Type

Units

Min Area

Price Range

Other

150 sqft

S$900/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$900.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180 on this acquisition.
Located 12 min (970 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?

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509A Yishun Avenue 4: Strategic HDB Living in an Established Community

Situated along Yishun Avenue 4, this HDB development occupies a prominent position within one of Singapore's most mature and well-developed residential precincts. The location has evolved into a sought-after address for diverse buyer demographics, from first-time property owners navigating their initial purchase to seasoned investors recognising the stability inherent in established neighbourhoods. The development's footprint within Yishun reflects decades of residential planning and infrastructure investment that have shaped this district into a self-contained community with comprehensive facilities and services.

Proximity to Public Transport and Connectivity

The development benefits from relatively straightforward access to Khatib MRT Station on the North-South Line, situated approximately 12 minutes and 970 metres away on foot. This proximity to the broader MRT network positions residents within a 30-minute commute window to central business districts and major employment hubs across Singapore. The accessibility to public transport has historically supported sustained demand for units in this precinct, as working professionals value the time efficiency and reduced transport costs associated with rail connectivity. Properties within this walking distance to an MRT station typically command steadier resale velocity and rental appeal compared to more remote locations, reflecting buyer and tenant preferences for transit-oriented living arrangements.

Neighbourhood Character and Amenities

Yishun has matured into a comprehensive residential ecosystem offering schools ranging from primary to secondary levels, medical facilities, shopping centres, wet markets, and recreational spaces. Residents enjoy proximity to multiple dining, retail, and leisure options without requiring extensive travel, a characteristic that appeals strongly to families and working professionals alike. The neighbourhood's infrastructure supports both daily convenience and long-term lifestyle satisfaction, reducing the need for frequent excursions to other districts. The availability of these services within walking distance or short bus rides contributes to the area's appeal as a stable investment destination where property values tend to reflect the quality of surrounding amenities.

HDB Lease Structure and Long-Term Ownership

Units within this development operate under the standard HDB leasehold framework, providing buyers with extended occupancy rights spanning multiple decades. The lease tenure structure is designed to support long-term ownership, wealth accumulation, and multi-generational family housing, core principles embedded within HDB's mission to provide accessible homeownership. Understanding the lease dynamics remains important for buyers evaluating their long-term investment horizon and planning for eventual transitions in property status. The HDB resale framework facilitates relatively straightforward transactions compared to private residential alternatives, supported by established valuation methodologies and standardised financing procedures that most lending institutions recognise.

Investment Considerations and Rental Dynamics

The compact unit sizes and affordable entry price points make this development particularly attractive to property investors seeking to build rental portfolios with manageable capital outlays. Yishun's rental market has historically demonstrated stable tenant demand, driven by the neighbourhood's accessibility, amenity richness, and appeal to young working professionals and small households. Investors evaluating yield potential should consider prevailing rental rates for comparable unit sizes in the vicinity, typically expressed as percentage returns on invested capital. The development's location within an established precinct with mature demand patterns suggests relatively predictable tenant acquisition timelines and lower vacancy risks compared to emerging or uncertain neighbourhoods.

Buyer Financing and Affordability

First-time HDB buyers benefit from various Central Provident Fund (CPF) utilisation schemes and HDB loan programmes that substantially reduce out-of-pocket capital requirements. The affordable price positioning of units in this development aligns well with CPF withdrawal limits and debt servicing capacity for entry-level owner-occupiers, potentially requiring minimal cash downpayment once CPF allocations are factored into purchase equations. Buyers planning to finance through institutional lenders should anticipate standard loan-to-value ratios and interest rate environments typical for HDB resale transactions. For second-property acquisitions by Singapore Citizens, Additional Buyer's Stamp Duty at 20% applies to the purchase price, materially increasing total acquisition costs and warranting careful financial planning before committing to investment purchases.

Comparative Positioning Within Yishun

This address benefits from its central positioning within the Yishun precinct, avoiding the periphery locations that sometimes carry longer walking times to MRT stations or shopping centres. Properties in this central-zone positioning have historically outperformed peripheral alternatives in terms of resale velocity and rental demand, reflecting buyer preferences for maximal convenience. Comparing transaction prices for similar unit sizes and lease lengths in nearby blocks provides useful context for evaluating value propositions within this specific development relative to the broader neighbourhood supply.

Market Dynamics and Future Supply Considerations

Yishun's status as a mature estate means future new HDB supply will likely remain limited, potentially supporting long-term demand for existing units as the overall housing stock stabilises. The neighbourhood's demographic composition has evolved over time as initial residents aged in place, creating opportunities for younger buyers to acquire established properties in areas with proven amenities and social infrastructure. The relative stability of the neighbourhood supply pipeline, compared to rapidly expanding districts, can support more predictable capital appreciation trajectories aligned with inflation and general property market cycles.

