Type

Units

Min Area

Price Range

4 BR

1765 sqft

S$1.3M

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$256K on this acquisition.
Located 13 min (1.12 km) from NS14 Khatib 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.

665 Yishun Avenue 4: A Mature HDB Development in the Heart of Yishun

Located on Yishun Avenue 4, 665 represents a long-standing residential address within one of Singapore's most established public housing estates. The development sits in the Yishun planning area, a precinct renowned for its mature infrastructure, extensive amenities, and strong community fabric. This HDB block offers multi-unit configurations that appeal to a broad spectrum of homebuyers, from young families expanding their living space to investors seeking reliable rental potential in a well-serviced neighbourhood.

The property's proximity to Khatib MRT Station on the North-South Line is a significant draw. Located approximately 1.12 kilometres away—roughly a 13-minute walk—the station provides direct connectivity to the broader MRT network, facilitating commutes across the island. This accessibility makes the address attractive for working professionals and families who depend on reliable public transport. The North-South Line's connectivity to the city centre, eastern areas, and southern suburbs ensures that residents at 665 Yishun Avenue 4 enjoy excellent mobility without car dependency.

Market Position and Pricing Dynamics

Units at 665 Yishun Avenue 4 are priced competitively within the context of mature Yishun HDB stock. The development's age and established position in the estate mean pricing reflects the market's assessment of the area's desirability, rental yields, and long-term capital preservation. Prospective buyers should note that HDB resale prices in Yishun remain anchored to both transactional volume in the precinct and the overall health of the broader HDB resale market. The Yishun estate, being one of Singapore's older public housing precincts, continues to attract buyers seeking affordable entry points without sacrificing connectivity or neighbourhood amenities.

Unit Configurations and Space

The development comprises units varying in bedroom and bathroom counts, allowing buyers to select configurations suited to their household size and lifestyle requirements. Larger units with three or more bedrooms are particularly appealing to families requiring dedicated spaces for children, home offices, and guest accommodation. The floor area of available units provides genuine living space, a characteristic increasingly valued in Singapore's housing market where efficient use of square footage translates to quality of life. Whether furnishing a growing family home or an investment-grade rental unit, the floor plates at this address offer flexibility and functionality.

Neighbourhood Amenities and Community Infrastructure

Yishun as a mature estate has developed comprehensive local amenities spanning retail, dining, healthcare, and education. The area is served by established shopping centres, hawker clusters, and supermarkets ensuring daily convenience is within walking distance or a short ride away. Schools in the Yishun planning area, including primary and secondary institutions, are well-regarded and accessible by foot or school transport. The neighbourhood's maturity also means the social infrastructure is stable and well-maintained, which benefits both owner-occupiers and investment properties that rely on rental demand from families and professionals working in nearby areas.

Investment Considerations

For investors evaluating the property as a rental asset, Yishun's demographic profile—a mix of young families, upgraders, and working professionals—creates steady tenant demand. The area's affordability relative to central regions and the convenience of MRT access mean rental enquiries tend to be robust. Investors should assess historical price-per-square-foot trends in Yishun and compare those against transaction evidence in adjacent precincts to establish realistic entry pricing. The maturity of the estate also suggests lower capital appreciation upside than emerging precincts, but the trade-off is stability and consistent tenant retention.

Lease Tenure and Long-Term Value

As an HDB property, units at 665 Yishun Avenue 4 are subject to Singapore's standard public housing lease framework. The lease tenure influences both the property's utility and its resale trajectory. Buyers should be aware that lease decay—the gradual reduction in property value as the lease ages—is a material consideration, particularly for properties with remaining leases approaching the 80-year mark. Understanding the current remaining lease and projecting its impact on future resale value is essential for both owner-occupiers and investors. The Housing and Development Board's regulations around lease extension and the conditions under which flat owners may apply for lease top-ups should be reviewed carefully.

Financing and Stamp Duty Implications

Purchasers financing the property through bank mortgages should note that HDB properties are eligible for loans capped at 80% of the purchase price (or 90% for first-time buyers in certain circumstances). The Total Debt Servicing Ratio threshold set by lenders typically permits borrowing up to 30% of gross monthly household income. At the price points typical of 665 Yishun Avenue 4, most households with stable income should secure competitive financing terms. For buyers purchasing a second residential property, the Additional Buyer's Stamp Duty of 20% applies on top of the standard Buyer's Stamp Duty, a consideration that materially affects the total acquisition cost and should be factored into investment return calculations.

