Type

Units

Min Area

Price Range

3 BR

1206 sqft

S$700K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$700K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$140K 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.

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426A Yishun Avenue 11: A Well-Established HDB Development in a Mature Precinct

426A Yishun Avenue 11 stands as a significant residential offering within the Yishun district, a neighbourhood that has matured considerably over the past two decades. The development comprises multiple units across different floor levels, accommodating a range of family sizes and household configurations. The property typology—multi-bedroom HDB flats—reflects the practical housing needs of Singapore families seeking space, accessibility, and value within a stable residential environment.

The development's positioning within Yishun places it at a strategic juncture of the island's residential landscape. Yishun itself has evolved into a self-sufficient precinct with a comprehensive mix of shopping, dining, and recreational options. The neighbourhood benefits from consistent infrastructure investment and a well-established community fabric, factors that underpin steady demand and resilient asset values across HDB transactions in this area.

Unit Configurations and Space

The units at 426A Yishun Avenue 11 feature thoughtfully designed floor plans that maximise functional living space. With multiple bedrooms and bathrooms distributed across approximately 1,200 square feet of usable area, these flats cater to families seeking breathing room without excessive maintenance burden. The spatial distribution reflects contemporary living standards, offering distinct zones for work, relaxation, and entertaining—key considerations for modern households.

Floor level selection remains an important variable across this development. Lower-level units often appeal to families with young children or elderly residents due to reduced lift dependency, whilst mid and upper-level units frequently command premium pricing by virtue of enhanced natural light, reduced street noise, and improved air circulation. The breadth of unit availability across stack positions means prospective purchasers can typically find configurations aligned with their specific preferences and budgets.

Pricing and Market Positioning

Pricing at 426A Yishun Avenue 11 reflects the current secondary HDB market dynamics in this district. Available units commence from S$699,999, positioning the development competitively within the broader Yishun housing landscape. This price point remains accessible to first-time upgraders transitioning from smaller properties, young families making their initial five-room purchase, and investors evaluating yield prospects across HDB assets.

The per-square-foot valuation at this development aligns closely with prevailing transactional benchmarks across comparable Yishun properties. Recent resale activity in the neighbourhood suggests consistent absorptive capacity, reflecting stable underlying demand rooted in the area's maturity, transport connectivity, and proximity to retail and educational institutions. Buyers considering this development can reference historical price progression data as a barometer for potential capital appreciation over medium to long-term holding periods.

Transport and Accessibility

Yishun's transport infrastructure supports convenient movement across the island. The development's positioning within the precinct provides residents with access to bus services, vehicular routes, and employment corridors. For families with multiple working members or commuters reliant on public transport, the neighbourhood's connectivity framework facilitates practical daily mobility.

The accessibility profile of 426A Yishun Avenue 11 extends beyond raw distance metrics. The surrounding estate boasts pedestrian-friendly layouts, internal pathways, and community thoroughfares that encourage walking and cycling. For retirees, young professionals, and school-age families alike, this physical environment supports active, mobile lifestyles and reduces dependency on motorised transport for local errands.

Investment and Rental Yield Considerations

Investors examining 426A Yishun Avenue 11 must weigh several yield-bearing factors. Yishun's established residential character and substantial working population create a consistent tenant pool seeking quality rental accommodation. Multi-bedroom HDB flats consistently demonstrate rental uptake, particularly among families relocating within Singapore or expats seeking affordable, practical housing solutions.

Rental yields across comparable Yishun HDB developments typically range between 3% and 4% gross, depending on unit configuration, floor level, and lease tenure remaining. A three-bedroom unit at this development, leased at prevailing market rates, could potentially generate annual returns reflective of these benchmarks. Investors should account for management costs, maintenance reserves, and the diminishing yield profile as lease tenure decays, though most units at 426A Yishun Avenue 11 would retain sufficient tenure to support active rental portfolios over medium-term investment horizons.

Buyer Profiles and Suitability

First-time buyers and young families represent core market segments for this development. The spacious unit configurations provide growing families with adequate room for children, whilst the price points remain within first-time buyer affordability bands—particularly relevant under HDB's Enhanced CPF Housing Grant schemes and HDB loan eligibility thresholds. The mature neighbourhood environment appeals to those prioritising stability and established amenity ecosystems.

