Type

Units

Min Area

Price Range

Other

150 sqft

S$980/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$980.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$196 on this acquisition.
Located 13 min (1.08 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.

110 Yishun Ring Road: An Established HDB Development in Singapore's North

110 Yishun Ring Road represents a well-positioned HDB flat offering in one of Singapore's most mature residential estates. Situated in the northern precinct of the island, this development benefits from decades of neighbourhood consolidation, infrastructure investment, and community planning that have transformed Yishun into a vibrant residential hub. The development's address on Yishun Ring Road places residents within a established enclave characterised by strong transport connectivity and a comprehensive network of local amenities.

The location's proximity to Yishun MRT Station (NS13), approximately 13 minutes' walk or 1.08 kilometres away, provides seamless access to the North-South Line. This connectivity is a material advantage for commuters travelling to the city centre, the east coast, or other major employment nodes. The North-South Line remains one of Singapore's busiest and most reliable corridors, serving both business districts and residential zones across the entire length of the island. For residents of 110 Yishun Ring Road, this transport link translates into practical flexibility for work, leisure, and family commitments.

Unit Composition and Layout

The flats available at this development are characterised by efficient internal layouts designed to maximise usable space. With a floor area of approximately 150 square feet, units here cater to compact living requirements typical of the HDB market segment. This dimensional profile appeals to a diverse buyer base: young professionals seeking an affordable entry point into home ownership, downsizers rationalising their living arrangements, and investors pursuing rental yield opportunities with manageable capital outlay. The modest unit size also means lower utility costs, maintenance overheads, and property taxes, all of which enhance both affordability and rental yield metrics for owner-occupiers and portfolio-focused purchasers alike.

Investment and Rental Dynamics

From an investment standpoint, HDB flats at 110 Yishun Ring Road operate within a well-tested market segment. Yishun's maturity as a residential estate, combined with strong transport infrastructure and family-oriented amenities, sustains consistent tenant demand. Rental yields for compact HDB units in this precinct are competitive within the broader residential market, reflecting the balance between modest capital requirements and steady monthly rental income. The proximity to Yishun MRT Station amplifies appeal for tenants commuting to different parts of the island, particularly those working in the CBD or along transport corridors served by the North-South Line. For investors evaluating portfolio diversification, the lower entry price point relative to private residential property, coupled with transparent HDB regulations and predictable tenant profiles, positions such units as a pragmatic diversification instrument.

Neighbourhood Amenities and Lifestyle

Yishun is a fully developed residential estate with several decades of community infrastructure already in place. Residents of 110 Yishun Ring Road enjoy proximity to multiple hawker centres offering diverse cuisine, primary and secondary schools serving the catchment, medical facilities including polyclinics and private clinics, and abundant green spaces. The estate features parks, sports facilities, and community clubs that foster a strong neighbourhood culture. Shopping convenience is provided by established retail nodes and supermarkets within short walking or bus rides. This maturity of amenities is a significant draw for families, working professionals, and retirees alike, underpinning both owner-occupancy demand and rental appeal.

Capital Appreciation and Lease Dynamics

As an HDB development, units at 110 Yishun Ring Road are subject to HDB lease regulations. The lease tenure affects both resale value and long-term holding strategy. HDB leases typically operate at 99 years from the point of first completion, meaning lease decay becomes a material consideration as units age. Prospective buyers should factor in lease decay curves and the eventual availability of HDB's lease extension or rejuvenation programmes, which may influence holding periods and resale timing. Despite lease considerations, the development's location on a main road with MRT connectivity, combined with Yishun's stable neighbourhood profile, has historically supported reasonable capital appreciation across property cycles. The HDB flat market has demonstrated resilience in established estates with good transport links and comprehensive amenities, making this development a reasonable consideration for those weighing shorter-to-medium-term holding horizons against long-term ownership.

