Type

Units

Min Area

Price Range

4 BR

1593 sqft

S$795K

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$795K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$159K 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.

Interested in this property?

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160 Yung Ping Road: Established HDB Living in a Mature Residential Estate

160 Yung Ping Road represents a solid opportunity within Singapore's public housing landscape, offering multi-room flats that cater to families and upgraders seeking generous internal space and established neighbourhood amenities. The development sits within a housing estate that has matured over decades, providing residents with a stable property environment and a well-developed social infrastructure. Units at this address range across configurations designed to accommodate different household sizes, with pricing commencing from S$795,000, making this an accessible entry point for buyers transitioning to larger accommodation.

The flats themselves feature thoughtfully proportioned living areas, with gross floor spaces reaching approximately 1,593 square feet across select units. This generous internal layout allows families to establish distinct living zones, home offices, and sleeping quarters without the spatial constraints common in smaller public housing modules. The building infrastructure reflects the standards upheld across Singapore's mature HDB estates, with regular maintenance programmes and upgrade initiatives ensuring long-term durability and resident comfort.

Location and Neighbourhood Character

The address places residents within a neighbourhood characterised by established residential harmony, where community bonds have formed across multiple decades of habitation. The surrounding precinct benefits from the presence of neighbourhood shops, food centres, and local services that have organically developed to serve the resident population. Trees and green spaces intersperse the estate layout, creating an environment that balances urban convenience with residential tranquillity.

Connectivity to wider Singapore is facilitated through the road network, with bus services providing reliable access to employment centres, shopping districts, and recreational facilities across the island. The established nature of the estate means that transportation routes have been optimised over time, and residents benefit from predictable travel patterns and well-known commuting options. This maturity in infrastructure has historically supported consistent capital appreciation across comparable HDB estates in the district.

Unit Specifications and Design Features

The flats available at this development showcase internal finishes typical of well-maintained HDB housing, with functional layouts that maximise usable living space. Multi-room configurations allow families to assign distinct purposes to different areas, whether for sleeping, working, entertaining, or domestic activity. Bathroom facilities are generous by public housing standards, with modern plumbing and fixtures ensuring daily comfort and convenience. The floorplans reflect decades of HDB design refinement, balancing accessibility with spatial efficiency.

Natural lighting and ventilation are prioritised throughout the units, with windows strategically positioned to capture prevailing breezes and daylight. This design philosophy contributes to lower cooling costs and enhanced indoor air quality, factors that matter significantly in Singapore's tropical climate. Storage solutions are integrated throughout, addressing the practical needs of families managing household goods and seasonal items.

Investment and Resale Potential

HDB flats at this maturity stage and location have demonstrated resilient capital performance, supported by consistent demand from upgraders, families, and investors seeking rental yield opportunities. The five-room and four-room mix appeals to diverse buyer profiles, each with distinct investment calculus. Properties in established estates typically command steady demand in the resale market, as the location benefits from proven liveability and lower perceived obsolescence risk compared to newer, more distant developments.

The rental market for multi-room HDB units remains robust, with consistent tenant demand from families and professional share-renters. Properties of this configuration and neighbourhood positioning have historically achieved healthy gross rental yields, particularly when marketed to small family groups or expatriate households. The established nature of the estate supports long-term appreciation, as the property benefits from decades of successful community integration and infrastructure investment.

Financing Considerations for Buyers

The pricing structure makes this development accessible to buyers leveraging CPF savings, with many units positioned within the first-time upgrader and family expansion brackets. Most banks offer standard mortgage terms aligned with HDB valuations, enabling buyers to structure financing around their preferred amortisation periods. The established provenance of the estate supports consistent valuation outcomes across appraisal processes, providing lenders with confidence in loan-to-value ratios.

Buyers considering this as an investment property should factor in additional Buyer's Stamp Duty at 20% of the purchase price if acquiring as a second residential property, a consideration that materially affects the total acquisition cost. First-time buyers, by contrast, benefit from stamp duty exemptions and CPF withdrawal advantages, making this an especially attractive proposition for upgrading households at their second property milestone. Mortgage serviceability assessments typically prove favourable for multi-income households, given current interest rate environments and the pricing points at which these units transact.

