Type

Units

Min Area

Price Range

Other

120 sqft

S$750/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$750.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$150 on this acquisition.
Located 15 min (1.27 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?

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115C Yishun Ring Road: Accessible HDB Living in a Mature Estate

115C Yishun Ring Road presents a compelling opportunity for buyers seeking affordable, well-positioned HDB accommodation in one of Singapore's most established public housing estates. Situated in the heart of the Yishun planning area, this development offers straightforward accessibility to essential transport links and neighbourhood facilities that have matured over decades of estate planning and development.

The property's proximity to NS13 Yishun MRT Station—approximately 1.27 kilometres away—provides residents with direct access to the North-South Line, a critical arterial route connecting the northern regions to Marina Bay and the central business district. This transport connectivity proves particularly valuable for working professionals, students commuting to educational institutions, and those regularly traversing the island. The walking distance of roughly 15 minutes ensures that daily journeys to the station remain manageable without dependence on private vehicles, a factor increasingly important to environmentally conscious and cost-conscious households.

Estate Maturity and Neighbourhood Character

Yishun has evolved into one of Singapore's most mature HDB estates, with decades of planned development resulting in a comprehensive network of schools, markets, hawker centres, and recreational facilities. Residents benefit from the stability and predictability associated with established neighbourhoods, where community services are embedded within easy reach. The estate's master planning approach means that essential amenities—from childcare centres to polyclinics, from shopping nodes to sports complexes—have been thoughtfully distributed throughout the precinct, reducing reliance on travel for routine errands.

The HDB development at 115C Yishun Ring Road reflects the pragmatic architectural approach typical of public housing construction, prioritising efficient space utilisation and functional design. Compact units in this location cater to diverse buyer profiles: young professionals entering the property market for the first time, investment-minded purchasers seeking rental yield opportunities, and empty-nesters downsizing from larger family homes. The affordability threshold of this segment makes it particularly accessible to buyers who might find private residential options beyond their financial reach.

Investment and Ownership Considerations

For investors evaluating rental yield potential, HDB flats in the Yishun area have historically demonstrated consistent tenant demand driven by the estate's transport connectivity and established amenities. The rental market for compact units tends to attract working professionals, young couples, and international executives seeking temporary housing, creating a steady tenant pipeline. However, prospective investors must carefully assess the lease remaining on units, as leasehold duration significantly influences both rental demand and eventual resale value trajectories.

Buyers should be aware that HDB flats in Singapore operate under a leasehold system, typically with tenures of 99 years from the date of initial issue. As units age and lease decay progresses, banks may tighten financing terms and value deterioration accelerates, particularly beyond the 70-year mark. This structural reality means that mid-lease properties require closer scrutiny regarding financing availability and long-term capital appreciation prospects compared to newer builds or freehold alternatives.

Financing and Debt Service Considerations

For first-time owner-occupiers, HDB flat purchases in this price range typically present manageable debt-service obligations. Financial institutions generally assess mortgage affordability through the Total Debt Service Ratio (TDSR) framework, which caps monthly debt servicing at 60% of gross monthly income. Given the affordability positioning of properties in this location, most buyers with stable employment and reasonable income levels will find headroom for approval, subject to standard employment verification and credit assessment protocols.

Buyers acquiring HDB flats as a second residential property must factor in Additional Buyer's Stamp Duty (ABSD) at a rate of 20%, applied to the purchase price. This considerable additional cost should be incorporated into total acquisition budgeting, as it significantly impacts the effective purchase price and financing requirements. For example, a property at a certain price point would incur ABSD equivalent to one-fifth of that purchase price, materially affecting cash flow and loan-to-value calculations.

Market Position Within the Yishun Precinct

The Yishun estate encompasses several HDB zones and pockets, each with distinct characteristics regarding age, amenity proximity, and transport accessibility. 115C Yishun Ring Road's position on the Ring Road itself offers peripheral location advantages—potentially quieter surroundings compared to central nodal areas—whilst maintaining reasonable access to main transportation corridors and shopping facilities. Buyers comparing units across different Yishun locations should evaluate relative distances to the MRT station, primary schools, and key amenities, as these variables meaningfully affect both resident preference and capital appreciation dynamics.

Recent transactional evidence suggests that psf pricing in Yishun's HDB market reflects both the estate's maturity and lease-dependent valuations. Newer or shorter-lease units command price premiums compared to longer-leased stock, reflecting financial institutions' lending criteria and owner-occupiers' extended holding horizons. Investors analysing comparative valuations should benchmark against recently transacted properties of similar lease tenure and floor level, as these variables more accurately reflect true market positioning than absolute price figures alone.

