Type

Units

Min Area

Price Range

Other

110 sqft

S$850/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$850.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$170 on this acquisition.
Located 9 min (780 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.

862 Yishun Avenue 4: Mature HDB Living in a Connected North-Zone Locale

862 Yishun Avenue 4 represents a well-established public housing offering in one of Singapore's most developed residential districts. Positioned in the heart of Yishun, this development provides residents with the balance of affordability, accessibility, and community infrastructure that characterises mature Housing and Development Board estates across the island.

The development's proximity to Khatib MRT Station, situated approximately 780 metres away and accessible within a 9-minute walk, positions residents firmly within an efficient public transport network. The station's connection to the North-South Line provides seamless access to key business, leisure, and education nodes spanning from Marina Bay through the central core to Jurong and beyond. This connectivity underpins both the appeal to daily commuters and the sustained rental demand that characterises the precinct.

Location and Accessibility

Yishun as a district has matured into a self-contained residential, commercial, and lifestyle hub over the past two decades. The neighbourhood around 862 Yishun Avenue 4 benefits from integrated planning that clusters residential blocks with retail centres, hawker facilities, and community spaces within walking distance. The Yishun Central area, anchored by a major shopping centre and food court complex, sits within the broader estate, providing residents with everyday shopping, dining, and service amenities without reliance on private transport.

The development's location within the Yishun planning area ensures proximity to several primary and secondary schools, making it particularly attractive to young families seeking established educational infrastructure. Health services, including a polyclinic and private medical facilities, are similarly accessible throughout the estate. These layered amenities reflect decades of purposeful neighbourhood development, reducing the need for residents to venture beyond the immediate precinct for routine needs.

Housing Profile and Buyer Suitability

Units within 862 Yishun Avenue 4 cater to a diverse cross-section of the Singapore property market. First-time buyers entering the HDB ladder often find appeal in the balance of affordability and location that mature developments offer. The proximity to MRT infrastructure, combined with established schools and family-oriented amenities, makes the development particularly relevant for upgraders moving from other public housing estates or young couples making their initial property purchase.

Investors viewing the development through a portfolio lens recognise the sustained rental demand within north-zone HDB blocks, particularly those positioned near MRT nodes. The accessibility of 862 Yishun Avenue 4 to Khatib Station ensures consistent tenant interest from working professionals, students, and expatriate families seeking convenient, affordable accommodation. Downsizers, meanwhile, find compact units appealing as they transition from larger family homes into more manageable living spaces whilst maintaining neighbourhood familiarity and social connections.

Investment and Rental Dynamics

The rental market for HDB units in established precincts like Yishun demonstrates consistent demand elasticity driven by proximity to MRT infrastructure. Units within 862 Yishun Avenue 4 benefit from this established tenant pool, encompassing young professionals working across the island, international assignees seeking residential stability during Singapore postings, and small families prioritising transport convenience over space. The north-zone location, whilst not commanding the premium rental multiples of central-area developments, offers stability and predictability that appeal to conservative buy-to-let investors.

Capital appreciation in mature HDB estates follows patterns linked to broader market cycles, infrastructure investments, and neighbourhood amenities expansion. The presence of Khatib MRT Station as an anchor transport asset provides long-term value support, as MRT-proximate public housing consistently demonstrates resilience during market corrections. Investors should recognise that HDB lease tenure—typically 99 years from the date of completion—begins a gradual decay cycle that influences pricing and resale velocity as decades elapse. Early-stage leases, characteristic of newer or recently acquired units, command stronger pricing relative to units approaching the mid-lease phase.

Financial Considerations for Prospective Buyers

Purchasers acquiring units within 862 Yishun Avenue 4 as a second residential property must account for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, applied to the purchase price. This substantial cost component significantly increases the effective purchase price and should be factored into financing and investment return calculations. First-time HDB buyers purchasing their sole residential property are exempt from ABSD, making the development particularly advantageous for this demographic.

Financing headroom at typical price points within the development remains accessible for qualified buyers meeting standard bank serviceability ratios. The Total Debt Service Ratio (TDSR) ceiling of 60% allows borrowers to leverage housing loans effectively, though actual loan-to-value limits on HDB properties typically cap at 80%, requiring minimum cash downpayments. Buyers should engage directly with financial institutions to determine precise borrowing capacity, particularly if purchasing as a second property where ABSD materially affects net cash requirements.

Market Positioning and Competitive Context

862 Yishun Avenue 4 competes within the established public housing market of the north-zone, alongside other mature HDB developments positioned within 5–15 minutes' walk of MRT infrastructure. Recent transaction history across Yishun's HDB blocks demonstrates price-per-square-foot metrics that vary according to lease tenure, floor level, and unit facing. Blocks positioned directly adjacent to major transport nodes or shopping facilities typically command modest premiums relative to periphery locations, a dynamic that applies across the Yishun estate.

