Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$520K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$520K.
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?

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427 Yishun Avenue 11: Established HDB Living in Singapore's North

427 Yishun Avenue 11 represents a mature residential block within Yishun, one of Singapore's most well-established housing estates. Located in the northern part of the island, this HDB development comprises family-oriented units that cater to a diverse demographic seeking stable, affordable housing in a neighbourhood with decades of proven livability. The block sits within a precinct characterised by consistent demand and steady appreciation, reflecting the enduring appeal of this district among both upgraders and first-time buyers.

The units at 427 Yishun Avenue 11 are configured to suit multi-generational and growing family households. Three-bedroom configurations dominate the available stock, with internal floor areas reaching approximately 1,119 sqft, providing ample living space and flexibility for modern domestic arrangements. These layouts are complemented by two bathrooms, a design choice that acknowledges contemporary lifestyle needs and reduces pressure on shared facilities during peak household times. Such proportions have proven popular in the resale market, as they occupy a sweet spot between intimate two-room units and expansive four-bedroom penthouses.

Neighbourhood and Location Context

Yishun has evolved into one of Singapore's most vibrant mature estates, boasting comprehensive retail, dining, and recreational infrastructure. The precinct surrounding 427 Yishun Avenue 11 benefits from immediate proximity to shops, food courts, and supermarkets, eliminating the need for lengthy commutes to secure daily necessities. The neighbourhood has also invested heavily in community facilities, including sports complexes, parks, and healthcare services, which collectively enhance the quality of life for residents and underpin long-term property demand.

The strategic positioning of this block within the broader Yishun landscape means residents enjoy access to multiple transport routes and connector roads. This geographic advantage translates into reduced dependency on any single transport corridor and provides flexibility for commuters travelling to diverse employment centres across the island. Over the past decade, Yishun has benefited from improved arterial road networks and enhanced public transport integration, factors that have steadily increased the area's attractiveness to working professionals and retirees alike.

Pricing and Market Position

Available units at 427 Yishun Avenue 11 are priced from approximately S$520,000, positioning them competitively within the broader HDB resale market. This pricing reflects the maturity of the block, the size and configuration of typical units, and the established nature of the Yishun neighbourhood. Compared to fringe-central and central locations, Yishun offers meaningful price relief whilst retaining excellent transport connections and amenity access, a trade-off that appeals strongly to cost-conscious buyers unwilling to compromise on convenience.

The per-square-foot valuation of units in this block aligns with recent transaction evidence across northern HDB estates. Buyers should recognise that HDB pricing in Yishun reflects both supply-demand dynamics within the immediate precinct and broader macro trends affecting the entire resale market. Recent transactions in comparable blocks demonstrate that three-bedroom units with two bathrooms command consistent buyer interest, supporting the view that pricing at 427 Yishun Avenue 11 reflects fair market value rather than speculative premium.

Investment and Rental Yield Potential

For investors, HDB units at 427 Yishun Avenue 11 present an opportunity to access yield-generating assets at an accessible entry price point. The rental market for three-bedroom HDB flats in Yishun remains active, driven by young professionals, relocating families, and expatriate renters seeking affordable, well-serviced accommodation. Estimated gross rental yields for comparable units typically range between 2.5% and 3.5% per annum, depending on exact unit configuration, floor level, and lease remaining. Such yield profiles compare favourably to other northern HDB estates and provide a steady income stream that partially offsets mortgage servicing costs.

The investment thesis for 427 Yishun Avenue 11 rests on multiple pillars: affordable acquisition price, steady tenant demand, and the estate's established infrastructure. Unlike new launches in peripheral locations, Yishun units do not require investors to gamble on future transport connectivity or commercial development; both are already proven and entrenched. This de-risking factor has made Yishun a perennially popular choice among cautious investors prioritising capital preservation and stable cash flow over speculative capital gains.

Buyer Suitability and Life-Stage Alignment

First-time homebuyers will find 427 Yishun Avenue 11 particularly accessible, as the pricing and unit sizes align well with typical grant entitlements and modest financing capacity. For upgraders transitioning from two-room or smaller three-room units, the additional bathrooms and spacious layout represent a meaningful improvement in daily living comfort. Young professionals seeking rental income can leverage these units to build their property portfolio without depleting capital reserves, whilst retirees downsizing from larger houses may appreciate the low-maintenance HDB living model coupled with mature neighbourhood amenities.

