449 Yishun Ring Road - 2 Units for Sale

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449 Yishun Ring Road – PropertyGuru Market Pulse Insights

Current search activity indicates that the project still features in the Sembawang / Yishun market's browsing mix, according to PropertyGuru's 30-day search trends. The development remains visible within recent local search activity among active market participants, maintaining its presence as a consideration for those exploring HDB options in the area.

Most-searched Units: 4-Bedroom

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 650K
  • Avg PSF: S$ 629 psf (24.56% lower compared to Sembawang / Yishun average of S$ 834 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards 4-Bedroom configurations as the preferred choice for property seekers at this location. With only a single 3-Bedroom unit currently listed, the available inventory represents a highly selective entry point into the development. The pricing for this unit sits at a significant discount relative to the broader Sembawang / Yishun average, offering a competitive value proposition for the district. This combination of focused search interest and limited supply suggests that well-priced listings are likely to retain steady attention from value-conscious buyers.

Location & Lifestyle Highlights — 449 Yishun Ring Road

222m (2-3 mins) to BET BLKS 445/449 — This nearby transport link provides a quick and efficient connection to the wider Yishun area and major transport hubs for a smooth daily commute.

This modern home at 449 Yishun Ring Road offers an efficient living space perfectly suited for those who value a practical and well-connected lifestyle in a mature residential estate. Residents enjoy the ease of having essential schools, local eats, and daily transport options right at their doorstep.

Nearby hotspots:

Bus Stops (38 within 1 km):

• BET BLKS 445/449 (222m, 2-3 mins) — Convenient access to several bus routes makes getting around the neighborhood very straightforward.
• OPP BLK 445 (259m, 3-4 mins) — Another nearby option for residents to catch local services heading towards the central interchange.

Education & Early Learning:

• PCF SPARKLETOTS PRESCHOOL @ NEE SOON LINK BLK 446 (CC) (146m, 1-2 mins) — Extremely close childcare option that is perfect for parents with young children.
• SKOOL4KIDZ CAMPUS @ YISHUN (305m, 3-4 mins) — Large, dedicated preschool facility within a short walk for early childhood education.
• NORTHBROOKS SECONDARY SCHOOL (398m, 4-5 mins) — Nearby secondary school that allows students to walk to class safely and quickly.
• HUAMIN PRIMARY SCHOOL (798m, 9-10 mins) — Reputable primary education choice located within a comfortable distance for young families.
• GEMS WORLD ACADEMY (SINGAPORE) (841m, 10-11 mins) — High-quality international schooling option available for families seeking a global curriculum.

Healthcare & Wellness:

• KIM SAN LENG FOOD CENTRE (314m, 3-4 mins) — Handy spot for quick meals and local refreshments just a few minutes away.
• UNITED HEALTH FAMILY CLINIC SURGERY (1318m, 15-16 mins) — Accessible medical services for general health consultations and family wellness.
• KHOO TECK PUAT (1417m, 16-17 mins) — Major regional hospital providing comprehensive healthcare and emergency services for peace of mind.

Shopping & Retail:

• SHENG SIONG (428m, 5-6 mins) — Reliable supermarket for fresh produce and household essentials at competitive prices.
• FAIRPRICE (455m, 5-6 mins) — Popular grocery chain nearby making it very easy to stock up on daily necessities.
• GIANT SUPER - YISHUN AVENUE 11 (507m, 6-7 mins) — Large retail space offering a wide variety of groceries and home goods for one-stop shopping.

Dining & Food:

• NTUC FAIRPRICE SUPERMARKET - 414 YISHUN RING (462m, 5-6 mins) — Conveniently located for residents to grab food supplies on the way home.
• SMOKIN JOE CHARCOAL GRILL (471m, 5-6 mins) — Great local dining option for those looking for a hearty grilled meal close by.
• BROADWAY COFFEESHOP (501m, 6-7 mins) — Traditional coffee shop setting offering a variety of affordable local hawker dishes.

Convenience Stores:

• 7-ELEVEN (506m, 6-7 mins) — Quick stop for snacks, drinks, and emergency supplies available around the clock.

Highly attractive for: Young Families, Healthcare Professionals, Urban Investors

Market & Rental Insights

449 Yishun Ring Road demonstrates a profile of steady capital appreciation paired with high-yielding rental potential.

• PSF Appreciation: S$548 → S$560 over recent years (+2.19%) from 2023 - 2026.
• Expected Rental Yield: At 6.93%, this reflects a strong return for investors.
• Transactions: 1 sale transaction in the last 12 months, showing limited sale activity.
• PG Pulse Insight: With a +2.19% PSF growth and a strong rental yield of 6.93%, the project remains a high-yield asset despite limited transaction volume.

Published date: July 1, 2026