Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$620K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$620K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$124K on this acquisition.
Located 12 min (980 m) 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?

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

507A Yishun Avenue 4: Mature HDB Living in Yishun

507A Yishun Avenue 4 stands as an established residential development within Yishun's mature housing landscape. This HDB property occupies a strategic position within one of Singapore's oldest and most densely populated residential planning areas, offering reliable family-oriented accommodation with the infrastructure maturity that defines the northern region's residential appeal.

Situated in the Yishun planning area, this development benefits from decades of municipal planning investment. The neighbourhood has evolved into a fully serviced residential zone, supported by a comprehensive network of primary and secondary schools, polyclinics, retail centres, and food establishments. Residents enjoy immediate access to community facilities that have been refined through sustained estate management, creating a stable living environment for multi-generational families.

Strategic Location and MRT Connectivity

The development's proximity to Khatib MRT station (NS14) represents a significant asset for daily commuting patterns. Situated approximately 980 metres—roughly a 12-minute walk—from the station, the property enables straightforward access to the North-South Line's main spine. This positioning supports efficient travel to the Central Business District, regional employment hubs, and secondary commercial centres throughout the island.

North-South Line connectivity has historically demonstrated stable usage patterns, with Khatib station serving as an established transit node for northern residential zones. The predictability of this MRT service has supported consistent property demand within the Yishun precinct, as reliable public transport remains a primary consideration for both owner-occupiers and investors evaluating long-term residential value.

Unit Configuration and Space Standards

The development offers three-bedroom and two-bathroom configurations within approximately 1,001 square feet of floor area. This specification aligns with mid-tier HDB design standards, providing sufficient accommodation for established families or multigenerational households seeking to maintain independent living spaces. The two-bathroom provision addresses practical domestic requirements, particularly for families with school-age children or elderly relatives.

Units of this scale typically incorporate separate living and dining areas, allowing functional separation between social and private zones. The floor plan efficiency reflects HDB standards refined over decades of estate development, prioritising usable living space whilst maintaining affordability parameters central to public housing policy.

Pricing and Market Positioning

Current market pricing for units within this development begins from S$620,000, positioning the property within the accessible segment of the HDB resale market. This valuation reflects the maturity of the estate, its established amenities profile, and the stable demand characteristics of the northern residential sector. Pricing varies according to unit orientation, floor level, and remaining lease tenure—factors that substantially influence buyer preferences within the resale HDB market.

For first-time buyers and upgrading families, developments at this price point offer meaningful entry into owner-occupancy without requiring top-market financial outlay. The affordability profile has traditionally attracted multi-generational households seeking to consolidate living arrangements within a single ownership structure, supporting steady demand during normal market cycles.

Estate Maturity and Community Infrastructure

As an established development within Yishun's housing stock, 507A Yishun Avenue 4 benefits from the estate's mature amenity ecosystem. Hawker centres, supermarkets, and specialty retail outlets operate throughout the surrounding precinct, supporting everyday household requirements without requiring distant travel. Medical facilities, including clinics and dental practices, are distributed within the local area, enhancing accessibility for routine healthcare.

Educational facilities serving all levels operate within the immediate vicinity, including primary schools, secondary institutions, and pre-school centres. This educational infrastructure has solidified Yishun's appeal for families with children at various life stages, supporting consistent residential demand independent of cyclical market pressures.

Investment Considerations and Resale Dynamics

Investors evaluating this development should consider several substantive factors influencing long-term capital appreciation and rental yield potential. The North-South Line's maturity as a transport corridor has established stable commuting patterns, supporting consistent tenant demand for rental accommodation. However, HDB resale values correlate closely with remaining lease duration—a factor that becomes increasingly material as properties approach the midpoint of their leasehold period.

Rental demand within Yishun remains robust, driven by the precinct's affordability relative to newer private residential developments and its accessibility to northern employment clusters. Tenant profiles typically comprise young families, professionals working within the northern business zones, and individuals requiring proximity to specific educational or medical facilities. The predictability of rental demand has supported relatively stable gross rental yields across the Yishun HDB sector.

Comparative Market Context

Within the broader northern HDB market, developments at this price point and specification compete with similar offerings across Ang Mo Kio, Seletar, and Sembawang estates. Yishun's pricing has historically maintained relative parity with these neighbouring precincts, reflecting comparable MRT accessibility and estate maturity. Variations in per-square-foot pricing typically reflect individual property conditions, lease tenure remaining, and unit-specific orientation factors rather than systematic development-level differentiation.

Buyer selectivity within this segment increasingly emphasises remaining lease duration and functional floor plans supporting modern living patterns. Properties demonstrating strong maintenance standards and straightforward unit configurations tend to command premium positioning within comparable inventory, reflecting practical purchasing priorities of the target demographic.

Long-Term Residential Stability

The development's enduring appeal rests substantially on Yishun's established status within Singapore's public housing framework. Decades of continuous estate management, infrastructure investment, and community development have created institutional stability supporting long-term property value. Unlike emerging precincts, which may experience significant developmental change, mature estates typically exhibit more predictable appreciation patterns tied to inflation, lease tenure dynamics, and macroeconomic conditions rather than transformative infrastructure projects.

