Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$480K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$480K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$96,000 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.

395 Yishun Ring Road: A Mature HDB Development in a Vibrant District

395 Yishun Ring Road represents a well-established public housing development situated within one of Singapore's most developed residential districts. The project comprises multiple units spanning different bedroom configurations, with current offerings beginning from S$480,000. This matured estate has become a focal point for buyers seeking stability, affordability, and proximity to essential services without sacrificing accessibility to wider Singapore.

Yishun itself has evolved considerably over the past two decades into a thriving mixed-use precinct characterised by extensive shopping facilities, educational institutions, and recreational spaces. The estate benefits from comprehensive infrastructure, including multiple transport nodes, hawker centres, supermarkets, and healthcare facilities. Families and investors alike have recognised the district's appeal due to its established community profile and consistent demand for residential accommodation.

Location and Connectivity

The development's position on Yishun Ring Road places it within easy reach of the broader Yishun ecosystem. The Yishun neighbourhood is served by well-developed road networks, enabling straightforward commutes to various parts of Singapore. Residents enjoy convenient access to Yishun MRT station, which provides rail connections throughout the island. This proximity to public transport significantly enhances the appeal of units within the development for both daily commuters and those relying on efficient mass-transit options.

The immediate locality offers diverse shopping and dining experiences, with Yishun Central and surrounding shopping malls providing retail, hospitality, and entertainment options. Educational facilities, including primary schools, secondary schools, and junior colleges, serve families with school-going children. The presence of Khoo Teck Puat Hospital in the district reinforces accessibility to quality healthcare services, a consideration increasingly important for both young families and retirees.

Property Specifications and Unit Variety

Units within 395 Yishun Ring Road are available in multiple configurations to accommodate diverse household needs. The development includes 3-bedroom and 2-bedroom options, with unit sizes typically ranging around 1,119 square feet for the larger configurations. These floor plate dimensions are conducive to family living, offering sufficient space for residential comfort whilst maintaining proportionate maintenance costs. The distribution of unit types across different stacks and floor levels provides buyers with meaningful choice when selecting their ideal property.

The HDB flat typology ensures practical layouts optimised for contemporary living standards. Each unit is equipped with essential facilities including kitchen, bathrooms, and living spaces designed in accordance with HDB's build standards. Ceiling heights and ventilation provisions align with current housing regulations, ensuring comfortable year-round occupancy. The prevalence of multiple units across various floors and blocks creates a heterogeneous market within the development, allowing purchasers to identify properties matching their specific lifestyle and investment criteria.

Investment Potential and Market Dynamics

For property investors, the Yishun HDB market has historically demonstrated consistent demand due to the district's maturity and broad appeal to both owner-occupiers and tenants. The availability of rental housing at competitive price points has made Yishun an attractive location for buy-to-let investors seeking reasonable capital outlay with reliable tenant demand. The mix of family units and smaller configurations at 395 Yishun Ring Road positions the development competitively within the investment market, appealing to those seeking diversified rental income streams.

Capital appreciation in mature HDB estates typically reflects Singapore's broader property market cycles whilst remaining influenced by district-specific factors such as population composition, upgrade initiatives, and broader economic sentiment. The Yishun precinct's continued investment in amenities and its status as an established residential hub support long-term value stability. Prospective investors should recognise that HDB flat ownership carries distinct characteristics compared to private residential property, including the absolute requirement for ownership to reside in the unit or rent it out, regulatory caps on holding periods, and eventual lease decay considerations as properties age.

Buyer Profiles and Suitability

The development appeals to first-time homebuyers seeking entry into the property market at an accessible price point. The comprehensive suite of amenities within the Yishun district and the established nature of the estate provide reassurance to newcomers navigating their initial property purchase. Government housing grant schemes remain available for eligible first-time buyers acquiring HDB flats, potentially reducing effective purchase costs and improving financing capacity.

Upgraders relocating from other HDB estates or private properties find value in the range of unit sizes and configurations available at 395 Yishun Ring Road. The location offers a middle-ground positioning—mature, well-serviced, and recognised, yet with pricing that allows upgraders to access improved living standards without overextending financially. Families expanding or seeking enhanced convenience appreciate the proximity to schools, parks, and family-oriented facilities throughout Yishun.

Investors evaluating the development benefit from the reliable tenant base typically present in mature HDB estates. The combination of affordability and accessibility makes Yishun flats attractive to renters, supporting consistent occupancy rates and competitive rental yields. The relatively standardised nature of HDB properties simplifies comparative valuation and tenant management, factors favourable to portfolio investors managing multiple holdings.

