Type

Units

Min Area

Price Range

2 BR

732 sqft

S$430K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$430K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$86,000 on this acquisition.
Located 12 min (980 m) 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.

101 Yishun Avenue 5: Established HDB Living in a Connected Neighbourhood

101 Yishun Avenue 5 stands as a residential offering within Yishun, one of Singapore's established Housing and Development Board estates. This development comprises multi-room HDB flats designed to cater to diverse buyer profiles, from first-time homeowners entering the property market to upgraders seeking an alternative to city-fringe locations. The project sits within a mature neighbourhood characterised by long-standing community infrastructure, retail amenities, and transport connections that have evolved over decades.

Yishun itself represents a significant portion of Singapore's public housing stock, with a population that spans multiple generations of residents. The constituency benefits from deliberate urban planning that incorporates green spaces, hawker centres, markets, and educational institutions alongside residential clusters. 101 Yishun Avenue 5 occupies a position within this ecosystem, offering flats that range across multiple bedroom configurations to accommodate families of different sizes and composition.

Transport Connectivity and Accessibility

The development's location places it approximately 12 minutes on foot from NS13 Yishun MRT Station, a key interchange on the North–South Line. This proximity to rail infrastructure significantly enhances the estate's appeal to commuters seeking reliable public transport links to the city centre, business districts, and other regions of Singapore. The North–South Line itself carries substantial daily passenger volumes, making it a backbone artery for residential areas in the north.

Walking distance to an MRT station is traditionally viewed as a premium locational attribute in Singapore's property market, as it reduces dependency on private vehicular transport and extends accessibility to employment hubs across the island. For residents of 101 Yishun Avenue 5, this connectivity translates to shorter commute times and lower transport outlays, factors that influence both lifestyle quality and long-term financial viability for owner-occupiers and rental investors alike.

Pricing and Market Positioning

The development offers entry-level and mid-range pricing that makes it accessible to a broad buyer demographic. Current asking prices begin from S$429,999, positioning the estate competitively within the secondary HDB market for similar age, condition, and layout profiles. This price point remains substantially lower than comparable Housing and Development Board flats in city-adjacent or high-demand areas, reflecting both the estate's maturity and its distance from central business zones.

For first-time buyers, this pricing tier typically sits within financing headroom that accommodates standard mortgage lending parameters and debt-to-service ratios. The affordability profile, combined with established infrastructure, attracts purchasers who prioritise financial prudence over prestige location premiums. Property appreciation expectations in mature estates like Yishun tend toward modest but steady growth, aligned with land constraint economics and the estate's established character.

Unit Configurations and Layout Diversity

101 Yishun Avenue 5 features flats across multiple room configurations, with units spanning two-bedroom and larger layouts. These configurations reflect Housing and Development Board design standards intended to accommodate family nuclei of varying sizes. Two-bedroom units, typically ranging around 732 square feet in floor area, offer efficient spatial planning with separate living, sleeping, and functional zones that suit both young couples and small families.

The internal layout of HDB flats at this estate follows time-tested functional principles, with kitchens designed for efficient domestic workflows, bathrooms equipped with modern fixtures, and living areas dimensioned to comfortably accommodate daily activities and social gatherings. Larger multi-room units cater to established families and multigenerational households, providing additional private space and flexibility for home-based work arrangements increasingly common in Singapore's employment landscape.

Neighbourhood Character and Community Infrastructure

Yishun has matured into a self-contained neighbourhood with comprehensive retail, dining, and service offerings distributed across multiple commercial nodes. The estate features wet markets, supermarkets, dining establishments ranging from hawker fare to casual restaurants, and personal services including healthcare clinics, grooming facilities, and convenience retailers. This density of everyday amenities reduces resident dependency on travel to other districts for routine shopping and services.

Educational institutions, from kindergartens through secondary schools, are well-represented within the Yishun area, supporting families with children at various lifecycle stages. Sports and recreational facilities, including community clubs, fitness centres, and parks, provide leisure and wellness options for residents of all ages. This mature infrastructure ecosystem contributes to the estate's stability and appeal to households seeking established living environments rather than pioneering new developments.

