Type

Units

Min Area

Price Range

3 BR

1313 sqft

S$580K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$580K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$116K on this acquisition.
Located 15 min (1.24 km) from NS12 Canberra 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.

288 Yishun Avenue 6: Accessible HDB Living in a Mature Yishun Neighbourhood

288 Yishun Avenue 6 represents a well-established Housing Development Board estate in one of Singapore's most stable residential districts. Situated in Yishun, a neighbourhood that has matured over decades, this development offers straightforward, practical accommodation for families and investors seeking affordable homeownership in a connected location. The project comprises multiple blocks and units across a range of configurations, appealing to diverse buyer profiles from first-time purchasers to seasoned upgraders exploring the secondary market.

The development's position in Yishun places residents within approximately 15 minutes' walk—or roughly 1.24 kilometres—from Canberra MRT station on the North-South Line (NS12). This accessibility to public transport is a defining characteristic of the neighbourhood, enabling residents to reach the city centre, major employment zones, and educational institutions with relative ease. The proximity to the MRT station has historically supported strong demand for properties in this area, as commuters value the combination of affordable housing and reliable connectivity.

Neighbourhood Character and Amenities

Yishun has evolved into a self-sufficient residential community with comprehensive local amenities. The neighbourhood encompasses multiple shopping centres, food courts, and retail outlets that serve the day-to-day needs of residents. Educational institutions ranging from primary schools to secondary colleges are well represented, making the area particularly attractive to families with children at various stages of schooling. Healthcare facilities, including polyclinics and private medical clinics, are distributed throughout the district, ensuring accessible healthcare services.

The broader Yishun precinct benefits from extensive recreational facilities and green spaces. Parks and community gardens provide opportunities for outdoor activities, whilst sports complexes and swimming facilities cater to residents of all ages and fitness levels. This established infrastructure reflects Yishun's maturity as a residential estate, where urban planning has prioritised livability and community cohesion. Properties in this neighbourhood typically attract residents who prioritise stability, convenience, and a established sense of place over newer, untested developments.

Market Position and Pricing

Units at 288 Yishun Avenue 6 are currently offered from S$580,000 and upwards, reflecting current market conditions for three-bedroom HDB flats in this district. Pricing in Yishun remains relatively moderate compared to developments closer to the city centre or those in emerging hotspots, making this estate an accessible entry or upgrade option for a broad range of buyers. The pricing reflects the property's maturity, its distance from the CBD, and the established nature of the neighbourhood—factors that appeal particularly to buyers seeking stability over capital appreciation speculation.

As with all HDB resale transactions, buyers should be aware of prevailing market rates for comparable units in the immediate vicinity. Properties in Yishun have historically demonstrated steady, if modest, capital appreciation, underpinned by the neighbourhood's stability, good transport connectivity, and comprehensive local amenities. The secondary market for HDB flats in this area remains active, with regular transactions supporting transparent pricing benchmarks.

Unit Configurations and Living Space

The development offers three-bedroom, two-bathroom units with approximately 1,313 square feet of internal space. This configuration is well suited to small families, young professionals seeking extra space, and investors purchasing for rental income. The floor area provides sufficient room for contemporary living arrangements, with layouts that typically separate sleeping quarters from common living areas. Modern HDB designs in this estate generally incorporate efficient use of space, allowing residents to comfortably accommodate everyday activities and entertaining.

Prospective buyers should view units in situ to assess layout efficiency, natural lighting, and sightlines. Floor level and block orientation influence the perception of space and comfort, with higher floors often commanding preferences for privacy and reduced noise exposure, whilst lower and mid-tier levels may appeal to buyers prioritising convenience and accessibility.

Investment Considerations

For investors exploring rental returns, 288 Yishun Avenue 6 benefits from strong tenant demand rooted in the neighbourhood's maturity and MRT accessibility. Three-bedroom units attract families, expatriate workers, and professional sharers, supporting consistent rental demand across most market cycles. Rental yields in Yishun HDB estates typically range between 3% and 4% gross, dependent on lease tenure, condition, and specific amenities, though these figures fluctuate with market conditions and broader interest rate environments.

Prospective owner-occupiers should be mindful that additional buyer's stamp duty (ABSD) applies to second residential property purchases at a rate of 20% for Singapore Citizens acquiring a residential property beyond their first. This duty materially affects the total acquisition cost and return calculations for investors, and should be factored into financial planning from the outset. First-time buyers purchasing this as their primary residence are exempt from ABSD, making 288 Yishun Avenue 6 an attractive option for this demographic.

