Type

Units

Min Area

Price Range

3 BR

1302 sqft

S$780K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$780K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$156K on this acquisition.
Located 4 min (300 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.

798 Yishun Ring Road: Accessible HDB Living Near Khatib MRT

798 Yishun Ring Road stands as a significant HDB development in one of Singapore's most mature and well-connected residential estates. Situated in the heart of Yishun, this project combines practical family-oriented design with excellent transport connectivity, making it an attractive proposition for both upgraders and investors seeking stable, long-term value in the Housing and Development Board's extensive portfolio.

The development's defining strength lies in its proximity to Khatib MRT Station on the North-South Line. Located a mere 300 metres away—approximately a four-minute walk—residents enjoy seamless access to Singapore's busiest and most established transport corridor. This connectivity directly links to Marina Bay, the Central Business District, and Jurong's employment hubs, eliminating the need for multiple transfers during peak commuting hours. For working professionals and families with school-going children, this accessibility translates into meaningful time savings and reduced transport costs over the ownership lifecycle.

Unit Configuration and Living Space

The development comprises spacious three-bedroom, two-bathroom units spanning approximately 1,302 square feet, a generous floor plate typical of Yishun's mid-tier HDB offerings. This configuration suits multi-generational families, professionals requiring a home office alongside guest accommodation, and upgraders transitioning from smaller two-bedroom units. The inclusion of two full bathrooms addresses modern living standards, reducing morning congestion in busy households and adding practical value during the eventual resale process.

The floor area provides sufficient room for comfortable living without the excessive maintenance burden associated with larger private properties. Modern families appreciate the efficiency of HDB design, where open-plan kitchen-living areas maximise natural light and create flexible entertaining spaces suitable for both intimate gatherings and larger family functions.

Yishun: A Mature Estate with Established Infrastructure

Yishun has evolved over decades into one of Singapore's most complete residential ecosystems. Beyond the convenience of local shopping at established malls and neighbourhood shops, the estate boasts excellent educational institutions, healthcare facilities, and recreational spaces. Yishun Stadium, public libraries, and numerous community centres provide residents with diverse leisure and enrichment opportunities. The mature estate character means that amenities and services are already established and proven, eliminating uncertainty about future neighbourhood development.

The presence of multiple primary and secondary schools within reasonable distance appeals strongly to families planning long-term residence. Early childhood centres and tuition facilities are plentiful, reflecting Yishun's established demographic profile of young families and upgraders. This educational ecosystem supports both family stability and potential rental demand should owners later lease their properties to young professional couples or growing families.

Pricing and Market Position

At approximately S$780,000, units in this development occupy a compelling price point within the HDB resale market. This valuation reflects the intrinsic value of mature estate living combined with strong transport connectivity. For first-time upgraders transitioning from smaller units or younger buyers entering the property market with assistance from family members or accumulated savings, this price range represents achievable ownership. The per-square-foot valuation aligns with recent transactions in the Yishun precinct, suggesting fair market pricing that avoids speculative premiums.

The development's pricing also positions it favourably against comparable three-bedroom offerings in distant estates where MRT connectivity requires longer walks or multiple transport modes. Buyers paying similar amounts in peripheral locations necessarily sacrifice daily convenience, making 798 Yishun Ring Road an economically sensible choice for those prioritising transport efficiency.

Investment Potential and Rental Yield

For investors evaluating this development as part of a diversified property portfolio, several factors support positive rental dynamics. The proximity to Khatib MRT attracts expatriate professionals, young working couples, and families who prioritise short commutes and established amenities over the novelty of new towns. Three-bedroom units consistently demonstrate stronger rental demand than smaller configurations, as they appeal to families relocating to Singapore and multi-person professional sharers seeking to distribute housing costs.

The mature estate location and comprehensive neighbourhood infrastructure make this development attractive to tenants seeking stability and convenience rather than aspirational new-town prestige. Rental rates for comparable Yishun units have demonstrated resilience through economic cycles, supported by the consistent demand from Singapore's permanent resident population and quality expatriate segments who value proven, accessible neighbourhoods over emerging precincts with uncertain long-term trajectories.

Capital Appreciation Dynamics

HDB flats appreciate through a combination of lease extension cycles, estate upgrading programmes, and broader inflationary pressures on residential property values. The North-South Line's mature status means that incremental transport improvements are unlikely, but the line's proven reliability and capacity make it a perpetually valuable asset. As Singapore's property stock ages and new HDB launches concentrate in distant locations like Tengah and Sepang, the relative scarcity of mature-estate three-bedroom units in well-connected areas may support capital growth.

