452 Yishun Ring Road - 3 Units for Sale

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452 Yishun Ring Road – PropertyGuru Market Pulse Insights

The development continues to feature in recent search behaviour across the Sembawang / Yishun market, drawing on 30 days of PropertyGuru search activity. This project remains part of the local consideration set for active buyers exploring the area.

Most-searched Units: 4-Bedroom

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 561K
  • Avg PSF: S$ 566 psf (33.66% lower compared to Sembawang / Yishun average of S$ 854 psf)
  • Available Units: 4

Key Takeaway: Market demand indicators point strongly towards the 4-Bedroom configurations as the primary focus for buyer interest. While larger layouts drive search volume, the 3-Bedroom units are positioned at a significant 33.66% discount relative to the broader Sembawang / Yishun average. This pricing gap suggests a highly competitive entry point for buyers seeking value within the district. Current search patterns and inventory levels indicate that the property remains a practical choice for those prioritizing affordability in a mature residential area.

Location & Lifestyle Highlights — 452 Yishun Ring Road 247m (2-3 mins) to BET BLKS 445/449 — This bus stop provides a direct link to the wider Yishun transport network, making daily travel across the North region very efficient. This location offers a practical and well-connected lifestyle where daily essentials and transport links are just a short walk from your front door. Residents can enjoy the convenience of a mature neighbourhood that balances quiet residential living with immediate access to local amenities. Nearby hotspots: Bus Stops (36 within 1 km):

• BET BLKS 445/449 (247m, 2-3 mins) — Convenient boarding point for residents heading towards the main transport hubs in Yishun.
• OPP BLK 445 (284m, 3-4 mins) — Additional bus services nearby that make commuting to work or school much easier.

Education & Early Learning:

• PCF SPARKLETOTS PRESCHOOL @ NEE SOON LINK BLK 446 (CC) (90m, 1-2 mins) — Extremely close childcare option that is perfect for parents with young children.
• SKOOL4KIDZ CAMPUS @ YISHUN (244m, 2-3 mins) — Nearby early learning campus providing quality preschool education within a short walk.
• HUAMIN PRIMARY SCHOOL (736m, 8-9 mins) — Reputable primary school located within a comfortable distance for local families.

Healthcare & Wellness:

• KHOO TECK PUAT (1443m, 17-18 mins) — Major regional hospital providing comprehensive medical services and peace of mind for residents.

Shopping & Retail:

• FAIRPRICE (394m, 4-5 mins) — Handy supermarket nearby for all your fresh produce and daily household needs.
• GIANT SUPER - YISHUN AVENUE 11 (446m, 5-6 mins) — Large retail outlet offering a wide variety of groceries and home essentials.
• SHENG SIONG (454m, 5-6 mins) — Popular local supermarket known for value and a great selection of fresh food.

Dining & Food:

• SMOKIN JOE CHARCOAL GRILL (410m, 4-5 mins) — Local dining spot perfect for a quick and tasty meal close to home.
• BROADWAY COFFEESHOP (440m, 5-6 mins) — Traditional coffee shop offering a variety of local food options for daily dining.

Highly attractive for: Young Families, First-time Buyers, Practical Professionals

Market & Rental Insights

452 Yishun Ring Road demonstrates significant capital appreciation and high rental efficiency within the Yishun residential market.

• PSF Appreciation: S$546 → S$727 over recent years (+33.15%) from 2023 - 2026.
• Expected Rental Yield: At 5.97%, this reflects a strong return for investors.
• Transactions: 1 rental transaction in the last 6 months and 1 sale transaction in the last 12 months, showing modest rental and limited sale activity.
• PG Pulse Insight: With a substantial PSF growth of 33.15% and a strong rental yield of 5.97%, the project offers high investment value despite limited transaction volume.

Published date: August 2, 2026