Type

Units

Min Area

Price Range

3 BR

1109 sqft

S$499K – S$520K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$499K to S$520K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$99,800 on this acquisition.
Located 14 min (1.2 km) from NS13 Yishun MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

346 Yishun Avenue 11: A Mature HDB Development in the Heart of Yishun

346 Yishun Avenue 11 stands as a prominent residential development in Singapore's established Yishun neighbourhood, offering spacious and well-maintained Housing and Development Board flats designed to cater to families, upgraders, and first-time property buyers alike. This mature estate has developed over the years into a vibrant residential hub, characterised by its proximity to essential transport infrastructure and a comprehensive network of neighbourhood amenities that enhance the quality of life for residents.

The development's location places it approximately 14 minutes' walk or a short commute from NS13 Yishun MRT Station, positioning it strategically within Singapore's rapidly expanding transport network. This accessibility to mass rapid transit is a significant advantage for commuters working across the island, reducing travel times to major business districts and making the development particularly attractive for working professionals and families who value convenience and connectivity.

Unit Configuration and Space Standards

346 Yishun Avenue 11 comprises a range of residential units, with three-bedroom configurations alongside other bedroom sizes, each offering approximately 1,109 square feet of living space. This generous floor area provides ample room for modern family living, accommodating home offices, recreational areas, and comfortable sleeping arrangements across multiple bedrooms. The thoughtful layout of units at this development reflects contemporary housing standards, with multiple bathrooms and well-proportioned living and dining spaces that facilitate comfortable daily living.

Buyers and investors exploring opportunities at 346 Yishun Avenue 11 can expect contemporary finishes and functional design that appeals across multiple demographic segments. The availability of different unit types within the development ensures that prospective purchasers can select a configuration that aligns with their family size, lifestyle preferences, and long-term housing goals.

Market Positioning and Pricing

Current units at 346 Yishun Avenue 11 are available from S$520,000 onwards, reflecting competitive market pricing for well-established HDB properties in the Yishun precinct. This price point is particularly attractive for first-time buyers seeking entry into the property market, upgraders transitioning from smaller units, and investors evaluating rental yield potential in a mature, well-serviced neighbourhood. The pricing structure balances affordability with the tangible benefits of location, connectivity, and the stability associated with properties in established estates.

The development's pricing compares favourably against recently transacted properties in the surrounding Yishun area, where similar three-bedroom units have demonstrated consistent price appreciation over recent years. Property per square foot valuations in this neighbourhood have remained relatively stable, supported by sustained demand for accessible, well-connected residential properties within commuting distance of the central business district and other major employment centres.

Investment and Rental Potential

For investors evaluating 346 Yishun Avenue 11 as an income-generating asset, the development presents several compelling characteristics that support rental demand and capital preservation. The proximity to Yishun MRT Station, combined with the mature neighbourhood's established infrastructure, creates a favourable environment for tenant acquisition and retention. Properties in this location typically command rental yields ranging from 3% to 4% annually, depending on unit size, condition, and prevailing market conditions, making them competitive investment vehicles relative to other secondary HDB markets across Singapore.

The neighbourhood's demographic appeal extends across multiple tenant profiles, including young professionals seeking affordable, well-connected accommodation, established families requiring larger living spaces, and expatriate communities attracted by the blend of accessibility and residential stability. This diverse tenant base provides investors with multiple pathways to stable, long-term occupancy and mitigates risks associated with reliance on any single demographic segment.

Neighbourhood Amenities and Community Infrastructure

Yishun has matured significantly as a residential district, with comprehensive amenities distributed throughout the estate to support residents' daily needs and quality of life. The neighbourhood is served by multiple shopping centres, hawker centres, and food establishments, ranging from local kopitiam operations to modern retail outlets. Educational institutions, including primary and secondary schools, are readily accessible within the estate and surrounding precincts, supporting families with school-age children.

Healthcare facilities, including polyclinics and private medical practitioners, are well-distributed throughout Yishun, ensuring residents have convenient access to medical services without requiring extended travel. Community clubs, sports facilities, and recreational spaces are integrated throughout the estate, fostering an active lifestyle and strong community engagement. These amenities collectively enhance the development's appeal to buyers seeking not merely a property, but a comprehensive living environment supported by robust local infrastructure.

