Type

Units

Min Area

Price Range

Studio

120 sqft

S$550/mo

Other

120 sqft

S$550/mo – S$1,200/mo

Property Highlights

HDB development with 3 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: Convenient HDB Living Near Khatib MRT

663 Yishun Avenue 4 stands as a well-established Housing and Development Board block in one of Singapore's most mature and accessible residential neighbourhoods. Situated in the North-East region of the island, this development benefits from its proximity to Khatib MRT Station on the North-South Line, a major transit hub that connects residents directly to the city centre, employment districts, and leisure precincts across the island. The location offers the perfect balance between suburban tranquillity and urban convenience, making it an attractive option for both tenants and investors seeking stable, long-term residential arrangements.

The Yishun area has long been recognised as a cornerstone HDB neighbourhood, characterised by mature greenery, established community facilities, and a diverse resident base. 663 Yishun Avenue 4 forms part of this vibrant residential ecosystem, surrounded by shopping malls, hawker centres, and recreational spaces that cater to the everyday needs of families and working professionals. The block's positioning within this established precinct ensures that occupants enjoy immediate access to essential services, from grocery shopping to dining and leisure options, all within walking distance or a short bus ride.

Transport Connectivity and MRT Accessibility

Located approximately 1.13 kilometres from Khatib MRT Station, the development sits comfortably within a 14-minute walk of this pivotal transport node. The North-South Line serves as one of Singapore's busiest and most comprehensive transit routes, providing rapid access to key destinations including the Marina Bay financial district, Orchard Road shopping belt, and northern regions such as Woodlands and Sembawang. For commuters, this accessibility dramatically reduces travel times to offices, schools, and entertainment venues, a critical factor in the rental and investment appeal of any HDB property.

Beyond the MRT, the neighbourhood benefits from extensive bus connectivity. Multiple bus services traverse Yishun Avenue and surrounding roads, offering residents alternative commuting options and access to areas not directly served by the rail network. This multi-modal transport environment enhances the property's attractiveness to a broad demographic, particularly those without personal vehicles or those preferring flexible commuting arrangements.

Neighbourhood Character and Community Facilities

Yishun has matured into a comprehensive residential district over several decades, accumulating a rich array of community infrastructure. The area hosts multiple primary and secondary schools, making it particularly appealing to families with children. Healthcare facilities, including polyclinics and private clinics, are well-distributed throughout the neighbourhood, ensuring that medical services remain readily accessible to all residents. Community centres, sports complexes, and parks provide recreational outlets for residents of all ages, supporting an active and engaged community lifestyle.

Shopping and dining options in the Yishun area are diverse and abundant. The neighbourhood is served by several shopping malls and local markets, offering everything from supermarket groceries to speciality retail and international cuisine. Hawker centres remain a cornerstone of daily life in Yishun, with multiple establishments offering authentic local fare at affordable prices. This blend of modern retail infrastructure and traditional dining culture creates a residential environment that feels both contemporary and rooted in Singapore's heritage.

Rental Market Potential and Investment Considerations

For investors evaluating 663 Yishun Avenue 4, the HDB rental market in this location presents compelling opportunities. Yishun attracts a consistent stream of tenants, including young professionals, expatriates on assignment, and families seeking affordable, well-connected accommodation. The proximity to Khatib MRT ensures that properties in this block appeal to tenants working across multiple employment hubs throughout the island, from the CBD to technology parks in the East and manufacturing zones in the North. Rental demand in mature HDB estates like Yishun tends to remain stable, supported by limited new HDB supply in established neighbourhoods and strong underlying tenant demographics.

The rental yield profile for properties in this development is attractive relative to alternative residential investments in the region. With consistent tenant demand and moderate capital outlay compared to private residential or condominium alternatives, HDB rentals in Yishun offer a balanced risk-return proposition. Investors should note that HDB rental rules permit leasing of entire units or rooms, providing flexibility in income optimisation strategies.

Market Dynamics and Competitive Positioning

663 Yishun Avenue 4 competes within a mature HDB market characterised by established stock and relatively stable pricing. The development's age and condition, combined with its transport accessibility, position it competitively against nearby HDB blocks in Yishun and adjacent planning areas. The North-South Line connectivity provides particular value, as properties further from MRT stations typically command lower rentals and attract smaller tenant pools. The block's maturity also means that major structural works are unlikely in the near term, reducing uncertainty around future cost pass-throughs or extended disruptions.

Prospective tenants and investors should contextualise pricing relative to recent transactions in the Yishun corridor. HDB transaction prices and rental rates in the North-East region reflect the consistent appeal of North-South Line connectivity, schooling options, and community amenities. Properties with better transport access command premiums that are well-justified by reduced commuting time and broadened tenant appeal.

