Type

Units

Min Area

Price Range

3 BR

1108 sqft

S$598K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$598K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$120K on this acquisition.
Located 4 min (350 m) from NS14 Khatib 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.

804 Yishun Ring Road: A Well-Connected HDB Development Near Khatib Station

804 Yishun Ring Road stands as a prominent residential address in one of Singapore's most established public housing estates. The development is characterised by its strategic positioning within the Yishun district, a mature neighbourhood that has evolved into a self-contained residential hub over several decades. This location offers buyers and renters a proven formula of stability, community infrastructure, and convenient urban living.

The address benefits from exceptional proximity to Khatib MRT Station on the North-South Line, situated merely 350 metres away—roughly a four-minute walk. This transport advantage cannot be overstated in the context of Singapore's property market. Direct access to a major MRT corridor unlocks unparalleled commuting flexibility, allowing residents to reach the Central Business District, major employment zones, and educational institutions with minimal travel friction. The North-South Line's extensive reach means that daily commute times from this location remain among the most predictable and efficient in the island.

Unit Composition and Interior Specifications

Properties at 804 Yishun Ring Road are predominantly configured as three-bedroom, two-bathroom units, with interior areas measuring approximately 1,108 square feet. This floor plate size places units squarely within the popular mid-range HDB segment, offering sufficient space for families whilst maintaining manageable maintenance costs and property tax obligations. The dual-bathroom layout addresses the practical requirements of modern households, reducing morning congestion and enhancing the appeal of the units to multi-generational family compositions.

Pricing and Market Position

Current asking prices begin from S$598,000, positioning 804 Yishun Ring Road competitively within the Yishun micro-market. This price point reflects the maturity of the estate, the proximity to quality transport infrastructure, and the established nature of surrounding amenities. For first-time buyers navigating the HDB resale market, this development presents an achievable entry price that does not compromise on location quality or unit size. Upgraders from smaller flats or upgrading from other estates will find the pricing structure reasonable relative to the quantum of space gained.

Strategic Location and Connectivity

Yishun's evolution as a residential precinct has created a self-sufficient ecosystem where major services and retail options cluster within reasonable proximity. Residents of 804 Yishun Ring Road benefit from this maturity without facing the premium pricing sometimes attached to newer or more central locations. The Khatib MRT Station sits at the heart of this accessibility equation, functioning as the gateway to Singapore's entire public transport network. Business travellers, students, and commuting professionals can rely on predictable journey times and high service frequency.

The estate itself is densely populated with neighbourhood shops, food courts, and hawker centres that have become institutional anchors over decades of operation. Markets, clinics, and dental practices are interspersed throughout the precinct, eliminating the need for residents to venture far for routine needs. Primary and secondary schools serving the area maintain strong reputations, making this location particularly attractive to young families.

Investment Appeal and Rental Dynamics

From an investment standpoint, 804 Yishun Ring Road occupies a position of considerable strength within Singapore's HDB rental market. The convergence of mature infrastructure, established demand patterns, and MRT-adjacent positioning creates a compelling proposition for yield-focused investors. Three-bedroom units in this category typically experience consistent tenant inquiry, with rental periods remaining short and occupancy rates remaining high. The rental market for HDB properties in Yishun has historically demonstrated stability, reflecting the estate's broad appeal to young professionals, expatriate families, and upgrade-seeking households.

Potential rental yields for properties at this development tend to exceed those achievable in newer or more peripheral estates, reflecting both the location premium and the size of the units. Investor-buyers should anticipate that suitable tenants for three-bedroom HDB units often include young couples seeking starter family accommodation, multi-generational households consolidating into larger quarters, and corporate relocations requiring immediate occupancy in well-serviced residential zones.

Financing and Buyer Considerations

The pricing range at 804 Yishun Ring Road sits comfortably within the parameters of most mortgage products offered by local financial institutions. Buyers seeking to finance a purchase at current price points will typically encounter loan-to-value ratios that remain within the standard HDB guidelines, provided they meet the income and employment criteria. First-time buyers benefit from the absence of Additional Buyer's Stamp Duty, whilst upgraders should factor in the 20% ABSD payable on second residential properties to ensure complete cost awareness.

From a serviceability perspective, the price range typically permits borrowers to maintain comfortable debt-to-service ratios, even when accounting for the cost of living in an urban setting. The Monetary Authority of Singapore's lending guidelines remain accommodative for HDB purchases in this price bracket, allowing buyers to retain financial flexibility for other household obligations.

