Type

Units

Min Area

Price Range

Other

100 sqft

S$800/mo – S$1,300/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$800 to S$1,300.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$160 on this acquisition.
Located 12 min (980 m) 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.

704 Yishun Avenue 5: HDB Living in a Mature Yishun Neighbourhood

704 Yishun Avenue 5 represents a practical housing option within one of Singapore's longest-established residential estates. Located in the Yishun precinct, this HDB development sits within a neighbourhood characterised by decades of infrastructural maturity, community facilities, and steady population demand. The development's position in the North region positions it as an accessible choice for families, working professionals, and investors seeking housing stability at a value-conscious price point.

The proximity to Yishun MRT Station (NS13) is a defining locational strength. Situated approximately 12 minutes' walk and just under one kilometre away, residents benefit from direct access to the North-South Line, one of Singapore's busiest and most established transit corridors. This connectivity supports both daily commuting flexibility and long-term capital value, as MRT accessibility remains a primary driver of residential demand and appreciation across Singapore's public housing market.

Neighbourhood Character and Maturity

Yishun itself is a mature estate developed during the 1980s and 1990s, lending the area a stable, settled character that appeals to multi-generational households. The district benefits from comprehensive educational provision, with multiple primary schools, secondary institutions, and junior colleges within the vicinity. Healthcare services, including polyclinics and private medical facilities, are similarly well-distributed throughout the estate, reflecting standard HDB planning principles that prioritise resident convenience and accessibility.

The local retail and food landscape is equally established. Yishun has developed a vibrant cluster of hawker centres, supermarkets, and small retail shops that serve daily needs without requiring travel to distant commercial zones. This on-the-ground convenience particularly appeals to families with children, elderly residents, and time-conscious professionals who value neighbourhood self-sufficiency over aspirational shopping destinations.

HDB Leasehold Tenure and Housing Framework

All units at 704 Yishun Avenue 5 operate within the standard HDB leasehold framework, meaning ownership is granted for a fixed lease period rather than freehold title. HDB leases in Singapore are typically 99 years from the point of first sale by the Housing and Development Board. This tenure structure is standard across public housing and remains legally recognised and financeable by all major Singapore banks, provided the lease remaining exceeds lending criteria thresholds. Prospective buyers should factor lease decay into long-term ownership planning, particularly if considering multi-decade holding periods or intending to pass properties to younger generations.

The HDB market operates under distinct regulatory frameworks compared to private housing. These include eligibility criteria based on citizenship and family composition, balloting mechanisms for new launches, and price controls designed to maintain housing affordability. Secondary market transactions, such as those at 704 Yishun Avenue 5, are freely transacted between eligible buyers and sellers, though all parties must comply with HDB rules regarding ownership, occupancy, and resale restrictions.

Investment and Owner-Occupier Suitability

For owner-occupiers, the development offers established neighbourhood amenities, proven infrastructure, and reliable public transport connectivity. Families upgrading from smaller flats or first-time buyers entering the property market often find Yishun's combination of maturity, affordability, and accessibility appealing. The area is particularly suitable for households prioritising proximity to schools and established community networks over prestige or newness.

Investors evaluating 704 Yishun Avenue 5 should consider the development's position within the HDB rental market. Yishun's established character, MRT connectivity, and consistent demand from working-age renters create a stable rental environment. However, HDB rental yields depend critically on achievable monthly rent relative to purchase price; investors must conduct detailed analysis of comparable rental transactions in the immediate vicinity to establish realistic income expectations. The development's maturity also means that capital appreciation, whilst possible, may trend more conservatively than newly-launched estates or locations with identified future development pipelines.

Pricing and Market Context

Units at 704 Yishun Avenue 5 are priced within the mainstream HDB market for the North region. The specific price points vary by unit type, floor level, and remaining lease duration—factors that materially influence buyer perception and bank financing headroom. Prospective purchasers should obtain recent comparable transactions across the Yishun estate to contextualise current asking prices within local market movements. HDB resale transactions are publicly recorded by the Housing and Development Board and available through official channels, enabling transparent benchmarking against historical price trends.