Lease Tenure and Long-Term Viability

As an HDB property, 663 Yishun Avenue 4 carries a 99-year lease tenure, a standard feature of public housing in Singapore. For investors and tenants, the lease tenure presents an important consideration: while a 99-year lease is legally robust and accepted by banks for mortgage purposes, lease decay becomes a material factor as the property ages further. Current lease remaining should be verified during any transaction, as properties with significantly reduced lease periods may face tighter financing constraints and lower resale appeal. However, for near-term tenants and investors with a medium-term horizon, this is unlikely to be a limiting factor.

The HDB lease model also provides regulatory stability and consumer protections that are absent in the private market. HDB pricing is supported by government policy frameworks designed to ensure affordability, making HDB properties relatively insulated from extreme market volatility compared to private residential assets.

Suitability for Different Occupant Profiles

For first-time renters and young professionals entering the Singaporean rental market, 663 Yishun Avenue 4 offers an economical entry point with excellent transport connectivity. The MRT proximity and reliable bus network mean that even tenants without vehicles enjoy seamless access to workplaces and social venues across the island. For families, the neighbourhood's schools, family-oriented facilities, and secure residential environment create an appealing backdrop for raising children whilst maintaining close proximity to employment and education hubs.

Investors seeking portfolio diversification in the HDB segment will find Yishun's rental stability and MRT connectivity attractive. The area attracts both local and expatriate tenants, broadening the potential tenant pool and supporting consistent rental income. For upgraders within the HDB system, 663 Yishun Avenue 4 represents a practical stepping stone property with predictable financing terms and strong demand characteristics.

Future Outlook and District Development

Yishun's long-term development trajectory remains stable, with the Singapore government committed to maintaining and upgrading mature HDB estates across the island. The North-East region continues to attract residential interest, supported by transport infrastructure investment, educational facility enhancements, and targeted urban renewal programmes. Whilst new HDB supply in Yishun proper is limited—a factor supporting pricing resilience—nearby growth centres such as Sembawang and Punggol provide alternative housing options that indirectly support Yishun's rental market by attracting overflow demand.

For property investors and tenants considering 663 Yishun Avenue 4, the development's position within an established, well-serviced neighbourhood with strong transport links provides a solid foundation for medium to long-term residential arrangements. The mature community infrastructure, proximity to key transport nodes, and stable tenant demand profile collectively position this block as a reliable investment and residential choice within Singapore's HDB landscape.

Frequently Asked Questions

What is the estimated rental yield for investors purchasing units at 663 Yishun Avenue 4?

Rental yields for HDB properties at 663 Yishun Avenue 4 typically range between 3% to 5% gross annual yield, depending on the specific unit size, condition, and current lease remaining. The proximity to Khatib MRT Station enhances tenant demand, as renters prioritise locations with fast MRT access for daily commuting. Investors should factor in ongoing property tax, maintenance contributions, and potential vacancy periods when calculating net returns; however, the Yishun area's track record of consistent tenant demand—driven by expatriate assignments, young professionals, and families—supports reliable income generation. Units closer to the MRT tend to command slightly higher rental rates and faster tenant turnover, benefiting active investors seeking to optimise cash flow. The HDB rental market in Yishun has demonstrated resilience across economic cycles, suggesting that yields remain defensible even during broader market slowdowns.

How do rental rates per square foot at this development compare to recent HDB transactions in Yishun?

Recent HDB rental transactions in the Yishun precinct have established rental rates typically ranging from S$2.50 to S$3.50 per square foot per month, depending on unit size, condition, and proximity to MRT or amenities. Smaller units and those in closer proximity to Khatib MRT tend to command the higher end of this range, whilst larger units or those on less accessible floors may settle towards the lower end. 663 Yishun Avenue 4's positioning within a mature, well-established block—with confirmed MRT accessibility—positions it competitively within this bracket. Investors comparing this development to other Yishun blocks should verify the exact lease remaining and maintenance condition, as these factors materially influence tenant appeal and justifiable rental pricing. The North-South Line connectivity provides particular pricing power, as tenants working in the CBD, Orchard, or northern business parks place high value on rapid MRT access, allowing landlords to sustain rental rates above comparable estates further from the station.

