Type

Units

Min Area

Price Range

3 BR

1302 sqft

S$695K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$695K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$139K on this acquisition.
Located 5 min (400 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.

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796 Yishun Ring Road: A Mature HDB Development in North Singapore's Heart

Situated along Yishun Ring Road, this established Housing and Development Board estate represents a cornerstone residential offering within the North Region of Singapore. The development occupies a strategic position that balances suburban tranquillity with urban accessibility, making it a compelling consideration for homebuyers seeking stability and convenience in one of the island's most established neighbourhoods.

The location's defining strength lies in its proximity to Khatib MRT Station on the North–South Line, positioned merely 400 metres away—approximately a 5-minute walk from the development. This exceptional connectivity eliminates the common friction point that affects many outlying estates, enabling residents to reach the Central Business District, major employment hubs, and leisure precincts across Singapore with minimal travel time. The North–South Line remains one of Singapore's busiest and most reliable corridors, ensuring consistent commuting reliability for working professionals and their families.

Transport Connectivity and Strategic Location Benefits

Beyond the direct MRT advantage, the Yishun precinct benefits from an extensive bus network serving multiple routes across the North Region and to other parts of Singapore. This multi-modal transport ecosystem ensures that residents maintain flexibility in their commuting options, reducing dependency on any single transport mode. The surrounding road infrastructure is equally mature, with well-maintained arterial routes facilitating vehicular access to Ang Mo Kio, Bishan, Hougang, and central areas without navigating congested expressways during peak hours.

The Yishun area has evolved into one of Singapore's most self-sufficient residential districts over the past two decades. Within walking distance and short bus rides, residents enjoy access to multiple shopping malls, wet markets, hawker centres, and diverse food establishments. Educational institutions ranging from primary schools through to junior colleges are well-distributed throughout the estate, addressing the needs of families with children of all ages. Healthcare facilities, including polyclinics and private medical centres, serve the local population comprehensively.

Property Typology and Unit Configurations

The development encompasses housing stock of varying bedroom configurations, allowing different family structures and buyer demographics to find suitable accommodation. Units are designed with the practical sensibilities characteristic of HDB construction, emphasising functional layouts, adequate natural lighting, and efficient use of floor area. The building stock at 796 Yishun Ring Road reflects the construction standards of its era, with structural integrity and maintenance standards reflecting ongoing management by the Housing and Development Board.

Prices for available units at this development commence from S$695,000, positioning the estate within the accessible range for first-time buyers, upgrading families, and investor-minded purchasers alike. This price point reflects the current market valuation for well-maintained HDB stock in a mature estate with established amenities and reliable transport connectivity. The development's pricing remains competitive relative to similar-aged estates in comparable locations across the North Region.

Neighbourhood Character and Community Amenities

Yishun has established itself as a family-friendly neighbourhood characterised by lower population density than central Singapore, offering a more relaxed living environment whilst maintaining urban conveniences. The estate features abundant green spaces, community centres, and recreational facilities managed by the Housing and Development Board and local constituency organisations. These amenities support active community engagement and provide quality-of-life enhancements beyond basic housing requirements.

The area's maturity brings the advantage of stable property values underpinned by consistent demand from multiple buyer cohorts. First-time buyers value the accessibility and affordability; upgraders appreciate the space and neighbourhood stability; investors recognise the reliable rental yields supported by strong tenant demand in a well-served location. This diversified demand base provides resilience to the resale market, reducing vulnerability to cyclical fluctuations affecting newer or more speculative developments.

Investment Considerations and Market Positioning

Prospective purchasers evaluating 796 Yishun Ring Road should recognise that HDB flats operate within Singapore's unique regulatory framework governing resale, lease duration, and buyer eligibility. The 99-year leasehold structure provides decades of utility, though lease decay considerations become increasingly relevant as properties approach their final decades. Current units at this development maintain substantial remaining lease periods, mitigating near-term concerns about depreciation attributable to lease expiry.

The development's maturity status indicates that major structural or systemic upgrades have likely occurred or been completed, reducing the risk of unexpected large-scale maintenance expenses that can affect newer developments during their defect liability period. Established estates also benefit from refined property management systems refined through years of operational experience, often resulting in efficient maintenance and cost control.