Upgraders—households transitioning from smaller three-room or four-room units—find particular value at 426A Yishun Avenue 11. The quality of space, bedroom configuration, and bathroom provision address quality-of-life improvements sought by mid-life purchasers with established incomes and CPF balances. Investors pursuing stable, rentable assets within the secondary HDB market likewise benefit from the development's predictable demand profile and consistent tenant absorption.

Financing and Affordability

The pricing structure at this development aligns well with HDB loan eligibility parameters and Mortgage Servicing Ratio (MSR) guidelines. A unit in this price band, financed across a 25-year HDB mortgage term, translates to manageable monthly servicing costs for dual-income households with combined monthly incomes exceeding S$6,500—well within the household income distribution across Yishun. CPF contribution matching remains a significant advantage for Singaporean buyers, reducing effective cash outlay requirements.

Buyers must also account for Additional Buyer's Stamp Duty (ABSD) implications if purchasing as a second property. Singapore Citizens acquiring a second residential property face a 20% ABSD levy on the purchase price, materially increasing total acquisition costs. For investors or households purchasing a second property, this duty significantly impacts overall returns and financing capacity. First-time buyers remain exempt from ABSD, preserving their full purchasing power and eliminating this additional consideration from financial planning.

Lease Tenure and Long-Term Value Preservation

HDB flats at 426A Yishun Avenue 11 operate under 99-year lease structures (or 999-year tenure, depending on specific unit cohorts). The lease tenure remaining on individual units represents a critical valuation metric. Earlier tranches with approximately 90+ years remaining preserve strong resale values, whilst units in lower tenure brackets require careful financial modelling to assess depreciation trajectories and borrowing eligibility restrictions.

Lease decay manifests most acutely during the final 10 to 15 years of the 99-year lease cycle. Prudent buyers should calculate the years remaining against their anticipated holding period and family circumstances. Units purchased with 80+ years tenure remaining offer comfortable buffers against lease-related value depreciation, suitable for multi-generational holding or 20-to-30-year investment horizons. Those purchasing with shorter tenure should anticipate steeper depreciation profiles and plan exit strategies accordingly.

Neighbourhood Maturity and Future Development

Yishun's development profile has largely stabilised, with the precinct now characterised by mature residential density, established commercial and retail nodes, and well-developed community facilities. Future supply additions in this district remain modest, suggesting limited new competition from greenfield HDB launches. This constrained supply profile supports stable to appreciating values across existing secondary stock, including units at 426A Yishun Avenue 11.

The neighbourhood's maturity paradoxically strengthens its appeal. Families and investors seeking stability over speculative growth prefer established precincts with predictable character and established community networks. The absence of major disruptive infrastructure changes or large residential pipeline expansion means that 426A Yishun Avenue 11 units are unlikely to face sudden value suppression from competing new supply—a consideration supporting medium-term capital appreciation expectations.

Practical Living Environment

Beyond financial metrics, the lived experience at 426A Yishun Avenue 11 reflects Yishun's comprehensive amenity offering. Shopping malls, hawker centres, supermarkets, childcare facilities, and schools operate within walkable or short-drive distances. Healthcare services, including polyclinics and private medical facilities, serve the precinct effectively. Recreational options—parks, community centres, sports facilities—support active, well-rounded family living across all age cohorts.

The development itself benefits from well-maintained common areas, functional lift systems, and organised estate management typical of established HDB precincts. Security, cleanliness, and orderliness remain hallmarks of Yishun's residential environment, factors that translate into quality-of-life improvements and sustained asset value preservation across the broader neighbourhood.

Frequently Asked Questions

What is the estimated gross rental yield for units at 426A Yishun Avenue 11 when purchased as an investment property?

Gross rental yields for multi-bedroom HDB flats at 426A Yishun Avenue 11 typically range between 3% and 4% annually, depending on unit size, floor level, and lease tenure remaining. A three-bedroom unit priced around S$699,999 could generate annual rental income of S$21,000 to S$28,000 if leased at prevailing Yishun market rates of S$1,750 to S$2,300 per month. This yield is competitive within the HDB secondary market and reflects the strong rental demand generated by Yishun's established residential population and convenient location. Investors should account for maintenance costs, property management fees, and potential lease decay when calculating net returns, as these costs reduce the effective yield realised on invested capital.

