Type

Units

Min Area

Price Range

Other

120 sqft

S$780/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$780.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$156 on this acquisition.
Located 12 min (1.01 km) from NS13 Yishun 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.

703 Yishun Avenue 5: HDB Rental Flats in Yishun's Established Heartland

703 Yishun Avenue 5 represents a rental housing opportunity within one of Singapore's most established residential estates. Situated in the Yishun planning area, this development comprises HDB flats positioned to serve both owner-occupiers seeking affordable housing and investors building rental portfolios in the northern corridor. The project's location within a mature, well-serviced neighbourhood provides a stable foundation for long-term property appreciation and consistent tenant interest.

The development's proximity to Yishun MRT Station (NS13) is a defining feature, with units positioned approximately 1.01 kilometres from the station—a walk of roughly 12 minutes. This accessibility to Singapore's Mass Rapid Transit network significantly enhances the property's appeal to working professionals, students, and commuters who depend on reliable public transport. The NS13 station serves as a major interchange, connecting residents to employment centres, educational institutions, and recreational destinations across the island, making the development particularly attractive for tenants seeking convenient urban mobility without car ownership.

Compact Living for Modern Renters and Investors

Units within this development feature efficient floor areas around 120 square feet, reflecting the contemporary compact living standards typical of HDB rental stock. These smaller unit configurations appeal strongly to single professionals, young couples, and individuals prioritising affordability and ease of maintenance over expansive square footage. For investors, the modest unit size translates to lower acquisition costs, reduced vacancy risk through broader tenant pools, and simplified property management. The rental market in Yishun demonstrates consistent demand for such compact options, particularly among first-time renters and budget-conscious residents navigating Singapore's high property costs.

Investment Potential in a Mature Estate

Yishun's maturity as a residential estate—combined with its continued infrastructure upgrades and amenity enhancements—positions 703 Yishun Avenue 5 as a strategically sound addition to property investment portfolios. The neighbourhood boasts comprehensive facilities including neighbourhood shopping centres, hawker markets, community clubs, and healthcare services, all within walking or short travel distances. This established ecosystem reduces the investment risk typically associated with greenfield developments and supports stable rental demand. The rental yield potential for units in this location benefits from the estate's reputation as a reliable, family-friendly neighbourhood with good schools, recreational facilities, and a strong community presence.

Transportation Connectivity and Long-Term Value

The development's accessibility to Yishun MRT Station underpins both its appeal to tenants and its capital appreciation trajectory. The North-South Line (NS), which serves Yishun station, is one of Singapore's busiest and most established transit corridors, connecting Jurong in the west to Sembawang in the north and beyond. This institutional transit strength suggests that the station's usage patterns and commuter flows are unlikely to diminish, providing enduring support for rental demand and property values. Properties within convenient walking distance of established MRT stations historically experience more resilient capital growth compared to locations requiring longer travel times or less frequent services.

Rental Income Streams and Market Positioning

Current rental rates for units in this development begin from S$780 per month, positioning the stock competitively within Yishun's rental market. This price point reflects the efficient unit sizing and the estate's mature, well-connected profile. Investors evaluating rental yield should consider that Yishun's rental market benefits from stable supply-and-demand dynamics: the estate attracts working professionals, students attending nearby institutions, and families seeking affordable residential accommodation. The availability of compact units at moderate rental rates ensures consistent tenant inquiries, supporting occupancy rates and reducing periods of vacancy that can erode investment returns.

Neighbourhood Character and Amenities

Yishun stands as one of Singapore's original new towns, with decades of urban planning investment reflected in its road networks, public spaces, and mixed-use precincts. The area surrounding 703 Yishun Avenue 5 includes neighbourhood centres offering retail, dining, and services; multiple primary and secondary schools serving the resident demographic; community facilities managed by the People's Association; and green spaces including parks and nature reserves. This comprehensive amenity base supports quality of life for tenants, reducing tenant churn and enhancing the property's appeal in competitive rental markets. The estate's accessibility to Sembawang beaches and nearby nature reserves also appeals to residents prioritising outdoor recreation and environmental amenity.

Financial Considerations for Buyers and Investors

Prospective buyers should factor acquisition costs beyond the purchase price, including stamp duties, legal fees, and potential ABSD liabilities depending on their residential property ownership status. For investors purchasing this as a second residential property, ABSD at the current Singapore Citizen rate of 20% will apply, meaningfully raising the effective acquisition cost. Thorough financial modelling incorporating rental income, financing costs, maintenance levies, and tax implications is essential before committing capital. The compact unit sizes and modest price points may facilitate more manageable mortgage obligations, potentially improving debt-to-service ratios and financing headroom compared to larger, more expensive properties.

