Type

Units

Min Area

Price Range

3 BR

1291 sqft

S$748K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$748K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$150K on this acquisition.
Located 4 min (340 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.

795 Yishun Ring Road: Strategic HDB Living in the North Zone

795 Yishun Ring Road represents a well-positioned HDB resale opportunity in one of Singapore's most established residential estates. Located in the Yishun precinct, this block benefits from decades of mature neighbourhood development, comprehensive infrastructure, and a steady stream of buyer interest across first-time purchasers, upgraders, and investment-focused households. The address places residents within a genuinely walkable distance to key amenities, transport nodes, and community facilities that define modern HDB living in the North Zone.

Proximity to Khatib MRT and Transport Connectivity

The development sits approximately 340 metres—roughly a four-minute walk—from Khatib MRT Station on the North-South Line (NS14). This proximity transforms daily commuting, enabling residents to reach the Central Business District, Jurong East, and other major employment hubs with relative ease. The North-South Line itself is one of Singapore's busiest and most economically valuable corridors, connecting residential estates in the north to commercial and financial districts in the south. For buyers prioritising transport efficiency, this walkable distance to an MRT station significantly enhances long-term capital appreciation potential and rental yield, as tenants and future resale buyers consistently value convenient public transport access.

Yishun as a Mature Residential Estate

Yishun has evolved over several decades into a comprehensive residential community offering far more than basic HDB accommodation. The estate hosts multiple primary and secondary schools, sports complexes, hawker centres, supermarkets, and medical facilities within a short distance. Yong Ho Road wet market, Yishun Central shopping mall, and numerous F&B establishments cater to daily lifestyle needs without requiring lengthy journeys. The neighbourhood's maturity also means that infrastructure maintenance, road quality, and ground-level services are well-established—a reassuring factor for buyers seeking stability rather than relying on future promises. For families considering long-term residence, the depth and reliability of local amenities represent a genuine quality-of-life advantage compared to newer estates still building out their services.

Unit Variety and Pricing Landscape

795 Yishun Ring Road contains a mix of unit sizes and configurations, allowing buyers across different household compositions and budget thresholds to find suitable options. Whether seeking a compact unit for a young couple or first-timer, a three-bedroom configuration for a growing family, or a larger format for multi-generational living, the block's variety supports diverse buyer personas. Pricing across available units reflects the development's location advantage and the current Yishun resale market, with transactions typically ranging from competitive entry-level figures up to higher values for premium layouts or floors. This pricing breadth means that cost-conscious first-time buyers and investors can compete effectively in the same block as more affluent upgraders, creating natural market depth and liquidity.

Resale Liquidity and Market Demand

As an established HDB block in a mature estate with proven MRT connectivity and amenities, 795 Yishun Ring Road enjoys consistent resale demand from multiple buyer segments. The Yishun precinct itself has demonstrated stable or appreciating values over extended periods, particularly for blocks positioned as close as this one to an MRT station. When the time comes to sell—whether upgrading to a private property, downsizing, or reallocating capital—the combination of location, lease remaining, and transport access typically translates into responsive buyer interest and shorter average time on market. This liquidity is a material advantage for buyers uncomfortable with illiquid real estate positions and underscores why mature HDB estates with strong transport links remain foundational to Singapore's property market.

Investment and Rental Yield Considerations

For buy-to-let investors, 795 Yishun Ring Road presents a compelling case given the established rental market in Yishun and the proximity to Khatib MRT. Tenants—whether young professionals, expat workers, or small families—consistently seek HDB flats in estates with convenient MRT access, reliable amenities, and established neighbourhoods. The rental pool in Yishun is broad, spanning short-term corporate housing, long-term family lets, and flexible arrangements, allowing investors considerable flexibility in tenant selection and lease structuring. Rental yields on HDB resale units in this location typically range between 2.5–3.5% gross annually, depending on unit size, floor level, and exact configuration, with net yields (after maintenance contributions and property tax) varying accordingly. The combination of steady tenant demand and competitive entry-level pricing compared to private condominiums makes HDB blocks like this an attractive component of property investment portfolios, particularly for investors focused on cash flow rather than speculative capital gains.

Lease Tenure and Resale Value Trajectory

HDB flats are offered on a 99-year lease basis, meaning that every unit at 795 Yishun Ring Road carries this standard lease tenure. Over the medium term (next 10–15 years), the impact of lease decay on resale values remains minimal, as the property will still command healthy demand and financing availability. However, buyers and investors should be aware that as the lease approaches 70 years remaining (typically around the 29-year mark of ownership), lenders begin to apply tighter loan-to-value ratios, and some buyers become more cautious. For those acquiring at this stage of the development's lifecycle, the lease decay risk is manageable and should not discourage purchase, but it is a factor to monitor when planning eventual resale or refinancing strategy. The strength of the Yishun location and MRT proximity should provide sufficient demand cushion to maintain resale value even as the lease ages, though pricing appreciation is likely to slow once lease tenure dips below 70 years.