Suitability for Different Buyer Profiles

First-time buyers appreciate the affordability, straightforward financing, and manageable scale of units within HDB developments, alongside the extensive support infrastructure HDB provides to new owners. Young professionals and small households find compact unit configurations aligned with their current lifestyle requirements while maintaining the flexibility to upgrade later as circumstances evolve. Investors seeking portfolio diversification at lower capital intensity levels benefit from the rental demand that established neighbourhoods consistently generate. Upgraders transitioning from rental to ownership, or from older to more contemporary units, find purchasing opportunities at price points that preserve capital for other financial objectives.

Conclusion

509A Yishun Avenue 4 represents a well-established residential address within Singapore's mature housing landscape, offering compelling value propositions across multiple buyer categories. The combination of established neighbourhood character, MRT accessibility, comprehensive local amenities, and affordable entry pricing creates a compelling investment case for those prioritising stability, convenience, and wealth-building potential over speculative capital appreciation. Prospective buyers and investors should evaluate this development within the context of their long-term ownership objectives, financial capacity, and broader property portfolio strategies.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at 509A Yishun Avenue 4?

Rental yields for compact HDB units in Yishun typically range between 2.5% to 4% per annum, depending on precise unit size, floor level, and prevailing market rental rates. The development's proximity to Khatib MRT Station and established amenities supports relatively consistent tenant demand from young professionals and small households seeking affordable rental accommodation. Investors should conduct recent comparable rent analysis for similar unit types within the immediate vicinity to establish realistic revenue expectations, accounting for management costs, maintenance reserves, and potential vacancy periods. Higher yields may be achievable during tight rental market cycles, whilst conservative investors should budget at the lower end of the range to ensure margin of safety in their investment calculations.

How do transaction prices per square foot at 509A Yishun Avenue 4 compare to recent market activity in surrounding blocks?

Recent resale transactions in the broader Yishun Avenue precinct have typically ranged between S$5,500 to S$7,500 per square foot for HDB units, with variation depending on unit size, floor level, and exact lease maturity at time of transaction. Smaller compact units often achieve higher per-square-foot valuations than larger units within the same block, reflecting the premium pricing that efficient layouts command in the entry-level segment. Benchmarking against recent government transaction data and resale advertisements in immediately adjacent blocks provides the most accurate reference point for evaluating whether specific units at this development represent fair market value. Buyers should verify recent comparable sales within the last 3 to 6 months to ensure pricing assumptions reflect current market conditions rather than historical averages.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens purchasing this as a second residential property?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price, substantially increasing total acquisition costs beyond the standard buyer's stamp duty and legal fees. For example, a S$500,000 purchase price would trigger S$100,000 in ABSD liability, requiring careful cashflow planning and financial capacity verification before committing to a second-property acquisition. This significant additional outlay should be factored into investment return calculations, as the upfront cost materially impacts the quantum of capital deployed and consequently affects yield calculations over the holding period. Investors should work with their financial advisers to confirm ABSD applicability to their specific personal circumstances, as certain exemptions exist for specific categories of purchasers, although most second property acquisitions by citizens incur the full 20% rate.

What lease decay risk exists for units at 509A Yishun Avenue 4, and how might this affect long-term resale value?

Most HDB units operate under 99-year lease terms, meaning lease maturity gradually approaches as decades elapse, potentially impacting resale pricing as the lease tenure shortens significantly. Transactions data historically shows that units with fewer than 60 years remaining on their lease term experience measurable price compression relative to identical units with longer lease periods, as buyer financing options and long-term ownership horizons become constrained. Buyers should verify the exact lease commencement date for the specific development and calculate remaining tenure at time of purchase, understanding that lease decay effects become progressively more pronounced as the development approaches the 70-year-old threshold. However, units within the Yishun precinct that are still relatively young typically offer sufficient lease runway to avoid immediate decay concerns, though long-term owners should factor eventual lease maturity into multi-decade financial planning.

How does proximity to Khatib MRT Station affect long-term demand and capital appreciation for units at this development?

Properties within 15 minutes walking distance to an MRT station consistently command premium valuations and demonstrate superior resale velocity compared to locations requiring longer transit times, reflecting strong buyer and tenant preferences for rail connectivity. The accessibility to the North-South Line positions residents within the broader transit network serving central business districts, commercial hubs, and educational institutions across Singapore, supporting sustained demand from working professionals and students. Historical appreciation patterns in Yishun demonstrate that MRT-adjacent properties have generally outpaced capital gains in more peripheral locations within the same district, suggesting the transit proximity provides meaningful value support. Additionally, MRT accessibility typically ensures that rental demand remains relatively stable across market cycles, as tenants consistently prioritise transport convenience, providing revenue stability for investor-owners across varying economic conditions.

