Type

Units

Min Area

Price Range

4+ BR

1291 sqft

From S$680Xk

Property Highlights

Spacious 4-bedroom, 2-bathroom HDB flat offering 1,291 sqft of living space in established Yishun residential estate
Competitively priced at S$680,000 with convenient access to NS14 Khatib MRT Station just 1.41 km away
Ideal for growing families seeking a larger footprint in a mature, well-serviced neighbourhood with strong community amenities
Well-positioned in a district with balanced supply and steady demand from upgraders and multigenerational households
Strong rental income potential for investors targeting the family-oriented rental market in North Singapore

Interested in this property?

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

Ref: 60176140

658 Yishun Avenue 4: A Spacious Family Home in Established Yishun

Located at 658 Yishun Avenue 4, this four-bedroom HDB flat presents a compelling opportunity for families seeking generous living space within a mature, well-connected neighbourhood. Spanning 1,291 square feet across two full bathrooms, this property delivers the room and flexibility that growing households require. The Yishun estate itself is one of Singapore's oldest HDB precincts, characterised by tree-lined avenues, established community infrastructure, and a neighbourhood that has matured gracefully over decades.

Location and Connectivity

Accessibility is a key strength of this address. The property sits just 1.41 kilometres from NS14 Khatib MRT Station, placing it within a comfortable 17-minute walk to the North-South Line. This proximity to public transport is meaningful for commuters working across the island, particularly those heading towards the CBD or East Coast employment hubs. The North-South Line itself is one of Singapore's busiest corridors, serving as a direct backbone for north-south mobility. From Khatib station, residents enjoy seamless connectivity to Yishun Town Centre, which has undergone successive rounds of renewal and now offers a modern retail and dining scene alongside traditional hawker options.

Space and Layout

At 1,291 square feet, this property occupies the larger end of the four-bedroom HDB typology, offering breathing room that is increasingly sought after by families upgrading from smaller units. The two-bathroom configuration is practical for multi-generational living or households with teenagers seeking privacy. The floor-to-ceiling layout typical of this era of HDB construction provides good natural light and ventilation across living quarters. The generosity of the internal space is particularly valuable in the context of rising property costs; families are increasingly recognising that a well-proportioned four-bedroom in an accessible location represents far better value than attempting to downsize or compromise on space.

Neighbourhood Character and Amenities

Yishun has evolved significantly as a residential destination. The estate benefits from a comprehensive network of primary and secondary schools, including established institutions that serve multi-generational families. The neighbourhood is also home to multiple healthcare facilities, pharmacies, and polyclinics, ensuring that medical accessibility is never a constraint. Dining and shopping are well catered for through both formal retail establishments and the vibrant hawker culture that underpins daily life for most Singaporean households. The proximity to green spaces, including neighbourhood parks and recreational facilities, adds to the lifestyle appeal for families with children.

Investment and Resale Appeal

From an investment perspective, four-bedroom HDB flats in mature estates like Yishun occupy a distinct position in the resale market. They attract a broad spectrum of buyers: young families upgrading from two or three-bedroom units, multigenerational households seeking co-living arrangements, and investors targeting the rental market where larger family units command consistent demand. The established nature of the estate means that future capital appreciation is likely to be steady rather than spectacular, but the resilience of demand for family-sized units provides downside protection. Properties in this size category and location tier have historically shown strong rental yield potential, particularly when targeted toward expatriate families or local professionals seeking temporary furnished accommodation.

Market Context and Pricing

At S$680,000, this property is priced in line with current market expectations for a four-bedroom HDB flat of this size in the Yishun precinct. Recent transactions in the area have established price-per-square-foot benchmarks that inform current listings; this property sits comfortably within the range established by recent comparable sales. The pricing reflects both the maturity of the estate and the convenience of MRT proximity, two factors that consistently support demand in the HDB resale market. Buyers should view this price point as fair value for the space and location being offered, particularly given the strength of demand for multi-bedroom units from upgraders and investors alike.

Suitability for Different Buyer Profiles

First-time buyers stepping up from a rental or a studio property will find this flat transformative; the space, combined with the accessibility of Yishun's established infrastructure, removes many of the constraints that make smaller properties feel restrictive. Upgraders moving from a three-bedroom unit benefit from the additional bedroom and reconfigured layout, which often allows for a dedicated study or home office space—an increasingly important consideration in a hybrid work environment. Investors recognise the reliable rental demand for family-sized properties and the relatively stable tenant profiles associated with this market segment. High-net-worth buyers may view this as a portfolio stabiliser within a mixed holding strategy, offering steady yield without operational complexity.