Buyer Profile Suitability

First-time HDB buyers will find 795 Yishun Ring Road particularly accessible, as the Yishun precinct combines affordability with established infrastructure and the psychological comfort of purchasing in a well-known, long-standing estate. Upgraders moving from smaller units or older estates will appreciate the variety of configurations available and the opportunity to secure a desirable location without the premium typically demanded by newer Launch-era developments. Young families prioritise the mix of schools, parks, and family-oriented amenities that Yishun offers in abundance. Investors seeking cash flow and stable demand will value the rental depth and the relatively lower entry price point compared to private properties in comparable locations. Even affluent buyers looking to diversify into HDB resale as a yield play appreciate Yishun's combination of convenience and established reputation. This broad appeal underpins the block's consistent market activity and reduces the risk of ownership in a niche or declining segment.

Financing, TDSR, and Affordability

For most buyer profiles at 795 Yishun Ring Road, financing is straightforward, as HDB resale flats command standard mortgage support from all major banks and financial institutions. A buyer purchasing at current price levels can typically expect loan-to-value ratios of 80–90%, depending on personal creditworthiness and income. The Total Debt Service Ratio (TDSR) threshold—capped at 60% of gross monthly income—is unlikely to be a constraint for most buyers, particularly those with stable employment or multiple income earners in the household. First-time buyers benefit from stamp duty exemptions and may qualify for housing grants depending on family income and composition, further reducing upfront capital requirements. Second-property investors should budget for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% for Singapore Citizens, adding a material cost to acquisition but not prohibitively so given the unit's price point. The accessibility of financing on standard terms makes 795 Yishun Ring Road an achievable purchase goal for a wide cross-section of the buying public, without the specialist financing constraints that sometimes apply to smaller units or properties in less liquid locations.

Competitive Context and Market Position

Within the Yishun estate itself, competing HDB blocks offer similar pricing and unit configurations, but 795 Yishun Ring Road's proximity to Khatib MRT—and the slightly faster access this provides compared to blocks further into the estate—represents a tangible differentiation point. Compared to newer HDB developments in growth estates further out (e.g., Punggol, Sengkang), this block sacrifices the novelty and upgraded finishes of Launch units but offers mature neighbourhood amenities, proven rental demand, and lower acquisition costs. Compared to private resale condominiums in peripheral locations, 795 Yishun Ring Road delivers superior yield potential and lower purchase prices, though buyers accepting a private property sacrifice the iconic status and modern facilities that newer luxury projects market aggressively. Within the HDB resale universe, Yishun sits in a sweet spot of proximity to major MRT infrastructure, established amenities, and competitive pricing that ensures consistent buyer interest without the premium pricing or scarcity that afflicts prime estate blocks nearer to the city centre.

Future Estate Development and Supply Pipeline

The Yishun precinct is substantially built out, with limited scope for major new HDB launches within the immediate vicinity. This supply constraint tends to support price stability or modest appreciation for existing blocks, as new entrants cannot easily choose an alternative newer option in the same estate. Conversely, the nearby Sengkang and Punggol estates continue to release new HDB and executive flat projects, which may absorb some buyer demand from those prioritising brand-new finishes and contemporary design. For 795 Yishun Ring Road, this environment suggests that medium-term capital appreciation will likely track inflation and modest earnest-money fundamentals (improving rental yields, lease progression, and transport improvements) rather than explosive gains. The absence of disruptive new supply in Yishun proper is a stabilising factor, reducing the risk of cannibalistic competition but also managing expectations for outsized returns. For buyers seeking predictable, low-volatility real estate exposure, this relative supply equilibrium is advantageous.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 795 Yishun Ring Road as an investment property?

Gross rental yields on HDB resale flats at 795 Yishun Ring Road typically range between 2.5–3.5% annually, depending on unit size, floor level, and exact configuration. The strong rental demand in Yishun—driven by proximity to Khatib MRT, established amenities, and the estate's reputation as a stable, family-friendly neighbourhood—ensures a broad pool of potential tenants across corporate housing, family lets, and flexible short-term arrangements. After accounting for HDB maintenance contributions (typically S$50–80 monthly), property tax, and allowance for void periods, net yields typically compress to 2.0–3.0% annually. For investors prioritising cash flow over capital appreciation, this yield profile is competitive relative to private resale condominiums in comparable locations, particularly given the lower entry price point and simplified tenant screening afforded by the HDB platform.

How does pricing per square foot at 795 Yishun Ring Road compare to recent resale transactions in Yishun?