Historical trends indicate that HDB flats in Yishun have weathered economic downturns comparatively well, supported by the estate's demographic stability and the consistent demand from upgraders and investors. The development's alignment with fundamental housing needs—rather than speculative positioning in emerging precincts—suggests sustainable long-term value rather than explosive short-term appreciation.

Financing and Affordability Considerations

Most buyers at this price point qualify for HDB concessional financing at rates below market mortgage rates, a significant advantage unavailable to private property purchasers. Central Provident Fund (CPF) ordinary account balances accumulated through decades of employment often substantially cover the purchase price, reducing the quantum of cash or bank financing required. Families with dual CPF-contributing spouses benefit from combined retirement savings, making this price point accessible to middle-income households that would struggle with private property ownership.

The development's pricing also allows buyers to maintain financial buffer reserves whilst meeting debt servicing obligations, an important consideration in volatile economic conditions where employment disruption or unexpected expenses can create hardship. Conservative buyers and risk-averse families appreciate the psychological security of owning residential property without stretching credit limits to maximum thresholds.

Lease Tenure and Long-term Ownership Implications

HDB flats operate under 99-year leases from the date of initial construction, a significant distinction from private condominium freehold or 999-year arrangements. Whilst 99 years may seem extended, astute buyers recognise that resale value gradually declines as the lease term shortens, with accelerated depreciation evident once the lease falls below 60 years. This dynamic means that buyers purchasing units in this development should view ownership through the lens of personal family occupation spanning two to three decades, with eventual sale to younger households during their middle years.

The HDB lease system includes statutory lease extension mechanisms wherein owners can apply to lengthen their lease tenure at regulated fees, provided the majority of original leaseholders in the block consent to collective extension. This framework provides a safety valve against catastrophic lease decay, though extensions are not automatic and involve costs. Prospective buyers should factor this reality into long-term financial planning, viewing HDB ownership as cyclical rather than perpetual asset accumulation.

Comparing 798 Yishun Ring Road to Neighbouring Alternatives

Yishun's competing HDB developments offer similar three-bedroom configurations at marginally different price points reflecting specific block locations, floor levels, and minor specification variations. Developments further from Khatib MRT command discounts reflecting the additional commuting inconvenience, whilst those occupying more coveted positions near major intersections or community nodes may trade at modest premiums. 798 Yishun Ring Road's position benefits from the Khatib MRT proximity without the noise exposure associated with direct station-adjacent locations, offering an optimal balance between accessibility and residential amenity.

Within the broader North-South Line corridor, this development competes with Bishan and Serangoon options, which command higher valuations reflecting their proximity to commercial and education precincts. Conversely, Sembawang and Canberra locations along the same line offer lower entry prices for those willing to accept longer station walks or less established neighbourhood infrastructure. This strategic positioning makes 798 Yishun Ring Road a rational choice for buyers seeking balance across price, transport, and amenity dimensions.

Future District Evolution and Supply Dynamics

Yishun's long-established status means that significant new HDB supply is unlikely within the immediate precinct, supporting relative scarcity value for existing units. Forthcoming HDB launches in Singapore concentrate in peripheral locations like Tengah, Sepang, and Greater Southern Waterfront precincts, where younger families and first-time buyers may gravitate for purchasing incentives and contemporary architectural design. This supply concentration paradoxically supports values in mature estates, where upgraders seeking to move closer to employment and established amenities compete against a stable inventory.

The mature estate market remains underappreciated in public discourse, which often focuses on aspirational new towns and boutique private developments. However, institutional investors and pragmatic buyers recognise that mature estates represent the backbone of Singapore's residential stability, with predictable demand cycles and resilient long-term value trajectories supporting measured, sustainable capital accumulation.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 798 Yishun Ring Road as an investment?

Three-bedroom HDB units in the Yishun precinct typically achieve gross rental yields between 2.5% and 3.2% annually, depending on unit configuration, floor level, and prevailing market conditions. A unit purchased at S$780,000 could generate monthly rents ranging from S$1,600 to S$2,100, translating to annual returns of S$19,200 to S$25,200 before deductions for property tax and maintenance. The proximity to Khatib MRT enhances tenant appeal, particularly for expatriate families and young professional couples who value commuting convenience, supporting consistent tenant acquisition and retention. Unlike private properties with additional buyer's stamp duty implications for investors, HDB purchasers face only standard buyer's stamp duty, preserving cash returns and making HDB investment comparatively attractive within the broader residential portfolio context.

How does the S$780,000 price point compare to recent psf transactions in Yishun?

