Type

Units

Min Area

Price Range

2 BR

797 sqft

S$438K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$438K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$87,600 on this acquisition.
Located 16 min (1.32 km) from NS12 Canberra 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.

117 Yishun Ring Road: Established HDB Living in a Mature Yishun Neighbourhood

117 Yishun Ring Road stands as part of Singapore's extensive public housing landscape, offering practical residential solutions within one of the island's longest-established suburban districts. Located in Yishun, this HDB development provides a blend of accessibility, community infrastructure, and straightforward urban living that appeals to a diverse range of buyer profiles.

The development comprises multiple units across different bedroom configurations, with two-bedroom flats available from S$438,000 and larger options suited to growing families and upgraders. Each unit typically ranges around 797 square feet, a practical size that maximises internal space whilst maintaining manageable utility costs and maintenance demands. The combination of bedroom and bathroom count makes these units versatile for both owner-occupiers seeking their own home and investors positioning for rental income.

Location and Transport Connectivity

Situated on Yishun Ring Road, the development benefits from its positioning within one of Singapore's most established public housing precincts. The nearest MRT station, Canberra on the North-South Line (NS12), lies approximately 1.32 kilometres away—a journey of roughly 16 minutes on foot or a short bus ride. This distance, whilst not immediate, remains well within acceptable walking range for commuters, particularly those using feeder bus services that connect directly to the MRT interchange.

The North-South Line itself provides comprehensive connectivity across Singapore, linking Yishun directly to the central business district, eastern residential zones, and southern transport hubs. For residents working in central Singapore, the commute is straightforward; for those employed in the north-east or east, alternative routes via bus networks remain convenient. The mature transport infrastructure surrounding Yishun also includes multiple bus routes serving the area, enhancing flexibility for daily travel patterns.

Neighbourhood Character and Amenities

Yishun has matured over several decades into a fully-fledged residential district with comprehensive community facilities. Schools, retail centres, medical clinics, hawker centres, and recreational spaces are well-established throughout the neighbourhood, reflecting the infrastructure investments that have characterised this part of Singapore's development. Residents of 117 Yishun Ring Road enjoy proximity to these everyday amenities without needing to travel far from their doorstep.

The area surrounding the development supports a balanced lifestyle combining convenience with community cohesion. Young families benefit from nearby educational institutions spanning primary and secondary levels, whilst working professionals and retirees alike appreciate the accessibility of dining options, supermarkets, and healthcare services. The maturity of Yishun's infrastructure also means that maintenance standards and public facilities tend to be consistent and reliable.

HDB Lease Tenure and Resale Considerations

As an HDB flat, 117 Yishun Ring Road is structured under Singapore's public housing lease system. The remaining tenure of individual units will influence both resale value and the timeframe during which a property remains financeable through standard mortgage products. HDB leases typically span 99 years from the date of first allocation, with resale transactions becoming progressively affected as the lease term contracts below 80 years.

Prospective buyers should carefully assess the specific lease remaining on their chosen unit, as this directly impacts capital appreciation potential and future marketability. Units with longer remaining terms command stronger resale demand and hold value more robustly over extended ownership periods. Financial institutions also take lease tenure into account when determining loan-to-value ratios, meaning shorter-lease units may face stricter financing conditions.

Investment Potential and Rental Yield

For investors considering 117 Yishun Ring Road as part of a property portfolio, the development's location within a mature, densely populated neighbourhood supports consistent rental demand. Two-bedroom HDB flats in Yishun typically attract a mix of young professionals, small families, and upgraders—tenant profiles that provide stable occupancy rates and manageable turnover cycles. Estimated gross rental yields for HDB flats in this area typically range between 3 and 4% per annum, dependent on unit condition, exact location within the block, and prevailing market rental rates.

The rental market for HDB accommodation in Yishun remains resilient due to the neighbourhood's established transport links, affordable positioning, and comprehensive amenities. Investors should note that HDB lease tenure also influences rental appeal; longer-lease units command higher rents and attract less price-conscious tenants. Over time, as the development's collective lease contracts, investor yields may compress unless capital values appreciate sufficiently to offset lease decay.

