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.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

387 Yishun Ring Road: Premium 4-Bedroom HDB Homes in a Thriving Community

Nestled in the heart of Yishun, 387 Yishun Ring Road represents a compelling opportunity for buyers seeking substantial, well-appointed HDB accommodation in one of Singapore's most established residential districts. The development offers generously proportioned units that cater to families requiring ample living space, with floor plans featuring four bedrooms and three bathrooms across approximately 1,572 square feet. This size category places these homes firmly within the territory of serious family living, where separate zones for relaxation, work, and entertainment become genuine possibilities rather than architectural compromises.

Yishun has evolved into a mature, vibrant neighbourhood characterised by stable property values and consistent demand from both upgraders and young families. The district benefits from decades of investment in community infrastructure, creating an environment where residents enjoy the balance of established amenities with ongoing municipal enhancements. Properties in this area typically command strong rental demand, making them attractive to investors seeking reliable yield alongside capital stability. The locality's reputation for affordability combined with genuine residential quality has cemented its position as a preferred destination for those unwilling to compromise on space or convenience.

Location and Accessibility

The Yishun Ring Road address places residents within easy reach of the neighbourhood's extensive commercial and recreational facilities. The estate is well-serviced by a comprehensive network of primary and secondary schools, making it particularly appealing to families with educational priorities. Shopping enthusiasts benefit from proximity to established retail destinations, whilst daily necessities are accessible via numerous neighbourhood shops and supermarkets distributed throughout the district. The immediate surroundings feature tree-lined avenues and green spaces that contribute to the area's appeal as a family-oriented community where outdoor recreation and social interaction are naturally encouraged.

Public transport connectivity forms a cornerstone of the area's appeal, with multiple bus routes providing direct linkages to employment centres, educational institutions, and leisure destinations across Singapore. The integrated transport infrastructure means residents enjoy flexibility in commute options whilst maintaining reasonable travel times to most parts of the island. This accessibility has historically supported strong capital appreciation for properties in the district, as improved transport connections typically drive demand amongst upgraders and investors alike.

Property Specifications and Layout Considerations

Units at this development showcase thoughtfully configured floor plans that maximise usable living space within the four-bedroom, three-bathroom framework. The approximately 1,572 square feet allocation represents a meaningful increase over smaller unit formats, permitting genuine separation of private sleeping quarters from shared family areas. This spatial generosity proves particularly valuable in multi-generational households or families with teenage children requiring privacy and independence. The three-bathroom arrangement reduces morning scheduling conflicts whilst signalling a design philosophy that prioritises household functionality and resident comfort.

The development's mature positioning within the Yishun estate means units benefit from settled community infrastructure and proven neighbour profiles. Unlike newer launches in peripheral locations, residents at 387 Yishun Ring Road inherit established social networks, operational community centres, and tested maintenance frameworks that have been refined across multiple property cycles. This maturity translates to predictable management standards and transparent operating costs, factors that experienced investors and upgraders specifically seek when evaluating long-term hold assets.

Investment Potential and Rental Dynamics

The four-bedroom, three-bathroom configuration positions these units squarely within the demand segment for family rental accommodation, where tenants actively seek space and amenities reflective of their household circumstances. Yishun's established tenant base—comprising both expatriate families and local multi-generational households—demonstrates consistent appetite for larger units that command premium rental rates relative to smaller formats. Properties of this size and location have historically achieved gross rental yields in the mid-to-high single-digit percentage range, reflecting the balance between achievable rental rates and the capital invested in acquisition.

The district's demographic profile supports sustained rental demand, as the neighbourhood continues attracting families prioritising space and convenience over prestige or cutting-edge amenities. This demographic stability provides reassuring predictability for investors evaluating cash-flow sustainability across economic cycles. Unlike properties in high-appreciation zones where rental yield remains secondary to capital gains, units in mature estates like Yishun often deliver solid income returns that substantiate the purchase decision independent of property price momentum.

Market Position and Comparable Value

Pricing at approximately S$980,000 positions these units within the established market range for four-bedroom HDB accommodation in the Yishun district. Recent comparable transactions in the area have demonstrated per-square-foot valuations consistent with this price point, reflecting genuine market alignment rather than speculative premium. Buyers evaluating this development against competing four-bedroom offerings in nearby neighbourhoods will find pricing that reflects the location's established credentials, proven demand patterns, and settled community infrastructure.

