Type

Units

Min Area

Price Range

Other

150 sqft

S$900/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$900.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180 on this acquisition.
Located 14 min (1.14 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.

109 Yishun Ring Road: Accessible HDB Living in a Mature North Singapore Estate

Situated along Yishun Ring Road in Singapore's northern corridor, 109 Yishun Ring Road represents a mature HDB development positioned within one of the island's longest-established public housing estates. The location places residents within a 1.14-kilometre radius of Yishun MRT Station (NS13), translating to a convenient 14-minute commute on foot or a short bus journey to the interchange hub. This accessibility has made the Yishun precinct a consistent focal point for both owner-occupiers seeking stability and investors targeting reliable rental demand.

The development comprises compact HDB units, with current offerings available at various price points reflecting the resale market's responsiveness to lease duration, unit condition, and floor level positioning. Properties in this location typically appeal to first-time buyers navigating their entry into Singapore's property market, young families seeking affordable homeownership, and experienced investors evaluating cash flow potential across different asset classes. The 150 sqft footprint exemplifies the efficient use of space characteristic of Singapore's housing standards, designed to maximise livability whilst maintaining affordability.

Location and Transport Connectivity

Yishun's role as a major transport interchange cannot be overstated. The NS13 Yishun MRT Station sits at the junction of the North-South Line, providing direct access to central business districts, educational institutions, and secondary commercial nodes throughout the island. Within the immediate vicinity, residents benefit from established bus networks covering east-west and north-south corridors, rendering private vehicle ownership optional for many households. This connectivity framework has historically supported consistent capital appreciation and rental demand in the Yishun catchment.

The estate itself has evolved over several decades, cultivating a well-integrated residential ecosystem complete with neighbourhood shopping centres, hawker facilities, community clubs, and recreational spaces. This maturity distinguishes Yishun from emerging estates still establishing their civic infrastructure, offering prospective residents and investors confidence in sustained vibrancy and social cohesion.

Investment and Owner-Occupier Appeal

From an investment perspective, HDB resale flats in the Yishun locale have demonstrated resilience through property cycles, underpinned by sustained demand from first-time buyers and rental seekers alike. Compact units such as those available at 109 Yishun Ring Road typically command consistent monthly rental rates relative to purchase outlay, making them viable choices for portfolio diversification. Potential purchasers should factor in the leasehold tenure standard to HDB ownership, which influences financing terms, capital appreciation trajectories, and long-term exit strategies.

Owner-occupiers benefit from the psychological and financial anchor that HDB ownership provides—a stable, affordable housing solution in an increasingly expensive property market. The Yishun neighbourhood's established social fabric, coupled with its transport centrality, appeals particularly to upgraders seeking to maintain suburban comfort whilst improving access to employment and leisure destinations.

Financing and Buyer Considerations

Prospective purchasers should engage with their financial institutions early to understand loan eligibility, tenure-adjusted valuations, and monthly debt servicing ratios at prevailing interest rate environments. HDB flats remain eligible for Central Provident Fund (CPF) housing grants and loans, substantially reducing cash outlay for qualifying first-time buyer households. For investors or second-property purchasers, awareness of the Additional Buyer's Stamp Duty regime—currently set at 20% for a Singapore Citizen acquiring a second residential property—is essential to holistic cost planning.

The 150 sqft configuration, whilst space-efficient, necessitates careful lifestyle evaluation by larger households or those with home-office requirements. Prospective tenants similarly exhibit clear preferences for this size category, typically comprising young professionals, couples without dependent children, or transient expatriates on rental contracts.

Market Positioning and Resale Dynamics

Yishun's resale HDB market reflects broader north-zone dynamics, characterised by consistent transaction throughput and narrow price volatility relative to more peripheral districts. The development's positioning along an internal ring road provides buffer zones from major arterial thoroughfares, contributing to quieter residential ambience compared to properties fronting primary roads. This environmental quality, combined with the mature estate's accumulated social capital, sustains demand across multiple buyer cohorts.

Current pricing reflects recent transaction patterns within the Yishun catchment, where psf valuations have stabilised following earlier cycles of depreciation and recovery. Buyers should conduct comparative analysis across recent sales data for similar unit types, lease durations, and floor levels to contextualise individual asking prices and negotiate intelligently.

Future Considerations and Estate Evolution

Yishun's long-established status provides predictability regarding future supply additions and infrastructure investments. Whilst the estate has limited vacant land for new residential development, planned transit improvements and refresh initiatives by the Housing and Development Board may enhance amenity value and support capital stability over extended holding periods. The North-South Line's continued role as a primary arterial transport spine reinforces the estate's strategic importance within Singapore's urban fabric.

