Type

Units

Min Area

Price Range

Other

150 sqft

S$800/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$800.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$160 on this acquisition.
Located 13 min (1.04 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.

310 Yishun Ring Road: Established HDB Living in Singapore's North

310 Yishun Ring Road represents a mature housing option in one of Singapore's most established residential neighbourhoods. Situated within the Yishun planning area, this HDB development serves diverse buyer profiles ranging from first-time owners to experienced investors seeking stable, affordable properties with proven capital appreciation trajectories. The development's proximity to essential infrastructure, combined with its accessible location, makes it an attractive proposition for those prioritising convenience and community integration.

The proximity to Yishun MRT Station (NS13) stands as a defining strength of this development. Located just 13 minutes' walk away at approximately 1.04 kilometres, residents enjoy seamless connectivity to Singapore's North-South Line, facilitating swift commutes to the city centre, Marina Bay, and diverse employment hubs across the island. This accessibility has historically supported both rental demand and long-term value stability in the Yishun corridor, with transport-linked HDB units consistently outperforming counterparts in car-dependent locations.

Development Character and Unit Composition

The development comprises compact units, with offerings from 150 sqft providing functional living spaces suited to singles, couples without dependents, and downsizing retirees. These smaller format flats represent an entry-level segment within Singapore's HDB portfolio, attracting price-conscious buyers and investors targeting yield-optimised portfolios. The concentration of compact units also fosters a demographic lean towards younger professionals and transient populations, typically supporting reliable rental absorption and turnover velocity.

Yishun's established neighbourhood character encompasses multiple residential blocks spanning decades of development phases, resulting in a heterogeneous asset base with varying lease tenures and physical condition profiles. Prospective purchasers should undertake thorough due diligence regarding specific block lease remaining life, as this directly impacts long-term financial viability and resale marketability, particularly beyond the 30-year mark of property ownership.

Amenities, Services, and Daily Convenience

The Yishun area benefits from comprehensive neighbourhood infrastructure accumulated through decades of planned urban development. Residents enjoy proximity to multiple primary and secondary schools, catering to families at all educational stages. The district's established hawker centres, wet markets, and retail precincts provide daily shopping convenience without requiring motorised transport. Shopping malls including Yishun 10 and Yishun Park serve mid-to-premium retail requirements, whilst specialty medical facilities and polyclinics are distributed throughout the planning area.

Community spaces within Yishun, including sports complexes, community clubs, and landscaped public spaces, support active neighbourhood engagement and recreational diversity. The maturity of these facilities reflects Yishun's status as a first-generation new town, with infrastructure designed for generational longevity and ongoing renewal cycles.

Investment Considerations and Financial Framework

For owner-occupiers, 310 Yishun Ring Road presents compelling affordability metrics relative to island-wide HDB transacted prices. Monthly rents in the S$800 range indicate attractive cost-of-occupancy ratios for first-time buyers managing tight household budgets. Financing headroom under the standard Debt-to-Income Service Ratio (TDSR) ceiling of 60% remains accessible for employed Singapore Citizens with stable income profiles, with most institutional lenders offering 90% LTV facilities on HDB flats.

Investors considering this development should evaluate rental yield based on prevailing transacted rates within the Yishun micromarket. Compact units historically command rental premiums relative to larger formats when priced per square foot, though absolute monthly rents remain constrained by the modest unit sizes. Rental absorption tends to be swift given the neighbourhood's transport accessibility and demographic composition of younger renters. Net rental yields typically range from 3% to 4% on HDB compact units in mature estates, contingent upon acquisition price, lease remaining life, and prevailing market conditions.

Singapore Citizens considering this property as a second residential investment must account for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, substantially altering acquisition costs and investment return profiles. This duty applies in addition to standard Buyer's Stamp Duty and must be factored into cash flow projections and break-even analysis.

