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…
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Automated Valuation based on 50 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$508,756
S$706 psf
Asking Price
S$475,000
S$659 psf
vs Market
-6.6%
vs Last Done
+0.8%
Tenure
85 yrs
99-year Leasehold · Balance remaining
Confidence
High
50 comps
Nearest MRT
Yishun
1379m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
50 comparable transactions
S$672
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$706
Recent Comparable Transactions
10 shown · 50 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 424B YISHUN AVE 11 Floor 01 TO 03 | 721sqft | S$472,000 | ▼S$654 -7.4% vs FV | 99yr from 2015 |
May 2026 | Blk 424B YISHUN AVE 11 Floor 01 TO 03 | 721sqft | S$472,000 | ▼S$654 -7.4% vs FV | 99yr from 2015 |
May 2026 | Blk 424B YISHUN AVE 11 Floor 01 TO 03 | 721sqft | S$445,000 | ▼S$617 -12.6% vs FV | 99yr from 2015 |
May 2026 | Blk 456 YISHUN ST 41 Floor 13 TO 15 | 721sqft | S$498,888 | ▼S$692 -2.0% vs FV | 99yr from 2013 |
Apr 2026 | Blk 335B YISHUN ST 31 Floor 04 TO 06 | 721sqft | S$460,000 | ▼S$638 -9.6% vs FV | 99yr from 2015 |
Apr 2026 | Blk 336B YISHUN ST 31 Floor 10 TO 12 | 721sqft | S$515,000 | ▲S$714 +1.1% vs FV | 99yr from 2015 |
Mar 2026 | Blk 431B YISHUN AVE 1 Floor 07 TO 09 | 721sqft | S$490,000 | ▼S$679 -3.8% vs FV | 99yr from 2015 |
Mar 2026 | Blk 459 YISHUN AVE 11 Floor 07 TO 09 | 721sqft | S$485,000 | ▼S$673 -4.7% vs FV | 99yr from 2013 |
Mar 2026 | Blk 459 YISHUN AVE 11 Floor 04 TO 06 | 721sqft | S$505,000 | ▼S$700 -0.8% vs FV | 99yr from 2013 |
Mar 2026 | Blk 335A YISHUN ST 31 Floor 13 TO 15 | 721sqft | S$508,888 | ▼S$706 0.0% vs FV | 99yr from 2015 |
Mar 2026 | Blk 336A YISHUN ST 31 Floor 07 TO 09 | 721sqft | S$460,000 | ▼S$638 -9.6% vs FV | 99yr from 2015 |
Blk 424B YISHUN AVE 11
May 2026 · Floor 01 TO 03
-7.4% vs FV
Blk 424B YISHUN AVE 11
May 2026 · Floor 01 TO 03
-7.4% vs FV
Blk 424B YISHUN AVE 11
May 2026 · Floor 01 TO 03
-12.6% vs FV
Blk 456 YISHUN ST 41
May 2026 · Floor 13 TO 15
-2.0% vs FV
Blk 335B YISHUN ST 31
Apr 2026 · Floor 04 TO 06
-9.6% vs FV
Blk 336B YISHUN ST 31
Apr 2026 · Floor 10 TO 12
+1.1% vs FV
Blk 431B YISHUN AVE 1
Mar 2026 · Floor 07 TO 09
-3.8% vs FV
Blk 459 YISHUN AVE 11
Mar 2026 · Floor 07 TO 09
-4.7% vs FV
Blk 459 YISHUN AVE 11
Mar 2026 · Floor 04 TO 06
-0.8% vs FV
Blk 335A YISHUN ST 31
Mar 2026 · Floor 13 TO 15
0.0% vs FV
Blk 336A YISHUN ST 31
Mar 2026 · Floor 07 TO 09
-9.6% vs FV
HELIOS AI Analysis
In the current landscape of Singapore's real estate market, the valuation of a 3-room HDB unit in Yishun stands at an estimated value of $508,756, translating to $706 per square foot (PSF). With a remaining lease of 85 years, this property not only aligns with the long-term investment strategies sought by discerning buyers, but also reflects the inherent stability and growth potential characteristic of the Yishun area. The valuation is underpinned by robust data analysis, drawing from 50 recent HDB resale transactions in the vicinity, thus ensuring a high model confidence level.
The current market signal indicates a good deal, with a 6.6% difference from the baseline value. This percentage suggests that the property is competitively priced, offering potential buyers an advantageous entry point into the Yishun market. As a region known for its evolving amenities and strategic connectivity, Yishun continues to attract interest, making this HDB unit a compelling opportunity for both first-time homeowners and savvy investors looking to capitalize on Singapore's dynamic property landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.