The North-East Location Advantage

Yishun's position in Singapore's north-eastern quadrant provides strategic advantages for certain buyer cohorts. The district offers a quieter, more suburban character compared to central-area estates, appealing to families prioritising spacious neighbourhoods and established community networks. Conversely, professionals focused on minimising commute times to the city centre should carefully model travel times using the MRT system, as the journey from Yishun to Marina Bay or the CBD encompasses 10-15 stations depending on final destination.

Long-term capital appreciation in this district has historically outpaced inflation but remained modest compared to prime central or fringe areas where development intensification and urban renewal prospects exist. Buyers should approach HDB ownership in Yishun with realistic expectations regarding appreciation, viewing such properties primarily as owner-occupied homes rather than speculative investments. The estate's established status means that transformative infrastructure developments or major redevelopment programmes are unlikely to dramatically reshape valuations in the near term.

Suitability Across Buyer Profiles

First-time homebuyers represent the core target market for HDB properties at this price point, benefiting from grant schemes, lower entry costs, and straightforward financial structures compared to private residential alternatives. Young professionals can leverage the MRT accessibility for commuting whilst benefiting from the estate's recreational facilities and community programming. Downsizers transitioning from larger family homes appreciate the reduced maintenance burden and lower utility costs associated with compact units, whilst maintaining proximity to established healthcare and retail infrastructure that develops over decades of estate management.

Investors seeking consistent rental yield must accept lower absolute return percentages compared to speculative plays, but benefit from predictable tenant demand, lower vacancy risks, and simplified property management logistics inherent to HDB lettings. The regulatory framework governing HDB rental terms (minimum lease periods, approval requirements) provides protective structures that reduce uncertainty, though also constrains flexibility compared to private residential lettings.

Frequently Asked Questions

What rental yield should investors expect from HDB units at 115C Yishun Ring Road?

HDB flats in the Yishun estate typically generate gross rental yields ranging from 3% to 4.5%, depending on unit size, lease tenure, and specific location within the estate. These yields reflect the stable tenant demand from working professionals, young couples, and international assignees attracted by the MRT accessibility and established amenities, though they are substantially lower than speculative or prime-location investments. Investors must deduct property tax, maintenance fees, and management costs before arriving at net yield, and should factor in potential lease decay impacts on future rental command as the property ages, particularly properties approaching the 70-year lease threshold.

How does 115C Yishun Ring Road compare on price per square foot to recent HDB transactions in Yishun?

Yishun HDB pricing typically ranges from SGD 600 to SGD 850 per square foot, with significant variance depending on lease remaining, floor level, and proximity to the MRT station and central nodal facilities. Properties at Ring Road locations often trade at the lower-to-mid range within this spread, reflecting their peripheral position relative to the busiest retail and transport nodes, though the trade-off delivers quieter surroundings. Recent comparable transactions show that shorter-lease units (below 60 years remaining) trade at substantial discounts compared to longer-lease stock, sometimes 15-25% lower per square foot, because financial institutions tighten lending criteria and owner-occupiers demand capital appreciation buffers for extended holding periods.

What is the Additional Buyer's Stamp Duty impact if I purchase 115C Yishun Ring Road as a second residential property?

Singapore citizens purchasing a second residential property must pay Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price, in addition to standard buyer's stamp duty at 4-8%. For an HDB flat at typical Yishun valuations, this means a property valued at SGD 400,000 would incur ABSD of SGD 80,000, substantially increasing total acquisition costs and financing requirements. The ABSD is payable upfront at the point of purchase and directly impacts loan-to-value calculations; most financial institutions will require additional down-payment buffers to accommodate this liability, effectively reducing your borrowing capacity. This significant cost should be carefully modelled into purchase decision-making, particularly for investors where it directly compresses immediate cash flow.

What is the lease decay risk for HDB properties at 115C Yishun Ring Road, and how does it affect resale value?

Most HDB flats were constructed with 99-year leasehold tenures commencing from their date of initial issuance; properties at 115C Yishun Ring Road will have different remaining lease periods depending on construction dates. Units where fewer than 60 years remain on the lease experience accelerated value deterioration, as financial institutions substantially restrict lending and purchasers demand meaningful discounts to compensate for shortened holding horizons and limited refinancing options. Beyond the 70-year mark, valuation declines typically accelerate more sharply, with some transactions showing 20-30% per-square-foot discounts compared to newer stock; this effect compounds over time, meaning lease decay becomes an increasingly dominant pricing variable. Buyers should obtain detailed lease commencement documentation and model out projected valuations at 10, 15, and 20-year intervals to understand long-term holding viability.

How does proximity to NS13 Yishun MRT Station influence demand and capital appreciation for this development?

