Type

Units

Min Area

Price Range

Other

300 sqft

S$2,400/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$2,400.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$480 on this acquisition.
Located 14 min (1.17 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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652 Yishun Avenue 4 – A Mature HDB Neighbourhood Near Yishun MRT

652 Yishun Avenue 4 stands as an established HDB flat within the Yishun district, a well-developed residential enclave in the north-central region of Singapore. The development sits comfortably within walking distance of Yishun MRT Station (NS13), positioned approximately 1.17 kilometres away—a journey of roughly 14 minutes on foot or a short bus ride for those preferring alternative transport. This accessibility to the North–South Line forms a cornerstone of the property's appeal, connecting residents directly to the City Centre, Marina Bay, and the broader eastern and southern corridors of the island.

The neighbourhood surrounding 652 Yishun Avenue 4 represents decades of mature urban planning. Yishun itself evolved into one of Singapore's flagship new towns during the 1980s and 1990s, meaning the area benefits from comprehensive infrastructure, well-established schools at primary and secondary levels, and a robust network of hawker centres, supermarkets, and lifestyle venues. Residents enjoy straightforward access to community clubs, polyclinics, and recreational facilities that define the quality of life in a mature HDB estate.

Compact Unit Design and Market Appeal

The units available at 652 Yishun Avenue 4 are configured as compact flats, with approximately 300 square feet of floor space. This size category appeals across multiple buyer segments. First-time homebuyers often gravitate toward such units, as the lower absolute purchase price reduces the overall mortgage burden and widens the pool of eligible financiers. Young professionals and couples establishing their first independent household find the space efficient and manageable, whilst investors purchasing for rental income appreciate the strong tenant demand for compact units near MRT stations. Downsizers transitioning from larger family homes equally benefit, as the reduced footprint translates to lower property taxes, maintenance costs, and utility expenses.

Within the context of Yishun's HDB landscape, compact units of this type maintain consistent rental appeal. Tenants—including expatriates on short-term assignments, young working professionals, and couples without dependent children—actively seek rental accommodation in proximity to MRT stations, and Yishun's position on the North–South Line ensures a steady tenant base.

Transport Connectivity and Long-term Demand

The 14-minute walk to Yishun MRT Station anchors the property's investment thesis. The North–South Line serves as one of Singapore's busiest commuter corridors, connecting the suburbs to the Central Business District, Marina Bay, and the airport expressway. For working professionals, the daily commute becomes predictable and reliable. For property investors, the proximity to an established MRT station historically correlates with lower tenant vacancy rates and resilience during economic cycles.

Yishun station itself has undergone modernisation in recent years, with improved station interiors and enhanced connectivity to bus interchange facilities. The district continues to benefit from ongoing transport infrastructure investment, including potential future connections and bus rapid transit enhancements. This foundation of established, high-frequency transit makes 652 Yishun Avenue 4 a defensible holding for long-term capital appreciation, as Singapore's property market consistently rewards proximity to transport nodes.

HDB Ownership and Financial Stability

HDB flats remain the backbone of Singapore's housing market, accounting for approximately 80% of the resident population and representing the most liquid property asset class in the country. Ownership at 652 Yishun Avenue 4 comes with the stability of HDB tenure, predictable annual property taxes, and straightforward financing from all major banks. Unlike private condominiums, HDB flats do not carry sinking fund obligations or variable maintenance charges, providing transparency and financial predictability for budgeting purposes.

The resale market for HDB flats remains robust, with a well-established secondary market and transparent transaction data published by the Housing and Development Board. This transparency supports informed investment decisions and enables rapid disposal should circumstances change. First-time buyers purchasing an HDB flat benefit from exemption from Buyer's Stamp Duty on their first residential property, a significant advantage compared to private residential purchases.

Investment Yield and Financing Considerations

For investors acquiring units at 652 Yishun Avenue 4, the rental yield profile merits attention. Compact units near MRT stations in established estates have historically delivered gross yields in the region of 3–4%, depending on exact rental achievable and purchase price. Prospective purchasers should conduct due diligence on recent comparable rental transactions in the Yishun precinct to validate yield assumptions. Additionally, investors who are Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, which must be factored into the total cost of acquisition and affects the internal rate of return on the investment.