Market Dynamics and Future Outlook

Yishun's positioning within the North Region growth corridor ensures continued relevance to Singapore's housing strategy. Ongoing transport investments, including potential enhancements to the existing MRT network and bus infrastructure, support long-term property value stability. The precinct's mature character and established community infrastructure suggest that future development pressures may be limited, preserving the neighbourhood's character and supporting consistent demand from preservation-minded buyers.

For those seeking HDB properties in a well-established, highly-connected neighbourhood with proven amenities and community infrastructure, 796 Yishun Ring Road represents a compelling opportunity. The combination of accessible pricing, reliable transport access via Khatib MRT, mature neighbourhood amenities, and the Housing and Development Board's stewardship of the estate creates a compelling proposition for diverse buyer profiles across Singapore's residential property market.

Frequently Asked Questions

What rental yield might an investor expect from purchasing a unit at 796 Yishun Ring Road?

HDB properties at this development, positioned at the S$695,000 mark, typically yield gross rental returns ranging between 2.5% and 3.5% annually, depending on unit configuration and prevailing market rental rates. The strong tenant demand in Yishun, driven by the area's proximity to Khatib MRT and established amenities, supports relatively stable lettings with minimal vacancy periods. Investors should note that HDB rental yields vary based on remaining lease duration, with longer leases typically commanding slightly premium rental rates relative to properties nearing lease expiry—a consideration that becomes increasingly salient for properties within their final two decades of the 99-year term.

How does the price per square foot at 796 Yishun Ring Road compare with recent HDB transactions in the surrounding area?

Based on recent transacted HDB stock in the Yishun and Bishan precincts, per-square-foot values typically range between S$520 and S$580 depending on unit size, remaining lease duration, and specific location within the estate. The S$695,000 asking price at this development translates to a per-square-foot valuation aligned with market rates for mature HDB stock in well-connected locations. Comparable transactions in adjacent estates with similar MRT proximity and neighbourhood amenities support this pricing trajectory, reflecting the estate's positioning as fairly valued relative to the broader North Region HDB market.

What Additional Buyer's Stamp Duty implications should second-property buyers understand?

Singapore Citizens purchasing this HDB property as a second residential property incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, calculated cumulatively above the base Buyer's Stamp Duty. For a property priced at S$695,000, the ABSD liability would amount to approximately S$139,000, representing a substantial cost addition that materially impacts overall acquisition expenditure and return-on-investment calculations. First-time HDB buyers and permanent residents face different ABSD frameworks, with first-timers potentially eligible for exemptions under certain criteria. Prospective buyers should factor this 20% ABSD charge into their financial planning and engage qualified conveyancing professionals to model the complete tax implications before proceeding with offers.

Should lease decay pose concerns for buyers considering units at this development?

HDB properties operate within Singapore's unique leasehold framework, with standard 99-year terms commencing from the original granting date. Properties currently available at 796 Yishun Ring Road maintain substantial remaining lease periods, typically exceeding 70+ years depending on the block's original construction date, which substantially mitigates near-term lease decay concerns. However, buyers should verify the exact remaining lease duration before purchasing, as leases below 60 years historically encounter increased scrutiny from mortgage lenders and face mounting value depreciation as lease expiry approaches. The Housing and Development Board's lease extension schemes provide mechanisms for extending leases, though applicants must satisfy eligibility criteria and anticipate extension costs during final decades of the original term.

How does Khatib MRT Station proximity influence property demand and capital appreciation at this location?

Direct MRT accessibility represents one of Singapore's most significant drivers of sustained property demand and value appreciation, and 796 Yishun Ring Road's 5-minute walk to Khatib Station positions it exceptionally well relative to many outer-ring developments. Properties within 400-500 metres of MRT stations historically command 8-12% valuation premiums over functionally equivalent stock located at greater distances, reflecting the time and cost savings provided by mass transit access. The North–South Line's reliability, frequency, and integration with central Singapore's employment and leisure precincts ensure sustained demand from both owner-occupiers and investors, supporting capital appreciation trajectories that typically outpace developments in car-dependent areas during periods of strong macroeconomic growth.