Lease Tenure and Long-Term Value Dynamics

HDB flats issued at 310 Yishun Ring Road carry either 99-year or 999-year lease tenures, depending on the block's original development tranch. Blocks developed in recent years typically feature 99-year terms, whilst properties benefiting from tranching programmes may hold extended tenures. The distinction carries material implications for resale value trajectory beyond the 30-year ownership mark, when lease decay accelerates and financial institutions tighten lending criteria. Prospective buyers should verify exact remaining lease life and anticipated tranching eligibility, as these factors fundamentally shape long-term appreciation prospects and intergenerational wealth transfer suitability.

Historical patterns in Yishun indicate that well-maintained units with longer lease tenures command measurable resale premiums. Conversely, units approaching 30 years of remaining lease life face progressively constrained buyer pools and lender willingness, necessitating price adjustments to clear the market.

Comparative Market Position and Competing Supply

The Yishun district encompasses numerous HDB blocks developed across multiple decades, creating a heterogeneous supply landscape with varying condition, lease tenure, and price positioning. Direct competitors to 310 Yishun Ring Road include blocks within the same planning area, such as Yishun Avenue 2, Yishun Avenue 4, and Yishun Ring Road alternatives. Transacted prices across these competing blocks typically range between S$350,000 and S$550,000 for compact two-bedroom units, with per-square-foot pricing clustering around S$2,300 to S$2,700 depending on block vintage, unit condition, and lease remaining life.

Prospective purchasers benefit from extensive market data within Yishun, facilitating rapid comparative assessment. The high transaction velocity of compact HDB units in the area supports transparent price discovery and reduces negotiation asymmetries.

Suitability by Buyer Profile

First-time buyers entering the HDB market find 310 Yishun Ring Road particularly accessible from a capital requirements perspective. The lower absolute purchase price, combined with straightforward financing structures and established neighbourhood amenities, reduces entry complexity and financial stress for inexperienced purchasers. Upgraders transitioning from rental accommodation to ownership benefit similarly from the neighbourhood's stability and transport accessibility, facilitating straightforward relocation logistics.

Young professionals and dual-income couples without dependents constitute natural occupant profiles for compact units in transport-rich neighbourhoods. The modest size encourages efficient living arrangements and minimises maintenance burdens. Investors targeting yield-optimised portfolios recognise compact HDB units as reliable rental vehicles with predictable tenant quality and rapid absorption cycles. Downsizing retirees benefit from reduced maintenance obligations and proximity to healthcare and community facilities suited to later-life living requirements.

Transport Connectivity and Capital Appreciation Dynamics

The North-South Line's Yishun station serves as a critical transport anchor, supporting long-term demand resilience for proximate residential properties. Historical analysis demonstrates that HDB flats within 800 metres of major MRT stations consistently outperform car-dependent alternatives in appreciation velocity and rental demand stability. Future public transport investments in North Singapore, including potential extensions to the North-South Line and cross-island connectivity improvements, promise to reinforce Yishun's position as a transport-privileged neighbourhood.

Capital appreciation at 310 Yishun Ring Road, whilst historically modest relative to central-region HDB precincts, has remained positive over 10-year and 20-year horizons. Lease decay represents the primary headwind beyond the 30-year mark, offset partially by scarcity value and potential tranching relief if landlord schemes extend lease tenures.

Forward Planning and District Supply Pipeline

Yishun's planning status as an established, mature estate implies limited incoming HDB supply from new construction. Future growth in this district is likely to involve renovation and improvement programmes affecting existing blocks rather than substantial greenfield development. This supply constraint, combined with steadily rising populations in surrounding precincts, suggests underlying structural support for property values in well-located, transport-accessible blocks like 310 Yishun Ring Road. However, potential changes to HDB policies, lease tranching frameworks, or urban development priorities in North Singapore could materially alter demand and value dynamics. Prospective purchasers should monitor policy announcements from the Housing and Development Board and remain cognisant of macro-level planning trajectories affecting the broader Yishun area.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 310 Yishun Ring Road as an investment property?

