452 Yishun Ring Road - 2 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 current local search landscape for active property seekers, maintaining a presence in area-level browsing trends.

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 550K
  • Avg PSF: S$ 556 psf (38.66% lower compared to Sembawang / Yishun average of S$ 906 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards the 3-Bedroom configurations as the primary focus for buyers at this location. With only a single unit currently listed, the limited inventory suggests a highly selective opportunity for those seeking entry into the area. The property is positioned at a significant discount relative to the broader district average, offering a competitive entry point for budget-conscious seekers. This pricing advantage combined with tight supply likely supports steady interest from buyers prioritizing value in the local market.

Location & Lifestyle Highlights — 452 Yishun Ring Road

247m (2-3 mins) to BET BLKS 445/449 — This nearby transport link provides a quick and easy daily commute with direct connections to the wider Yishun area and beyond.

Living at 452 Yishun Ring Road offers a practical and efficient lifestyle where everything you need for daily life is just a short walk away. The location is perfectly set up for those who value a well-connected home in a mature neighborhood with plenty of local charm.

Nearby hotspots:

Bus Stops (36 within 1 km):

• BET BLKS 445/449 (247m, 2-3 mins) — Convenient access to a wide network of bus services for a smooth commute around the estate.
• OPP BLK 445 (284m, 3-4 mins) — Another handy option for residents to catch frequent buses heading towards major transport hubs.

Education & Early Learning:

• PCF SPARKLETOTS PRESCHOOL @ NEE SOON LINK BLK 446 (CC) (90m, 1-2 mins) — Extremely close childcare option that makes the morning school run effortless for parents.
• SKOOL4KIDZ CAMPUS @ YISHUN (244m, 2-3 mins) — Modern preschool facility located just a few minutes away, ideal for early childhood development.
• HUAMIN PRIMARY SCHOOL (757m, 9-10 mins) — Reputable local primary school within a comfortable walking distance for young students.

Healthcare & Wellness:

• KIM SAN LENG FOOD CENTRE (253m, 3-4 mins) — Nearby spot for quick meals and a sense of community wellness in the heart of the neighborhood.
• KHOO TECK PUAT (1436m, 17-18 mins) — Major regional hospital providing comprehensive medical services and peace of mind for healthcare needs.

Shopping & Retail:

• FAIRPRICE (394m, 4-5 mins) — Reliable supermarket just a short stroll away for all your daily groceries and household essentials.
• GIANT SUPER - YISHUN AVENUE 11 (446m, 5-6 mins) — Large retail outlet nearby offering a wide variety of fresh produce and value-for-money shopping.
• SHENG SIONG (454m, 5-6 mins) — Popular local supermarket known for its fresh selection and competitive prices, located within easy reach.

Dining & Food:

• NTUC FAIRPRICE SUPERMARKET - 414 YISHUN RING (401m, 4-5 mins) — Conveniently located food and grocery hub serving the immediate residential community.
• SMOKIN JOE CHARCOAL GRILL (423m, 5-6 mins) — Great local dining choice for those looking for a tasty grilled meal close to home.
• BROADWAY COFFEESHOP (440m, 5-6 mins) — Traditional coffee shop offering a variety of local hawker favorites for a quick and affordable bite.

Highly attractive for: Young Families, Practical Commuters, First-time Homeowners

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: October 2, 2026