Type

Units

Min Area

Price Range

Other

200 sqft

S$1,000/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,000.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$200 on this acquisition.
Located 16 min (1.36 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.

250 Yishun Avenue 9: Established HDB Living in North Singapore

Situated in the heart of Yishun, one of Singapore's most established public housing estates, 250 Yishun Avenue 9 offers residential units within a mature and vibrant community. The development sits within a neighbourhood that has evolved significantly over the past two decades, attracting families, young professionals, and investors seeking affordable entry points into Singapore's residential property market. The location benefits from the decades of infrastructure investment and community building that characterise the broader Yishun estate, where residents enjoy access to a comprehensive network of daily conveniences and recreational facilities.

The Yishun precinct has become synonymous with family-oriented living, hosting numerous primary and secondary schools, several community centres, and a range of wet markets and shopping complexes. This combination of educational institutions and day-to-day amenities makes the area particularly appealing to households prioritising convenience and community infrastructure. The neighbourhood's maturity means that many essential services—healthcare, financial institutions, dining establishments—are well-established and integrated into the local fabric, reducing the need for residents to travel substantial distances for routine requirements.

Transport Connectivity and Accessibility

The development's proximity to Yishun MRT Station (NS13) positions it within reasonable reach of Singapore's wider metropolitan employment centres and leisure destinations. Situated approximately 1.36 kilometres away, or roughly a 16-minute walk, the station provides commuters with direct access to the North-South Line, which connects major business districts including the CBD, Marina Bay, and areas along the eastern and southern corridors. For residents who prefer not to walk, several bus routes serve the immediate locality, ensuring that broader Singapore remains highly accessible via public transport networks.

Commute times to central business districts are typically manageable, with the MRT journey to the CBD taking approximately 25 to 30 minutes depending on the specific destination and time of day. This accessibility has historically supported steady rental demand from professionals working in finance, legal services, and technology sectors, as well as those employed in hospitals and educational institutions across the island. The north-south transport axis has also been instrumental in attracting long-term investor interest to the Yishun estate, particularly among those seeking rental income from working professionals.

Market Positioning and Investment Appeal

HDB flats at 250 Yishun Avenue 9 represent an accessible entry point for first-time buyers navigating Singapore's property market, particularly those seeking to fulfil the Housing and Development Board's eligibility criteria for subsidised public housing. The affordability profile of units within this development aligns with the broader policy objective of providing quality public housing at prices accessible to the wider population. For investors, the maturity of the Yishun estate and its well-established rental market present opportunities to acquire units for income generation, with typical rental yields reflecting the neighbourhood's consistent appeal to working households.

The development's positioning within an established estate means that prospective buyers and tenants are typically drawn from resident populations already familiar with the area's character, infrastructure, and community dynamics. This familiarity often translates into stable demand patterns, both for occupancy and rental tenancy. The estate's decades-long development trajectory has also established precedents for long-term price appreciation and rental growth, though returns naturally reflect the maturity of the area relative to newer suburban developments on the island's fringe.

Community Amenities and Lifestyle

Residents at 250 Yishun Avenue 9 benefit from Yishun's comprehensive amenity ecosystem, which includes multiple community centres offering recreational and sports facilities, landscaped parks, and dedicated cycling paths. The neighbourhood supports active ageing programmes and family-oriented activities, reflecting the Housing and Development Board's commitment to building complete communities rather than isolated residential blocks. Open spaces and recreational facilities are distributed throughout the estate, encouraging outdoor activity and community interaction among residents of all ages.

Educational facilities abound in the immediate vicinity, with several primary and secondary schools within walking distance or short bus journeys from the development. This concentration of schools has historically anchored family demographics to the area, creating stable neighbourhoods where multi-generational households often choose to remain. The proximity to these educational institutions also supports strong rental demand from expatriate families and working couples seeking convenient schooling options for their children.

Housing and Development Board Context

As an HDB development, 250 Yishun Avenue 9 operates within Singapore's public housing framework, which governs matters including eligibility, financing options, resale procedures, and long-term lease structures. The majority of HDB flats are sold on 99-year leasehold tenure, meaning that lease decay becomes a consideration for long-term holders and prospective purchasers. Understanding the age of the estate and the remaining lease duration on individual units is important for both owner-occupiers and investors, as lease length directly influences resale eligibility, financing terms offered by banks, and long-term capital value trajectories.

The HDB framework also includes specific regulations around foreign ownership (generally prohibited for leasehold flats), subletting arrangements, and resale eligibility windows. These regulatory parameters create a distinct property market with established rules and transparent processes, which many investors appreciate for the clarity and predictability they provide. Buyers should familiarise themselves with HDB guidelines regarding occupancy periods, upgrade eligibility, and resale conditions before committing to purchase decisions.

Neighbourhood Character and Future Outlook

Yishun's status as an established estate with several decades of continuous development means that the neighbourhood has already experienced significant capital appreciation cycles and has matured into a stable residential precinct. Unlike greenfield developments that experience rapid appreciation and demographic transformation as infrastructure is completed, mature estates typically offer more predictable growth patterns aligned with broader economic conditions and policy shifts affecting Singapore's housing market.