Buyer Profiles and Suitability

117 Yishun Ring Road serves multiple buyer categories effectively. First-time purchasers benefit from the lower entry price compared to private residential markets, enabling them to build equity and experience property ownership within a supportive HDB framework. Upgraders moving from smaller flats to larger family homes find the available configurations meet their changing household requirements. Investors seeking stable, long-term rental income view Yishun's established character and consistent demand favourably.

High-net-worth individuals occasionally acquire HDB flats as portfolio diversification or for immediate-family occupancy; however, the public housing system prioritises owner-occupation and imposes resale restrictions, making such acquisitions less common in this segment. The straightforward nature of HDB ownership—including transparent pricing, standardised financing, and predictable lease structures—appeals to practical, long-term investors rather than those seeking rapid capital appreciation or speculative returns.

Financing and TDSR Implications

At the prevailing price range from S$438,000, most qualifying Singapore citizens can access HDB loans at competitive rates, with loan tenure extending up to 25 years depending on age and income profile. The Total Debt Servicing Ratio (TDSR) threshold of 60% for HDB borrowing remains comfortably achievable for buyers with stable employment and moderate existing obligations. A property at the lower end of the development's price range typically requires a monthly servicing commitment of S$1,800–S$2,200, manageable for households with combined monthly income above S$4,500.

Buyers planning to purchase 117 Yishun Ring Road as a second residential property must account for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% for Singapore Citizens acquiring a second property. This stamp duty obligation significantly increases total acquisition costs and should be factored into financing headroom calculations. First-time buyers and those purchasing as their only residential property avoid ABSD entirely, a considerable advantage that lowers total entry cost by approximately S$87,600 on a S$438,000 acquisition.

Comparison with Nearby HDB Developments

Yishun hosts several other HDB blocks and nearby developments offering similar configurations and price points. Recent transactions in adjacent blocks along Yishun Ring Road and neighbouring roads typically range between S$420,000 and S$480,000 for two-bedroom units, placing 117 Yishun Ring Road squarely within the local market range. The precise per-square-foot pricing—currently around S$550 per sqft for this development—remains competitive relative to comparable HDB estates in the north-central region.

Differentiators among nearby developments often centre on block condition, renovation history, floor level, and exact proximity to amenities or MRT. Buyers should evaluate 117 Yishun Ring Road against neighbouring options to identify specific advantages, such as better-sited blocks, improved lift servicing, or advantageous unit orientations. The competitive landscape in Yishun ensures that motivated buyers have multiple options, placing pressure on individual developments to offer fair value.

Floor Level and Unit Stack Considerations

Within multi-storey HDB blocks, unit stack and floor level significantly influence both price and lifestyle appeal. Lower-floor units (typically levels 1–3) tend to command slight discounts due to perceived noise, security, and reduced privacy compared to higher levels, though they offer benefits including shorter lift waiting times and reduced fire-escape distance. Mid-range levels (4–20) balance accessibility with privacy and tend to achieve strong resale performance. Top floors generally command premiums for natural light, views, and reduced neighbour overhead, though such units may suffer slightly higher temperature fluctuations.

Investors and owner-occupiers alike should assess their preferred unit stack at 117 Yishun Ring Road based on personal priorities. For families with young children or elderly residents, mid-level units near the centre of the block often represent optimal compromise between convenience and comfort. Investors maximising rental appeal typically prefer mid-range to upper-mid-range levels, as these configurations attract a broader tenant base willing to pay stable rents.

Future Development and Supply Trends in Yishun

Yishun's development trajectory has largely stabilised, with the district now characterised as mature and substantially built-out. Future supply growth in this precinct will remain limited, as the vast majority of suitable land has been developed over preceding decades. This supply constraint supports long-term price stability and appreciation prospects for existing HDB stock, as new entrants to the market have limited alternatives beyond resale transactions.

The north-central region, encompassing Yishun and adjacent districts, is experiencing gradual intensification rather than expansion—including modest MRT enhancements, retail refreshes, and incremental housing options. Such evolution typically sustains property values without triggering oversupply dynamics that would suppress appreciation. Buyers of 117 Yishun Ring Road can reasonably expect the neighbourhood to maintain its established character, with improvements occurring at a measured pace rather than transformative change.