Financing and Affordability Considerations

Prospective buyers should engage with financial planning early in the purchase process, as HDB flat acquisition involves mandatory down-payment requirements, loan eligibility assessments, and ongoing servicing obligations. The total debt servicing ratio framework applied by financial institutions typically permits borrowers to service combined housing and non-housing debt up to specified thresholds of monthly income. Current price points for units at the development facilitate mortgage loans sufficiently substantial to enable purchase without disproportionate cash outlay, though individual financial circumstances vary.

Second property buyers should be cognisant of Additional Buyer's Stamp Duty implications when acquiring HDB flats as investment holdings. Current ABSD for Singapore Citizens purchasing a second residential property stands at 20%, representing a material addition to acquisition costs that must be incorporated into investment return calculations. This duty is applied on top of standard stamp duty and significantly affects the internal rate of return on rental income-based investment strategies.

Market Comparables and Competitive Position

Within the broader Yishun HDB market, 395 Yishun Ring Road occupies a competitive middle ground. Adjacent developments on nearby roads such as Yishun Avenue and peripheral streets offer broadly similar unit types and pricing, creating an active comparable market against which to benchmark values. The development's performance relative to these neighbouring estates reflects not only individual property condition but also micro-location factors including proximity to MRT stations, shopping nodes, and specific estate amenities.

Pricing per square foot for HDB flats in Yishun has historically tracked in line with broader HDB market movements, influenced by demand from upgraders, investors, and owner-occupiers. Recent transaction data in the estate suggests a mature pricing environment with limited speculative distortions, offering transparency for buyers evaluating value propositions. Comparative analysis of recent sales across comparable unit types provides empirical guidance for assessing whether current asking prices align with market realities.

Future Considerations and Estate Outlook

The Yishun district benefits from ongoing government investment in public housing infrastructure, community facilities, and transport enhancement initiatives. Future supply additions to the HDB stock in surrounding precincts may influence pricing dynamics, though the maturity of Yishun as an established residential hub and the finite land available for new public housing development suggest limited disruption to current property values. Lease decay, a long-term consideration for all HDB flats, becomes increasingly relevant as properties age beyond 30 years, potentially impacting future resale values and financing capacity as leases shorten.

The development represents a stable residential investment opportunity within Singapore's mature public housing landscape. Buyers and investors should approach acquisition with realistic expectations regarding price appreciation, maintaining focus on the combination of affordability, accessibility, and tenant demand that characterises successful HDB property ownership in established estates like Yishun.

Frequently Asked Questions

What rental yield can investors realistically expect from HDB flats at 395 Yishun Ring Road?

Rental yields for HDB flats in mature estates like Yishun typically range between 2% and 3.5% gross annually, depending on unit size, floor level, and current market rental rates. A 3-bedroom flat at the development would command monthly rents broadly aligned with district averages, currently clustered around S$2,200–S$2,700 depending on stack position and specific amenities. Investors should factor in mandatory 20% ABSD on acquisition costs and ongoing management expenses when calculating net yields, which often compress returns below headline figures and typically necessitate longer holding periods to justify investment entry.

How do recent price-per-square-foot transactions in Yishun compare to 395 Yishun Ring Road's current asking prices?

Recent HDB transactions in Yishun have traded at price-per-square-foot levels ranging approximately S$425–S$480 depending on unit age, floor height, and specific stack positioning, with newer or renovated units at the higher end and older units toward lower benchmarks. The current asking prices at 395 Yishun Ring Road align with these comparable market transactions, positioning the development within the fair-value zone for the district. Careful comparison of specific unit specifications—such as floor level, facing direction, and condition—remains essential, as variations across the development can justify price differentiation within the broader S$425–S$480 per-square-foot band.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens purchasing a second property at this development?

Singapore Citizens acquiring a second residential property, including HDB flats at 395 Yishun Ring Road, incur Additional Buyer's Stamp Duty at the current rate of 20% calculated on the purchase price. On a S$480,000 acquisition, this equates to S$96,000 in ABSD liability payable at completion, materially increasing total acquisition costs beyond the base purchase price. This duty significantly compresses investment returns for buy-to-let investors and should be carefully incorporated into investment feasibility modelling, often justifying longer holding periods or requiring substantially higher rental yields to justify acquisition from a pure return-on-investment perspective.

What lease decay risk should buyers consider, and how might it affect resale values and refinancing capacity?

HDB flats at 395 Yishun Ring Road, as with all HDB properties, operate on lease tenures of either 99 years or 999 years depending on estate vintage; buyers should verify exact lease length at acquisition as leasehold decay becomes an increasingly relevant consideration beyond 30 years of age. Properties with remaining leases below 60 years typically experience material resale value compression and become increasingly difficult to refinance, with many financial institutions reducing loan-to-value ratios or declining to lend altogether on deeply decayed leases. For a development of uncertain age and lease status, engaging professional valuation and legal advice prior to purchase is essential to understand how remaining lease tenure impacts both current value and future marketability.