Pricing at 795 Yishun Ring Road generally tracks in line with recent Yishun resale transactions for blocks of comparable age and configuration, typically ranging from S$570–650 per square foot depending on unit size, floor level, and exact layout. Smaller units (two-bedroom, ~800 sqft) often command higher per-sqft premiums due to their appeal to first-time buyers and young couples, whilst larger three-bedroom configurations (1,200+ sqft) trade at modest per-sqft discounts. The block's proximity to Khatib MRT (340 metres, four-minute walk) commands a modest price premium—typically 5–10% above blocks further into the estate without MRT adjacency—reflecting the tangible value that transport convenience adds to long-term demand and resale attractiveness. Comparing against non-MRT-adjacent Yishun blocks of similar age and condition, 795 Yishun Ring Road represents fair-to-strong value, justifying the modest uplift for the transport advantage.

What are the Additional Buyer's Stamp Duty (ABSD) implications if I purchase 795 Yishun Ring Road as a second property?

If you are a Singapore Citizen purchasing 795 Yishun Ring Road as a second residential property, you are subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, assessed on top of standard stamp duty. For a unit priced at S$600,000, this translates to an additional ABSD liability of S$120,000, payable at completion. This material upfront cost must be factored into the total acquisition budget and financing strategy; whilst most banks will grant mortgage loans at standard terms for HDB resale purchases, the ABSD does not form part of the mortgageable amount, requiring additional cash reserves at completion. However, if your second property is eventually sold and you purchase a third residential property, ABSD rates rise further (to 25% for third and subsequent properties), making HDB resale purchases potentially more economical for second-home investors compared to private properties. Understanding and budgeting for ABSD is critical to investment returns calculation and affordability assessment.

What is the lease decay risk for 795 Yishun Ring Road, and how will it affect resale value over time?

All HDB flats, including those at 795 Yishun Ring Road, are granted on a 99-year lease basis from the point of the block's completion. This means the remaining lease tenure is a core variable determining property value and mortgage accessibility. Over the next 10–20 years, lease decay risk is negligible, as the property will retain substantial lease tenure (80+ years) and command healthy demand and financing from mainstream lenders. However, once the lease drops below 70 years remaining (approximately 29 years of ownership from today), lenders begin tightening loan-to-value ratios and some buyers become hesitant, potentially slowing capital appreciation or creating modest price pressure. The strength of 795 Yishun Ring Road's location—mature estate, MRT proximity, established amenities—should provide sufficient demand resilience to maintain resale value even as the lease ages, but appreciation rates typically decelerate. For buyers with a medium-to-long-term holding horizon (15+ years), lease decay is not an immediate concern, but it should be monitored and factored into exit strategy planning, particularly for investors targeting specific sale windows.

How does proximity to Khatib MRT Station influence long-term demand and capital appreciation for units at 795 Yishun Ring Road?

Proximity to Khatib MRT Station (North-South Line, NS14) is one of the most material demand drivers for 795 Yishun Ring Road, commanding a 5–10% price premium relative to comparable blocks further into the Yishun estate without direct MRT access. The North-South Line is one of Singapore's economically most valuable corridors, connecting residential estates in the north to major employment and commercial hubs (CBD, Marina Bay, Jurong East) with minimal transfers. This transport advantage appeals to daily commuters, young professionals, and families prioritising time efficiency, creating sustained rental and resale demand that typically translates into more stable valuations and modest capital appreciation over medium-to-long periods. Conversely, if major transport disruptions occur or if alternative MRT infrastructure (e.g., expansion of the Cross Island Line) alters commuting patterns, transport premiums can compress, potentially weighing on resale values. For 795 Yishun Ring Road, the established status of the North-South Line and the absence of foreseeable disruption suggest that the MRT proximity advantage will remain supportive for demand and pricing over the next 10–20 years.

Which buyer profiles are best suited to purchasing at 795 Yishun Ring Road, and why?

First-time HDB buyers find 795 Yishun Ring Road particularly attractive because the Yishun estate combines affordability with mature infrastructure, familiar brand recognition, and established amenities that reduce the perceived risk of first property purchase. Upgraders moving from smaller units or older estates will value the variety of configurations available and the opportunity to secure superior location and space without the extreme premiums charged by new Launch projects. Young families appreciate the comprehensive schooling options, parks, sports facilities, and family-oriented amenities that Yishun offers in abundance within walking or short-drive distances. Investors focused on cash flow and stable demand (rather than speculative capital gains) will find the rental depth in Yishun and the competitive pricing of HDB resale units attractive as yield-generating assets. Even affluent buyers seeking to diversify real estate portfolios sometimes acquire HDB resale units in well-located blocks like this as defensive, income-producing positions that outperform savings accounts. The block's broad appeal across these segments creates natural market depth and reduces the risk of ownership in a niche or declining buyer category.

What TDSR and financing headroom should I expect when purchasing 795 Yishun Ring Road at typical Yishun resale price points?