Lease Tenure and Resale Value

HDB leasehold properties in Singapore typically carry either 99-year or 999-year lease terms from the date of initial grant. Lease decay—the gradual reduction in property value as the lease period shortens—is an important consideration for long-term ownership and resale prospects. Properties with lease periods of 80 years or fewer may encounter refinancing difficulties and reduced buyer appeal, potentially impacting resale marketability and capital recovery. Prospective buyers should verify the remaining lease period for any unit under consideration and consider whether the lease length aligns with their intended holding period and long-term wealth objectives.

HDB resale policies and rules regarding inheritance, gifting, and subsequent sales should also be understood, as these provisions differ from freehold private property and affect long-term ownership flexibility.

Transport and Connectivity

Canberra MRT station (NS12) on the North-South Line provides direct access to central Singapore and other key nodes across the MRT network. From Canberra, residents can reach Marina Bay, Orchard, and other commercial clusters within 20 to 30 minutes, supporting accessibility for office workers and business commuters. The North-South Line also connects to northern districts and the Jurong corridor, offering employment and lifestyle options beyond the CBD. Bus services throughout Yishun complement MRT accessibility, with multiple bus routes serving local destinations and feeder services to adjacent MRT stations.

This transport infrastructure has historically supported rental demand and capital stability for properties in the area, as accessibility remains a primary factor in tenant and buyer decision-making. Neighbourhoods with strong MRT connectivity typically experience lower vacancy rates and more resilient pricing during economic cycles.

Suitability for Different Buyer Profiles

First-time buyers exploring HDB purchase options will find 288 Yishun Avenue 6 a practical choice, offering established neighbourhood credentials, accessible pricing, and straightforward ownership structures. The three-bedroom configuration provides room for growing families whilst remaining affordable relative to newer developments or private housing alternatives.

Upgraders moving from smaller two-bedroom units to larger three-bedroom accommodation will appreciate the additional space without incurring substantial price inflation beyond their existing equity. Investors purchasing for rental income benefit from predictable tenant demand and the neighbourhood's maturity, though must account for ABSD implications and rental yield benchmarks against alternative investments.

High-net-worth buyers are less likely to target HDB properties given the constraints of HDB ownership eligibility and the scale limitations of the asset class, though HDB investments as rental generating assets remain strategically relevant for some portfolios.

Financing and TDSR Considerations

Total Debt Service Ratio (TDSR) regulations cap housing loan obligations at 55% of gross monthly income for residential properties. At current price points for 288 Yishun Avenue 6, typical loan amounts for owner-occupiers will generally fall comfortably within TDSR thresholds for professional household incomes. However, prospective buyers should model their specific income profiles, existing debt obligations, and intended loan tenure with their banking partners to confirm financing headroom and establish a clear picture of monthly repayment obligations.

HDB loan schemes and concessional interest rates offered through the HDB direct mortgage programme often compare favourably to private bank financing, reducing overall borrowing costs for eligible purchasers. Buyers should evaluate both options independently to determine the most advantageous financing approach.

Future Supply and District Development Outlook

Yishun has been a completed HDB town for several decades, meaning future large-scale new housing supply is limited to small-scale infill projects or plot sales. The neighbourhood's mature infrastructure, established resident base, and limited vacant development land suggest that supply constraints will likely support price stability rather than significant appreciation or depreciation. Prospective buyers should view properties in Yishun as long-term holdings anchored to neighbourhood fundamentals rather than speculation on new supply waves. Government plans to revitalise older estates and upgrade infrastructure—including potential MRT station enhancements or bus service expansions—could subtly support neighbourhood appeal, though major transformation is unlikely given the area's established character.

Frequently Asked Questions

What gross rental yield can investors typically expect from three-bedroom HDB units at 288 Yishun Avenue 6?

Three-bedroom HDB flats in Yishun generally achieve gross rental yields between 3% and 4%, dependent on lease tenure, specific unit condition, furnishing standards, and prevailing market rental rates. A unit purchased at the current asking price range and rented to a family or professional household would typically generate monthly rental income of between S$1,450 and S$1,950, though rental markets fluctuate seasonally and cyclically. Investors should account for HDB maintenance levies, property tax, and management costs when calculating net yields, which reduce gross returns by approximately 1% to 1.5% annually. Strong tenant demand in Yishun, driven by excellent MRT accessibility and neighbourhood maturity, typically supports occupancy rates above 90%, making the estate a reliable choice for income-focused investors.