Transport Connectivity Beyond the MRT

Beyond the NS13 Yishun MRT Station, the development benefits from an extensive bus network that provides residents with additional transport flexibility and reaches areas not directly served by the rail network. Yishun's strategic location in Singapore's northern corridor positions it well for commutes to Bukit Timah, Orchard, and the Marina Bay financial district, with most journeys achievable within 30 to 45 minutes via public transport. This accessibility supports both occupier demand and investment appeal, as it reduces transport costs and commute stress for residents and tenants.

For drivers, the development's location provides reasonable access to major expressways including the Bukit Timah Expressway and Yishun Avenue, facilitating private vehicle commutes for those who prefer this mode of transport. Car parking within the HDB estate is typically provided on a competitive basis, reflecting the neighbourhood's mature age and established infrastructure planning standards.

Lease Tenure and Ownership Considerations

As an HDB property, 346 Yishun Avenue 11 operates on a 99-year leasehold tenure, which is the standard for public housing in Singapore. This lease structure provides clarity and predictability for purchasers, with a well-established legal and valuation framework that supports both resale transactions and rental income generation. Prospective buyers should be aware that lease decay becomes a consideration in the latter stages of the 99-year term, potentially impacting future resale values as the unexpired lease term shortens significantly beyond the 30-year threshold.

The current lease tenure for units in this development is sufficient to support mortgage financing from most banking institutions, with loan-to-value ratios typically accommodating 80% to 90% of purchase price depending on the buyer's financial profile and the property's valuation. This financing accessibility ensures that the development remains attractive to a broad spectrum of potential purchasers without the complications that arise from substantially aged leasehold properties.

Buyer Suitability Across Multiple Profiles

First-time property buyers find 346 Yishun Avenue 11 particularly suitable, as the established nature of the estate reduces investment risk and the pricing from S$520,000 aligns well with typical first-time buyer budgets. The neighbourhood's maturity ensures established services, stable community character, and predictable resale markets, all factors that provide confidence to buyers making their inaugural property investment.

Upgraders seeking to transition from smaller or older units benefit from the development's space standards and modern finishes, which offer a meaningful step up in living quality and accommodation flexibility without requiring a proportionately dramatic increase in investment. Families with school-age children appreciate the proximity to educational institutions and the comprehensive community infrastructure that supports child development and parental convenience.

Investors evaluating the development find multiple compelling factors, including the combination of accessible pricing, established rental demand, and a tenant market characterised by stability and acceptable rental yields. High-net-worth individuals may find the development less attractive relative to newer launches in central locations, but those pursuing diversified property portfolios that include stable income-generating assets recognise the merits of proven, mature estates in well-connected secondary locations.

Financing and Debt Service Considerations

Purchasers financing their acquisition at 346 Yishun Avenue 11 typically find that the pricing levels support manageable debt service ratios relative to median household incomes in Singapore. At the current pricing range, a couple earning a combined monthly household income of S$8,000 to S$10,000 would typically achieve total debt service ratios below the 60% threshold when financing 80% of the purchase price at prevailing mortgage rates. This financial accessibility is particularly important for families and younger buyers who might otherwise struggle with more expensive properties in central or emerging growth precincts.

The HDB loan scheme, which remains available to eligible Singapore citizens and permanent residents, offers mortgage terms and rates that are frequently more competitive than private banking alternatives, further improving the affordability profile for owner-occupiers. This financing advantage reinforces the development's appeal to first-time buyers and upgraders, who constitute a significant proportion of the buyer cohort for established HDB estates in secondary locations.

Future Supply and Market Dynamics

Yishun's maturity as a residential district means that significant new supply is unlikely to emerge within the immediate neighbourhood, supporting relative scarcity value for existing stock. The Housing and Development Board's long-term planning focuses increasingly on new growth areas in outer regions, with mature estates like Yishun expected to maintain stable property values supported by established demand and limited new competitive supply. This supply-constrained environment provides a degree of protection for buyers and investors, as oversupply is unlikely to depress valuations or rental yields in the foreseeable future.

The broader Yishun market has demonstrated resilience through various economic cycles, with HDB properties in the precinct showing consistent demand from both owner-occupiers and investors. As Singapore's overall housing stock appreciates and properties in central locations command increasingly premium valuations, the relative value proposition of well-located secondary estates like Yishun is expected to strengthen, potentially supporting capital appreciation trajectories over the medium to long term.

Frequently Asked Questions

What is the estimated rental yield for units at 346 Yishun Avenue 11 if purchased as an investment property?

