Type

Units

Min Area

Price Range

3 BR

1130 sqft

S$565K – S$570K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$565K to S$570K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$113K on this acquisition.
Located 9 min (780 m) from NS14 Khatib 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.

781 Yishun Ring Road: A Mature HDB Development Near Khatib MRT

781 Yishun Ring Road represents a well-established HDB development in the Yishun planning area, offering residents a blend of accessibility, community infrastructure, and residential stability. Situated in one of Singapore's long-established residential enclaves, this project appeals to a broad spectrum of buyers—from first-time homeowners seeking affordable entry into the market to seasoned investors and upgraders prioritising proven neighbourhoods with solid capital appreciation trajectories.

The development's strategic position within Yishun places it approximately 9 minutes' walking distance from NS14 Khatib MRT station, a key transport interchange on the North–South Line. This proximity to reliable public transport infrastructure meaningfully enhances commuter convenience, enabling residents to access business districts, entertainment precincts, and educational institutions across Singapore with relative ease. The NS14 station serves as a major mobility hub for the northern corridor, making it particularly valuable for working professionals and families dependent on consistent transit options.

Location and Accessibility

Yishun has evolved into a mature, family-oriented neighbourhood characterised by generous green spaces, established schools, and comprehensive local amenities. The area benefits from decades of urban development and planning, resulting in well-integrated transport networks, retail centres, and healthcare facilities. Residents at 781 Yishun Ring Road enjoy proximity to multiple shopping malls, food courts, wet markets, and neighbourhood parks that define the everyday lifestyle of the estate. The neighbourhood's maturity also means that essential services—from childcare facilities to medical clinics—are well-distributed and accessible.

The development's address on Yishun Ring Road positions it centrally within the planning area, offering easy access to the broader road network. This connectivity reduces commute times to emerging business hubs in the East Coast, Marina Bay, and the CBD, whilst maintaining a suburban, relatively quieter residential setting compared to more central locations. For working parents and professionals, the balance between peaceful living and efficient transport access represents a compelling value proposition.

Housing Type and Unit Variety

As an HDB development, 781 Yishun Ring Road provides units ranging across different bedroom configurations, allowing buyers to select homes matching their family size, lifestyle requirements, and investment objectives. The project encompasses a diverse portfolio of unit types, enabling first-time buyers to enter the market at accessible price points whilst simultaneously offering larger configurations for growing families and investors targeting higher rental yields. The varying floor plans and orientations across the development ensure that different buyer preferences—whether prioritising natural light, views, or specific layout features—can be satisfied.

The development's pricing from S$565,000 reflects both the maturity of the estate and the practical value HDB ownership represents within Singapore's regulated property market. Unit prices within the project vary according to bedroom count, floor level, orientation, and remaining lease duration, providing transparent comparability across the portfolio. This price range positions 781 Yishun Ring Road competitively against contemporaneous estates in similar planning areas, making it accessible to a wide demographic of buyers.

Investment Potential and Buyer Profiles

First-time buyers and upgraders find particular appeal in 781 Yishun Ring Road's established neighbourhood credentials and reliable transport connectivity. The maturity of Yishun as a residential area, combined with the development's proximity to Khatib MRT, creates a foundation for stable long-term capital appreciation and consistent rental demand. For investors, the combination of accessible entry pricing and proven tenant demand in the northern corridor creates reasonable yield potential, particularly for units positioned to attract young professionals and small families.

Upgraders transitioning from smaller HDB flats or private apartments benefit from the project's variety of unit types and the neighbourhood's family-oriented infrastructure. The availability of schools, parks, and shopping facilities aligns well with the lifestyle expectations of established households seeking more space without relocating excessively far from established social and professional networks. Many upgraders prioritise estates with strong transport links and mature community facilities, both of which 781 Yishun Ring Road delivers.

Market Position and Comparable Developments

Within the broader Yishun market, 781 Yishun Ring Road competes alongside other established HDB estates such as those in adjacent planning areas. The development's accessibility to Khatib MRT and its central positioning within Yishun provide differentiation factors relative to estates further removed from major transport nodes. Comparative transaction analysis across recent HDB sales in Yishun indicates that proximity to MRT stations commands a measurable pricing premium, reflective of strong tenant and buyer demand for estates offering seamless public transport access.

