lease term affect resale value?

All HDB units operate under 99-year leasehold tenure commencing from the government's original grant date, typically 1970s to 1980s for established estates like this development. Units at 161 Yung Ping Road likely possess remaining lease terms of 50 to 55 years, assuming original grants around 1970, which remains sufficient for most residential purposes but introduces meaningful decay considerations beyond the next 15 to 20 years. As leases decay below 50 years, financial institutions typically reduce loan-to-value ratios, progressively restricting financing capacity and compelling buyers to deploy greater equity. Resale value impacts accelerate significantly once leases drop below 40 years, with market sentiment reflecting reduced utility and financing availability, potentially dampening capital appreciation or even generating depreciation in later lease periods. Buyers purchasing units here should acknowledge that beyond a 30 to 40-year holding horizon, lease decay becomes a material factor affecting resale value and should not assume indefinite appreciation; strategic selling before lease tenure becomes critically short maximises capital recovery.

How does proximity (or lack thereof) to nearby MRT stations affect demand and capital appreciation for units at this development?

The distance to the nearest MRT station materially influences both rental demand and capital appreciation for units at this development, as Singapore's property market demonstrates consistent premiums for MRT-adjacent locations. Depending on the exact location of 161 Yung Ping Road within the estate, proximity to transport ranges from approximately 400 to 800 metres to the nearest station, affecting commute times and overall accessibility for working professionals. Properties within 500 metres of MRT stations typically command 5% to 10% pricing premiums compared to those further removed, reflecting valuation of commute convenience and broader mobility access. The maturity of the estate and presence of established transport links provide functional connectivity even without immediate MRT adjacency, supported by bus services and nearby amenities, which sustains demand from families prioritising neighbourhood character over extreme transport proximity. Long-term capital appreciation for this development remains tied more to broader estate value trends and lease tenure considerations than to specific MRT-driven scarcity premiums, distinguishing it from newer peripheral developments where MRT opening events typically trigger sharp appreciation spikes.

Which buyer profiles—high-net-worth individuals, upgraders, first-timers, or investors—find 161 Yung Ping Road most suitable?

This development appeals primarily to upgraders transitioning from smaller HDB units (two or three-bedroom) to larger family accommodation, representing the largest segment of buyers at four-bedroom estates. Upgraders value the additional space without incurring the substantial price premium of private property alternatives, permitting reinvestment of equity gains into improved living conditions for growing families. Families with school-age children or multi-generational compositions find the four-bedroom configuration well-matched to genuine housing needs, supporting long-term ownership rather than trading cycles. First-time buyers with substantial savings (deposit of S$100,000 or more) may find units suitable if prioritising affordability and space over location prestige, though typical first-timers gravitate toward smaller units requiring lower absolute capital outlay. High-net-worth individuals generally bypass four-bedroom HDB units in favour of private property with greater exclusivity and asset appreciation potential, unless motivated by portfolio diversification or family placement. Investors find HDB four-bedroom units unappealing compared to private property investments due to lower yields, lease decay risks, and occupancy regulations, making this development unsuitable for yield-focused strategies.

What TDSR headroom and financing capacity exist at the S$820,000 price point for typical household income levels?

At the S$820,000 price point with standard 25-year HDB loan tenure, monthly payments approximate S$3,700 to S$3,900 depending on prevailing interest rates and down payment size. HDB and commercial bank Total Debt Servicing Ratio limits restrict servicing of all debts (mortgage plus existing commitments) to approximately 30% of gross household income, implying required household income of roughly S$12,300 to S$13,000 monthly to comfortably accommodate this mortgage alongside moderate existing obligations. Households with monthly income between S$8,000 and S$12,000 can obtain financing but face constrained TDSR headroom, limiting flexibility for additional debt (car loans, credit cards, personal loans) and reducing financial resilience to income disruption. First-time buyers should build substantial equity deposits (minimally 25% to 30%) to reduce loan quantum and improve financing prospects, as HDB loan-to-value ratios typically cap at 75% to 80% of valuation. Dual-income households substantially improve TDSR capacity, permitting combined income to support larger loan burdens; conversely, single-income household applicants require demonstrably higher individual income to qualify for financing at this price point.

How do comparable four-bedroom HDB units in nearby estates compare in pricing and value proposition?

Four-bedroom HDB units in adjacent mature estates typically range from approximately S$780,000 to S$860,000, positioning 161 Yung Ping Road competitively within the broader market without exceptional premiums or discounts. Neighbouring estates with similar vintage and facilities trade in this band, with minor variations reflecting floor level, renovation condition, and micro-location factors (proximity to hawker centre, schools, green spaces) rather than development-specific advantages. Some adjacent estates with recent en-bloc upgrading or particularly strong MRT connectivity command premiums of 5% to 10% above this baseline, whereas those perceived as lower-priority in estate renewal cycles may trade at modest discounts. The per-square-foot comparison of approximately S$530 to S$535 aligns with peer estates, suggesting the development prices in line with prevailing market sentiment rather than demonstrating unique value or weakness. Buyers comparing options should examine specific unit floor levels, direction of units, and individual unit conditions rather than relying solely on overall development pricing, as variations within any estate often exceed variations between comparable developments.

Which unit stack or floor levels at 161 Yung Ping Road typically offer the best value and resale appeal?

Mid-range floor levels (8th to 18th floors typically, depending on building height) generally represent superior value compared to ground and low-floor units whilst commanding lower premiums than premium high-floor units. Mid-floor units offer psychological appeal of elevation (reduced street-level noise and activity perception) without incurring the 15% to 25% pricing premiums associated with 20th-floor and above apartments, delivering better capital efficiency. Ground and low-floor units (1st to 5th floors) trade at 5% to 10% discounts compared to mid-floor equivalents, reflecting legitimate concerns about noise, dust, and reduced natural ventilation, making them primarily suitable for investors targeting yield rather than end-user purchasers. High-floor units (18th floor and above in developments with such heights) command 10% to 20% premiums reflecting desirability amongst certain buyer segments, particularly expatriate families and those prioritising views, though resale demand remains narrower than for mid-floor stock. Buyers maximising value should target mid-floor units in stacks with consistent positive peer reviews, avoiding both the discounted lower-floor units (which constrain resale) and the premium high-floor units (which limit buyer pool), achieving balance between purchase economics and future liquidity.

What future supply pipeline exists in this district, and how might it affect 161 Yung Ping Road's long-term appreciation prospects?

The district's future HDB supply pipeline comprises both new launches in peripheral areas and estate upgrading projects affecting existing stock, with implications for medium to long-term property values in established estates like this development. New four-bedroom and larger units launched in the district over the next 3 to 5 years will provide alternative options for upgraders, potentially moderating pricing appreciation for existing mature estate stock if newer alternatives offer superior finishes or location advantages. Conversely, planned infrastructure improvements (MRT extensions, new community facilities, estate renewal projects) typically support appreciation in established estates by enhancing accessibility and amenities, offsetting moderate supply-side pressure. The government's ongoing commitment to refreshing older estates through upgrading programmes (including vertical greening, HDB community development initiatives, and precinct improvements) supports long-term value stability for this development, as enhanced surroundings and facilities maintain competitive positioning versus new launches. Investors should monitor district-level planning publications and HDB announcements for upgrading timelines, as executing strategic sales before major new competitor launches (particularly nearby four-bedroom launches) typically realises superior capital outcomes compared to holding through supply-driven moderation phases.

[For Sale] Hdb Flat At 161 Yung Ping Road — From S$820K