Investment Considerations for Rental Buyers

Purchasers considering 101 Yishun Avenue 5 as an investment asset should note that HDB rental demand in established estates tends toward consistent, if modest, yields supported by the estate's proximity to transport and employment catchments. Two-bedroom units typically command rental rates reflective of their size, layout efficiency, and location value relative to the broader market. Investor returns in Yishun historically correlate with the estate's stability and the consistent inflow of renters seeking affordable, connected accommodation near employment centres.

Rental market dynamics in Yishun benefit from the North–South Line's role as a primary transport artery, as tenants prioritise commute convenience and accessibility. Properties positioned within reasonable walking distance of the MRT station command pricing premiums relative to flats deeper within the estate, translating to differentiated rental yields across different stacks and blocks. Investors should factor maintenance and upgrading costs, housing loan interest, and property tax into cash-flow calculations when evaluating acquisition thresholds.

Lease Tenure and Long-term Ownership Implications

HDB flats are offered on 99-year leases, a standard tenure structure that shapes long-term ownership economics and resale viability. Properties at 101 Yishun Avenue 5, like all HDB stock, experience gradual lease decay over their ownership lifecycle, with pricing and financing eligibility progressively affected as remaining lease duration diminishes. Buyers acquiring flats in this estate should be aware that lease maturity will influence future resale appeal, particularly once remaining tenure falls below 85 years, a threshold at which financing capacity and buyer pool contract meaningfully.

The Housing and Development Board has historically offered lease renewal programmes for mature estates, but policy frameworks and eligibility criteria remain subject to government direction. Purchasers should factor potential lease management considerations into their ownership planning, particularly if holding horizons extend beyond 20 to 30 years. Despite lease decay mechanics, HDB properties in well-connected, maturely-serviced estates like Yishun have demonstrated relative resilience in maintaining core demand from owner-occupiers and investors alike.

Buyer Profiling and Suitability Assessment

101 Yishun Avenue 5 appeals to multiple buyer cohorts with distinct motivations. First-time buyers benefit from the affordability threshold and established infrastructure, reducing early homeownership financial strain whilst ensuring access to proven community amenities and services. Young families upgrading from rental accommodation find the multi-room configurations appropriate for their household needs, with pricing that preserves capital allocation flexibility for other life priorities.

Upgraders seeking to right-size their housing at a more modest price point than premium estates find value in Yishun's maturity and transport connectivity without paying for scarcity or prestige location premiums. Rental investors view the estate as a stable, low-volatility acquisition vehicle offering consistent tenant demand supported by affordability and accessibility attributes. Retirees and mature households seeking to downsize from larger properties find appropriate unit sizes and neighbourhood character within this estate profile.

Comparative Market Context

Within the broader HDB secondary market, 101 Yishun Avenue 5 competes directly with other Yishun-based properties of comparable age and specifications, as well as neighbouring estates served by the North–South Line. Price-per-square-foot metrics for the development align with contemporary secondary market pricing for mature HDB stock in the north region. Recent transaction data for two-bedroom units of similar floor area in nearby blocks and estates provides reference benchmarks for valuation assessments and negotiation parameters.

Comparative analysis should consider specific factors including block position within the estate, floor level and stack orientation, remaining common property lease duration, and any upgrades or renovations undertaken by current vendors. Units positioned closer to the MRT station command modest premiums relative to those at estate peripheries, reflecting transport accessibility value. These differentials persist across market cycles, suggesting durable locational economics that support selective pricing tiers within the development.

Financing and Affordability Considerations

For owner-occupier purchasers, the development's price point typically sits comfortably within home financing parameters. Most flat configurations in this price band remain well within standard mortgage lending ceilings and debt-to-service ratio thresholds monitored by financial institutions. First-time buyers utilising Housing and Development Board loans benefit from concessional interest rate structures and flexible tenure options that enhance affordability relative to private banking channels.

Additional Buyer's Stamp Duty considerations apply for purchasers acquiring a second or subsequent residential property. Singapore Citizens purchasing a second residential property incur 20% ABSD on the purchase price, materially increasing total acquisition cost and affecting cash-on-cash return calculations for investment acquisitions. Investor purchasers should factor this ABSD liability into pricing models and ensure financing arrangements and capital reserves accommodate this significant transaction cost.

Frequently Asked Questions

What rental yield could I expect if I purchase a flat at 101 Yishun Avenue 5 as an investment property?

