452 Yishun Ring Road 760452, Yishun East, North Region, Singapore
$475,000
This flat is a 3 Rooms HDB for sale with 2 Baths in 452 Yishun Ring Road, a stunning HDB Resale Flat in Singapore. Searching for a property in Singapore? Look no further than this stunning HDB for Sale in Yishun. Located in Yishun HDB Estate, this development is part of District 27. Completed in 2010, Jade Spring @ Yishun is a 99 year leasehold HDB Development with a total of 132 units. It has a total of 13 floors and is one of 163 HDB Blocks on Yishun Ring Road. If you are looking for a property in the Yishun, this is might be the perfect unit for you! Nearby amenities ⭑ Nearby Bus stops • Northbrooks Secondary School (175 m) - 3 mins walk • Opposite Northbrooks Secondary School (195 m) - 3 mins walk • Between Blk 445 / 449 (200 m) - 3 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Sheng Siong Supermarket (280 m) - 4 mins walk • FairPrice - Yishun Ring Blk 414 (302 m) - 5 mins walk • FairPrice Yishun Ring Rd (306 m) - 5 mins walk • 6 more walking distance grocery stores within 500 m ⭑ Nearby Schools • Zhengfei Cultural Education Centre - Yishun Avenue 11 (112 m) - 2 mins walk • Northbrooks Secondary School (144 m) - 2 mins walk • Piano Lessons with Musicube (286 m) - 4 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Blk 417 Playground (252 m) - 4 mins walk • Dipterocarp Arboretum (367 m) - 6 mins walk • LeafCode (385 m) - 6 mins walk • 6 more parks within 1 km Please call Muhd Farhan Mohd Noh from 99.co @ +659129XXXX to arrange for a viewing.
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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: L3002382K
Automated Valuation based on 491 HDB resale transactions (data.gov.sg) · 9 outliers removed (IQR)
Fair Value
S$455,371
S$632 psf
Asking Price
S$475,000
S$659 psf
vs Market
+4.3%
vs Last Done
-2.1%
Tenure
85 yrs
99-year Leasehold · Balance remaining
Confidence
High
491 comps
Nearest MRT
Yishun
1379m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
491 comparable transactions
S$602
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$632
Recent Comparable Transactions
10 shown · 491 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 459 YISHUN AVE 11 Floor 07 TO 09 | 721sqft | S$485,000 | ▲S$673 +6.5% vs FV | 99yr from 2013 |
Mar 2026 | Blk 459 YISHUN AVE 11 Floor 07 TO 09 | 721sqft | S$485,000 | ▲S$673 +6.5% vs FV | 99yr from 2013 |
Mar 2026 | Blk 459 YISHUN AVE 11 Floor 04 TO 06 | 721sqft | S$505,000 | ▲S$700 +10.8% vs FV | 99yr from 2013 |
Mar 2026 | Blk 779 YISHUN AVE 2 Floor 04 TO 06 | 689sqft | S$375,000 | ▼S$544 -13.9% vs FV | 99yr from 1987 |
Mar 2026 | Blk 774 YISHUN AVE 3 Floor 04 TO 06 | 689sqft | S$410,000 | ▼S$595 -5.9% vs FV | 99yr from 1987 |
Mar 2026 | Blk 506B YISHUN AVE 4 Floor 04 TO 06 | 732sqft | S$490,000 | ▲S$669 +5.9% vs FV | 99yr from 2018 |
Mar 2026 | Blk 672B YISHUN AVE 4 Floor 04 TO 06 | 732sqft | S$502,999 | ▲S$687 +8.7% vs FV | 99yr from 2018 |
Mar 2026 | Blk 704 YISHUN AVE 5 Floor 01 TO 03 | 883sqft | S$430,000 | ▼S$487 -22.9% vs FV | 99yr from 1984 |
Mar 2026 | Blk 706 YISHUN AVE 5 Floor 04 TO 06 | 732sqft | S$405,000 | ▼S$553 -12.5% vs FV | 99yr from 1984 |
Mar 2026 | Blk 739 YISHUN AVE 5 Floor 07 TO 09 | 721sqft | S$450,000 | ▼S$624 -1.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 172 YISHUN AVE 7 Floor 04 TO 06 | 689sqft | S$400,000 | ▼S$581 -8.1% vs FV | 99yr from 1988 |
Blk 459 YISHUN AVE 11
Mar 2026 · Floor 07 TO 09
+6.5% vs FV
Blk 459 YISHUN AVE 11
Mar 2026 · Floor 07 TO 09
+6.5% vs FV
Blk 459 YISHUN AVE 11
Mar 2026 · Floor 04 TO 06
+10.8% vs FV
Blk 779 YISHUN AVE 2
Mar 2026 · Floor 04 TO 06
-13.9% vs FV
Blk 774 YISHUN AVE 3
Mar 2026 · Floor 04 TO 06
-5.9% vs FV
Blk 506B YISHUN AVE 4
Mar 2026 · Floor 04 TO 06
+5.9% vs FV
Blk 672B YISHUN AVE 4
Mar 2026 · Floor 04 TO 06
+8.7% vs FV
Blk 704 YISHUN AVE 5
Mar 2026 · Floor 01 TO 03
-22.9% vs FV
Blk 706 YISHUN AVE 5
Mar 2026 · Floor 04 TO 06
-12.5% vs FV
Blk 739 YISHUN AVE 5
Mar 2026 · Floor 07 TO 09
-1.3% vs FV
Blk 172 YISHUN AVE 7
Mar 2026 · Floor 04 TO 06
-8.1% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room property located in Yishun reflects a robust market positioning with a current estimated value of $455,371, translating to a price per square foot of $632. This valuation is grounded in a comprehensive analysis of 491 recent HDB resale transactions within the vicinity, demonstrating a strong correlation with prevailing market trends and community demand.
Notably, the property's remaining lease of 85 years positions it advantageously within the market, contributing to its appeal among buyers seeking long-term stability. The slight 4.3% difference from the baseline market price indicates a healthy demand in the area, suggesting that Yishun remains a desirable location for potential homeowners and investors alike. With a model confidence rating categorized as high, this valuation underscores the strength of the current market dynamics and the sustained interest in HDB properties within this region.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.