Type

Units

Min Area

Price Range

4 BR

1206 sqft

S$888K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$888K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$178K on this acquisition.
Located 14 min (1.17 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.

348D Yishun Avenue 11: A Mature HDB Development in Singapore's North

348D Yishun Avenue 11 represents a well-established housing community within Yishun, one of Singapore's pioneering new towns. This HDB development offers multi-bedroom units designed to accommodate families seeking spacious accommodation in a mature residential neighbourhood. The development benefits from decades of community infrastructure investment, making it an attractive option for buyers prioritising stability and established amenities over new-build novelty.

The property sits within the Yishun planning area, a district known for its balanced mix of residential stability and continuous urban improvement. Units at this development are priced competitively within the HDB resale market, with offerings available from S$888,000 onwards, reflecting the area's positioning as a mid-tier HDB estate in terms of pricing relative to central and eastern locations. The development comprises units with varying configurations, allowing buyers to select homes matching their family size and lifestyle requirements.

Location and Connectivity

Accessibility to public transport remains a cornerstone of HDB valuation and daily convenience. The development is situated approximately 14 minutes' walk from NS13 Yishun MRT Station, placing it within reasonable walking distance of the North-South Line. This connectivity enables residents to reach the Central Business District and southern areas relatively quickly during peak hours, making the location suitable for working professionals and families with school-age children commuting to various parts of the island.

The neighbourhood itself is characterised by its established road network, local shops, wet markets, and food centres that have evolved over several decades. Residents benefit from proximity to Yishun Town Centre, which serves as the commercial and social hub for the area, offering shopping, dining, and entertainment facilities without the need to travel significantly beyond the town boundaries.

HDB Ownership and Long-Term Stability

Purchasing an HDB flat at 348D Yishun Avenue 11 means acquiring a property under the Housing and Development Board scheme, Singapore's public housing system. HDB ownership provides legal clarity, transparent valuation frameworks, and a well-established secondary market. Unlike private residential property, HDB flats are subject to specific regulations regarding occupancy, ownership eligibility, and resale conditions, though these structures have historically supported stable property values and predictable market dynamics.

The 99-year lease typical of HDB properties is a standard tenure framework in Singapore's public housing system. Whilst lease decay becomes relevant for properties in their later decades, units at this development would retain considerable lease duration, mitigating immediate concerns about capital depreciation. Buyers should factor lease decay into long-term investment horizons, particularly if considering hold periods exceeding 30 years.

Space and Layout Characteristics

Units at the development offer substantial internal floor areas, with some configurations reaching 1,206 square feet or more. This scale of space is particularly attractive to families requiring distinct sleeping quarters, a formal living area, and adequate kitchen dimensions for entertaining. The typology reflects HDB design standards developed over several decades, prioritising functional layouts and efficient use of floor plates rather than high-specification finishes.

Prospective buyers should assess unit orientation, floor level, and views when evaluating specific offerings. Higher-floor units typically command premium pricing due to reduced noise exposure and improved views, whilst units on lower floors may offer better value for buyers less concerned with elevation benefits. The development's layout, given its maturity, would feature established green spaces and community facilities that contribute to overall liveability.

Market Position and Comparable Pricing

Within Yishun's HDB market, 348D Yishun Avenue 11 occupies a position reflecting its age, location relative to the MRT, and unit configurations. The entry price point of around S$888,000 suggests positioning towards the mid-range of Yishun HDB resale values. Comparable transactions in the same precinct would provide context for per-square-foot pricing, though the HDB resale market typically shows tighter per-square-foot bands than private property, reflecting standardised construction quality and tenure structures.

Yishun's reputation as an affordable, family-oriented estate has historically supported steady resale demand. The proximity to the MRT, whilst not immediate, falls within acceptable walking distance for many buyers, particularly those with access to personal transport or willing to utilise shuttle services. This positioning generally supports moderate capital appreciation and consistent rental demand should investors wish to lease units to working professionals or young families.

Investment and Rental Considerations

Investors evaluating units at this development should consider potential gross rental yields based on prevailing market rents for comparable HDB units in Yishun. Units of this size, offered at entry prices around S$888,000, would likely achieve monthly rents reflecting demand from working professionals and families seeking larger HDB accommodation near the MRT. Estimated yields would fall within the broader HDB resale market range, typically between 2.5% and 3.5% gross annually, depending on final purchase price and achieved rental rates.

