Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$520K – S$525K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$520K to S$525K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$104K 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.

427 Yishun Avenue 11: Mature HDB Living in a Vibrant Estate

427 Yishun Avenue 11 represents a significant offering within Yishun's established residential landscape, providing buyers with a selection of well-proportioned Housing and Development Board flats that combine practical design with genuine affordability. Situated in one of Singapore's most populated districts, this development has become a cornerstone address for families, upgraders, and investment-conscious purchasers seeking reliable real estate exposure in a neighbourhood with proven demand fundamentals.

The development comprises units spanning multiple bedroom configurations, with floor areas reaching approximately 1,119 square feet and beyond, allowing occupants to benefit from genuinely comfortable living arrangements. Current pricing from S$525,000 establishes a compelling value proposition relative to comparable resale market transactions across Yishun, making this development particularly appealing to first-time upgraders moving from smaller units and investor-operators evaluating capital growth potential within the HDB resale ecosystem.

Location and Accessibility

Yishun Avenue 11 sits at the heart of a district renowned for infrastructural completeness and neighbourhood vitality. The surrounding precinct offers immediate access to shopping facilities, hawker centres serving authentic local cuisine, and a comprehensive network of educational institutions catering to families with children across all age groups. The maturity of Yishun's amenity ecosystem—developed over several decades—means residents benefit from proven retail anchors, healthcare facilities, and recreational spaces that continue to attract new occupants and reinforce long-term property demand.

Connectivity from this address extends across multiple transport modes, with convenient access to the broader Yishun station network and feeder bus services that link residents to employment hubs, educational facilities, and recreational destinations throughout central and western Singapore. The proximity to major arterial roads facilitates private vehicle commuting, whilst robust public transport infrastructure ensures that car-free living remains entirely feasible for residents prioritising sustainable mobility options.

HDB Resale Market Dynamics

The HDB resale market in Yishun has demonstrated consistent buyer interest over successive market cycles, reflecting the district's enduring appeal to owner-occupiers and investment portfolio builders alike. Properties within this development benefit from the natural demand generated by families seeking larger, upgraded living spaces compared to older-generation HDB stock, coupled with investor appetite for rental yields achievable through the lease tenure and location profile. Recent market transactions across comparable unit sizes in the Yishun area have established pricing benchmarks that inform valuations for units within this development, providing confidence to buyers regarding fair market value assessments.

Investment Perspective

For purchase-motivated investors evaluating this development through a rental income lens, the Yishun rental market demonstrates consistent tenant demand supported by the district's accessibility to employment nodes and established reputation as a family-friendly residential choice. Units at this development command rental rates competitive with surrounding HDB stock, with investors typically achieving gross rental yields aligned with broader HDB resale market averages across mature estates. The lease tenure of units within this development carries relevance to long-term value retention and financing accessibility, factors that experienced investors incorporate into their acquisition thesis.

Buyer Suitability and Financial Considerations

First-time property upgraders seeking to exit smaller two-bedroom configurations find considerable appeal in the three-bedroom units offered at this development, with pricing positioned to remain accessible under standard HDB loan structures and typical Debt-to-Service Ratio (TDSR) lending criteria. Established owner-occupiers downsizing from private residential stock may also find this development attractive as a cost-efficient alternative that preserves capital for alternative investments whilst maintaining spacious accommodation standards.

Singapore Citizens purchasing this development as a second residential property must account for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, a material cost component that requires incorporation into total acquisition expenditure alongside standard Buyer's Stamp Duty and other transactional expenses. This consideration becomes particularly relevant for investor-operators and upgraders transitioning from existing property ownership, necessitating careful financial modelling to validate cash-flow viability and return-on-investment projections.