From a financing perspective, the compact pricing of units at 652 Yishun Avenue 4 means that most qualified borrowers comfortably meet Total Debt Servicing Ratio (TDSR) requirements. Banks typically approve loans covering 80–90% of the purchase price for HDB flats, with a 25-year repayment horizon available to eligible applicants. The modest absolute loan amount required for this development translates to lower monthly debt service obligations and greater flexibility in household cash flow management.

Market Position and Neighbouring Developments

Yishun hosts several other HDB estates and private residential projects, including the adjoining Northpoint and Sundew Park regions. The competitive landscape sees a mix of mature public housing and mid-range private condominiums, each occupying different price and lifestyle segments. 652 Yishun Avenue 4's positioning as an HDB flat ensures differentiation through affordability and established tenant demand, whilst the MRT proximity provides parity with competing private developments that similarly tout transport convenience.

Recent HDB transaction data across Yishun reflects price per square foot ranging from SGD 900–1,100 for resale flats, depending on unit type, block age, and floor level. Investors and buyers should benchmark current asking prices against this historical range to validate value proposition relative to recent market transactions.

Suitability for Diverse Buyer Profiles

First-time buyers find 652 Yishun Avenue 4 appealing due to the absence of ABSD liability, lower absolute acquisition cost, and straightforward HDB financing pathways. The MRT proximity reduces transport costs and time, an advantage for young working professionals. Upgraders moving from rental accommodation or older HDB units appreciate the potential for reasonable capital appreciation in a mature, well-serviced district. Investors benefit from established rental demand, predictable HDB tenure, and the potential for mid-to-long-term capital growth as the district continues to attract working-age tenants and owner-occupiers. Empty nesters and downsizers similarly favour the compact footprint and reduced ongoing ownership costs.

Future Outlook and District Potential

Yishun's status as a fully developed, mature estate means further large-scale population growth is unlikely, but the district remains strategically important as a long-standing residential hub. Ongoing government infrastructure investment—including future transit enhancements and community facility upgrades—supports sustained demand. The district's demographic profile skews toward working-age professionals and small families, underpinning continued rental appeal and stable property values. Property investors with a 10–15 year investment horizon should expect modest but consistent capital appreciation, supplemented by rental income, rather than rapid price acceleration.

652 Yishun Avenue 4 thus represents a balanced, fundamentally sound proposition for owner-occupiers and investors alike—combining affordability, transport accessibility, market liquidity, and the stability inherent to Singapore's HDB market.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 652 Yishun Avenue 4 as an investment?

HDB flats near established MRT stations in mature estates like Yishun typically deliver gross yields of 3–4% annually, depending on the rental rate achieved relative to the purchase price. For units at 652 Yishun Avenue 4, the proximity to Yishun MRT (NS13) and the strong tenant demand from working professionals commuting via the North–South Line supports consistent rental occupancy. Prospective investors should review recent comparable rental transactions in Yishun to establish realistic rental expectations; a unit let at S$2,400 per month purchased at a mid-range price point would fall within the typical yield envelope for this asset class. The combination of HDB stability and MRT-adjacent location historically provides reliable returns, though investors must factor in annual property taxes and any minor maintenance costs, which remain substantially lower than private residential properties.

How does the price per square foot at 652 Yishun Avenue 4 compare to recent HDB transactions in Yishun?

Recent resale HDB transactions across the Yishun precinct have recorded prices per square foot ranging from approximately SGD 900–1,100, depending on unit type, block age, floor level, and corner versus mid-unit positioning. For compact flats around 300 square feet, the absolute transaction prices typically fall in the region of SGD 270,000–330,000, though this range fluctuates with prevailing market sentiment and individual unit characteristics. Prospective buyers should obtain recent transaction data from the HDB Electronic Property Information Portal or seek comparative market analysis from active housing agents to verify whether current asking prices at 652 Yishun Avenue 4 fall within or above the historical range for the estate. A price significantly above the recent comparable range may reflect premium positioning or delayed market adjustment, whilst pricing at or below the range may indicate opportunity, subject to unit condition and floor level preferences.