How do per-square-foot prices at 288 Yishun Avenue 6 compare to recent HDB resale transactions in Yishun?

At S$580,000 for approximately 1,313 square feet, the development's per-square-foot price translates to roughly S$442 per sqft, positioning it competitively within the Yishun secondary market for three-bedroom units. Recent comparable transactions for mature three-bedroom HDB flats in Yishun have ranged between S$420 and S$480 per sqft, depending on floor level, block position, lease decay, and specific amenities. Properties with longer remaining leases and superior sightlines typically command the upper end of this range, whilst units with shorter leases or less desirable orientations trade closer to the lower boundary. Prospective buyers should review recent transaction data for identical block numbers and unit types through HDB resale data portals to validate whether individual units represent fair value relative to neighbourhood benchmarks.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at 288 Yishun Avenue 6?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty at a rate of 20%, calculated on the purchase price of the property. For a property acquired at S$580,000, ABSD would amount to S$116,000, significantly increasing the total cost of acquisition beyond the headline purchase price. This duty must be paid at the point of sale completion and cannot be financed through the mortgage, requiring substantial liquid capital reserves. When evaluating investment returns, this 20% ABSD must be incorporated into cost-basis calculations, effectively raising the breakeven rental period and reducing net yield expectations in the early years of ownership. First-time buyers purchasing this as their primary residence are entirely exempt from ABSD, making 288 Yishun Avenue 6 a substantially more affordable entry point for owner-occupiers than for investor-purchasers acquiring second properties.

What is the lease decay risk for HDB units at 288 Yishun Avenue 6, and how does it affect long-term resale value?

HDB flats at 288 Yishun Avenue 6 are held on either 99-year or 999-year leasehold terms from the date of initial grant; prospective buyers must verify the specific lease tenure for each unit, as this fundamentally affects long-term resale prospects. Units with 99-year leases granted in the 1980s will face approaching lease-decay thresholds, as properties with fewer than 80 years remaining typically experience reduced buyer appeal and refinancing difficulties from financial institutions. A 99-year lease property granted in 1985 would have approximately 63 years remaining in 2024, placing it in a zone where lease length becomes a material pricing factor in subsequent resales. Buyers intending to hold property for 20+ years should prioritise 999-year or newly granted 99-year leases to avoid being forced to accept significant discounts in later years. HDB lease extension mechanisms exist but involve regulatory applications and potential costs; prospective buyers should clarify remaining lease periods before committing to purchase.

How does proximity to Canberra MRT station influence long-term demand and capital appreciation for 288 Yishun Avenue 6?

MRT accessibility is a primary determinant of HDB demand and capital stability, and Canberra station's location approximately 1.24 kilometres from 288 Yishun Avenue 6 represents a material advantage. Properties within walking distance of MRT stations typically command rental premiums of 10% to 15% relative to comparable units requiring bus or vehicle access, supporting stronger gross yields and faster tenant acquisition. The North-South Line connects Yishun to major employment and lifestyle nodes including Jurong, Marina Bay, and Orchard, making the estate attractive to commuters across multiple sectors. Capital appreciation for HDB properties in Yishun has historically been modest—typically 1% to 2% annually—but remains supported by transport accessibility; neighbourhoods without MRT connections experience more pronounced pricing pressure. Future enhancements to Canberra station infrastructure or the broader North-South Line corridor would likely provide tailwind support to properties in this catchment, though such upgrades are difficult to predict and should not be relied upon in investment theses.

Is 288 Yishun Avenue 6 suitable for first-time HDB buyers, upgraders, and investors, and what are the key differences for each profile?

First-time HDB buyers will find 288 Yishun Avenue 6 an excellent entry point, offering ABSD exemption, established neighbourhood amenities, and reasonable pricing relative to larger or newer estates. The three-bedroom configuration provides immediate household capacity without forcing excessive stretching of affordability. Upgraders transitioning from two-bedroom to three-bedroom units benefit from HDB's concessional loan schemes and will recognise the neighbourhood as stable and familiar; this demographic typically prioritises livable space and transport convenience over speculative capital gains. Investors purchasing for rental yield must incorporate the 20% ABSD calculation into cost-basis, requiring substantially larger capital deployment to achieve equivalent percentage returns; investors should model rental demand and lease tenure carefully before committing capital. High-net-worth buyers rarely target HDB properties given ownership eligibility constraints and the asset class scale, though some may acquire HDB units as diversified income-generating investments within broader portfolios. Each profile requires different financial planning approaches and should independently validate suitability before proceeding.

