450 Yishun Ring Road 760450, Yishun East, North Region, Singapore
$640,000
Discover your dream home! This beautiful 3-bedroom, 2-bathroom HDB unit, boasting a spacious 990 sqft, is now available for sale at 450, Yishun Ring Road, Singapore. Perfectly situated, this property is just a short distance from key amenities. Northland Primary School (1.4 km) and Yishun Town Secondary School (1.5 km) are nearby, making it ideal for families. For your daily needs, FairPrice Yishun Ring Rd (0.6 km) and Giant Supermarket (0.7 km) are just around the corner. Enjoy shopping at Yishun Mall (0.6 km) or Junction Nine (1.5 km) for all your retail therapy. The property features excellent amenities including a car park, playground, and 24-hour security, ensuring a comfortable and safe living environment. With its prime location and family-friendly features, this home is not to be missed. Seize the opportunity to own this wonderful property today! * High floor * North south orientation * Condo layout * No odd shape * Very well maintained * Chinese seller * No ethnic quota restriction * No extension required * Pure selling * View to appreciate Call/text for exclusive viewing now Wenli 9067XXXX
The following locations are within radius of this property, with distance shown in kilometers.
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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…
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Automated Valuation based on 37 HDB resale transactions (data.gov.sg)
Fair Value
S$668,547
S$675 psf
Asking Price
S$640,000
S$646 psf
vs Market
-4.3%
vs Last Done
-11.1%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Yishun
1260m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
37 comparable transactions
S$643
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$675
Recent Comparable Transactions
10 shown · 37 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 347B YISHUN AVE 11 Floor 04 TO 06 | 990sqft | S$720,000 | ▲S$727 +7.7% vs FV | 99yr from 2013 |
May 2026 | Blk 347B YISHUN AVE 11 Floor 04 TO 06 | 990sqft | S$720,000 | ▲S$727 +7.7% vs FV | 99yr from 2013 |
Apr 2026 | Blk 443 YISHUN AVE 11 Floor 13 TO 15 | 1,044sqft | S$648,000 | ▼S$621 -8.0% vs FV | 99yr from 2012 |
Apr 2026 | Blk 448 YISHUN RING RD Floor 01 TO 03 | 1,001sqft | S$550,000 | ▼S$549 -18.7% vs FV | 99yr from 2012 |
Apr 2026 | Blk 457 YISHUN ST 41 Floor 07 TO 09 | 1,001sqft | S$565,000 | ▼S$564 -16.4% vs FV | 99yr from 2013 |
Mar 2026 | Blk 458 YISHUN AVE 11 Floor 13 TO 15 | 1,001sqft | S$585,000 | ▼S$584 -13.5% vs FV | 99yr from 2013 |
Mar 2026 | Blk 442 YISHUN AVE 11 Floor 10 TO 12 | 1,044sqft | S$640,000 | ▼S$613 -9.2% vs FV | 99yr from 2012 |
Mar 2026 | Blk 449 YISHUN RING RD Floor 01 TO 03 | 990sqft | S$555,000 | ▼S$560 -17.0% vs FV | 99yr from 2012 |
Mar 2026 | Blk 457 YISHUN ST 41 Floor 04 TO 06 | 1,001sqft | S$575,000 | ▼S$574 -15.0% vs FV | 99yr from 2013 |
Feb 2026 | Blk 443 YISHUN AVE 11 Floor 01 TO 03 | 990sqft | S$535,000 | ▼S$540 -20.0% vs FV | 99yr from 2012 |
Feb 2026 | Blk 347A YISHUN AVE 11 Floor 04 TO 06 | 990sqft | S$695,000 | ▲S$702 +4.0% vs FV | 99yr from 2013 |
Blk 347B YISHUN AVE 11
May 2026 · Floor 04 TO 06
+7.7% vs FV
Blk 347B YISHUN AVE 11
May 2026 · Floor 04 TO 06
+7.7% vs FV
Blk 443 YISHUN AVE 11
Apr 2026 · Floor 13 TO 15
-8.0% vs FV
Blk 448 YISHUN RING RD
Apr 2026 · Floor 01 TO 03
-18.7% vs FV
Blk 457 YISHUN ST 41
Apr 2026 · Floor 07 TO 09
-16.4% vs FV
Blk 458 YISHUN AVE 11
Mar 2026 · Floor 13 TO 15
-13.5% vs FV
Blk 442 YISHUN AVE 11
Mar 2026 · Floor 10 TO 12
-9.2% vs FV
Blk 449 YISHUN RING RD
Mar 2026 · Floor 01 TO 03
-17.0% vs FV
Blk 457 YISHUN ST 41
Mar 2026 · Floor 04 TO 06
-15.0% vs FV
Blk 443 YISHUN AVE 11
Feb 2026 · Floor 01 TO 03
-20.0% vs FV
Blk 347A YISHUN AVE 11
Feb 2026 · Floor 04 TO 06
+4.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room apartment located in Yishun, with a remaining lease of 84 years, stands at an estimated value of $668,547, translating to a price of $675 PSF. This valuation is grounded in a robust analysis of the current market conditions, where the property reflects a 4.3% divergence from the baseline market price. Such a premium indicates a strong demand for HDB units in this region, underscoring the desirability of Yishun as a residential locale.
With the valuation derived from a comprehensive review of 37 recent HDB resale transactions in the vicinity, the model confidence is rated as high, reinforcing the reliability of the estimated value. The remaining lease period of 84 years is particularly significant in the context of Singapore's property landscape, where leasehold tenure impacts buyer sentiment and investment potential. The combination of a solid lease duration and favorable market dynamics positions this HDB unit as an attractive option for prospective buyers, reflecting the ongoing trend of appreciation in HDB prices within the Yishun district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.