342a Yishun Ring Road 761342, Yishun East, North Region, Singapore
$803,888
342A Yishun Ring Road 5-rm for SALE! * High floor * Unblocked view * Bright & breezy * Spacious Living / Dining * Wet & Dry Kitchen space * 01 common bedroom combined with Master Bedroom as walk-in wardrobe * Second common bedroom intact * 4 bus stops to Yishun MRT & Northpoint * Walking distance to Sheng Siong, Hao Mart, Prime & Cold Storage * Walking distance to Junction 9 * Extension to be discussed CALL/WA 9662XXXX NOW TO VIEW!
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…


License: L3008022J
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$798,303
S$656 psf
Asking Price
S$803,888
S$661 psf
vs Market
+0.7%
vs Last Done
+6.1%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Yishun
1016m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$625
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$656
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneOct 2025 | Blk 342A YISHUN RING RD Floor 04 TO 06 | 1,216sqft | S$758,000 | ▼S$623 -5.0% vs FV | 99yr from 2016 |
Oct 2025 | Blk 342A YISHUN RING RD Floor 04 TO 06 | 1,216sqft | S$758,000 | ▼S$623 -5.0% vs FV | 99yr from 2016 |
Jul 2024 | Blk 342A YISHUN RING RD Floor 13 TO 15 | 1,259sqft | S$790,000 | ▼S$627 -4.4% vs FV | 99yr from 2016 |
Blk 342A YISHUN RING RD
Oct 2025 · Floor 04 TO 06
-5.0% vs FV
Blk 342A YISHUN RING RD
Oct 2025 · Floor 04 TO 06
-5.0% vs FV
Blk 342A YISHUN RING RD
Jul 2024 · Floor 13 TO 15
-4.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Yishun, with a remaining lease of 87 years, is estimated at $798,303, translating to $656 per square foot (PSF). This pricing positions the property slightly above the baseline market price, reflecting a 0.7% variance. The marginal difference indicates a stable demand for such properties in the vicinity, albeit with a noteworthy caveat: the model confidence is classified as low. This suggests that the valuation is sensitive to fluctuations in the local market conditions and may not fully capture potential volatility in pricing trends.
The valuation is supported by recent resale transactions in the area, with only two comparable sales being referenced. This limited data set raises questions regarding the robustness of the valuation, particularly in a dynamic market where various factors such as location desirability, nearby amenities, and overall economic conditions can significantly influence HDB prices. The remaining lease period of 87 years is a critical factor; while it provides a comfortable time frame for prospective buyers, it also serves as a reminder of the declining value associated with shorter leases in the long term. Therefore, potential investors should remain vigilant and consider both the immediate market signals and the broader implications of lease duration when making purchasing decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.