Type

Units

Min Area

Price Range

3 BR

990 sqft

S$3,500/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,500.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$700 on this acquisition.

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.

424D Yishun Avenue 11: A Established HDB Development in the Heart of Yishun

424D Yishun Avenue 11 stands as a well-established Housing and Development Board development within one of Singapore's most vibrant residential neighbourhoods. Located on Yishun Avenue 11, this project represents the reliable, pragmatic housing solutions that have made HDB developments cornerstones of Singapore's residential landscape. The development offers a range of unit types and configurations, making it suitable for first-time homebuyers, upgraders, and investors seeking stable, long-term asset performance in a mature estate.

The Yishun district itself has evolved significantly over the past decades, transforming into a self-contained community with comprehensive commercial, educational, and recreational infrastructure. Residents at 424D Yishun Avenue 11 benefit from proximity to shopping malls, hawker centres, primary and secondary schools, and community facilities that cater to families of all life stages. The established nature of the estate means that essential services, from healthcare to banking, are deeply integrated into the neighbourhood fabric, reducing the need for lengthy commutes to access daily necessities.

Unit Specifications and Space Configuration

Units within 424D Yishun Avenue 11 span multiple bedroom configurations, with many offerings providing approximately 990 square feet of internal space. This floor area accommodates thoughtfully designed living layouts that maximise functionality without sacrificing comfort. Whether considering a compact three-bedroom arrangement or exploring different stack positions within the block, prospective buyers will find options that align with their spatial requirements and lifestyle preferences. The consistent quality of HDB construction ensures durable finishes and reliable structural integrity across all units.

Connectivity and Transport Accessibility

Yishun benefits from established transport links that integrate seamlessly with Singapore's broader MRT network and bus infrastructure. The proximity to transport nodes allows residents to access employment centres, educational institutions, and entertainment districts across the island efficiently. The mature transport ecosystem around Yishun Avenue means that daily commutes to the Central Business District or other key locations remain manageable, contributing to the area's appeal for working professionals and families juggling multiple commitments. Regular bus services supplement MRT access, providing flexibility for residents with varying schedules and destinations.

Investment Considerations for Second Buyers

For Singapore Citizens purchasing a second residential property, the Additional Buyer's Stamp Duty (ABSD) framework applies at a rate of 20% on the purchase price. This represents a material cost that second-property investors must factor into their acquisition economics and long-term returns analysis. However, HDB properties in mature estates like Yishun have historically demonstrated resilience in capital appreciation and rental income generation, often offsetting the ABSD outlay over a medium to long-term holding period. The stable tenant demand in the Yishun neighbourhood, driven by its comprehensive amenities and transport connectivity, supports consistent rental yields for investors positioning their portfolios within the HDB sector.

Lease Tenure and Long-Term Value Retention

All HDB leasehold properties operate on either 99-year or 999-year lease structures, with 424D Yishun Avenue 11 operating within the standard HDB lease framework. The lease tenure directly influences future resale value and financing capacity, particularly as properties age and the remaining lease duration contracts. Buyers should review the current lease remaining on specific units, as this variable impacts mortgage eligibility and long-term marketability. However, HDB properties maintain predictable resale demand due to their affordability positioning and the government's commitment to the HDB sector, mitigating some risks associated with lease decay compared to private residential properties.

Financing and Debt Servicing Capacity

Prospective buyers should evaluate their Total Debt Servicing Ratio (TDSR) in relation to prevailing HDB purchase prices, which currently support financing for a broad spectrum of household income profiles. With reference mortgage rates and typical LTV ratios available through HDB loans and commercial banking channels, most professional households can secure adequate financing headroom at prevailing price points. First-time buyers benefit from HDB concessionary loan rates and reduced ABSD liability, positioning them favourably compared to investment-focused second-property purchasers. Financial advisors typically recommend stress-testing assumed repayment capacities against rate increases, ensuring that households maintain comfortable buffers above their actual debt servicing obligations.

Comparative Market Position Within Yishun

The Yishun estate encompasses multiple HDB developments across various completion dates and architectural specifications, creating a nuanced property market where pricing reflects locational nuance, unit configuration, and block proximity to amenities. 424D Yishun Avenue 11 competes within this heterogeneous landscape, offering unit stock that appeals to buyers prioritising practical living arrangements over premium finishes or prime corner positioning. Recent transactions in the Yishun precinct have established price-per-square-foot benchmarks that inform valuation of available units, with variations driven by storey level, unit stack orientation, and buyer profile preferences. Investors analysing yields and upgraders assessing affordability against household budgets should contextualise current offerings against comparable sales data spanning the broader Yishun estate.