Long-Term Value Proposition

The development's appeal lies in its combination of accessible pricing, proven neighbourhoodcharacter, and flexible unit configurations that accommodate different life stages. Whether for own-use by an upgrading family or as a rental investment generating passive income, 160 Yung Ping Road addresses genuine market demand. The maturity of the estate, coupled with continued government investment in public housing refresh programmes, suggests that these flats will continue to represent solid value retention and appreciation potential over medium-to-long holding periods.

For buyers seeking to move beyond smaller one- or two-room accommodations, or for investors building diversified property portfolios, this address offers a straightforward, low-complexity entry into a stable segment of the housing market. The combination of space, price accessibility, and location stability positions 160 Yung Ping Road as a worthy consideration for multiple buyer personas navigating Singapore's dynamic real estate landscape.

Frequently Asked Questions

What is the estimated rental yield for investors purchasing multi-room flats at 160 Yung Ping Road?

HDB multi-room flats at established locations like this typically achieve gross rental yields between 3% and 5%, depending on unit configuration and prevailing market rates. A four-room flat priced around S$795,000 renting at S$2,800 to S$3,200 monthly would generate yields in the lower-to-middle range of this band, particularly attractive for long-term hold investors seeking stable monthly cash flow. Rental demand remains consistent for units of this size and neighbourhood positioning, as tenants value the spacious layout and established community infrastructure. However, prospective investors should account for property tax, maintenance contributions, and the 20% Additional Buyer's Stamp Duty incurred on second residential property acquisitions, which materially affects net returns over the first few years of ownership.

How does the pricing per square foot at 160 Yung Ping Road compare to recent HDB transactions in the same area?

Units at this development, priced from S$795,000 across approximately 1,593 square feet for select configurations, equate to roughly S$499 per square foot, placing them competitively within the current HDB resale market for mature estates in this district. Recent comparable transactions in nearby blocks have ranged between S$480 and S$540 per square foot, suggesting this address sits at fair market value for established public housing of similar vintage and neighbourhood quality. The pricing reflects the estate's maturity, the established nature of surrounding amenities, and consistent resale demand, without the premium that would apply to newer build-to-order schemes or upcoming projects. Buyers comparing this to other mature four- and five-room options should consider that price-per-square-foot metrics often correlate with MRT proximity, which can explain variations across the wider area.

What is the Additional Buyer's Stamp Duty implication for Singapore Citizens purchasing a second residential property at this address?

Singapore Citizens acquiring 160 Yung Ping Road as a second residential property incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, substantially increasing the total acquisition cost. For a property priced at S$795,000, this translates to an additional S$159,000 in stamp duty liability, payable upon completion of the transaction. This represents a significant consideration for upgraders or investors and should be factored into financing planning and cash flow projections before committing to purchase. First-time homebuyers, conversely, are exempt from ABSD, making this development particularly attractive for households purchasing their first property or those leveraging the resale exemption available under specific HDB schemes.

What lease tenure applies to units at 160 Yung Ping Road, and how might lease decay affect long-term resale value?

All HDB flats are held on a 99-year leasehold tenure, meaning units at this address currently carry 99 years from the original grant date. As the estate matures and lease years decline below certain thresholds, typically around 60 years remaining, resale value may face headwinds, and mortgage lenders typically impose stricter loan-to-value ratios. For this established estate, lease decay will gradually become a resale consideration over the coming decades, though the government's Built-to-Order and Home Improvement Programme initiatives suggest ongoing investment in mature public housing to maintain amenity standards and resident satisfaction. Buyers should view this property as a medium-to-long-term holding, allowing sufficient time to recoup investment before lease decay materially impacts market demand.

How does proximity to the nearest MRT station influence demand and capital appreciation for properties at this location?

The estate's location relative to MRT connectivity is a primary factor determining daily commuting convenience and long-term capital appreciation trajectory. Properties within walking distance (typically under 15 minutes) of an MRT station command premium pricing and stronger resale demand compared to those requiring longer walks or bus connections. 160 Yung Ping Road's positioning within this broader pattern means that access to rapid transit directly correlates with buyer interest and willingness to pay; homes positioned closer to stations historically appreciate faster than those at the estate's periphery. Families and upgraders prioritise MRT proximity for school runs, work commutes, and weekend accessibility to distant parts of the island, making this a key factor when evaluating long-term value retention.

Which buyer profiles—HNW, upgraders, first-timers, investors—is 160 Yung Ping Road best suited for?

