Type

Units

Min Area

Price Range

Other

110 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 (1.01 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?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

707 Yishun Avenue 5 – HDB Rental Units in Established Yishun

707 Yishun Avenue 5 represents a collection of HDB flats available for rental in one of Singapore's most established public housing estates. Situated in the heart of Yishun, a mature residential district in the North Region, this development offers compact living spaces designed for tenants seeking affordable accommodation in a well-serviced neighbourhood. The development benefits from decades of established infrastructure, making it a practical choice for individuals and small families prioritising accessibility and cost-efficiency over sprawling floor plates.

The address places the property within a commutable distance of NS13 Yishun MRT Station, approximately 1 kilometre away. This proximity to the North-South Line provides straightforward connectivity to key employment hubs, educational institutions, and entertainment precincts across Singapore. Tenants commuting to the city centre, Changi Business Park, or other northern corridors will find the journey manageable, whether via MRT or feeder bus services that serve the Yishun estate extensively.

Location and Transport Connectivity

Yishun has evolved into a mature, self-contained residential hub with a comprehensive network of amenities within walking distance. The neighbourhood is home to numerous primary and secondary schools, making it particularly attractive for families with school-age children. The Yishun Shopping Centre and other retail clusters provide daily necessities, groceries, and dining options without requiring travel to distant commercial nodes. Healthcare facilities, including polyclinics and private medical practices, are well distributed throughout the estate, ensuring residents have convenient access to medical services.

The MRT station proximity of around 12 minutes' walk means commuters benefit from reliable public transport without being directly adjacent to a busy transport interchange. This balance is often preferred by residents seeking neighbourhood quietness while retaining rapid transit access. The North-South Line's connection to Jurong, Marina Bay, and Changi gives tenants flexibility in choosing where to work or study, reducing dependence on private vehicle ownership.

Property Specifications and Rental Market

The units within 707 Yishun Avenue 5 are characterised by efficient floor plans typical of HDB rental stock. Compact layouts maximising functionality appeal to working professionals, young couples, and investors seeking to generate rental income from property assets. The rental market for HDB units in Yishun remains active, with demand sustained by the area's affordability, established character, and transport links. Tenants prioritising location convenience and lower monthly commitments often gravitate towards rental units in mature estates like Yishun, particularly those positioned relatively close to MRT infrastructure.

Rental yields on HDB properties in this district have historically been attractive for investors acquiring units as portfolio additions. The relationship between acquisition price, monthly rental income, and projected vacancy rates determines the investment case for each property. Properties available from S$900 per month represent the lower end of the rental spectrum in Singapore, appealing to budget-conscious tenants and generating steady cash flow for landlords with lower capital bases.

Investment Considerations

Investors contemplating acquisition of units within this development should carefully model their financing requirements and cashflow expectations. The HDB resale market for older flats in Yishun operates within distinct price bands, influenced by remaining lease tenure, unit condition, and floor level. Buyers purchasing a second or subsequent residential property will incur Additional Buyer's Stamp Duty at the current rate of 20%, meaningfully increasing the effective purchase cost and required capital outlay. This duty applies to Singapore Citizens acquiring a second residential property and must be incorporated into investment analysis and financing decisions.

The lease tenure of HDB properties is a critical variable affecting long-term value retention and mortgage availability. Most HDB flats operate under 99-year leases, and properties approaching the 30-year mark experience gradual lease decay that impacts resale value and tenant demand. Prospective buyers should request the exact remaining lease tenure before committing to purchase, as this significantly influences both the investment horizon and the pool of future purchasers willing to acquire the property. Financing institutions typically apply stricter lending criteria as lease tenure decreases, potentially limiting buyer accessibility and residential demand in future years.

Neighbourhood Character and Amenities

Yishun's appeal lies in its mature, settled character. The estate has been developed over several decades, resulting in a well-established community fabric with extensive social and recreational infrastructure. Community centres, void deck activities, and residents' associations contribute to a sense of neighbourhood cohesion. For tenants and buyers seeking a quieter, family-oriented environment rather than the fast-paced energy of central Singapore, Yishun delivers consistent liveability at accessible price points.

The surrounding precinct includes Yishun Park, providing open space for recreation and leisure. Shopping, dining, and entertainment options cater to diverse preferences and budgets, allowing residents to enjoy cosmopolitan amenities without premium pricing. The presence of multiple bus routes, taxi stands, and informal transport networks supplements the MRT connection, ensuring mobility for those without private vehicles.

Comparative Market Position

Properties at 707 Yishun Avenue 5 occupy a distinct segment within Singapore's HDB rental and resale landscape. Unlike new Build-To-Order (BTO) launches in expanding estates, mature HDB stock in Yishun offers immediate tenancy and established demand patterns. Investors and owner-occupiers can assess historical rental data and transaction prices with greater precision than for nascent developments. The trade-off is that lease decay becomes an increasingly material consideration, necessitating thorough due diligence on remaining tenure and projected value trajectories.

