Type

Units

Min Area

Price Range

4 BR

1442 sqft

S$690K

Type

Units

Min Area

Price Range

Other

150 sqft

S$1,200/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$1,200 to S$690K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$240 on this acquisition.
50% of current units are for sale, from S$690K; 50% are for rent, from S$1,200/mo.
Located 10 min (800 m) 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.

242 Yishun Ring Road: HDB Living in Singapore's North-Central District

242 Yishun Ring Road stands as a residential address within Singapore's well-established Yishun precinct, a neighbourhood that has evolved into one of the island's most liveable residential zones. This development forms part of the broader HDB landscape that characterises the northern corridor, where mature planning and robust infrastructure have created a stable environment for both owner-occupiers and investment-focused buyers. The property's positioning within Yishun makes it accessible to a wide demographic, from young professionals seeking their first foothold on the property ladder to seasoned investors building diversified property portfolios.

The location's primary transport advantage lies in its proximity to Yishun MRT Station on the North-South Line (NS13), situated approximately 800 metres away—a comfortable 10-minute walk or a short bus ride. This connectivity means residents can reach the city centre in under 30 minutes, whilst access to the East Coast and other key employment hubs remains straightforward. The North-South Line remains one of Singapore's busiest corridors, and Yishun's position ensures consistent commuter traffic and strong demand dynamics for rental units, a factor that matters significantly for investors evaluating long-term yield potential.

Yishun as a district has matured considerably over the past two decades, with comprehensive retail, dining, and leisure amenities clustered around Yishun Central, Yishun 11, and various neighbourhood shopping centres. Residents enjoy proximity to hawker centres, supermarkets, restaurants, and cafes without needing to venture far from home. Educational facilities, including primary and secondary schools, are well-distributed throughout the precinct, making this area particularly attractive for families. Healthcare facilities, including polyclinics and private clinics, are readily accessible, supporting the neighbourhood's reputation as a complete residential ecosystem.

The HDB units at this address cater to multiple buyer profiles. First-time buyers appreciate the relative affordability of HDB properties compared to private condominiums, combined with the security of living in an established, HDB-dominated neighbourhood where there is consistent community infrastructure and social cohesion. Upgraders moving from smaller units find that strategic buys in well-connected HDB blocks can deliver capital appreciation and improved living standards without the premium associated with private residential property. Investors, particularly those focused on rental yield, recognise that HDB flats in mature locations near MRT stations consistently attract reliable tenant pools, delivering steady rental income with lower per-unit capital outlay than private alternatives.

Pricing at 242 Yishun Ring Road reflects the maturity of the location and the accessibility it offers. HDB units in this area typically command prices that reflect their proximity to the MRT, the age and condition of the block, and current market sentiment regarding Yishun as a residential district. Buyers should expect to encounter a mix of unit types and sizes, with pricing varying according to floor level, unit orientation, and remaining lease duration—a critical factor for HDB properties that must always be considered during the purchasing decision.

The lease duration on HDB properties is a pivotal consideration for buyers. Most HDB flats in Yishun were constructed decades ago, meaning many units carry 99-year leases or, in some cases, still-healthy 999-year tenures depending on their construction period. As leases decay below 80 years remaining, banks become more restrictive with financing, and resale value can face headwinds. Prospective buyers must always verify the precise lease tenure and remaining lease period before proceeding, as this directly impacts both financing feasibility and future resale prospects.

The Yishun precinct has benefited from successive rounds of HDB maintenance and upgrading initiatives, including lift upgrading programmes and precinct improvements that have enhanced the visual appeal and functional quality of residential blocks. These initiatives signal the Government's continued investment in the area, supporting the case for long-term value stability. Additionally, the broader northern corridor's economic development—with growth in commercial and industrial zones along the Seletar and Yio Chu Kang areas—has reinforced Yishun's role as a key residential node serving the wider North-Central region.

For investors, the rental market in Yishun remains robust. Young professionals, expatriates, and families seeking affordable HDB rental accommodation frequently target well-connected Yishun blocks, particularly those within walking distance of the MRT. Monthly rental yields on HDB units vary but typically range from 4% to 6% gross return depending on the unit size, condition, and lease tenure—making HDB investments a tangible diversification tool for portfolio-building buyers.