Market Positioning and Buyer Profiles

110 Yishun Ring Road appeals to multiple buyer personas. First-time purchasers benefit from the lower quantum and proven HDB financing mechanisms, which typically offer generous loan-to-value ratios and long amortisation periods. Upgraders transitioning from smaller flats to slightly larger configurations, or relocating from other parts of the island, find the Yishun location attractive for its transport links and neighbourhood profile. Investors seeking rental yield on a moderate capital base view HDB flats as a relatively low-friction investment vehicle with transparent valuations, predictable expenses, and regulated tenancy frameworks. Downsizers looking to reduce housing costs and simplify maintenance also find compact HDB units well-suited to their objectives. The development thus occupies a pragmatic middle ground in Singapore's residential spectrum, balancing affordability, accessibility, and income-generation potential.

Transport and Broader Connectivity

Beyond the North-South Line connection at Yishun MRT, the area benefits from extensive bus routes serving the Yishun estate and connecting to other parts of the north and central regions. The Yishun area is well-positioned relative to major employment clusters in the CBD, marina area, and along the island's east coast. For residents who drive, the Central Expressway (CTE) and other arterial roads provide efficient access to regional destinations. This multi-modal transport network means that residents of 110 Yishun Ring Road are not dependent on a single transport mode, enhancing flexibility for work, leisure, and family activities. The predictability and reliability of Yishun's transport infrastructure is a foundational strength supporting both owner-occupancy demand and long-term rental appeal.

The development at 110 Yishun Ring Road exemplifies the pragmatic appeal of mature HDB locations in Singapore: affordability, established infrastructure, transport accessibility, and a balanced market of owner-occupiers and investors. For prospective buyers evaluating entry-level or investment-focused property purchases, this development merits serious consideration within the broader residential market context.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 110 Yishun Ring Road as an investment?

Rental yields for compact HDB flats at 110 Yishun Ring Road vary based on the final transacted price and prevailing monthly rental rates in the Yishun precinct. Historically, HDB units in established estates near MRT stations have delivered gross yields in the 3% to 5% range, depending on market cycles and unit specifications. The proximity to Yishun MRT Station and the mature neighbourhood amenities support consistent tenant demand, particularly from young professionals and relocating families. To calculate your specific yield expectation, obtain recent comparable rental transactions in the same block or adjacent Yishun locations, divide the annual rental income by your purchase price, and apply that percentage. This development's location on a main road with direct MRT access typically sustains rental competitiveness within the HDB segment, making it a reasonable consideration for yield-focused investors accepting HDB regulations and lease decay dynamics.

How does the pricing at 110 Yishun Ring Road compare to recent per-square-foot transactions in the Yishun area?

HDB flat pricing in Yishun is influenced by lease tenure, unit age, floor level, and proximity to MRT stations. Recent transactions across the Yishun estate generally reflect a price-per-square-foot range that accounts for these variables; units nearer to Yishun MRT Station and on higher floors typically command premiums over those further afield or on lower storeys. To benchmark 110 Yishun Ring Road's current asking price against recent Yishun HDB sales, consult the Housing and Development Board's published resale transaction data, which provides transparent, transacted figures across all HDB precincts. The development's positioning on Yishun Ring Road, with its established street presence and MRT accessibility, generally aligns it with mid-range Yishun valuations. Engaging a conveyancer or property agent specialising in HDB transactions can provide more granular recent-transaction analysis and pricing context relative to comparable blocks and floor heights in the same estate.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm buying this as a second residential property?

If you are a Singapore Citizen purchasing 110 Yishun Ring Road as your second residential property, you will be liable for Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price. This is in addition to the standard Buyer's Stamp Duty payable on all property transactions. For example, if the purchase price is S$200,000, you would owe 20% × S$200,000 = S$40,000 in ABSD, plus standard stamp duty of approximately S$6,400, for total upfront duties of around S$46,400. This material cost burden must be factored into your investment decision, particularly if you are comparing the HDB purchase against alternative investment vehicles. The ABSD is payable at the point of execution of the sale and purchase agreement, so you will need to ensure sufficient liquid capital to cover this obligation alongside your down payment and legal costs. Consulting with a property conveyancer or tax advisor can help you model the full cost structure and assess whether the expected rental yield justifies the ABSD outlay.

