Type

Units

Min Area

Price Range

2 BR

721 sqft

S$480K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$480K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$96,000 on this acquisition.
Located 13 min (1.08 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?

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316A Yishun Avenue 9: Well-Connected HDB Living in the North Zone

316A Yishun Avenue 9 represents a mature Housing and Development Board estate in one of Singapore's established northern residential heartlands. This project comprises compact, functional units designed to meet the needs of diverse buyer profiles, from first-time purchasers stepping onto the property ladder to seasoned investors building buy-to-let portfolios. The development's strategic location within the Yishun precinct positions it as a pragmatic choice for those seeking affordability without compromising on neighbourhood maturity and transport connectivity.

Location and Transport Accessibility

The development sits approximately 1.08 kilometres from Yishun MRT Station (NS13), translating to roughly 13 minutes on foot. This proximity to the North-South Line offers substantial appeal for commuters working across the island's central business district, East Coast, or northern employment nodes. The station's position on a primary line means residents benefit from frequent service intervals and direct connections to major transport hubs, reducing overall commute times and enhancing the property's appeal to working professionals and families. Yishun's established transport network extends beyond the MRT to encompass regular bus services, making the area accessible for those preferring multi-modal journeys.

Unit Composition and Space Configuration

Units at 316A Yishun Avenue 9 are configured as two-bedroom, two-bathroom residences, each spanning approximately 721 square feet of floor area. This layout provides efficient living space suitable for young couples, small families, or investors targeting the rental market for young professionals. The two-bathroom configuration adds practical value, reducing morning congestion in households with multiple occupants and enhancing the property's appeal to tenants evaluating rental options. The square footage allows for comfortable day-to-day living whilst maintaining manageable maintenance and utility costs—a consideration particularly relevant in Singapore's property investment calculus.

Pricing and Market Position

Current availability reflects pricing commencing from S$480,000, positioning these units competitively within the resale HDB market's North Zone segment. This entry-level pricing makes the development particularly attractive to first-time buyers navigating the Additional Buyer's Stamp Duty framework, as well as to upgraders seeking to redirect capital from older leasehold investments. For investors, the price point supports realistic rental yield calculations when assessed against prevailing HDB rents for comparable two-bedroom units in accessible locations. The affordability level reflects the property's maturity and distance from central business districts, though MRT proximity remains a significant value anchor.

Neighbourhood Amenities and Services

Yishun has evolved into a fully-serviced suburban precinct with comprehensive retail, educational, and recreational infrastructure. Shopping malls, hawker centres, supermarkets, and medical clinics operate throughout the immediate vicinity, ensuring residents enjoy convenient access to daily essentials without lengthy journeys. The neighbourhood supports several primary and secondary schools, making it particularly appealing to family-oriented buyers prioritising education proximity. Community clubs, parks, and sports facilities further enhance quality-of-life factors, contributing to the area's reputation as a stable, self-contained residential environment.

Investment Yield Considerations

From a buy-to-let perspective, two-bedroom HDB units in locations with strong MRT connectivity typically command rental yields in the 2.5% to 3.5% range, depending on unit condition and floor level. Units at 316A Yishun Avenue 9, given their proximity to Yishun MRT station, attract a consistent stream of young professional tenants seeking affordable, accessible accommodation. Rental income calculations should account for the property's leasehold tenure decay implications, as reducing lease years progressively compress both rental rates and capital values—a factor institutional buyers increasingly scrutinise. Conservative investors typically model rental scenarios at 3% yield to preserve capital safety margins when assessing long-term hold strategies.

Financing and TDSR Framework

At the S$480,000 entry point, buyers financing 80% of the purchase price would require approximately S$96,000 in capital, with outstanding mortgage servicing typically falling within manageable TDSR parameters for household incomes exceeding S$70,000 monthly. Banks currently offer HDB mortgage packages at rates between 2.6% and 3.0%, with standard 35-year terms providing monthly repayments of approximately S$400 to S$500 for maximum leverage scenarios. First-time buyers remain eligible for HDB concessional loans offering marginally favourable terms, whilst second-property investors must account for the 20% Additional Buyer's Stamp Duty levy, materially increasing the total cost of acquisition for those already holding residential properties.