From a financing perspective, HDB flats at this address remain within reach for buyers with modest to moderate disposable income, particularly when leveraging HDB loans or concessional bank financing available to Singapore Citizens and Permanent Residents. The Debt-to-Service Ratio (TDSR) framework imposed by the Monetary Authority of Singapore does cap the quantum of debt individual borrowers can service, but HDB units' lower absolute prices mean that mortgage headroom remains accessible for most qualified buyers.

Buyers purchasing an HDB unit as a second residential property must account for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, payable on top of standard Stamp Duty. This significantly increases the upfront cost of acquisition and must be factored into total purchase outlay and investment return calculations. First-time buyers and owner-occupiers upgrading their primary residence do not face ABSD, making this an important distinction in the buyer profile analysis.

The competitive landscape for HDB properties in Yishun includes nearby blocks and precincts offering similar maturity and connectivity. Buyers should compare unit availability, pricing per square foot, lease tenure, and block conditions across the Yishun area to ensure they are securing fair value. Some newer HDB precincts or those with more recently completed upgrades may command modest premiums, whilst older blocks may offer better absolute value if their condition remains sound.

Long-term appreciation in Yishun HDB property values has historically tracked inflation and broader property market sentiment, with the North-South Line corridor consistently supporting stable valuations. Whilst dramatic capital appreciation is unlikely in a mature HDB precinct, steady preservation of value combined with rental yield makes HDB ownership in Yishun a credible wealth-building strategy for disciplined, long-term investors.

Frequently Asked Questions

What is the estimated rental yield for an HDB unit at 242 Yishun Ring Road if purchased as an investment?

HDB flats in the Yishun precinct near MRT stations typically generate gross rental yields ranging from 4% to 6% per annum, depending on unit size, lease tenure, and market conditions. Smaller units (two- or three-room configurations) often achieve yields at the higher end of this range due to consistent demand from young professionals and expatriates seeking affordable rental accommodation. Buyers must factor in expenses including property tax, maintenance, and potential vacancy periods when calculating net yield, and they should always verify the lease tenure remaining, as units with less than 80 years remaining lease often struggle to attract quality tenants or command premium rental rates.

How does the price per square foot at 242 Yishun Ring Road compare to recent HDB transactions in the Yishun area?

HDB prices in Yishun fluctuate based on block age, lease tenure, recent upgrades, and floor level, but units at 242 Yishun Ring Road typically align with the broad Yishun precinct median when comparing like-for-like specifications. Blocks that have recently completed lift upgrading or other Government-sponsored improvements may command modest premiums, whilst older blocks without recent upgrades may trade at slight discounts. Buyers should conduct a comparative market analysis by examining recent transaction data for blocks within a 500-metre radius of Yishun MRT to establish a fair valuation baseline and avoid overpaying relative to comparable properties in the neighbourhood.

What is the ABSD impact for a Singapore Citizen buying a second HDB property at 242 Yishun Ring Road?

A Singapore Citizen purchasing an HDB unit as a second residential property must pay Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, in addition to the standard Stamp Duty (which ranges from 1% to 4% depending on price bands). This means a second-property purchase at this address incurs substantially higher upfront costs: for example, a S$400,000 unit would attract approximately S$80,000 in ABSD alone, materially increasing the total cost of acquisition. First-time buyers and owner-occupiers upgrading their primary residence are exempt from ABSD, making this a critical differentiator in purchase planning and investment return analysis for second-property investors.

What is the lease decay risk for HDB units at 242 Yishun Ring Road, and how does it affect resale value?

The lease tenure remaining on HDB units in this block is the single most important factor determining long-term resale viability and financing accessibility. HDB blocks constructed in the 1980s or earlier typically carry 99-year leases that may now have 40–60 years remaining, whilst newer blocks may retain 70–90 years. As leases fall below 80 years, banks become reluctant to finance purchases, landlords in the rental market become more cautious, and resale prices typically decline sharply relative to comparable units with longer leases. Buyers must always obtain a precise lease tenure statement from the HDB or their legal advisor before committing to purchase, as a unit with 30 years remaining lease will be significantly more difficult and less profitable to sell than one with 60+ years, regardless of location or condition.

How does the proximity to Yishun MRT Station (NS13) influence demand and long-term capital appreciation?

Proximity to Yishun MRT Station on the North-South Line is a primary demand driver for HDB properties in this address, ensuring consistent appeal to commuters, young professionals, and renters seeking affordable transport-linked accommodation. The North-South Line remains one of Singapore's most heavily utilised corridors, connecting the northern residential precincts to the city centre and major employment clusters within 25–35 minutes, supporting robust rental and resale demand. This transport connectivity typically insulates HDB properties near MRT stations from severe market downturns, as their utility value remains constant regardless of broader economic sentiment, and Government initiatives to improve public transport infrastructure further reinforce the long-term value proposition of MRT-adjacent locations.

