Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$539K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$539K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$108K on this acquisition.
99-year Leasehold.
Located 15 min (1.25 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.

653 Yishun Avenue 4: A Mature HDB Development in One of Singapore's Most Established Neighbourhoods

653 Yishun Avenue 4 stands as a solid residential option in the heart of District 27, a neighbourhood that has matured into one of Singapore's most sought-after family-oriented enclaves. This HDB development represents the kind of practical, value-focused property that appeals to a broad spectrum of buyers—from first-time homeowners navigating their initial purchase to established families seeking additional space without premium pricing. The development offers units starting from S$538,888, positioning itself competitively within the current Yishun resale market where similar-sized properties command comparable price points per square foot.

Built in 1986, the property has benefited from decades of community establishment and infrastructure maturation around it. The neighbourhood itself has evolved significantly, with schools, polyclinics, and recreational facilities now well-entrenched within the surrounding area. This maturity brings a degree of certainty for buyers considering long-term residence or investment—the neighbourhood's character and service landscape are already established, eliminating uncertainty about future development patterns. The solid construction typical of HDB flats from this era, combined with regular upgrading programmes across Yishun, means these units have demonstrated resilience in maintaining value over time.

The location at 653 Yishun Avenue 4 places residents approximately 15 minutes' travel from Khatib MRT Station (NS14), a connection point that links directly into the North-South Line. This proximity to public transport is a fundamental advantage in Singapore's property market, as MRT accessibility remains one of the most consistent drivers of both rental demand and capital appreciation. Commuters from this address can reach central business district locations, major employment hubs, and educational institutions across the island with relative ease, making it particularly attractive to working professionals and upgraders seeking convenience without sacrificing living space.

Unit Configuration and Living Space

Properties at 653 Yishun Avenue 4 typically feature three bedrooms and two bathrooms across approximately 1,119 square feet of floor area. This configuration strikes a practical balance for families of varying sizes, offering sufficient accommodation for children whilst maintaining efficient common areas and utility spaces. The three-bedroom layout has consistently proven to be one of the most liquid segments in the HDB resale market, as it appeals simultaneously to young families with one or two children, multigenerational households, and investors seeking to maximise rental yield through flatsharing arrangements.

The two-bathroom provision is noteworthy for a development of this era, as it addresses the practical needs of households with multiple working adults or children at different life stages. This amenity specification contributes to the property's appeal for families who prioritise convenience and reduced morning congestion during peak hours. The overall floor plate design reflects the practical approach typical of 1986-era HDB construction, prioritising liveable space and functionality over decorative or oversized circulation areas.

Tenure and Long-Term Ownership Considerations

All units at 653 Yishun Avenue 4 operate under a 99-year leasehold arrangement, a tenure structure that dominates Singapore's HDB market and provides clarity regarding long-term ownership prospects. For buyers currently in their 30s or 40s, a 99-year lease offers sufficient runway to occupy the property throughout their primary working years and into retirement, without confronting significant lease decay impacts during their ownership period. The 99-year structure also maintains refinanceability through most major banking institutions, meaning future purchasers of such units will continue to access mortgage financing options even as the lease gradually ages.

However, buyers must acknowledge that lease decay becomes increasingly relevant as properties approach their final decades. A property purchased today with 90+ years remaining on the lease will eventually face downward pressure on valuations as it moves into its final 30 years, a pattern well-established across Singapore's HDB resale market. Investors acquiring units at 653 Yishun Avenue 4 should factor in this trajectory when calculating long-term capital growth expectations, particularly if they envision holding the property beyond 15-20 years. Prudent upgraders and investors typically plan to exit such properties before excessive lease decay materialises, allowing them to realise fair value and transition to younger, longer-leased alternatives.

Market Position and Buyer Demographics

The pricing range for units at this development aligns well with current market conditions for comparable three-bedroom HDB flats across Yishun and neighbouring districts. First-time home buyers benefit from the lower end of the price spectrum, as these units remain within reach for couples pooling Central Provident Fund balances and accessing housing grants or concessional financing. Young professionals transitioning from rented accommodation find the cost-to-space ratio attractive, particularly given the neighbourhood's strong public transport connectivity and amenity ecosystem.

