Type

Units

Min Area

Price Range

Other

100 sqft

S$950/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$950.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$190 on this acquisition.
Located 15 min (1.26 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.

662 Yishun Avenue 4: Accessible Public Housing in Established Yishun Estate

662 Yishun Avenue 4 represents an opportunity to acquire or rent a unit within one of Singapore's most established residential neighbourhoods. Situated in Yishun, a mature estate in the North Region, this HDB development has long served as a sought-after address for families, upgraders, and investors alike. The location combines the stability of an older estate with the convenience of modern transport connectivity and comprehensive local facilities.

Proximity to Khatib MRT Station (NS14) is a defining feature of this development. Located approximately 1.26 kilometres away, the station can be reached comfortably within 15 minutes on foot or via shuttle services. This accessibility positions the development as an attractive option for working professionals commuting to the city centre or other major employment hubs across the island. The North-South Line connection ensures seamless integration with Singapore's broader public transport network, reducing reliance on private vehicles and lowering household transport costs.

Neighbourhood Character and Community Amenities

Yishun is a well-established estate renowned for its family-friendly environment and comprehensive amenities. The neighbourhood features multiple primary and secondary schools, making it particularly suitable for young families planning their children's education. Healthcare facilities, including polyclinics and private clinics, are readily available throughout the estate, ensuring residents have quick access to medical services without travelling far.

The local retail and dining scene remains vibrant across Yishun. Numerous hawker centres and food courts provide affordable dining options, whilst shopping malls and supermarkets cater to everyday retail needs. Community centres and recreational facilities, including parks and sports complexes, are distributed throughout the estate, fostering an active lifestyle for residents of all ages. This mature infrastructure means new residents can integrate quickly into an already-thriving community ecosystem.

Investment Potential and Rental Market

For investors, HDB flats in Yishun present a compelling proposition. The estate's maturity, coupled with strong demand from rental tenants seeking proximity to Khatib MRT Station, typically generates respectable rental yields. Working professionals and expatriates often seek well-located HDB accommodation as an intermediate housing solution, creating a steady tenant pool. Rental income can effectively offset mortgage commitments or generate passive returns for property portfolios.

The rental market in this area has historically remained stable, supported by the combination of transport convenience and estate amenities. Units with efficient layouts and good natural light command higher rental premiums, whilst those close to the MRT station or major bus stops attract particular interest from tenants prioritising commute times. For buy-to-let investors, understanding tenant preferences and market positioning is key to maximising returns on this development.

Financing and Buyer Eligibility

Singapore Citizens and Permanent Residents qualify for HDB purchase schemes with full CPF utilisation available for the down payment and monthly mortgage servicing. First-time buyers may access HDB grants, substantially reducing the effective purchase price and lowering financing burdens. Existing HDB flat owners upgrading to a larger unit should factor in the Additional Buyer's Stamp Duty (ABSD), currently set at 20% for a second residential property purchase by Singapore Citizens, which represents a significant cost addition to the total outlay.

Mortgage approvals for HDB flats typically reflect the Total Debt Servicing Ratio (TDSR) framework, where lenders assess monthly loan repayments against household income. At prevailing interest rates and given the development's price positioning, most working households with stable employment should comfortably meet financing criteria. Utilising CPF ordinary account balances and potential CPF housing grants can meaningfully reduce the quantum requiring bank financing, improving overall affordability.

Capital Appreciation and Long-Term Value

HDB flats in established estates like Yishun have demonstrated resilient capital appreciation over extended holding periods, though this must be tempered against lease decay risk for older flats. Most units at this development should possess sufficient lease remaining to sustain value over typical holding periods of 10–15 years, though prospective buyers should verify exact lease tenure prior to purchase. The estate's mature infrastructure, stable community character, and enduring transport connectivity provide structural support for long-term value retention.

Comparative transaction data within Yishun indicates that units positioned close to MRT stations and with access to schools command premium prices per square foot. Corner units, higher floors, and layouts that maximise natural ventilation and light typically appeal to a broader buyer demographic, translating to stronger demand and resale prospects. Understanding these micro-location factors within the development can inform strategic purchasing decisions for both owner-occupiers and investors.

Competitive Positioning within Yishun

Yishun estate comprises multiple older HDB developments spread across different precincts. 662 Yishun Avenue 4's specific positioning within the estate, its proximity to Khatib MRT, and its distance from primary schools and shopping facilities relative to neighbouring developments should be considered during the purchase evaluation. Comparable units in nearby blocks provide benchmarking data for understanding whether current offerings represent fair market value or present arbitrage opportunities.