The price-to-space ratio implicit in these units compares favourably with newer launches in peripheral districts where vastly larger floor areas command substantially higher absolute prices. Savvy upgraders recognise that the marginal cost of additional square footage increases dramatically in newer estates, whilst the Yishun location offers proven appreciation patterns and established tenant demand that newer launches have yet to demonstrate. This positioning makes the development particularly attractive to sophisticated buyers comfortable trading modern finishes for space and location credibility.

Buyer Suitability and Strategic Positioning

The development appeals distinctly to different buyer cohorts, each with specific strategic objectives. Upgrading families seeking their final primary residence find compelling value in the substantial living space and established neighbourhood environment, where children's educational pathways and community social networks are already functioning. Young professionals contemplating multi-generational housing discover that the four-bedroom format accommodates elderly parents or extended family members without requiring wholesale compromise on the couple's privacy and independence. Investors focused on rental yield and capital preservation appreciate the combination of stable tenant demand and proven property values in a district with minimal vacancy risk.

First-time buyers stepping up to larger family accommodation will appreciate the straightforward appeal of additional space without confronting the speculative risk inherent in launches positioned primarily on prospective appreciation rather than current livability. The established neighbourhood context removes the uncertainty that accompanies early-stage estate development, allowing buyers to make informed decisions based on visible amenities and proven market dynamics rather than architectural renderings and developer promises.

Financing and Buyer Stamp Duty Considerations

Purchasers acquiring their first residential property at this price point will encounter Buyer's Stamp Duty calculated at standard rates, with the specific amount determined by the precise purchase price within the S$980,000 region. First-time buyers benefit from stamp duty exemptions or reductions depending on the exact transaction value and eligibility status, making financing structuring an important consideration during the acquisition process.

Investors or upgraders purchasing a second residential property face Additional Buyer's Stamp Duty at 20% on the purchase price, a significant cost component requiring explicit factoring into investment returns modelling. For a property at the S$980,000 price point, this translates to an additional S$196,000 stamp duty liability, fundamentally altering the total acquisition cost and internal rate of return calculations. Buyers in this category must ensure their rental yield projections and capital appreciation expectations justify this substantial upfront cost before committing to purchase.

Lease Tenure and Long-Term Value Preservation

As an HDB property, 387 Yishun Ring Road operates under Singapore's standard 99-year leasehold tenure model, a framework that fundamentally shapes long-term value dynamics and resale positioning. The 99-year structure means that lease decay becomes an increasingly material factor as properties age, particularly in the final decades of the lease term when financial institutions may restrict lending availability and buyer appetite naturally contracts. Current purchase at this development means buyers are acquiring property at the midpoint of the lease trajectory, where sufficient lease duration remains to support conventional financing for immediate resale but where awareness of future decay becomes strategically relevant for long-term holders.

The established HDB framework includes transparent management standards and predictable cost structures that private residential developments rarely match, providing reassurance regarding operational consistency and maintenance standards across the holding period. However, prospective long-term holders should explicitly model lease decay impact on future resale value, ensuring that their investment timeline aligns with the property's positioning within its lease lifecycle and recognising that properties with materially reduced lease terms face compressed buyer pools and reduced absolute prices.

Neighbourhood Infrastructure and Future Development

The Yishun district has matured considerably over recent decades, with primary infrastructure essentially complete and additional development constrained by the neighbourhood's established character and housing density. This relative stability in the supply pipeline means that excessive new competition will not materialise, supporting existing property values through scarcity value and allowing achieved rental rates to remain stable relative to supply-demand equilibrium. Buyers seeking confidence that their investment will not be undermined by unexpected competing supply appreciate this mature estate positioning, where further large-scale development remains unlikely given physical constraints and planning considerations.

The neighbourhood's long-term trajectory favours established, well-maintained properties in proven locations over speculative investments in uncertain emerging areas. 387 Yishun Ring Road represents exactly this type of grounded, stable investment opportunity—neither flashy nor trendy, but fundamentally sound and supported by authentic market demand anchored in real household needs rather than speculative momentum or marketing narratives.

Frequently Asked Questions

What gross rental yield might investors expect from a 4-bedroom unit at 387 Yishun Ring Road?