What is the lease decay risk at 110 Yishun Ring Road, and how will it affect resale value?

HDB leases are typically granted for 99 years from the original grant date. As a lease approaches the lower end of its duration—particularly below 60 years remaining—resale values and financing options begin to contract noticeably. Prospective buyers of 110 Yishun Ring Road should first verify the exact remaining lease tenure, which can be confirmed via the HDB estate office or the sale documentation. As the remaining lease declines, valuation methods shift: lenders may reduce loan-to-value ratios, potential buyers face higher absolute prices relative to comparable newer leasehold properties, and the pool of interested purchasers may shrink. However, the HDB has historically introduced lease extension and rejuvenation programmes for maturing estates, allowing owners to extend their leases in exchange for a charge, which can substantially restore resale value. The development's location in the mature Yishun estate makes it a candidate for future rejuvenation initiatives. Buyers should plan their holding period with lease decay in mind, considering whether they intend to hold through potential rejuvenation windows or plan to exit before lease decay becomes acute.

How does the 13-minute walk to Yishun MRT Station affect demand and long-term capital appreciation?

Proximity to an MRT station is a primary driver of property demand and capital appreciation across Singapore's residential market. A 13-minute walk to Yishun MRT Station (NS13) places 110 Yishun Ring Road comfortably within the 'walkable distance' band that enhances tenant and buyer appeal. The North-South Line serves major employment hubs from Marina Bay through the CBD, Orchard, and northward to Bukit Timah and beyond, making this connectivity valuable for a broad cross-section of commuters. Historical data on HDB prices across Yishun shows that units nearer to the MRT station have consistently appreciated ahead of outlying blocks, reflecting the transport premium. For investors and owner-occupiers, the MRT accessibility supports both rental yield (tenants value short commutes) and capital appreciation (transport improvements and broader estate upgrading benefit nearby properties). Over medium to long-term holding horizons, the combination of MRT connectivity and a mature neighbourhood has historically delivered steady, if modest, capital gains across HDB segments in Yishun.

Who is the ideal buyer profile for a unit at 110 Yishun Ring Road—and who should reconsider?

First-time homebuyers seeking an affordable entry into property ownership, with stable employment and modest housing requirements, find 110 Yishun Ring Road compelling: the lower capital requirement, straightforward HDB financing, and established neighbourhood profile reduce entry barriers and complexity. Young working professionals with commute needs across the island benefit from Yishun MRT's central location on the North-South Line. Downsizers and retirees looking to reduce housing costs and simplify maintenance find compact HDB units well-suited. Investors seeking rental yield on moderate capital and accepting HDB tenant regulations view such units as pragmatic diversifiers. Conversely, buyers seeking larger family layouts, high-end finishes, or extended lease tenures should look to private residential developments or newer HDB estates. Those uncomfortable with HDB lease dynamics, expecting rapid capital appreciation, or requiring complex financing structures may find private residential property a better fit. Ultimately, the ideal buyer balances affordability, transport convenience, and practical lifestyle fit against lease decay timelines and moderate appreciation expectations.

What TDSR headroom can I expect when financing a unit at 110 Yishun Ring Road, and what loan-to-value ratios are typical?

HDB financing for units at 110 Yishun Ring Road typically offers generous terms relative to private residential mortgages. Loan-to-value (LTV) ratios for HDB purchases commonly reach 80% to 90% of the valuation, depending on your citizenship status, age, and employment profile. For example, if a unit is valued at S$200,000 with an 85% LTV, you would receive a loan of S$170,000, requiring a down payment of S$30,000 plus stamp duty and fees. The Total Debt Servicing Ratio (TDSR) framework requires that your monthly debt obligations (mortgage, car loans, personal loans, credit card minimums, etc.) do not exceed 60% of your gross monthly income. Assuming a typical S$200,000 HDB purchase with 25-year amortisation at current interest rates (~2.5% to 3%), monthly mortgage payments would fall in the region of S$800 to S$900, meaning you would need gross monthly income of approximately S$1,400 to S$1,500 to comfortably meet TDSR thresholds while accommodating other debts. HDB loan officers can provide a formal pre-approval letter detailing your specific LTV eligibility and TDSR headroom based on your documentation; this is essential groundwork before committing to a purchase.

