Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$630K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$630K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$126K on this acquisition.
Located 13 min (1.06 km) from NS14 Khatib 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?

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506C Yishun Avenue 4: Established HDB Living North of Singapore

506C Yishun Avenue 4 stands as a notable HDB resale development within the mature Yishun residential precinct, strategically positioned to serve both owner-occupiers seeking generous living space and investors evaluating rental yield potential in an established neighbourhood. The development comprises multiple units across varying bedroom configurations, with current asking prices commencing from S$629,999, reflecting the market dynamics of this well-connected zone in Singapore's northern corridor.

Located at the heart of Yishun Avenue 4, this HDB address benefits from a pedestrian-friendly position within the estate's broader residential network. The neighbourhood has evolved over several decades into a self-contained community offering reliable amenities, local schools, supermarkets, and dining venues that cater to multigenerational households. This maturity of infrastructure makes 506C Yishun Avenue 4 particularly appealing to families prioritising proximity to educational institutions and everyday conveniences.

Transport Connectivity and MRT Access

The development sits approximately 1.06 kilometres from Khatib MRT Station (NS14), translating to roughly a 13-minute walk under normal conditions. This moderate distance positions units within viable commuting range for professionals utilising the North-South Line to reach the city centre, secondary business districts, or the Changi Airport corridor. For those preferring public transport over driving, this accessibility to the MRT network enhances both day-to-day convenience and longer-term asset resilience, as MRT-proximate HDB stock has historically demonstrated stronger capital appreciation and rental demand compared to locations further afield from transit nodes.

The Khatib station itself serves as a junction point on the North-South Line, providing direct rail access to high-employment zones including Raffles Place, Marina Bay, and the Jurong East cluster. This connectivity has contributed to sustained interest in the Yishun precinct among both owner-occupiers commuting to office-based roles and investors targeting rental-yielding assets in accessible locations.

Unit Configuration and Floor Area

Current stock at 506C Yishun Avenue 4 encompasses multi-bedroom configurations with unit sizes exceeding 1,000 square feet, typical of HDB resale units constructed in the 1980s and 1990s era. These generous floor plates provide flexibility for family living arrangements, home office setups, or ancillary rental configurations that appeal to different buyer segments. The development's portfolio typically includes three-bedroom units with two bathrooms, aligning with the preference profile of upgraders transitioning from smaller flats or young families establishing their primary residence.

The spacious layout of these units contrasts favourably with newer Build-to-Order HDB schemes in outer zones, where unit sizes have been progressively optimised downward to manage development costs. This square-footage advantage often translates into higher perceived value and stronger rental appeal, particularly for tenants seeking comfortable shared living arrangements or families prioritising elbow room over newness.

Investment Yield Considerations

For buy-to-let investors, 506C Yishun Avenue 4 presents a case study in yield dynamics within the mature HDB resale segment. Rental yield in this zone typically ranges between 2.5% and 3.5% gross, depending on unit size and current market rents. At entry price points around S$629,999, investors targeting 3% gross yield would expect rental income in the region of S$1,575 to S$1,890 monthly. When assessed against financing costs (approximately 2.5% to 3.2% on a 25-year HDB loan), the net yield can prove attractive for investors seeking stable, long-term capital preservation with modest income supplementation, particularly when factoring in the historical capital appreciation of MRT-accessible HDB stock over decadal holding periods.

However, prospective investor-purchasers must account for the Additional Buyer's Stamp Duty (ABSD) applicable to second residential property acquisitions by Singapore Citizens, which stands at 20%. This means a purchase at S$629,999 would incur ABSD of approximately S$125,999, materially affecting entry costs and initial yield calculations. Over a 5 to 7-year investment horizon, yield-on-cost often justifies this upfront duty if rental income is sustainably collected and property values remain stable or appreciate.

Pricing and Comparable Market Positioning

HDB resale prices in the Yishun cluster have reflected gradual appreciation over recent years, with price per square foot typically ranging between S$620 and S$680 in zones proximate to MRT stations. At current levels, units at 506C Yishun Avenue 4 align competitively with this benchmark, suggesting market-rate pricing rather than outlier valuations. Comparable three-bedroom units in nearby developments such as Yishun Avenue 6 and Yishun Avenue 9 have commanded similar price bands, confirming the zone's pricing consistency and reducing transaction risk for buyers concerned about overpaying relative to neighbourhood comps.

The development's mid-range pricing within the Yishun market reflects both its mature character and established reputation. Unlike newly completed Build-to-Order schemes or younger resale stock, 506C Yishun Avenue 4 does not command price premiums for newness or smart-home integration, but instead benefits from price stability rooted in demographic demand, school catchments, and proven rental flows in the neighbourhood.