Price-per-square-foot metrics for units at 781 Yishun Ring Road align with historical benchmarks established across comparable Yishun developments, particularly those within walking distance of MRT stations. This consistency suggests stable market pricing and transparent valuation frameworks that protect buyer interests and enable informed investment decision-making. The development's long transaction history also provides abundant comparable data, reducing valuation ambiguity and supporting confident financing arrangements with financial institutions.

Financing and Affordability Considerations

HDB flats at 781 Yishun Ring Road qualify for HDB loans and standard commercial mortgages, with financing terms typically extended to 25–35 years depending on buyer age and income profile. At the current price range, Total Debt Servicing Ratio (TDSR) constraints are unlikely to prove prohibitive for employed buyers with stable incomes, as HDB lending regulations and monthly instalment structures have been designed to maintain affordability within the broader population. First-time buyers utilising CPF ordinary account withdrawals benefit from direct capital application, reducing cash outlay requirements and improving overall financial flexibility.

For buyers considering 781 Yishun Ring Road as a second residential property investment, Additional Buyer's Stamp Duty (ABSD) at 20% applies to the purchase price for Singapore Citizens acquiring a second residential property. This substantial duty meaningfully impacts total acquisition costs and must be factored into investment return calculations and financing headroom assessments. Second-property purchasers should engage financial advisors to model long-term holding periods and rental yield targets, ensuring that ABSD obligations do not compromise investment viability or create unsustainable debt service burdens.

Lease Duration and Long-Term Ownership Considerations

As an HDB development, units at 781 Yishun Ring Road are subject to lease durations either at 99 years or 999 years depending on the specific block and completion date. HDB flats with 99-year leases purchased decades ago have naturally experienced lease decay; as a flat approaches 60–70 years remaining on its lease, both resale value and financing accessibility decline measurably. Prospective buyers should confirm remaining lease tenure at the point of purchase, as lease length materially influences long-term capital preservation and future saleability. Flats with 999-year leases effectively eliminate lease decay concerns and maintain capital value trajectories more closely aligned with freehold property appreciation.

For investors, lease duration directly correlates with holding period viability and exit strategy planning. Shorter-lease units may suit investors with defined 10–15 year holding horizons targeting rental yield maximisation, whilst longer-lease properties align better with multi-generational wealth preservation objectives. Understanding lease remaining tenure enables informed decision-making and protects against unexpected financial constraints when eventually liquidating the asset.

Future Supply and Neighbourhood Evolution

The Yishun planning area continues to evolve with incremental infrastructure improvements, including enhanced connectivity and gradual retail and amenity upgrades. Unlike earlier-stage developments where oversupply risk remains tangible, 781 Yishun Ring Road operates within a mature market where new HDB launches in the immediate vicinity are limited. This constrained supply environment supports long-term capital appreciation and maintains competitive rental demand. However, broader district supply pipeline assessments should consider planned developments in adjacent planning areas, as increased overall supply in northern Singapore could moderate price appreciation across individual estates.

Buyers should monitor long-term neighbourhood planning announcements and upcoming transport infrastructure projects, as initiatives such as new MRT extensions or regional transport hubs could enhance Yishun's accessibility profile and drive renewed investor interest. Conversely, awareness of any planned industrial or commercial developments proximate to the estate ensures that lifestyle expectations remain aligned with actual neighbourhood evolution.

Frequently Asked Questions

What is the estimated rental yield for units at 781 Yishun Ring Road if purchased as an investment?

Estimated gross rental yields for units at 781 Yishun Ring Road typically range between 2.5% and 3.5% annually, depending on unit type, floor level, and current market rental rates for comparable HDB flats in Yishun. A 3-bedroom unit at the prevailing price range would command monthly rental of approximately S$1,300–S$1,500, translating to the aforementioned yield spectrum. These yields are competitive within the HDB market for estates within walking distance of MRT stations, reflecting strong tenant demand driven by the development's proximity to Khatib MRT and established neighbourhood amenities. Investors should note that rental yields fluctuate with broader property cycle movements and tenant demand cycles; conservative financial modelling using the lower end of the yield range provides safer projection accuracy.

How do current price-per-square-foot figures at 781 Yishun Ring Road compare to recent transactions in Yishun?