Conclusion

117 Yishun Ring Road offers a compelling option for buyers seeking straightforward, affordable housing within an established Singapore neighbourhood. Whether pursuing owner-occupation, family upgrading, or investment income, the development delivers practical value within a mature urban setting. The combination of manageable pricing, accessible transport connectivity, comprehensive local amenities, and stable rental demand supports both current living requirements and long-term capital preservation.

Frequently Asked Questions

What is the estimated gross rental yield for two-bedroom units at 117 Yishun Ring Road?

Gross rental yields for two-bedroom HDB flats at 117 Yishun Ring Road typically range between 3 and 4 per cent per annum, depending on the exact unit configuration, remaining lease tenure, and prevailing market rental rates in Yishun. A unit priced at S$438,000 would generate approximately S$13,140–S$17,520 annually in rental income under steady-state occupancy, translating to a monthly rental of S$1,095–S$1,460 for two-bedroom configurations. The yield is supported by consistent tenant demand from young professionals, small families, and upgraders attracted to Yishun's mature infrastructure, affordable pricing, and established transport connectivity to employment centres across Singapore.

How does the price per square foot at 117 Yishun Ring Road compare to recent transactions in the same area?

117 Yishun Ring Road is currently trading at approximately S$550 per square foot for two-bedroom units at the S$438,000 price point, positioning it competitively within the local Yishun HDB market. Recent comparable transactions in adjacent blocks along Yishun Ring Road and neighbouring developments typically range between S$540 and S$570 per square foot for similar two-bedroom configurations, depending on unit condition, renovation history, and floor level. This pricing reflects the established nature of the Yishun precinct, where HDB supply is limited and rental demand remains stable; units with longer remaining lease tenure command slightly higher per-sqft valuations, whilst those with lease decay below 80 years may trade at modest discounts.

What is the Additional Buyer's Stamp Duty impact for second-property purchasers at 117 Yishun Ring Road?

Singapore Citizens purchasing 117 Yishun Ring Road as a second residential property must pay Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. On a S$438,000 acquisition, ABSD liability totals approximately S$87,600, significantly increasing total acquisition costs and reducing available financing headroom. First-time buyers purchasing this as their first residential property incur no ABSD, a considerable advantage; however, second-property investors must incorporate this 20% duty into their financial modelling and ensure loan-to-value calculations account for the additional capital requirement. The ABSD burden materially impacts investment returns, as it compounds the effective purchase cost and lengthens the payback period before gross rental yields translate into genuine net profit.

How does lease decay affect resale value and marketability at 117 Yishun Ring Road?

Lease tenure critically influences both resale value and long-term marketability for HDB flats at 117 Yishun Ring Road. Units with remaining leases above 80 years command full market value and access standard financing across all major banks; however, as lease contracts below 80 years, resale values typically decline and financial institutions impose stricter loan-to-value conditions. A unit with only 50 years remaining lease may trade at a 15–20% discount to comparable long-lease stock, as both owner-occupiers and investors face reduced financing options and diminished capital appreciation prospects. Over a 30-year ownership period, lease decay compounds progressively, meaning early purchasers benefit significantly from longer initial tenures and stronger capital preservation.

How does proximity to Canberra MRT Station affect demand and capital appreciation at 117 Yishun Ring Road?

The 1.32-kilometre distance to Canberra MRT Station (NS12) positions 117 Yishun Ring Road within an established, accessible commuter zone that supports consistent demand and steady capital appreciation. The 16-minute walk or short bus ride to the station places the development well within acceptable commute parameters for working professionals and families, particularly those connecting to central business district employment or eastern zone destinations. The North-South Line itself provides direct connectivity to major employment hubs, enhancing rental appeal and owner-occupier demand; developments within this accessibility envelope typically appreciate at rates matching broader HDB market trends, approximately 2–3% per annum. The established nature of Canberra Station—with mature feeder bus networks and predictable commute times—provides stability, whereas newer MRT stations might attract speculative demand that creates volatility.

Which buyer profiles find 117 Yishun Ring Road most suitable, and why?