For owner-occupiers prioritising residential stability over speculative capital appreciation, the maturity profile of 507A Yishun Avenue 4 offers substantial appeal. The established community, proven transport links, and comprehensive amenity provision create living environments capable of supporting household needs across multiple life stages, from initial family formation through to retirement phases.

Frequently Asked Questions

What rental yield can investors expect from purchasing units at 507A Yishun Avenue 4?

Gross rental yields for three-bedroom HDB units within the Yishun precinct typically range between 2.5% and 3.5% annually, depending on individual unit condition and tenant profile selectivity. A property purchased at S$620,000 renting for S$1,800 monthly would generate approximately 3.5% gross yield, though net returns depend substantially on maintenance costs, void periods, and management expenses. Yishun's mature residential character and established transport connectivity support consistent tenant demand, particularly from professionals working in northern employment zones and families requiring proximity to specific schools or medical facilities. However, investors should account for lease decay—as HDB units approach 50 years remaining, rental demand may decline and price appreciation may stagnate, ultimately affecting long-term investment returns.

How does the per-square-foot pricing at this development compare to recent Yishun HDB transactions?

Three-bedroom HDB units in Yishun currently trade at per-square-foot valuations ranging from approximately S$620 to S$680, with variation reflecting lease tenure remaining, unit orientation, and floor level positioning. At S$620,000 for approximately 1,001 square feet, this development positions at roughly S$619 per square foot, placing it within the competitive mainstream of Yishun's resale market. Recent comparable transactions across the wider Yishun estate have demonstrated relative pricing stability, though units with more than 80 years lease remaining command premium valuations, whilst those below 70 years remaining experience more subdued demand. Buyers should commission professional valuations accounting for specific unit lease tenure, as this factor substantially outweighs development-level or neighbourhood-level considerations in determining final transaction pricing.

What Additional Buyer's Stamp Duty (ABSD) implications apply to second-property purchasers at this development?

Singapore Citizens purchasing 507A Yishun Avenue 4 as a second residential property incur Additional Buyer's Stamp Duty at 20% of the property's purchase price, applied on top of standard stamp duty charges. For a purchase priced at S$620,000, ABSD would total approximately S$124,000, representing a material cost component in the total acquisition outlay. Permanent Residents purchasing residential property face ABSD at 25%, whilst first-time buyer Singapore Citizens incur no ABSD. This duty structure substantially alters investment mathematics—investors must project rental income sufficient to justify the additional capital requirement, typically requiring yields exceeding 3.5% to achieve acceptable returns after accounting for ABSD, stamp duty, and carrying costs. Strategic timing of property acquisition relative to personal portfolio composition and taxation circumstances warrants professional advisory engagement before committing to purchase.

What lease decay risks should buyers understand regarding 507A Yishun Avenue 4's resale prospects?

HDB properties operate under 99-year leasehold tenure, and as leases decline below 80 years remaining, both buyer demand and valuation multiples typically deteriorate measurably. Properties within the 70-79 years range experience noticeably reduced buyer pools, whilst units below 70 years face substantially constrained financing options, as many banks restrict lending to properties with less than 70 years remaining. Current lease tenure for 507A Yishun Avenue 4 should be verified through HDB records, as this factor overwhelmingly dominates long-term appreciation potential—a property purchased today at S$620,000 may decline to S$400,000-500,000 within 10-15 years if lease decay accelerates beyond normal inflation compensation. Buyers seeking long-term holding periods should prioritise properties with greater than 85 years remaining lease, whilst investors targeting shorter holding windows (5-7 years) must factor lease decay's cumulative impact into exit valuation models.

How does proximity to Khatib MRT station (NS14) influence capital appreciation and tenant demand for this development?

Established MRT accessibility represents one of the most consistent demand drivers for HDB properties—properties situated within 800-1,000 metres of major stations typically command 8-12% price premiums relative to properties requiring 15+ minute walks. Khatib's positioning on the North-South Line provides direct transport to the Central Business District via Orchard and City Hall, supporting stable commuter demand from professionals, students, and shift workers across multiple employment sectors. Historical pricing patterns demonstrate that properties positioned within walking distance of established MRT stations experience more resilient resale demand during market downturns, as transport connectivity remains independent of market sentiment. However, the mature character of the North-South Line means that future capital appreciation will likely track inflation rather than experience transformative growth—new transport infrastructure (such as the Cross Island Line expansion) typically drives step-change appreciation, whereas established lines provide valuation stability rather than upside surprises.

Which buyer profiles are best suited to purchasing units at 507A Yishun Avenue 4?

