Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$520K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$520K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$104K 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.

255 Yishun Ring Road: A Mature HDB Development in Singapore's Established North

255 Yishun Ring Road stands as a well-established residential development in one of Singapore's most mature and sought-after HDB estates. Located in the northern reaches of the island, this development represents the practical backbone of Singapore's public housing landscape, offering residents accessible accommodation in a district characterised by decades of urban planning and community infrastructure investment. The development provides a range of spacious units designed to accommodate diverse household sizes and buyer profiles, from first-time purchasers entering the property market to experienced investors seeking stable, rent-generative assets.

The address itself sits within Yishun, a district that has matured considerably since its inception as a planned new town. The estate benefits from comprehensive urban infrastructure, including well-established retail centres, food courts, hawker markets, and community facilities that serve the surrounding population. This mature backdrop means that prospective buyers already understand the character and amenities of their prospective neighbourhood, reducing the uncertainty often associated with newer or less-developed areas.

Proximity to NS13 Yishun MRT Station and Regional Connectivity

Located approximately 14 minutes walk (1.14 kilometres) from NS13 Yishun MRT Station on the North-South Line, 255 Yishun Ring Road enjoys a position that balances walkable proximity to rapid transit without being immediately adjacent to an MRT station. This distance is sufficient that residents benefit from the convenience of rail transport whilst maintaining a quieter living environment compared to developments in immediate station vicinity. The North-South Line itself is one of Singapore's busiest and most direct rapid transit corridors, connecting Yishun northward to Sembawang and southward through the CBD to Marina Bay, Tanjong Pagar, and ultimately Jurong East.

For commuters, the MRT accessibility provides a practical alternative to private vehicle ownership, reducing household transport expenditure. For investors assessing rental yield potential, the MRT proximity supports tenant demand among working professionals and expatriates seeking convenient access to employment centres across Singapore. Capital appreciation linked to MRT accessibility has historically demonstrated resilience in Singapore's property market, particularly where the station serves as a major transport node without the noise or congestion pressures of more central locations.

Spacious Unit Specifications and Housing Diversity

The development offers units with configurations catering to varying household compositions, with individual units reaching 1,119 square feet of floor area. This size provision is substantial compared to compact modern studio and one-bedroom offerings in central Singapore, delivering practical living and sleeping arrangements alongside dedicated communal space. Units feature multiple bathrooms, a specification increasingly valued by modern households where multiple adult occupants or multigenerational living arrangements are common.

For upgraders relocating from smaller public housing stock, these dimensions represent meaningful improvement in residential comfort without requiring migration to entirely different districts or a shift to private housing markets. For families with children or older residents requiring live-in caregiving support, the floor area enables functional internal layout planning that supports daily living without constant space constraints. First-time buyers also benefit from the unit depth available, as larger HDB flats typically offer better internal light distribution, natural ventilation, and flexibility in internal layout modification.

Investment and Rental Yield Considerations

For investors evaluating the development as an income-generative asset, the Yishun location combined with MRT accessibility creates measurable rental demand. The estate attracts working professionals, expatriate employees, and younger families seeking stable public housing at price points significantly below private residential alternatives. Rental sustainability in this district has historically remained stable across economic cycles, as public housing typically experiences lower yield volatility than private properties and serves a broader demographic income spectrum.

Prospective investor-purchasers should factor the 20% Additional Buyer's Stamp Duty (ABSD) payable when acquiring an HDB flat as a second residential property as a Singapore Citizen. This represents a significant acquisition cost in addition to standard stamp duty and should be incorporated into gross investment returns and cash-flow projections from inception. Despite ABSD implications, the development's established location and rental attractiveness continue to support investor participation, particularly among those with longer investment horizons of seven to ten years or more.

Buyer Profile Suitability and Market Positioning

The development appeals across multiple buyer demographic segments. First-time purchasers benefit from accessible entry pricing, established neighbourhood character, and practical public housing financing schemes that remain substantially more forgiving than private residential mortgages. Upgraders relocating from smaller HDB footprints find the floor area and multi-bathroom specifications directly responsive to their household evolution. Investors seeking stable, lower-volatility rental income appreciate the estate's mature character and demographic demand stability. Even high-net-worth individuals occasionally acquire public housing in established districts as portfolio diversification or for occupancy by extended family members.