How does the per-square-foot pricing at 426A Yishun Avenue 11 compare to recent HDB resale transactions in Yishun?

Recent resale transactions in Yishun have established a per-square-foot band of approximately S$580 to S$620 for comparable three-bedroom units, depending on lease tenure, floor level, and exact condition. Units at 426A Yishun Avenue 11, priced from S$699,999 across approximately 1,200 square feet, translate to roughly S$583 per square foot at the lower end of available inventory. This positioning places the development within the competitive mid-range of Yishun's secondary market, neither commanding significant premiums nor trading at substantial discounts relative to recent comparable sales. Prospective buyers can confidently reference this per-square-foot metric against broader Yishun market benchmarks to assess value proposition and negotiate purchase prices strategically.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens purchasing a second property at 426A Yishun Avenue 11?

Singapore Citizens acquiring a second residential property face a 20% Additional Buyer's Stamp Duty (ABSD) levy payable on the purchase price. For a unit at 426A Yishun Avenue 11 priced at S$699,999, the ABSD obligation would amount to approximately S$140,000, materially increasing total acquisition costs and reducing available financing capacity. This duty applies in addition to the standard Buyer's Stamp Duty and is payable upfront before title transfer. For investors or households purchasing multiple properties, the 20% ABSD represents a significant financial consideration that substantially impacts net returns and borrowing headroom, making first-property-buyer status a meaningful advantage when evaluating HDB investment opportunities.

What is the lease decay risk profile for units at 426A Yishun Avenue 11, and how does it affect resale value?

Units at 426A Yishun Avenue 11 operate under 99-year lease structures, meaning lease tenure remaining is a critical resale valuation factor. Units with 80+ years remaining typically command stable values and face minimal lease decay depreciation, maintaining strong borrowing eligibility and market demand. However, flats with lease tenure below 70 years begin experiencing steeper annual depreciation, potentially losing 1-2% of value annually as lease rundown accelerates. The most significant value erosion occurs during the final decade of the 99-year cycle, when lease tenure drops below 10 years and the property becomes increasingly difficult to finance or resell. Prudent buyers should calculate lease remaining against their anticipated holding period; purchasing units with at least 80 years remaining ensures comfortable buffers for medium to long-term ownership without concerning lease depreciation.

How does proximity to MRT connectivity influence capital appreciation and rental demand at 426A Yishun Avenue 11?

Whilst the development is located within the Yishun precinct, the specific MRT access will determine demand dynamics and capital appreciation potential. Areas with direct MRT station proximity typically command rental premiums of 10-15% relative to developments requiring bus-only access, as commuters prioritise time efficiency. The established bus network serving Yishun provides alternative transport options that mitigate the absence of direct MRT connectivity for some buyers, though properties within walking distance of MRT stations consistently outperform those requiring longer transit times. Capital appreciation is moderately supported by Yishun's transport infrastructure overall; whilst the precinct lacks a signature MRT line directly within it, the existing bus connectivity and proximity to broader transport corridors ensure consistent demand from commuters and families valuing affordability alongside practical accessibility. Long-term capital gains are therefore aligned with broader HDB market trends rather than singular MRT-driven appreciation spikes.

Which buyer profiles are best suited to purchasing at 426A Yishun Avenue 11, and why?

First-time buyers and young families represent ideal purchaser profiles, particularly those seeking spacious multi-bedroom configurations at accessible price points within HDB financing thresholds. The neighbourhood's maturity, established amenities, and family-oriented environment appeal strongly to households prioritising stability over speculative growth. Upgraders transitioning from smaller units benefit from the quality of space and modern layouts offered at 426A Yishun Avenue 11, addressing genuine improvements in living standards justified by the purchase price. Conservative investors seeking stable rental yields and predictable tenant absorption likewise find the development suitable, as Yishun's established residential population provides consistent demand for quality rental accommodation. High-net-worth buyers speculating on rapid appreciation may find more attractive opportunities in emerging precincts or private residential developments; 426A Yishun Avenue 11 aligns better with pragmatic, long-term wealth preservation rather than aggressive capital gains strategies.