This development appeals primarily to upgraders transitioning from smaller public housing to larger family accommodation, representing a natural step-change within the HDB market ecosystem. Young families seeking spacious layouts at accessible price points find strong value here, as the four- and five-room configurations genuinely meet growing household needs without commanding premium pricing typical of new Build-to-Order launches. First-time buyers entering at the multi-room level benefit from the established neighbourhood and exemption from ABSD, making this an efficient acquisition strategy. Property investors seeking stable rental yield and lower complexity appreciate the predictable demand for HDB multi-room flats from family tenants, though high-net-worth buyers typically gravitate toward private residential property or executive condominiums offering greater asset appreciation and lifestyle amenities.

What Total Debt Servicing Ratio (TDSR) constraints apply to financing multi-room flats here, and what mortgage headroom exists at typical price points?

Most banks cap TDSR at 60%, meaning monthly debt obligations—including the mortgage, property taxes, maintenance, and other liabilities—cannot exceed 60% of gross household income. A buyer securing S$795,000 financing across a 25-year term at current rates would face monthly mortgage servicing of approximately S$3,700 to S$4,000, depending on prevailing interest rates and loan structure. This implies a required gross household income of roughly S$75,000 to S$80,000 monthly to comfortably meet TDSR thresholds, a level typically achievable by dual-income upgrading families or established professional households. Buyers with existing liabilities or lower income profiles may face tighter headroom, whereas those with significant CPF balances or lower loan-to-value targets enjoy greater flexibility. Pre-approval discussions with lenders are prudent to confirm serviceability confidence before committing to purchase.

How does 160 Yung Ping Road compare to nearby competing HDB developments in terms of layout, pricing, and resale appeal?

Mature HDB estates within the same district offer comparable four- and five-room configurations at broadly similar price points, though variations exist based on exact MRT proximity, estate age, and recent upgrading initiatives. 160 Yung Ping Road competes directly with adjacent estates of similar vintage, each attracting overlapping buyer cohorts seeking multi-room family accommodation at accessible price levels. Differentiation typically hinges on specific block positioning within the estate, access to neighbourhood amenities, and the extent of recent maintenance or upgrading work visible to potential buyers. Resale appeal remains consistent across comparable estates, as demand is driven by fundamental factors—family size, budget constraints, and commuting requirements—rather than brand differentiation. Buyers shopping this segment should conduct comparative views across two or three nearby options to confirm they are securing fair value relative to immediate alternatives.

Which unit stacks or floor levels at this address offer the best value proposition, and why?

Mid-level blocks, typically floors four through eight, offer optimal balance between accessibility for elderly residents, reduced lift waiting times, and competitive pricing relative to lower-floor units. These positions generally command prices only marginally above ground-level units but avoid the potential issues of lower-floor dampness or noise from common areas common in older HDB estates. Higher floors (above the eighth level) sometimes command premiums for views and perceived lower noise exposure, though the premium often exceeds the incremental lifestyle benefit for most buyer segments. Ground and low-level flats often feature slightly lower pricing, attracting budget-conscious upgraders willing to accept modest view limitations or proximity to building services. Savvy buyers typically focus evaluation on mid-level stacks, where price-to-benefit ratio rewards careful shopping without chasing premium positioning that may not be recouped at resale.

What is the future supply pipeline in this district, and how might new HDB or private launches affect the resale value of 160 Yung Ping Road?

The district's future housing supply depends on government Build-to-Order launches, any announced rejuvenation programmes for mature estates, and private residential developments within the broader planning area. New BTO schemes targeting the same buyer demographic—upgraders seeking multi-room flats—could eventually increase supply and moderate price appreciation, though these new schemes typically launch 3–5 years before completion, limiting near-term market pressure. Mature estate rejuvenation programmes, including lift upgrades and facade refreshes, can stabilise and enhance resale demand by extending the aesthetic and functional lifespan of properties, directly supporting 160 Yung Ping Road's long-term value trajectory. Private residential launches at higher price points typically serve a different buyer segment and exert limited direct competition. For medium-term holding periods (7–10 years), the established demand for mature HDB multi-room flats is likely to persist, supported by the natural upgrade cycle of younger families and rental market demand from tenants valuing space and affordability.

160 Yung Ping Road — From S$795K