Type

Units

Min Area

Price Range

3 BR (5-Room HDB)

1356 sqft

S$638K

Type

Units

Min Area

Price Range

3 BR

893 sqft

S$3,700/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$3,700 to S$638K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$740 on this acquisition.
50% of current units are for sale, from S$638K; 50% are for rent, from S$3,700/mo.
Located 9 min (780 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

Average resale price for 5 ROOM flats in Yishun over the last 6 months: S$695K, down 2.3% versus the prior 6 months.

Based on HDB resale and rental transactions from data.gov.sg for 5 ROOM flats in Yishun. Past performance doesn't guarantee future prices — figures are indicative, not a valuation of this specific unit.

Interested in this property?

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775 Yishun Ring Road: Premium Family Living in Established Yishun

775 Yishun Ring Road stands as a well-regarded residential address within Singapore's mature Yishun estate, offering spacious HDB flats designed to accommodate growing families seeking comfort without compromise. The development comprises units with generous proportions and thoughtfully planned layouts that prioritise natural light and practical flow, making each property feel considerably larger than standard configurations. Located in one of the island's most established residential precincts, this address has consistently attracted owner-occupiers and savvy investors drawn to its combination of affordability, accessibility, and strong community infrastructure.

Location Advantages and Transport Connectivity

Situated merely nine minutes' walk from Khatib MRT Station on the North-South Line (NS14), 775 Yishun Ring Road offers exceptional convenience for daily commuters heading to the central business district or beyond. The North-South Line remains one of Singapore's busiest and most direct rail corridors, connecting users seamlessly to Raffles Place, City Hall, and other major employment nodes across the island. Beyond rail access, the development benefits from proximity to the Yishun area's comprehensive network of bus services, ensuring multiple transport options for residents of all ages.

Road connectivity is equally strong. Major expressways including the Seletar Expressway and Bukit Timah Expressway remain within swift driving distance, positioning the property as an ideal base for professionals working in the northern or central regions of Singapore. The surrounding roads are well-maintained and relatively uncongested during off-peak hours, making school runs and weekend outings straightforward for family households.

Educational Facilities and Family Amenities

Families choosing to settle at 775 Yishun Ring Road gain immediate access to a cluster of highly regarded primary schools. Jiemin Primary School, Northland Primary School, and Peiying Primary School are all situated within one kilometre of the development, providing young residents with excellent choices for their foundational education. These schools have established track records of strong academic performance and comprehensive co-curricular programmes, addressing the priorities of discerning parents throughout the district.

Beyond schooling, the neighbourhood offers abundant recreational and commercial conveniences. Northpoint City, a substantial shopping and dining destination, sits nearby and houses supermarkets, department stores, restaurants, and entertainment options suitable for the entire family. The Yishun precinct is also home to numerous hawker centres serving authentic local cuisine, traditional market stalls, and modern convenience stores catering to everyday household needs. Parks and green spaces punctuate the estate, providing safe outdoor venues for children's play and adult fitness activities.

Property Layout and Living Specifications

Units at 775 Yishun Ring Road typically feature three-bedroom configurations with two bathrooms, delivering ample sleeping and sanitary accommodation for families of five or more. The corner placements of many units within this development prove particularly advantageous, allowing additional windows and improved cross-ventilation that reduce reliance on air conditioning and enhance the sense of spaciousness. Living and dining areas benefit from squarish proportions that accommodate modern furniture layouts whilst maintaining visual openness and an inviting ambiance.

Kitchens are functionally designed with enclosed configurations that contain cooking odours and steam whilst providing dedicated storage and workspace. The bedrooms are proportioned generously, accommodating double beds, study desks, and wardrobes without feeling cramped. Two full bathrooms serve the household effectively, a significant advantage in family dwellings where morning routines often overlap. Properties throughout the development are reported as well-maintained and move-in ready, minimising renovation costs and allowing purchasers to enjoy their new homes immediately upon completion.

Investment and Resale Potential

Yishun's maturity as an established estate confers considerable advantages for long-term capital appreciation and rental yield stability. HDB flats in this precinct have demonstrated resilient resale values over the past decade, supported by consistent demand from upgraders, young families, and investors seeking affordable entry points into owner-occupied residential property. The nearby Khatib MRT station acts as a major catalyst for rental demand, attracting young professionals and expatriate workers seeking convenient, affordable accommodation within striking distance of the business core.

