Type

Units

Min Area

Price Range

3 BR

1313 sqft

S$790K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$790K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$158K on this acquisition.
Located 5 min (410 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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805 Yishun Ring Road: Accessible HDB Living in North Singapore

805 Yishun Ring Road stands as a well-positioned Housing and Development Board development in one of Singapore's most vibrant residential corridors. Situated in the Yishun district, this project captures the essence of mature estate living, combining practical design with proximity to essential services and transport links that matter to discerning homebuyers and investors alike.

Prime Location and Transport Connectivity

The development's greatest asset is its exceptional nearness to Khatib MRT Station on the North-South Line, reachable on foot in approximately five minutes from the building entrance. This positioning transforms daily commuting into a seamless experience, whether residents are heading to the Central Business District, the north corridor, or anywhere along the NS Line. The walkable distance eliminates reliance on vehicle ownership for regular travel, a significant advantage in Singapore's transport-centric urban planning framework.

Yishun itself has matured into a comprehensive residential hub, offering residents far more than just housing. The neighbourhood benefits from decades of planned development, resulting in an established retail landscape, multiple wet markets, hawker centres serving both traditional and contemporary cuisines, and leisure facilities that cater to families of all ages. Khatib Shopping Centre and nearby commercial nodes provide banking, healthcare, and shopping conveniences within the immediate vicinity.

Configuration and Spatial Design

Units at 805 Yishun Ring Road are offered in configurations ranging from two to three bedrooms, with interior sizes spanning approximately 1,313 square feet for selected layouts. This generous square footage allows for comfortable living arrangements, functional kitchen setups, and adequate living and dining zones that support both daily family life and entertaining guests. The two-bathroom provision in certain units addresses modern household expectations and reduces morning bathroom bottlenecks in multi-generational or larger families.

The floor plans reflect contemporary HDB design principles, balancing efficient spatial allocation with natural light ingress and ventilation. Buyers will discover layouts that transition smoothly between private sleeping quarters and shared common areas, creating natural zones for family interaction and individual retreat as needed.

Investment and Ownership Considerations

Properties at this address appeal to multiple buyer categories. First-time buyers appreciate the accessible entry price point and the development's reputation within the mature estate segment. Upgraders moving from smaller units find adequate space for expanding families without overcommitting to significantly larger developments. Investors recognise the steady rental demand that Yishun commands, driven by its location, transport links, and appeal to both young professionals and relocating families.

The North-South Line connection ensures consistent tenant interest, particularly among workers commuting to business districts and CBD-adjacent employers. HDB resale flats in mature estates with excellent MRT access historically demonstrate resilience during market fluctuations, underpinning capital value stability over medium and long-term holding periods.

Neighbourhood Ecosystem

The surrounding Yishun precinct delivers comprehensive living infrastructure. Multiple primary and secondary schools serve the residential population, making this location attractive to families with children. Healthcare facilities, including the centrally-located Khoo Teck Puat Hospital, provide accessible medical services. Parks and recreational spaces, notably the Yishun Park connector system, encourage active outdoor living.

The neighbourhood's mixed demographic—encompassing young families, established households, and retirees—creates a stable, community-oriented environment. This diversity supports local commerce, reduces transient turnover, and fosters the kind of neighbourly character that defines Singapore's successful public housing estates.

Pricing and Market Position

Units at 805 Yishun Ring Road are positioned from S$790,000 upwards, reflecting current market conditions for resale HDB flats in well-serviced mature estates with strong transport proximity. This pricing sits within the accessible range for upgraders and investors seeking exposure to the North Region's stability without premium-district pricing. The spread across multiple bedroom configurations allows buyers to select units matching both their spatial requirements and budget parameters.

Historical performance of comparable Yishun properties demonstrates that well-maintained HDB units with excellent MRT access command sustained buyer and tenant interest, supporting both owner-occupation and investment strategies across market cycles.

Why 805 Yishun Ring Road Matters

This development epitomises the enduring appeal of Singapore's mature public housing estates—reliable, accessible, strategically located, and community-rich. Whether purchased as a primary residence, an upgrade step, or a rental investment, units here offer the combination of affordability, connectivity, and stability that defines sound property positioning. The five-minute walk to Khatib MRT eliminates a primary pain point for commuting households, whilst the Yishun neighbourhood's comprehensive infrastructure ensures that quality-of-life expectations are consistently met.

For buyers evaluating options in the North Region, 805 Yishun Ring Road merits serious consideration as a property that balances financial accessibility with practical lifestyle utility and enduring market appeal.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 805 Yishun Ring Road as an investment property?