Tenure and Long-Term Value Stability

HDB flats carry defined lease tenures typically at 99 years from original allocation date. As a mature development, units here carry lease durations that require active assessment for intending purchasers. Whilst 99-year leases remain legitimate holdings with substantial remaining tenure for prospective 20 to 30-year ownership horizons, buyers should comprehensively understand the relationship between declining lease duration and prospective resale values, particularly for holdings extending beyond 50-year marks. Refinancing and eventual capital recovery depend critically on remaining lease life, and financial institutions impose lending restrictions on properties with excessively short tenures.

Prospective purchasers should investigate individual unit lease commencement dates and remaining tenure before committing to acquisition, as this represents one of the most material variables affecting long-term capital retention. Properties with substantially longer remaining leases typically command resale premiums and maintain broader buyer appeal across the entire investment horizon, whilst those approaching critical thresholds may experience accelerating value erosion regardless of underlying asset quality or location merits.

Financing and Total Debt Service Ratio Considerations

Buyers evaluating mortgage serviceability at current pricing should assess Total Debt Service Ratio (TDSR) implications and personal financial headroom relative to prevailing interest rates. HDB loans and housing development finance carry lower interest rates than private residential mortgages, supporting stronger borrowing capacity at given income levels. However, prospective purchasers should stress-test financing scenarios across potential interest rate trajectories, as rising rates directly impact monthly obligations and overall housing cost exposure. At typical acquisition prices for the development, most household income profiles can sustain financing, though individual circumstances vary considerably based on existing debt levels, employment stability, and household composition.

Comparative Positioning Within Yishun and Surrounding Districts

Within the broader Yishun estate landscape, 255 Yishun Ring Road occupies a mid-market position characterised by established amenities, mature infrastructure, and the stability that comes from decades of development maturation. Newer developments in adjacent areas such as Sembawang or further afield offer contemporary specifications and emerging amenities, typically at elevated price points reflecting newer construction and off-plan acquisition premiums. Conversely, older Yishun stock may trade at modest discounts, though with potentially longer lease decay considerations. The development represents a pragmatic middle ground, balancing contemporary habitability against significant price premiums demanded by the newest residential supply.

District Supply Pipeline and Future Market Dynamics

Yishun and surrounding northern districts have reached substantial maturation in HDB supply, with the vast majority of available stock representing existing resale inventory rather than new launches from the Housing and Development Board. This maturity supports price stability by reducing disruptive new supply dynamics, though it also means that buyer growth increasingly competes for established, age-stratified housing stock. Future supply pipeline in the broader region remains limited, supporting sustained demand for existing units from upgraders and new household formation across the district's existing population base. This structural dynamic typically supports capital value retention across medium to long-term holding periods, independent of specific location microvariables.

Frequently Asked Questions

What estimated rental yield can I expect if I purchase 255 Yishun Ring Road as an investment property?

Rental yields for HDB properties in Yishun typically range between 2.5% to 3.5% gross annually, though actual outcomes depend on specific unit configuration, floor level, and market timing relative to tenant demand cycles. At the development's current pricing, a unit acquired at S$520,000 generating monthly rent of approximately S$1,300 to S$1,500 would yield roughly 3% annually before accounting for property tax, maintenance contributions, and agency commissions. Investor returns at 255 Yishun Ring Road remain competitive within the HDB investment landscape, particularly when factoring the development's MRT accessibility and established tenant demographic base. However, prospective investors must account for the 20% ABSD liability on second residential property acquisition, which materially impacts net cash-on-cash returns in year one and requires longer holding periods for total return viability.

How does pricing at 255 Yishun Ring Road compare to recent per-square-foot transactions in Yishun?

Recent HDB transactions in Yishun indicate per-square-foot pricing ranging approximately S$440 to S$480 per sqft for units of comparable age and configuration, with variations driven by specific unit location within the estate, floor level, and remaining lease tenure. The development's entry pricing from S$520,000 for units at approximately 1,119 sqft translates to roughly S$464 per sqft, positioning it competitively within the immediate Yishun market context for established stock. Comparative analysis against Sembawang properties immediately north reveals modest premiums in Yishun reflecting stronger MRT accessibility and marginally more established retail infrastructure, whilst properties in Ang Mo Kio immediately east trade at measurably higher per-sqft values reflecting different demographic positioning. Buyer evaluation should extend beyond per-sqft metrics to incorporate lease duration, unit orientation, and floor level variables, as these drive meaningful price dispersion within seemingly comparable inventory.