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

Singapore Citizens purchasing a second residential property, including HDB units at 663 Yishun Avenue 4, are subject to Additional Buyer's Stamp Duty at 20% of the purchase price. This duty is payable on top of the standard Buyer's Stamp Duty and must be settled before the property transfer is completed. For example, a second-property purchase at S$400,000 would incur ABSD of S$80,000, significantly raising the total cash outlay required at point of transaction. Buyers should engage a conveyancing lawyer early to confirm exact ABSD liability based on their residential property ownership history and ensure that total financing headroom—including ABSD—remains within acceptable lending thresholds. Some buyers explore strategies such as timing the purchase to align with spousal ownership structures or evaluating alternative markets; however, these require professional tax and legal advice. The ABSD is a material cost that should be factored prominently into investment return calculations and purchase affordability assessments.

What is the lease decay risk for properties at this HDB development, and how does remaining lease affect resale value?

As a 99-year HDB lease property, 663 Yishun Avenue 4 will experience gradual lease decay over time, a factor that directly impacts long-term resale value and tenant appeal. Properties with lease periods below 60 years typically face significant financing constraints—many banks impose stricter loan-to-value ratios or decline lending altogether—which compresses the pool of potential buyers and suppresses resale prices. The current lease remaining should be verified from HDB records; properties with 70–85 years remaining are considered within a normal depreciation band, whilst those below 60 years warrant careful evaluation for medium to long-term hold strategies. For investors with a 5–10 year time horizon, lease decay is less critical, as sufficient tenure remains for tenant lettings and eventual exit. However, longer-term buy-and-hold strategies should factor in accelerating lease decay risk, particularly as the property approaches the 60-year threshold. The HDB Lease Buyback Scheme, whilst subject to eligibility criteria, offers one pathway to extend lease; however, participation is not guaranteed, and buyers should not rely solely on this mechanism when assessing long-term property viability.

How does proximity to Khatib MRT Station influence demand and capital appreciation for properties at 663 Yishun Avenue 4?

Proximity to Khatib MRT Station—situated 1.13 kilometres or approximately 14 minutes' walk away—significantly enhances the development's attractiveness to both tenants and owner-occupiers. The North-South Line provides rapid, direct connections to Singapore's primary employment and leisure hubs, including Marina Bay, the CBD, Orchard Road, and northern business parks, making commutes predictable and reliable. This transport advantage typically translates to sustained tenant demand, higher rental rates relative to non-MRT-adjacent HDB blocks, and greater capital appreciation over market cycles. Historically, HDB properties within 600 metres of MRT stations command rental and sale premiums of 10–15% relative to similar properties 1–2 kilometres away, reflecting the time and cost savings tenants and buyers derive from MRT accessibility. For investors, this MRT proximity mitigates risk by ensuring a broad, stable tenant pool even during economic downturns, as employed professionals continue to seek convenient commuting options. Capital appreciation in well-connected HDB locations has generally outpaced inflation and broader property index movements, though this is subject to broader market conditions and individual economic cycles. The strategic positioning of 663 Yishun Avenue 4 at the intersection of mature neighbourhood amenities and MRT connectivity provides a structural tailwind for long-term value retention.

Which buyer profiles—first-timers, upgraders, HNW investors, and owner-occupiers—are best suited to this development?

First-time renters and young professionals represent an ideal tenant profile for 663 Yishun Avenue 4, as they prioritise affordable accommodation with strong MRT connectivity and have limited vehicle ownership. This demographic is abundant in Singapore's expatriate and domestic professional sectors, creating consistent, predictable demand. Upgraders within the HDB system—families outgrowing smaller units or seeking better-located blocks—find Yishun's community facilities, schools, and established neighbourhoods appealing, supporting stable owner-occupier demand. For HNW investors, 663 Yishun Avenue 4 may represent a diversification play within a broader portfolio rather than a primary investment, offering stable 3–5% rental yields with low operational complexity compared to private residential or commercial assets. Owner-occupiers prioritising commuting convenience, affordability, and community stability are well-served by this location, particularly families working across multiple employment zones who value the time savings and transport predictability that MRT connectivity provides. The development is less suited to investors seeking rapid appreciation or speculative trading; rather, it appeals to those seeking stable, long-term income generation and value-preserving residential solutions. The mature, established character of the neighbourhood attracts conservative investors and tenants who value predictability over cutting-edge new developments.

What are typical TDSR and financing headroom considerations at price points for units in this development?