Four-bedroom units in the Yishun district typically achieve gross rental yields in the region of 4% to 6% per annum, depending on specific unit location, condition, and tenant profile demographics. At the S$980,000 price point, this translates to annual rental income ranging from approximately S$39,200 to S$58,800 before accounting for property tax, maintenance costs, and management expenses. The actual yield realised by individual investors will depend on tenant acquisition timelines, negotiated rental rates reflecting unit-specific features, and the landlord's willingness to engage professional management versus self-management approaches. Yishun's demographic profile—comprising established families and expatriate households—supports consistent rental demand that has historically proven more stable than newer estate developments still building tenant familiarity.

How does the per-square-foot pricing at 387 Yishun Ring Road compare to recent HDB transactions in Yishun?

Recent transactions for four-bedroom HDB units in the Yishun district have demonstrated per-square-foot valuations clustering around S$620 to S$660 per square foot, positioning the S$980,000 price point at approximately S$623 per square foot—reflecting fair market alignment for a unit of this configuration and location. This per-square-foot metric sits comfortably within the established range for comparable Yishun properties, indicating pricing that reflects genuine market conditions rather than speculative premium or distressed discount. Buyers evaluating whether pricing justifies acquisition relative to competing offerings should reference recent nearby transactions and factor in unit-specific features such as floor level, facing direction, and proximity to neighbourhood facilities, as these variables typically account for 5% to 10% pricing variation around the district mean.

What is the Additional Buyer's Stamp Duty impact for a second-property buyer acquiring a unit here?

A Singapore Citizen purchasing a second residential property at 387 Yishun Ring Road faces Additional Buyer's Stamp Duty of 20% on the purchase price, adding S$196,000 to the S$980,000 acquisition cost and increasing total stamp duty liability to approximately S$245,000 including standard Buyer's Stamp Duty. This 20% ABSD rate applies specifically to second residential property acquisitions by Singapore Citizens and represents a material consideration in investment return modelling, effectively reducing the investor's net equity position by this amount and requiring stronger rental yield projections to justify the acquisition. Investors must explicitly factor this upfront cost into their internal rate of return calculations, recognising that the S$196,000 ABSD liability must be recouped through rental income or capital appreciation before the investment generates absolute profit relative to simply retaining capital in liquid form.

What lease decay risk should long-term owners at 387 Yishun Ring Road anticipate?

As an HDB property operating under the standard 99-year leasehold tenure, 387 Yishun Ring Road will experience gradual lease decay affecting both financing availability and absolute resale value, particularly acute in the final 20 to 30 years of the lease term. Current acquisition at this development means buyers are purchasing property at approximately the midpoint of the lease trajectory, providing roughly 50 years of tenure before acute decay concerns materialise—a timeframe suitable for most residential owner-occupiers but requiring explicit consideration from investors with longer holding horizons. Financial institutions typically restrict lending on HDB properties with lease terms below 30 years, meaning that properties held into the 2070s will face severely constrained buyer pools and dramatically compressed absolute prices as institutional lending becomes unavailable and buyer interest concentrates exclusively on very short-term occupants. Long-term investors should explicitly model this lease decay impact, potentially factoring in additional capital expenditure for lease renewal or building assumed exit timelines into their investment thesis.

How does proximity to MRT stations affect demand and capital appreciation for units at this development?

Yishun's established transport connectivity via the North-South Line provides residents with relatively direct access to the Central Business District and other major employment nodes, supporting consistent demand from commuting workers and contributing to historically stable property appreciation in the district. Properties in Yishun with convenient walking or short bus access to MRT stations command marginal premiums relative to those requiring longer commutes, reflecting market recognition that transport convenience directly impacts household quality of life and rental appeal. The neighbourhood's mature positioning means transport infrastructure improvements are incremental rather than transformative—unlike emerging areas where new MRT connections drive dramatic appreciation jumps, Yishun properties appreciate primarily through scarcity value and gradual household income growth supporting rental demand, resulting in predictable but modest capital growth trajectories well-suited to risk-averse investors prioritising yield over speculative appreciation.

Which buyer profiles find 387 Yishun Ring Road most strategically suited?

Upgrading families seeking their final primary residence discover compelling value in the substantial four-bedroom configuration combined with an established neighbourhood environment where educational institutions and community networks are fully operational, removing the uncertainty inherent in early-stage estates. Young professional couples contemplating multi-generational housing find that the four-bedroom format comfortably accommodates elderly parents or extended family members without requiring compromise on the couple's privacy, making this development particularly attractive to those valuing intergenerational proximity. Income-focused investors appreciate the combination of stable tenant demand, proven rental rates, and capital preservation in a mature district where excessive new supply will not materialise, even though capital appreciation prospects remain modest relative to emerging estate launches. First-time buyers stepping up from smaller units will appreciate the straightforward appeal of additional space without confronting speculative risk, though they should carefully model lending capacity at this price point to ensure mortgage commitments remain affordable relative to household income.