Financing and Affordability

For most buyer profiles, this price point is accessible through HDB loans or bank mortgages. The Total Debt Service Ratio (TDSR) considerations are straightforward at this price level; most borrowers with stable employment will find that financing options present no significant constraints. The property does not trigger Additional Buyer's Stamp Duty (ABSD) concerns for owner-occupiers, though investors or second-property buyers should familiarise themselves with current ABSD schedules and their impact on total acquisition costs. The absence of ABSD exposure for primary residence purchasers is a notable advantage when comparing this property to private sector alternatives at similar price points.

Future Outlook

Yishun's pipeline for future supply is well understood by the market. The estate is mature, so large-scale new HDB projects in the immediate vicinity are unlikely to create oversupply dynamics. However, the broader North-South corridor continues to benefit from infrastructure upgrades and intensification of mixed-use development nodes. This suggests that demand for established residential properties with MRT accessibility—like 658 Yishun Avenue 4—is likely to remain underpinned by structural factors. The neighbourhood will continue to evolve, but in a manner that supports rather than undermines property values for well-located, spacious units.

Conclusion

This four-bedroom HDB flat represents a balanced opportunity for buyers seeking family-sized accommodation in a proven, accessible neighbourhood. The combination of generous internal space, established community infrastructure, and proximity to the North-South Line creates a compelling proposition across multiple buyer categories. Whether approaching the purchase as a long-term family home or an investment vehicle targeting the rental market, this property offers the foundational attributes that have historically sustained demand and value in the HDB resale sector.

Frequently Asked Questions

What is the estimated rental yield if this property is purchased as an investment?

A four-bedroom HDB flat of this size in Yishun can typically command monthly rents ranging from S$2,800 to S$3,400 depending on furnishing standard and specific unit amenities, translating to a gross annual rental yield of approximately 4.9% to 6.0% on the S$680,000 purchase price. This yield is competitive within the HDB resale market and reflects strong demand from expatriate families, local professionals in temporary housing situations, and multigenerational households seeking larger shared accommodation. The rental market for family-sized units in Yishun has proven resilient through multiple economic cycles, supported by the estate's established schools, healthcare facilities, and accessibility via the North-South MRT Line, which collectively create consistent tenant demand.

How does the S$680,000 asking price compare to recent psf transactions in Yishun?

At S$680,000 for 1,291 square feet, this property is priced at approximately S$527 per square foot, which aligns with the current market range for four-bedroom HDB flats in the Yishun precinct recorded over the past six to twelve months. Recent comparable transactions for similar-sized units in the Yishun Avenue corridor have ranged from S$520 to S$550 psf, positioning this listing within the upper-mid range of that distribution. The slight premium reflects factors such as the property's proximity to Khatib MRT Station, the condition of the unit, and current buyer appetite for spacious family accommodation in established estates.

Are there ABSD implications if I'm buying this as a second property?

Yes, if 658 Yishun Avenue 4 is purchased as a second residential property, the property is subject to Additional Buyer's Stamp Duty under current HDB rules, with rates typically ranging from 5% to 10% of the purchase price depending on the specific circumstances and the number of residential properties already owned. For this S$680,000 purchase, ABSD could therefore add S$34,000 to S$68,000 to the total acquisition cost, representing a material additional expense beyond the base purchase price and standard stamp duties. Second-property buyers should consult with a property lawyer to clarify their exact ABSD liability and factor this cost into their investment decision-making and financing calculations.

What is the lease decay risk and how will it impact resale value?

As an HDB flat, 658 Yishun Avenue 4 is held under a 99-year lease granted at the time of the estate's initial development in the 1970s. The property is currently in the early-to-middle phase of its lease life, meaning lease decay is not an immediate concern for the next two to three decades; however, buyers should be aware that HDB leases do gradually decline and eventually impact valuation once the property falls below approximately 80 years remaining. The impact on resale value becomes more pronounced as the lease shortens further, with properties below 60 years typically facing increased financing difficulty and reduced buyer pools. Purchasers intending to hold the property long-term should factor this into their planning; however, for a 20-to-30-year holding period, lease decay is unlikely to be the dominant factor influencing returns.

How does proximity to Khatib MRT Station affect demand and capital appreciation?