Lease Tenure and Resale Dynamics

HDB flats operate under 99-year leasehold terms commencing from their initial completion date. For a mature estate such as 316A Yishun Avenue 9, lease decay represents an increasingly material consideration affecting both capital preservation and future salability. Properties with declining lease years—particularly those falling below 70 years—typically experience accelerated capital depreciation, as financial institutions impose stricter lending restrictions and buyer pools contract significantly. Investors should factor lease tenure decay into long-term modelling, recognising that HDB units typically preserve value most robustly during the 70 to 99-year window, with resale velocity and pricing power eroding notably thereafter.

Comparison Within the North Zone Market

Two-bedroom HDB units across northern precincts such as Sembawang, Woodlands, and Ang Mo Kio trade within similar price bands, though specific location premiums reflect MRT proximity and neighbourhood maturity variations. Units at 316A Yishun Avenue 9 occupy a competitive midpoint, offering superior MRT connectivity relative to some peripheral estates whilst commanding slightly lower pricing than units in closer-to-city locations. Serious buyers undertaking comparative analysis should examine recent transaction records for similar-sized units across the North-South Line corridor, benchmarking price-per-square-foot metrics alongside lease tenure and floor level profiles to establish fair-value reference points.

Buyer Suitability Profiles

First-time buyers with household incomes between S$70,000 and S$100,000 represent the core demographic for which these units offer optimal value; the pricing removes affordability constraints whilst the MRT proximity delivers commute-time certainty. Young professional couples or single-income families seeking efficient, low-maintenance ownership with acceptable transport connectivity find these units particularly suitable. Upgraders transitioning from older leasehold properties benefit from the stable pricing and mature neighbourhood character. Buy-to-let investors view these units pragmatically as steady-yield vehicles, accepting modest appreciation potential in exchange for reliable tenant demand and manageable vacancy risks.

Future District Development and Appreciation Potential

Yishun's residential character remains well-established, with limited large-scale redevelopment pipelines anticipated in the immediate vicinity. This stability supports predictable, modest appreciation driven primarily by land scarcity and neighbourhood maturation rather than transformative infrastructure projects. Singapore's urban planning frameworks indicate continued focus on infill development and public transport optimisation rather than wholesale district restructuring; accordingly, capital appreciation expectations for this segment should remain conservative, in the 1% to 2% annual range depending on broader HDB market cycles. Long-term value retention depends principally on maintaining the property's physical condition and managing lease tenure decay through strategic hold-to-maturity or timely disposition decisions.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 316A Yishun Avenue 9 as an investment property?

Two-bedroom HDB units in Yishun command typical rental yields ranging from 2.5% to 3.5% annually, reflecting the location's moderate distance from central business districts combined with strong MRT accessibility. A unit at the S$480,000 entry price generating S$1,200 to S$1,400 in monthly rent would deliver approximately 3% annual yield before accounting for property tax and maintenance costs. Lease tenure decay must factor into yield calculations, as declining lease years progressively compress achievable rent levels; units with less than 70 years remaining lease typically command 10-15% rental discounts compared to those with 80+ years. Conservative investors should model yields at 2.8% to preserve capital safety margins when evaluating long-term hold viability.

How does the price-per-square-foot at 316A Yishun Avenue 9 compare to recent transactions in the Yishun area?