The development's maturity and established amenities make it attractive to tenants seeking stability and convenience without premium pricing. The presence of schools, markets, and transport connectivity appeals to families, potentially supporting higher rental retention rates and steady demand throughout economic cycles. However, investors must account for HDB tenant eligibility criteria and regulations affecting lease terms and rent determination.

Financing and Buyer Eligibility

HDB purchase financing typically offers favourable terms for Singapore Citizens and Permanent Residents through the Home Loan Scheme and commercial banking channels. Buyers considering properties at entry prices around S$888,000 should ensure Debt-to-Service Ratio (TDSR) compliance, as most lenders apply a 60% TDSR cap to ensure borrowers maintain adequate financial headroom. Additionally, buyers purchasing a second residential property face Additional Buyer's Stamp Duty (ABSD) at 20%, applied to the purchase price, which materially affects the total cash outlay and financing calculations.

First-time HDB buyers benefit from significantly lower stamp duty rates and potential grants from the government, making this development potentially attractive for upgraders from smaller units or new families entering the property market. Prospective buyers should engage with a bank early in the purchase process to understand their borrowing capacity and confirm eligibility requirements, particularly if this represents a second residential property acquisition.

Future Development and Area Evolution

Yishun's trajectory as a mature town remains focused on rejuvenation and targeted intensification rather than large-scale redevelopment. The Housing and Development Board has outlined plans for selective upgrading of older estates, which may eventually affect 348D Yishun Avenue 11 depending on prioritisation timelines. Such improvements, should they proceed, could enhance unit values and living conditions, though they would also involve temporary disruption during implementation phases.

The broader Yishun district benefits from its established rail connectivity, which insulates it from rapid demand fluctuations seen in younger towns. Supply in the Yishun HDB resale market remains relatively steady, reflecting a mature estate with consistent ownership turnover. This predictability supports long-term investment planning and makes it easier to model capital appreciation and rental demand trajectories compared to newer estates experiencing rapid population growth.

Conclusion

348D Yishun Avenue 11 presents a solid opportunity for buyers prioritising space, affordability, and established neighbourhood amenities. The development's maturity, combined with respectable MRT accessibility and proven community infrastructure, makes it particularly suitable for families and investors seeking stability in Singapore's HDB market. Whilst newer developments may offer updated finishes and modern facilities, the long-established character of Yishun and the substantial floorplates available at competitive price points ensure this development remains compelling within its market segment.

Frequently Asked Questions

What is the estimated rental yield if I purchase a unit at 348D Yishun Avenue 11 as an investment property?

Estimated gross rental yields for units at this development typically fall between 2.5% and 3.5% annually, depending on the specific purchase price negotiated and achievable monthly rent. A unit acquired at approximately S$888,000 would likely generate monthly rental income in the region of S$1,800 to S$2,100, based on current market demand for larger HDB units in Yishun. Investors should consider that HDB rental regulations and tenant eligibility criteria apply, which may affect lease duration and rent adjustment provisions compared to private property investments.

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

Per-square-foot pricing at this development generally reflects Yishun's positioning as an affordable, mature HDB estate. At entry prices around S$888,000 for units of 1,206 square feet, the per-square-foot figure would approximate S$737, consistent with recent comparable transactions in the Yishun precinct for similar-sized units. This pricing sits at the mid-range for Yishun HDB resale values, slightly below more centrally located estates like Bishan or Ang Mo Kio, but reflecting the premium applied to MRT proximity and the development's established neighbourhood character.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase a second residential property here?

If you are a Singapore Citizen purchasing a second residential property at 348D Yishun Avenue 11, you would be liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% applied to the purchase price. On a purchase price of S$888,000, this would result in ABSD of approximately S$177,600, significantly increasing your total cash outlay and financing requirements. This duty is payable in addition to standard Buyer's Stamp Duty and must be factored into your overall purchase budget and loan-to-value calculations with lenders.

What lease decay risk should I be aware of, and how might it affect long-term resale value?

HDB units at 348D Yishun Avenue 11 operate under a 99-year lease tenure, which is standard for public housing in Singapore. Depending on the original grant date, units at this development would retain substantial remaining lease duration, typically exceeding 60 years, which does not create immediate resale value concerns. However, as leases decay towards lower thresholds (typically below 70 years), capital appreciation may slow and some buyer segments may become less interested, potentially affecting both resale demand and pricing. Long-term owners should be aware that lease decay becomes a relevant consideration if they hold the property for periods exceeding 30 years or plan to transact when lease duration falls below 70 years.