Is 242 Yishun Ring Road suitable for high-net-worth investors, upgraders, first-time buyers, and buy-to-let investors?

HDB units at 242 Yishun Ring Road appeal to distinct buyer profiles in different ways: first-time buyers benefit from the lower absolute purchase price, Government grants, and concessional financing available to HDB buyers, making this an accessible entry point to property ownership; upgraders moving from smaller one- or two-room flats to larger family units find Yishun's maturity and amenities attractive; buy-to-let investors appreciate the stable rental demand from young professionals and expatriates, combined with modest capital outlay; and high-net-worth individuals may view HDB property as a diversification vehicle or a legacy asset for family members. However, HNW investors typically do not pursue HDB investments aggressively given the lower absolute returns and ceiling on appreciation compared to private residential alternatives.

What TDSR headroom and financing options are available at typical HDB price points in Yishun?

HDB units at 242 Yishun Ring Road typically fall within the S$300,000–S$500,000 price range (depending on unit type and condition), leaving most qualifying buyers with substantial TDSR headroom under the Monetary Authority of Singapore's framework, which caps debt servicing at 60% of gross monthly income. A buyer earning S$5,000 per month can service approximately S$3,000 in monthly debt commitments, equating to a mortgage of roughly S$450,000–S$500,000 at current interest rates, covering most HDB units at this address without difficulty. HDB buyers benefit from concessional HDB loans (currently capped at 2.6% interest) and bank financing with competitive rates, and Singapore Citizens and Permanent Residents may also utilise CPF funds for downpayments and mortgage servicing, further enhancing financing accessibility.

How do competing HDB developments in Yishun compare to 242 Yishun Ring Road in terms of pricing and features?

The broader Yishun HDB precinct includes multiple blocks of varying ages, lease tenures, and condition states, creating a diverse competitive landscape. Newer precincts such as those in Yishun 7 or Yishun 9 may command premiums of 5–10% due to modern finishes and recent upgrades, whilst older blocks in Yishun 1 or Yishun 2 may offer discounts relative to mid-range alternatives. Blocks that have completed lift upgrading or Environmental Upgrading Programme initiatives often see valuation uplift, whilst those awaiting such programmes may trade at slight discounts. Buyers should compare available inventory across multiple Yishun blocks within walking distance of the MRT to identify fair value opportunities, ensuring that any premium paid reflects genuine improvements in condition, amenities, or lease tenure rather than mere location variation.

Which unit stacks or floor levels at 242 Yishun Ring Road offer the best value for buyers?

Mid-floor units (typically floors 5–8 on blocks without lift-related concerns) often represent optimal value, offering superior views and ventilation compared to lower floors whilst avoiding the premium prices typically associated with top-floor units. Units on the east or north face often command slight premiums due to morning light and lower afternoon heat absorption, but south-facing units may offer good value for price-conscious buyers willing to trade aspect for lower cost. Ground-floor and first-floor units often trade at discounts due to perceived security and privacy concerns, though they appeal to elderly buyers and those with mobility constraints. Buyers should assess their own priorities regarding natural light, ventilation, noise, and privacy, then benchmark pricing across comparable unit stacks to identify relative value; a mid-floor, south-facing three-room unit may represent better absolute value than a premium-aspect alternative if pricing reflects this difference.

What is the future supply pipeline and development outlook for the Yishun district?

Yishun's future development trajectory is likely to be characterised by ongoing Government-led upgrading initiatives rather than new greenfield HDB construction, as the precinct is fully developed and densified. The Housing and Development Board continues to roll out lift upgrading, precinct improvement, and building sustainability initiatives across Yishun blocks, supporting property values and living standards without adding significant new supply that might depress prices. Broader development in the northern corridor—including commercial and industrial growth in Seletar, Kranji, and Yio Chu Kang—may indirectly strengthen Yishun's appeal as a residential option for workers in these zones. The planned Cross Island Line and other future transport enhancements may further improve connectivity, but Yishun's maturity and established character suggest that significant value appreciation will stem from rental yields and incremental improvements rather than speculative supply-driven capital growth.

Hdb Flat At 242 Yishun Ring Road — From S$1,200