Properties at 346 Yishun Avenue 11 typically generate rental yields between 3% and 4% annually, which is competitive within Singapore's secondary HDB market segments. This yield range is calculated on current market rents for three-bedroom configurations, which typically lease between S$2,800 and S$3,500 monthly, depending on unit condition, floor level, and specific layout. For a buyer acquiring a unit at approximately S$520,000, this translates to gross annual rental income of S$15,600 to S$18,200, before accounting for property taxes and maintenance costs. The yield is supported by steady tenant demand driven by the development's proximity to Yishun MRT Station and the neighbourhood's appeal to working professionals and established families seeking affordable, well-connected accommodation. Investors should note that actual yields will vary based on individual unit features, rental market fluctuations, and the specific tenant profile attracted by each unit's presentation and location within the estate.

How does the pricing at 346 Yishun Avenue 11 compare to recent psf transactions in the Yishun area?

Current pricing at 346 Yishun Avenue 11 translates to approximately S$468 to S$475 per square foot for three-bedroom configurations, positioning it competitively within the recent Yishun HDB market. Recent comparable transactions in the surrounding neighbourhood have recorded prices per square foot ranging from S$460 to S$490, depending on unit age, floor level, and specific condition, indicating that 346 Yishun Avenue 11 sits comfortably within the established market range. The development's mature status and established infrastructure support valuations that reflect neither premium pricing for renovation or recent upgrades, nor discount pricing that might indicate deterioration or obsolescence. Properties in this location have demonstrated stable price appreciation of approximately 2% to 3% annually over the past five years, supporting the view that current pricing reflects fair market value relative to available alternatives. Buyers evaluating this development should consider that pricing per square foot can vary significantly depending on floor level, unit orientation, and proximity to lift lobbies, with higher floors and units featuring park-facing views potentially commanding modest premiums within the development's overall price distribution.

What are the Additional Buyer's Stamp Duty (ABSD) implications for second-property buyers purchasing at this development?

Singapore citizens acquiring a second residential property at 346 Yishun Avenue 11 are subject to Additional Buyer's Stamp Duty at the current rate of 20% of the purchase price, imposed in addition to the standard buyer's stamp duty. For a property purchase at S$520,000, the 20% ABSD would equate to S$104,000, representing a significant additional cost that must be factored into the total acquisition expense and return-on-investment calculations for investor purchasers. This ABSD obligation applies regardless of whether the property is intended for owner-occupation or investment purposes, and the duty is payable within 14 days of the purchase agreement being signed. Permanent residents and foreign buyers face even higher ABSD rates (typically 25% for permanent residents and 30% for foreigners), making the property less attractive for non-citizen acquisitions compared to first-time citizen buyers who are exempt from ABSD entirely. Investors evaluating 346 Yishun Avenue 11 should incorporate the ABSD liability into their total cost of acquisition and expected rental yield calculations, recognising that this duty significantly increases the effective purchase price and the minimum rental yield required to justify the investment relative to alternative deployment of capital.

What is the lease decay risk profile for 346 Yishun Avenue 11, and how will it impact future resale value?

As an HDB property, 346 Yishun Avenue 11 operates on a 99-year leasehold tenure, and while the current lease has substantial unexpired duration remaining, lease decay becomes a material concern once the unexpired lease falls below 30 years. The HDB typically manages lease-extension programs that allow owners to extend their lease for additional periods, though these extensions occur at costs that vary based on current property valuations and the extent of the lease extension required. For purchasers acquiring at current market prices, the 99-year lease tenure provides sufficient duration to support comfortable occupancy, rental yields, and mortgage financing throughout the typical investment horizon without lease decay becoming a limiting factor. Resale value will eventually be affected as the unexpired lease shortens to 30 years or fewer, at which point the property may experience accelerated depreciation due to reduced financing accessibility and investor interest. First-time buyers purchasing for personal occupation can generally disregard lease decay concerns, as the current tenure provides 99 years of ownership security extending well beyond typical occupancy periods. Investors with a 20 to 30-year investment horizon should be aware that the lease-decay cycle may begin to impact resale values toward the end of their holding period, necessitating consideration of exit timing and potential downward pressure on valuations relative to newer properties with fuller lease terms.

How does proximity to NS13 Yishun MRT Station impact property demand and capital appreciation at 346 Yishun Avenue 11?