Recent transaction patterns suggest steady demand for HDB flats in prime Yishun locations, particularly those within walking distance of transport nodes. Developments further from the MRT or in less accessible positions may experience softer demand, suggesting that location hierarchy within the estate remains material to both rental performance and capital appreciation potential. Investors and upgraders should weigh these positional advantages carefully.

Transportation and Lifestyle Integration

Beyond the immediate Khatib MRT Station link, residents benefit from comprehensive bus connectivity. Multiple bus routes serve Yishun Avenue, providing interchange options to different parts of the estate and connections to employment centres across Singapore. For households combining public and private transport, accessible parking facilities at competitive rates further enhance the location's practical appeal.

The proximity to Khatib MRT Station positions residents well for commuting to the Changi Business Park, Marina Bay financial district, and other major employment hubs. Commute times from this location typically compare favourably to developments further from transport nodes, representing a meaningful quality-of-life advantage for working professionals. Families with children studying at institutions across the island can access school transport or public transport with manageable journey times, supporting household scheduling flexibility.

Future Supply and Market Outlook

The Yishun estate has reached maturity and faces no significant new public housing supply in the immediate vicinity. This relative scarcity of new units supports underlying demand for existing stock, though overall estate-level housing supply remains stable. Government plans for estate renewal and infrastructure upgrades in coming years may provide tailwinds for property values, particularly for units benefiting from upgrading-related improvements.

Market sentiment towards Yishun remains positive, underpinned by its established character, complete amenities, and reliable transport connectivity. Whilst Yishun may not offer the capital appreciation dynamics of emerging estates or premium central locations, it provides stability and income generation potential attractive to conservative investors and family purchasers. The absence of speculative volatility makes it a measured choice for those prioritising steady returns and lifestyle factors over rapid appreciation.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase a unit at 662 Yishun Avenue 4 as an investment?

HDB flats in Yishun positioned near Khatib MRT Station typically achieve gross rental yields in the 2.5–3.5% range, depending on unit size, layout, and specific floor positioning. The estate's proximity to the MRT and mature facilities attracts a steady stream of working professionals and families seeking rental accommodation, creating reliable tenant demand year-round. Achievable net yields after accounting for property tax, maintenance, and potential vacancy periods would sit approximately 0.5–1% lower than gross figures, though individual outcomes depend heavily on purchase price negotiation, tenant quality, and lease terms set by the owner.

How do pricing and per-square-foot rates at 662 Yishun Avenue 4 compare to recent HDB transactions elsewhere in Yishun?

Yishun has seen a wide range of pricing depending on block location, MRT proximity, and unit age. Flats within close proximity to Khatib MRT Station, such as those in the 662 block, typically command per-square-foot premiums relative to developments further from the station, reflecting the transport convenience factor. Recent transaction data across Yishun shows variance of 10–15% between well-positioned and less accessible blocks, with MRT-proximate units consistently achieving higher psf valuations and faster sale cycles. Prospective buyers should source recent comparable sales in the immediate vicinity to establish whether current offerings represent fair market positioning.

What is the Additional Buyer's Stamp Duty impact if I am upgrading from an existing HDB flat?

Singapore Citizens upgrading to a second residential property face an Additional Buyer's Stamp Duty (ABSD) rate of 20% on the purchase price, representing a substantial one-off cost addition to the transaction. For example, a purchase at S$500,000 would attract ABSD of S$100,000, payable upon completion. This cost must be factored into total acquisition costs and financing requirements when evaluating the upgrade decision. Permanent Residents face higher ABSD rates, whilst first-time buyers are exempt entirely, making this a key consideration in the buyer profile analysis.

How does lease decay affect resale value for older units at this development?

Lease decay becomes increasingly material as an HDB flat approaches 80+ years of remaining tenure, as bank financing eligibility progressively tightens and buyer pools shrink. Most units at 662 Yishun Avenue 4 should retain sufficient lease remaining to avoid pronounced decay impacts over typical 10–15 year holding periods, though buyers should verify exact remaining lease tenure with HDB prior to commitment. Units with lease remaining below 85 years may face modest valuation haircuts of 5–10% relative to comparable units with longer tenure, reflecting lender conservatism and narrower end-buyer demographics. Understanding the specific lease position of individual units is essential for informed valuation assessment.