The block's appeal extends to multi-generational households, where separate bathroom facilities reduce friction and improve privacy. Parents, adult children, and grandchildren can coexist comfortably within the 1,100+ sqft envelope, making 427 Yishun Avenue 11 an economical solution for extended family arrangements common across Singapore's diverse cultural landscape.

Financing and Loan Considerations

Prospective buyers should factor in mortgage servicing requirements and Total Debt Servicing Ratio (TDSR) constraints when evaluating purchase feasibility. At the current price point of approximately S$520,000, a buyer with modest salary and existing obligations may face tighter TDSR headroom than purchasers of cheaper two-room units, though the impact remains manageable for dual-income households. Banks typically permit 60% loan-to-value ratios for HDB flats, meaning purchasers should expect to provide around S$208,000 in cash downpayment and associated costs, with the balance financed over 25 to 30-year mortgage terms.

Second-property buyers must account for Additional Buyer's Stamp Duty at 20% for Singapore Citizens, which substantially elevates upfront costs and reduces equity position. This consideration makes the investment case for 427 Yishun Avenue 11 contingent on strong rental yield forecasts and confidence in long-term capital appreciation, rather than short-term trading profits. First-time buyers enjoy relief from this stamp duty, creating a structural advantage in entry-level property acquisitions.

Resale Dynamics and Lease Considerations

HDB flats at 427 Yishun Avenue 11 are offered on 99-year leasehold terms, a standard feature of Singapore's public housing system. This lease duration is not an impediment to resale within the conventional 25-year to 30-year homeownership horizon; leasehold HDB flats remain highly tradeable provided remaining tenure exceeds 60 years. However, buyers should be cognisant that lease decay will eventually impact property values, typically accelerating downward pressure beyond the 60-year threshold. For investors targeting 20-year holding periods, this consideration is largely immaterial; for retirees planning multi-decade occupancy, the long-term lease trajectory merits thoughtful evaluation.

Resale volumes in Yishun demonstrate sustained buyer appetite across the maturity spectrum, from first-time purchasers to upgraders to downsizers. This liquidity reduces time-on-market risk and supports confidence in achievable exit prices should circumstances necessitate timely disposal.

Comparative Market Position

Competing HDB estates in the northern corridor—including nearby blocks in Yishun itself, as well as Sengkang and Hougang precincts—offer comparable three-bedroom units at broadly similar price points. The distinguishing factors typically relate to specific block maturity, MRT proximity, and local amenity clustering. 427 Yishun Avenue 11 benefits from its location within an estate with several decades of established infrastructure, avoiding the early-stage teething challenges sometimes observed in newer developments. This maturity premium is modest but real, reflected in consistent demand and predictable rental absorption.

Future District Dynamics

The Yishun precinct continues to evolve, with ongoing upgrading initiatives and planned amenity enhancements supporting long-term residential desirability. Government land sales in nearby areas and proposed transport improvements indicate sustained policy commitment to northern corridor development. Whilst these upgrades may not directly affect 427 Yishun Avenue 11's immediate transaction flow, they contribute to district-wide sentiment and underpin the view that acquiring HDB property in Yishun represents a defensible long-term decision rather than a temporary holding position.

Frequently Asked Questions

What is the estimated gross rental yield for a three-bedroom unit at 427 Yishun Avenue 11 if purchased as an investment?

Estimated gross rental yields for three-bedroom HDB flats at 427 Yishun Avenue 11 typically range between 2.5% and 3.5% per annum, depending on precise unit configuration, floor level, and lease remaining. This calculation assumes a monthly rental in the S$1,300 to S$1,700 range for comparable units, which is consistent with recent lettings across Yishun. The yield profile is supported by sustained tenant demand from young professionals, expatriates, and relocating families seeking affordable accommodation in a well-serviced, mature estate. Investors should note that actual yield will vary based on market conditions, tenant quality, and maintenance expenses.