What TDSR headroom and financing capacity can typical buyers expect when purchasing at 288 Yishun Avenue 6's current price points?

At purchase prices ranging around S$580,000, a typical property loan of approximately S$435,000 (assuming 75% LTV and 25% cash downpayment) would generate monthly mortgage obligations of roughly S$2,900 to S$3,200 over a 25-year tenure at current interest rates. Under the Total Debt Service Ratio (TDSR) framework capping housing obligations at 55% of gross monthly income, a household would require gross monthly income of at least S$5,300 to S$5,800 to accommodate this mortgage whilst maintaining headroom for other debts. Many professional dual-income households in Singapore will comfortably meet this threshold, though single-income earners or those with existing debt obligations (car loans, credit card balances) should model their specific profiles with their bank's TDSR calculator. HDB's concessional mortgage rates—typically 0.1% above the average prime lending rate—often compare favourably to private bank financing, reducing monthly repayment obligations by 10% to 15% relative to market rates. Prospective buyers should engage their bank early in the purchase process to establish financing pre-approval and confirm clear headroom before proceeding to offer stage.

How does 288 Yishun Avenue 6 compare to other competing HDB developments in Yishun in terms of pricing and amenities?

Yishun contains multiple mature HDB estates including Yishun Ring Road, Yishun Avenue 1, Yishun Street 61, and other blocks completed across the 1980s and 1990s; these developments share similar neighbourhood amenities, MRT accessibility profiles, and pricing ranges. Per-square-foot prices across comparable Yishun estates typically cluster between S$420 and S$480, reflecting neighbourhood-wide pricing rather than individual estate premiums. Blocks closer to Yishun shopping centres or with superior sightlines may trade at slight premiums, whilst blocks in less convenient microlocation settings may trade at modest discounts. Specific block reputations—based on maintenance standards, previous en-bloc sales activity, or resident demographics—can influence pricing, though such factors remain neighbourhood-specific rather than development-specific. Prospective buyers should review transaction history across several Yishun blocks to establish a granular understanding of local pricing dynamics before anchoring valuation expectations to any single development.

Are specific unit stacks, floor levels, or orientations at 288 Yishun Avenue 6 likely to provide better long-term value?

Higher floor levels (above 15th storey) typically command 5% to 10% premiums over lower and mid-tier units, reflecting buyer preferences for privacy, reduced noise exposure, and enhanced sightlines; however, these premium units may appreciate more slowly because the pricing already reflects the desirability uplift. Mid-tier units (floors 8 to 14) often represent better value propositions for owner-occupiers, as they offer acceptable sightlines and quiet without the premium pricing of higher floors. Unit orientation matters substantially: units with east or west-facing windows experience greater temperature swings and higher air-conditioning costs, whilst north and south-facing units typically provide more stable thermal environments. Corner units and units with fewer neighbours adjacent often command modest premiums, though HDB building designs limit the number of true corner configurations. For investment purposes, units with moderate floor levels, north or south orientation, and efficient layouts typically generate superior rental-adjusted returns, as they balance tenant attractiveness against purchase price. Prospective buyers should tour multiple units across different floors and orientations before finalising purchase decisions.

What is the future supply outlook for HDB in Yishun and adjacent neighbourhoods, and how might this affect long-term capital appreciation at 288 Yishun Avenue 6?

Yishun was substantially completed as an HDB town in the 1990s, meaning future large-scale new housing supply is limited to small-scale infill projects, plot sales to private developers, or potential estate rejuvenation initiatives. The Housing and Development Board has published limited plans for major new supply in Yishun in the coming decade, suggesting that supply constraints will likely support price stability rather than significant depreciation. However, new-build HDB estates in emerging districts such as Yung Ho, Tengah, and other expanding precincts may absorb some demand for new owner-occupiers, potentially capping appreciation in mature estates like Yishun. Government initiatives to revitalise older HDB estates—including potential common property upgrades, façade improvements, or accessibility enhancements—could subtly support neighbourhood appeal and maintain appeal to families, though such programmes rarely transform the overall character of mature towns. Prospective buyers should view 288 Yishun Avenue 6 as a long-term holding anchored to neighbourhood fundamentals—transport connectivity, established amenities, and stable demand—rather than as a vehicle for speculative capital appreciation. In mature, supply-constrained markets, stable pricing with modest 1–2% annual appreciation remains the realistic expectation for well-maintained, well-located HDB properties.

Hdb Flat At 288 Yishun Avenue 6 — From S$580K