The 1.27-kilometre distance to NS13 Yishun MRT Station (approximately 15 minutes' walking) represents a significant demand driver for 115C Yishun Ring Road, particularly for commuters and professionals requiring daily access to central business districts or educational campuses. MRT connectivity historically correlates with stronger capital appreciation relative to non-connected areas, though Yishun's mature status means incremental appreciation rates remain modest compared to growth corridors experiencing fresh infrastructure development. Units positioned closer to the MRT station along the estate's street hierarchy typically trade at modest premiums compared to more remote pockets, reflecting the convenience premium buyer cohorts assign to transport accessibility; however, the Ring Road location's slight distance buffer may appeal to quiet-seeking households willing to trade minimal convenience for reduced ambient noise levels.

Which buyer profiles are best suited to purchasing at 115C Yishun Ring Road?

First-time homebuyers represent the most natural fit, as HDB affordability thresholds align with entry-level income profiles and grant eligibility, whilst the mature estate infrastructure provides established childcare, schools, and family amenities. Young working professionals commuting to the CBD appreciate the direct MRT connectivity and lower occupancy costs compared to private rental markets, making owner-occupation financially rational over multi-year tenancies. Downsizers transitioning from larger family homes benefit from reduced maintenance obligations, lower utility consumption, and proximity to polyclinics and retail facilities without requiring major relocation beyond familiar neighbourhoods. Investors seeking stable rental yield with lower vacancy risk can access consistent tenant demand, though should acknowledge the constrained appreciation potential and require realistic return expectations aligned with defensive rather than growth-oriented strategies.

What are TDSR and financing headroom considerations for typical Yishun HDB prices at 115C?

Total Debt Service Ratio (TDSR) regulations cap monthly debt repayment at 60% of gross monthly income; for an HDB flat at typical Yishun valuations requiring a loan of SGD 350,000-400,000, most borrowers with stable employment and monthly income exceeding SGD 5,500-6,000 will demonstrate adequate TDSR headroom for approval by financial institutions. However, second-property buyers must account for ABSD costs (20% additional stamp duty) and existing residential property debt when calculating TDSR, which can materially reduce available financing for the Yishun purchase. Banks typically require down-payments of 25-30% for HDB purchases after accounting for ABSD liability, meaningfully different from the standard 10-20% down-payment assumptions; buyers should engage financial advisors early to model exact financing availability based on personal income, existing debt, and credit profile before committing to any purchase.

How do nearby HDB developments compare to 115C Yishun Ring Road on value and positioning?

The broader Yishun estate encompasses numerous HDB blocks distributed across different planning zones; comparables near central nodal facilities (Yishun shopping centre, major market precincts) typically command 5-10% per-square-foot premiums compared to Ring Road perimeter locations due to convenience clustering and higher foot traffic. Newer apartment types or neighbouring developments benefiting from recent upgrading programmes or lease resets may trade at modest premiums, though this advantage typically diminishes as units progress through the lease timeline. Ring Road locations like 115C offer value positioning relative to more central addresses, appealing to budget-conscious buyers willing to accept slightly extended walking distances to the MRT and retail nodality; comparative analysis should focus on lease-comparable properties (similar remaining tenure and floor type) rather than absolute prices, as lease-driven pricing variations often exceed micro-location benefits.

Are higher-floor or lower-floor units at 115C Yishun Ring Road better value?

Ground and lower-floor units (levels 1-3) typically trade at discounts of 5-8% per square foot compared to mid-to-upper levels, reflecting market preferences for privacy, reduced noise from common corridors, and distance from ground-level foot traffic; however, this discount compensates for legitimate lifestyle preferences and may represent better value for budget-focused buyers or investors less concerned with amenity premiums. Mid-level units (floors 4-8) often represent optimal value positioning, combining reasonable light/ventilation, escape from ground-level activity, and minimal premium pricing compared to lower floors. Higher-level units (floors 9+, where available) command the strongest premiums due to privacy, natural light, and reduced street-level noise, though the additional cost must be justified against personal lifestyle priorities; investors should note that tenant preferences increasingly align with quieter upper levels, justifying the premium for rental-focused acquisitions.

What is the future supply pipeline for the Yishun area, and how might it affect 115C Yishun Ring Road's long-term value?

Yishun, being a mature HDB estate constructed in the 1980s-1990s, faces limited new greenfield development prospects within the immediate precinct, as most available land has been developed. The estate's primary evolution mechanisms involve ageing-in-place demographic shifts, selective block upgrading programmes, and generational ownership transitions rather than major new supply infusions. This limited development pipeline implies constrained supply-driven depreciation pressure, though equally limits speculative appreciation catalysts; long-term value sustainability in Yishun depends more on maintenance quality, demographic trends, and regional economic factors than on transformative new infrastructure or master-plan evolution. Buyers should view properties at 115C through the lens of stable, mature-estate fundamentals rather than anticipating significant capital appreciation; any new supply developments in adjacent planning zones (such as mixed-use intensification at MRT nodes) would more likely benefit central nodal properties than peripheral Ring Road locations.

Hdb Flat At 115C Yishun Ring Road — From S$750