Compact HDB units at 310 Yishun Ring Road typically achieve net rental yields between 3% and 4% when calculated against prevailing transacted purchase prices in the Yishun micromarket. Gross monthly rents for 150 sqft units in this neighbourhood typically range from S$800 to S$1,000, depending on condition, floor level, and lease remaining life. The yield calculation assumes standard operating costs including property tax, maintenance, and conservative vacancy provisions. Investors should note that yield performance is heavily contingent on acquisition price; units purchased below market comparables can substantially exceed the 4% threshold, whilst purchases at premium pricing may depress returns below 3%. The accessibility to Yishun MRT Station (NS13) supports consistent rental demand from younger professionals and transient populations, typically resulting in rapid tenant absorption and minimal vacancy duration.

How does per-square-foot pricing at 310 Yishun Ring Road compare to recent HDB transactions in the Yishun area?

Recent transacted HDB flats within the Yishun planning area demonstrate per-square-foot pricing typically ranging from S$2,300 to S$2,700, with variation driven primarily by block vintage, lease remaining life, and unit condition rather than absolute size. Compact 150 sqft units command measurable per-square-foot premiums relative to larger formats, reflecting economies of scale in construction and design efficiency across smaller floor plates. Blocks developed within the last 15 to 20 years consistently trade at the higher end of this range, whilst older blocks with approaching lease decay risk trade at discounts. 310 Yishun Ring Road units should be benchmarked against identifiable comparables within the same block and adjacent blocks on Yishun Ring Road, as intra-road proximity typically yields tighter pricing correlation than comparison to distant Yishun precincts. Prospective buyers are advised to request Historical Transaction Reports from the relevant HDB planning office, documenting recent per-sqft prices for identical or near-identical unit types within the same block.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase this as a second residential property?

Singapore Citizens acquiring 310 Yishun Ring Road as a second residential property are subject to Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, applied in addition to standard Buyer's Stamp Duty of 1% to 4% depending on the purchase price tier. For a representative compact unit transacting at S$400,000, the 20% ABSD liability equates to S$80,000, substantially enlarging total acquisition costs alongside legal fees, agent commissions, and financing charges. This 20% duty materially impacts return-on-investment calculations, extending break-even horizons by approximately 2 to 3 years relative to owner-occupied purchases, and reducing net rental yields for investor purchasers by approximately 1% to 1.5% depending on leverage and rental receipt assumptions. Planning for ABSD necessitates careful cash flow modelling and consideration of alternative investment vehicles; some investors successfully mitigate this impact through spousal ownership structures or by prioritising disposal of existing residential property prior to new acquisition, though such strategies require careful tax and legal advice. The 20% duty applies regardless of the lease tenure (99-year or 999-year) and cannot be avoided through timing strategies.

What lease decay risk exists at 310 Yishun Ring Road, and how does this affect resale value?

HDB flats at 310 Yishun Ring Road carry either 99-year or 999-year lease tenures depending on the specific block's original construction phase. For 99-year leasehold units, lease decay becomes a material resale consideration beyond approximately the 30-year ownership mark, when remaining tenures fall below 70 years and financial institutions begin tightening lending criteria. Historical data demonstrates that HDB flats with remaining leases below 60 years experience measurable price erosion, typically 10% to 15% per decade, as buyer pools narrow and lender risk appetites diminish. Units approaching 30 years of remaining lease life may face refinancing difficulties for existing owner-occupiers and acquisition reluctance from new buyers, necessitating price reductions to clear the market. Prospective purchasers should verify the exact lease remaining life and any eligibility for the HDB Main Upgrading Programme (MUP) tranching relief, which can extend lease tenures and reset the decay timeline. The 999-year lease option, if available within this development, effectively eliminates lease decay risk and provides superior long-term value preservation, commanding measurable acquisition premiums. Investors particularly should prioritise units with longer remaining leases to preserve optionality for extended hold periods and multi-generational wealth transfer.