Investors and owner-occupiers should factor in lease decay considerations inherent to leasehold HDB ownership. As units approach their final decades, resale marketability narrows progressively, and financing availability diminishes. However, the current lease duration of available units at 109 Yishun Ring Road should provide comfort to medium-term holders (5–15 year horizons), with adequate runway before significant capital value erosion.

Summary

109 Yishun Ring Road exemplifies the enduring appeal of mature HDB estates positioned within Singapore's well-established transport corridors. The development caters to diverse buyer profiles—from first-time purchasers seeking affordable entry, to investors evaluating rental yield potential, to upgraders valuing connectivity and stability. The compact unit sizing, established neighbourhood character, and proximity to NS13 Yishun MRT Station combine to sustain demand across property cycles, positioning the development as a considered choice within the broader northern Singapore residential landscape.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at 109 Yishun Ring Road?

Rental yields for compact HDB flats in Yishun typically range between 3% and 4.5% gross per annum, depending on prevailing rental rates, purchase price, and market conditions. The strong transport connectivity via NS13 Yishun MRT Station historically underpins consistent demand from tenants, particularly young professionals and transient expatriates. However, actual yield realisation depends on factors including unit condition, floor level, facing direction, and tenant retention—investors should factor in potential void periods and modest maintenance costs. Conservative financial modelling suggests yields trending towards the lower end of this spectrum for units purchased at peak market rates.

How does the psf pricing at 109 Yishun Ring Road compare to recent Yishun HDB resale transactions?

Recent Yishun HDB resale transactions for compact flats have generally transacted in a range reflecting lease duration, unit condition, and floor positioning—with psf values stabilising after earlier depreciation cycles. Properties fronting internal ring roads like 109 Yishun Ring Road typically command slight premiums relative to those on busier thoroughfares, attributable to environmental quietness and social amenity perception. Prospective buyers should examine at least five comparable transactions from the past two to three months, adjusting for lease length and floor level, to contextualise asking prices and identify fair value entry points. Current market data suggests relatively tight spreads across similar unit types, indicating an efficient micromarket with limited arbitrage opportunities.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen purchasing a second residential property at this development?

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty at 20% on the purchase price, significantly elevating total acquisition costs. For a unit purchased at S$450,000, for example, ABSD would amount to S$90,000—a material consideration in investment return calculations. This duty applies regardless of whether the property is intended for owner-occupation or rental; only first residential properties and non-citizen purchases escape this charge. Investors evaluating 109 Yishun Ring Road as a portfolio addition should incorporate the 20% ABSD into their total cost of investment and adjust yield projections accordingly, recognising that the increased capital outlay reduces net returns unless offset by price appreciation or rental growth.

What lease decay risks should leasehold buyers at 109 Yishun Ring Road consider regarding long-term resale value?

HDB leasehold flats experience gradual capital value erosion as lease duration shortens, with most pronounced depreciation occurring once leases fall below 80 years remaining. For units at 109 Yishun Ring Road with standard HDB lease tenures, current holders purchasing today with remaining leases in the 70–99 year range should experience stable values over 5–15 year investment horizons, after which lease decay accelerates. Financing institutions progressively tighten loan-to-value ratios as leases shorten, constraining the pool of potential buyers and ultimately curtailing resale marketability. Owner-occupiers should plan for eventual en bloc redevelopment opportunities or acceptance of capital loss in later years; investors must account for this depreciation trajectory when calculating long-term returns and determining appropriate holding periods.

How does proximity to Yishun MRT Station (NS13) influence demand and capital appreciation potential?

Proximity to major transport interchanges such as NS13 Yishun MRT Station is one of the strongest drivers of sustained demand and capital resilience in Singapore's HDB market. The 1.14-kilometre distance and 14-minute walk time position 109 Yishun Ring Road within the optimal accessibility zone, attracting both owner-occupiers seeking employment accessibility and investors targeting high-turnover rental markets. The North-South Line's continuous role as a primary north-south arterial reinforces Yishun's strategic importance, mitigating the risk of transport infrastructure obsolescence. Historical transaction data demonstrates that properties within 1–1.5 km of major MRT stations experience more stable capital appreciation and lower volatility during downcycles compared to peripheral locations; however, this advantage is partially capitalised into current asking prices, limiting future upside relative to improving estates.

Is 109 Yishun Ring Road suitable for different buyer profiles—HNW individuals, upgraders, first-timers, and investors?