Comparing to Nearby Developments

Yishun's older precincts include several competing HDB addresses offering similar bedroom configurations and MRT accessibility. Blocks situated closer to Yishun MRT station or Sembawang station may command slight premiums, whilst those further from stations may offer marginal price relief. The trade-off between walking distance to rail, local amenity density, and unit age is material when comparing value across the estate. Prospective buyers benefit from examining transactional evidence across multiple blocks and comparing price-per-square-foot metrics to anchor their offer strategy and understand whether 665 Yishun Avenue 4 represents fair value relative to competing HDB stock in the immediate area.

Suitability for Different Buyer Profiles

First-time homebuyers upgrading from younger precincts or private rentals often gravitate toward established HDB neighbourhoods like Yishun due to affordability, infrastructure maturity, and predictable market dynamics. Young families benefit from the proximity to schools, childcare facilities, and community centres. Upgraders moving from smaller units value the generous floor plates and multi-bedroom layouts. Investors seeking steady rental yields without exposure to new project risks appreciate the proven tenant demand and transparent market comparables in mature estates. High-net-worth buyers may view such properties as portfolio diversification tools offering yield and capital stability rather than appreciation upside.

Forward-Looking Market Context

The HDB resale market remains a cornerstone of Singapore's housing ecosystem, and estates like Yishun continue to demonstrate resilience. Government land sales in the wider Yishun planning area and potential new supply in surrounding precincts may influence longer-term pricing trends, but near-term demand fundamentals remain supported by the stable working-age population and consistent upgrading patterns. Buyers should monitor government announcements regarding estate rejuvenation initiatives or new complementary infrastructure that could enhance the precinct's appeal.

Frequently Asked Questions

What is the estimated rental yield for investment properties at 665 Yishun Avenue 4?

Rental yields for HDB properties in Yishun typically range between 2.5% to 3.5% gross per annum, depending on unit configuration, floor level, and current market conditions. A four-bedroom unit at the development would likely attract family tenants or professional sharers willing to pay competitive rents reflecting the precinct's established status and MRT accessibility. To estimate your specific yield, divide the expected monthly rental by the purchase price and multiply by 12; properties at this address should generate reliable cashflow given the neighbourhood's demographic demand from working professionals and young families. However, investors must account for property tax, maintenance contributions, and potential vacancy periods when calculating net yield.

How does the price-per-square-foot at 665 Yishun Avenue 4 compare to recent HDB transactions in Yishun?

Properties in the Yishun precinct generally trade between S$700 to S$850 per square foot for resale HDB units, with variations reflecting age, floor level, unit size, and MRT proximity. Units at 665 Yishun Avenue 4, being an established block in the estate, typically fall within or near this range depending on individual unit condition and layout. Comparing recent transactional evidence across adjacent blocks helps establish whether specific units at this address offer fair value relative to the broader neighbourhood. Price-per-square-foot metrics are also influenced by overall HDB market sentiment and availability of competing stock; tighter supply in Yishun may support prices at the higher end of the range.

What is the Additional Buyer's Stamp Duty impact if I am a Singapore Citizen buying a second residential property at this address?

Singapore Citizens purchasing a second residential property incur an Additional Buyer's Stamp Duty of 20%, applied on top of the standard Buyer's Stamp Duty. For a property priced at S$1.28 million, this 20% ABSD translates to approximately S$256,000 in additional duty, a material cost that significantly affects your total acquisition expenses and return-on-investment calculations. This ABSD is payable at point of purchase and must be factored into your financing arrangements and overall investment thesis. First-time homebuyers and certain categories of buyers (such as those purchasing their first property or acquiring additional properties under specific circumstances) may benefit from exemptions or deferrals, so consultation with a conveyancing lawyer is advisable to confirm your individual liability.

What is the lease decay risk for properties at 665 Yishun Avenue 4, and how does it affect resale value?

All HDB properties at 665 Yishun Avenue 4 operate under 99-year leasehold tenure, meaning remaining lease duration decreases over time and directly impacts resale value. As a property ages and remaining lease approaches 80 years, the rate of value depreciation accelerates because financial institutions offer less favourable loan-to-value ratios and buyers require higher capitalisation rates to justify their investment. Properties with remaining leases below 60 years typically experience more pronounced price pressure and reduced buyer demand, making near-term capital preservation increasingly uncertain. The Housing and Development Board offers lease extension schemes under specific conditions; understanding your property's current lease remaining and the timeline for potential renewal eligibility is essential for long-term investment planning.

How does proximity to Khatib MRT Station affect demand and capital appreciation at 665 Yishun Avenue 4?