What ABSD liability applies if I purchase a second residential property at 652 Yishun Avenue 4 as a Singapore Citizen?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at a current rate of 20% on the purchase price. For an HDB flat at 652 Yishun Avenue 4 purchased at, for example, SGD 300,000, the ABSD liability would amount to SGD 60,000, payable at the point of purchase. This represents a significant uplift to the total cost of acquisition and must be incorporated into investment appraisal, loan-to-value calculations, and expected internal rate of return. First-time buyers are exempt from ABSD, whilst investors who have previously owned residential property should factor the 20% rate into their financial modelling. The ABSD is payable separately from Buyer's Stamp Duty on the first SGD 180,000 of the property value, meaning the cumulative stamp duty burden for a second property is material and may affect financing headroom and the critical price point at which the investment yield becomes competitive.

What lease decay risk should I consider for units at 652 Yishun Avenue 4, and how does this affect resale value?

HDB flats at 652 Yishun Avenue 4 carry a 99-year lease from the date of original construction. As the development ages and lease tenure declines below 80 years, resale values can experience a gradual compression due to increased financing constraints and reduced borrower appeal. Most banks restrict loan tenure to 25–30 years and typically limit lending to properties with at least 30–40 years of remaining lease, meaning a flat with only 20–30 years left may face financing difficulties and substantially lower demand. For a property constructed in the 1990s, the remaining lease is likely in the region of 50–60+ years, providing a relatively long horizon before lease decay becomes a critical pricing factor. However, investors with a multi-decade time horizon should be cognisant that, in the distant future, lease decay will progressively compress the market value of the unit, and there is no automatic en bloc mechanism for HDB flats as exists for some private condominiums. Current buyers should establish the exact remaining lease tenure with HDB before purchase to accurately model long-term capital preservation expectations.

How does proximity to Yishun MRT Station affect demand and capital appreciation for units at 652 Yishun Avenue 4?

Proximity to Yishun MRT Station (NS13) on the North–South Line is a primary driver of demand and long-term capital appreciation for properties in the immediate vicinity. The North–South Line is one of Singapore's busiest commuter corridors, connecting the suburbs to the city centre, Marina Bay, and Changi Airport, and this high-frequency transit access supports sustained demand from renters and owner-occupiers alike. Historically, HDB flats within 800 metres of an MRT station command a pricing premium relative to those further afield, and this premium typically persists across economic cycles due to the irreplaceable nature of transport infrastructure. At 652 Yishun Avenue 4, the 14-minute walk (approximately 1.17 kilometres) places the development comfortably within the primary MRT catchment, ensuring resilient tenant demand and consistent capital appreciation trajectory aligned with broader Yishun and HDB market trends. The establishment of Yishun station as a major transport node and bus interchange further reinforces the property's connectivity appeal, particularly as Singapore's transit network continues to densify and upgrade.

Is 652 Yishun Avenue 4 suitable for first-time home buyers, upgraders, and investors, or does it appeal to a specific segment?

652 Yishun Avenue 4 appeals across a broad spectrum of buyer profiles. First-time buyers benefit substantially from the absence of ABSD liability on their initial residential property acquisition, coupled with the low absolute purchase price that reduces mortgage burden and improves serviceability ratios. Upgraders transitioning from rental housing or older HDB units appreciate the mature neighbourhood infrastructure, established schools, and MRT accessibility that support family life. Investors find compelling value in the predictable HDB rental yield, established tenant base near a major transport node, and the regulatory clarity surrounding HDB ownership and resale. Downsizers moving from larger family homes to more compact accommodation benefit from reduced property taxes, maintenance costs, and simplified home management. The compact 300-square-foot floor plate is particularly attractive to single professionals, young couples, and international assignees on short-term rentals, ensuring a consistent supply of prospective tenants. The development thus represents a foundational, multi-purpose holding suitable across different life stages and investment objectives, rather than a niche asset appealing to only one demographic segment.

What TDSR and mortgage financing headroom can I expect at typical price points for 652 Yishun Avenue 4?