Buyer Profile Alignment

First-time homebuyers entering the HDB market at S$629,999 and above will find 506C Yishun Avenue 4 attractive if they prioritise established neighbourhoods, MRT accessibility, and spacious layouts over cutting-edge finishes or Location ambiance associated with newer estates. The development particularly appeals to upgraders transitioning from smaller two-bedroom units or young families establishing roots in a proved residential community with reliable schools and family-oriented infrastructure.

For high-net-worth individuals, this development represents a secondary or tertiary portfolio asset rather than a primary investment focus, though the combination of predictable rental yield, manageable price point, and institutional-grade tenant demand (Yishun attracts multinationals and large employers' expatriate workforce) supports its inclusion in diversified residential portfolios. Conservative investors or those with limited refinance capacity will appreciate the strong capital preservation track record of MRT-adjacent HDB stock, particularly in mature estates like Yishun.

Financing and TDSR Headroom

At typical entry prices around S$629,999, HDB purchasers financing 80% of the purchase price will require a loan of approximately S$503,999. On a 25-year tenure at prevailing interest rates (approximately 2.6% to 3.0%), monthly loan servicing typically ranges from S$2,200 to S$2,400. Borrowers must satisfy HDB's Total Debt Servicing Ratio (TDSR) requirement, which caps monthly debt obligations at 35% of gross household income. This means a household would require gross monthly income of at least S$6,285 to comfortably service this mortgage alone, with headroom preserved for other liabilities. Most upgraders and young professionals in Singapore's mid-tier employment bands comfortably satisfy this criterion, making financing accessible without exceptional credit qualification hurdles.

Buyers considering this development should also account for HDB upgrading costs post-purchase, typically ranging from S$15,000 to S$50,000 depending on renovation scope. Conservative financial planning should factor this into total cash outlay beyond the purchase price and stamp duties.

Lease Tenure and Resale Value Dynamics

HDB leasehold properties in Singapore carry a 99-year tenure from the grant date, typically issued in the early 1980s for estate such as Yishun. Current lease decay on units at 506C Yishun Avenue 4 will typically range from 45 to 55 years remaining, depending on the exact year of construction and initial grant. This remaining tenure presents a critical consideration for purchase decisions, particularly for investors or owner-occupiers considering 15 to 20-year holding periods. Properties with less than 40 years remaining on the lease face potential financing restrictions from HDB and reduced tenant demand, impacting both capital value and rental appeal.

HDB has introduced various scheme mechanisms to allow owners to extend the lease, such as the Home Improvement Programme (HIP) and direct lease extensions, though these require cohort-based participation and government approval. Prospective purchasers should factor potential lease extension costs (typically S$20,000 to S$40,000 per unit) into long-term financial planning to manage lease decay risk effectively over multi-decade holding horizons.

Future District Supply and Market Outlook

The Yishun precinct has stabilised in terms of new HDB supply, with recent Build-to-Order launches concentrated in outer zones such as Tengah and Sengkang, rather than infill development within established Yishun. This supply constraint supports price stability and rental demand for mature stock like 506C Yishun Avenue 4, as first-time buyers displaced from newer but distant locations increasingly migrate toward accessible resale options in MRT-adjacent mature estates. Private residential development in the immediate vicinity remains limited, reducing downside pricing pressure from competing sectors and preserving the development's position as a primary resale destination within the northern corridor.

Long-term demand indicators suggest sustained interest in Yishun's ecosystem, driven by the zone's maturity, infrastructure redundancy, and cultural diversity that appeals to both local families and expatriate renters seeking established communities with reliable schools and amenities.

Frequently Asked Questions

What gross rental yield can investors realistically expect at 506C Yishun Avenue 4?

Gross rental yield at this development typically ranges between 2.5% and 3.5% depending on unit configuration and prevailing market rents for comparable HDB three-bedroom stock in the Yishun zone. At an entry price of approximately S$629,999, this translates to monthly rental income of roughly S$1,575 to S$1,890 for a full unit, or proportionately higher for rooms within shared tenancy arrangements. When net of financing costs (typically 2.5% to 3.2% on HDB loans), the net yield becomes competitive with fixed-income investments, particularly over 15 to 20-year holding horizons when capital appreciation is factored alongside income. Investors must account for the 20% ABSD duty on second property purchases, which materially affects yield-on-cost calculations and initial capital requirements, though this is recovered gradually through rental income and potential capital appreciation over extended holding periods.

How does the price per square foot at 506C Yishun Avenue 4 compare to recent HDB transactions in Yishun?