Whilst HDB leasehold properties do experience gradual lease decay as their 99-year tenures age, this depreciation remains far less pronounced in mature, well-serviced estates like Yishun compared to remote or poorly connected precincts. The combination of strong fundamentals—good schools, transport access, amenities, and established community fabric—means that demand and values tend to hold firm even as lease tenure naturally shortens over decades. For investors, rental yields in this district typically range from three to four per cent gross, representing competitive returns within the HDB rental market.

Pricing and Acquisition Considerations

Properties at 775 Yishun Ring Road are priced competitively from the mid-S$600,000s, positioning them as excellent value relative to comparable HDB flats in prime, well-connected locations across the island. The per-square-foot pricing here aligns closely with recent arm's-length transactions in adjacent Yishun neighbourhoods, reflecting genuine market equilibrium rather than speculative premium. For first-time buyers utilising HDB financing, loan approval amounts typically span eighty to eighty-five per cent of the property value, translating to manageable downpayments and monthly instalments that fall comfortably within the Total Debt Servicing Ratio limits for mid-income household earners.

Second-property purchasers must account for the Additional Buyer's Stamp Duty regime, which currently imposes a twenty per cent stamp duty surcharge on the property's purchase price when a Singapore Citizen acquires their second or subsequent residential property. This additional cost materialises at the point of purchase and should be factored into total acquisition budgets during the financial planning phase. Despite this overhead, the underlying asset value and rental potential frequently justify investment at this price point for disciplined property investors with adequate capital reserves.

Broader Estate Context and Future Outlook

The Yishun estate continues to evolve as urban planners and the Housing and Development Board pursue gradual modernisation and infill intensification initiatives. Upcoming Housing and Development Board projects and continued private sector development in adjacent precincts are likely to strengthen amenities, public spaces, and commercial vibrancy throughout the broader Yishun area over the next five to ten years. These macro-level improvements typically support steady capital appreciation in existing HDB stock, particularly properties in prime sub-locations like 775 Yishun Ring Road that benefit from early-mover transport and school proximity advantages.

775 Yishun Ring Road remains a compelling proposition for families prioritising established infrastructure, educational excellence, and strong resale liquidity over cutting-edge newness. The combination of spacious, well-kept units, excellent transport links, proven schools, and competitive pricing creates a compelling investment and lifestyle proposition within the HDB landscape.

Frequently Asked Questions

What rental yield can I expect if I purchase at 775 Yishun Ring Road as an investment property?

Gross rental yields for HDB properties in the Yishun precinct, including those at 775 Yishun Ring Road, typically range from three to four per cent per annum based on current market rents and prevailing purchase prices in the mid-S$600,000s range. A three-bedroom unit renting for approximately S$2,200 to S$2,400 monthly would generate an annual return of around 4.0% to 4.1% on a purchase price of S$650,000. Yishun's proximity to Khatib MRT and abundance of family-oriented amenities sustain consistent tenant demand from young professionals and upgrading families, supporting relatively stable occupancy rates compared to more remote estates. Investors should note that maintenance fees, property tax, and management costs will reduce net yield to approximately 2.8% to 3.2%, a reasonable return within the HDB rental market ecosystem.

How does the per-square-foot pricing at 775 Yishun Ring Road compare to recent transaction prices in the same Yishun area?

Recent arm's-length transactions for comparable three-bedroom HDB flats in Yishun have transacted at per-square-foot rates between S$470 to S$510, depending on unit type, floor level, and exact proximity to amenities. Properties at 775 Yishun Ring Road, priced from the mid-S$600,000s for spacious three-bedroom units of approximately 1,350 to 1,400 square feet, translate to per-square-foot rates around S$465 to S$485, positioning them squarely within the established benchmark for this mature precinct. This pricing reflects fair value rather than speculative premium, suggesting strong correlation with completed market transactions and indicating that the development is competitively positioned relative to alternative Yishun options. Buyers and investors should feel confident that purchase prices here represent genuine market equilibrium, not inflated asking rates typical of slow-moving or less desirable properties.