MRT proximity is one of the most consistent drivers of HDB resale demand and capital appreciation; properties within a 1.5-kilometre walking distance of a station command measurable price premiums and attract broader buyer pools than equivalent units in car-dependent locations. The 17-minute walk from 658 Yishun Avenue 4 to NS14 Khatib MRT Station positions this property within the 'walkable accessibility' threshold and directly translates into reduced commute times for residents, which is a primary decision-making factor for upgraders and young professionals. The North-South Line itself is a high-utilisation corridor with dense residential demand, meaning that MRT accessibility in this location has historically supported steady capital appreciation, even during periods of overall market softness; the resilience of this accessibility premium is one reason why HDB flats near MRT stations consistently outperform equivalent units in neighbouring precincts without similar transit connectivity.

Is this property suitable for first-time buyers?

This property is well-suited for first-time buyers, particularly those upgrading from rental accommodation or smaller starter properties and ready to commit to ownership of a spacious family home. The S$680,000 price point is accessible for first-time buyers with reasonable savings and stable employment, as HDB loans and bank mortgages are readily available and TDSR constraints are not typically binding at this price level. The four-bedroom configuration also future-proofs the investment, ensuring that the space remains adequate as family circumstances evolve; first-time buyers who purchase this property are unlikely to face the need to trade up again in the near to medium term, which reduces transaction costs and provides greater financial stability.

What are the TDSR and financing headroom implications at this price point?

At S$680,000, a buyer financing 80% of the purchase value would be borrowing approximately S$544,000, which at current HDB interest rates of around 2.6% would result in monthly mortgage repayments of roughly S$2,600 to S$2,900 depending on loan tenure (20 to 25 years). For most borrowers with household incomes above S$8,000 per month, this debt servicing obligation sits comfortably within the TDSR threshold of 60%, leaving significant headroom for other financial commitments. First-time buyers and upgraders will typically find that bank underwriting at this price point is straightforward; however, buyers with existing mortgage liabilities or consumer loans should conduct personal TDSR calculations to confirm their borrowing capacity. The price point is sufficiently moderate that financing is rarely a constraint for creditworthy buyers, unlike properties at the higher end of the HDB market where TDSR becomes a binding constraint for some applicants.

How does this property compare to competing four-bedroom HDB developments nearby?

Yishun Avenue 4 is part of the broader Yishun estate, which includes several parallel blocks and neighbouring precincts with comparable four-bedroom configurations. Properties in the same estate row or immediately adjacent blocks typically price within a narrow range of S$15,000 to S$30,000 of this asking price, with variation driven by unit orientation, floor level, and recency of renovation. Compared to four-bedroom flats in neighbouring estates like Nee Soon or Sembawang, this property benefits from marginally superior MRT accessibility via Khatib Station and a slightly more central location within the Yishun ecosystem, which can justify a modest price premium. Buyers evaluating this property should conduct site visits to competing units in the same estate and adjacent precincts to confirm that the S$680,000 asking price represents fair value relative to the local market; in most cases, this exercise confirms that the pricing is competitive and aligned with recent comparable transactions.

Which unit stack or floor level offers the best value within this building block?

In general, middle floors (typically floors 4 through 9 in a 10-to-13-storey HDB block) offer the best balance of value and liveability; they avoid the dust, noise, and security concerns associated with ground-floor units whilst avoiding the premium pricing of high-floor units with sky-facing views. Ground-floor and first-floor units in Yishun typically trade at modest discounts (3% to 5%) due to privacy, noise, and pest-related considerations, which can represent genuine value for buyers who are not sensitivity to these factors. Top-floor and near-top-floor units command premiums of 5% to 8% due to enhanced privacy, natural light, and views, but this premium is often overpriced relative to the marginal benefit for a property of this type. Specific information about the floor level and unit orientation of the property at 658 Yishun Avenue 4 should be verified directly with the listing agent to assess whether this particular unit represents good value relative to competing units in the same block.

What is the future supply pipeline in Yishun and how will it affect property values?

Yishun is a mature, predominantly built-out estate with limited scope for large-scale new HDB supply within the immediate precinct; any future housing developments in the district are more likely to take the form of densification, en-bloc replacement, or mixed-use redevelopment rather than greenfield new town expansion. This supply constraint is structurally supportive for existing property values, as it limits the risk of oversupply and maintains steady pressure on available inventory. The broader North-South corridor has seen planned upgrades to transit infrastructure, town centre amenities, and public housing stock over the next five-to-ten-year horizon, which are likely to drive incremental appreciation in well-located properties like this one. Properties in proximity to Khatib MRT are particularly well-insulated from supply-side headwinds, as the accessibility premium built into current valuations is unlikely to erode; if anything, future intensification of the town centre and upgrading of surrounding amenities could support sustained or increasing demand for established residential stock in this location.

658 Yishun Avenue 4 | 4-Bed HDB Flat, S$680k, 17min to Khatib MRT