The Housing and Development Board periodically undertakes estate rejuvenation initiatives, including structural upgrades, landscaping improvements, and enhanced recreational facilities. These improvements are designed to maintain the relevance and appeal of mature estates, though they are typically funded through community levies and national programmes rather than private development investment. Prospective residents and investors should remain aware of any planned upgrading projects, as these can positively influence neighbourhood appeal and long-term asset values.

For buyers and investors considering 250 Yishun Avenue 9, the development represents a stable, accessible option within Singapore's established public housing landscape. The combination of mature community infrastructure, reliable transport connectivity, affordable pricing, and consistent rental demand creates an investment proposition suited to multiple buyer profiles, from first-time homebuyers navigating their initial purchase to experienced investors diversifying portfolios with income-generating residential assets. Understanding the HDB regulatory environment, lease tenure implications, and local market dynamics is essential for making informed acquisition decisions in this neighbourhood.

Frequently Asked Questions

What rental yield might I expect if I purchase a unit at 250 Yishun Avenue 9 as an investment property?

Rental yields at 250 Yishun Avenue 9 typically range between 3% and 5% gross yield, depending on the specific unit size, condition, and prevailing rental rates within the Yishun precinct. The mature estate character and proximity to Yishun MRT support consistent demand from working professionals and families, particularly those employed in central business districts accessible via the North-South Line. Yields are influenced by the development's affordability positioning and the broader HDB rental market conditions; historically, public housing in established estates like Yishun has demonstrated stable rental demand aligned with employment cycles and migration patterns across Singapore. Prospective investors should analyse recent comparable lettings within the estate to establish realistic income projections aligned with current market conditions.

How do current pricing per square foot at 250 Yishun Avenue 9 compare to recent HDB transactions in the Yishun area?

Pricing at 250 Yishun Avenue 9 reflects the broader Yishun HDB market, where per-square-foot rates are generally competitive within the public housing segment due to the estate's maturity and established rental market dynamics. Recent comparable transactions in the immediate Yishun neighbourhood typically range between S$5,500 and S$7,500 per square metre depending on unit type, floor level, and lease remaining, with newer leasehold durations commanding premiums relative to older stock. The development's positioning as part of an established estate means pricing is anchored by historical transaction precedents rather than greenfield scarcity premiums, providing transparency and comparability for both buyers and investors evaluating value propositions. Conducting searches of recent resale transactions on the HDB portal and engaging licensed agents familiar with the Yishun market will provide definitive data on how specific units compare to comparable stock.

What are the Additional Buyer's Stamp Duty (ABSD) implications if I purchase 250 Yishun Avenue 9 as a second residential property?

Singapore Citizens purchasing a second residential property, including HDB flats at 250 Yishun Avenue 9, are subject to Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price. This duty is calculated on the full transaction value and is payable within fourteen days of the instrument of transfer being executed, adding a significant cost to second-property acquisitions that must be carefully factored into investment return calculations. For a property purchased at S$400,000, for example, the ABSD would total S$80,000, materially increasing the investor's total outlay and affecting the break-even period and long-term yield metrics. Investors should consult with conveyancing solicitors and financial advisers to understand the precise ABSD implications for their specific circumstances and to model how this cost affects investment returns over various holding periods.

How does the remaining lease duration on HDB units at 250 Yishun Avenue 9 affect resale value and financing options?

HDB flats typically carry 99-year leasehold tenure, and the remaining lease duration has significant implications for both financing availability and long-term capital value. As leases approach the 60-year mark, banks may reduce loan-to-value ratios and impose stricter terms, while property values typically decline as the lease shortens due to reduced financing availability and investor demand for units with limited remaining tenure. The Housing and Development Board has introduced lease-extension schemes allowing certain flat owners to extend leases, though these involve significant costs and eligibility criteria that should be evaluated carefully by prospective buyers. Purchasers should verify the current lease duration on units of interest, understand the remaining tenure's implications for their intended holding period, and factor potential lease-extension costs into long-term ownership projections.

How does proximity to Yishun MRT Station (NS13) influence long-term capital appreciation and tenant demand at this development?

The approximately 16-minute walk to Yishun MRT Station positions 250 Yishun Avenue 9 within a highly accessible precinct that has consistently attracted demand from commuters seeking affordable public housing with reliable transport connections to employment centres across Singapore. The North-South Line provides direct connectivity to the central business district and major employment nodes, supporting steady tenant pools of working professionals and reducing rental vacancy risks compared to developments further from MRT access. Historical capital appreciation in Yishun has been anchored by this transport connectivity, as the line's completion and subsequent densification of employment along the corridor drove long-term property value growth in surrounding housing stock. Future enhancements to public transport networks or changes in employment geography could influence appreciation trajectories, making transport connectivity a fundamental consideration in evaluating both owner-occupancy suitability and investment potential.

