Type

Units

Min Area

Price Range

Other

120 sqft

S$550/mo – S$1,200/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$550 to S$1,200.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$110 on this acquisition.
Located 14 min (1.13 km) 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.

663 Yishun Avenue 4: An Established HDB Community in Singapore's North

663 Yishun Avenue 4 represents a well-established housing block within one of Singapore's most mature and densely populated residential estates. Yishun has evolved into a comprehensive residential hub over decades, offering residents a balanced mix of family-oriented amenities, transport connectivity, and commercial convenience. This particular address sits within the wider Yishun corridor, a neighbourhood that continues to attract both first-time buyers and seasoned property investors seeking stable, long-term holdings with consistent rental demand.

The location benefits significantly from its proximity to Khatib MRT Station, situated approximately 1.13 kilometres away on the North–South Line (NS14). This positioning places the development within a reasonable 14-minute walk of the station, allowing commuters to access the broader MRT network without requiring a private vehicle for every journey. The North–South Line itself is one of Singapore's oldest and busiest corridors, serving central business districts, major employment nodes, and educational institutions. Such connectivity naturally underpins both rental appeal and capital stability for properties in this radius.

Neighbourhood Context and Accessibility

Yishun as a whole functions as a self-contained township with extensive retail precincts, wet markets, hawker centres, and dining establishments concentrated along Yishun Avenue and surrounding roads. The estate has matured over four decades, resulting in a stable demographic profile and predictable service delivery from town councils. Schools, polyclinics, and recreational facilities are well distributed throughout the precinct, making the area particularly attractive to families with children or elderly residents requiring proximity to healthcare and community services.

Beyond the immediate Yishun locality, the North–South Line connection opens pathways to employment clusters in the city centre, Marina Bay, and the southern coast. Many professionals working in these hubs regard Yishun as an affordable alternative to central residential zones, ensuring steady rental demand throughout economic cycles. The estate's maturity also means that infrastructure maintenance, lift replacement programmes, and town upgrading initiatives are well-established, reducing uncertainty around future capital expenditure for unit owners.

Property Characteristics and Market Positioning

HDB flats in this address range represent middle-income public housing, a tenure category that has historically demonstrated resilience in Singapore's property market. The smaller unit configurations common in Yishun blocks offer entry-level affordability for first-time buyers whilst maintaining sufficient scale to appeal to investors seeking multiple holdings. The development's age means it benefits from proven demand patterns, transparent transaction histories, and well-understood resale dynamics—critical factors for anyone evaluating long-term value.

Rental yields in Yishun have traditionally been competitive relative to purchasing prices, particularly when units are let to working professionals, expatriate families, or young couples seeking affordable accommodation near transport. The estate's reputation for safety, cleanliness, and orderly town management also enhances its appeal to tenants, reducing vacancy risk and supporting consistent monthly returns for investor-owners.

Investment Considerations and Buyer Suitability

Prospective investors should recognise that 663 Yishun Avenue 4 serves multiple buyer personas. First-time owner-occupiers benefit from the established infrastructure, lower entry price point compared to private housing, and the psychological reassurance of purchasing within a consolidated, widely understood neighbourhood. Upgraders transitioning from smaller units or moving within the HDB ecosystem find sufficient supply diversity in Yishun blocks to accommodate lifestyle changes without excessive relocations. Investors building property portfolios appreciate the rental liquidity, lower per-unit capital requirement, and the fact that Yishun's demographic stability reduces speculative volatility.

The HDB lease structure—typically 99 years from the date of construction—introduces lease decay considerations for investors holding beyond the 60-year mark. However, the development's mature standing and Singapore's historical precedent of lease renewal policies mean that long-term capital value is supported by policy certainty. Buyers acquiring for the next 20–30 years should factor in gradual lease depreciation, but this is offset by the potential for en-bloc redevelopment further down the cycle, a pattern evident in older HDB estates undergoing rejuvenation.

Transportation and Lifestyle Integration

The 14-minute walk to Khatib MRT Station is achievable without significant physical strain for most age groups, particularly given the relatively flat topography of Yishun's street layout. The station itself functions as a major transport hub, with frequent trains during peak and off-peak periods. Bus interchanges near the MRT add further layer connectivity to areas not directly served by rail, expanding the practical commute catchment for residents and tenants alike.

Living in this proximity to transit also aligns with Singapore's long-term urban planning philosophy, which emphasises transit-oriented development and the gradual reduction of private vehicle dependency. Properties within 15 minutes of MRT stations consistently outperform those further afield in terms of rental appeal and capital appreciation, reflecting both demographic preference and government infrastructure investment priorities.

Market Timing and Future Supply Outlook

Yishun's housing stock has largely stabilised in terms of new HDB construction. Most residential infill in the district now focuses on upgrading or en-bloc redevelopment of older blocks rather than creating entirely new neighbourhoods. This supply constraint, whilst not driving explosive price growth, does protect existing holders from being undercut by new competing supply. For investors and owner-occupiers, this translates into lower risk of sudden neighbourhood saturation or rental dilution from new competing stock.