The approximately 13-minute walk to Khatib MRT Station (NS14) is a significant value driver for properties at this address, as direct MRT connectivity reduces transport time and makes the location attractive to working professionals and families dependent on public transit. Historically, HDB units within 800 metres to 1.2 kilometres of an MRT station command rental premiums and exhibit more resilient capital values compared to distant properties, because tenant demand correlates strongly with commute convenience. However, the estate's maturity means much of the MRT accessibility premium may already be reflected in current pricing; further capital appreciation is less likely to stem from improved connectivity (given the station is established) and more likely to come from overall market sentiment and supply dynamics. Buyers should evaluate whether MRT proximity justifies the pricing relative to competing stock further from the station.

Is 665 Yishun Avenue 4 suitable for a first-time homebuyer, and what are the financing advantages?

First-time homebuyers are well-positioned to purchase at 665 Yishun Avenue 4 because HDB properties are specifically designed for homeownership, the neighbourhood is established with proven amenities, and first-time buyers may access financing at 90% loan-to-value (compared to 80% for non-first-time buyers), reducing upfront capital requirements. The estate's maturity also means the property is unlikely to experience sharp depreciation, offering capital stability during your ownership period. First-timers also benefit from stamp duty concessions and may avoid ABSD, making their total acquisition cost substantially lower than for investors. This development is particularly suitable for families seeking generous floor plates and multiple bedrooms at prices significantly lower than private housing, with the added advantage of established community infrastructure and straightforward HDB regulatory frameworks.

What are the TDSR implications and financing headroom for buyers at this development's typical price points?

At the typical price point of around S$1.28 million for units at 665 Yishun Avenue 4, a buyer with gross household income of S$12,000 per month could service a mortgage up to approximately S$3,600 monthly under the 30% Total Debt Servicing Ratio threshold applied by lenders. Using standard mortgage calculations (principal, interest, property tax, insurance, and existing debt obligations), this translates to borrowing capacity of roughly S$1 million if financed at current rates, requiring the buyer to contribute approximately S$280,000 in cash downpayment. Households with higher income or lower existing debt obligations enjoy greater financing headroom and lower monthly repayment burdens. Buyers should stress-test their financing capacity against potential interest rate increases (currently hovering near 3% to 4% across HDB-eligible lenders) to ensure affordability remains sustainable.

How does 665 Yishun Avenue 4 compare in value to other HDB blocks in the immediate Yishun vicinity?

The Yishun estate comprises numerous HDB blocks of varying ages, configurations, and MRT distances, creating a segmented market where price differentials reflect these factors. Blocks immediately adjacent to Yishun MRT Station may command 5% to 10% premiums over those at 665 Yishun Avenue 4 due to reduced walking distance, whilst blocks at similar distances from Khatib MRT typically trade within a narrow price band, with variations attributable to unit condition, floor level, and specific layout appeal. Blocks further from either MRT station or located in less activated portions of the estate may trade at modest discounts. Prospective buyers should examine recent transaction records across at least five comparable blocks within the Yishun planning area to establish a realistic valuation range and identify whether 665 Yishun Avenue 4 represents relative value or premium pricing.

Which unit stacks or floor levels at 665 Yishun Avenue 4 offer the best value for owner-occupiers and investors?

Middle to upper floors (typically levels 4 through 8) at 665 Yishun Avenue 4 offer optimal value for both owner-occupiers and investors because they balance reduced stagnant air and moisture exposure (compared to lower floors) with lower purchase premiums than top floors, whilst avoiding the excessive heat gain sometimes experienced on the highest storeys in tropical climates. Lower floors (1 to 3) may command 3% to 7% discounts because of reduced natural light, privacy concerns, and perceived higher moisture and pest exposure, making them attractive for price-conscious investors willing to accept these trade-offs. Top floors (9 and above, depending on building height) typically command premiums of 5% to 10% but may offer superior ventilation and views that appeal to owner-occupiers more than investment buyers. Investors should prioritise transactional evidence for sold units at different levels rather than relying on theoretical preferences.

What is the future supply pipeline in the Yishun planning area, and how might it affect prices at 665 Yishun Avenue 4?

The Urban Redevelopment Authority's master planning framework for Yishun indicates potential for new HDB supply in adjoining precincts and possible estate rejuvenation initiatives that could introduce fresh inventory and reshape demographic patterns over the next 5 to 10 years. Large-scale new HDB supply in nearby areas may exert downward pricing pressure on resale properties like those at 665 Yishun Avenue 4, particularly if new units offer superior specifications or proximity advantages. Conversely, government investments in infrastructure (MRT extensions, community facilities, or estate beautification) may enhance the broader precinct's appeal and provide upside support. Buyers should monitor periodic announcements from the Housing and Development Board and the Urban Redevelopment Authority regarding Yishun's pipeline to assess whether current entry pricing reflects realistic forward expectations. Conservative investors typically assume modest appreciation in mature estates where significant new supply is anticipated.

[For Sale] Hdb Flat At Yishun Avenue 4 — From S$1.3M