Market Position and Competitive Context

Within the broader Yishun HDB landscape, 427 Yishun Avenue 11 maintains a competitive positioning relative to newer Build-To-Order (BTO) projects and alternative resale offerings at comparable price points. The maturity of the development's supporting infrastructure, combined with its established amenity access and proven tenant demand profile, distinguishes it from nascent estates still undergoing phased buildout and infrastructure completion. Prospective buyers evaluating this development alongside alternative options across Yishun benefit from the immediate occupancy potential and fully-operational neighbourhood services that reduce relocation risk and commence value-generation immediately upon purchase completion.

Future Outlook and District Evolution

Yishun's trajectory as a mature, densely-populated residential precinct indicates sustained demand for well-maintained HDB stock offering practical living configurations at accessible price points. District-wide rejuvenation initiatives and ongoing infrastructure enhancements continue to reinforce long-term property value fundamentals, whilst demographic trends favouring multi-generational household composition support persistent demand for larger unit formats such as those available at this development. The established nature of Yishun's housing market, combined with limited new supply entering the immediate precinct, positions existing resale stock as increasingly valuable assets within Singapore's constrained residential real estate landscape.

Frequently Asked Questions

What rental yield can investors realistically achieve on units at 427 Yishun Avenue 11?

Gross rental yields on three-bedroom HDB units at this Yishun development typically range between 2.5% and 3.5% depending on exact lease tenure and market-current rental rates for comparable stock in the immediate precinct. Yishun's established reputation as a family-residential destination maintains consistent tenant demand from upgraders, young professionals, and multigenerational households seeking affordable, spacious accommodation. Investors should conduct contemporaneous rent surveys on comparable units within the estate and surrounding Yishun Avenue addresses to establish realistic yield projections incorporating their target entry price and expected holding period.

How does the per-square-foot pricing at 427 Yishun Avenue 11 compare to recent HDB resale transactions in Yishun?

At the stated price of S$525,000 for units spanning approximately 1,119 square feet, the per-square-foot valuation sits competitively within the Yishun HDB resale market, typically ranging between S$460 and S$490 per square foot depending on exact floor level, unit orientation, and remaining lease tenure. Recent market transactions across comparable three-bedroom configurations in neighbouring Yishun Avenue addresses have established pricing benchmarks that validate the development's current market positioning as fair-value relative to surrounding stock. Prospective buyers should examine actual recent transactional data from the urban redevelopment authority and property transaction databases to confirm precise psf comparisons within their specific unit-size category of interest.

What Additional Buyer's Stamp Duty implications apply to second-property purchasers at this development?

Singapore Citizens acquiring this development as a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the current statutory rate of 20% applied against the purchase price, substantially increasing total acquisition cost beyond the base transaction price. For a S$525,000 purchase, this translates to approximately S$105,000 in ABSD liability alone, requiring careful cash-flow modelling and loan-serviceability calculations to confirm financing feasibility under standard TDSR constraints. This cost component becomes critical to investment thesis validation for portfolio builders evaluating this development against alternative capital deployment strategies and must be incorporated as a non-recoverable transactional expense in return-on-investment calculations.

How does lease tenure at 427 Yishun Avenue 11 affect long-term resale value and financing accessibility?

Most HDB flats at this established development operate under 99-year lease tenure, a material consideration affecting property valuation trajectories as lease duration decays toward end-of-life. Properties with remaining tenure below 80 years typically experience accelerated value depreciation and reduced mortgageability under standard lender criteria, necessitating careful analysis of the specific unit's remaining lease period before purchase commitment. Buyers should confirm exact lease commencement date for their target unit to project remaining tenure at purchase completion and assess whether lease-extension eligibility may apply, as this significantly influences both financing terms available and long-term capital value retention.

How does proximity to Yishun MRT station influence buyer demand and capital appreciation prospects at this development?

Yishun MRT station's accessibility from this Yishun Avenue 11 address provides substantial demographic appeal and employment-node connectivity that reinforces persistent demand for residential property in this precinct. Properties within walking distance of established MRT stations typically command valuation premiums relative to similar stock requiring longer feeder-bus commutes, creating capital appreciation tailwinds for units at this geographically advantaged development. The station's multi-line connectivity across the broader MRT network enhances utility for commuters and strengthens rental demand from professional tenants, supporting both owner-occupier and investment-oriented acquisition rationales.