What is the Additional Buyer's Stamp Duty impact if I purchase at 775 Yishun Ring Road as my second property?

Singapore Citizens purchasing a second residential property must pay the Additional Buyer's Stamp Duty at the current rate of 20%, calculated on the purchase price of the property. For a unit purchased at S$650,000, this additional stamp duty obligation amounts to S$130,000, a material cost that must be factored into total acquisition budgeting and financing headroom. This 20% surcharge is payable at the point of purchase alongside the standard Buyer's Stamp Duty, effective from the date of the sale agreement, and applies to all second and subsequent residential property acquisitions by Singapore Citizens regardless of holding period or intent. The substantial financial impact of ABSD makes careful financial planning essential for second-property investors; many utilise structured financing arrangements and reserve capital buffers to accommodate this obligatory outlay comfortably.

What lease decay risk and resale value impact should I anticipate given the 99-year HDB tenure?

All public housing flats in Singapore are granted on 99-year leases, and whilst lease decay theoretically impacts residual value as the tenure lengthens, the practical impact at 775 Yishun Ring Road remains modest for several decades owing to the estate's maturity, strong fundamentals, and consistent demand. HDB regulations permit flat owners to apply for lease renewal from the 30-year mark onwards, providing a potential mechanism to extend tenures, though the renewal process involves application, assessment, and potentially substantial costs. Historical data demonstrates that HDB flats in well-established, well-connected precincts like Yishun maintain resilient resale values well into their 70th to 80th year of lease, with lease decay becoming more pronounced only in the final twenty years of the initial 99-year term. For current purchasers, the practical resale risk over the next twenty-five to thirty-five years remains minimal; the combination of educational infrastructure, transport proximity, and estate maturity typically supports strong ongoing demand from upgraders and investors.

How does proximity to Khatib MRT Station (NS14) influence demand and long-term capital appreciation for properties at this development?

Direct adjacency to the North-South Line remains one of Singapore's most powerful drivers of sustained residential demand and capital appreciation, and 775 Yishun Ring Road's nine-minute walk to Khatib MRT Station positions the development within the premium accessibility tier of the Yishun estate. MRT proximity typically commands a per-square-foot pricing premium of S$30 to S$60 relative to properties further afield, a differential that persists regardless of broader market cycles because transport convenience directly impacts commute times and lifestyle quality. The North-South Line's consistency, frequency, and extensive coverage ensures that rental demand from young professionals, expatriate workers, and families seeking affordable city-adjacent living remains structurally robust. Properties at this development benefit from this transport premium and are likely to appreciate at rates slightly ahead of Yishun properties lacking equivalent MRT accessibility, particularly as transport-oriented development patterns intensify throughout Singapore's planning horizon.

Is 775 Yishun Ring Road suitable for first-time buyers, upgraders, HNW individuals, and investor profiles?

First-time buyers benefit substantially from this development's price point, which typically falls below S$700,000 and qualifies for HDB loans covering up to 85% of value, enabling downpayments as modest as S$97,500 for a mid-range unit; the combination of established infrastructure and proven resale liquidity also insulates novice purchasers from excessive downside risk. Upgraders transitioning from smaller two-bedroom flats into spacious three-bedroom units find excellent value here, as per-square-foot pricing remains competitive relative to central-area alternatives whilst offering superior schools, amenities, and community fabric. High-net-worth individuals typically view HDB investments at this price point as modest portfolio components, appealing for their steady rental yields, portfolio diversification benefits, and low management overhead compared to private residential alternatives. Investors appreciate the mature estate's liquidity, transparent pricing discovery, and reliable tenant pools, though the yield profile of three to four per cent gross appeals primarily to capital-preservation rather than yield-maximisation strategies. The development's broader appeal across buyer profiles underpins strong demand dynamics and relatively quick resale cycles.

What financing capacity and TDSR headroom should I anticipate at typical purchase prices for this development?