Estate Maturity and Future Considerations

As a mature HDB estate, Yishun benefits from predictable lease management frameworks and established renewal policies. The Singapore government's commitment to maintaining public housing standards means that major structural and infrastructure upgrades are managed systematically. Residents can expect the development to remain well-maintained and the surrounding infrastructure to continue improving through planned upgrading initiatives.

The estate's long-standing reputation supports consistent capital appreciation and minimal volatility in resale valuations. Properties in this precinct have demonstrated resilience through multiple market cycles, reflecting the enduring appeal of the location and the quality of the housing stock.

Frequently Asked Questions

What rental yield can investors typically expect from purchasing a unit at 804 Yishun Ring Road?

Units at 804 Yishun Ring Road have historically delivered gross rental yields in the region of 3–3.5% annually, depending on prevailing market rates and the specific configuration of the unit. The maturity of the Yishun estate and the proximity to Khatib MRT Station create consistent tenant demand, particularly among young families and upgrading households, which tends to support both rental rates and occupancy reliability. Investors should note that net yields will be reduced by stamp duty, agent commissions, and property tax, but the underlying demand fundamentals in this location remain robust relative to newer or more peripheral estates.

How does the per-square-foot pricing at 804 Yishun Ring Road compare to recent resale transactions in Yishun?

Properties at 804 Yishun Ring Road trade at price points that reflect the estate's maturity, MRT adjacency, and established amenity infrastructure, resulting in per-square-foot valuations that align closely with recent comparable transactions in the broader Yishun precinct. Three-bedroom HDB units in the estate have historically commanded rates ranging from approximately S$540 to S$580 per square foot, though this varies by unit condition, floor level, and view orientation. The pricing at this development is positioned competitively within the local micro-market, particularly given the four-minute walk to Khatib Station, which represents a significant location advantage relative to other Yishun estates situated further from MRT access.

What is the impact of Additional Buyer's Stamp Duty (ABSD) for second-property buyers at 804 Yishun Ring Road?

Singapore Citizens purchasing a second residential property at 804 Yishun Ring Road will incur Additional Buyer's Stamp Duty at the rate of 20%, calculated on the purchase price. At current price points of approximately S$598,000, this translates to an additional cash outlay of around S$119,600, which must be factored into the overall cost of acquisition. This duty is payable upfront and does not form part of the mortgage, meaning upgraders must ensure adequate liquid reserves to cover both the down payment and the ABSD liability. For investors considering this development as a second property acquisition, the ABSD cost should be incorporated into the return-on-investment calculations to ensure the target yield remains acceptable after accounting for this significant statutory charge.

Is lease decay a concern for HDB units at 804 Yishun Ring Road, and how does this affect resale value?

804 Yishun Ring Road is an HDB estate with a 99-year lease, a standard tenure for public housing in Singapore. Most units within the development retain sufficient lease length that lease decay does not represent a material concern for current or near-term buyers, though all HDB leasehold properties eventually experience a phase where lease length becomes a valuation factor. The Singapore government has implemented various schemes, including the Lease Buyback Scheme, to manage lease expiry concerns and maintain property values in mature estates. Current valuations at this development reflect the lease tenure appropriately, and buyers should expect that resale demand will remain healthy provided the property is maintained to standard conditions, as the HDB's systematic upgrading programme ensures continued desirability and infrastructure quality.

How does proximity to Khatib MRT Station influence demand and capital appreciation for 804 Yishun Ring Road?

The four-minute walk to Khatib MRT Station represents a defining feature that underpins both current demand and medium-term capital appreciation prospects for this development. Properties situated within close proximity to MRT stations in Singapore consistently demonstrate more resilient resale demand, shorter time-on-market periods, and lower price volatility compared to estates requiring longer walks or bus connectivity. This MRT adjacency is particularly valuable for working professionals, students, and families with school commutes, creating a broad cross-section of potential buyers and renters. Historical data across Singapore's public housing market shows that developments with excellent MRT access maintain steady capital growth and rental demand through economic cycles, making 804 Yishun Ring Road's position on this metric a significant appreciating factor.

Is 804 Yishun Ring Road suitable for different buyer profiles—first-timers, upgraders, HNW investors, and owner-occupiers?