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

Units at 427 Yishun Avenue 11 are priced at approximately S$465 per square foot based on the S$520,000 asking price for 1,119 sqft three-bedroom configurations. This per-sqft valuation aligns closely with recent resale transactions of comparable three-bedroom flats in neighbouring Yishun blocks and reflects the mature estate's established market positioning. Competing blocks in Sengkang and Hougang may command slightly lower per-sqft rates due to newer construction or marginally better MRT proximity, but the differential is typically 3% to 7%, which does not fundamentally alter the investment case. The consistency of per-sqft pricing across northern HDB estates suggests that 427 Yishun Avenue 11 is priced fairly relative to comparable alternatives.

What are the Additional Buyer's Stamp Duty implications for a second-property buyer purchasing at 427 Yishun Avenue 11?

Singapore Citizens purchasing a second residential property at 427 Yishun Avenue 11 will incur Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price. For a unit priced at S$520,000, this equates to S$104,000 in ABSD, substantially elevating total acquisition costs and reducing initial equity position. This stamp duty is in addition to the standard Buyer's Stamp Duty and conveyancing fees, collectively bringing total upfront costs to approximately 9% to 10% of purchase price. The 20% ABSD rate makes second-property investment less attractive unless supported by strong rental yield expectations and confidence in medium-to-long-term capital appreciation. First-time buyers are exempt from ABSD, creating a structural pricing advantage when competing with investors in the market.

How does the 99-year leasehold tenure affect long-term resale value and buyer appeal at 427 Yishun Avenue 11?

Units at 427 Yishun Avenue 11 are offered on 99-year leasehold terms, which is standard for HDB flats in Singapore. For buyers with typical 25 to 30-year ownership horizons, lease duration is not a practical constraint; the property will retain substantial remaining tenure throughout the ownership period. However, lease decay does progressively impact resale values, particularly once remaining tenure dips below 60 years, which—at the current block's age—is unlikely to occur during conventional ownership periods. For investors targeting 20-year holding windows, lease considerations are largely immaterial. First-time occupiers and upgraders benefit from the institutional HDB resale market's sophistication, which has developed established valuation methodologies that account for lease trajectory. Buyers should be aware that eventual downward pressure from lease decay is inevitable beyond 60 years remaining, but this horizon extends well into future generations and should not deter current purchasing decisions.

How does proximity to MRT stations affect demand and capital appreciation potential at 427 Yishun Avenue 11?

427 Yishun Avenue 11 is situated within Yishun, an estate with established public transport connectivity, though specific MRT proximity varies depending on the block's exact location within the precinct. Yishun's maturity means transport infrastructure is already embedded and unlikely to dramatically improve, reducing speculative upside from future connectivity upgrades. This creates a stability-focused dynamic: demand is driven by existing, proven transport accessibility rather than speculative future developments. Properties in northern estates with strong existing MRT connectivity—such as Yishun—tend to experience steadier, lower-volatility appreciation compared to peripheral locations banking on future transport links. For buyers seeking predictable, moderate capital growth rather than transformational appreciation, the established transport connectivity at 427 Yishun Avenue 11 provides reassurance that current demand patterns will persist without fundamental disruption.

Which buyer profiles—first-timers, upgraders, investors, retirees—is 427 Yishun Avenue 11 most suited for?

427 Yishun Avenue 11 is ideally positioned for first-time homebuyers leveraging their CPF entitlements and modest financing capacity, as the S$520,000 price point and three-bedroom layout offer excellent value relative to smaller units in premium locations. Upgraders transitioning from two-room or smaller three-room configurations will appreciate the additional bathrooms and spacious 1,100+ sqft floor plates, which materially improve daily living comfort without requiring relocations to peripheral estates. Property investors seeking yield-generating assets can access these units at an affordable entry price with predictable rental demand, making them suitable for portfolio diversification without excessive capital depletion. Retirees downsizing from large private homes will find the low-maintenance HDB model and mature neighbourhood amenities appealing, though some may prefer smaller units to further reduce ownership costs. Multi-generational households benefit from the multiple bathrooms and generous floor area, reducing friction in extended-family living arrangements. The block's accessibility across multiple life stages underscores its appeal as a pragmatic, non-speculative housing choice.

What Total Debt Servicing Ratio (TDSR) and financing headroom should buyers expect at typical 427 Yishun Avenue 11 price points?