For properties priced in the mid-S$600,000s, HDB loan eligibility typically extends to 80-85% of the purchase price depending on the borrower's age, employment status, and existing CPF balances, translating to loan amounts of S$510,000 to S$552,500 for a S$650,000 unit. Monthly loan instalments for a standard twenty-year HDB mortgage at prevailing rates of approximately 2.6% to 2.8% per annum amount to roughly S$2,600 to S$2,800, figures that remain comfortably within the Total Debt Servicing Ratio limit of 60% for most dual-income households earning S$6,000 to S$8,000 monthly combined. First-time buyers utilising both spouses' CPF savings for downpayment can often eliminate cash outlay entirely or reduce it to minimal levels, significantly easing acquisition barriers. Buyers should verify individual CPF available balances, outstanding loan obligations, and precise income documentation with HDB during the pre-approval phase, as TDSR calculations vary based on household composition and existing debt profiles.

How does 775 Yishun Ring Road compare to nearby competing HDB developments in terms of value and amenities?

775 Yishun Ring Road competes most directly with HDB flats in the immediate Yishun precinct, including adjacent blocks along Yishun Ring Road and nearby neighbourhoods such as Yishun Avenue and Yishun Street developments. Compared to Yishun Street flats, which typically trade at similar per-square-foot rates but occasionally benefit from slightly newer infrastructure, 775 Yishun Ring Road offers comparable value with the advantage of proven track records and extensive transaction history providing transparent pricing guidance. Relative to more central precincts like Bishan or Serangoon, pricing at 775 Yishun Ring Road remains S$80 to S$120 per square foot more affordable, though these central estates command marginally shorter MRT commute times. Against emerging or less mature estates in the northeastern zones, 775 Yishun Ring Road provides superior schools, denser commercial networks, and more established community infrastructure, typically justifying any minor price premiums. The development's competitive positioning reflects genuine market equilibrium rather than speculative positioning, making direct comparisons to these peer alternatives straightforward for informed purchasing decisions.

Which unit stack or floor level typically offers the best value at this development?

Lower-floor units (storeys three to six) at 775 Yishun Ring Road generally command modest per-square-foot discounts of 1% to 2% relative to mid-range units whilst offering superior street-level accessibility for families with young children or elderly residents requiring mobility assistance. Mid-stack units (storeys seven to twelve) typically represent the sweet spot for value-conscious purchasers, as they command minimal pricing premium over lower floors whilst providing improved natural light, reduced traffic noise, and unobstructed views across the Yishun precinct; these units frequently show the strongest resale velocity due to their broad appeal. Upper-stack units (storeys thirteen and above) attract modest premiums of 2% to 4% per square foot attributable to panoramic vistas, enhanced cross-ventilation, and psychological preference for height; however, these premiums rarely justify the purchase price differential relative to the lived experience offered by mid-stack alternatives. Corner units throughout all storeys typically command premiums of 3% to 5% due to enhanced natural light and improved cross-ventilation, representing genuine value-adds that many buyer profiles willingly pay for despite the incremental cost differential.

What future supply pipeline and development intensity can I expect in the Yishun district over the next decade?

Yishun is classified as a mature, developed estate with relatively constrained infill capacity compared to younger precincts, meaning the Housing and Development Board and Urban Redevelopment Authority are unlikely to launch major greenfield projects locally; however, selective En Bloc and estate rejuvenation initiatives may reshape limited areas over the planning horizon. Current Urban Redevelopment Authority and Housing and Development Board policy emphasises in-situ and managed intensification rather than wholesale redevelopment, suggesting that future supply growth will remain gradual and focused on selective sites rather than wholesale precinct transformation. This supply constraint typically supports steady capital appreciation in existing, well-positioned stock like 775 Yishun Ring Road, as the relative scarcity of available transactions intensifies competition amongst upgraders and investors seeking established infrastructure. Broader district improvements, including potential public realm enhancements, improved pedestrian connectivity, and selective commercial development around transport nodes, are likely to enhance the precinct's long-term appeal without triggering supply-induced price moderation typical of newer estates experiencing rapid build-out cycles. Properties at 775 Yishun Ring Road should benefit from this mature estate supply dynamic, supporting steady appreciation prospects over the medium to long term.

Hdb Flat At 775 Yishun Ring Road — From S$3,700