The Northern region of Singapore, including Yishun, has seen measured but consistent population growth, supported by new MRT extensions (such as the North–South Corridor project), industrial development in the north coast, and ongoing government efforts to distribute growth away from the congested central business district. Such structural trends support gradual appreciation and stable rental demand over the medium to long term.

Frequently Asked Questions

What rental yield can I reasonably expect if I purchase a unit at 663 Yishun Avenue 4 as an investment?

Rental yields for HDB flats in Yishun typically range between 2% and 3.5% per annum, depending on unit size, floor level, and renovation standard. A compact unit at this address would likely sit at the lower to middle end of that range, reflecting the smaller base price point. Yield is underpinned by steady tenant demand from working professionals, young families, and expatriates seeking affordable housing near the North–South Line; the development's mature estate status and proximity to Khatib MRT further stabilise tenant quality and vacancy rates. To maximise yield, investors should focus on light renovations that appeal to the rental market without excessive capital outlay, and should benchmark monthly rent against recent comparable lettings in neighbouring blocks to ensure competitiveness.

How does the per-square-foot pricing at 663 Yishun Avenue 4 compare to recent transactions in the Yishun HDB market?

Yishun HDB transactions in the last 12–18 months have generally traded in the S$6,500–S$8,000 per square foot range for resale units, with variation depending on unit size, floor, condition, and remaining lease. Smaller units (under 600 sqft) often command slightly higher per-sqft multiples due to their appeal to first-time buyers and investors seeking lower absolute entry prices. 663 Yishun Avenue 4, as an established block, would be expected to track within this range; units in early-to-mid storeys and with unobstructed views typically trade at the upper end. To verify precise positioning within the neighbourhood, prospective buyers should review transacted prices from the caveat emptor database and cross-reference with block-specific data from the HDB or housing portal resources.

What is my Additional Buyer's Stamp Duty (ABSD) liability if I purchase a unit here as a second residential property?

If you are a Singapore Citizen purchasing 663 Yishun Avenue 4 as a second residential property, you will be liable for Additional Buyer's Stamp Duty at a rate of 20% on the purchase price, applied on top of the standard Buyer's Stamp Duty (BSD) of 3–4%. This means that on a S$500,000 purchase, ABSD would amount to S$100,000, significantly increasing the total acquisition cost. Importantly, this 20% ABSD does not apply if you are upgrading from a previous property and that property is being disposed of within six months; first-time buyer status (one residential property) also exempts you from ABSD. Investors or buyer should factor ABSD into their total-cost-of-acquisition models when evaluating yield and holding period, as the duty materially impacts internal rate of return.

What lease decay risks should I consider, and how might this affect future resale value?

HDB flats at 663 Yishun Avenue 4 typically have 99-year lease terms from date of construction; depending on the block's completion year, remaining lease may range from 70–90+ years at present. Lease decay becomes a material consideration for buyers intending to hold beyond 60 years of age or to hold for speculative purposes, as value typically declines more sharply once a lease dips below 60 years. However, Singapore's historical precedent and government policy framework strongly suggest that en-bloc redevelopment or lease renewal mechanisms will activate for mature HDB estates facing significant lease depletion. For buyers with a 20–30 year investment horizon, lease decay is a secondary concern; the more immediate risk is whether the development will qualify for any Selective En-Bloc Redevelopment Scheme (SERS) or similar programme, which can dramatically revalue holdings. Prospective owners should monitor government announcements regarding older Yishun blocks and factor in the contingency value of redevelopment rather than assuming simple linear lease-based depreciation.

How does proximity to Khatib MRT Station influence demand and capital appreciation for units here?

Proximity to Khatib MRT Station is one of the strongest structural supports for property demand and long-term capital appreciation in this area. The North–South Line is Singapore's oldest and most heavily utilised corridor, running between Jurong and Marina Bay and connecting major employment nodes, educational institutions, and commercial hubs. Properties within 15 minutes' walk of an MRT station consistently attract higher rental enquiries, shorter vacancy periods, and superior capital growth relative to car-dependent locations. The 14-minute walk from 663 Yishun Avenue 4 to Khatib places the development squarely within the most desirable catchment. Future infrastructure investments—such as planned MRT extensions and bus rapid transit upgrades in the Northern region—will likely reinforce this connectivity advantage. Over a 10–20 year hold period, this locational advantage supports both steady capital appreciation and rental stability, making the development a defensible choice for medium-term investors.

Which buyer profiles are best suited to 663 Yishun Avenue 4, and why?

First-time homebuyers benefit from the lower entry price point, proven demand, and stability of a mature HDB estate; Yishun's concentration of family amenities also appeals to couples planning to start households. Upgraders moving up from smaller units or relocating within the HDB market find sufficient supply diversity to accommodate lifestyle changes without excessive relocation friction. Investors building diversified residential portfolios appreciate the lower per-unit capital requirement, consistent rental yield, and lower volatility compared to private residential markets. Owner-occupier families with school-age children align well with Yishun's demographic profile and the abundance of primary and secondary schools within walking distance. Expatriate families and young professionals renting in the area provide a stable tenant base, reducing investor risk. High-net-worth individuals seeking pure capital appreciation might prefer central locations or prime private residential clusters, but those viewing Yishun as a defensive portfolio ballast within a broader holdings strategy find this development meets that objective. The development is less suited to short-term traders, as HDB resale waiting periods and transaction costs make rapid turnover uneconomical.