The development's competitive advantage centres on established neighbourhood infrastructure, proven tenant demand, and reliable transport connectivity rather than architectural novelty or premium finishes. Buyers and investors comparing 862 Yishun Avenue 4 to newer private housing developments in adjacent planning areas should weigh the affordability, legal tenure security, and infrastructure maturity of HDB ownership against the space and specification profiles of private residential alternatives.

Future Considerations and Long-Term Value

The Yishun planning area continues to evolve through incremental infrastructure enhancements and neighbourhood commercial development. Announced transport network extensions and road improvements across the north-zone may further enhance accessibility from 862 Yishun Avenue 4, though no immediate major infrastructure shifts are anticipated for the immediate precinct. Long-term value retention for units within the development remains supported by the fundamental dynamics of MRT proximity, established schools, and neighbourhood services that characterise mature public housing estates.

Prospective residents and investors should approach 862 Yishun Avenue 4 as a stable, established residential offering suitable for a range of buyer profiles and investment horizons. The development's strengths lie in accessibility, affordability, and community infrastructure rather than growth-stage appreciation or speculative upside. For first-time buyers, upgraders, and conservative portfolio investors prioritising location stability and rental reliability, the development warrants serious consideration within the broader HDB market landscape.

Frequently Asked Questions

What rental yield can investors typically expect from units at 862 Yishun Avenue 4?

Rental yield on HDB units within 862 Yishun Avenue 4 typically ranges between 3–4% gross annually, dependent on exact unit size, lease tenure stage, and current market rental rates for comparable north-zone stock. The development's proximity to Khatib MRT Station supports consistent tenant demand from working professionals and young families, providing stability that underpins reliable rental income. Investors should factor ABSD at 20% on the purchase price if this is a second residential property, which materially affects net yield calculations and overall return expectations. Lease decay—beginning from the completion date—gradually reduces resale value and rental multipliers as decades pass, so investors acquiring units earlier in the lease cycle benefit from stronger long-term yield preservation.

How does the price-per-square-foot at 862 Yishun Avenue 4 compare to recent HDB transactions in Yishun?

Price-per-square-foot metrics at 862 Yishun Avenue 4 are broadly consistent with recent HDB transaction history across the Yishun estate, typically ranging between S$2,000–S$2,400 per square foot depending on unit size, floor level, and facing direction. Blocks positioned immediately adjacent to shopping centres or with direct MRT-adjacent siting may command modest premiums of 5–8% over periphery locations, reflecting buyer preference for maximum convenience and walkability. Recent comparable sales across nearby mature HDB blocks demonstrate price stability with minor quarterly fluctuations tied to broader market sentiment rather than precinct-specific dynamics. Buyers and investors should review registered transaction records at HDB resale portals to validate pricing against their specific unit profile and desired acquisition timeline.

What is the Additional Buyer's Stamp Duty (ABSD) impact for second-property purchasers at this development?

Singapore Citizens purchasing a second residential property at 862 Yishun Avenue 4 must pay Additional Buyer's Stamp Duty at 20% of the purchase price, representing a substantial cost component that significantly increases total acquisition expense. For example, a second-property purchase at S$500,000 incurs ABSD of S$100,000, requiring careful liquidity planning and reducing effective borrowing capacity if financing the transaction. First-time HDB buyers purchasing their first residential property remain exempt from ABSD entirely, making the development particularly cost-efficient for this demographic. Investors should incorporate ABSD into their net cash flow models and return calculations, as this cost materially affects portfolio economics and may alter investment decision-making across competing opportunities.

How does lease tenure decay affect resale value and demand at 862 Yishun Avenue 4?

All HDB leasehold properties operate on a 99-year lease commencing from the completion date, after which lease tenure gradually decays and exerts downward pressure on resale pricing and rental rates. Units within 862 Yishun Avenue 4 acquired early in the block's lifecycle benefit from full or near-full lease tenor, which supports stronger resale valuations and rental multiples compared to units acquired decades later when lease tenure has materially diminished. Mid-lease properties (typically 40–50 years into the term) experience accelerating valuation pressure, as buyer pools contract and financing eligibility becomes constrained by bank lending policies that restrict LTV on heavily decayed leases. Long-term investors and owner-occupiers should recognise that lease tenure is finite and irreversible; purchasing early maximises remaining lease value and preserves long-term resale optionality.

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

Proximity to Khatib MRT Station (NS14), situated approximately 9 minutes' walk from 862 Yishun Avenue 4, represents a structural demand driver that consistently underpins capital retention and rental consistency across the development. MRT-adjacent HDB blocks typically command pricing premiums of 10–15% relative to periphery locations within the same planning area, reflecting buyer willingness to pay for daily transport convenience and connectivity to island-wide employment and education nodes. The North-South Line's integration into Singapore's broader MRT network ensures long-term utility and demand stability, as transport infrastructure remains central to property valuation methodology. Investors should recognise that MRT proximity provides implicit downside protection during market corrections, as this locational advantage maintains buyer interest across economic cycles and ensures access to a broad tenant pool.

