Yio Chu Kang: a mix of exclusive and down-to-earth housing

uni.sutiah@edgeprop.sg


#FINDYOURSPOT. Rediscover Yio Chu Kang Today!

Yio Chu Kang is a sub-zone within the Ang Mo Kio planning area, flanked by the Yio Chu Kang North, West and East sub-zones. The Ang Mo Kio area itself is bounded by Yishun on the north, Serangoon on the east, Bishan on the south, and the Central Water Catchment Area on the west.


Yio Chu Kang Road passes the quiet Seletar Hills estate and Greenwich Mall. Photo credit: Loh Xiu Ruth

Yio Chu Kang is located in the North-East Region of Singapore. It has a blend of HDB heartland with well-loved amenities, landed housing, and condos, and a paradox of both exclusive and down-to-earth housing.

Yio Chu Kang Road traverses a good part of northern Singapore, stretching all the way from Upper Thomson Road to Upper Serangoon Road, and is synonymous with Yio Chu Kang to many. However, in fact, Yio Chu Kang is a small, specific part of Singapore, far removed from a good part of Yio Chu Kang Road’s purview.

Ong Teck Hui, senior director of research and consultancy at JLL, says Yio Chu Kang “is a broader locale, and more ambiguous” than other neighbourhoods. Residents at the western end of Yio Chu Kang Road in estates like Thomson Green or Sembawang Hills (which is technically not Yio Chu Kang, but another sub-zone of Ang Mo Kio), are likely to say they belong to Thomson, he points out. At the eastern end of the road, those in Serangoon and Hougang will identify with their respective areas.

For Yio Chu Kang residents, the nearest full-fledged mall is AMK Hub, opposite Ang Mo Kio MRT Station, meaning Yio Chu Kang itself has no retail mall. However, it is not bereft of entertainment. Yio Chu Kang has excellent sports facilities, including tennis courts and swimming amenities for adults and children. There is also The Grassroots’ Club along Ang Mo Kio Avenue 8, which caters to the community. It has cafes, restaurants, is fully equipped to host banquets and seminars, and has amenities like a bowling alley.

Yio Chu Kang is also near Nanyang Polytechnic and ITE College Central, which are in the Yio Chu Kang East sub-zone. The two major educational institutions come with well-worn amenities. In fact, ITE College Central is home to a number of eateries, such as First Culinary Restaurant, and a good-sized NTUC FairPrice supermarket.


Yio Chu Kang MRT Station overlooks a slew of tennis courts. Photo credit: Loh Xiu Ruth

Housing in Yio Chu Kang

Along the Yio Chu Kang corridor, there is a good mix of landed and HDB estates. Prior to the rise of public housing, much of Yio Chu Kang was occupied by landed properties. “In the past, Yio Chu Kang was seen as a relatively remote area with a low population,” says JLL’s Ong.

Not surprisingly, private homes along the Yio Chu Kang Road stretch are more affordable compared to the houses in plusher, more prime areas such as Holland, Bukit Timah, and East Coast. “A typical terrace house costing $2.5 million to $3 million at Seletar Hills would cost more than $4 million at Bukit Timah. For condominiums, we can see a significant difference in prices between Affinity at Serangoon [off Yio Chu Kang Road, averaging about $1,500 psf] and Fourth Avenue Residences [off Bukit Timah Road, averaging about $2,400 psf],” he says.

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Price trends


ITE College Central (pictured) and Nanyang Polytechnic are within walking distance of each other. Both are found within the Yio Chu Kang East sub-zone. Photo credit: Loh Xiu Ruth

Generally, prices of Yio Chu Kang properties have been aligned with Singapore’s residential market cycle. A typical terrace house around the area would have appreciated about 73% over 10 years, moving from $1.5 million in 2009 to $2.6 million in 2019. “The URA landed index shows a similar increase over the same time period,” Ong says.

The private home market is currently affected by the cooling measures imposed in July 2018, Ong says, adding that there is “an oversupply of units for sale, and the economic slowdown because of the deteriorating external environment”. He says “it is likely the [Singapore] property market will soften into 2020 before posting a recovery”, and home prices in Yio Chu Kang are expected to “follow this trend”.

With quiet class and heartland leanings, Yio Chu Kang is a well-established neighbourhood for families looking to ease into a seasoned community near reliable transportation hubs and old-school amenities.

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