Type

Units

Min Area

Price Range

4 BR

1572 sqft

S$980K

5 BR

1572 sqft

S$980K

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$980K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$196K 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.

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Overview of 387 Yishun Ring Road

387 Yishun Ring Road presents a collection of spacious HDB flats in one of Singapore's most established residential districts. This development comprises units ranging from multiple bedroom configurations, with prices starting from S$980,000, catering to families and investors seeking substantial living accommodation. The property sits within the mature Yishun estate, a neighbourhood that has consistently demonstrated resilience and appeal across multiple property cycles.

The location on Yishun Ring Road places residents within walking distance of essential transport infrastructure and a comprehensive ecosystem of retail, dining, and recreational facilities. The area has evolved over decades into a fully developed residential zone with strong community infrastructure, making it particularly attractive to those prioritising convenience and established neighbourhood character.

Location and Connectivity

Yishun is served by excellent transport connectivity, with the neighbourhood benefiting from a well-established MRT network that connects residents to employment hubs, shopping districts, and recreational destinations across Singapore. The proximity to transport infrastructure significantly enhances the appeal of this location for working professionals and families who depend on reliable commuting options. Beyond public transport, the area is well-serviced by main roads and expressway links, offering flexibility for private vehicle owners.

The maturity of Yishun as a residential district means that surrounding amenities are comprehensively developed. Residents enjoy immediate access to multiple shopping malls, hawker centres, supermarkets, and food establishments, eliminating the need to travel far for daily necessities or leisure activities. Schools across all educational levels operate in the vicinity, supporting families with children at every stage of schooling.

Unit Specifications and Space

The flats at 387 Yishun Ring Road are characterised by spacious layouts, with units spanning up to 1,572 square feet, accommodating five bedrooms and three bathrooms. This generous allocation of space is particularly appealing to families requiring multiple bedrooms for children, home offices, or guest accommodation. The floor area represents a significant step up from smaller units, offering room for contemporary living arrangements and personalised interior design.

The configuration of these larger units makes them suitable for extended families or those valuing extra storage and flexible use of space. Buyers upgrading from smaller properties will find the additional square footage transformative, whilst investors recognise the appeal such units hold for tenants seeking family-sized accommodation in a convenient location.

Investment Considerations

For investors, HDB flats in the Yishun district have historically demonstrated stable rental demand, supported by the area's convenience, transport links, and established family-oriented character. Properties of this size and specification tend to attract professional tenants and families, creating a consistent pool of potential renters. The maturity of the estate and its comprehensive amenities reduce vacancies compared to newer, less-established districts.

Second-property buyers should note that Additional Buyer's Stamp Duty applies at 20% for Singapore Citizens purchasing their second residential property. This significantly impacts the acquisition cost and must be factored into investment appraisals. Despite this cost, many investors find the rental yield and stable demand in established districts like Yishun sufficiently attractive to justify the ABSD outlay.

Capital appreciation in HDB properties is influenced by lease tenure, proximity to transport, and neighbourhood maturity. Yishun's status as a fully developed estate with entrenched community infrastructure provides a degree of value stability. However, prospective investors should carefully analyse recent comparable transactions in the vicinity to benchmark pricing and ensure any purchase aligns with yield expectations.

Market Position and Pricing

At prices commencing from S$980,000, these flats occupy a premium positioning within the HDB market, reflecting their substantial size, location, and the established demand for spacious family units in Yishun. The price point appeals most strongly to upgraders transitioning from smaller units and to families prioritising extra space over property novelty. Comparative analysis with recent sales of similar-sized units in the neighbourhood will provide essential context for evaluating fair value.

The range of configurations available across the development allows buyers to select units matching their specific spatial and budgetary preferences. Price variations across floors, unit stacks, and directional aspects mean that prospective purchasers should engage with the full range of available stock rather than anchoring to any single unit's figure.

Buyer Suitability

First-time buyers seeking to enter the market with a larger, more established property should carefully assess their financing capacity against typical prices in this development. Mortgage eligibility depends on income multiples, down-payment capability, and Total Debt Service Ratio headroom, all of which require professional evaluation with a financial institution before committing to purchase.

Upgraders moving from smaller HDB units will find these flats transformative in terms of spatial comfort and flexibility. The five-bedroom configuration accommodates growing families, home-based professionals, and those desiring dedicated guest or leisure spaces. Established investors recognising stable rental demand in mature estates should evaluate capital deployment relative to yield, lease tenure, and taxation implications.