Which buyer profiles are best suited to 427 Yishun Avenue 11, and why?

First-time upgraders transitioning from two-bedroom HDB stock represent the most naturally-aligned buyer segment for this development, seeking materially larger living configurations at entry-level pricing that remains accessible under standard mortgage structures. Established owner-occupiers downsizing from private residential portfolios find considerable appeal in the cost-efficiency of HDB ownership whilst maintaining generous accommodation standards for multigenerational families. Conservative investor-operators evaluating HDB resale exposure through the lens of stable, long-duration rental demand and modest but reliable capital appreciation also constitute a significant buyer constituency, particularly those prioritising Debt-to-Service Ratio compliance and financing headroom over maximum yield optimisation.

What TDSR and financing headroom considerations apply to typical buyers at this price point?

At the S$525,000 price point, standard HDB loan structures and TDSR lending criteria typically permit maximum loan amounts of approximately S$420,000-S$440,000 for borrowers with stable employment, depending on age, income profile, and existing debt obligations. This implies minimum cash down-payment requirements of S$85,000-S$105,000 (excluding Additional Buyer's Stamp Duty for second-property purchasers), with resulting monthly loan servicing costs of approximately S$2,100-S$2,300 at prevailing HDB mortgage rates. Prospective buyers should engage directly with HDB loan-processing services and mortgage intermediaries to validate precise borrowing capacity aligned with their personal income documentation and TDSR headroom, particularly relevant for dual-income households and those carrying existing financial obligations.

How does 427 Yishun Avenue 11 compare to competing HDB developments in the Yishun vicinity?

This development competes directly with alternative resale stock across Yishun Avenue and surrounding streets offering comparable unit sizes and age profiles, differentiated primarily by specific location amenity access, floor-level desirability, and remaining lease tenure rather than fundamental architectural or amenity features. Neighbouring HDB addresses at comparable price points demonstrate similar buyer demand characteristics and rental-yield profiles, establishing a competitive market dynamic that reinforces pricing discipline across the broader precinct. Buyers evaluating this development should systematically canvas alternative Yishun offerings at equivalent price points to validate relative positioning and ensure acquisition at optimal value relative to contemporaneous comparable stock.

Which unit stacks and floor levels at 427 Yishun Avenue 11 offer optimal value and utility for different household types?

Lower-floor units typically command modest price discounts relative to mid- and upper-floor configurations, creating value opportunities for families less concerned with vista, natural light exposure, or air-circulation preferences, whilst sustaining identical functional accommodation and amenity access. Middle floors (typically floors 5-12 in HDB stack configurations) balance premium pricing with practical livability, offering superior outlook and ventilation compared to lower stacks without incurring the dramatic cost premiums characteristic of highest-floor units. Upper-floor units generate maximum pricing premiums driven by privacy, ventilation, and noise-isolation preferences, justifying acquisition only for buyers expressly valuing these attributes sufficiently to absorb the resulting cost differentials relative to middle-stack alternatives.

What future supply pipeline risks exist for the Yishun district, and how might these affect long-term property value?

Yishun, as a mature HDB-dominant district developed across several decades, faces limited new-project supply introduction compared to emerging estates undergoing phased Build-To-Order delivery, suggesting sustainable demand for existing resale stock from occupant cohorts priced out of newer projects. District-wide rejuvenation initiatives and infrastructure enhancement programmes continue to reinforce property value fundamentals, whilst demographic trends supporting continued residential demand provide structural tailwinds for established HDB assets. However, prospective buyers should monitor long-term district planning documentation and Housing and Development Board announcements regarding potential large-scale redevelopment or neighbourhood transformation initiatives, as these could materially influence future capital value trajectories across the precinct.

Hdb Flat At 427 Yishun Avenue 11 — From S$520K