Type

Units

Min Area

Price Range

Other

100 sqft

S$800/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$800.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$160 on this acquisition.
Located 12 min (1.01 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.

348B Yishun Avenue 11: An HDB Flat in Yishun's Established Residential Quarter

348B Yishun Avenue 11 represents a housing opportunity within Yishun, one of Singapore's most mature and densely populated public housing estates. Situated in the northern part of the island, this HDB flat sits within a neighbourhood that has evolved considerably over the past three decades, combining the familiarity of established community infrastructure with ongoing urban renewal initiatives.

The property's proximity to Yishun MRT Station—approximately one kilometre distant—places it within reasonable walking distance of the North-South Line's NS13 interchange. This accessibility to the MRT network remains a cornerstone advantage for residents seeking employment in Central Business District locations or other parts of Singapore, as the North-South Line provides direct connectivity to major job hubs without requiring additional bus transfers for most commutes.

Location and Transport Connectivity

Yishun's development as a residential estate dates back to the 1980s, and the neighbourhood benefits from mature transport infrastructure that has been progressively upgraded. The MRT station itself functions as a transport interchange, serving multiple bus routes that extend coverage into peripheral residential blocks and commercial precincts. For residents of 348B Yishun Avenue 11, this layered transport availability creates flexibility for daily commuting patterns, whether by rail or bus, and supports the broader appeal of the location to working professionals and families.

The walking radius from the flat to the MRT station typically accommodates approximately 12 minutes of pedestrian travel, making it a convenient option for those who prefer not to rely on private vehicles. This distinction is significant in the Singapore context, where public transport accessibility directly influences property desirability and long-term rental demand.

Neighbourhood Characteristics and Amenities

As an established estate, Yishun encompasses a wide array of retail, dining, and entertainment options concentrated around its central commercial precinct. Yishun Central, in particular, has undergone significant rejuvenation, introducing contemporary F&B establishments and modern retail tenants alongside traditional hawker centres and neighbourhood shops. These mixed-use developments cater to the estate's diverse resident profile, from young professionals to retirees.

Healthcare facilities within Yishun include both private clinics and polyclinics that serve the public housing population, whilst educational institutions range from primary schools to secondary establishments, supporting families with school-age children. Recreational facilities, including sports complexes, community centres, and landscaped parks, contribute to the overall livability of the estate.

Investment Considerations and Rental Potential

For investors evaluating 348B Yishun Avenue 11 as a buy-to-let opportunity, several factors merit consideration. Yishun's stable rental market reflects consistent demand from young working professionals, expatriate tenants seeking HDB accommodation, and families attracted by the mature estate's established character. Rental yields within HDB estates like Yishun typically reflect the property's lease tenure, its proximity to transport, and prevailing market conditions for similar unit types in the district.

The relationship between purchase price and achievable monthly rental income determines potential gross rental yield. For HDB flats in Yishun, yields have historically ranged from 3% to 5% per annum depending on unit size, condition, and lease remaining, though individual unit performance varies. Investors should model cash-on-cash returns accounting for the down payment, mortgage interest, property tax, and maintenance contributions required within HDB estates.

Financing, TDSR, and Buyer Eligibility

Singapore citizens and permanent residents purchasing HDB flats typically benefit from subsidised HDB mortgage schemes offering competitive interest rates and repayment terms spanning up to 25 years. The Total Debt Service Ratio (TDSR) framework, administered by monetary authorities, restricts borrowing capacity to approximately 60% of gross monthly income when all debt obligations are considered. Prospective buyers of 348B Yishun Avenue 11 should calculate TDSR headroom before proceeding, particularly if existing mortgage liabilities or personal loans are present.

Second-property buyers who are Singapore citizens face Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price, a material cost increase that must be factored into the investment appraisal. This levy significantly impacts the required capital outlay and effective cost basis of the acquisition.

Lease Tenure and Resale Value Implications

The lease tenure of the HDB flat directly influences its long-term appreciation potential and financing availability. HDB flats with 99-year leases face progressive lease decay as the remaining tenure diminishes below 60 years, a threshold at which financial institutions become more restrictive regarding mortgage offers. Purchasers should evaluate the flat's current lease remaining and project its impact on future refinancing and resale opportunities, as buyer pools contract materially once leases fall below the 60-year mark. Properties with longer lease tenures or freehold status retain greater fungibility and appeal to a broader acquisition market.