High-net-worth individuals may view HDB properties as part of a diversified portfolio, though the absolute price points are unlikely to present as primary investment vehicles. Nonetheless, the stable income streams and predictable tenant profiles in well-located HDB developments maintain appeal across buyer segments.

Long-Term Outlook

Yishun's maturity as a residential district provides relative certainty regarding future amenity provision and transport connectivity. Unlike emerging estates still developing infrastructure, Yishun's comprehensive facilities and transport networks are already embedded in the neighbourhood fabric, reducing downside risk from delayed or cancelled public investments. The established character of the district tends to preserve community identity and housing demand across economic cycles.

Future supply in the Yishun planning area will influence longer-term appreciation trajectories. New developments competing in the same district may exert pricing pressure, though the size and specification of units at 387 Yishun Ring Road create a distinct market segment. Prospective buyers should monitor urban planning updates and new project announcements to contextualise capital appreciation potential.

Frequently Asked Questions

What rental yield might an investor expect from a property at 387 Yishun Ring Road?

Rental yields for spacious HDB flats in established Yishun typically range between 3% and 4% gross yield, depending on exact unit size, floor level, and current market rents for comparable three-bedroom or larger family units. The maturity of the estate and proximity to transport infrastructure support consistent tenant demand, particularly amongst professional families and extended households seeking generous accommodation. However, investors should conduct detailed market research into recent rental transactions for similar-sized units in the immediate vicinity to validate yield assumptions against their acquisition costs, especially accounting for the 20% Additional Buyer's Stamp Duty payable by Singapore Citizens on second residential property purchases.

How does the price per square foot at 387 Yishun Ring Road compare to recent nearby HDB transactions?

Comparing price per square foot requires analysis of recent arm's-length transactions for similar-sized HDB units in the Yishun neighbourhood; this data is publicly available via the Housing and Development Board's transaction reports and property portals specialising in HDB resale analysis. Units of comparable size and lease tenure sold in Yishun over the past 12 months provide the most relevant benchmarks, as pricing can vary materially based on floor level, unit stack, facing direction, and proximity to MRT or major facilities. Prospective buyers should engage a property consultant or analyse recent sales schedules to ensure that the asking prices at 387 Yishun Ring Road align with contemporary market rates for equivalent specifications, rather than relying on any single unit's price as a development-wide indicator.

What is the Additional Buyer's Stamp Duty impact for a second-property purchaser at this development?

Singapore Citizens acquiring a second residential property must pay Additional Buyer's Stamp Duty at the current rate of 20%, calculated on the purchase price above the first S$180,000 of the property's value. For a property priced at S$980,000, this results in substantial ABSD liability, effectively adding approximately S$160,000 to the total acquisition cost when combined with standard Stamp Duty and legal fees. Investors and second-property buyers must incorporate this 20% ABSD into their financial planning and return-on-investment calculations, as it significantly impacts the entry cost and therefore the required rental yield to achieve acceptable returns. This cost has material implications for acquisition strategy and whether to proceed with purchase versus alternative investment vehicles.

Are there lease decay concerns affecting resale value at 387 Yishun Ring Road?

HDB flats operate on fixed 99-year lease tenure from the date of construction, meaning lease decay becomes an increasing concern as properties approach the final decades of their lease. Units at 387 Yishun Ring Road will carry a specific remaining lease period that directly impacts resale value, financing eligibility, and future tenant appeal; as lease tenure shortens below 60 years, mortgage availability narrows and capital values typically decline more steeply per annum. Prospective buyers and investors should verify the exact lease commencement date and calculate the precise remaining tenure at point of purchase, as this fundamental factor influences both immediate and long-term value trajectories. The Housing and Development Board provides official lease tenure information, and this should be confirmed during due diligence before commitment to any purchase.

How does proximity to Yishun MRT station affect demand and appreciation potential?

MRT connectivity is a primary value driver for residential properties across Singapore, and proximity to Yishun MRT station materially enhances demand amongst commuters, families, and investors seeking convenience and transport flexibility. Properties within walking distance of MRT stations command premium valuations relative to more distant stock, as the station provides efficient access to employment clusters, educational institutions, and leisure destinations across the island's rail network. The distance from 387 Yishun Ring Road to the MRT station should be measured and assessed by prospective purchasers in the context of walking time, pedestrian infrastructure, and competing properties also claiming proximity; strong transport connectivity typically underpins capital appreciation and rental demand across property cycles, though this benefit is already largely reflected in contemporary pricing.