First-time buyer families represent the most natural purchaser segment, as the S$620,000 entry point remains accessible to dual-income households with combined annual earnings in the S$150,000-200,000 range, supporting Housing Development Board financing without requiring excessive leverage. Upgrading families trading from two-bedroom to three-bedroom configurations constitute another substantial cohort, seeking additional space whilst maintaining familiar neighbourhood contexts and avoiding relocation disruption to children's schooling. Investors seeking stable rental income rather than capital appreciation growth find this property suitable, particularly those comfortable with 2.5-3.5% gross yields in exchange for predictable tenant demand and minimal tenant churn. Conversely, wealthy individuals pursuing capital appreciation or lifestyle upgrades would likely find superior opportunities in newer private residential developments offering distinct amenity profiles and stronger appreciation trajectories. Owner-occupiers prioritising stability, established infrastructure, and long-term residential continuity—particularly multigenerational families or individuals entering later career phases—align strongly with this development's core value proposition.

What TDSR and financing headroom constraints apply at typical purchase prices for this development?

Total Debt Servicing Ratio (TDSR) regulations cap borrower debt servicing at 60% of gross monthly income, substantially constraining mortgage quantum for properties within this price segment. A buyer earning S$7,000 monthly gross income could support approximately S$4,200 monthly debt servicing capacity—sufficient for a S$580,000 mortgage at current HDB lending rates (typically 2.6-2.8%), but requiring approximately S$40,000 cash capital plus transaction costs to acquire a S$620,000 property. Couples combining incomes benefit from elevated TDSR thresholds—a dual-income household with S$12,000 combined monthly gross income could service approximately S$940,000 in total mortgage debt, enabling full financing of properties at this price point with minimal equity injection. First-time buyers benefit from HDB loan subsidisation and lower interest rates compared to private banking options, offsetting TDSR constraints relative to private residential purchases. Buyers with existing mortgage obligations from previous properties experience materially reduced borrowing capacity under TDSR calculations, potentially requiring larger cash deposits or selection of less expensive properties.

How does 507A Yishun Avenue 4 compare to competing HDB developments in the Yishun-Ang Mo Kio corridor?

Neighbouring developments across Yishun (including other Yishun Avenue properties and Yishun Ring Road estates) compete directly on pricing, with per-square-foot valuations clustering within a narrow S$600-680 range reflecting comparable lease tenure, transport accessibility, and estate amenity provision. Ang Mo Kio's HDB stock tends to command 5-8% price premiums relative to Yishun equivalents, reflecting newer construction standards, slightly superior MRT positioning at multiple stations (Ang Mo Kio MRT serves as a major interchange), and perception of higher amenity quality. Seletar's HDB developments often trade at Yishun parity or modest discounts, reflecting comparable maturity but slightly reduced commercial activity and reduced education infrastructure density. Differentiation within this corridor increasingly reflects individual property conditions—units demonstrating superior maintenance, favourable orientation, and higher floor positioning command pricing premiums independent of development affiliation. Buyers evaluating options across this geographic band should prioritise unit-specific factors (lease tenure, layout functionality, condition) over development-brand distinctions, as systemic supply and demand dynamics favouring this corridor uniformly support valuation stability across competing alternatives.

Which floor levels and unit stacks within this development typically offer superior value propositions?

Lower-mid floor units (typically fourth to eighth storeys) frequently command optimal value within HDB developments, balancing accessibility benefits against the premium pricing commanded by higher floor units. Mid-floor positioning avoids ground-floor disadvantages (reduced privacy, noise transmission from communal areas) whilst avoiding the 10-15% price premiums charged for high-floor units (15+ storeys), which appeal primarily to buyers prioritising views and natural light over economic efficiency. Corner units and units facing away from major roads typically command 3-5% premiums relative to interior-facing alternatives, reflecting superior natural ventilation and reduced traffic noise exposure—meaningful considerations for families prioritising residential comfort during extended occupancy. Investor purchasers should prioritise mid-floor interior units, as tenant selection typically emphasises practical factors (functional layout, acceptable noise environment) over premium positioning, and lower-priced units demonstrate faster turnover and superior yield mathematics. First-time buyers should verify unit orientation (north-facing preferred in Singapore's tropical context for natural light distribution), as orientation substantially influences long-term occupancy satisfaction independent of pricing mechanisms.

What future supply pipeline exists within Yishun and surrounding precincts, and how might this affect long-term property values?

Yishun's HDB development trajectory has substantially matured—the vast majority of housing stock was constructed between 1980-2010, with minimal new HDB construction planned within the traditional Yishun boundaries. However, northern Singapore's broader development framework includes planned housing expansion within adjacent precincts (Seletar, Punggol, and emerging areas along the northern corridors), which may incrementally increase housing supply and potentially moderate pricing appreciation across established northern estates. The Cross Island Line's eventual completion may redirect demand towards stations situated directly on this new infrastructure, potentially creating differentiated pricing patterns favouring new precincts over mature estates like Yishun. Conversely, land scarcity within Singapore's overall housing framework and sustained population growth continue supporting fundamental demand for affordable family-sized HDB accommodation—properties positioned within walking distance of established MRT infrastructure retain persistent valuation stability independent of supply-side developments. Conservative buyers should assume long-term appreciation tracking inflation (2-3% annually) rather than speculative growth, whilst recognising that lease decay presents substantially greater medium-term valuation risk than supply-side market dynamics.

Hdb Flat At Yishun Avenue 4 — From S$620K