Total Debt Service Ratio (TDSR) is a critical financing constraint for HDB purchases, capping total monthly debt obligations (including the new mortgage) at 55% of gross monthly income. At typical HDB price points in Yishun—ranging from approximately S$300,000 to S$450,000—monthly mortgage repayments are generally manageable within standard TDSR thresholds for employed buyers earning S$4,000–S$8,000 monthly. However, buyers with existing car loans, personal credit facilities, or student loans must account for these obligations when assessing available financing headroom; a buyer with S$5,000 gross income and S$1,500 in other monthly debt obligations can support only approximately S$2,250 in new mortgage payments (55% of S$5,000 minus S$1,500), limiting the property price they can finance. For second-property buyers at 663 Yishun Avenue 4, the 20% ABSD requirement further compresses available cash and may reduce the loan-to-value ratio acceptable to lenders, tightening overall affordability. Investors should engage an HDB-experienced mortgage broker or bank early to confirm maximum financing available before committing to negotiations, ensuring that total costs—including ABSD, legal fees, and maintenance contributions—remain within overall budget parameters. Loan tenures for HDB properties typically extend to 30 years or the borrower's age 65, whichever is earlier, affecting monthly quantum and total interest payable.

How does 663 Yishun Avenue 4 compare to nearby competing HDB developments in Yishun and adjacent areas?

663 Yishun Avenue 4 competes directly with other mature HDB blocks in central Yishun, including properties on Yishun Avenue and nearby roads, as well as adjacent developments in Sembawang and Chong Boon. The key competitive differentiator for this block is its distance from Khatib MRT Station; blocks within 600–800 metres of the MRT command rental premiums of 10–15% relative to those 1.5–2 kilometres away, reflecting the time and transport cost savings for tenants. Compared to newer or upgraded HDB blocks in growth areas like Sembawang, 663 Yishun Avenue 4 offers lower purchase prices and established community infrastructure, appealing to value-conscious investors and tenants; however, it may lack some amenities or architectural features of newer developments. Competing private residential projects in the North-East region (condominiums and landed properties) generally command significantly higher prices and rental yields are often lower in percentage terms, though absolute dollar returns may be higher. For HDB-focused investors and renters, 663 Yishun Avenue 4's maturity, stable neighbourhood character, and proven MRT connectivity provide competitive advantages over newer but untested HDB blocks in peripheral growth areas. Prospective buyers should compare per-square-foot pricing and rental rates directly with 3–5 comparable blocks within the same Yishun or Sembawang corridors to establish fair market value and rental benchmarks.

Which unit stack levels or floor positions offer the best value at this development?

Unit positioning within 663 Yishun Avenue 4 affects both pricing and rental attractiveness. Lower floor units (ground to third floor) typically command modest discounts of 2–5% relative to mid-level floors, reflecting tenant preferences for higher privacy and reduced noise from adjacent communal areas and external traffic. Mid-level floors (fourth to eighth floor) generally represent the best value proposition, offering optimal balance between perceived safety/privacy and rental marketability; these units attract the broadest tenant demographic and maintain rental rates closest to market averages. Higher floor units (ninth floor and above, depending on block height) command premiums of 3–8%, appealing to tenants and buyers prioritising views, light, and a sense of separation from street-level activity. For investors prioritising rental velocity and tenant appeal, mid-level units typically represent the optimal choice, as they attract the largest tenant pool and minimise extended vacancy periods. Corner units and units with unique orientations or views may command modest premiums; however, these are highly individualised and require direct market comparison. Prospective buyers should also consider which floors have utilities, maintenance access points, or structural features that may affect long-term durability, though HDB construction standards minimise such variation. The specific rental market conditions and tenant preferences in Yishun should be verified through recent listings and agent feedback before making final unit selection decisions.

What is the future supply pipeline for residential properties in the Yishun and North-East region, and how might this affect this development's long-term value?

The Yishun precinct itself has limited new HDB supply in the immediate pipeline, as the estate has reached maturity and the government prioritises new public housing development in growth areas such as Punggol, Sembawang, and future new towns. This supply scarcity is favourable for existing HDB blocks in Yishun, including 663 Yishun Avenue 4, as limited new stock provides structural support for rental demand and pricing resilience. However, nearby growth areas—particularly Sembawang and Punggol—are receiving new HDB supply with modern facilities and upgraded finishes, which may attract marginal tenants and buyers away from older Yishun blocks. The opening of new MRT stations or rail extensions in adjacent areas could also redistribute demand, though the North-South Line's established, busy status and Khatib's central positioning within the Yishun corridor limit direct competition. Longer-term district development, including potential upgrading of older HDB blocks through the HDB Renewal Programme (which improves lifts, façades, and communal facilities), could enhance the appeal and value of properties at 663 Yishun Avenue 4. Investors should monitor HDB's long-range planning documents and URA Master Plan updates for any significant land-use changes in the North-East region; however, absent major disruptions, the stable, mature character of Yishun combined with constrained new supply suggests that demand for rental properties in well-connected blocks like this one will remain resilient across medium to long-term horizons.

663 Yishun Avenue 4 — From S$550