Which buyer profiles are best suited to 387 Yishun Ring Road?

Upgraders transitioning from smaller HDB units represent the primary target demographic, as the five-bedroom configuration and 1,572-square-foot area directly address the spatial constraints many families experience in standard two- or three-bedroom flats. Growing families with school-aged children benefit substantially from dedicated bedroom space, whilst professionals operating home offices gain valuable separation between work and leisure zones. Owner-occupier investors recognising stable rental demand in established estates may deploy capital here for income generation, provided financing capacity and investment thesis align with market yields and risk tolerance. First-time buyers with sufficient deposit capital and mortgage eligibility may consider these units as entry points to owner-occupation in a mature, amenity-rich neighbourhood, though the absolute purchase price demands careful TDSR and debt-servicing assessment.

What TDSR and financing headroom considerations apply at this price point?

Total Debt Service Ratio regulations limit borrower mortgage servicing to approximately 60% of gross monthly household income, meaning a property priced at S$980,000 with typical 90% financing requires household monthly income of approximately S$16,000 to S$18,000 to qualify comfortably, depending on existing debt obligations and bank policies. Down-payment requirements, legal fees, and stamp duty must also be available as cash reserves, adding a further S$150,000 to S$200,000 to the total capital requirement for acquisition. Prospective buyers should obtain pre-approval from their preferred financial institution, as TDSR assessment varies slightly between lenders and individual credit profiles, and engage a mortgage broker if uncertain regarding eligibility. Early financial planning prevents disappointment at the offer stage and clarifies budget parameters before intensive property searches.

How do competing HDB developments in nearby areas compare to 387 Yishun Ring Road?

Yishun and adjacent planning areas contain multiple HDB developments of varying ages, sizes, and amenity specifications; direct comparison requires identifying properties of equivalent unit size, lease tenure, and recent transaction pricing to establish relative value propositions. Newer developments or properties in adjacent precincts may offer enhanced facilities or architectural features, yet established neighbourhoods like Yishun often command loyalty based on community infrastructure maturity, school reputations, and transport integration rather than building novelty. Buyers should evaluate 387 Yishun Ring Road against three to five comparable developments within a one-kilometre radius, analysing recent sales of similar-sized units to contextualise whether pricing represents fair value or premium positioning. This comparative analysis informs purchase decision-making and negotiation strategy.

Do certain floor levels or unit stacks offer superior value within this development?

Mid-floor units typically command modest premiums relative to lower floors, owing to reduced exposure to street-level noise and activity whilst retaining practical accessibility for families with young children, elderly residents, or those with mobility considerations. Lower floors may appeal to buyers prioritising ease of access and reduced lift dependency, though some prefer elevation for views, light, and distance from ground-level disturbances. The specific unit stack and directional orientation (north-, south-, east-, or west-facing) influence natural lighting, thermal comfort, and views; units facing quieter directions away from major roads often command subtle price premiums. Prospective buyers should visit multiple unit stacks and floor levels in person, assessing sunlight, noise levels, and ventilation against personal preferences before assuming that higher floors automatically justify higher prices.

What is the outlook for future HDB supply in Yishun, and how might it affect property values?

Yishun is a mature, fully developed residential estate where large-scale new HDB construction is unlikely; the Urban Redevelopment Authority's masterplans and Housing Development Board's project pipeline indicate that significant new supply additions to Yishun proper are not anticipated in the medium term. However, emerging developments in immediately adjacent planning areas (such as Seletar or surrounding precincts) may influence medium-to-long-term pricing trajectories if such projects attract buyer demand or create perceptions of superior facilities. The constrained supply outlook for Yishun itself supports relative price stability and capital preservation, as demand from families and investors pursuing established neighbourhoods remains robust. Buyers should monitor Land Transport Authority announcements regarding any future transport upgrades and Urban Redevelopment Authority zoning changes, as these macro factors occasionally influence district-wide appreciation more substantially than micro property characteristics.

[For Sale] Hdb Flat At 387 Yishun Ring Road — From S$980K