How does 110 Yishun Ring Road compare to other nearby HDB developments in terms of location, amenities, and value?

The Yishun estate encompasses numerous HDB blocks developed across multiple decades, each with slightly different characteristics. 110 Yishun Ring Road's position on a main road near the MRT station places it in an advantageous location within the broader Yishun geography; blocks positioned further from the MRT or on secondary roads may offer marginally lower prices but reduced transport convenience and tenant appeal. Yishun's comprehensive network of hawker centres, schools, polyclinics, and green spaces means that amenity access is relatively uniform across the estate, but MRT proximity and road connectivity are key differentiators. Recent Yishun HDB transactions show that blocks with direct MRT access or prominent road positions command modest premiums over outlying blocks. When comparing 110 Yishun Ring Road to alternatives within Yishun, prioritise lease remaining tenure, floor level, and distance to the MRT station as key value drivers. Consulting HDB resale transaction databases and engaging local market specialists can reveal specific price-per-square-foot comparisons and help you identify whether this development offers better value than comparable nearby options.

Which unit stack or floor level at 110 Yishun Ring Road typically offers the best value relative to capital appreciation and rental appeal?

HDB floor level preferences vary by buyer profile, but established market patterns provide guidance for value-focused purchasers. Lower floors (1–3) typically command discounts of 3% to 5% relative to mid-range storeys, reflecting buyer preferences for avoiding ground-level noise, insects, and perceived security concerns, yet offering better rental appeal to families with young children and elderly tenants who prefer avoiding stairs. Mid-range floors (4–15) strike a balance, offering reasonable pricing without steep discounts, whilst delivering good natural light, adequate ventilation, and broad tenant appeal. Higher floors (16+) command premiums of 5% to 15%, driven by preferences for privacy, natural light, and prestige, though the additional cost may not translate proportionally into rental yield or capital appreciation. For investors seeking optimal yield-to-capital-ratio, lower or mid-range floors often represent better value, as the discount relative to higher floors exceeds any rental premium. For owner-occupiers prioritising lifestyle, preferences vary; some favour natural light and privacy of upper floors, whilst others prioritise accessibility and family-friendliness of lower storeys. Reviewing recent unit transactions across different floors at 110 Yishun Ring Road can reveal local pricing gradients and inform your value assessment.

What future supply pipeline developments are planned in Yishun and the broader north region that might affect 110 Yishun Ring Road's long-term outlook?

The Housing and Development Board publishes periodic masterplans and estate renewal initiatives, which offer visibility into planned supply pipeline across precincts including Yishun. As of recent planning cycles, several Yishun blocks are earmarked for rejuvenation efforts, including potential lease extension programmes and selective redevelopment projects that could introduce newer housing stock into the estate. Beyond Yishun itself, neighbouring estates such as Sembawang, Ang Mo Kio, and Sengkang have seen new HDB phases, potentially diversifying the northern housing supply. From an investment perspective, increasing supply in adjacent precincts may exert modest competitive pressure on Yishun pricing, though the area's established transport links, mature amenities, and catchment demand have historically sustained price resilience. Prospective buyers should monitor URA masterplan updates and HDB estate news for announcements regarding 110 Yishun Ring Road's block and any planned rejuvenation or upgrades. Participation in estate rejuvenation schemes can enhance property values and extend lease tenures, providing upside potential for long-term holders. Engaging with the Yishun Citizens Consultative Committee or HDB estate office can provide early insight into planning developments affecting your investment timeframe.

Hdb Flat At 110 Yishun Ring Road — From S$980