How does proximity to NS13 Yishun MRT station affect demand and capital appreciation prospects?

Proximity to Yishun MRT Station supports steady resale demand by providing reliable access to Singapore's rail network, particularly the North-South Line, which connects northbound to Bishan, Braddell, and further regions, and southbound towards the Central Business District. At approximately 14 minutes' walking distance, the MRT accessibility falls within acceptable parameters for many buyers, particularly those with workplace connections along the North-South Line or utilising shuttle services. This connectivity has historically supported moderate, consistent capital appreciation in Yishun HDB properties, making the area attractive to both owner-occupiers and long-term investors seeking stability over rapid growth.

Is this development suitable for high-net-worth investors, upgraders, first-time buyers, or specific buyer profiles?

348D Yishun Avenue 11 appeals primarily to upgraders seeking larger HDB units at affordable prices, first-time buyers entering the property market with government grant eligibility, and investors prioritising steady rental income over capital growth. High-net-worth individuals typically favour private residential properties or newer developments with premium finishes, making this development less central to HNW investment strategies. For upgraders moving from smaller HDB units and first-time buyers, the combination of spacious floorplates, established amenities, and competitive pricing presents strong value. Investors seeking yield and stable tenant demand would find this development attractive, particularly for medium-term holdings of 7 to 15 years.

What TDSR and financing headroom should I expect for a purchase at typical price points for this development?

For a property priced around S$888,000, assuming a 70% loan-to-value (LTV) financing scenario, a buyer would require a loan of approximately S$621,600, with the remaining S$266,400 as cash outlay. At prevailing HDB loan rates around 2.6% to 3%, monthly principal and interest would approximate S$2,800, which represents the primary component of TDSR calculations. Most lenders apply a 60% TDSR cap, meaning your total monthly debt obligations (including existing liabilities) must not exceed 60% of your gross monthly income. A buyer would need gross monthly income of approximately S$4,667 to comfortably service this loan whilst maintaining other financial obligations, though actual TDSR headroom varies by lender policy and individual credit profiles.

How does 348D Yishun Avenue 11 compare to nearby competing HDB developments in terms of value and positioning?

Yishun's HDB estate landscape includes developments such as 297A Yishun Avenue 6 and properties in the surrounding precincts, which offer comparable unit sizes and price ranges. 348D Yishun Avenue 11 positions itself within this competitive set based on floor area, MRT proximity, and overall neighbourhood maturity. Compared to newer nearby developments or those with more recent upgrading works, this property may offer fewer contemporary amenities but compensates with established community infrastructure, proven rental demand, and potential value if future rejuvenation programmes are implemented. The per-square-foot pricing remains competitive relative to comparable units in the Yishun market, making direct price comparisons essential when evaluating multiple properties in the same planning area.

Which unit stacks or floor levels typically offer the best value at this development?

Mid-range floor levels (typically floors 8 to 12 in a block structure) often provide optimal value, balancing purchase price reductions against the practical benefits of higher elevations such as reduced noise exposure and improved ventilation. Lower-floor units (floors 1 to 5) typically command discounts of 5% to 8% compared to higher floors, making them attractive for budget-conscious buyers less concerned with noise factors. Units on floors 13 and above may attract a premium, though the premium diminishes as floors increase in typical HDB blocks. Prospective buyers should physically inspect specific units to assess light penetration, views, and proximity to lift lobbies, as these factors significantly affect long-term satisfaction and rental appeal regardless of floor level.

What future supply pipeline exists in Yishun, and how might new developments affect property values here?

Yishun's future supply outlook is characterised by selective rejuvenation of existing estates rather than large-scale new HDB developments, as the Planning Authority has designated it as a mature town focused on quality-of-life improvements. The Housing and Development Board's renewal programmes may eventually include selective upgrading of older estates, potentially enhancing nearby properties' value and living conditions. Wider Yishun supply remains relatively stable, with modest annual turnover in the resale market, meaning 348D Yishun Avenue 11 is unlikely to face significant value pressure from new competing developments. However, any future privatisation or intense rejuvenation of competing Yishun estates could influence relative demand; buyers should monitor public sector announcements regarding estate upgrading timelines and extent.

Hdb Flat At 348D Yishun Avenue 11 — From S$888K