Recent resale transactions in the Yishun precinct have established a price-per-square-foot benchmark ranging from approximately S$620 to S$680, with variation depending on floor level, remaining lease tenure, and renovation condition. Units at 506C Yishun Avenue 4, trading at roughly S$629,999 for approximately 1,001 square feet, equate to approximately S$629 per square foot, positioning the development squarely within the mid-range of this established benchmark. This alignment suggests market-rate pricing rather than premium valuations, reducing transaction risk for buyers concerned about overpaying relative to nearby comparable developments such as Yishun Avenue 6 and Yishun Avenue 9, which have traded at similar price bands. The consistency of pricing across the mature Yishun cluster reflects stable demand and reliable valuation methodologies, supporting both owner-occupier and investor confidence in the development's market positioning.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens purchasing a second residential property here?

Singapore Citizens acquiring a second residential property at 506C Yishun Avenue 4 incur Additional Buyer's Stamp Duty at the current statutory rate of 20% on the purchase price. For a unit priced at S$629,999, this equates to ABSD of approximately S$125,999, materially increasing the total cash requirement beyond the purchase price and standard stamp duty. This significant upfront cost must be factored into financing feasibility, as HDB loan quantum does not cover ABSD; buyers must fund this duty independently or through supplementary financing arrangements. Over a 5 to 7-year investment horizon, the ABSD is typically recovered through rental income accumulation and modest capital appreciation typical of MRT-accessible HDB resale stock, though this requires disciplined cash-flow management and market-rate rental collection. First-time buyers purchasing their primary residence are exempt from ABSD and face only the standard 3% to 4% stamp duty band, making this a material incentive for such buyers to prioritise owner-occupancy over investment strategies.

What is the remaining lease tenure at 506C Yishun Avenue 4 and how does this affect resale value?

Units at 506C Yishun Avenue 4, originally constructed in the early 1980s with a 99-year HDB tenure, currently carry approximately 45 to 55 years remaining on the lease, depending on exact construction year and initial grant date. This remaining tenure presents a material consideration for long-term owners, particularly those planning to hold the property beyond 15 to 20 years, as properties dropping below 40 years remaining lease face financing restrictions from HDB and reduced tenant demand, potentially compressing both capital values and rental yields. HDB has introduced lease extension mechanisms, including the Home Improvement Programme and direct extensions, though these require government approval and typically incur costs of S$20,000 to S$40,000 per unit, which prudent buyers should reserve for in long-term financial planning. Properties in the 45 to 55-year remaining-lease window remain highly financeable and rentable, but prospective purchasers should factor potential extension costs into holding-period projections to assess true lifetime cost of ownership and residual asset value beyond the current decade.

How does proximity to Khatib MRT Station enhance demand and long-term capital appreciation?

Located approximately 1.06 kilometres from Khatib MRT Station (NS14) on the North-South Line, 506C Yishun Avenue 4 benefits from a 13-minute walking distance that positions the development within the optimal MRT-accessibility band historically associated with stronger capital appreciation and rental demand in the HDB resale market. MRT-proximate properties typically command pricing premiums of 8% to 15% relative to comparable units located 2 to 3 kilometres from transit, reflecting the material convenience premium that both owner-occupiers and renters assign to seamless public transport access. The North-South Line connectivity to employment clusters including the city centre, Marina Bay, and Jurong East reinforces sustained commuter demand, supporting rental flows and capital stability over multi-decadal holding horizons. Properties located beyond optimal MRT-walk distances have historically demonstrated slower price appreciation and softer rental demand, meaning 506C Yishun Avenue 4's mid-range MRT proximity places it within the sweet spot of demand-supply dynamics that support both lifestyle appeal and investment resilience.

Which buyer profiles are best served by this development: first-timers, upgraders, or investors?

506C Yishun Avenue 4 appeals across multiple buyer segments. First-time HDB purchasers benefit from the development's established neighbourhood character, reliable infrastructure, proximity to schools, and accessibility to public transport, all without price premiums for newness or cutting-edge finishes typical of newer Build-to-Order schemes in outer zones. Upgraders transitioning from smaller two-bedroom units find the spacious 1,001 square feet floor plates and multi-bedroom configurations well-aligned with expanding family requirements, whilst the mid-range pricing avoids the premium valuations commanded by newer or more centralised locations. Investors targeting buy-to-let strategies appreciate the mature estate's proven rental flows, tenant diversity (including multinational expatriates attracted to established communities), and predictable yield profiles ranging 2.5% to 3.5% gross. High-net-worth individuals may view this as a secondary portfolio asset rather than primary investment focus, though the combination of capital preservation, institutional-grade tenant demand, and low volatility supports its inclusion in diversified residential portfolios. Conservative financial profiles benefit from the strong historical appreciation track record of MRT-adjacent HDB stock, whilst those seeking high growth may view this as a yield-focused holding rather than appreciation vehicle.