Rental yields for HDB flats in established Yishun typically range between 2% and 4% gross return, depending on unit configuration, floor level, and distance from the MRT station. Two-bedroom units like those at 101 Yishun Avenue 5 typically command monthly rents aligned with their efficiency and transport proximity, translating to modest but consistent yields attractive to conservative investors seeking stability over capital appreciation. Returns are supported by steady tenant demand from young professionals and small families prioritising affordability and connectivity, though yields will compress when factoring property tax, maintenance contributions, and housing loan interest. Investors should model conservative occupancy assumptions and conduct local market surveys to validate expected rental rates before acquisition.

How do prices per square foot at 101 Yishun Avenue 5 compare to recent HDB transactions in the Yishun area?

Recent secondary market transactions for two-bedroom HDB flats in Yishun have typically ranged between S$580 and S$650 per square foot, depending on block position, floor level, and lease remaining tenure. At 101 Yishun Avenue 5, the circa-S$430,000 asking price for 732-square-foot units translates to approximately S$587 per square foot, positioning the development competitively within the current secondary market range for comparable specifications. Price-per-square-foot comparisons should account for lease maturity, recent renovations, and MRT proximity, as these factors create differentiated valuations across the estate. Purchasers should cross-reference recent arm's-length transactions in adjacent blocks to validate asking prices against prevailing market dynamics.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm a Singapore Citizen buying a second residential property at 101 Yishun Avenue 5?

Singapore Citizens purchasing a second or subsequent residential property incur 20% Additional Buyer's Stamp Duty on the purchase price, a substantial transaction cost that significantly impacts acquisition economics. For a property at the S$429,999 asking price point, ABSD would amount to approximately S$86,000, bringing total transaction costs (including standard Stamp Duty and legal fees) to roughly S$100,000 or more. This 20% ABSD liability compresses cash-on-cash returns for investors and materially increases the effective purchase price, necessitating upward adjustment of expected rental yields to justify the investment thesis. Investor purchasers must factor ABSD into financing arrangements, ensuring loan facilities and capital reserves adequately cover both the property price and all associated transaction levies.

What lease decay risk should I consider for a 99-year HDB lease at 101 Yishun Avenue 5, and how does it affect resale value?

All HDB flats at 101 Yishun Avenue 5 are offered on 99-year leases, which gradually erode in value as the estate matures and remaining tenure diminishes. Lease decay typically begins to materially impact resale pricing and buyer demand once remaining tenure falls below 85 years, at which point financing eligibility contracts and buyer pools narrow significantly. The development's ultimate resale value trajectory will depend on Housing and Development Board lease renewal policies, which remain discretionary and subject to government determination based on estate maturity, upgrading status, and broader housing policy objectives. Purchasers should factor potential lease management into ownership planning, particularly for investors or buyers with extended holding horizons, and remain cognisant that long-term capital preservation may require engagement with potential lease renewal processes as the estate continues to mature.

How does proximity to NS13 Yishun MRT Station affect demand, capital appreciation, and rental value at 101 Yishun Avenue 5?

MRT station proximity is a durable demand driver in Singapore's property market, and the 12-minute walking distance from 101 Yishun Avenue 5 to NS13 Yishun Station positions the development favourably within Yishun's residential hierarchy. Properties within walkable distance of MRT stations command consistent premiums relative to estate peripheries, reflecting commuter preferences for transport accessibility and reduced reliance on private vehicular transport. Capital appreciation in MRT-proximate HDB estates tends toward steady, inflation-aligned growth driven by stable tenant demand and long-term urban connectivity value, even if absolute price appreciation remains modest compared to prestige developments. Rental demand at 101 Yishun Avenue 5 benefits significantly from the MRT connection, as tenants prioritise commute efficiency; flats positioned closer to the station command higher rental rates than those deeper within the estate, creating differentiated yield outcomes based on specific block and stack positioning.

Which buyer profiles are best suited to purchasing at 101 Yishun Avenue 5, and why?

First-time buyers represent an ideal profile for 101 Yishun Avenue 5, as the affordability threshold and established infrastructure reduce early homeownership financial burden whilst ensuring access to proven community amenities and transport connectivity. Young families upgrading from rental accommodation benefit from the multi-room configurations and mature neighbourhood character, finding appropriate household accommodation without paying prestige location premiums. Upgraders seeking to right-size housing at modest price points, particularly those downsizing from larger private properties, find value in Yishun's accessibility and community infrastructure. Conservative rental investors view the estate as a stable, low-volatility acquisition offering consistent demand and modest but reliable yields, appealing to those prioritising predictability over capital appreciation. Retirees and mature households seeking efficient, well-serviced neighbourhood living at affordable price points likewise find 101 Yishun Avenue 5 aligned with their requirements.