Market Positioning Within Yishun's Rental Stock

703 Yishun Avenue 5 occupies a competitive position within Yishun's broader housing market. The estate benefits from an existing stock of HDB and private residential properties, creating an established rental ecosystem with proven tenant demand and relatively transparent pricing. New and refurbished rental units in Yishun typically command stable demand from commuters utilising the MRT network, students attending educational institutions in and around the estate, and young professionals seeking affordable urban accommodation. This competitive environment, whilst placing pressure on rental rates, provides clear market benchmarks and relatively predictable occupancy outcomes for investors evaluating long-term returns.

703 Yishun Avenue 5 exemplifies pragmatic, accessible residential investment in Singapore's northern corridor. The combination of MRT accessibility, established neighbourhood amenities, modest unit costs, and stable rental demand creates a multi-faceted appeal for both owner-occupiers seeking affordable housing and investors building diversified property portfolios. Prospective buyers should conduct thorough due diligence on local rental trends, tenant demographics, and financing structures to validate investment assumptions and optimise long-term returns.

Frequently Asked Questions

What rental yield can investors expect from units at 703 Yishun Avenue 5?

Estimated gross rental yields for units at this development depend on acquisition price, but the modest monthly rental rates beginning from S$780 combined with relatively affordable purchase prices typical of HDB flats in Yishun suggest gross yields in the region of 4–6% annually. This calculation should account for acquisition costs including stamp duty and 20% ABSD for second-property purchasers, along with ongoing maintenance, property tax, and management expenses. Investors should model cash-on-cash returns incorporating these factors to validate whether the rental income stream meets their portfolio return targets and risk tolerance.

How do current rental rates at 703 Yishun Avenue 5 compare to recent market transactions in the Yishun area?

Rental rates at this development, commencing from S$780 monthly, position the units competitively within Yishun's rental market for compact, HDB-classified units. Comparative analysis of recent rental transactions in the estate indicates that similarly-sized flats in comparable locations command rental rates within a similar band, reflecting the stable, established character of the Yishun market. The project's proximity to Yishun MRT Station (NS13) supports rental rates at or slightly above estate averages, as MRT accessibility typically commands a rental premium of 5–10% compared to properties requiring longer travel times. Investors should request recent comparable rental evidence to validate pricing against market benchmarks.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing this as a second residential property?

Singapore Citizens purchasing 703 Yishun Avenue 5 as a second residential property will incur ABSD at the current rate of 20% on the purchase price. For example, on a property acquired for S$400,000, ABSD would amount to S$80,000, representing a significant cost burden that must be incorporated into financial planning. This duty applies on top of standard buyer's stamp duty and other acquisition costs, effectively raising the total acquisition cost by approximately 8–10% depending on purchase price and applicable stamp duty bands. Investors must factor this substantial cost into yield calculations, financing arrangements, and holding period analysis to ensure the investment remains viable and meets return objectives after ABSD payment.

Since 703 Yishun Avenue 5 comprises HDB flats, what lease tenure applies and how does this affect long-term resale value?

HDB flats are issued with 99-year leases from their date of construction. As Yishun is an established estate constructed in earlier new town development phases, properties at 703 Yishun Avenue 5 will show varying remaining lease periods depending on their year of completion. Lease decay becomes a material concern as the lease term diminishes below 80 years, with resale value and financing eligibility progressively compromised as the lease shortens. Buyers should verify the exact remaining lease for units under consideration and model potential resale value impacts across different holding periods, accounting for lease reduction effects on market demand and purchaser financing capacity. HDB's lease extension policies and their application to this specific project should be clarified during the due diligence phase.

How does proximity to Yishun MRT Station (NS13) affect demand and capital appreciation prospects at this development?

Proximity to Yishun MRT Station (NS13), with units located approximately 12 minutes' walk away, positions 703 Yishun Avenue 5 advantageously for sustained tenant demand and capital appreciation. The NS13 station serves as a major interchange on the North-South Line, one of Singapore's most heavily-used transit corridors, ensuring consistent commuter flows and institutional transport reliability. Properties within convenient walking distance of established MRT stations typically experience more resilient capital growth and command rental premiums compared to locations requiring longer travel or less frequent services. The development's accessibility supports both owner-occupier demand from working professionals and investor demand from those seeking rental properties with strong tenant appeal, suggesting robust long-term value prospects relative to more peripheral Yishun locations.

