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 3-room HDB property in Yishun, with a remaining lease of 85 years, stands at an estimated value of $455,371, translating to a price per square foot (PSF) of $632. This valuation reflects a solid understanding of the current market dynamics, particularly given the 4.3% differential from the baseline market price. Such a deviation indicates a robust demand for HDB properties within the Yishun vicinity, suggesting that potential buyers recognize not only the intrinsic value of the property but also the strategic advantages of the location.
The model confidence in this valuation is classified as high, supported by a comprehensive analysis of 491 recent HDB resale transactions in the area. This substantial dataset provides a clear picture of market trends and buyer sentiment, reinforcing the valuation's reliability. As the remaining lease of 85 years offers significant longevity for prospective homeowners, it positions this property as a desirable asset in the evolving landscape of Singapore's real estate market. The interplay of lease duration and current market conditions further enhances the attractiveness of this listing, making it a noteworthy option for discerning buyers.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.