Amenity Integration and Community Living

The established infrastructure surrounding 424D Yishun Avenue 11 includes recreational facilities, educational institutions, and retail precincts that have matured organically with the neighbourhood. Residents benefit from community centres, sports complexes, and parks that support active, engaged community life. The depth of amenity provision means that households rarely need to venture far for entertainment, dining, or educational services, reducing transportation friction and supporting quality-of-life satisfaction among residents. This amenity richness contributes to sustained demand within the Yishun market, as the neighbourhood appeals consistently to families and working professionals valuing convenience and community infrastructure.

Market Outlook and District Development Trajectory

The Yishun district has entered a mature development phase, with future growth concentrated on selective refreshment and infill projects rather than wholesale expansion. This developmental trajectory supports price stability rather than explosive appreciation, making Yishun attractive to buyers seeking defensive, steady-performing assets. Ongoing urban renewal initiatives and transport infrastructure refinements continue to enhance the district's livability, contributing to sustained residential demand. Prospective purchasers should recognise that Yishun represents established, settled neighbourhood living rather than emerging-district capital appreciation opportunities, positioning the area favourably for buy-and-hold strategies and owner-occupier satisfaction.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 424D Yishun Avenue 11 as an investment property?

HDB properties in mature estates like Yishun typically generate gross rental yields ranging from 3% to 5%, depending on unit configuration, floor level, and current lease tenure. With units at 424D Yishun Avenue 11 approximating 990 square feet, investors can expect moderate but stable rental demand from families and young professionals seeking affordable, well-serviced neighbourhood living. The established Yishun amenity base—including schools, shopping centres, and transport links—attracts consistent tenant pools, supporting reliable occupancy rates. However, actual yields vary significantly based on the specific purchase price of individual units, remaining lease duration, and prevailing rental market conditions, so investors should conduct detailed modelling rather than relying on generic benchmarks.

How does the price per square foot at 424D Yishun Avenue 11 compare to recent HDB sales in Yishun?

Recent HDB transactions across the Yishun estate have established price-per-square-foot bands reflecting buyer preferences for location within the district, unit stack positioning, and floor level orientation. 424D Yishun Avenue 11's pricing within these transactions reflects the block's established market position and amenity proximity relative to other Yishun developments. Comparing current offerings against transacted units with similar bedroom counts and lease remaining reveals whether specific stacks command premiums or trade at discounts to market benchmarks. Buyers should request estate agent data on comparable sales to contextualise pricing and ensure they are not overpaying relative to recent Yishun market clearing prices.

What is the Additional Buyer's Stamp Duty impact if I purchase 424D Yishun Avenue 11 as my second residential property?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at 20% on the purchase price, representing a material acquisition cost on top of the base property price. For example, if a unit at 424D Yishun Avenue 11 is priced at S$400,000, the ABSD liability would total S$80,000, significantly increasing the overall investment outlay. This duty applies across all HDB properties purchased as second homes and is recoverable only if the property is eventually sold and the proceeds ring-fenced for a primary residence purchase within a defined timeframe. Investors should incorporate this 20% duty into their financial models and underwriting processes, as it materially affects cash-on-cash returns and overall deal economics.

How does lease remaining affect resale value and financing capacity for properties at 424D Yishun Avenue 11?

HDB properties typically operate on 99-year or 999-year leases, and the remaining lease duration directly influences both resale marketability and mortgage eligibility. As remaining lease contracts below 60 years, financing becomes more constrained and buyer demand narrows, potentially suppressing resale prices and creating refinancing challenges. Properties at 424D Yishun Avenue 11 with substantial lease remaining maintain robust financing optionality and attract broad buyer pools, whilst units with lease decay approaching critical thresholds face appreciation headwinds and refinancing friction. Prospective buyers should verify the exact lease remaining on units under consideration and model potential appreciation constraints as the lease continues to decay, recognising that lease tenure is a primary driver of long-term HDB capital value trajectories.

How does proximity to MRT stations affect demand and capital appreciation for 424D Yishun Avenue 11?