What are the Additional Buyer's Stamp Duty implications if I purchase 255 Yishun Ring Road as a second residential property?

Singapore Citizens acquiring an HDB property as a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, calculated and payable at point of acquisition completion. For a property at S$520,000, this represents an additional ABSD liability of S$104,000 payable in cash at completion, substantially increasing total acquisition costs beyond standard stamp duty and other transaction expenses. This 20% ABSD rate applies uniformly to all second residential property acquisitions by Citizens regardless of the property's location, age, or type, though it does not apply to properties held by way of joint tenancy where both joint owners occupy the property as primary residence. For investors or second-property buyers, ABSD liability must be incorporated into gross acquisition cost calculations and return projections from inception, as it materially extends breakeven timeframes and reduces net investment proceeds available for mortgage financing or other purposes.

What lease decay risk should I consider for 255 Yishun Ring Road, and how does remaining tenure affect resale value?

HDB properties at 255 Yishun Ring Road carry original 99-year lease tenure from initial allocation date, meaning current units display varying remaining lease periods depending on exact allocation date and any prior ownership changes. Properties approaching 70-year remaining tenure increasingly experience resale value erosion as lending institutions restrict mortgage financing and broader buyer pools contract, reflecting regulatory requirements and perceived covenant viability risks. For properties with 80+ years remaining, resale buyer appeal and financing accessibility remain robust, supporting capital retention and appreciation potential across typical 15 to 25-year holding periods. Prospective purchasers must investigate individual unit lease commencement dates before commitment, as this single variable arguably represents the most material driver of long-term capital outcomes independent of location, unit size, or amenity features. Properties with lease remaining below 60 years require immediate strategic consideration around exit timing and realistic value expectations, as compounding lease decay accelerates value deterioration exponentially in final decades.

How does proximity to NS13 Yishun MRT station affect long-term property demand and capital appreciation at this development?

The 14-minute walk to NS13 Yishun MRT Station positions 255 Yishun Ring Road within the established commuter catchment for the North-South Line, supporting consistent tenant demand from working professionals accessing CBD employment centres and other MRT-connected destinations across Singapore. Historical property market data consistently demonstrates that properties within 800 metres of active MRT stations experience more resilient capital appreciation and rental demand compared to non-MRT-proximate alternatives, even as broader property cycles fluctuate. Yishun MRT station itself functions as a major interchange supporting both residential and employment journey patterns, meaning tenant and buyer demand demonstrates relative stability across economic cycles compared to peripheral estates. This MRT accessibility also supports investor demand from buyers evaluating portfolio diversification beyond private residential or landed property categories, incrementally supporting price floors and resale liquidity. Long-term capital appreciation at MRT-adjacent developments such as this typically ranges 2% to 3% annually over 15+ year periods, reflecting both asset appreciation and inflation correlation, though proximity to MRT does not guarantee appreciation independent of broader market dynamics and tenure variables.

Which buyer profiles are best suited to 255 Yishun Ring Road, and why?

First-time purchasers represent an ideal buyer cohort for the development, as HDB housing at accessible price points with established MRT connectivity provides entry-level market exposure without the complexity of private residential acquisition or financing constraints. Upgraders relocating from smaller HDB flats benefit directly from the spacious unit dimensions reaching 1,119 sqft and multi-bathroom configurations, which represent tangible improvements matching household evolution as family size expands or living standards rise. Investors targeting stable, rent-generative portfolios with predictable tenant demographics and lower capital volatility appreciate the development's mature estate character and established rental demand from professional tenants and expatriate employees. High-net-worth individuals occasionally acquire HDB stock in established districts as portfolio anchors or housing for extended family members, particularly where acquisition cost remains modest relative to total asset holdings. Older buyers or retirees seeking to downsize from larger landed properties may find the maintenance-light public housing model and established community facilities aligned with lifestyle preferences, though lease tenure assessment becomes materially more critical for this cohort.

What TDSR headroom and financing feasibility should I expect at 255 Yishun Ring Road's current pricing?

