117 Yishun Ring Road 760117, Yishun West, North Region, Singapore
$450,000
This 3-Room (Model A Modified) unit is located in Yishun HDB Estate. Completed in 1982, Chong Pang Vale is a 99 year leasehold HDB Development with a total of 129 units. It has a total of 9 floors and is one of 163 HDB blocks on Yishun Ring Road. Nearby amenities ⭑ Nearby MRTs • 1 MRT within 1 km ⭑ Nearby Bus stops • Blk 118 (122 m) - 2 mins walk • Opposite Ahmad Ibrahim Secondary School (182 m) - 3 mins walk • Blk 114 (222 m) - 4 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Angel Supermart (Y110) (278 m) - 4 mins walk • Toko Warisan Trading - Halal Frozen @ Yishun (430 m) - 6 mins walk • Sun East Chinese Medical Hall (432 m) - 6 mins walk • 3 more walking distance grocery stores within 500 m ⭑ Nearby Schools • Ahmad Ibrahim Secondary School (231 m) - 4 mins walk • Kidz Meadow Childcare @ Yishun (394 m) - 6 mins walk • Sir Manasseh Meyer Internation School (425 m) - 6 mins walk • 5 more schools within 1 km ⭑ Nearby Parks • PCN at Canberra Canal (282 m) - 4 mins walk • Semabwang Park (360 m) - 5 mins walk • Sharing corner (377 m) - 6 mins walk • 7 more parks within 1 km
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$314,316
S$394 psf
Asking Price
S$450,000
S$565 psf
vs Market
+43.2%
vs Last Done
+12.5%
Tenure
56 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Yishun
1096m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$493
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.800
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$394
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 117 YISHUN RING RD Floor 04 TO 06 | 797sqft | S$400,000 | ▲S$502 +27.4% vs FV | 99yr from 1983 |
Dec 2025 | Blk 117 YISHUN RING RD Floor 04 TO 06 | 797sqft | S$400,000 | ▲S$502 +27.4% vs FV | 99yr from 1983 |
Oct 2025 | Blk 117 YISHUN RING RD Floor 01 TO 03 | 797sqft | S$438,000 | ▲S$550 +39.6% vs FV | 99yr from 1983 |
Jun 2025 | Blk 117 YISHUN RING RD Floor 04 TO 06 | 797sqft | S$340,000 | ▲S$427 +8.4% vs FV | 99yr from 1983 |
Blk 117 YISHUN RING RD
Dec 2025 · Floor 04 TO 06
+27.4% vs FV
Blk 117 YISHUN RING RD
Dec 2025 · Floor 04 TO 06
+27.4% vs FV
Blk 117 YISHUN RING RD
Oct 2025 · Floor 01 TO 03
+39.6% vs FV
Blk 117 YISHUN RING RD
Jun 2025 · Floor 04 TO 06
+8.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 3 Room property in Yishun, with a remaining lease of 56 years, stands at an estimated value of $314,316, equating to $394 PSF. This valuation is notably positioned above the market, reflecting a substantial 43.2% difference from the baseline. Such a premium suggests a robust demand for HDB properties in the Yishun area, driven by both the strategic location and the amenities available, which continue to attract buyers even with a moderate lease remaining.
However, it is crucial to note that the model confidence for this valuation is categorized as low, indicating potential volatility in the market sentiment or insufficient comparable transactions to support a definitive pricing analysis. The valuation is informed by only three recent HDB resale transactions in the vicinity, which may not fully encapsulate the broader market dynamics at play. As the remaining lease dwindles, prospective buyers should exercise caution and consider the implications of leasehold properties in their long-term investment strategies.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.