Units positioned within comfortable walking distance of MRT stations command sustained demand premiums relative to developments requiring longer walking journeys or reliance on feeder bus services. Yishun's established MRT connectivity provides reliable, frequent service to the CBD and other employment centres, supporting high occupancy demand from commuter-oriented households and professionals. The quality of MRT access influences both owner-occupier valuations and investor rental yield potential, as tenants prioritise transport convenience when selecting rental properties. Capital appreciation in HDB estates correlates positively with MRT proximity, as transport infrastructure typically remains stable in mature estates, meaning units closer to MRT stations retain premium valuations across market cycles.

Is 424D Yishun Avenue 11 suitable for first-time buyers, upgraders, or investors?

The development appeals across multiple buyer profiles due to its diverse unit configurations and established neighbourhood amenity base. First-time buyers benefit from HDB concessionary loan rates, reduced ABSD liability, and accessible entry prices at 424D Yishun Avenue 11, making ownership achievable without stretched debt servicing ratios. Upgraders seeking additional bedroom space whilst remaining within moderate price bands find the development's three-bedroom and larger configurations attractive, particularly if trading up from studio or one-bedroom starter properties. Investors view the development as a yield-generating asset within the stable HDB sector, though expected returns are moderate rather than spectacular, requiring realistic return expectations and long holding horizons to justify the 20% ABSD outlay on second-property purchases.

What is the TDSR headroom for typical household incomes when financing a purchase at 424D Yishun Avenue 11?

The Total Debt Servicing Ratio (TDSR) framework caps monthly debt servicing at 60% of gross household income, with HDB loans and commercial mortgages combined counting toward this threshold. For households purchasing units at 424D Yishun Avenue 11 with prevailing mortgage rates and typical 80% LTV financing, monthly repayments generally remain comfortably within TDSR boundaries for dual-income households earning combined monthly income of S$8,000 or higher. First-time buyers with modest household incomes may face tighter TDSR constraints, requiring larger cash down-payments to reduce loan amounts or considering more compact unit configurations. Prospective buyers should obtain pre-approval mortgage letters from financial institutions to understand precise financing capacity relative to their household income profile before committing to specific unit purchases.

How does 424D Yishun Avenue 11 compare to other nearby HDB developments in terms of value proposition?

The Yishun estate encompasses multiple HDB blocks constructed across different decades, each with distinct amenity distances, block age, and unit configuration profiles. 424D Yishun Avenue 11 competes against neighbouring developments on factors including physical proximity to shopping centres and MRT stations, unit space efficiency, and renovation condition, with pricing reflecting these relative attributes. Newer HDB completions in outer growth districts may offer lower absolute prices but trade enhanced transport accessibility, whilst established Yishun blocks like 424D command stability through deep neighbourhood integration and mature amenity provision. Buyers should physically visit multiple developments and compare recent transaction data to contextualise 424D Yishun Avenue 11's value positioning relative to competing stock in the broader Yishun market.

Which unit stacks or floor levels offer the best value at 424D Yishun Avenue 11?

HDB pricing typically reflects storey level and stack orientation, with corner units and higher floors commanding premiums over mid-stack and lower-storey units facing common areas or main roads. Mid-level units (floors 3–15) frequently offer superior value for owner-occupiers, balancing natural light and ventilation benefits against the premium pricing of top-floor units. Stack orientation affects afternoon sun exposure, noise profiles, and view quality, with westerly-facing units typically trading at discounts relative to units offering eastern or northern exposures minimising afternoon heat gain. Buyers should prioritise actual usage preferences and lifestyle requirements over speculative premium-chasing, as mid-stack, interior-oriented units frequently deliver better value-for-money than corner or top-floor alternatives attracting buyer nostalgia.

What is the future supply pipeline for HDB in the Yishun district, and how will it affect property values?

Yishun has transitioned into a mature, largely built-out estate with limited new HDB construction relative to the district's established resident population. Future supply is concentrated on selective en-bloc redevelopment projects and infill sites rather than greenfield estate expansion, meaning substantial new unit additions are unlikely to materially suppress existing-property valuations. This constrained supply environment supports price stability and measured appreciation for established developments like 424D Yishun Avenue 11, as organic demand from household formation and upgrading activity outpaces incremental supply. Buyers seeking defensive, stable-performing HDB assets should recognise Yishun's supply constraints as a value-protective factor, contrasting with emerging districts where aggressive new-supply pipelines pose downside appreciation risks.

[For Rent] Hdb Flat At 424D Yishun Avenue 11 — From S$3,500