What Total Debt Servicing Ratio (TDSR) and financing headroom should owner-occupiers expect at 101 Yishun Avenue 5's price points?

For owner-occupiers financing purchases at approximately S$430,000, most mortgage lenders will approve financing at 80% of the property value (S$344,000), requiring down-payment of approximately S$86,000 and leaving monthly debt servicing obligations manageable within standard TDSR thresholds for households with stable employment income. Monthly housing loan servicing at current interest rates typically translates to S$1,600 to S$1,800, which remains comfortably within TDSR limits for households earning S$4,500 to S$5,500 monthly, roughly the income profile for which 101 Yishun Avenue 5 is targeted. Housing and Development Board loans offer concessional terms and longer tenures (up to 25 years) compared to private banking, further improving affordability and TDSR headroom for eligible purchasers. Purchasers should seek pre-approval from their chosen lender prior to committing to purchase, ensuring clear visibility on financing capacity and monthly commitments.

How does 101 Yishun Avenue 5 compare to competing HDB developments in nearby estates served by the North–South Line?

Competing HDB developments in adjacent estates along the North–South Line, including properties in Chua Chu Kang and other northern constituencies, typically command comparable or marginally higher pricing for similar specifications, reflecting site-specific factors such as block age, upgrading status, and individual estate character. 101 Yishun Avenue 5 maintains competitive positioning due to Yishun's mature infrastructure, comprehensive retail and service amenities, and the estate's established reputation as a stable, well-serviced residential area. Adjacent competing estates may offer newer blocks or upgraded common facilities in some cases, though these amenities typically command pricing premiums offsetting any perceived newness advantage. Comparative yield analysis should weight rental demand consistency across competing estates, as MRT-served locations attract broadly similar tenant demographics; however, Yishun's scale and amenity density support reliable tenant inflows, supporting yield sustainability relative to smaller adjacent estates.

Which unit stacks and floor levels offer the best value at 101 Yishun Avenue 5?

Mid-level stacks (roughly floors 10 to 20) typically offer the optimal balance of value and amenity at 101 Yishun Avenue 5, providing elevation benefits (natural light, ventilation, noise reduction) whilst avoiding the premium pricing often applied to upper-level flats and the lower rates sometimes offered on lower floors. Units positioned within reasonable walking distance of the MRT station (typically 5 to 10 minutes on foot) command modest pricing premiums relative to estate periphery locations; discerning value buyers should target blocks in secondary positions that remain accessible to the MRT yet benefit from slightly lower asking prices. Ground-floor and first-level units occasionally trade at modest discounts but may face noise and privacy considerations given proximity to common areas and service roads. Upper-floor units in blocks closer to the MRT station may command disproportionate premiums relative to value delivered; budget-conscious buyers should compare premium pricing against actual rent differentials to ensure premium justification before acquisition.

What is the future supply pipeline for HDB developments in Yishun and surrounding northern districts, and how might this affect 101 Yishun Avenue 5's long-term value?

Yishun has been established as a mature HDB estate for decades, with limited new construction pipeline anticipated within the immediate neighbourhood given land constraint and existing density levels. However, the broader North Region continues to see Housing and Development Board development activity in designated growth areas and rejuvenation zones, which could incrementally influence pricing dynamics for secondary market properties including 101 Yishun Avenue 5. Future supply considerations are balanced by Yishun's maturity advantage—established estates typically demonstrate resilience in value retention as new estate openings tend to cannibalise demand from buyers prioritising modern finishes and upgraded infrastructure over established character. Long-term capital preservation at 101 Yishun Avenue 5 is likely supported by limited nearby new supply competition, consistent transport connectivity, and the estate's role as an affordable entry point within the North–South Line corridor. Purchasers should remain cognisant of broader Housing and Development Board masterplanning and any announced rejuvenation initiatives that might alter the competitive landscape over extended holding periods.

Hdb Flat At 101 Yishun Avenue 5 — From S$430K