Type

Units

Min Area

Price Range

3 BR

1550 sqft

S$880K

4 BR (Executive Apartment (HDB))

1582 sqft

S$829K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$829K to S$880K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$166K 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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159 Yung Ping Road: A Mature HDB Community in Jurong

159 Yung Ping Road stands as an established public housing development in the Jurong planning area, offering a blend of residential comfort and neighbourhood maturity that appeals to upgraders, families, and long-term investors alike. The development benefits from its strategic positioning adjacent to Jurong Lake Gardens, one of Singapore's flagship waterfront attractions, providing residents with recreational access and landscaped green space that enhances quality of life without requiring travel beyond the immediate vicinity.

Units at 159 Yung Ping Road range in configuration and size, with floor areas spanning approximately 1,582 sqft for larger family units. The development comprises flats that have been progressively renovated and maintained to contemporary standards, with many units presented in move-ready condition. This focus on upkeep reflects the maturity of the development and the commitment of the resident community to preserving asset values in an increasingly competitive HDB resale market.

Neighbourhood Connectivity and Amenities

The location provides exceptional convenience for families with school-age children. Nearby primary and secondary educational institutions are accessible within minutes, whilst the surrounding area hosts numerous childcare facilities catering to working parents. This concentration of educational amenities has historically supported stable demand and capital appreciation in the precinct.

Shopping and dining options are abundant in the immediate vicinity. Taman Jurong Shopping Centre and Superbowl Jurong provide comprehensive retail, food, and entertainment offerings, whilst neighbourhood markets and food courts serve daily convenience needs. This density of commercial activity ensures that residents enjoy urban-standard amenities without relocating to different districts.

Transportation and Connectivity

Although the development does not sit directly on an MRT line, its location in Jurong positions it within reasonable proximity to planned transport infrastructure improvements and established bus networks that connect to major transport hubs. The Jurong area has historically benefited from strong transport planning, and ongoing enhancements to the broader transport network continue to improve accessibility from this location.

Investment Consideration and Lease Tenure

Flats with lease commencement dates from 1996 offer approximately 73 years of remaining tenure, a factor that buyers should carefully evaluate when considering long-term investment potential. HDB lease decay becomes increasingly relevant for units below 70 years of remaining tenure, and prospective purchasers should factor this into their financial planning and resale timeline expectations.

Pricing at 159 Yung Ping Road reflects the maturity of the neighbourhood, the condition of units, and the remaining lease tenure. The development sits within a competitive band of HDB resale transactions across the Jurong district, offering value positioning for buyers prioritising location stability and established community infrastructure over newly launched developments.

Buyer Suitability and Financial Planning

First-time HDB buyers seeking an established neighbourhood with proven amenity infrastructure will find 159 Yung Ping Road an accessible entry point into home ownership. The development's maturity and neighbourhood density provide confidence in long-term stability, whilst proximity to schools and shopping aligns well with family-building priorities.

Upgraders transitioning from smaller units or relocating within the HDB sector will appreciate the larger floor areas and multi-bedroom configurations available throughout the development. The move-ready condition of many units reduces renovation costs and accelerates occupancy, appealing to those seeking immediate settlement.

Investors evaluating the development should consider the neighbourhood's resilience, the established tenant base, and the rental yield implications of lease decay as the property approaches 70 years of remaining tenure. The catchment area's combination of schools, shopping, and parks has historically supported consistent rental demand from families and young professionals.

Market Positioning and Comparison

The Jurong precinct encompasses multiple HDB estates spanning different vintages and tenure profiles. 159 Yung Ping Road competes within the mid-range pricing segment, offering value differentiation through its proximity to Jurong Lake Gardens and the concentration of neighbourhood amenities. Comparable estates in the immediate vicinity demonstrate similar price trajectories and tenure considerations, reinforcing the development's positioning as a stable mid-market holding within the broader HDB landscape.