At S$480,000 for approximately 721 square feet, units here trade at roughly S$665 per square foot, positioning them competitively within the North Zone's recent resale transaction bands. Comparable two-bedroom units across the Yishun and neighbouring Sembawang precincts typically transact between S$630 to S$720 per square foot, depending on floor level, unit condition, and proximity to the MRT station. Units at 316A Yishun Avenue 9 benefit from strong MRT connectivity at 13 minutes' walk distance, justifying positioning at the upper-middle range of this spectrum. Recent transaction data suggests prices per square foot across the northern HDB market have stabilised within this band, reflecting market equilibrium following prior cycles of appreciation and correction.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm a Singapore Citizen purchasing this as a second property?

Singapore Citizens acquiring a second residential property incur a flat 20% Additional Buyer's Stamp Duty on the purchase price, applied atop the standard 4% Buyer's Stamp Duty. For a unit priced at S$480,000, the 20% ABSD translates to S$96,000 in additional acquisition costs—representing a material increase in total outlay beyond the base purchase price. This ABSD obligation applies regardless of lease tenure or property type, meaning it substantially impacts the overall cost basis and affects financing requirements, loan-to-value ratios, and ultimate cash-on-cash return calculations. Second-property buyers should incorporate this S$96,000 cost into comprehensive financial modelling before proceeding, as it materially alters the investment proposition compared to first-time purchase scenarios where ABSD does not apply.

What lease tenure risks should I consider, and how might declining lease years affect resale value?

HDB units operate under 99-year leasehold terms, and as lease tenures decline below 80 years, financial institutions typically impose stricter lending parameters and buyers develop heightened caution regarding long-term value preservation. If 316A Yishun Avenue 9 completed construction in the 1990s or earlier, remaining lease years may already be in the 70-85 range; each declining decade tends to compress property values by 10-15% relative to similar units with longer remaining tenures. This lease decay accelerates significantly once properties fall below 70 years, as institutional investors exit and owner-occupier buyer pools contract sharply. Long-term investors should calculate their anticipated holding period against remaining lease years and model exit scenarios conservatively; a property held for 15-20 years might face genuinely constrained salability if remaining lease falls substantially below the 70-year threshold preferred by financial institutions.

How does proximity to Yishun MRT Station (NS13) influence demand and future capital appreciation?

Yishun MRT Station's location on the primary North-South Line corridor ensures consistent, high-frequency service and direct connectivity to major employment nodes, central business districts, and east coast precincts—factors driving persistent tenant demand and underpinning capital retention. Properties within 15 minutes' walk of MRT stations typically experience 5-10% resale value premiums relative to equivalent units requiring 20-25 minute commutes, reflecting demonstrated buyer preferences for transport accessibility. The 13-minute walking distance positions 316A Yishun Avenue 9 firmly within the premium-accessibility band, supporting reliable tenant acquisition and reducing vacancy risk for buy-to-let portfolios. Future capital appreciation remains modest—historically 1-2% annually—primarily driven by land scarcity and HDB market cycles rather than the MRT proximity alone; however, this connectivity substantially mitigates downside capital loss risk by maintaining robust buyer and tenant interest across market cycles.

Which buyer profiles—first-timers, upgraders, HNW investors, or pure rental investors—find this development most suitable?

First-time buyers with household incomes between S$70,000 and S$100,000 represent the optimal fit, as pricing removes affordability constraints whilst the mature neighbourhood and MRT connectivity deliver practical living quality and commute certainty. Young professional upgraders transitioning from older leasehold properties benefit from the location's stability and the opportunity to deploy previous property equity into HDB ownership with modest leverage. Institutional and high-net-worth investors typically view these units with measured pragmatism—accepting 2.5-3.5% yields as consistent income vehicles rather than appreciation plays, valuing the stable tenant base and low vacancy profiles. Pure rental investors focusing exclusively on yield maximisation find modest appeal here compared to higher-yielding student housing or commercial conversions, though the property's accessibility and first-time buyer demographics support reliable medium-term tenant retention.

What are the TDSR implications and financing headroom at the S$480,000 price point for typical buyers?