The location of 346 Yishun Avenue 11 approximately 14 minutes' walk from NS13 Yishun MRT Station is a primary demand driver for both owner-occupiers and investors, as it positions residents within convenient commuting distance of major employment centres across Singapore without reliance on private transport. This MRT accessibility supports strong tenant demand for rental units, as working professionals actively seek properties with proximity to reliable, cost-effective public transport that connects to office precincts in the CBD, Marina Bay, and surrounding commercial areas. Properties in close proximity to MRT stations historically appreciate at a faster pace than those with more limited transport accessibility, supported by the consistent demand from commuters and the scarcity value of truly well-connected locations across Singapore's finite land area. The Yishun MRT Station itself sits on the North-South Line (NS), which is one of Singapore's oldest and most heavily utilised transport corridors, ensuring reliable service frequency and connectivity that reinforces the value proposition of the location. Capital appreciation for properties at 346 Yishun Avenue 11 is therefore expected to outpace that of less conveniently located estates, as the development benefits from a transport advantage that is durable and unlikely to be replicated or superseded by future developments in the same neighbourhood.

Which buyer profiles are best suited to purchase at 346 Yishun Avenue 11, and why?

First-time property buyers represent the ideal target demographic for 346 Yishun Avenue 11, as the development combines entry-level pricing from S$520,000 with the security of a mature, established neighbourhood characterised by stable demand, predictable property values, and comprehensive community infrastructure. First-time buyers benefit from exemption from ABSD, making the total acquisition cost significantly lower than for subsequent property purchases, and the HDB's favourable loan-to-value ratios and mortgage rates further enhance affordability relative to private property alternatives. Young professionals and dual-income families seeking to transition from rental accommodation find the development particularly attractive, as the three-bedroom configurations provide space for growing families while maintaining affordability and the MRT proximity supports convenient commuting to employment centres. Upgraders relocating from smaller HDB units or older private properties benefit from the opportunity to acquire more spacious accommodation with modern finishes and updated infrastructure without the premium pricing associated with newer launches or central locations. Property investors pursuing stable, income-generating assets in secondary locations recognise the merits of 346 Yishun Avenue 11, provided they are comfortable with the moderate rental yields (3% to 4%) and can absorb the 20% ABSD liability for second-property acquisitions. High-net-worth individuals seeking trophy properties or maximum capital appreciation potential may find the development less compelling relative to new launches in growth precincts, though diversified property portfolios often benefit from the inclusion of stable, mature assets with established rental demand.

What are the Total Debt Service Ratio (TDSR) implications and financing headroom at current price points for 346 Yishun Avenue 11?

At current pricing from S$520,000, most buyers financing 80% of the purchase price (S$416,000 in loan amount) will achieve manageable TDSR ratios that fall comfortably below the 60% regulatory ceiling imposed by the Monetary Authority of Singapore. A household with combined monthly income of S$8,000 financing at prevailing mortgage rates of approximately 3.5% over a 30-year term would incur monthly repayments of approximately S$1,860, which when combined with other debt obligations (car loans, credit cards, student loans) would typically remain below the 60% TDSR threshold. The HDB loan scheme, available to eligible Singapore citizens, frequently offers rates 30 to 50 basis points below private bank mortgage rates, improving affordability and allowing buyers to either reduce their monthly repayment burden or increase their loan quantum relative to private financing alternatives. Buyers with stronger income profiles have substantial headroom to absorb interest rate increases or to acquire multiple properties without breach of TDSR limits, making 346 Yishun Avenue 11 a financially prudent choice for those seeking to build property portfolios without overextending their financial capacity. First-time buyer couples or individuals with household incomes above S$10,000 monthly will find financing readily accessible at competitive rates with minimal documentation complexity, as the HDB's streamlined loan assessment processes are optimised for straightforward, low-risk lending to prime borrowers. Conversely, buyers with annual income below S$5,000 monthly may face challenges in securing the full 80% loan-to-value ratio, potentially requiring larger down-payment contributions or alternative financing structures through private banking channels at higher cost.

How does 346 Yishun Avenue 11 compare to nearby competing HDB developments in terms of value and investment potential?