For a unit at 795 Yishun Ring Road priced around S$600,000–700,000, a buyer with typical financing (80% LTV, 25-year tenure) would require a monthly mortgage instalment of approximately S$2,400–2,800, depending on prevailing interest rates. Under the Total Debt Service Ratio (TDSR) cap of 60% of gross monthly income, this translates to a required gross monthly household income of approximately S$4,000–4,700 to comfortably meet lending criteria without constraint. For dual-income households (common in Singapore), combined income of S$4,000–5,000 monthly per earner is typical in the 25–40 age bracket, making TDSR compliance straightforward for most professional and semi-professional buyers. First-time buyers may benefit from Enhanced CPF Housing Grants (up to S$80,000 depending on family income and composition), reducing upfront cash required and improving debt service ratios. Second-property buyers should note that banks typically apply similar TDSR criteria but may impose slightly stricter income verification requirements, and the 20% ABSD cost must be funded entirely from cash reserves (non-mortgageable). Overall, TDSR is unlikely to be a binding constraint for well-employed buyers at typical Yishun resale price points, making financing accessibility one of the block's key attractions.

How does 795 Yishun Ring Road compare to competing HDB blocks in the Yishun estate and nearby estates?

Within Yishun itself, competing blocks offer similar pricing and unit configurations, but 795 Yishun Ring Road's proximity to Khatib MRT (340 metres) provides faster commuting access compared to blocks 500+ metres away, translating into a tangible 5–10% price premium. Compared to newer HDB developments in growth estates like Punggol or Sengkang, this block sacrifices the novelty of fresh finishes and upgraded built-in features but offers mature neighbourhood amenities, proven rental demand, lower acquisition costs, and faster MRT access to the CBD. Compared to private resale condominiums in peripheral locations (e.g., Woodlands, Sembawang), 795 Yishun Ring Road delivers superior gross rental yield (2.5–3.5% vs. 1.5–2.5%), lower acquisition barriers, and simpler tenant screening, though buyers sacrifice the lifestyle branding and modern leisure facilities that upmarket private projects market. Within the HDB resale universe, Yishun sits in a sweet spot of proximity to major infrastructure, established amenities, and competitive pricing without the extreme scarcity or premium pricing that afflicts prime estate blocks nearer the city centre, making it an intelligent choice for buyers balancing value and convenience.

Are there specific unit stacks or floor levels at 795 Yishun Ring Road that offer superior value for money?

Lower-to-mid floor units (floors 3–8) at 795 Yishun Ring Road typically represent superior value compared to top floors, as they trade at modest discounts (5–10% lower) despite retaining excellent light, ventilation, and MRT accessibility. Buyers often overpay for high-floor prestige, yet lower-to-mid units enjoy virtually identical transport and retail access and suffer minimal noise or wind exposure in a neighbourhood setting. Corner units on any floor command premiums (typically 3–7%) due to enhanced light and reduced neighbour interactions, and these premiums often exceed the genuine quality-of-life benefit, particularly for investors prioritising yield over personal comfort. Mid-facing units (neither street-facing nor interior-facing) frequently trade at discounts despite offering quiet, stable living conditions—an overlooked value opportunity for price-sensitive buyers. For HDB flats specifically, unit stacks on levels 10–15 often represent the optimal balance between reasonable pricing and superior light/ventilation, whilst avoiding the extreme premiums for top-floor and corner configurations. Investors should resist the temptation to overpay for prestige attributes and focus instead on configurations that maximise tenant appeal (e.g., units with flexible layouts suitable for couples or small families), as rental demand often correlates poorly with floor level or corner positioning.

What is the future supply pipeline for HDB flats in the Yishun precinct, and how will it affect 795 Yishun Ring Road's value trajectory?

The Yishun precinct is substantially built out, with limited scope for major new HDB launches within the immediate vicinity over the next 5–10 years. This supply constraint is broadly supportive for existing blocks like 795 Yishun Ring Road, as new buyers cannot simply opt for a newer alternative in the same estate, instead creating intra-estate competition that may favour well-located blocks with MRT proximity. Conversely, nearby growth estates (Sengkang, Punggol) continue to release new HDB and executive flat projects, which may absorb some demand from buyers prioritising brand-new finishes and contemporary design over location maturity. The result is a relatively benign supply environment for 795 Yishun Ring Road, where limited local new supply supports price stability or modest appreciation without explosive gains. Buyers should expect medium-term capital appreciation to track modest earnest-money fundamentals (improving rental yields, lease progression, and incremental transport improvements) rather than speculative surges. For investors seeking predictable, low-volatility real estate exposure with reliable cash flow, this relative supply equilibrium is advantageous, as the absence of disruptive new competition reduces downside risk and creates a stable foundation for long-term portfolio holdings.

[For Sale] Hdb Flat At Yishun Ring Road — From S$748K