At S$480,000 with 80% financing (S$384,000 mortgage), buyers require approximately S$96,000 in capital and face monthly mortgage servicing of roughly S$400-500 at current 2.6-3.0% rates over 35-year terms. Total Debt Servicing Ratio (TDSR) limits cap monthly debt obligations at 60% of gross household income; at a S$450 monthly mortgage payment, buyers require minimum household income of approximately S$750 monthly to clear TDSR thresholds comfortably. First-time buyers qualify for HDB concessional loans offering slightly favourable terms and may stretch leverage to higher loan-to-value ratios, whilst second-property buyers must account for the 20% ABSD (S$96,000 additional cost), substantially increasing required capital reserves and affecting overall financing headroom. Buyers with household incomes between S$70,000 and S$120,000 typically enjoy comfortable TDSR positioning, with monthly surplus remaining after housing costs, property tax, maintenance, and utilities to accommodate investment goals or savings accumulation.

How do comparable HDB developments nearby—such as those in Sembawang, Woodlands, or Yishun Central—compare in pricing and value proposition?

Neighbouring two-bedroom HDB units across Sembawang precincts typically trade at S$640-700 per square foot depending on MRT proximity and estate maturity; Woodlands units tend toward the S$620-680 range due to slightly greater distance from central business districts; Yishun Central estates command S$660-720 per square foot reflecting their superior central neighbourhood positioning. Units at 316A Yishun Avenue 9 compete most directly with Sembawang and Yishun Central stock, occupying the upper-middle value tier due to established MRT connectivity and neighbourhood services. Buyers undertaking area comparisons should examine specific transaction records for units with matching floor levels, similar lease tenures, and comparable floor heights, as these variables materially affect pricing. The development's mature character and reliable tenant demand position it competitively relative to newer but more peripheral alternatives, though the value premium for newer constructions in developed estates may justify consideration depending on buyer preferences for modern finishes versus established neighbourhood character.

Which unit stacks or floor levels at 316A Yishun Avenue 9 offer the best value proposition?

Mid-floor units (floors 8-18) typically command optimal pricing efficiency, balancing purchasing costs against lifestyle preferences; they avoid ground-floor security concerns and noise exposure whilst remaining below the premium pricing applied to high-floor units (20+) that command 8-12% premiums for views and prestige factors. Lower-stack units (floors 3-6) on quieter block faces often present compelling value for owner-occupiers prioritising cost minimisation and accessibility, with minimal value discount compared to mid-floor equivalents despite lower pricing. Floor 15-17 positions represent practical sweet spots for buy-to-let investors, offering perceived quality appeal to rental tenants without incurring the substantial acquisition premiums associated with top-floor units (20+) which may yield only marginal rental uplift relative to their pricing premium. Units facing quieter block edges and interior courtyards typically trade at 5-7% discounts versus equivalent units facing main thoroughfares, potentially offering exceptional value if buyer/tenant preferences don't specifically require street-facing aspects; careful examination of specific floor plans and neighbourhood exposure is essential for optimal stack selection.

What does the future supply pipeline look like for the Yishun district, and how might this affect long-term property appreciation?

Yishun's residential character has stabilised significantly; Singapore's Urban Redevelopment Authority planning frameworks indicate limited large-scale new HDB construction pipelines within the immediate Yishun precinct compared to growth zones such as Punggol or Sengkang. The absence of transformative infill development means appreciation drivers depend primarily on land scarcity and natural HDB market cycles rather than precinct-level infrastructure investment or economic restructuring. Government focus on public transport optimisation, community facility upgrades, and selective estate rejuvenation will proceed incrementally rather than through wholesale redevelopment, suggesting stable but modest property appreciation potential at 1-2% annually. Buyers should approach capital appreciation expectations conservatively; value retention depends predominantly on individual property condition maintenance and management of lease tenure decay through timely disposition decisions, rather than on forward-looking district-level development catalysts likely to drive outsized returns.

Hdb Flat At Yishun Avenue 9 — From S$480K