Comparative Market Positioning

Yishun's HDB market reflects competitive pricing relative to other mature estates in the North region, though transaction prices per square foot vary by block location, unit type, and lease remaining. Recent transactions in nearby blocks provide benchmarks for assessing 348B Yishun Avenue 11's market valuation. Properties in newer Yishun blocks or those benefiting from recent upgrading programmes typically command premiums, whilst older blocks or those with shorter lease durations trade at discounts relative to comparable units in estates closer to the city centre or with superior transport connectivity.

Suitability for Different Buyer Profiles

First-time buyers represent a significant segment within HDB markets, and 348B Yishun Avenue 11 appeals to this cohort through entry-level pricing and access to government housing assistance schemes. For upgraders trading up from smaller flats, Yishun's mature estate character and established community infrastructure provide familiarity and stability. High-net-worth individuals or owner-occupiers seeking pure capital appreciation typically prefer newer estates or locations with stronger long-term growth prospects, though Yishun's rental stability may appeal to passive income-focused investors. Expatriate tenants renting flats within Yishun estates provide reliable demand, supporting consistent gross rental yields for leveraged investor-buyers.

Future Planning and Estate Renewal

Government urban renewal programmes, including the Selective En Bloc Redevelopment Scheme (SERS), remain a possibility for ageing estates like Yishun, though no confirmed plans have been publicly announced for specific blocks. The prospect of future redevelopment creates optionality for long-term holders, as successful SERS participation typically results in replacement flat allocation in rebuilt precincts with extended lease tenures. Conversely, uncertainty regarding redevelopment timelines and terms introduces an element of unpredictability for buyers focused purely on near-term capital appreciation.

348B Yishun Avenue 11 occupies a position within Singapore's HDB market that balances affordability, transport connectivity, and estate maturity. Prospective buyers should carefully evaluate lease tenure, TDSR headroom, and long-term holding intentions before proceeding, ensuring the acquisition aligns with personal financial objectives and market conditions.

Frequently Asked Questions

What estimated rental yield can investors expect from purchasing a flat at 348B Yishun Avenue 11?

HDB flats in Yishun typically achieve gross rental yields ranging from 3% to 5% per annum, depending on the unit's lease remaining, size, condition, and prevailing market rental rates. An investor purchasing 348B Yishun Avenue 11 should model cash-on-cash returns by dividing the achievable monthly rent by the total capital deployed (including down payment, stamp duty, and legal fees), then annualising the result. Lease tenure materially affects rental demand; properties with shorter leases may command lower rents or attract fewer quality tenants, eroding yield performance. Investors should obtain recent comparable rental transactions in the same block or nearby blocks to benchmark achievable monthly rates for units of similar configuration.

How does per-square-foot pricing at 348B Yishun Avenue 11 compare to recent HDB transactions in the surrounding Yishun blocks?

Transaction prices for HDB flats in Yishun vary by block location, lease remaining, and unit condition, with per-square-foot pricing typically clustered within a 10–15% range across blocks built in similar periods. Newer blocks or those benefiting from upgrading programmes command premiums relative to older blocks, and blocks positioned closer to Yishun MRT Station or complementary amenities often transact at higher per-square-foot multiples. Prospective purchasers should review recent transactions in blocks 348A, 348C, and neighbouring blocks to establish a market band for 348B's valuation, accounting for any building-specific attributes such as lift type, communal facility upgrades, or recent en bloc redevelopment activity. Lease remaining is a critical variable; identical unit types in the same block may trade at significantly different absolute and per-square-foot prices if lease tenure differs materially.

What is the Additional Buyer's Stamp Duty (ABSD) implication for Singapore citizens purchasing 348B Yishun Avenue 11 as a second residential property?