For a compact HDB flat at 652 Yishun Avenue 4 purchased at a mid-range price of approximately SGD 300,000, most borrowers qualify comfortably under Singapore's Total Debt Servicing Ratio (TDSR) framework. Banks typically allow TDSR of up to 60%, and with a 25-year HDB loan term, monthly mortgage servicing on a SGD 300,000 loan (at prevailing interest rates of circa 3–3.5%) would approximate SGD 1,350–1,450 per month. For a household with combined income of SGD 4,500–5,000 per month, this represents approximately 25–30% of gross household income, well within serviceability thresholds. First-time buyers benefit from the exemption from ABSD, reducing upfront capital requirements, though second-property investors must account for the 20% ABSD liability, which materially affects the total capital deployed and available borrowing headroom. The modest absolute loan quantum for this development means that even borrowers with prior property debt or other liabilities typically retain adequate financing capacity, providing flexibility for investor portfolio diversification or household cash flow management.

How does 652 Yishun Avenue 4 compare in positioning and pricing to other nearby developments in the Yishun precinct?

652 Yishun Avenue 4 competes within the mature HDB estate segment of the Yishun precinct, with nearby comparable estates including Yishun Park, Northpoint, and several adjoining blocks within the broader Yishun new town. The primary differentiation is between HDB flats—offering affordability, stability, and widespread tenant demand—and adjacent private residential projects such as mid-range condominiums, which command higher absolute prices but offer differing finishes, amenities, and freehold or longer-lease tenure. Recent resale HDB prices in Yishun have stabilised in the SGD 900–1,100 per square foot range, placing 652 Yishun Avenue 4 competitively within the estate pricing envelope. Private condominiums in nearby locations trade at considerably higher price points, often SGD 1,200–1,600 per square foot, but attract a different buyer profile prioritising premium finishes and lifestyle amenities over affordability and established HDB market liquidity. For investors and owner-occupiers prioritising transport accessibility, affordability, and market liquidity, 652 Yishun Avenue 4 offers superior value proposition relative to private developments, whilst first-time buyers benefit from the complete absence of ABSD and simpler financing pathways inherent to HDB purchase.

Which unit stacks or floor levels at 652 Yishun Avenue 4 typically offer the best value relative to price?

Within HDB estates, mid-level units (typically floors 5–15 in taller blocks) historically offer optimal value relative to price compared to ground floor and penthouse tiers. Ground floor units command lower prices due to privacy and security perceptions, though they offer accessibility benefits and potential courtyard vistas in some cases. Upper floors typically attract a modest premium due to reduced noise, privacy, and skyline views, with premium pricing particularly pronounced in the penthouse tiers (top 1–2 floors). For compact flats at 652 Yishun Avenue 4 purchased for owner-occupancy, mid-level units provide an excellent balance, offering adequate light and ventilation without incurring the substantial premium associated with top-floor positions. Investors focused on rental yield should similarly examine mid-level units, as tenants show no pronounced preference for upper floors in compact HDB flats and landlords can achieve competitive rental rates without the premium acquisition cost. Corner units and units with superior views or longer sight lines may command small premiums, though in a compact flat layout this advantage is often marginal. Prospective buyers should conduct a comparative analysis of asking prices by floor level within the specific blocks of interest to identify any significant variance and validate whether any premium or discount aligns with market perception.

What future supply pipeline and development activity should I anticipate in the Yishun district?

Yishun is a mature, fully developed estate established in the 1980s–1990s, and large-scale new housing supply is unlikely to materialise in the immediate precinct. However, the Singapore government continues to invest in district renewal, transport infrastructure upgrades, and community facility modernisation across mature estates, and Yishun benefits from this ongoing capital investment framework. Potential future supply could emerge through en bloc collective sales or redevelopment of ageing private residential complexes within the broader district, but HDB flats do not benefit from the en bloc mechanism, and thus 652 Yishun Avenue 4 faces no direct internal supply threat from redevelopment. Future MRT extensions and bus rapid transit enhancements could further improve the district's transport connectivity, potentially supporting long-term capital appreciation. The Yishun planning boundary is relatively fixed, meaning the district's housing stock and population are broadly stable, supporting predictable long-term demand from working-age professionals and small families. Investors should expect steady, modest capital appreciation aligned with overall HDB market trends rather than rapid price escalation, with demand anchored by the irreplaceable value of MRT proximity and mature neighbourhood infrastructure.

Hdb Flat At 652 Yishun Avenue 4 — From S$2,400