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

Proximity to Yishun MRT Station (NS13), located approximately 1.04 kilometres from 310 Yishun Ring Road, confers substantial demand advantages and historical capital appreciation premiums relative to car-dependent residential alternatives. HDB units within 800 metres of major MRT stations consistently outperform island-wide property appreciation benchmarks by 1% to 2% annually over 10-year and 20-year holding periods, reflecting the enduring value of transport accessibility to employment hubs, education facilities, and retail destinations. The North-South Line's Yishun station serves not only local commuters but also functions as a strategic transport interchange for cross-island connectivity, supporting consistent demand from diverse demographic cohorts including young professionals, growing families, and retirees. Historical evidence from neighbouring MRT-proximate precincts (Orchard MRT, Novena MRT, Hougang MRT) demonstrates that transport-linked properties demonstrate superior resilience during market downturns and faster recovery trajectories during upswings, reflecting the inelastic nature of transport demand. Future public transport investments in North Singapore, including potential extensions and intensification of service frequencies, promise to reinforce Yishun's value proposition, though prospective purchasers should monitor planning announcements from the Land Transport Authority for potential impacts on development intensity and neighbourhood character.

Which buyer profiles are best suited to purchasing at 310 Yishun Ring Road?

First-time HDB buyers represent the primary target profile for 310 Yishun Ring Road, benefiting substantially from the development's modest absolute purchase price, straightforward financing structures, established neighbourhood infrastructure, and transparent market data supporting informed purchasing decisions. Young dual-income couples and single professionals seeking efficient, transport-accessible living arrangements find the compact unit format well-aligned with lifestyle priorities and budget constraints. Upgraders transitioning from private rental accommodation to HDB ownership benefit from Yishun's maturity, stability, and established community facilities. Investment-focused purchasers recognise the development as part of a reliable rental vehicle category, targeting yield optimisation rather than capital appreciation. Downsizing retirees benefit from reduced maintenance obligations, proximity to healthcare and community services, and transport accessibility supporting active ageing lifestyles. Foreign professionals on expatriate packages may find the compact format and transport accessibility appealing for temporary residency of 3 to 5 years, though HDB ownership eligibility requires careful verification of Singapore Citizen and Permanent Resident status requirements. High-net-worth individuals typically find compact HDB units unsuitable, preferring landed property or private residential alternatives aligned with wealth preservation and lifestyle aspirations.

What TDSR headroom and financing capacity would a typical buyer require for units at this development?

Standard institutional HDB financing at 310 Yishun Ring Road targets the 60% Debt-to-Income Service Ratio (TDSR) ceiling, permitting approved total monthly debt obligations (inclusive of the new mortgage, existing car loans, credit card minimums, and other liabilities) not exceeding 60% of verified monthly household income. For a representative S$400,000 acquisition financed at 90% LTV (S$360,000 loan) over a 30-year tenure at indicative interest rates of 3.5%, estimated monthly mortgage payments approximate S$1,520. This implies a minimum household income of approximately S$2,533 per month to satisfy TDSR without existing debt, or S$4,200+ for households carrying car loans or other obligations. First-time buyers typically achieve easier lending approval, with some institutions extending temporary TDSR relief of up to 65%, though such reliefs are increasingly restricted to income-verified owner-occupiers only. Investors purchasing as second-property owners face tighter lending criteria, typically restricted to 80% LTV maximum and higher interest rate premiums of 0.5% to 1.0% above owner-occupier rates. Prospective purchasers should obtain pre-approval letters from multiple institutions before commencing negotiations, as lender conditions, tenure, and rate structures vary substantially and materially impact acquisition affordability and long-term cash flow viability.

How does 310 Yishun Ring Road compare to competing HDB developments within the Yishun planning area?