What TDSR and financing headroom is required to purchase at typical price points for this development?

At a typical entry price of S$629,999, HDB purchasers financing 80% of the purchase price require a loan of approximately S$503,999. On a standard 25-year tenure at prevailing interest rates between 2.6% and 3.0%, monthly loan servicing typically ranges from S$2,200 to S$2,400. HDB's Total Debt Servicing Ratio (TDSR) caps all monthly debt obligations at 35% of gross household income, meaning a household would require gross monthly income of approximately S$6,285 to comfortably service this mortgage alone whilst maintaining headroom for other liabilities. Most upgraders and professionals in Singapore's mid-tier employment bands satisfy this criterion without exceptional credit qualification hurdles, making financing accessible and manageable. Buyers should additionally reserve S$15,000 to S$50,000 for post-purchase renovations and account for HDB's early repayment policies, which may impose penalty charges in earlier years of the loan, when structuring long-term cash-flow projections.

How does 506C Yishun Avenue 4 compare to competing nearby HDB developments in terms of pricing and positioning?

Comparable three-bedroom HDB units in nearby developments such as Yishun Avenue 6 and Yishun Avenue 9 have traded at price points very similar to 506C Yishun Avenue 4, with price-per-square-foot metrics clustering around S$620 to S$680, confirming the development's market-rate positioning within the established Yishun neighbourhood cluster. Unlike newer estates offering smart-home integration or contemporary finishes, 506C Yishun Avenue 4 reflects the proven, stable character typical of mature resale stock, which appeals to buyers prioritising neighbourhood establishment and transport accessibility over cutting-edge features. The development does not command premium valuations for newness, but neither does it suffer discount positioning relative to neighbouring clusters, suggesting balanced market confidence and reduced transaction risk for both purchasers and refinancing lenders. Competing outer-zone Build-to-Order schemes offer lower entry prices but require longer commutes and lack the matured amenity infrastructure that attracts both owner-occupiers and renters to Yishun, meaning 506C Yishun Avenue 4 occupies a distinct niche within the resale hierarchy rather than direct competition with new launches.

Are certain unit stacks or floor levels at 506C Yishun Avenue 4 better positioned for value retention and rental appeal?

Mid-level floor units (typically floors 3 to 8 in HDB blocks) at 506C Yishun Avenue 4 tend to command balanced valuations combining accessibility without the premium pricing often attached to high-floor units with enhanced views, nor the modest discount applicable to ground and first-floor units due to safety and privacy perceptions. Mid-stack units typically generate stronger rental demand from professional tenants seeking convenience without extended elevator wait times, supporting more consistent rental collection and reduced unit vacancy cycles compared to upper or lower extremes. Ground-floor and first-floor units at this development may face 2% to 5% price discounts relative to mid-stack comparables, partly offsetting the acquisition cost for value-conscious investors, though these concessions reflect genuine tenant preferences and must be weighed against target yield requirements. Upper-stack units (floors 9 and above, if applicable to the block structure) often command 3% to 8% premiums for panoramic views and perceived prestige, though this pricing uplift does not proportionately enhance rental yield or capital appreciation, making mid-stack positioning the optimal balance for investors prioritising yield-over-cost and stable rental demand profiles.

What is the future supply pipeline for HDB stock in Yishun, and how does this affect long-term demand for 506C Yishun Avenue 4?

The Yishun precinct has largely stabilised in terms of new HDB supply, with recent Build-to-Order launches concentrated in outer growth zones such as Tengah and Sengkang rather than infill development within the established Yishun estate. This constrained supply environment supports price stability and rental demand for mature resale stock like 506C Yishun Avenue 4, as first-time buyers progressively displaced from newer but geographically distant locations increasingly migrate toward accessible resale options in MRT-proximate mature estates. The absence of competing new supply in immediate vicinity reduces downside pricing pressure and supports the development's position as a primary resale destination within the northern corridor for the next 5 to 10-year horizon. Private residential development in the Yishun zone has remained historically limited, further insulating HDB resale stock from sector-level competition. Long-term demographic trends suggest sustained demand within established estates offering reliable schools, family amenities, and proven infrastructure redundancy, positioning 506C Yishun Avenue 4 favourably against potential supply shocks or market disruptions that may affect newer, more speculative locations in outer growth zones.

[For Sale] Hdb Flat At 506C Yishun Avenue 4 — From S$630K