HDB flats in mature estates with strong MRT connectivity typically yield between 2.5% and 3.5% gross annual rental income, depending on unit size, floor level, and lease remaining. At 805 Yishun Ring Road, the proximity to Khatib MRT (five minutes walk) and Yishun's established amenities attract consistent tenant demand from young professionals, families, and expatriates relocating to Singapore. A three-bedroom unit priced around S$790,000 might command monthly rents in the region of S$2,800 to S$3,500, translating to gross yields of approximately 4.3% to 5.3% annually. Actual yields vary based on floor level, unit condition, and prevailing market rental rates, but mature North Region estates with superior transport access have historically maintained stable tenant demand across economic cycles.

How does the pricing per square foot at 805 Yishun Ring Road compare to other recent HDB transactions in Yishun?

805 Yishun Ring Road sits within the mid-range pricing band for resale HDB flats in Yishun, with units priced from S$790,000 onwards. This translates to approximately S$600 to S$650 per square foot for three-bedroom configurations, positioning it competitively against other mature estate offerings in the same precinct. Recent HDB resale data for Yishun flats with comparable bedroom counts and MRT proximity shows the development aligns with market-clearing prices, neither commanding premium pricing nor trading at discount. Buyers should consider that units with higher floor levels, newer internal renovations, and corner or end positions may trade at the premium end of the spectrum, while lower-floor or older-condition units may settle closer to base pricing.

What is the Additional Buyer's Stamp Duty impact if I am a Singapore Citizen buying a second residential property here?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the property price. For a unit at 805 Yishun Ring Road priced at S$790,000, the ABSD liability would be approximately S$158,000, payable at the point of purchase. This is a material cost that second-property buyers must factor into their total acquisition expenses alongside the purchase price, professional fees, and renovation budgets. ABSD applies only to residential properties and does not apply to first-time owner-occupier purchases or to subsequent upgrades within the HDB system by existing flat owners. Buyers are advised to engage a property lawyer or conveyancer to model the full financial impact before committing to a purchase decision.

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

HDB flats are governed by 99-year leasehold arrangements, and remaining lease becomes a material consideration as the property approaches the 60-year mark. At 805 Yishun Ring Road, an established estate built in earlier decades, some units may have leases in the 75 to 95-year range, whilst others benefit from more recent top-up arrangements. Properties with leases below 80 years face increased scrutiny from conservative buyers and financiers, potentially suppressing rental yields and capital appreciation. Buyers should obtain an official HDB search to confirm the exact lease commencement and remaining tenure before purchasing. The HDB lease top-up scheme provides a pathway for extending leases, though this involves government approval and financial cost. Strong transport connectivity and neighbourhood amenities like those at 805 Yishun Ring Road can mitigate lease decay concerns to some extent, but remaining lease remains a critical valuation factor.

How does the Khatib MRT Station proximity influence demand and capital appreciation at this development?

Proximity to an MRT station is one of the strongest drivers of HDB capital appreciation and rental demand in Singapore's property market. The five-minute walk from 805 Yishun Ring Road to Khatib MRT Station on the North-South Line positions this development within the premium accessibility tier, eliminating transport friction for daily commuters and significantly broadening the potential buyer and tenant pool. Properties within 400-500 metres of an MRT station typically command price premiums of 10% to 20% relative to similar units 1-2 kilometres distant. Historically, mature HDB estates with excellent MRT proximity have demonstrated more resilient price floors during downturns and more robust capital appreciation during recovery phases. The Khatib location ensures that 805 Yishun Ring Road benefits from sustained demand from CBD-bound professionals, students, and families seeking transport-efficient housing, supporting both owner-occupation demand and rental market strength.

Which buyer profiles are best suited to 805 Yishun Ring Road—HNW investors, upgraders, first-timers, or owner-occupiers?

805 Yishun Ring Road appeals across multiple buyer demographics. First-time buyers and young couples appreciate the accessible entry price from S$790,000 upwards, the mature estate infrastructure, and the minimal commuting friction provided by Khatib MRT, making it an excellent stepping stone into homeownership without overextending financially. Upgraders moving from smaller HDB flats to larger family homes find the two and three-bedroom configurations provide genuine space improvement, whilst remaining within the familiar HDB ecosystem and associated cost structure. Owner-occupiers value the neighbourhood maturity, established schools, healthcare facilities, and community stability, making this a practical choice for families planning medium to long-term residency. Investors recognise the stable tenant demand in Yishun, the MRT proximity supporting rental command, and the financial accessibility that allows portfolio diversification without excessive leverage. Even HNW (high-net-worth) individuals consider HDB investments as portfolio diversification, particularly in estates with proven rental demand and transport resilience.