How does proximity to Yishun MRT station influence demand and capital appreciation for flats at this location?

Proximity to Yishun MRT station significantly enhances demand across the Yishun HDB market, as reliable public transport connectivity increases appeal to commuters, families, and investors seeking accessibility to employment centres and educational institutions throughout Singapore. Properties within 400–600 metres of the station typically command modest premiums relative to estate periphery locations, reflecting the convenience premium attached to efficient transport access. This consistent demand underpins relative price stability in the precinct and supports rental marketability, as tenants actively seek accommodation near MRT nodes; however, the degree of premium attachment has matured over decades, meaning appreciation from transport proximity alone is likely already fully reflected in current pricing.

Which buyer profiles—first-timers, upgraders, or high-net-worth investors—are best suited to 395 Yishun Ring Road?

First-time homebuyers benefit considerably from HDB flats at 395 Yishun Ring Road, as the development offers below-market entry prices relative to private property, access to government housing grants, and proximity to schools and family facilities throughout Yishun, making it an accessible pathway into property ownership. Upgraders relocating from older HDB estates or other accommodation appreciate the range of unit configurations, mature amenities, and balanced pricing that allows lifestyle improvement without overextending financially. Property investors seeking buy-to-let opportunities find the development attractive due to reliable tenant demand in the district and acceptable price-to-rental-yield ratios, though high-net-worth investors typically gravitate toward private residential property with fewer regulatory constraints and greater asset appreciation potential.

What Total Debt Servicing Ratio headroom exists at typical price points, and how does this affect financing capacity?

At a purchase price of S$480,000 with standard HDB financing over 25 years, typical monthly mortgage servicing ranges S$1,800–S$2,100 depending on interest rates and down-payment proportions, consuming approximately 25–35% of household income at moderate earning levels. Financial institutions typically permit total debt servicing ratios—combining housing and non-housing obligations—up to 60% of gross monthly income, meaning buyers with monthly household income of S$5,500–S$7,000 possess reasonable headroom to service the HDB mortgage alongside other commitments. Buyers with existing debt, car loans, or credit card obligations must carefully stress-test their total debt servicing position, as TDSR constraints may limit effective borrowing capacity below theoretical maximum figures.

How does 395 Yishun Ring Road compare to competing nearby HDB developments in terms of value and positioning?

Neighbouring HDB estates in Yishun—including developments on Yishun Avenue, Yishun Street, and adjacent precincts—offer broadly comparable unit types and pricing, with differentiation primarily reflecting minor variations in estate age, specific amenities, and micro-location proximity to MRT, shopping nodes, or schools. 395 Yishun Ring Road maintains competitive parity with these neighbours, trading at aligned price points and attracting similar buyer demographics, meaning purchasing decisions often hinge on specific unit attributes—floor level, facing direction, stack position—rather than development-level superiority. The absence of significant pricing divergence across competing nearby estates suggests mature market equilibrium, with limited opportunity to identify exceptional value outliers.

Which unit stacks or floor levels typically offer the best value within this development?

Mid-range floor levels—typically the 5th to 18th storeys—often represent superior value within HDB estates, as they command modest premiums over lower floors whilst avoiding the steeper pricing for penthouse or high-floor locations, delivering attractive price-to-space efficiency. Units facing away from major roads and positioned on quieter sections of the development typically trade at discounts relative to prime-facing units, yet deliver comparable living quality for cost-conscious buyers willing to accept slightly less prestigious orientation. Ground-floor and first-floor units frequently attract price discounts reflective of reduced privacy and potential security perceptions, presenting value opportunities for investors prioritising rental yield over owner-occupancy prestige, as tenants are typically less sensitive to floor positioning than owner-occupiers.

What is the future HDB supply pipeline in the Yishun district, and could new developments affect pricing at 395 Yishun Ring Road?

The HDB Development Pipeline indicates continuing housing supply in the broader Yishun precinct and adjacent precincts, with new Build-to-Order and subsequent launches planned for surrounding localities; however, the finite available land in an established, mature estate suggests incremental rather than transformative supply expansion. New supply additions to the Yishun housing stock may exert modest downward pressure on pricing for older or less-amenitised properties, though the established catchment, proven demand, and improvements to district facilities typically stabilise prices in core locations. For 395 Yishun Ring Road specifically, the development's maturity means it will increasingly compete with newer supply offerings on affordability and condition, making long-term capital appreciation modest and reinforcing the case for value-focused or yield-focused investment strategies rather than speculative appreciation positioning.

[For Sale] Hdb Flat At 395 Yishun Ring Road — From S$480K