At the development's entry pricing of S$520,000, household income requirements for mortgage financing typically range from S$50,000 to S$60,000 annually assuming standard loan-to-value ratios of 80% and Total Debt Service Ratio constraints of 60% for HDB financing. This income threshold positions the development within accessible range for dual-income households, established professionals, and younger families earning upper-middle-income household salaries typical of Singapore's urban workforce demographics. HDB mortgage financing carries effective interest rates materially lower than private residential loans, currently hovering around 2.6% to 3% annually, supporting stronger borrowing capacity compared to private property equivalents at similar price points. Purchasers should stress-test financing scenarios across 200-basis-point interest rate increases, as this would reduce maximum affordable purchase price and monthly payment capacity by approximately 10% to 15%, impacting total holding affordability without necessarily constraining viable acquisition at current market rates. Personal financial circumstances vary considerably, and potential buyers should engage housing finance institutions early to confirm individual pre-approval limits before negotiating specific unit acquisitions.

How does 255 Yishun Ring Road compare to nearby competing HDB developments in Yishun and adjacent districts?

Within Yishun proper, competing HDB stock largely comprises age-stratified resale inventory spanning decades of estate development, with newer allocations increasingly rare as the estate has reached maturity. Immediately adjacent Sembawang developments such as Sembawang MRT-proximate stock typically command modest per-sqft premiums reflecting newer infrastructure and emerging amenities, though these premiums often dissipate within 5 to 10 years as newness premium depreciation occurs. Ang Mo Kio properties further east trade at measurably elevated price points reflecting different demographic positioning and proximity to commercial hubs, though the estate itself has matured similarly to Yishun. Within the broader north-central HDB landscape, 255 Yishun Ring Road represents pragmatic value positioning, balancing established amenities and MRT connectivity against price accessibility for first-time and upgrade buyer segments. Comparative merit analysis should extend beyond simple per-sqft metrics to incorporate lease tenor, unit configuration, floor levels, and internal layout quality, as these variables create meaningful outcome dispersion within seemingly comparable stock.

Are there specific unit stacks or floor levels at 255 Yishun Ring Road that represent better value propositions?

Within HDB developments, mid-level floor positions typically command modest premiums reflecting reduced ground-level issues such as moisture ingress, insect penetration, and noise from ground-floor foot traffic, whilst avoiding top-floor thermal gain from roof exposure. Units positioned on floors 8 to 15 within the development typically represent optimal value balancing price premium against tangible amenity benefit, as these positions maintain natural light and ventilation advantages whilst remaining within practical maintenance and safety access ranges. Corner and end-unit positions command premiums reflecting superior internal light distribution and reduced party-wall sound transmission, supporting occupancy comfort that justifies modestly elevated acquisition costs and rental command. Ground-level units occasionally trade at discounts despite quantum concerns, which may represent value opportunities for purchasers with specific accessibility requirements or tolerance for mitigation measures such as humidity control systems. Lower-stack positions facing main roads require individual assessment regarding traffic noise levels, as proximity to major thoroughfares can materially impact occupancy satisfaction and long-term resale appeal independent of floor level itself.

What does the future supply pipeline in Yishun and adjacent northern districts mean for property values and market dynamics?

Yishun and surrounding northern districts including Sembawang have achieved substantial maturation in public housing allocation, with future HDB supply pipeline predominantly concentrated in developing precincts further north or east rather than within existing established estates. This limited new supply trajectory supports existing property value stability by eliminating disruptive new inventory competition, meaning prospective purchasers at 255 Yishun Ring Road benefit from structural supply constraint dynamics favouring resale inventory. New household formation in the broader region will increasingly compete for existing resale stock, supporting sustained tenant demand for investor-owned units and purchase demand from upgraders and first-time entrants. Future estate rejuvenation initiatives such as the Home Improvement Programme may incrementally enhance asset values through targeted infrastructure and facilities upgrades, though these effects typically materialise over extended 10 to 15-year periods rather than immediately. The combination of limited new supply and organic population growth within established demographic bases creates structural supportiveness for long-term capital retention at 255 Yishun Ring Road, independent of specific location microvariables or individual asset characteristics.

[For Sale] Hdb Flat At 255 Yishun Ring Road — From S$520K