What Total Debt Servicing Ratio (TDSR) and financing headroom should buyers expect at this price point?

A property acquisition at the S$980,000 price point with standard 80% LTV financing requires approximately S$196,000 cash down payment, with the balance of S$784,000 typically financed across 25-year mortgage terms at current interest rates between 3.5% and 4.5%, resulting in monthly mortgage payments ranging from S$3,900 to S$4,200. The TDSR framework limits total monthly debt servicing to 60% of gross monthly household income, meaning that an individual earning S$7,000 monthly could theoretically support S$4,200 mortgage payment alongside existing debts, though prudent lending institutions typically impose stricter internal thresholds to maintain borrower payment resilience. Buyers should recognise that the S$980,000 price point sits comfortably within financing reach for established professionals earning S$70,000+ annually but may present affordability constraints for lower-income households, first-time buyers, or those carrying substantial existing debt liabilities. Those with spotty credit histories or irregular income documentation should budget for higher interest rates or more stringent down payment requirements, potentially reaching 30% to 40% cash contributions rather than the standard 20%.

How does 387 Yishun Ring Road compare to nearby competing 4-bedroom HDB developments?

The Yishun district contains numerous four-bedroom HDB units across multiple estates constructed during different development phases, creating genuine competition within the neighbourhood that establishes transparent pricing benchmarks and competitive tenant standards. Units in adjacent blocks typically transact within S$50,000 to S$100,000 of the S$980,000 price point depending on facing direction, floor level, and proximity to bus interchanges or commercial precincts, reflecting relatively narrow pricing variance across the district and suggesting limited advantage from shopping extensively within Yishun itself. Buyers evaluating 387 Yishun Ring Road should extend comparison exercise to adjacent districts such as Ang Mo Kio or Sembawang, where four-bedroom units sometimes offer modest pricing advantages or superior transport connectivity but sacrifice the established commercial infrastructure and tenant familiarity that Yishun provides. The development's competitive positioning centres on established neighbourhood credentials and proven market demand rather than price leadership or architectural novelty, making it suitable for buyers prioritising stability and reliability over acquisition bargains or prestige positioning.

Which unit stacks or floor levels offer superior value at this development?

Mid-floor units (typically levels 5 to 20) at 387 Yishun Ring Road typically offer superior value relative to ground or very high-level units, balancing reasonable mobility for elderly residents or families with young children against the premium pricing commanded by high-floor units with superior views and privacy. Units facing away from main roads benefit from reduced traffic noise and better air quality without sacrificing the rental appeal required to achieve target yield, as tenant demand centres on practical functionality and affordability rather than premium environmental features. Buyers should specifically evaluate units on stacks positioned away from commercial precincts, bus terminals, or school facilities, which tend to experience elevated foot traffic, noise, and visitor activity that depresses long-term rental appeal despite marginally reduced acquisition prices. Corner units commanding modest premiums due to superior natural light and ventilation often prove excellent long-term holds, as these features sustain rental demand across tenant turnover cycles and limit the risk of extended vacancy periods.

What future supply pipeline exists in Yishun that might affect property appreciation prospects?

The Yishun district's supply pipeline remains extremely limited, with the neighbourhood's residential density essentially at maximum density levels permitted under planning guidelines and new development opportunities constrained by the established built environment and competing land use demands. Unlike emerging estates where announced launches regularly introduce new competing supply, Yishun benefits from supply scarcity that naturally supports existing property values through reduced competition for tenant acquisition and buyer attention. The district's long-term demographic trajectory favours older properties in proven locations over speculative new launches, as established households increasingly prioritise accessibility and community integration over architectural novelty or prospective appreciation narratives. Buyers should recognise that this limited pipeline advantage simultaneously implies modest capital appreciation prospects—properties appreciate primarily through scarcity value and gradual income growth supporting rental demand rather than estate-wide redevelopment cycles or major transport infrastructure improvements that characterise emerging areas. This positioning suits conservative investors and owner-occupiers prioritising stability and yield over ambitious capital appreciation targets.

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