What TDSR headroom is available for typical buyers at 426A Yishun Avenue 11's price points, and what does this mean for financing?

A unit priced at S$699,999 financed across a 25-year HDB mortgage term requires monthly servicing of approximately S$2,800 to S$2,900 at current interest rates (around 2.25-2.50% p.a.). The HDB's Total Debt Servicing Ratio (TDSR) cap of 60% means a buyer requires combined monthly household income of approximately S$4,700 to maintain this loan comfortably. Dual-income households with combined income exceeding S$6,500 monthly maintain substantial TDSR headroom, supporting both HDB mortgage servicing and other debt obligations with financial flexibility. First-time buyers benefit from HDB loan eligibility up to 90% of property value, whilst subsequent buyers may face tighter parameters. The price point at 426A Yishun Avenue 11 aligns well with middle-income Singapore households, ensuring that most buyers operate comfortably within TDSR constraints and retain financial buffers for unexpected expenses or interest rate movements.

How does 426A Yishun Avenue 11 compare to competing HDB developments in the Yishun district?

426A Yishun Avenue 11 competes directly with other mature HDB blocks across Yishun Avenue and adjacent streets, including developments such as 421A, 422A, and other nearby addresses completed within the same development phases. The development's pricing remains competitive relative to comparable three-bedroom units in the precinct, typically trading within 2-5% of alternative properties with similar floor area, unit configuration, and lease tenure. Competing developments offer broadly similar amenity access and neighbourhood character, making differentiation factors more subtle—unit layout efficiency, floor level views, lift service quality, and precise block location within the Yishun estate influence individual purchasing decisions. The absence of significant price or quality disparities across nearby competing blocks means buyers can confidently evaluate 426A Yishun Avenue 11 on individual unit merit rather than wholesale development advantage. Prospective purchasers benefit from examining multiple competing blocks to identify optimal floor levels, stack positions, and unit orientations offering best personal value alignment.

Which unit stack positions or floor levels at 426A Yishun Avenue 11 offer the best value proposition for different buyer profiles?

Lower floor units (levels 1-3) typically command 5-10% price discounts relative to mid-level alternatives, offering excellent value for families with young children and elderly residents due to reduced lift dependency and accessibility advantages. Mid-level units (floors 5-15) represent the broader buyer sweet spot, balancing enhanced natural light, improved air circulation, and noise reduction against modest price premiums; these stack positions appeal to upgraders seeking tangible living quality improvements justified by modest cost differential. Upper-level units (floors 16+) command 8-15% price premiums by virtue of superior views, minimal external noise, and premium natural light; investors and quality-focused buyers willing to pay for lifestyle superiority find these levels attractive despite higher purchase prices. Ground-adjacent commercial or exposed service areas may render adjacent stacks less desirable, though specific layout configurations vary across the development. Pragmatic buyers seeking value should target mid-level units offering good light and noise characteristics without premium pricing, whilst investors prioritising rental yield should focus on lower floors with strong tenant appeal.

What is the future supply pipeline in Yishun, and how does it affect long-term capital appreciation at 426A Yishun Avenue 11?

Yishun's development profile has substantially matured over the past 15-20 years, with the precinct now operating at established residential density and limited greenfield opportunities for new HDB launches. The Urban Redevelopment Authority (URA) Master Plan designates most of Yishun as consolidated residential, meaning wholesale redevelopment or significant new supply additions remain unlikely over the medium-term (10-15 year) horizon. This constrained supply profile supports stable to appreciating values across secondary HDB stock at 426A Yishun Avenue 11, as demand from upgraders and investors faces limited new competition from emerging developments. Absence of major disruptive new supply creates favourable conditions for gradual capital appreciation aligned with broader HDB market trends, demographics, and economic growth rather than speculative volatility. Buyers should view units at this development within the context of supply scarcity supporting long-term value stability, rather than speculative upside opportunity; the development's appeal rests on reliable, predictable asset preservation and modest capital gains consistent with Singapore's HDB market fundamentals.

Hdb Flat At 426A Yishun Avenue 11 — From S$700K