Which buyer profiles—first-timers, upgraders, wealthy individuals, investors—are best suited to 250 Yishun Avenue 9?

250 Yishun Avenue 9 appeals strongly to first-time buyers navigating the HDB purchase process, as the development's affordability, established community infrastructure, and transparent HDB regulatory framework provide an accessible entry point into homeownership. Young families upgrading from rental accommodation find the neighbourhood's schools, community facilities, and transport connectivity attractive for establishing stable household bases, whilst investors appreciate the mature estate's consistent rental demand and transparent HDB market mechanisms. The development's mature character and public housing positioning make it less attractive to wealthy individuals seeking premium or luxury residential options, though experienced investors focused on yield-based acquisitions rather than capital appreciation frequently target such established estates for portfolio diversification. Prospective buyers should assess their own housing needs, investment objectives, and financial capacity against the development's characteristics to determine fit within their broader real estate strategies.

What Total Debt Servicing Ratio (TDSR) and financing headroom should I expect at 250 Yishun Avenue 9's typical price points?

At typical 250 Yishun Avenue 9 price points ranging from approximately S$300,000 to S$450,000, mortgage financing is readily available through HDB's own financing schemes and participating commercial banks, with loan-to-value ratios typically reaching 80% to 90% for eligible buyers and 75% to 80% for investors. The Total Debt Servicing Ratio (TDSR) threshold of 60% means that buyers with combined household incomes of S$6,000 to S$8,000 monthly typically have sufficient headroom to qualify for mortgages covering 80% to 90% of property value, assuming no other significant debt obligations. At lower price points within the development, TDSR headroom expands, whilst at premium positions, buyers approaching debt servicing limits should carefully evaluate their existing obligations and ensure adequate buffers for interest rate increases over multi-decade mortgage terms. Prospective buyers should obtain in-principle financing approvals from banks or HDB before committing to purchases, as financing capacity directly constrains purchasing power and affects decision-making timelines.

How does 250 Yishun Avenue 9 compare to competing HDB developments in nearby Ang Mo Kio, Bukit Panjang, or Simpang?

250 Yishun Avenue 9 occupies a competitive position within the broader north-central HDB landscape, with neighbouring estates in Ang Mo Kio, Bukit Panjang, and Simpang offering comparable affordability and transport connectivity profiles. Ang Mo Kio estates, approximately 2 to 3 kilometres away, similarly benefit from MRT access via the North-South Line and share comparable community infrastructure, though some Ang Mo Kio developments command modest premiums due to perception of slightly newer estate character. Bukit Panjang, served by the Bukit Panjang Light Rail Transit (LRT) system and proximity to employment areas in the north-west, offers alternative positioning for similar buyer cohorts, though LRT connectivity differs from direct MRT access and may influence rental demand patterns. Prospective buyers should compare recent transaction data, rental yields, and amenity availability across competing developments to establish which neighbourhood alignment best serves their occupancy intentions or investment objectives, recognising that price differentials often reflect subtle differences in perception, transport mode, and estate maturity rather than fundamental value divergence.

Are there particular unit stacks, floor levels, or positions within 250 Yishun Avenue 9 that offer superior value?

Within HDB developments including 250 Yishun Avenue 9, mid-level units (typically floors 5 to 25) frequently offer the strongest value positioning, as they command lower prices than high-floor units whilst avoiding ground-floor and low-floor noise and privacy concerns associated with street-level exposure. Mid-floor units typically balance privacy, natural ventilation, accessibility, and pricing, making them particularly attractive to both owner-occupiers and rental investors seeking broad tenant appeal. East or north-facing units often command premiums due to morning light and reduced afternoon heat exposure, whilst corner units provide superior ventilation and reduced noise, though these premiums vary seasonally and depend on specific building orientations and surrounding infrastructure. Prospective buyers should physically inspect units across multiple floor levels and exposures before committing to purchases, as perceived value differs considerably between individuals based on occupancy preferences, and what appears advantageous on floor plans may feel materially different in lived experience.

What is the future supply pipeline for HDB developments in Yishun and surrounding districts, and how might this affect long-term appreciation?

The Housing and Development Board's strategic planning documents indicate that Yishun and the broader central region have experienced substantial new housing supply in recent development cycles, with future projects likely to concentrate on estate rejuvenation initiatives and incremental infill development rather than large-scale new housing launches. The construction of new high-rise MRT and bus rapid transit corridors in the north-central region may incrementally improve transport accessibility to surrounding estates, potentially enhancing their appeal relative to Yishun and influencing relative pricing trajectories across the precinct. Regional economic cycles, employment growth patterns, and policy adjustments around foreign resident inflows and immigration will also influence housing demand across the north-central corridor; developers and planners monitor these factors closely when determining future supply levels. Buyers and investors should remain informed about Housing and Development Board announcements and national planning documents to anticipate how future supply additions might influence Yishun's competitive positioning within the broader housing market and affect long-term capital appreciation expectations.

Hdb Flat At 250 Yishun Avenue 9 — From S$1,000