Future Neighbourhood Evolution

Jurong continues to benefit from strategic urban planning initiatives aimed at enhancing the district's appeal as a residential and mixed-use destination. Ongoing commercial development, transport infrastructure improvements, and public space enhancements within the broader Jurong area provide positive long-term support for property values at 159 Yung Ping Road. Residents can expect continued maturation of neighbourhood amenities and potential further appreciation driven by broader district-level improvements.

Frequently Asked Questions

What is the estimated rental yield for units at 159 Yung Ping Road if purchased as an investment property?

Units at 159 Yung Ping Road, given their proximity to schools and shopping, typically command rental yields in the 2–3% range based on current Jurong HDB rental benchmarks and the development's established positioning. Rental demand remains consistent from families and young professionals attracted by the neighbourhood amenities and location. However, buyers should factor in the lease decay impact as units approach 70 years of remaining tenure; shorter-lease properties typically command lower rental yields and resale multiples, potentially compressing returns in the medium to long term.

How does the pricing per square foot at 159 Yung Ping Road compare to recent resale transactions in Jurong?

159 Yung Ping Road is positioned within the mid-market pricing band for Jurong HDB resales, with per-square-foot valuations reflecting the maturity of the estate, the condition of individual units, and the remaining lease tenure. Recent comparable transactions in neighbouring estates have demonstrated price per sqft ranging from approximately S$500–S$550, and 159 Yung Ping Road aligns competitively within this range depending on unit condition and floor level. Buyers should request recent sold comparables from their agent and adjust for unit-specific factors such as renovation standard, corner unit premium, and floor level before finalising offer pricing.

What are the Additional Buyer's Stamp Duty (ABSD) implications if I purchase a unit at 159 Yung Ping Road as my second property?

As a Singapore Citizen purchasing a second residential property, you are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a unit priced at S$828,888, ABSD would equate to approximately S$165,778, significantly increasing your total acquisition cost. This is in addition to standard buyer's stamp duty and legal fees. ABSD is non-refundable and should be carefully factored into your investment case and financing requirements when evaluating 159 Yung Ping Road as an investment or upgrade purchase.

What is the lease decay risk for units at 159 Yung Ping Road, and how does it affect resale value?

Units with lease commencement dates from 1996 currently carry approximately 73 years of remaining tenure. Whilst this remains acceptable for owner-occupancy, HDB lease decay becomes a critical factor as leases approach 70 years; below this threshold, financial institutions reduce loan-to-value ratios, buyers negotiate harder on pricing, and resale velocity typically slows. As 159 Yung Ping Road units continue to age, sellers should expect increasing resistance from owner-occupier buyers concerned about long-term tenure and potential future en-bloc or lease buyback scenarios. Investors must carefully model the timing of their exit strategy to avoid holding units in the 60–70 year lease band.

How does the absence of a direct MRT station affect demand and capital appreciation at 159 Yung Ping Road?

159 Yung Ping Road is not located directly on an MRT line, which moderates its appeal compared to MRT-adjacent developments but also historically positions it as a value play within the Jurong market. The development relies on established bus networks and the mature neighbourhood infrastructure to support demand, appealing more strongly to families and long-term residents who prioritise schools and shopping over commute convenience. Whilst lack of direct MRT access may suppress capital appreciation relative to station-proximate estates, the stable demand from the school-catchment and family-oriented demographic has historically supported consistent resale values and rental take-up.

Which buyer profiles are best suited to 159 Yung Ping Road, and why?

First-time HDB buyers seeking an established neighbourhood with proven amenity density will find 159 Yung Ping Road highly suitable; the maturity of the estate, concentration of schools, and shopping infrastructure provide confidence in long-term stability and neighbourhood quality without requiring investment in estate renewal. Upgraders transitioning from smaller flats will appreciate the larger floor areas and multi-bedroom configurations, combined with the move-ready condition of many units. Middle-income families prioritising proximity to schools and childcare over transport convenience will align well with the development's positioning. Investors should approach with caution given lease decay risk; the development is most suitable for those with shorter hold periods or those seeking rental yield in the near term before leases compress further.