At approximately S$600 per square foot, this development aligns closely with recent market transactions for three-bedroom Yishun HDB units, suggesting fair-value pricing without speculative premiums or distressed discounting. Comparable units in the same precinct have transacted between S$550 and S$650 per square foot over the past 12 months, with variations reflecting specific block locations, unit floor levels, and minor amenity differences. Units commanding higher psf values typically occupy positions nearer significant MRT stations or community nodes, whilst those trading below S$550 psf generally suffer from longer station walks, exposure to traffic noise, or positioning adjacent to industrial zones. The S$600 psf benchmark suggests that 798 Yishun Ring Road occupies a competitive midpoint, offering accessibility without the premium associated with prime estate addresses, making it attractive for value-conscious buyers unwilling to accept either excessive pricing or diminished convenience.

What are the Additional Buyer's Stamp Duty implications if I'm buying this as my second residential property?

Singapore Citizens purchasing a second residential property, including HDB flats, incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price. For a unit valued at S$780,000, ABSD would total S$156,000, substantially increasing the total acquisition cost beyond the property purchase itself. This duty applies in addition to standard buyer's stamp duty and legal fees, requiring careful financial planning and adequate liquidity to complete the transaction without excessive leverage. Some buyers mitigate this impact through spousal strategies or by ensuring the property is registered in the name of the spouse who has not previously owned residential property, potentially reducing or eliminating ABSD exposure. The 20% ABSD represents a significant cost consideration that should factor prominently in investment appraisal, as it extends the break-even rental income period and necessitates sustained tenant occupancy to achieve positive cash-on-cash returns.

What lease decay risks should I be aware of, and how might they affect resale value?

As an HDB property with a 99-year lease from original construction, 798 Yishun Ring Road will experience accelerating depreciation once the remaining lease term falls below 60 years, typically occurring 40 years post-purchase for recent resales. This lease decay dynamic means that whilst the property may appreciate modestly during the initial ownership decades, eventual capital recovery becomes increasingly difficult as the lease shortens, particularly once the remaining term drops below 50 years. Secondary market appetite diminishes substantially for HDB units with fewer than 55 years remaining, limiting the pool of prospective buyers and potentially requiring significant price reductions to attract interest. Buyers should view HDB ownership as a medium-term proposition suited to occupation across two or three decades, with eventual sale to younger households during their earning years, rather than as a perpetual wealth accumulation vehicle. Statutory lease extension mechanisms exist, allowing collective block applications to lengthen leases, but these are discretionary, involve costs, and require consensus among majority leaseholders, creating uncertainty about future lease extension availability.

How does proximity to Khatib MRT Station influence demand and capital appreciation for units at 798 Yishun Ring Road?

The four-minute walk to Khatib MRT Station on the North-South Line represents the single most significant demand driver for this development, as it eliminates commuting friction for working professionals, young families, and upgraders prioritising transport efficiency. Units within 500 metres of an MRT station command approximately 8–12% premiums over comparable configurations in the same estate but requiring 15–20 minute walks, reflecting the substantial daily time savings and reduced transport costs accruing over decades of ownership. The North-South Line's maturity and proven reliability as Singapore's busiest corridor support sustained tenant demand, institutional investor appetite, and capital resilience through economic cycles. Historical analysis indicates that HDB units within direct MRT walking distance appreciate at marginally faster rates than those requiring feeder bus services or longer walking distances, as demographic shifts consistently favour convenience-oriented location choices. Whilst incremental transport improvements along the mature North-South Line are unlikely, the line's perpetual capacity constraints and commuting demand ensure that MRT-adjacent property commands durable value premiums unlikely to erode during foreseeable ownership timeframes.

Is 798 Yishun Ring Road suitable for different buyer profiles such as first-time buyers, upgraders, HNW individuals, and investors?

First-time buyers appreciate this development's accessibility through HDB concessional financing, CPF ordinary account utilisation, and pricing that does not overextend financial capacity, making it an ideal entry point into property ownership without excessive leverage risk. Upgraders transitioning from two-bedroom units to larger family configurations find the three-bedroom, two-bathroom layout perfectly suited to growing households, whilst the established Yishun infrastructure offers familiar amenities and proven community stability. High-net-worth individuals typically view mature HDB estates with less enthusiasm, preferring freehold or 999-year private properties aligned with wealth accumulation narratives, though some sophisticated investors recognise the rental yield and tenant stability offered by this segment. Property investors seeking stable cash flow and demographic-proof tenant demand find three-bedroom HDB units particularly attractive, as they appeal to durable family and co-living arrangements less vulnerable to economic disruption than single-bedroom or studio configurations. The development's balanced positioning—neither aspirational nor speculative—suits pragmatic buyers and institutional investors prioritising reliable long-term performance over market-leading capital growth narratives.

What TDSR and financing headroom would a typical buyer at 798 Yishun Ring Road experience?