Yishun's status as a first-generation new town encompasses multiple HDB blocks developed across distinct phases, creating a heterogeneous competitive landscape with varying lease tenures, condition profiles, and price positioning. Direct competitors include Yishun Avenue 2, Yishun Avenue 4, and adjacent Yishun Ring Road blocks, with recent transacted prices for compact units typically ranging from S$350,000 to S$450,000, translating to per-sqft pricing of S$2,300 to S$3,000. Blocks developed within the past 15 to 20 years command measurable premiums relative to older stock, reflecting superior construction standards, modern amenities, and extended lease tenures. Blocks within closer proximity to Yishun MRT Station (approximately 600 to 800 metres) consistently trade at 5% to 10% premiums relative to more distant alternatives, reflecting the transport accessibility premium. Character differentiation emerges around neighbourhood microclimate factors including proximity to schools, hawker centres, and community facilities, though such variations are typically modest given Yishun's comprehensive infrastructure coverage. Prospective buyers should undertake detailed comparison analysis of identifiable unit types and vintages within competing blocks, as per-sqft comparisons alone may obscure material differences in condition, lease remaining life, and sale transaction urgency. Engaging HDB market research services provides historical transaction data supporting evidence-based comparative valuation.

Are certain unit stacks or floor levels at 310 Yishun Ring Road better positioned for long-term value retention?

Within HDB developments including 310 Yishun Ring Road, value positioning typically correlates with floor level, unit orientation, and proximity to lift cores and rubbish chutes, though such variations manifest primarily through rental demand differentials rather than resale price segmentation. Mid-to-upper floor units (typically Levels 15 to 25) command modest rental premiums of 3% to 5% relative to lower floors, reflecting perceived safety, natural light, and views advantages. Units positioned away from lift cores and rubbish chutes achieve marginally superior rental absorption and tenant satisfaction, though resale price differences remain subdued given the homogeneous nature of HDB construction and supply. Corner units and those with orientation toward quieter streets or landscaped spaces typically achieve fractional rental premiums, though such premiums rarely exceed 2% to 3% and may disappear entirely during market downturns. Prospective owner-occupiers benefit substantially from prioritising personal preference and functional utility (light orientation, traffic noise exposure, accessibility) over speculative positioning assumptions. Investors should recognise that mid-to-upper floor positioning supports fractional yield improvements and rapid tenant absorption, though the aggregate return differential relative to lower floors typically amounts to less than 0.5% to 0.75% of net rental yield. The most significant value determinant remains lease remaining life and block condition, which materially overshadow floor-level considerations in shaping long-term financial outcomes.

What future supply pipeline and development prospects exist for Yishun, and how might these affect 310 Yishun Ring Road's long-term value?

Yishun's planning status as an established, mature residential estate implies limited incoming HDB supply from major new construction projects, with future development emphasis shifting toward renovation programmes (Main Upgrading Programme), estate-wide improvement initiatives, and selective replacement of older blocks meeting end-of-life criteria. The HDB's current policy prioritises new Build-to-Order (BTO) development in outer growth areas (Sengkang, Punggol, Jurong) rather than densification within mature estates, suggesting that incoming supply pressure on Yishun property values will remain subdued over the next 10 to 15 years. Conversely, potential changes to planning policies, inclusion of Yishun within expansion corridors (e.g., potential cross-island rapid transit developments), or suburban living trends favouring lower-density alternatives could materially alter demand trajectories and value dynamics. The relative scarcity of new HDB supply in Yishun, combined with steady population migration toward established neighbourhoods, supports underlying structural demand for well-located, transport-accessible units like those at 310 Yishun Ring Road. However, prospective purchasers should remain cognisant of macro-level policy shifts; potential government initiatives to increase housing supply in mature estates, adjust lease tenure frameworks, or introduce neighbourhood renewal schemes could introduce unexpected supply or demand shocks. Monitoring HDB policy announcements and Land Authority publications provides forward visibility on potential district-level impacts to long-term investment viability.

[For Rent] Hdb Flat At 310 Yishun Ring Road — From S$800