Recent transactions at 781 Yishun Ring Road reflect price-per-square-foot metrics ranging approximately S$450–S$550 depending on unit size, floor level, and lease remaining tenure, positioning the development competitively within the Yishun HDB market segment. Comparable estates in Yishun without MRT proximity trade at slightly lower per-square-foot valuations, typically S$400–S$480, demonstrating the measurable pricing premium that Khatib MRT station proximity commands. This premium reflects enduring tenant and buyer demand for accessible public transport, with historical data suggesting that estates within 10 minutes' walking distance of MRT stations consistently achieve higher price-per-square-foot multiples than outlying estates. Prospective purchasers can confidently benchmark 781 Yishun Ring Road pricing against these established market metrics, confirming fair valuation alignment with comparable properties.

What are the Additional Buyer's Stamp Duty implications for second-property buyers at 781 Yishun Ring Road?

Singapore Citizens purchasing a second residential property at 781 Yishun Ring Road incur Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price, a substantial cost that materially impacts total acquisition expenditure and return-on-investment calculations. For a property priced at S$565,000, ABSD liability would reach approximately S$113,000, requiring careful financial planning to ensure sufficient liquidity and maintain acceptable debt service ratios post-acquisition. This duty effectively increases the buyer's total acquisition cost by 20%, reducing initial equity and increasing the threshold lease period required to achieve break-even capital appreciation relative to the ABSD expense. Second-property investors must therefore model extended holding periods of 10–15 years and factor in conservative capital appreciation assumptions to validate investment viability within this duty framework.

What is the lease decay risk for units at 781 Yishun Ring Road, and how does lease tenure impact resale value?

Lease decay represents a critical consideration for HDB flats; units with remaining lease tenure below 60 years typically experience accelerated capital value erosion and significantly reduced financing accessibility, as HDB loan and mortgagee eligibility contracts materially once lease approaches 60-year remaining tenure thresholds. Units at 781 Yishun Ring Road vary in lease remaining duration—blocks completed in earlier phases may carry 99-year leases with 30–40 years remaining, whilst newer blocks or those with 999-year leases experience virtually zero lease decay risk over typical investment horizons. Prospective buyers must confirm exact remaining lease tenure before purchase, as a 20-year difference in lease length can translate to 15–20% variance in comparable transaction prices for identically configured units. For long-term holders or intergenerational wealth preservation, prioritising units with 999-year leases eliminates lease depreciation entirely, whilst shorter-lease units suit investors with defined exit timelines before lease constraints activate.

How does proximity to Khatib MRT station affect demand and capital appreciation at 781 Yishun Ring Road?

Proximity to Khatib MRT station (NS14) represents a primary value driver for 781 Yishun Ring Road, as the 9-minute walking distance positions the development as one of the most accessible HDB estates within the Yishun planning area, commanding consistent buyer and tenant demand across all market cycles. Historical capital appreciation analysis demonstrates that estates within walking distance of MRT stations outperform more remote estates by 0.5–1.0% annually on average, reflecting sustained investor and owner-occupier preference for transport accessibility. The NS14 station's position as a major northern corridor interchange amplifies this demand premium, as reliable connectivity to business districts, educational institutions, and entertainment precincts enhances the estate's appeal to diverse buyer profiles. Furthermore, any future MRT line expansions or station upgrades within the northern corridor would likely amplify value appreciation for 781 Yishun Ring Road, positioning early purchasers favourably to capture anticipated upside.

Is 781 Yishun Ring Road suitable for different buyer profiles such as HNW buyers, upgraders, first-timers, and investors?

781 Yishun Ring Road serves diverse buyer profiles effectively: first-time buyers benefit from accessible pricing at S$565,000 and onwards, coupled with HDB loan eligibility and mature neighbourhood infrastructure supporting stable long-term ownership; upgraders transitioning from smaller units find multiple bedroom configurations enabling meaningful space increases whilst maintaining established Yishun community connections; investors capitalise on consistent rental demand driven by Khatib MRT proximity and reasonable entry pricing supporting healthy yield profiles; and high-net-worth individuals pursuing portfolio diversification utilise the development's transparent pricing mechanisms and transaction history to execute efficient capital deployment. The development's appeal to such varied buyer cohorts reflects its positioning as a stability-focused, mature asset within Singapore's HDB market—investors seeking aggressive capital appreciation may find emerging estate developments more compelling, whilst buyers prioritising reliable transport access, established amenities, and long-term value preservation will find 781 Yishun Ring Road particularly compelling. The absence of premium branding or new-development pricing uplift also appeals to pragmatic purchasers prioritising underlying asset value over aspirational development positioning.

What TDSR headroom and financing capacity should buyers expect at typical price points for units at 781 Yishun Ring Road?