For first-time buyers or upgraders with constrained budgets, rental units available from S$900 per month represent an economical entry point into property ownership, provided financing requirements and lease tenure concerns are satisfactorily resolved. The rental income stream, whilst modest in absolute terms, may provide psychological comfort and partial offset to mortgage servicing costs, reducing net carrying expense for owner-occupiers who cannot immediately upgrade.

Summary

707 Yishun Avenue 5 exemplifies the enduring utility of mature HDB estates in Singapore's housing spectrum. The development's proximity to the North-South Line, established neighbourhood infrastructure, and competitive rental rates position it as a practical option for tenants and a viable investment vehicle for property buyers evaluating yield-accretive acquisitions. As with all HDB resale purchases, detailed examination of lease tenure, financing terms, ABSD implications, and projected demand is essential to sound investment decision-making.

Frequently Asked Questions

What is the estimated rental yield for units at 707 Yishun Avenue 5 if purchased as an investment property?

Rental yields on HDB units at 707 Yishun Avenue 5 are contingent on the purchase price paid and the monthly rental achievable. Units available from S$900 per month suggest gross rental yields in the region of 10–12% annually, depending on acquisition cost and lease tenure. However, investors must factor in property tax, maintenance contributions, and potential vacancy periods, which will reduce net yield. The attractiveness of the investment case is materially affected by the remaining lease tenure; properties with significantly depleted leases will command lower purchase prices but may also experience reduced tenant demand as lease decay accelerates, potentially limiting future capital appreciation and creating exit challenges.

How does the price per square foot at 707 Yishun Avenue 5 compare to recent HDB transactions in Yishun?

HDB resale transactions in Yishun typically reflect prices influenced by remaining lease tenure, unit condition, floor level, and proximity to transport nodes. At approximately 110 square feet for units in this development, the per-square-foot valuation must be contextualised against recent comparable sales in the same estate and surrounding areas. Older HDB stock with similarly short remaining lease tenures often trades at significant discounts relative to newer BTO launches, reflecting lease decay risk and financing constraints for future buyers. Prospective purchasers should request a comparative market analysis from a knowledgeable HDB resale agent to determine whether the listed price aligns with recent transaction benchmarks and neighbourhood norms.

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

Singapore Citizens purchasing a second or subsequent residential property incur Additional Buyer's Stamp Duty (ABSD) at a current rate of 20% on the purchase price. For a property acquisition at S$400,000 (illustrative), ABSD would amount to S$80,000, substantially increasing the effective capital outlay and financing requirement. This duty is distinct from standard buyer's stamp duty and applies immediately upon purchase, reducing the net equity position and increasing the effective yield burden for investment acquisitions. First-time homebuyers are exempt from ABSD, making this an important consideration for investors and upgraders evaluating the true cost of ownership at 707 Yishun Avenue 5.

How will lease decay affect the resale value and mortgageability of units at 707 Yishun Avenue 5?

HDB flats sold on the resale market experience gradual lease decay, which materially impacts both resale prices and financing availability. As remaining lease tenure decreases, financial institutions apply increasingly stringent lending criteria, often reducing the maximum loan-to-value ratio offered to buyers. Properties with leases below 60 years may become difficult to finance, effectively narrowing the buyer pool and suppressing resale prices. For 707 Yishun Avenue 5, buyers must verify the exact remaining lease tenure before committing to purchase, as this figure directly determines the property's investment horizon, projected capital appreciation, and future liquidity. Properties acquired with significantly depleted leases may appreciate modestly and could face extended selling periods when lease tenure falls below 50 years.

How does proximity to NS13 Yishun MRT Station affect demand and capital appreciation for properties at 707 Yishun Avenue 5?

MRT proximity is a fundamental demand driver for HDB resale properties, and the approximately 1-kilometre distance to NS13 Yishun MRT positions 707 Yishun Avenue 5 as an attractive location for commuters prioritising transport connectivity. Properties within walking distance of established MRT stations typically command premium pricing relative to properties requiring bus-only connectivity, and this premium has remained resilient across property cycles. The North-South Line's extensive coverage across Singapore provides employment and educational access to multiple precincts, enhancing the long-term appeal of the property to successive generations of tenants and buyers. Capital appreciation tends to be more stable for properties with mature MRT access, as transport infrastructure is static and well-established; future appreciation is therefore driven by factors such as estate upgrades, improved amenities, and broader market sentiment rather than anticipatory transport improvements.

Which buyer profiles are best suited to purchasing a unit at 707 Yishun Avenue 5?

Owner-occupiers seeking affordable accommodation in a mature, well-serviced estate represent the natural buyer demographic for units at 707 Yishun Avenue 5. Budget-conscious upgraders transitioning from rental to ownership, and first-time buyers with constrained capital, find the lower entry price point and established infrastructure attractive. Investors pursuing rental yield and willing to accept modest capital appreciation will also consider these units, particularly if acquired at competitive prices and with satisfactory lease tenure remaining. Conversely, high-net-worth buyers seeking premium amenities, extensive floor plates, or capital-appreciation-led investments would typically look to newer, centrally located, or freehold developments. Expatriates on temporary work assignments may also view rental units here as cost-effective, temporary housing solutions in a residential neighbourhood with strong community networks.