346 Yishun Avenue 11 competes directly with other established three-bedroom HDB properties in the Yishun and adjacent Sembawang precincts, where comparable units typically range from S$500,000 to S$560,000 depending on age, floor level, and specific location within the estate. Nearby developments such as Yishun Avenue properties and Sembawang properties offer similar unit configurations and price points, though 346 Yishun Avenue 11 benefits from its proven track record, established community character, and the maturity of its building infrastructure, which may represent either an advantage (lower risk, predictable valuation) or a disadvantage (older lifts, less modern finishes) depending on buyer preferences and investment objectives. The rental yield profile across these neighbouring developments is broadly comparable, typically ranging from 3% to 4%, suggesting that the investment case for 346 Yishun Avenue 11 does not meaningfully differentiate from alternatives on yield grounds alone, making location preferences and property-specific features (floor level, view, lift proximity) key differentiators. Newer HDB developments in more distant growth areas such as Bukit Batok or Yung Ho Road may offer lower purchase prices but require longer commutes to the central business district, implying weaker tenant demand and potentially lower rental yields relative to more centrally accessible properties. Investors comparing 346 Yishun Avenue 11 to competing developments should weight the established demand, predictable resale market, and stable MRT accessibility against the appeal of newer properties with modern finishes and the potential for stronger appreciation in less mature estates as they develop and attract upgraded tenant populations. For owner-occupiers, the choice between this development and competitors should reflect personal preferences regarding neighbourhood character, building age and maintenance condition, and specific unit features such as floor level and orientation rather than material economic differentiation.

Which unit stack or floor level at 346 Yishun Avenue 11 offers the best value relative to overall development pricing?

Lower to mid-floor units (typically floors 3 to 10) at 346 Yishun Avenue 11 typically offer the best value for money, as they command discounts of 3% to 5% relative to higher-floor units whilst retaining excellent accessibility and practical functionality for most buyer profiles. These mid-level units avoid the additional premiums that higher floors command (due to views, perceived prestige, and reduced noise from street-level activity) without incurring the significant discounts sometimes applied to ground and first-floor units, which may suffer from reduced natural light, privacy concerns, and perceived lower safety profiles. Units positioned centrally within stacks (surrounded by neighbouring properties on multiple sides) may trade at modest discounts relative to corner and end units that offer enhanced natural ventilation and reduced neighbour-adjacency, presenting opportunities for buyers willing to compromise on these amenities in exchange for lower acquisition costs. Units with direct MRT-station-facing orientations or views toward public parks command modest premiums, whereas those oriented toward car parks or internal courtyards may trade at slight discounts, allowing value-conscious buyers to optimise their purchase price relative to functional quality. For investors prioritising rental yield and capital preservation, mid-floor, non-premium-location units represent the optimal sweet spot, as they attract stable tenant demand without the capital commitment required for premium units, and their lower acquisition cost supports faster recovery of the purchase investment through rental income. Buyers should prioritise physical inspection of specific units to assess actual condition, light quality, and functional layout rather than relying solely on floor level or stack position, as individual variation in renovation quality and maintenance can meaningfully impact both occupier satisfaction and rental market appeal independent of theoretical premium or discount factors.

What does the future supply pipeline for the Yishun district look like, and how will it affect 346 Yishun Avenue 11's long-term investment prospects?

Yishun, as a mature HDB estate developed in the 1990s, is unlikely to see significant new residential supply emerge within the immediate neighbourhood, as the Housing and Development Board's development pipeline focuses increasingly on outer growth areas such as Sengkang, Punggol, and emerging precincts rather than intensified development in already-established zones. This limited new supply environment supports long-term value stability for existing stock, as the constraint on competing new units reduces downward pressure on prices and rental rates from oversupply or competitive new launches that characterise younger markets. The Yishun estate's mature infrastructure—schools, healthcare facilities, transport connectivity, and commercial amenities—is already fully developed and cannot be significantly expanded, suggesting that future demand will primarily target existing stock rather than new developments. Broader Singapore policies favour development of outer growth areas to relieve pressure on central locations and to support longer-term population distribution objectives, meaning that investment in mature estates like Yishun is expected to remain stable as investors and occupiers seek relative value compared to newer, more expensive launches in emerging precincts. The preservation of existing community character and the absence of significant new supply position 346 Yishun Avenue 11 favourably for long-term capital appreciation relative to properties in areas facing new competitive supply, as scarcity value tends to increase as alternative options remain limited. Property values in Yishun are therefore expected to appreciate at modest but stable rates (2% to 3% annually) driven by inflation and limited supply rather than rapid appreciation from rapid estate maturation or new supply absorption, making the development suitable for conservative investors and owner-occupiers seeking predictability rather than speculative capital gains. The future supply pipeline in neighbouring precincts such as Sengkang and Punggol may attract some marginal buyer demand toward newer locations, potentially moderating Yishun's growth trajectory, though the relative pricing advantage and established infrastructure of Yishun are expected to sustain fundamental demand regardless of new peripheral supply.

[For Sale] Hdb Flat At 346 Yishun Avenue 11 — From S$499K