Upgraders moving from smaller two-bedroom units or from non-mature estates benefit from the established neighbourhood character and the additional space that three-bedroom configurations provide for growing families. Investors considering HDB flats as part of a diversified residential portfolio note that Yishun's consistent rental demand—driven by its proximity to multiple MRT lines, educational institutions, and employment nodes—supports steady rental yields, typically ranging between 3-4% for well-positioned units in this district.

Amenities and Neighbourhood Character

Yishun has developed into a self-contained residential ecosystem offering shopping centres, hawker complexes, supermarkets, and speciality dining venues within close proximity. The neighbourhood supports multiple primary and secondary schools, making it particularly appealing for families prioritising educational access and reduced commute times for children. Recreational facilities including parks, sports complexes, and community centres are well-distributed across the estate, supporting an active lifestyle without requiring residents to venture far from their homes.

The bustle of Yishun's commercial and social infrastructure provides convenience whilst maintaining the quieter residential character that established estates are known for. Unlike newer, still-developing areas, residents here benefit from fully matured shopping precincts and settled community patterns, eliminating uncertainty about future commercial viability or neighbourhood transformation.

Financing and Affordability Considerations

Units at 653 Yishun Avenue 4, priced from S$538,888, fall comfortably within the financing parameters for most eligible Singapore citizens and permanent residents. Banks typically offer 80-90% loan-to-value financing for HDB properties, translating to down payments in the range of S$53,000-S$107,000 for this price point. Monthly servicing costs for a S$430,000 mortgage (at 80% loan-to-value) over a 25-year tenure would approximate S$1,900-S$2,100, depending on prevailing interest rates and individual bank pricing.

For first-time buyers, the Buyer's Stamp Duty payable on a property at this price point remains modest at around S$2,695, a one-off cost typically absorbed within closing expenses. Upgraders purchasing a second residential property should factor in Additional Buyer's Stamp Duty of 20% on the purchase price, significantly increasing the total acquisition cost and requiring careful financing and budgeting to ensure Debt Service Ratio compliance.

Comparative Market Context

Within District 27 and the broader Yishun precinct, comparable three-bedroom HDB units priced in the S$500,000-S$650,000 range represent the current market equilibrium. Recent transactions in nearby locations such as Yishun Avenue 2 and Yishun Ring Road indicate that price-per-square-foot rates cluster around S$480-S$550, placing 653 Yishun Avenue 4 in line with prevailing market rates. Developments in competing neighbourhoods such as Ang Mo Kio or Bukit Panjang offer similar configurations but may command premiums due to proximity to additional MRT lines or newer upgrading cycles, making Yishun a logical choice for value-conscious buyers unwilling to compromise on size or convenience.

Investment Potential and Capital Appreciation

HDB flats in mature estates like Yishun have historically demonstrated steady, if modest, capital appreciation averaging 1-2% annually when measured over full market cycles spanning 10+ years. This appreciation is driven primarily by scarcity value as the HDB supply remains constrained, coupled with sustained demand from upgraders and investors. The North-South Line's continued importance in Singapore's transport network ensures that Khatib MRT and other nearby stations maintain strong accessibility credentials, underpinning long-term demand resilience.

For investors, the combination of steady rental demand, reasonable entry pricing, and established neighbourhood infrastructure makes 653 Yishun Avenue 4 a defensible addition to a residential portfolio, provided purchases occur with realistic medium-term holding horizons of 8-12 years rather than expectations of rapid capital gains.

Frequently Asked Questions

What is the estimated rental yield for units purchased as an investment at 653 Yishun Avenue 4?

Rental yields for three-bedroom HDB flats in Yishun typically range between 3-4% gross per annum, depending on specific unit location, floor level, and unit condition. At the current entry pricing of around S$538,888 to S$650,000, a typical monthly rent of S$1,600-S$2,000 would generate yields in this band, with gross rental income slightly offset by property tax and maintenance costs. Investors should note that yields in established HDB estates like Yishun are underpinned by consistent demand from young professionals, families, and multigenerational households, but capital appreciation expectations should be modest (1-2% annually) rather than aggressive, meaning rental return becomes a material component of overall investment return.

How does the current price-per-square-foot at 653 Yishun Avenue 4 compare to recent transactions in nearby areas?