What Total Debt Service Ratio (TDSR) headroom should I expect, and what financing challenges might arise?

TDSR is capped at 55% for HDB purchases by Singapore Citizens, meaning your total monthly debt obligations (mortgage, car loans, credit cards, etc.) cannot exceed 55% of your gross monthly income. For a unit at 663 Yishun Avenue 4 at typical mid-range prices (S$400,000–S$500,000), mortgage repayment over 25–30 years would typically range from S$1,500–S$2,000 per month at current housing loan rates (2.5–3.5% p.a.). This translates to a required household income of approximately S$35,000–S$45,000 monthly to pass the TDSR test comfortably, assuming minimal other debt. First-time buyers with limited income or those already carrying vehicle loans face tighter TDSR headroom and may require co-borrowers to qualify. Banks typically extend up to 80% loan-to-value (LTV) for HDB flats to eligible borrowers, so a S$500,000 unit would support approximately S$400,000 in financing. Buyers should approach banks for pre-approval before committing to a purchase, as TDSR and LTV constraints can materially affect purchasing power and overall financing strategy.

How does 663 Yishun Avenue 4 compare to nearby competing HDB developments?

Yishun has multiple HDB blocks distributed across the estate, with variations in age, floor count, renovation standard, and proximity to MRT. Neighbouring blocks such as Yishun Avenue 1, 2, and 6 offer broadly similar amenities and transport connectivity, but may differ in block design, view potential, and proximity to specific facilities (e.g., hawker centres, parks, polyclinics). Compared to older blocks in the northern Yishun zone (e.g., Yishun Avenue 11–13), 663 Yishun Avenue 4 may command a modest premium if it is relatively newer or better-maintained; conversely, blocks closer to Yishun MRT Station (if served directly by NS13 rather than NS14) might attract higher multiples. Investors should cross-check recent transacted prices for similar unit types across multiple Yishun blocks to benchmark value accurately. The availability of alternatives within the estate itself means that pricing at 663 Yishun Avenue 4 is disciplined by direct competition, benefiting buyers looking for genuine value rather than artificial premiums. A block-by-block comparison, focusing on recent resale prices and rental enquiry rates, will highlight any pricing anomalies or value opportunities within the Yishun corridor.

Which unit stack or floor level typically offers the best value for money?

In HDB developments, lower to mid-level units (floors 3–7) typically command lower prices per square foot than high-floor units, making them attractive for value-conscious buyers; they also avoid potential wind, glare, and water pressure issues sometimes seen at very high storeys. Mid-stack units (floors 6–12) often represent a sweet spot, balancing price discount against modest elevation benefits (reduced noise, better views) without the premium attached to penthouse-adjacent floors. In mature developments like Yishun, unit location within the block—corner units, units facing parks or open spaces, or units with minimal neighbouring overlook—adds value beyond floor number alone. Corner units on mid-floors often deliver superior value if priced fairly. Investors seeking to maximise rental yield should focus on mid-stack units in high-turnover configurations (e.g., 1-bedrooms or compact 2-bedrooms), as these attract the broadest tenant pool and typically see faster re-lettings. Owner-occupiers willing to hold long-term may prioritise unobstructed views or proximity to amenities over floor level, as these factors sustain personal satisfaction over decades. The best value typically emerges when a unit combines reasonable floor positioning, good aspect, and a price below the block average—a condition worth hunting for rather than accepting the first available option.

What is the future supply pipeline in Yishun and wider Northern Singapore, and how might this affect property values?

Yishun's HDB supply pipeline is largely complete; most future residential development in the district will involve selective en-bloc redevelopment, upgrading of existing blocks, or limited infill on residual sites. The Northern region as a whole, however, is experiencing strategic infrastructure investment—including the North–South Corridor MRT extension, new industrial zones along the north coast, and gradual decentralisation of employment away from the central business district. These trends support structural demand for housing in the Northern sector, favouring existing developments like 663 Yishun Avenue 4 by reducing competitive pressure from new supply. Concurrently, older blocks in Yishun may become candidates for SERS or other redevelopment schemes, which could unlock significant capital gains for qualifying holders whilst temporarily reducing overall estate supply. The absence of major new HDB construction immediately adjacent to Yishun means that existing units enjoy natural scarcity value; prices are therefore more influenced by national housing policy, interest rates, and demographic flows than by local oversupply risk. Over a 10–20 year horizon, constrained new supply combined with steady demand from the Northern corridor's expanding workforce base positions Yishun HDB holdings defensively, even if appreciation rates remain modest relative to central or prime private residential zones.

Hdb Flat At 663 Yishun Avenue 4 — From S$550