What TDSR headroom can I expect at typical 805 Yishun Ring Road price points, and what is my likely financing capacity?

Total Debt Service Ratio (TDSR) rules restrict borrowers to 60% of gross monthly income for all debt servicing, with residential property loans generally capped at 80% loan-to-value for HDB resale purchases. A unit priced at S$790,000 with an 80% loan-to-value mortgage results in a S$632,000 loan amount. At prevailing HDB mortgage rates around 2.6% annually, monthly mortgage repayments would approximate S$2,750 to S$2,950 depending on loan tenure. To pass TDSR screening comfortably, a buyer would typically need gross monthly household income of S$5,500 to S$6,000 or higher. First-time buyers with existing personal loans, vehicle financing, or credit card debts will have reduced TDSR headroom available for the mortgage, necessitating debt reduction or increased household income documentation. Professional conveyancers and mortgage brokers can conduct personalised TDSR modelling based on individual financial profiles, but the 805 Yishun Ring Road price range generally aligns with middle-income family budgets when leveraging HDB mortgage financing.

How does 805 Yishun Ring Road compare to nearby competing HDB developments in the North Region?

The North Region encompasses several mature HDB estates with comparable characteristics—Yishun, Sembawang, Nee Soon, and Chong Pang amongst them. 805 Yishun Ring Road competes directly with other Yishun resale flats on price per square foot, MRT proximity, and neighbourhood amenity provision. Yishun generally prices slightly below premium central estates but commands price premiums relative to more remote North Region alternatives like Far North Woodlands, reflecting superior transport connectivity and retail density. Compared to Sembawang (one station north), Yishun offers marginally faster CBD commutes and denser commercial activity, supporting both owner-occupation and rental markets. The key competitive advantage of 805 Yishun Ring Road lies in its specific location—centrally positioned within Yishun, minimising the walk distance to Khatib MRT and maximising proximity to Yishun Shopping Centre and market facilities. Buyers should compare available resale inventory across nearby estates rather than assuming unit-by-unit pricing, as individual condition, floor level, and ownership tenure variations significantly influence comparable valuations.

Which floor levels or unit stacks at 805 Yishun Ring Road offer the best value proposition?

Mid-range floor levels (approximately floors 5 through 15) at 805 Yishun Ring Road typically deliver the strongest value. Lower floors (1-4) trade at discounts due to reduced natural light, privacy concerns from street-level pedestrian activity, and perceived security vulnerabilities, though they are preferred by elderly buyers and those with mobility constraints. Conversely, high floors (20+) command premiums reflecting enhanced light, views, and privacy perception, though higher service costs and elevator wait times during peak periods can offset subjective amenity gains. Ground and first floors adjacent to carpark entrances or mechanical rooms trade at noticeable discounts due to noise and traffic concerns. For value-focused buyers, floors 8-12 balance light accessibility, privacy, and cost-effectiveness without premium pricing. End units and corner units command premiums relative to mid-stack positions due to additional windows and light, though this translates to 5% to 15% price differences rather than transformational variances. Buyers should physically inspect units at different levels before deciding, as subjective preferences regarding light, noise, and view vary significantly.

What future supply pipeline exists in Yishun and the North Region that could affect 805 Yishun Ring Road resale values?

The North Region, including Yishun, faces limited new HDB supply compared to developing estates in the East and North-East, as most land has been built out over decades. Current HDB new supply initiatives focus on Woodland, Chong Pang redevelopment sites, and scattered infill projects rather than large greenfield Yishun developments. This supply constraint is positive for existing HDB resale properties like 805 Yishun Ring Road, supporting sustained demand and limiting the downward price pressure that would arise from abundant new unit completions. The Urban Redevelopment Authority's (URA) long-term planning framework indicates continued intensification of existing precincts rather than expansion into new areas, reinforcing the scarcity value of mature estate properties. However, future policy changes regarding lease top-up eligibility, ABSD rates, or cooling measures could materially influence investment demand. Buyers planning long-term ownership should monitor HDB's published supply pipelines and government policy announcements, but the current trajectory suggests that supply constraints in Yishun will continue supporting resale market fundamentals for established developments.

[For Sale] 805 Yishun Ring Road — From S$790K