Type

Units

Min Area

Price Range

2 BR

731 sqft

S$458K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$458K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$91,600 on this acquisition.
Located 4 min (320 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.

742 Yishun Avenue 5: HDB Living in Singapore's Established North

742 Yishun Avenue 5 stands as a residential development in one of Singapore's most mature housing precincts, offering a range of HDB flats designed to serve the diverse needs of the North Singapore market. Situated in the Yishun planning area, the development benefits from decades of neighbourhood maturation, with comprehensive infrastructure and community facilities already well established throughout the district.

The development's proximity to Yishun MRT Station—just four minutes' walk away—represents a significant advantage for daily commuters and those seeking convenient public transport access. This accessible connectivity means residents can reach the city centre, change to other lines, or access outlying business districts with minimal friction during peak and off-peak travel periods. For working professionals, this accessibility translates directly into shortened commute times and greater flexibility in job market opportunities across Singapore.

Unit Composition and Sizing

742 Yishun Avenue 5 offers a range of configurations to accommodate different household structures and lifecycle stages. Units vary in bedroom count and floor area, providing options for young couples, growing families, and investors seeking rental-yield opportunities. The variety in unit types means prospective buyers can select a property that matches their spatial requirements without overpaying for unnecessary square footage or compromising on essential living space.

The development's unit distribution across multiple floors and blocks creates natural variation in unit characteristics. Higher-floor units typically command different market perceptions around natural light, privacy, and views, whilst lower and mid-floor units may appeal to families with young children, elderly residents, or those prioritising accessibility and ease of movement. This diversity in supply within a single development often leads to a more robust internal market, with multiple price tiers attracting different buyer segments.

Pricing and Market Position

Current asking prices for units at 742 Yishun Avenue 5 begin from S$458,000, positioning the development competitively within the Yishun HDB resale market. This pricing reflects the maturity of both the development and the neighbourhood, offering good value relative to similar aged stock in the North region. For first-time buyers stepping into HDB ownership, this price entry point remains substantially more accessible than new Build-to-Order (BTO) launches in outer zones, whilst still providing the security of an established, debt-serviced estate.

When evaluated on a per-square-foot basis, the development aligns with recent comparable transactions in Yishun and neighbouring zones like Sembawang and Chong Pang. This consistency suggests the market has fairly priced the development's location, lease tenure, and condition. Buyers should benchmark any specific unit under consideration against recent sales in the same block and floor level, as variations in orientation, light, and views can create meaningful price variance even within the same development.

Lease Tenure and Long-Term Ownership Implications

As with all HDB flats, the development operates under leasehold tenure. The remaining lease duration on units available for purchase carries significant implications for resale value, financing capacity, and ownership longevity. Properties with longer remaining leases typically command stronger valuations and attract broader buyer pools, particularly among investors and upgraders planning to hold the property for 15 years or more. Buyers should carefully review the specific lease expiry date of any unit under consideration, as this directly affects both mortgage eligibility and future capital appreciation prospects.

Banks generally tighten lending criteria as leases decay below 60 years remaining, and most mainstream lenders become reluctant to advance mortgages on leases falling below 40 years. This creates a structural ceiling on resale prices for older leasehold properties, as the pool of eligible buyers shrinks dramatically. New HDB buyers purchasing at 742 Yishun Avenue 5 should factor lease decay into their long-term ownership calculations, understanding that the property's utility and market value will gradually compress as the lease approaches expiry.

Neighbourhood Character and Amenities

Yishun has evolved into a fully developed residential zone with comprehensive supporting infrastructure. The precinct hosts multiple primary and secondary schools, community centres, polyclinics, and sports facilities distributed across easily accessible locations. Hawker centres and wet markets provide daily necessities and food options, whilst nearby shopping nodes offer retail and services for less frequent purchases. This maturity means residents benefit from immediately available conveniences without waiting for new infrastructure to be built and commissioned.

The neighbourhood's established character also reflects in its demographic composition and community cohesion. Longer-term residents have built networks, family connections, and local knowledge that newer developments cannot replicate. For families seeking stability, proximity to extended family networks, or those valuing established neighbourhood identity, this maturity represents a tangible advantage over rapid-growth developments on Singapore's periphery.

Investment Potential and Rental Yield Considerations

For investors evaluating 742 Yishun Avenue 5 as part of a buy-to-let portfolio, the development's established location and MRT proximity create reasonable rental demand fundamentals. Two-bedroom units typically appeal to young couples and small families unwilling or unable to secure BTO flats, whilst three-bedroom units attract upgrader families trading down from larger landed properties. This resident diversity supports reasonably consistent tenant availability and competitive rental rates relative to capital outlay.

Estimated rental yields in this zone typically range from 3 to 4 percent gross (before outgoings and maintenance), depending on unit type, floor level, and exact lease tenure. These yields reflect the mature nature of the precinct and the relatively high purchase prices needed to acquire stock here. Investors should also factor in the impact of Additional Buyer's Stamp Duty (ABSD) on acquisition costs—Singapore Citizens purchasing a second residential property pay 20% ABSD on the purchase price, materially affecting total entry costs and payback periods for investment portfolios.

Financing and Total Cost Considerations

Buyers utilising housing loans should anticipate standard HDB loan terms and conditions, with loan eligibility and quantum determined by income, existing liabilities, and the property's lease tenure. The Debt-to-Service Ratio (TDSR) framework limits monthly loan repayments to 30% of combined household income, meaning a household earning S$6,000 monthly can service approximately S$1,800 in total monthly debt obligations (including the new mortgage). At typical interest rates around 2.6 to 2.8 percent, this translates to a maximum loan quantum of approximately S$270,000 to S$290,000 for a household at that income level, requiring substantial cash down payment for units at this development's price range.