At the current price level of approximately S$520,000, typical buyers should budget for mortgage servicing on a S$312,000 loan (60% LTV), assuming a S$208,000 cash downpayment covering equity and acquisition costs. Over a 25-year mortgage term at prevailing HDB interest rates (typically 2.6% for floating-rate loans), monthly mortgage payments will approximate S$1,300 to S$1,400 depending on rate movements. TDSR calculations require this mortgage payment plus existing debt obligations (personal loans, credit cards, car financing) to not exceed 60% of gross household income. A household with combined monthly income of S$8,500 would comfortably satisfy TDSR constraints with this mortgage profile. Dual-income households and those with modest existing debt obligations will experience tighter financing headroom than single-earner families or those with clean credit profiles. Second-property buyers face additional pressure due to 20% ABSD costs, which may necessitate larger cash reserves or accepting lower LTV ratios to maintain TDSR compliance.

How do competing HDB blocks in Yishun and neighbouring northern estates compare to 427 Yishun Avenue 11?

Competing blocks within Yishun itself offer similar three-bedroom units at broadly comparable price points, typically ranging from S$480,000 to S$560,000 depending on block age, floor level, and exact unit configuration. Neighbouring estates such as Sengkang offer newer stock with some units commanding lower per-sqft rates due to more recent construction, though this often reflects newer development rather than fundamental improvement in lifestyle or amenity access. Hougang estates similarly present alternatives with comparable pricing but may offer marginally different school catchment areas and neighbourhood character. The key differentiator for 427 Yishun Avenue 11 is the block's maturity and the estate's comprehensive, established amenity base, which eliminates speculative uncertainty about future development. Buyers comparing across northern estates should weigh per-sqft pricing against neighbourhood maturity, transport stability, and school catchment appeal rather than focusing narrowly on price alone. None of these competing options represents a dramatically superior choice; rather, they occupy adjacent positions in the northern HDB market, with selection driven by preference for specific neighbourhoods and local amenities.

Which unit stack or floor levels at 427 Yishun Avenue 11 represent the best value for money?

Mid-range floor levels—typically floors 4 to 18 in multi-storey HDB blocks—offer optimal value by balancing several factors: natural light and ventilation advantages over lower floors, avoidance of premium pricing commands associated with top-storey units, and reduced structural dampness or pest concerns relative to ground-adjacent floors. Lower-floor units (1 to 3) may command modest discounts reflecting reduced natural light and potential humidity challenges, though these units appeal to elderly residents, parents of young children, and others avoiding stairwell dependency. Higher floors (20+) typically command 5% to 10% premiums due to enhanced views, privacy, and reduced noise from ground-level foot traffic. For investors prioritising yield and resale liquidity, mid-floor units represent the most efficient capital deployment, as the premium for top floors does not consistently justify itself through rental uplift. Buyers with specific floor preferences (e.g., eastern-facing for morning light, northwestern-facing for afternoon shade) should factor minor pricing variations into broader neighbourhood and investment decision-making rather than allowing floor-level optimisation to override fundamental property selection criteria.

What is the future supply pipeline and development trajectory for the Yishun precinct, and how might this affect 427 Yishun Avenue 11's long-term appeal?

Yishun is a mature estate with limited new HDB supply in the immediate vicinity; most future development activity in the northern corridor is concentrated in newer estates such as Sengkang and Punggol, further east. Government land sale sites identified in strategic masterplans may occasionally release land for housing development in fringe areas bordering Yishun, but these projects are measured in years and are unlikely to create material oversupply that would dampen 427 Yishun Avenue 11's resale appeal. Conversely, the absence of large-scale new supply in Yishun itself supports demand stability and reduces the risk of inventory gluts that might suppress values. Planned transport improvements and commercial precinct enhancements across the broader northern corridor will benefit Yishun indirectly through improved connectivity to employment centres and retail hubs. Buyers should view 427 Yishun Avenue 11 not as a speculative proxy for future transformation but as a stable, mature housing asset whose value derives from existing amenities and proven demand rather than speculative future development. This stability-focused thesis is appropriate for first-time buyers, upgraders, and cautious investors seeking de-risked investment profiles rather than speculative capital appreciation.

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