Current market pricing at 653 Yishun Avenue 4 aligns closely with the broader Yishun resale market, where comparable three-bedroom units typically trade at S$480-S$550 per square foot, placing this development in the middle of that range. Recent transactions in adjacent locations such as Yishun Avenue 2, Yishun Ring Road, and Chong Boon Drive confirm that S$480-S$520 psf represents fair value for well-maintained, 1980s-era HDB flats in this precinct. When compared to competing districts such as Bukit Panjang or Sengkang, Yishun properties offer modest pricing discounts (5-10%) despite comparable amenities and MRT connectivity, making them attractive to budget-conscious buyers and investors willing to sacrifice marginal prestige for tangible affordability advantages.

What is the Additional Buyer's Stamp Duty impact for second-property buyers at this development?

Singapore Citizens purchasing a second residential property at 653 Yishun Avenue 4 must pay Additional Buyer's Stamp Duty at 20% of the purchase price, a significant cost that materially affects acquisition expenses and financing requirements. On a purchase price of S$538,888, this equates to approximately S$107,776 in ABSD payable upfront, meaning total acquisition costs (including standard Buyer's Stamp Duty, legal fees, and agent commissions) could reach S$150,000-S$160,000. Second-property buyers must factor this substantial cost into their financing planning and ensure that their Debt Service Ratio remains compliant when accounting for both the mortgage on this property and any existing property debt, as the ABSD materially increases the effective cost of upgrading or expanding a residential portfolio.

What is the lease decay risk and how does it affect long-term resale value at 653 Yishun Avenue 4?

Built in 1986, units at 653 Yishun Avenue 4 currently carry approximately 90+ years remaining on their 99-year leases, a situation that poses minimal immediate concern for buyers planning to hold for 10-15 years, but becomes progressively material as leases deteriorate below 80 years. HDB resale data consistently shows that properties entering their final 30 years of lease experience downward pressure on valuations, typically declining 15-25% in value relative to comparable units with longer lease terms remaining. Buyers should view these units as medium-term holds (8-15 years) rather than indefinite assets, planning to exit before lease decay significantly compromises resale appeal and pricing; upgraders and investors must factor in the trajectory that will eventually see these properties transition from mid-prime assets to lease-constrained properties with limited refinancing options and reduced buyer demand.

How does proximity to Khatib MRT (NS14) support demand and capital appreciation for units at this development?

The North-South Line remains one of Singapore's most strategically important transport arteries, and Khatib MRT's position 15 minutes' travel from 653 Yishun Avenue 4 provides reliable connectivity to central business districts, major employment nodes, and educational institutions across the island. MRT proximity has historically been one of the strongest drivers of HDB resale value, with properties near major stations maintaining stronger capital appreciation and rental demand relative to comparable units in less-accessible locations. The established nature of the North-South Line infrastructure and its central role in Singapore's transport planning suggests that this accessibility advantage will remain durable over decades, underpinning long-term demand resilience; however, buyers should note that the marginal benefit of MRT proximity has diminished as accessibility has become standardised across most neighbourhoods, meaning capital appreciation at this development will be driven more by lease tenure dynamics and neighbourhood maturity than by transport-related advantages.

Is 653 Yishun Avenue 4 suitable for different buyer profiles: high-net-worth individuals, upgraders, first-timers, and investors?

First-time home buyers find 653 Yishun Avenue 4 particularly appealing due to the pricing entry point (S$538,888), modest down-payment requirements, and straightforward financing pathways through mainstream banks; for this cohort, the three-bedroom layout and established neighbourhood infrastructure represent excellent value and a stable foundation for long-term ownership. Upgraders transitioning from smaller units or non-mature estates benefit from the additional space, neighbourhood maturity, and reasonable pricing relative to prime Central Region alternatives, making this an economically sensible step-up purchase. Professional investors view units here as yield-accretive portfolio components with 3-4% rental income, though capital appreciation expectations should be modest; high-net-worth individuals would typically find these properties insufficiently exclusive or appreciative for primary acquisition, though they may purchase as rental investments or portfolio diversification. For all cohorts except HNW primary residence seekers, 653 Yishun Avenue 4 offers a balanced proposition of affordability, space, and accessibility that remains competitive within current market conditions.