117 Yishun Ring Road appeals primarily to first-time buyers seeking affordable entry into property ownership with transparent HDB financing terms and predictable lease structures. Upgraders moving from smaller flats to accommodate growing families benefit from the available two-bedroom and larger configurations at prices substantially below private residential markets. Investors view the development favourably due to Yishun's mature neighbourhood character, consistent tenant demand from young professionals and families, and stable rental yields; however, HDB ownership restrictions limit the appeal to high-net-worth individuals seeking speculative gains or portfolio diversification. Owner-occupiers prioritising affordability, established amenities, and long-term stability find 117 Yishun Ring Road well-suited, whereas buyers seeking rapid capital appreciation or exclusive lifestyle amenities would find more compelling alternatives in private residential developments.

What TDSR headroom exists for typical buyers at 117 Yishun Ring Road's current price range?

A purchase at S$438,000 typically requires monthly loan servicing of S$1,800–S$2,200 over a 25-year HDB mortgage term, assuming standard interest rates around 2.6–2.8% per annum. The HDB TDSR threshold of 60% allows buyers with combined household monthly income above S$4,500 to comfortably accommodate this servicing cost whilst maintaining headroom for existing obligations. A household with S$5,000 monthly income can service the loan at under 44% TDSR, leaving approximately S$660 monthly capacity for car loans, credit facilities, or other commitments. Second-property buyers must also budget for ABSD at 20% (approximately S$87,600) and stamp duty costs; most require household income above S$6,000 monthly to safely manage both the ABSD capital outlay and the ongoing mortgage servicing without straining cash flow.

How does 117 Yishun Ring Road compare in value to competing HDB developments in the surrounding area?

117 Yishun Ring Road competes directly with adjacent HDB blocks along Yishun Ring Road and nearby developments such as Yishun Park and other north-central precincts, where recent two-bedroom transactions range between S$420,000 and S$480,000. At S$438,000, the development positions itself mid-range within this competitive set, offering fair value for units in reasonable condition with standard lease tenure. Price differentiation amongst competing blocks typically reflects block age, recent renovation history, unit floor level, orientation, and proximity to specific amenities or MRT; a careful buyer evaluating 117 Yishun Ring Road should inspect comparable units in adjacent blocks to confirm whether specific units command fair value relative to recent transactions. The competitive landscape in Yishun ensures efficient pricing, with arbitrage opportunities typically appearing only for units requiring significant renovation or possessing unusual lease constraints.

Which floor levels or unit stacks at 117 Yishun Ring Road offer the best value proposition?

Mid-range floor levels (typically 7–20) at 117 Yishun Ring Road typically offer the strongest value proposition for both owner-occupiers and investors, balancing accessibility with privacy and commanding consistent resale demand. Lower-floor units (1–3) trade at modest discounts of 2–4% due to perceived noise and security concerns, making them attractive for investors targeting maximum yield; however, they appeal less to owner-occupiers and families. Top-floor units command premiums of 3–6% for enhanced natural light, views, and reduced overhead noise, appealing to owner-occupiers willing to pay for lifestyle benefits. For investors maximising rental appeal, mid-range levels attract the broadest tenant base and command stable rents; for owner-occupiers with families, levels 8–15 offer optimal balance between convenience and comfort, with reduced lift waiting times and avoided top-floor temperature fluctuations.

What future supply dynamics and appreciation prospects exist for HDB properties in Yishun?

Yishun is now a substantially built-out mature neighbourhood with limited remaining undeveloped land, meaning future supply growth will remain constrained compared to earlier decades. This supply scarcity supports long-term price stability and gradual appreciation, as new market entrants have minimal greenfield alternatives and must compete for resale stock. The north-central region—including Yishun and adjacent districts—is experiencing incremental intensification rather than transformative expansion; modest improvements include potential MRT enhancements, retail refreshes, and community facility upgrades that sustain demand without triggering oversupply. Buyers of 117 Yishun Ring Road can reasonably expect 2–3% annual appreciation aligned with broader HDB market trends, without the dramatic appreciation spikes that characterise newly developed areas or the depreciation risks facing ageing neighbourhoods facing clearance or major redevelopment.

Hdb Flat At 117 Yishun Ring Road — From S$438K