Which buyer profiles are best suited to properties at 796 Yishun Ring Road, and why?

First-time buyers benefit substantially from this development's accessible pricing starting from S$695,000, established neighbourhood amenities, and straightforward HDB lending frameworks that typically accommodate first-time purchaser mortgages at favourable rates. Upgrading families appreciate the balance between mature estate character, family-oriented amenities including schools and parks, and reasonable travel times to workplaces across central Singapore via Khatib MRT. Investors recognise the development's reliable tenant demand underpinned by strong transport connectivity, established amenities, and demographic stability in the precinct. High-net-worth individuals seeking alternative portfolio diversification may find smaller-scale HDB investments at this price point less suitable compared to private residential assets, though investor-profile acquisitions for rental yield remain viable.

What Total Debt Service Ratio (TDSR) and mortgage headroom implications arise at this price point?

Purchase prices from S$695,000 at this development typically support mortgage financing of approximately 80-90% loan-to-value depending on the buyer's age, income, and existing debt obligations, translating to loan amounts of roughly S$556,000 to S$625,500. Under Singapore's TDSR framework limiting monthly debt servicing to 60% of gross monthly income, buyers require combined household monthly income of approximately S$8,500-S$9,500 to comfortably service mortgages at standard prevailing rates, accounting for other credit obligations. First-time buyers may access concessional HDB loan schemes offering rates below market rates, substantially improving affordability and TDSR headroom, whilst investor-purchasers refinancing existing residential properties face stricter lending criteria and reduced LTV ratios that necessitate larger deposits.

How does 796 Yishun Ring Road compare to competing HDB developments in the Yishun and broader North Region?

The Yishun estate encompasses multiple interlinked precincts with varying vintage, amenity distribution, and MRT proximity—factors creating meaningful differentiation in pricing and demand. Competing developments within 800-1000 metres of Khatib Station command broadly similar valuations to 796 Yishun Ring Road, whilst properties located further from MRT stations (beyond 700 metres) typically trade at 5-10% discounts reflecting longer commuting friction. Developments in adjacent Bishan and Ang Mo Kio estates with comparable pricing may offer alternative consideration, though specific location factors including exact MRT distance, block orientation, and remaining lease duration create meaningful variations in true value. Prospective buyers should compare per-square-foot pricing across multiple blocks within Yishun and assess specific unit positioning relative to facilities rather than focusing solely on development-level comparison.

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

Mid-stack units positioned between floors 6-12 of comparable blocks typically balance several value considerations: they avoid ground-floor noise and security concerns whilst avoiding premium pricing applied to higher floors in some buyer cohorts. North-facing units benefit from cooler ambient temperatures and reduced solar gain compared to south-facing orientations, potentially reducing air-conditioning costs over extended holding periods. Units with direct green-space views or proximity to community facilities rather than road frontage typically experience stronger rental demand and more stable values. Ground-floor units with direct void-deck access often appeal to families with young children valuing convenient ground-level play access, though buyers should assess noise implications from common areas and pedestrian traffic. The development's topography, surrounding infrastructure, and block arrangement merit physical site inspection to assess specific stack positioning before committing to purchase decisions.

What future supply pipeline and development pressures exist in the broader Yishun and North Region?

The Yishun estate achieved mature development status decades ago, with the majority of plot land utilised for residential construction and supporting infrastructure, suggesting limited scope for substantial new HDB housing supply within immediate precinct boundaries. Singapore's Housing and Development Board continues refining existing estate amenities and undertaking selective upgrading programmes rather than pursuing large-scale new construction in established precincts. Future transport infrastructure enhancements, potentially including MRT network extensions or bus rapid transit upgrades, could enhance accessibility and support gradual property value appreciation. The broader North Region benefits from strategic positioning within Singapore's long-term urban development framework, with planners likely to preserve and enhance existing neighbourhoods rather than pursue transformative redevelopment that would displace established communities. This supply stability supports relatively predictable property values and reduces risks of neighbourhood character disruption affecting medium-to-long-term investment returns.

[For Sale] 796 Yishun Ring Road — From S$695K