Is 703 Yishun Avenue 5 suitable for first-time home buyers, upgraders, HNW investors, or specific buyer profiles?

This development serves multiple buyer profiles effectively. First-time home buyers benefit from the affordable entry price point, established neighbourhood amenities, and transparent HDB market dynamics, though they should account for 20% ABSD if holding another residential property. Upgraders seeking compact downsizing options find the efficient unit layouts and MRT accessibility appealing, particularly if releasing capital from larger suburban properties. Investors building rental portfolios favour the modest acquisition cost, consistent tenant demand, and predictable market characteristics of Yishun's rental ecosystem. HNW individuals may view this as a portfolio diversification element rather than a core holding, valuing the stable yield and low-volatility profile. Each profile should conduct individual financial and strategic analysis to validate alignment with personal investment objectives and time horizons.

What are the Total Debt Service Ratio (TDSR) and financing headroom implications at typical 703 Yishun Avenue 5 price points?

Assuming purchase prices in the region typical for HDB flats in Yishun (often S$300,000–S$450,000 depending on unit size and age), buyer financing typically accommodates 80% loan-to-value mortgages, requiring 20% cash down payment plus ABSD and acquisition costs. TDSR limits of approximately 55% of gross monthly income mean a buyer with monthly household income of S$6,000 can service total monthly debt obligations (mortgage plus other loans) of approximately S$3,300. For a S$400,000 purchase with 80% financing, monthly mortgage payments at current interest rates approximate S$1,800–S$2,000, leaving reasonable headroom for other obligations provided household income is robust. Buyers should engage mortgage brokers to model precise financing scenarios reflecting their personal income, existing debt, and loan tenure preferences, ensuring proposed debt service remains comfortably within regulatory TDSR bands.

How does 703 Yishun Avenue 5 compare to competing HDB developments or private rental properties in the northern Singapore corridor?

Within the Yishun planning area, 703 Yishun Avenue 5 competes with other HDB rental stock and some private residential alternatives offering compact units. Comparative advantages include HDB's transparent ownership structures, regulated management standards, and predictable community amenities, alongside strong MRT connectivity. Private alternatives in outer locations may offer more spacious units but often command higher prices and rental rates, reducing investor yield. Other HDB developments within Yishun offer varying lease residues and neighbourhood characteristics; buyers should compare specific lease remaining terms, renovation status, and tenant demographics across candidates. The development's established position in the estate's central areas provides competitive advantage over peripheral locations, though newer private developments in other northern regions may offer lifestyle upgrades at comparable or slightly higher cost points. Systematic comparative analysis across competing options is essential for investment optimisation.

Which unit stacks, floor levels, or block positions at 703 Yishun Avenue 5 offer the best value for buyer objectives?

Unit positioning and floor level effects on value vary depending on buyer priorities. Higher floor units typically command 5–10% premiums due to superior views, natural light, and perceived prestige, though they may incur marginally higher property taxes in some HDB schemes. Lower-floor units, whilst less premium, often appeal to elderly residents, those with mobility considerations, and investors optimising yield by passing maintenance-free features to tenants. Mid-floor units frequently represent optimal value, balancing modest premiums against reasonable accessibility and maintenance considerations. Corner units and those with natural cross-ventilation or exceptional natural light may command subtle premiums reflecting lifestyle preferences. For investment purposes, rental demand is typically insensitive to floor level; units should be selected based on acquisition price relative to projected rental income and long-term capital appreciation prospects rather than subjective amenity preferences. Investors should prioritise units offered at the most attractive prices relative to comparable rental market rates.

What is the future supply pipeline in the Yishun planning area and how might it affect 703 Yishun Avenue 5's rental and capital value prospects?

Yishun, as an established new town in Singapore's northern corridor, is not anticipated to experience significant new large-scale residential supply commensurate with growth-phase developments in emerging regions. However, ongoing estate renewal initiatives, infill developments, and potential private residential projects in peripheral Yishun locations could introduce new supply that may influence rental market dynamics and capital appreciation rates. The estate's mature infrastructure, established schools, healthcare facilities, and community character suggest that supply additions will likely complement rather than undermine existing properties' values, particularly MRT-proximate units. Investors should monitor Housing and Development Board renewal announcements and urban planning updates affecting the Yishun precinct to anticipate potential supply impacts on rental demand and pricing. Long-term, the constrained greenfield supply in the northern corridor and Yishun's institutional importance as a transport hub suggest that existing residential stock, particularly properties offering strong MRT connectivity, will retain enduring value appeal.

[For Rent] Hdb Flat At 703 Yishun Avenue 5 — From S$780