Financing and Buyer Eligibility

HDB flat purchases by Singapore Citizens are eligible for Central Provident Fund (CPF) withdrawals, subject to annual income and family composition limits set by HDB. This funding mechanism significantly expands affordability compared to pure cash or bank mortgage scenarios. Banks typically finance HDB purchases at loan-to-value ratios of 80–90%, subject to individual creditworthiness and Total Debt Servicing Ratio (TDSR) compliance. For second-property purchasers, Additional Buyer's Stamp Duty (ABSD) at 20% applies to HDB secondary market transactions; this substantial duty must be factored into total acquisition cost and cash flow planning.

First-time HDB buyers benefit from stamp duty concessions compared to second-property purchasers, making the development particularly accessible to younger households or those entering the market. Owner-occupiers should stress-test financing headroom against potential interest rate movements and ensure CPF contribution levels remain adequate for loan servicing over the full mortgage term.

Comparative Positioning

Within the broader Yishun estate, 704 Yishun Avenue 5 competes with other mature HDB blocks and nearby private housing estates such as Fernvale and neighbouring developments. The HDB secondary market at this location has historically attracted trade-up buyers from smaller units and investors seeking yield-accretive assets. Private housing alternatives in the immediate area command significantly higher entry prices, positioning HDB units as the primary affordable ownership option for mainstream households.

Prospective buyers considering properties across the North region should compare 704 Yishun Avenue 5 against contemporary HDB developments and private apartments within similar distance bands from major MRT stations. Lease remaining is a critical differentiator; units with longer remaining lease periods command modest premiums and maintain superior financing accessibility and future resale appeal.

Future District Development and Long-Term Outlook

Yishun estate, as a mature development completed several decades ago, is not anticipating major transformation projects or comprehensive upgrading exercises in the immediate term. The district's character is stable and unlikely to shift dramatically towards higher-value uses. Planned regional improvements, such as MRT line extensions or commercial zone development, typically occur incrementally and may not directly benefit existing residential properties. Buyers should evaluate the development based on current neighbourhood character and infrastructure rather than anticipating significant urban renewal or gentrification-driven appreciation.

The North region overall continues to attract incremental population and infrastructure investment. However, relative to newer estates or locations proximate to identified growth corridors, Yishun's capital appreciation trajectory has historically been more modest. Owner-occupiers should prioritise suitability to current lifestyle and financial circumstances rather than speculative capital gains; investors should focus on achievable rental yield rather than relying on future price escalation to justify acquisition.

Making an Informed Decision

Prospective buyers and investors should conduct thorough due diligence on 704 Yishun Avenue 5, including detailed inspection of individual units, verification of remaining lease duration, review of HDB transaction records for the specific block, and assessment of personal financial capacity against current market prices. Engaging an independent valuer or surveyor prior to purchase provides additional confidence in unit condition and pricing appropriateness. First-time buyers should familiarise themselves with HDB eligibility rules, financing mechanics, and long-term ownership implications; investors should model rental income and yield conservatively based on verified comparables within the immediate neighbourhood.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 704 Yishun Avenue 5 as an investment property?

HDB rental yields depend critically on achievable monthly rent relative to total acquisition cost, including the 20% Additional Buyer's Stamp Duty applicable to second-property purchases by Singapore Citizens. Yishun's mature, established character and MRT connectivity attract consistent tenant demand from working professionals and families, typically supporting gross yields in the 2–3.5% range depending on unit type and current market conditions. Investors must obtain recent comparable rental transactions within Yishun Avenue itself or adjacent blocks to establish realistic income expectations; published HDB resale data combined with anecdotal rental enquiries should inform conservative yield modelling. The development's maturity means rental demand is stable rather than growth-oriented, making it suitable for yield-focused investors prioritising steady income over capital appreciation.

How do current transaction prices at 704 Yishun Avenue 5 compare to recent per-square-foot sales in Yishun?