This development accommodates a diverse range of buyer profiles effectively. First-time buyers appreciate the accessible entry price, proven location stability, and established neighbourhood infrastructure, making the transition to ownership less daunting. Upgraders find the three-bedroom, two-bathroom configuration ideal for growing families, with the mature estate offering community networks and schools that support family-oriented living. High-net-worth investors value the MRT proximity, consistent rental demand, and low volatility associated with mature HDB estates, particularly where target yields of 3–3.5% align with lower-risk investment mandates. Owner-occupiers across income brackets benefit from the convenience of Khatib Station, the maturity of surrounding retail and F&B options, and the absence of pressure to relocate due to ongoing estate renewal and quality assurance by HDB authorities.

What TDSR and financing headroom can buyers expect at typical price points for 804 Yishun Ring Road?

At the current entry price of approximately S$598,000, with a standard 80% LTV mortgage over a 25-year tenure, monthly repayments typically range from S$2,500 to S$2,700 depending on prevailing interest rates. For a household with a combined gross monthly income of S$8,000–S$9,000, this represents a debt-to-service ratio of approximately 30–35%, which sits comfortably within the Monetary Authority of Singapore's prudential guidelines and the HDB's lending standards. Buyers should note that the TDSR calculation includes not only the mortgage payment but also other outstanding debts, vehicle loans, and any existing credit obligations, meaning actual serviceability headroom will vary by individual circumstances. Most financial institutions remain accommodative in their lending stance toward HDB properties at this price point, particularly for buyers with stable employment records and low existing debt levels.

How does 804 Yishun Ring Road compare to competing HDB developments in the immediate Yishun precinct?

804 Yishun Ring Road competes directly with other mature HDB estates within the Yishun district, including nearby blocks that share similar construction vintage, locality, and amenity access. The key differentiator for this development is its particular proximity to Khatib MRT Station, which positions it advantageously relative to estates requiring longer walks or bus-dependent transport. Competing developments within the Yishun precinct may offer similar unit sizes and configurations, but the transport accessibility metric translates directly into desirability and rental demand. Price comparisons across competing estates typically show 804 Yishun Ring Road tracking within a narrow range of approximately S$540–S$620 per square foot, depending on unit condition and floor orientation, which reflects competitive parity adjusted for transport advantage and view factors. Buyers comparing this development to alternatives should weight the MRT proximity as a material advantage that supports both capital growth and daily quality of life.

Are certain unit stacks or floor levels at 804 Yishun Ring Road better positioned for capital value or rental appeal?

Mid-level floors (typically levels 3–8) at 804 Yishun Ring Road tend to command pricing premiums relative to ground-floor and very high-floor units, as they balance natural lighting and ventilation with reduced exposure to street-level noise and ground-floor security concerns. Units situated on eastern or north-facing aspects typically benefit from morning natural light and are preferred by owner-occupiers, while investors may find that units without premium direction characteristics offer better value relative to their rental yields. Ground-floor units occasionally trade at discounts due to noise and privacy perceptions, despite practical advantages for families with young children or elderly residents. High-floor units (above level 10) command pricing premiums amongst certain buyer segments, though these premiums do not necessarily translate into proportionally higher rental rates, meaning investors should scrutinise the cost-to-yield ratio carefully. The optimal stack for value-oriented purchasers typically lies in mid-floor levels with acceptable view orientation, where pricing discounts relative to premium stacks can provide additional purchasing power without materially compromising desirability.

What is the future supply pipeline for new HDB developments in the Yishun district, and how might this affect 804 Yishun Ring Road?

The Housing and Development Board's Five-Year Building Plan periodically introduces new HDB supply into established precincts like Yishun, though the rate of new estate development has moderated as the authority focuses on renewal and upgrading existing mature estates rather than large-scale new build. New supply in the district would theoretically introduce competitive pricing pressure on resale properties, though the strength of demand generated by MRT access and established infrastructure typically ameliorates this effect. 804 Yishun Ring Road's maturity and proximity to Khatib Station position it defensively against new supply competition, as properties in proximity to major transport nodes maintain consistent demand regardless of new estate launches elsewhere in the district. Buyers should view this development as benefiting from an established, finite housing stock that will not face wholesale displacement by new supply, unlike emerging estates where future capacity expansion could dilute appreciation prospects. The strategic focus of HDB's current planning is on renewal rather than expansion of mature estates, meaning 804 Yishun Ring Road should expect stable, predictable capital growth rather than rapid appreciation driven by scarcity.

Hdb Flat At 804 Yishun Ring Road — From S$598K