At an S$780,000 purchase price, buyers typically require approximately S$200,000–S$250,000 in cash downpayment or accumulated CPF ordinary account balances, leaving S$530,000–S$580,000 to be financed through HDB concessional loans or private bank mortgages. With HDB concessional loan rates currently hovering around 2.6%, a S$550,000 loan translates to monthly repayments of approximately S$2,650–S$2,800 across a 25-year tenure. For dual-income households earning S$6,000–S$7,000 monthly, this debt servicing obligation typically consumes 18–22% of gross household income, well within the 30% Total Debt Servicing Ratio (TDSR) threshold imposed by Monetary Authority of Singapore regulations, leaving meaningful buffer for other debt obligations and unexpected expenses. Single-income households at comparable absolute income levels would face TDSR constraints nearer 28–30%, requiring careful budgeting but remaining within regulatory compliance. The development's pricing therefore accommodates solid middle-income households whilst maintaining prudent debt levels unlikely to create financial distress during economic downturns, employment disruptions, or unexpected family emergencies.

How does 798 Yishun Ring Road compare to competing HDB developments in the same precinct and nearby estates?

Within Yishun itself, alternative three-bedroom blocks command comparable pricing between S$750,000 and S$820,000, with variations reflecting specific block proximity to shopping nodes, schools, and the MRT station. Units further from Khatib MRT typically trade at S$50,000–S$100,000 discounts, reflecting the extended commuting convenience, whilst those occupying prime estate positions nearer Northpoint Shopping Centre may command modest premiums. Neighbouring Bishan HDB developments offer similar three-bedroom configurations at prices 10–15% higher than Yishun equivalents, reflecting Bishan's additional proximity to educational institutions, commercial precincts, and the Bishan MRT interchange on multiple lines. Conversely, Sembawang and Canberra locations along the North-South Line offer entry prices 8–12% below Yishun equivalents, appealing to price-sensitive buyers willing to accept longer station walks and less mature neighbourhood infrastructure. Within the broader North-South Line corridor, 798 Yishun Ring Road occupies a rational competitive position, offering superior accessibility relative to Sembawang and Canberra whilst maintaining pricing discipline relative to premium Bishan and Orchard precincts, making it an efficient choice for buyers balancing multiple purchasing criteria.

Which unit stacks or floor levels at 798 Yishun Ring Road offer the best value proposition?

Mid-level units spanning floors 3–6 typically offer optimal value, avoiding the premium pricing commanded by high-floor units (7+) whilst escaping the minor noise exposure and perceived safety concerns that occasionally suppress demand for ground and first-floor units. Higher floors command 2–4% pricing premiums reflecting unobstructed views, superior natural ventilation, and psychological associations with exclusivity, though these benefits deliver marginal practical utility in mature estate settings with limited vista quality. Ground and lower-floor units, whilst occasionally trading at 1–2% discounts, offer convenient access for elderly family members, parents with strollers, and those with mobility considerations, justifying their positioning despite aesthetic and perception disadvantages. Units positioned at the end of blocks or corners enjoy additional natural light and ventilation compared to interior units, sometimes warranting modest premiums of 1–3% that may justify the additional investment for those prioritising environmental comfort and long-term health considerations. Investors prioritising rental yield should focus on mid-level units representing optimal balance between tenant appeal and acquisition cost efficiency, avoiding the premium outlays for high-floor prestige without accepting the marginal discounts associated with ground-level positioning.

What is the future supply pipeline for HDB developments in Yishun, and how might this affect long-term property values?

Yishun's mature estate status means that significant new HDB supply is not anticipated within the immediate precinct over the foreseeable 10–15 year period, a structural condition supporting relative scarcity value for existing three-bedroom units. The Housing and Development Board's current supply pipeline concentrates in peripheral new towns including Tengah, Sepang, and Greater Southern Waterfront precincts, where government-subsidised pricing and contemporary architecture attract first-time buyers and upgraders seeking maximal incentives. This supply concentration paradoxically strengthens valuations in mature estates, as upgraders seeking to access established infrastructure, proven schooling networks, and mature social ecosystems compete against a fixed inventory of existing units. Whilst some density infill projects may occasionally refresh aged blocks within Yishun through en bloc redevelopment or comprehensive upgrading initiatives, these projects typically displace rather than add units, maintaining the scarcity condition supporting existing property values. Long-term demographic trends indicating sustained immigration, population growth, and continued urbanisation suggest robust ongoing demand for mature-estate housing likely to support stable or modestly appreciating valuations across decades, particularly for well-positioned units offering transport efficiency and neighbourhood maturity that newer peripheral developments cannot immediately replicate.

[For Sale] Hdb Flat At 798 Yishun Ring Road — From S$780K