Unit pricing at 704 Yishun Avenue 5 should be benchmarked against recent secondary market transactions across Yishun avenue and the broader Yishun estate published by the Housing and Development Board. Per-square-foot metrics vary materially based on remaining lease duration, floor level, and unit type; units with longer remaining leases typically command modest premiums reflecting superior financing accessibility and future resale appeal. Prospective buyers can access official HDB transaction records, which remain transparent and freely available, to establish whether current asking prices align with recent market movements or represent outliers. Comparing multiple recent sales across the same block or immediately adjacent blocks provides the most reliable pricing context, as micro-location variations within Yishun can influence per-square-foot values by 5–10%.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I already own a property and purchase a unit here?

Second-property purchases by Singapore Citizens are subject to Additional Buyer's Stamp Duty at the current rate of 20%, applied to the purchase price. For a unit acquired at typical Yishun secondary market price points, this duty represents a material acquisition cost that must be factored into total outlay and financing headroom. For example, a purchase at S$450,000 would incur ABSD of S$90,000, requiring this amount to be paid in cash at completion and potentially constraining available borrowing capacity. First-time HDB buyers are exempt from ABSD, making the development particularly accessible to initial market entrants. Prospective second-property buyers should carefully model ABSD impact on Total Debt Servicing Ratio (TDSR) compliance and ensure CPF and cash reserves remain adequate after duty payment.

How does lease decay affect resale value and financing at 704 Yishun Avenue 5?

All HDB units operate on 99-year leases granted by the Housing and Development Board at first sale, meaning lease duration decays progressively with each transaction. Banks typically enforce minimum remaining lease thresholds—commonly 50–60 years at loan maturity—before financing becomes constrained or unavailable. Units at 704 Yishun Avenue 5 developed in the 1980s–1990s will have meaningfully reduced lease remaining compared to newly-launched blocks; a unit with 60–70 years remaining lease may already face financing restrictions or require larger cash deposits from buyers. Resale value typically erodes as remaining lease shortens, with steeper depreciation occurring once lease falls below 50 years. Buyers intending to hold property for extended periods or pass to younger generations should prioritise units with maximum remaining lease; investors should conduct lease-decay sensitivity analysis to model income and exit value across different holding periods.

How does proximity to Yishun MRT Station (NS13) affect demand and capital appreciation potential?

Yishun MRT Station (NS13) on the North-South Line is one of Singapore's busiest transit hubs, serving as a primary employment and residential connector. Properties within 1 km of the station, such as 704 Yishun Avenue 5, benefit from established commuter demand and stable tenant interest, supporting steady rental market activity and ownership demand. However, proximity to an already-mature MRT station does not typically generate significant capital appreciation, as the transport benefit is already reflected in current market pricing across the estate. The MRT connection provides defensive valuation support—protecting the property from depreciating below surrounding market—rather than appreciation acceleration. Buyers should value the MRT primarily for enhanced utility and rental market depth rather than as a capital gains catalyst; the development is most suited to owner-occupiers prioritising commute convenience and investors seeking stable yield.

Who is the ideal buyer profile for 704 Yishun Avenue 5—families, upgraders, first-timers, or investors?

The development appeals broadly across buyer profiles, though each has distinct priorities. First-time HDB buyers benefit from exemption from Additional Buyer's Stamp Duty and CPF withdrawal concessions, making affordability highest for this cohort; the mature neighbourhood, established schools, and reliable MRT access are particularly valuable for young families establishing their initial housing footprint. Trade-up buyers (upgraders from smaller units) value Yishun's maturity, amenity sufficiency, and proven capital stability when moving to larger units; the estate's character supports families with children and multi-generational households. High-net-worth individuals typically prefer newer, prestige developments or private housing in established enclaves, making Yishun less aligned with aspirational purchasing. Investors focus primarily on rental yield and financing efficiency; Yishun's stable tenant base and modest entry prices support yield-oriented portfolios, though capital appreciation expectations must remain conservative. Owner-occupiers should prioritise lifestyle fit and neighbourhood stability; investors should model rental income rigorously against total acquisition cost including ABSD.

What TDSR headroom and financing capacity can I expect at typical 704 Yishun Avenue 5 price points?