Singapore citizens acquiring 348B Yishun Avenue 11 as a second residential property face Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, payable alongside standard buyer's stamp duty. For a property transacting at S$500,000, ABSD would amount to S$100,000—a material capital outlay that materially impacts the effective cost basis and financing requirements. The 20% ABSD rate applies to residential properties acquired by citizens who already own one residential property; permanent residents face lower ABSD rates, and certain exemptions or deferrals may apply in specific circumstances. Investors should factor the 20% ABSD into their acquisition investment appraisal and ensure financing arrangements account for the additional cash requirement, as most mortgage schemes do not include ABSD costs within the loan quantum.

What lease decay risk and resale value impact should buyers anticipate if the HDB flat has a 99-year lease?

A 99-year HDB lease experiences progressive decay as years elapse, with resale value and financing availability becoming materially constrained once the remaining lease tenure falls below 60 years. Financial institutions become significantly more restrictive regarding mortgage offers for properties with leases below the 60-year threshold, effectively limiting the buyer pool and compressing achievable resale prices. For 348B Yishun Avenue 11, if the current lease remaining is, for example, 75 years, the property would breach the 60-year financing threshold in approximately 15 years, after which future purchasers face difficulties securing bank financing—reducing market demand and limiting capital appreciation. Buyers should calculate the remaining lease years and project when this critical threshold will be breached, considering the property's long-term hold period and intended exit strategy. Properties with remaining leases approaching the 60-year mark trade at discounts relative to comparable units with longer lease tenure, and these discounts accelerate sharply as leases decline further.

How does proximity to Yishun MRT Station (NS13) influence demand and long-term capital appreciation for 348B Yishun Avenue 11?

MRT accessibility is a primary driver of HDB property demand and capital appreciation, and Yishun MRT Station's status as a major transport interchange on the North-South Line provides significant connectivity to Central Business District employment centres and other strategic locations. Properties within 1 kilometre of MRT stations typically command premiums relative to those requiring longer walking times or mandatory bus transfers, and 348B Yishun Avenue 11's approximate 1-kilometre distance from the station positions it within an accessible walking radius. Strong MRT connectivity supports rental demand from working professionals and expatriates who prioritise commute efficiency, underpinning consistent gross rental yields. Long-term capital appreciation is reinforced by MRT accessibility, as transport bottlenecks and commute time increasingly influence buying decisions; properties in MRT-proximate locations tend to outperform those requiring multi-leg journeys. However, improvements to competing estates' transport infrastructure or expansion of newer MRT lines might redistribute demand away from Yishun, so investors should monitor broader transport planning announcements.

Which buyer profiles—first-timers, upgraders, HNW buyers, or investors—is 348B Yishun Avenue 11 most suitable for?

348B Yishun Avenue 11 appeals strongly to first-time buyers seeking entry-level HDB pricing and government housing assistance eligibility, with no ABSD liability and access to subsidised HDB mortgage schemes making ownership achievable on modest incomes. Upgraders trading from smaller flats find Yishun's mature estate character, established amenities, and stable rental market attractive, particularly if seeking suburban tranquillity whilst maintaining reasonable MRT commute times. Buy-to-let investors value Yishun's consistent rental demand from working professionals and expatriates, with gross rental yields supporting leveraged investment strategies, though lease tenure must be evaluated carefully to ensure refinancing availability when future mortgage renewals are required. High-net-worth individuals focused purely on capital appreciation typically prefer newer estates, better-located districts, or freehold properties with stronger long-term upside, though HNW passive income investors may acquire 348B Yishun Avenue 11 as part of diversified residential portfolios. Conversely, expatriates seeking owner-occupancy face constraints under HDB ownership eligibility rules, limiting this cohort to renters only.

What TDSR headroom and financing capacity should buyers expect at typical price points for 348B Yishun Avenue 11?

The Total Debt Service Ratio framework restricts borrowing to approximately 60% of gross monthly income when all debt obligations are considered, meaning a borrower with S$10,000 monthly income can service approximately S$6,000 in total monthly debt. For an HDB flat transacting at S$500,000 with a 25-year mortgage at 2.6% interest, monthly repayment approximates S$2,000–S$2,100; a borrower would require gross monthly income of approximately S$3,500–S$3,600 to remain within TDSR limits, assuming no other liabilities. Existing car loans, personal credit facilities, or spouse liabilities reduce available TDSR headroom, potentially limiting borrowing capacity below the property's asking price. Buyers should obtain a pre-approval letter from an HDB-accredited lending institution before proceeding, confirming the maximum loan quantum available and ensuring purchase price is achievable within TDSR constraints. Second-property buyers face an additional cash requirement of 20% ABSD, reducing financing flexibility further and necessitating larger down payments unless ABSD can be deferred through specific HDB or institutional arrangements.