Which buyer profiles is 509A Yishun Avenue 4 most suitable for, and why?

First-time HDB buyers represent the most natural target demographic, as the affordable entry pricing, straightforward financing pathways, and established neighbourhood infrastructure reduce the complexity and risk profile typically associated with maiden property acquisitions. Young professionals and small households find the compact unit configurations well-aligned with their immediate lifestyle needs whilst offering the option to upgrade to larger properties as their families and circumstances evolve over subsequent years. Property investors seeking to establish rental portfolios at lower capital intensity benefit from the established tenant demand that mature neighbourhoods consistently generate, supporting relatively predictable cashflows and lower vacancy risks. Upgraders transitioning from rental to ownership or relocating from older to more contemporary units similarly find this development offers compelling value propositions that preserve capital for other financial objectives whilst delivering the primary objective of residential stability and ownership credentials.

What are the TDSR and financing headroom implications for typical buyers at this development's price points?

Total Debt Servicing Ratio (TDSR) requirements typically limit borrowers to approximately 55% of gross monthly income in total debt servicing obligations, a constraint that buyers must verify carefully when purchasing at any price point. For units in this development attracting S$900 monthly rental or approximate resale prices that align with entry-level HDB valuations, most first-time buyers with stable employment and reasonable income levels should comfortably satisfy TDSR thresholds without requiring exceptional financial capacity. However, investors purchasing second properties must account for the 20% ABSD uplift, which materially increases capital requirements and debt obligations, potentially reducing financing headroom compared to owner-occupancy scenarios. Prospective buyers should engage mortgage advisers to verify specific TDSR calculations based on their personal income, existing obligations, and whether CPF allocations can supplement down-payment and servicing capacity, ensuring comfortable financing arrangements before executing purchase commitments.

How do competing HDB developments in immediate proximity compare in terms of value and desirability?

Other HDB blocks within the Yishun Avenue precinct offer broadly comparable unit sizes, lease structures, and MRT accessibility, though specific blocks may carry subtle positioning advantages or disadvantages based on exact proximity to amenities, commercial zones, or school clusters. Transaction analysis across the broader Yishun Avenue corridor reveals relatively tight pricing ranges for equivalent unit types and lease durations, suggesting limited arbitrage opportunities between blocks but consistent value benchmarks across the precinct. Some immediate neighbours may benefit from marginally better MRT walking times or positioning adjacent to major shopping facilities, potentially supporting slightly premium valuations, whilst peripheral blocks conversely may trade at modest discounts reflecting longer walking distances. Comparative market analysis across 3 to 5 recent transactions in immediately adjacent blocks provides the most practical framework for evaluating whether 509A Yishun Avenue 4 represents optimal value relative to alternative purchase opportunities within the same neighbourhood.

Which unit stacks or floor levels offer optimal value within this development, and why?

Mid-level units typically positioned between the 5th and 12th floors often command optimal value propositions, avoiding the premium pricing that top-floor units attract whilst providing superior natural lighting, ventilation, and reduced noise compared to ground and lower-level alternatives. Ground and lower-level units frequently experience higher ambient noise from street-level activity, potential moisture concerns, and reduced privacy relative to elevated positions, pricing dynamics that often result in meaningful discounts but which many buyers appropriately factor into their valuation expectations. Higher floor units, whilst offering superior views and reduced noise exposure, typically attract premiums that may exceed the tangible benefit differential for practical owner-occupiers, suggesting mid-levels deliver superior value per dollar invested. Corner units often command modest premiums reflecting additional natural light and reduced shared-wall adjacencies, a value increment that may or may not justify the price differential depending on specific unit configurations and buyer preferences.

What future supply pipeline developments might impact the Yishun district and 509A Yishun Avenue 4 property values?

Yishun's status as a mature estate means the HDB new-supply pipeline remains limited, with government housing programmes generally directing new development to emerging precincts or designated expansion zones rather than already-saturated mature estates. This constrained supply backdrop typically supports sustained demand for existing units as demographic cohorts seek entry-level properties in established neighbourhoods with proven amenities and social infrastructure. However, broader district rejuvenation initiatives, estate regeneration programmes, or significant transportation infrastructure additions could periodically influence neighbourhood dynamics and comparative positioning relative to emerging alternatives. Prospective buyers should monitor announcements from HDB and Urban Redevelopment Authority regarding potential precinct improvements or competing supply in adjacent areas, as such developments may influence long-term appreciation trajectories and market positioning for units within 509A Yishun Avenue 4.

Hdb Flat At 509A Yishun Avenue 4 — From S$900