The development serves distinct buyer cohorts with varying objectives. First-time buyers benefit from affordable entry pricing, CPF housing grants eligibility, and established estate maturity; however, the compact 150 sqft footprint may constrain families planning children. Upgraders seeking to downsize from landed property or larger HDB flats find value in simplified maintenance and transaction costs, though the size limitation warrants careful household composition assessment. Investors targeting rental yield appreciate the consistent demand from young professionals and transient populations, combined with manageable capital outlay enabling portfolio diversification. High-net-worth individuals typically bypass this development in favour of larger units, better addresses, or non-HDB residential classes; however, institutional investors may view the low acquisition cost and stable tenant profile as attractive for portfolio diversification. Each buyer profile should prioritise different evaluation criteria—first-timers on affordability and loan eligibility, upgraders on size adequacy and lifestyle fit, investors on yield potential and capital growth, and HNW individuals on alternative asset opportunities.

What TDSR headroom and financing feasibility exist for typical purchasers at current 109 Yishun Ring Road price points?

Total Debt Service Ratio (TDSR) limits cap monthly debt servicing at 55% of gross household income for most borrowers; at typical HDB prices around S$450,000–S$500,000, monthly loan servicing commonly ranges from S$2,200–S$2,500 depending on tenure and interest rates. First-time buyers with household incomes of S$5,000–S$6,000 monthly typically retain adequate TDSR headroom, though those with existing car loans, personal credit facilities, or student debt may find limited flexibility. CPF housing grant eligibility substantially improves affordability for qualifying first-timers, effectively reducing cash outlay and loan quantum. Investors purchasing with full cash or bridging facilities face different constraints—primarily liquidity and alternative capital deployment opportunities. Current interest rate environments have tightened TDSR calculations compared to earlier low-rate cycles; prospective buyers should stress-test loan serviceability against interest rate scenarios rising 1.5–2.0% above current rates to assess sustainability over a 30-year tenure.

How does 109 Yishun Ring Road compare to competing HDB developments in the surrounding Yishun catchment?

Yishun's established HDB estate comprises multiple precincts and sub-clusters, each with distinct characteristics regarding age, floor levels, facing direction, and architectural design. 109 Yishun Ring Road's positioning along an internal ring road offers quieter residential ambience compared to units fronting Yishun Avenue or other primary arterials, typically justifying modest price premiums. Competing developments in Yishun Central, Yishun North, and Yishun South exhibit varying lease duration profiles and unit size distributions; buyers should evaluate comparable properties across multiple precincts to identify relative value. Recent transaction data shows price divergence between blocks with superior finishes, lower-floor units offering family-friendly ground-level access, and those with views or corner positioning. The 150 sqft footprint places units at 109 Yishun Ring Road in direct competition with similarly-sized flats across Yishun; larger units command proportional premiums whilst smaller studio-equivalents trade at discounts, reflecting clear market segmentation.

Which unit stack or floor level at 109 Yishun Ring Road typically offers the best value for money?

HDB unit value exhibits clear stratification by floor level, with ground and lower-intermediate levels (typically floors 1–4) commanding modest premiums attributable to family accessibility, reduced staircase fatigue, and reduced risk exposure to lift breakdowns. Mid-range floors (5–20) often represent optimal value, offering escape from ground-level noise and street-level privacy concerns whilst retaining psychological proximity and reasonable lift waiting times. Higher floors generally trade at discounts relative to mid-range levels, as the 150 sqft footprint limits view appreciation benefits and higher-floor residents often comprise older demographics with reduced lift tolerance or accessibility concerns. Corner or end units provide marginally better natural light and ventilation versus internal blocks, typically warranting 2–4% price premiums. Investors should prioritise mid-range floors facing quieter aspects (away from the ring road and common areas) and internal blocks to optimise rental yield relative to capital outlay; owner-occupiers may justify small premiums for ground access or superior natural light according to personal preference.

What future supply pipeline and district-level development plans might affect 109 Yishun Ring Road's long-term value trajectory?

Yishun's mature estate status means limited vacant land remains for substantial new HDB residential supply; however, the Housing and Development Board continues targeted estate refresh initiatives including facade upgrades, common area improvements, and enhanced recreational facilities—typically supporting capital value stability and demand resilience. The North-South Line's ongoing role as Singapore's primary north-south transport spine ensures continued strategic importance and transit-oriented development potential along the corridor. Emerging developments in adjacent precincts (Ang Mo Kio, Sembawang) may fragment demand from some buyer cohorts, though Yishun's established maturity, transport centrality, and competitive pricing typically sustain market share. Longer-term planning documents indicate potential enhanced connectivity via future MRT extensions or bus rapid transit improvements, which could elevate peripheral Yishun precincts. Investors should monitor Housing and Development Board policy announcements and urban renewal initiatives within Yishun, as these factors will incrementally influence resale appeal and capital appreciation potential over 10–20 year horizons. The estate's low-density peripheral zones and established character suggest limited high-rise intensification threats, reducing depreciation risk from neighbourhood change.

109 Yishun Ring Road — From S$900