What buyer profiles are best suited to 862 Yishun Avenue 4, and why?

First-time HDB buyers benefit most from 862 Yishun Avenue 4 due to ABSD exemption, established neighbourhood infrastructure, and affordable entry pricing relative to private housing alternatives. Upgraders transitioning from older or periphery HDB blocks find appeal in the established schools, shopping facilities, and transport connectivity that characterise the Yishun precinct. Conservative investors seeking rental income with minimal vacancy risk recognise that MRT-adjacent location ensures stable tenant demand and predictable yield profiles, albeit at lower absolute percentage returns than growth-stage assets. Downsizers vacating larger family homes into compact units appreciate the social continuity and neighbourhood familiarity that Yishun offers, combined with the financial benefits of unlocking capital from larger properties. Each profile prioritises stability and accessibility over novelty or specification-driven amenity, aligning with the established estate character of 862 Yishun Avenue 4.

What TDSR headroom exists at typical price points, and how does this affect financing?

At typical HDB purchase prices within 862 Yishun Avenue 4, borrowers meeting standard bank serviceability criteria generally achieve TDSR ratios of 45–55%, providing comfortable headroom below the 60% regulatory ceiling and allowing mortgage approvals with minimal income qualification risk. Loan-to-value on HDB properties typically caps at 80%, requiring cash downpayments of 20% of purchase price, which combined with ABSD obligations for second-property buyers creates substantial upfront capital requirements. Buyers should engage financial institutions early to confirm precise borrowing capacity, particularly if ABSD applies, as this materially affects net cash available for downpayment and reduces effective leverage available. Young professionals earning S$4,000–S$6,000 monthly typically qualify for financing across the development's typical price range, though higher earners enjoy stronger TDSR headroom and reduced loan rejection risk.

How does 862 Yishun Avenue 4 compete against nearby HDB and private developments?

862 Yishun Avenue 4 competes directly with other mature HDB blocks across Yishun, differentiated primarily by exact distance to MRT stations, floor level, and unit-specific amenities rather than broader development-level distinction. Relative to private housing developments in adjacent planning areas, the HDB offering provides superior affordability, legal certainty of 99-year tenure, and established neighbourhood infrastructure at substantially lower entry pricing. Private developments in north-zone locations typically command 30–50% premiums over comparable HDB pricing per square foot, reflecting additional finishes, space provision, and amenity packages that appeal to premium-seeking buyers but exceed budget parameters for price-sensitive purchasers. Investors comparing 862 Yishun Avenue 4 against competing public housing stock should prioritise MRT proximity, floor level (higher floors command modest premiums), and lease tenure stage as primary valuation differentiators, as these factors most directly influence pricing and rental rates.

Which unit stacks or floor levels offer the best value proposition at 862 Yishun Avenue 4?

Mid-level units (typically floors 4–10) within 862 Yishun Avenue 4 offer optimal value balance, commanding modest premiums over lower floors whilst avoiding the steeper pricing applied to penthouse-adjacent upper levels and avoiding ground-level challenges including noise, privacy, and security considerations. Corner units and units with direct MRT-facing aspects typically command 5–10% premiums over standard mid-stack units, reflecting buyer preference for enhanced natural light and connectivity views, though these premiums may not justify the additional acquisition cost for purely income-focused investors. Lower-floor units (levels 1–3) in the same development often discount by 5–8% relative to mid-level comparables, a trade-off that conservative investors may accept in exchange for lower acquisition cost and equivalent rental rates. Buyer-occupiers should prioritise personal preferences regarding light, view, and noise exposure, as these factors significantly affect daily quality of life and subjective value proposition.

What future supply or infrastructure changes might affect 862 Yishun Avenue 4's value trajectory?

The Yishun planning area faces moderate future supply pipeline from new public and private housing completions scheduled across the broader north-zone, which may exert gradual pricing pressure on existing stock if new developments offer materially superior specifications at competitive pricing. Government land sales and residential enclaves in nearby planning areas (such as Ang Mo Kio and Sengkang extensions) will introduce competing supply that may moderate capital appreciation within 862 Yishun Avenue 4, though MRT-adjacent positioning provides relative insulation from severe margin compression. Long-term transport infrastructure enhancements, including potential North-South Line capacity upgrades and feeder bus route optimisation, remain uncertain but would strengthen the development's locational advantage and support sustained demand. Prospective investors should monitor HDB resale market reports and Government Land Sales announcements for north-zone supply signals, as these will incrementally shape competitive positioning and pricing trajectories over medium-term investment horizons.

Hdb Flat At Yishun Avenue 4 — From S$850