What is the expected Total Debt Service Ratio (TDSR) headroom for buyers financing units at 159 Yung Ping Road?

For a typical unit priced at S$828,888, assuming an 80% loan-to-value (LTV) financing arrangement, the loan quantum would be approximately S$663,110. At current HDB mortgage rates of approximately 2.6%, monthly repayment obligations would be around S$3,200–S$3,400 over a 25-year tenure. TDSR calculations require that total monthly debt servicing (inclusive of housing loan, car loans, credit card commitments, and other liabilities) does not exceed 60% of gross monthly income. Buyers should ensure gross monthly household income of at least S$5,300–S$5,700 to comfortably service this debt level whilst maintaining acceptable TDSR headroom and financial flexibility. Those with other outstanding liabilities should request formal TDSR pre-assessment from their financing institution before committing to an offer.

How does 159 Yung Ping Road compare to other HDB developments in the Jurong precinct?

159 Yung Ping Road sits within a competitive landscape that includes multiple HDB estates spanning different vintages and tenure profiles. Compared to neighbouring Jurong estates, it offers differentiation through its direct adjacency to Jurong Lake Gardens and the concentration of educational amenities, though comparable estates in the vicinity present similar lease tenure and pricing dynamics. Newer HDB launches in other districts command premium pricing due to extended lease tenure and contemporary design, whilst older Jurong estates may trade at discounts due to lease decay. 159 Yung Ping Road positions itself as a mid-market option offering established neighbourhood infrastructure and moderate remaining tenure, making it competitive for buyers prioritising location stability and amenity density over new-build appeal.

Are there particular unit stacks or floor levels that offer better value at 159 Yung Ping Road?

Mid-level units (floors 3–7) typically offer superior value compared to ground-floor units, which command discounts due to reduced privacy and higher noise exposure, and top-floor units, which often trade at premiums. Corner units throughout the development command a typical 3–5% premium relative to stack units of similar size, reflecting superior natural light and ventilation. Lower-level units (especially floors 1–2) may offer marginal discounts that represent genuine value for buyers less concerned with noise or privacy. Prospective buyers should inspect units across multiple floors and stacks to identify pockets of undervaluation relative to the development's average price per sqft, particularly where individual unit condition or layout offers advantages offsetting floor level or orientation.

What is the future supply pipeline in the Jurong district, and how might it affect 159 Yung Ping Road valuations?

The Jurong district continues to be a focus area for HDB estate renewal and mixed-use development initiatives, with several neighbourhood renewal projects and BTO (Build-To-Order) launches planned or underway in surrounding precincts. These new launches and refreshed neighbourhoods may create competitive pricing pressure on established estates like 159 Yung Ping Road if they offer extended lease tenures and contemporary amenities at comparable or lower price points. However, the ongoing consolidation and maturation of the Jurong precinct as a residential destination, supported by commercial and leisure development around Jurong Lake, provides fundamental support for valuations at established, amenity-rich locations. Buyers should research upcoming BTO launch schedules and estate renewal projects in the broader Jurong area to understand medium-term competitive positioning and pricing dynamics before committing to a purchase at 159 Yung Ping Road.

What is the remaining lease tenure for units at 159 Yung Ping Road, and how should I factor this into my purchase decision?

Units at 159 Yung Ping Road commenced lease on 1 May 1996, meaning they currently carry approximately 73 years of remaining tenure (as of 2024). This tenure is acceptable for owner-occupancy but warrants careful consideration for investment purposes. Financial institutions typically reduce loan-to-value ratios on leases below 70 years, and mortgage availability becomes increasingly constrained as tenure shortens further. For owner-occupiers planning to occupy the property until retirement, 73 years of remaining tenure should be sufficient; however, those concerned about potential future sale constraints should factor in the trajectory toward the 70-year threshold. Investors must model their investment horizon strategically to avoid holding units during the 60–70 year lease band when resale demand and pricing typically compress most sharply.

Hdb Flat At Yung Ping Road — From S$829K