Total Debt Servicing Ratio (TDSR) limits are set by financial regulators at 60% of gross monthly income for HDB purchases; banks typically apply the stricter of TDSR or individual mortgage affordability criteria. At typical Yishun secondary market price points (broadly S$400,000–S$500,000), financing headroom depends critically on buyer household income, existing debt obligations, and CPF contribution levels. A buyer with combined household monthly income of S$8,000–S$10,000 purchasing at S$450,000 with 25–30% cash deposit would have meaningful financing capacity, though second-property buyers must account for 20% ABSD reducing available cash and increasing loan requirement. CPF withdrawal eligibility under HDB schemes significantly improves affordability compared to pure mortgage scenarios; buyers should stress-test financing against anticipated interest rate movements and ensure monthly loan instalments remain comfortable relative to household budget. Engagement with a mortgage broker or bank pre-approval process provides individualized TDSR assessment based on personal financial circumstances.

How does 704 Yishun Avenue 5 compare to nearby competing HDB and private developments?

Within the Yishun estate, 704 Yishun Avenue 5 competes directly with other secondary market HDB blocks completed in the 1980s–1990s; nearby alternatives include other Yishun Avenue properties and adjacent blocks such as Yishun Ring Road. Pricing across these properties is relatively comparable, reflecting similar maturity, lease remaining, and MRT accessibility; micro-location variations (floor level, block position, exact distance to amenities) drive unit-level differences of 5–10%. Private housing in the immediate Yishun vicinity, such as newer condominium projects or landed properties, commands significantly higher entry prices (typically 1.5–3x HDB secondary market levels); these attract buyers seeking modern amenities, freehold tenure, or smaller household sizes unwilling to meet HDB eligibility criteria. The HDB secondary market at this location remains the primary affordable ownership option for mainstream Singapore households; private housing alternatives serve distinctly different buyer profiles. Prospective buyers should benchmark specifically against recent comparable HDB transactions rather than private housing, as regulatory frameworks and buyer eligibility differ fundamentally.

Are there specific floor levels or unit stacks within 704 Yishun Avenue 5 offering superior value?

Within HDB blocks, unit pricing is typically determined by floor level (higher floors often command 5–15% premiums), facing direction (north-facing units may benefit from morning light and cooler afternoon temperatures), and proximity to lifts or common areas. Lower and middle-floor units at 704 Yishun Avenue 5 may offer improved value per square foot compared to high-floor units commanding novelty premiums, particularly for buyers prioritising acquisition cost over views or prestige. Units facing quieter sides of the block (away from main roads) may attract modest premiums reflecting reduced noise exposure; conversely, units fronting arterial roads may offer modest discounts offsetting this environmental factor. Without detailed block plans and comparative transaction data for specific unit stacks, general guidance suggests lower-to-middle floor units in less fashionable orientations may provide superior value for owner-occupiers prioritising affordability, whilst investors may prefer modest-premium units attracting broader tenant appeal. Prospective buyers should conduct detailed comparison of recent sales across multiple floor levels within 704 Yishun Avenue 5 to identify value opportunities aligned to personal priorities.

What is the future supply pipeline for HDB developments in Yishun and the North region?

Yishun estate is a mature, completed development from the 1980s–1990s, and the Housing and Development Board has not announced major new launches or comprehensive upgrading projects within the immediate neighbourhood. The district's character is likely to remain stable rather than undergo transformation-driven appreciation. Across the broader North region, HDB continues planning and launching new estates in areas such as Sembawang and Punggol new towns; these may absorb some new-buyer and upgrader demand, though they do not directly impact existing secondary market properties like 704 Yishun Avenue 5. The development faces long-term competition from newer HDB launches offering contemporary amenities and extended lease remaining, potentially moderating capital appreciation trajectories for properties with decaying leases. Buyers should evaluate 704 Yishun Avenue 5 based on current neighbourhood character and personal requirements rather than anticipating significant future upside from district development; the property represents a stable, mature housing option rather than a growth-oriented investment. Prospective purchasers can monitor Housing and Development Board launch pipelines and regional planning announcements to contextualise long-term competitive positioning.

Hdb Flat At 704 Yishun Avenue 5 — From S$800