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

At entry pricing of S$538,888 with 80% loan-to-value financing, a buyer would carry a mortgage of approximately S$430,000, serviced over a 25-year tenure at current rates (typically 2.8-3.3%) translating to monthly payments of S$1,900-S$2,100. For a couple with combined monthly income of S$8,000-S$9,000, this mortgage payment consumes 21-26% of gross income, leaving adequate headroom within the Debt Service Ratio limit of 60% before accounting for any other debts. Upgraders already carrying mortgage debt on existing properties must ensure that the combined monthly debt service (existing mortgage plus the new mortgage at 653 Yishun Avenue 4) does not exceed 60% of combined household income; a buyer with an existing S$1,500 monthly mortgage would need combined household income exceeding S$12,000-S$13,000 to comfortably accommodate a second S$1,900 mortgage payment. First-time buyers with CPF balances of S$100,000-S$150,000 combined will experience minimal financing constraints, whilst upgraders and investors with existing property debt must conduct careful TDSR calculations before proceeding.

How does 653 Yishun Avenue 4 compare to competing HDB developments in nearby districts like Sengkang, Bukit Panjang, and Ang Mo Kio?

Comparable three-bedroom HDB units in Sengkang or Bukit Panjang typically command pricing premiums of 8-12% relative to Yishun, driven by factors such as proximity to multiple MRT stations, newer upgrading cycles, or perceived neighbourhood desirability; however, 653 Yishun Avenue 4 offers similar basic amenities, transport connectivity, and lifestyle characteristics at substantially lower entry pricing. Ang Mo Kio properties, often considered more prestigious due to historical development sequencing, typically trade 10-15% above Yishun equivalents for comparable three-bedroom configurations, though fundamental lifestyle and transport advantages may not proportionately justify these premiums. For budget-conscious buyers prioritising space, affordability, and practical transport connectivity over neighbourhood prestige, 653 Yishun Avenue 4 represents superior value; for upgraders with moderate budgets or investors seeking to maximise gross rental yield, the Yishun location's pricing advantage translates into meaningful IRR benefits compared to premium-district alternatives.

Which unit stack or floor levels at 653 Yishun Avenue 4 offer the best value proposition for buyers?

Mid-level units (floors 3-10 of typical HDB blocks) typically offer the best value balance, as they command modest premiums relative to lower floors whilst avoiding the pricing peaks associated with higher floors that some buyer segments pursue for prestige or light access. Ground and first-floor units often trade at discounts (5-8%) relative to mid-range alternatives, reflecting perception of reduced privacy and natural light; however, these units appeal to elderly buyers or those with mobility constraints, making them sensible acquisitions for demographic-specific circumstances. Higher floors (14-18) carry premiums of 8-15% over comparable mid-floor units, a pricing differential not always justified by objective lifestyle benefits; investors and pragmatic buyers typically find mid-floor units optimal, as the pricing-to-benefit ratio remains favourable without premium-floor costs. Corner units or those with rare views occasionally command modest premiums (3-5%), though in established Yishun estates with dense building configurations, view premiums are generally marginal.

What is the anticipated future supply pipeline in District 27 and Yishun, and how might this affect long-term demand at this development?

District 27 and the broader Yishun precinct are largely mature areas with limited greenfield development remaining; future HDB supply in this zone will primarily comprise selective infill projects or en-bloc redevelopment of aged blocks rather than large new-estate launches. The HDB's recent emphasis on redevelopment of 1980s-era estates (such as the Selective En-bloc Redevelopment Scheme) creates a degree of uncertainty regarding whether 653 Yishun Avenue 4's block could eventually be identified for comprehensive renewal, though no official announcements have been made regarding this specific development. For medium-term investors (8-15 year horizons), future supply pipeline considerations matter less than for long-term holders; however, buyers planning to hold beyond 15 years should acknowledge that redevelopment risk, whilst not imminent, represents a potential long-term variable. The maturity of District 27 and the constrained supply of new HDB alternatives in the district suggest that demand for resale units like those at 653 Yishun Avenue 4 will remain resilient, as upgraders and investors will have limited access to newer alternatives at comparable price points.

Hdb Flat At 653 Yishun Avenue 4 — From S$539K