What TDSR and financing headroom should I expect when mortgaging a unit at 707 Yishun Avenue 5?

Total Debt Servicing Ratio (TDSR) regulations cap monthly debt obligations at 60% of gross monthly income for HDB resale purchases, a constraint that directly determines affordability and maximum loan quantum. For a property priced in the S$400,000–S$500,000 range typical of HDB resale stock in Yishun, a buyer earning S$5,000 monthly would be permitted approximately S$3,000 in total monthly debt servicing, limiting the mortgage quantum to approximately S$250,000–S$300,000 after factoring in other obligations. This leaves a substantial down-payment requirement and places affordability strain on single-income households or those with existing debt commitments. The rental income generated from the property (if investor-owned) is not generally counted toward borrowing capacity, so investors cannot offset mortgage obligations with rental proceeds when applying for financing. Prospective buyers should engage a mortgage broker or financial planner to model their specific TDSR position and confirm financing approval in principle before committing to purchase.

How does 707 Yishun Avenue 5 compare to nearby competing HDB developments in Yishun?

Yishun estate encompasses multiple HDB blocks developed across different decades, each with distinct characteristics, lease tenures, and price points. Properties immediately adjacent to or within close proximity of shopping centres, polyclinics, or bus interchanges may command premium pricing relative to those positioned at estate peripheries. Newer blocks or those recently upgraded under the HDB Improvement Programme may attract higher prices and offer enhanced resident amenities, whereas older stock like 707 Yishun Avenue 5 competes on affordability and established tenant demand. The specific block address and remaining lease tenure are critical variables determining relative valuation; blocks with significantly longer remaining leases will typically outperform those approaching the 30–40 year mark in terms of resale appreciation and buyer demand. Investors should compare recent transaction prices for comparable blocks in Yishun to benchmark 707 Yishun Avenue 5 and ensure pricing reflects fair value relative to alternatives.

Which unit stack or floor level at 707 Yishun Avenue 5 offers the best value and liveability?

Mid-floor units (typically floors 3–15 in HDB blocks) often represent optimal value, offering acceptable natural light and ventilation without the premium pricing of higher floors or the ground-level concerns of lower floors. Ground-floor and first-floor units may suffer from reduced privacy, perceived security concerns, and lower market desirability, potentially translating to price discounts of 5–10% relative to mid-floor equivalents. Upper floors command premium pricing due to better views, improved natural ventilation, and psychological preferences for elevation, though maintenance costs and cleaning requirements increase. For investor acquisitions, lower-priced ground and first-floor units may offer superior rental yields if tenant demand remains stable; however, slower appreciation and potential future difficulty in resale must be weighed against the yield benefit. Prospective buyers should inspect specific units at 707 Yishun Avenue 5 to assess natural light, neighbour proximity, and view quality before deciding, as subjective liveability preferences ultimately influence satisfaction and resale ease.

What is the future supply pipeline for HDB units in Yishun and surrounding districts, and how might this affect property values at 707 Yishun Avenue 5?

Yishun is a mature, fully developed estate with limited scope for significant new HDB construction within the immediate precinct. However, Housing and Development Board's ongoing Build-To-Order (BTO) launches in expanding north-central precincts (such as Woodlands, Sembawang, and Bukit Panjang) may siphon demand from resale stock in older estates like Yishun. New BTO launches typically offer longer lease tenures (99 years from completion) and modern amenities at competitive prices, potentially deflating resale appreciation in older blocks with significantly depleted leases. Conversely, the limited new supply in mature Yishun and strong established infrastructure may support steady rental demand and modest capital appreciation, as some buyers and tenants prefer proven neighbourhoods with existing community networks over new, unproven estates. Prospective purchasers should monitor HDB's quarterly BTO launches and estate renewal plans for the greater Yishun–Sembawang–Woodlands corridor to understand competitive pressures and future demand dynamics affecting 707 Yishun Avenue 5.

Are there any planned estate improvements or infrastructure upgrades that might enhance the value of properties at 707 Yishun Avenue 5?

HDB periodically announces Improvement Programme initiatives targeting mature estates to refresh common areas, enhance amenities, and improve living conditions. Yishun, being a mature estate, may be eligible for such programmes in future years, potentially including landscaping upgrades, void deck enhancements, or community facility refurbishments. These improvements typically result in modest appreciation in property values, enhanced tenant appeal, and improved neighbourhood perception, though the timing and scope of any programme remain uncertain. Prospective buyers should enquire with HDB or check published plans regarding any announced improvements applicable to 707 Yishun Avenue 5 or surrounding precincts, as proximity to newly refurbished facilities can positively influence rental demand and resale value. Any confirmed estate-level improvements should factor positively into medium-term investment returns, though such benefits are typically modest and should not be the primary basis for acquisition decisions.

Hdb Flat At 707 Yishun Avenue 5 — From S$900