How does 348B Yishun Avenue 11 compare in pricing and appeal to competing HDB developments in nearby estates like Sembawang or Nee Soon?

Nearby estates including Sembawang and Nee Soon offer comparable HDB flats with pricing generally aligned to Yishun, though variations reflect block age, lease remaining, and specific location advantages. Sembawang blocks positioned closer to Sembawang MRT Station or recent upgrading may command modest premiums relative to Yishun equivalents, whilst Nee Soon estates further from the city typically trade at slight discounts. Yishun's central location within the North region, established retail and dining precinct at Yishun Central, and mature community infrastructure provide competitive differentiation against more remote estates. Conversely, newer estates benefiting from contemporary town planning and enhanced amenities may appeal to buyers prioritising modern facilities over Yishun's familiar, established character. Rental market comparisons favour Yishun due to strong MRT connectivity and proximity to employment centres, supporting consistent tenant demand and gross rental yields. Investors should inspect comparable units in competing estates, obtain recent transaction data, and model rental yields across estates to identify optimal value opportunities aligned to their investment criteria and holding timeframe.

Which unit stack or floor levels at 348B Yishun Avenue 11 offer the best value relative to market pricing?

Within HDB estates, unit positioning by stack and floor influences pricing; lower floors typically trade at modest discounts relative to mid-to-upper floors, reflecting buyer preferences for elevated positions, reduced noise from street-level traffic, and perceived security. Mid-stack units (floors 8–12) commonly represent optimal value, balancing price discounts against practical liveability, as they avoid the steepest price premiums commanded by higher floors whilst eliminating ground-level noise and privacy concerns. Units positioned at the end of blocks or facing quieter courtyards may command premiums due to reduced external noise, whereas units facing busier avenues or lift lobbies trade at discounts. Stack configuration within 348B Yishun Avenue 11 affects unit orientation, natural ventilation, and view unobstructedness; blocks with superior stack layouts supporting better cross-ventilation and longer sightlines may justify modest price premiums. Prospective buyers should physically inspect units across multiple floors and stacks within the block, noting noise levels, ventilation patterns, and view quality, then cross-reference pricing to identify floor levels offering superior value. First-time buyers and investors should prioritise practical liveability and rental appeal over aesthetic positioning, as these factors drive long-term satisfaction and tenant demand more reliably than premium floor positioning.

What future supply pipeline and estate renewal prospects exist for Yishun, and how might these affect 348B Yishun Avenue 11's long-term value?

Yishun, developed primarily during the 1980s–1990s, faces ageing infrastructure and potential eligibility for en bloc redevelopment schemes including the Selective En Bloc Redevelopment Scheme (SERS), though no official announcements have confirmed specific blocks for near-term redevelopment. Future SERS participation typically results in replacement flat allocation in rebuilt precincts with extended lease tenures (typically 99 years from redevelopment completion), creating optionality for long-term holders but introducing uncertainty that may dampen near-term capital appreciation expectations. Concurrently, government upgrading programmes including lift retrofitting, communal facility modernisation, and environmental improvements continue across Yishun blocks, enhancing liveability and supporting rental appeal. Broader supply dynamics favour Yishun; newer Build-To-Order (BTO) launches in peripheral regions like Tengah and Punggol may attract first-time buyers away from mature estates, potentially moderating demand and capital appreciation in Yishun relative to newer developments. However, Yishun's established character, mature amenities, and MRT connectivity remain defensible competitive advantages. Prospective buyers should view long-term redevelopment optionality as upside potential rather than a core investment thesis, and structure purchase decisions around current fundamentals (lease tenure, rental yield, location accessibility) rather than speculative redevelopment timelines.

[For Rent] Hdb Flat At 348B Yishun Avenue 11 — From S$800