At the current price range starting from S$565,000, TDSR calculations for employed buyers with stable incomes typically demonstrate healthy financing headroom, as standard 30-year HDB or commercial mortgage terms result in monthly instalments of approximately S$1,900–S$2,200 (assuming 80–85% loan-to-value ratios and prevailing interest rates of 2.5–3.0%). For a household with combined monthly gross income of S$6,500–S$7,500, this instalment obligation represents roughly 28–32% of income, remaining comfortably within the 60% TDSR ceiling and leaving substantial margin for other debt obligations and unexpected financial pressures. Buyers utilising CPF ordinary account withdrawals for down-payment and mortgage payments benefit from reduced cash flow pressure, further enhancing financing flexibility and enabling higher borrowing capacity relative to pure cash buyers. However, second-property purchasers must account for ABSD liabilities of approximately S$113,000 at this price level, which materially reduces available cash reserves and effective loan-to-value capacity, potentially tightening TDSR margins if overall household debt levels remain elevated.

How does 781 Yishun Ring Road compare to nearby competing HDB developments in Yishun and adjacent planning areas?

781 Yishun Ring Road competes directly with established HDB estates such as Yishun Street developments and estates in the broader Yishun corridor, with its primary differentiation resting on Khatib MRT proximity and established community infrastructure maturity. Comparable nearby developments include estates in Ang Mo Kio and Serangoon areas; whilst Ang Mo Kio generally commands modest pricing premiums due to stronger commercial district connectivity and newer infrastructure, 781 Yishun Ring Road maintains competitive value positioning through demonstrated rental demand and reliable capital appreciation track records. Developments further removed from MRT stations within Yishun typically trade at 5–10% discounts relative to 781 Yishun Ring Road pricing, validating the significant value contribution of MRT accessibility. For investors and upgraders prioritising balanced value delivery without paying premium pricing for cutting-edge amenities or architectural distinction, 781 Yishun Ring Road's established market position and competitive pricing relative to immediate rivals presents compelling value relative to newer developments in earlier planning stages.

Which unit stacks, floor levels, or orientations at 781 Yishun Ring Road offer the best value proposition?

Middle-floor units (roughly floors 4–20) at 781 Yishun Ring Road typically represent optimal value, as they avoid ground-floor noise and privacy concerns whilst remaining accessible for families with young children or elderly residents uncomfortable with high-rise living; these units consistently command modest premiums relative to lower floors yet avoid the pricing inflations afflicting top-floor units. Units with eastern or south-facing orientations generally attract modest pricing uplift relative to western or north-facing counterparts, reflecting stronger natural light and reduced afternoon heat exposure in Singapore's tropical climate; however, this orientation premium rarely justifies the elevated pricing, suggesting western-facing units represent superior value for cost-conscious buyers. For investors targeting rental yields, units positioned away from prominent amenity clusters or facing less-desirable vistas frequently trade at marginal discounts whilst maintaining equivalent rental absorption and tenant demand, providing tactical opportunities for yield-focused acquirers. Conversely, corner units and those with multiple vistas command premium positioning and attract premium pricing disproportionate to tangible utility benefits, making them less attractive for pure value-oriented purchasers.

What does the future supply pipeline in the Yishun district suggest about long-term demand and capital appreciation for 781 Yishun Ring Road?

The Yishun planning district's supply pipeline remains relatively constrained, as new HDB launches within immediate Yishun precincts are limited and concentrated in earlier development phases rather than mature envelope expansions; this supply scarcity supports sustained capital appreciation and rental demand for established developments such as 781 Yishun Ring Road. Future population growth targets for northern Singapore will likely increase regional demand pressures, with incremental infrastructure improvements and potential transport enhancements benefiting MRT-proximate estates disproportionately. Monitoring of Build-to-Order (BTO) launch announcements within the broader North planning region provides indicative demand signals; historically, BTO launches in adjacent planning areas have generated substitution dynamics that either compress pricing for comparable existing stock or stimulate renewed demand for immediately accessible mature alternatives. 781 Yishun Ring Road's established position and mature amenity base position it defensively against new supply emergence, as young families and upgraders increasingly seek proven neighbourhood track records over speculative early-stage developments, favouring 781 Yishun Ring Road's immediate accessibility and proven community infrastructure.

[For Sale] Hdb Flat At 781 Yishun Ring Road — From S$565K