How does proximity to Khatib MRT Station (NS14) influence demand and long-term capital appreciation?

MRT proximity typically drives a 10–20% valuation premium over comparable units further from the station, reflecting the transport convenience factor and appeal to commuting professionals. Units within a 10-minute walk of Khatib MRT Station experience stronger rental demand, faster sale cycles, and more resilient capital appreciation than estate-wide averages. The North-South Line connectivity also provides stability to long-term value, as the transport link is unlikely to be deprecated or relocated. For both owner-occupiers and investors, MRT-proximate positioning represents a structural advantage supporting both residential appeal and financial returns over extended holding periods.

Is 662 Yishun Avenue 4 suitable for first-time buyers, upgraders, investors, or high-net-worth purchasers?

This development appeals across multiple buyer profiles for distinct reasons. First-time buyers benefit from HDB grants, full CPF utilisation, and exempt ABSD status, making Yishun's stability and amenities particularly attractive at entry-level pricing. Upgraders moving from smaller units should weigh ABSD costs against additional space benefits. Investors appreciate the steady rental demand, established tenant pool, and moderate capital appreciation potential without speculative volatility. High-net-worth purchasers unlikely to prioritise HDB holdings as primary residences may find this development less compelling than premium freehold alternatives, though some retain HDB rentals as stable income-producing assets. The development's broad appeal across buyer types suggests healthy underlying demand sustainability.

What TDSR headroom and financing requirements should I anticipate at prevailing rate levels?

Most HDB purchase price points at this development would require loan servicing of approximately S$2,000–3,500 monthly, depending on down payment size and interest rate assumptions. Using the TDSR framework, lenders typically permit up to 60% of monthly household income to service all debt obligations, implying a household income requirement of roughly S$3,300–5,800 to comfortably finance purchases at this location. Applicants with existing loan obligations (car loans, credit card facilities) would need proportionally higher household income to meet TDSR criteria. Utilising CPF ordinary account balances alongside bank financing can meaningfully reduce monthly mortgage burdens, often by 20–30%, materially improving affordability and financing approval prospects.

How does 662 Yishun Avenue 4 compare to other mature HDB developments in the North Region?

Yishun's established infrastructure, school strength, and shopping facilities position it competitively against other North Region mature estates including Ang Mo Kio and Bukit Panjang. The Khatib MRT station connection provides direct CBD access, outperforming some more peripheral estate transport options. Pricing per square foot across Yishun typically sits 5–12% below ultra-prime estates like Bukit Timah or Newton, but above emerging estates with longer development timelines. Comparative demand data suggests Yishun maintains steady transaction velocity and rental take-up, indicating sustained buyer and tenant confidence relative to alternative North Region options. Individual block positioning within Yishun remains critical, as disparities between well-located and poorly-positioned units can exceed overall estate-level variation.

Which unit stacks, floor levels, or positions within the development offer best value for money?

Mid-storey units (floors 5–12) typically offer optimal value, balancing natural light and ventilation advantages over lower floors against premium pricing for high-floor positioning. Units positioned at block corners generally command 3–8% premiums due to increased cross-ventilation and light, making mid-range corner units particularly efficient value propositions. East and west-facing units benefit from morning and afternoon natural light respectively, whilst north-facing units avoid excessive solar gain, appealing to different tenant and buyer preferences. Ground-floor units facing open common areas rather than adjacent blocks offer better amenity value and may justify slightly lower pricing through higher tenant appeal. Systematic analysis of floor plans, orientation, and block positioning can identify efficiently-priced units outperforming comparable alternatives.

What future supply and infrastructure developments in the North Region might influence long-term property values?

The Yishun estate is mature with no major new HDB construction anticipated in the immediate vicinity, supporting underlying scarcity value and demand resilience for existing stock. Government plans for estate-wide renewal initiatives, including lift upgrades and common area improvements, provide potential upside for property values if implemented at this development. The North-South Line remains a stable transport backbone with no planned deprecation or realignment, providing long-term utility value. Emerging developments in adjacent districts like Sembawang and Woodlands do not directly compete due to distance, though they may redistribute marginal tenant demand across the broader North Region. Long-term demand for Yishun housing remains supported by its established character, complete amenities, and proximity to growing employment centres, suggesting stable capital value retention over extended holding periods.

Hdb Flat At 662 Yishun Avenue 4 — From S$950