First-time buyers should also budget for ancillary acquisition costs including legal fees, valuation charges, and stamp duty on the purchase agreement. These costs typically total 2 to 3 percent of the purchase price in addition to the down payment itself. Second-property buyers must additionally account for the 20% ABSD surcharge, substantially increasing the total capital required to complete the purchase and reducing net leverage available from banking institutions.

Competitive Context within Yishun and Surrounding Precincts

742 Yishun Avenue 5 competes directly with other HDB resale stock in the Yishun planning zone, as well as with new and recent-launch BTO projects in adjacent zones like Sembawang and Punggol. The development's primary competitive advantages centre on location maturity, established neighbourhood infrastructure, and immediate MRT access. Newer developments in outer zones may offer more contemporary finishes and larger units, but typically demand longer commutes and wait for supporting amenities to reach comparable maturity levels.

Buyers comparing this development to alternatives should weigh the premium paid for established location against the benefits of newer construction, larger plot ratios, and newer design standards available in newer precincts. For upgraders already anchored to North Singapore through family, work, or schools, the established character of 742 Yishun Avenue 5 and its immediate neighbourhood typically outweigh the appeal of newer developments in less mature locations.

Future Considerations and Market Trajectory

The Yishun planning zone is substantially built out, with limited remaining land for new HDB development. This supply constraint historically supports steady rental demand and stable resale values for existing stock, as new supply cannot flood the market and depress prices through oversupply. However, the zone's maturity also means that most neighbourhood amenities and infrastructure are fixed, with limited scope for value-adding upgrades to the surrounding precinct beyond routine maintenance and refreshment.

Long-term value appreciation in established zones like Yishun typically tracks inflation and demographic demand rather than delivering dramatic capital gains. Buyers should evaluate 742 Yishun Avenue 5 primarily as a suitable home for their needs and budget constraints, rather than as an aggressive wealth-building asset. The development's stable character and established location make it appropriate for conservative investors and owner-occupiers seeking secure, low-volatility residential assets.

Frequently Asked Questions

What estimated rental yield can an investor expect from purchasing a unit at 742 Yishun Avenue 5?

Typical gross rental yields at 742 Yishun Avenue 5 range between 3 and 4 percent annually, depending on unit type, floor level, and remaining lease duration on the specific unit acquired. A two-bedroom unit purchased at approximately S$458,000 might generate monthly rent of around S$1,150 to S$1,250, translating to that 3-4% gross yield range before accounting for property tax, maintenance fees, and occasional vacancy periods. Investors should recognise that this yield reflects the mature nature of Yishun as an established neighbourhood; newer precincts further from the centre may offer marginally higher percentage yields, but 742 Yishun Avenue 5's proximity to MRT and established amenities provides offsetting tenant appeal and rental stability.

How does pricing at 742 Yishun Avenue 5 compare to recent per-square-foot transactions in the same Yishun area?

Current pricing at 742 Yishun Avenue 5 aligns closely with recent resale transactions for comparable HDB stock in Yishun, typically ranging from S$625 to S$675 per square foot depending on floor level, block location, and unit condition. At the stated S$458,000 entry price for a 731-square-foot unit, the development sits at approximately S$627 per square foot, consistent with market rates for 5-year-old to 10-year-old resale units in this planning zone. Buyers should verify that specific units under consideration—particularly those on higher floors or with superior light and ventilation—are not priced above this benchmark, as premium positioning must be justified by measurable unit advantages rather than speculative future appreciation.

What is the ABSD impact for a Singapore Citizen buying 742 Yishun Avenue 5 as a second residential property?

Singapore Citizens purchasing a second residential property pay Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price, applied on top of standard Buyer's Stamp Duty. For a unit at 742 Yishun Avenue 5 priced at S$458,000, the 20% ABSD would amount to S$91,600, substantially increasing total acquisition costs beyond the base purchase price. This ABSD component can only be avoided by first-time buyers or by non-citizen spouses in a joint purchase with a Singapore Citizen first-time buyer, making second-property acquisition at this development notably more capital-intensive than a comparable first purchase. Investors and upgraders should factor this S$91,600+ additional cost into their total capital requirement and expected payback period calculations.

What lease decay risk should buyers at 742 Yishun Avenue 5 anticipate, and how does this affect long-term resale value?

The remaining lease tenure on specific units at 742 Yishun Avenue 5 directly determines resale value trajectory and mortgage eligibility, as Singapore's banking system restricts lending on leases below 60 years remaining and becomes increasingly reluctant below 40 years. A unit purchased today with, for example, 80 years remaining lease will decline to 50 years remaining after 30 years of ownership, at which point the buyer's exit options narrow significantly—the pool of eligible buyers shrinks, and financing becomes more difficult to arrange. Property values typically compress materially once lease tenure falls below 50 years, meaning buyers cannot assume capital appreciation and should primarily view the property as a home to occupy rather than an appreciating asset. Prospective purchasers should verify the exact remaining lease duration of any specific unit and factor realistic lease-based value decay into their financial planning.

How does proximity to Yishun MRT Station (NS13) affect demand and capital appreciation for 742 Yishun Avenue 5?

The four-minute walk to Yishun MRT Station NS13 provides transformative value for residents and buyers, as MRT proximity directly reduces commute friction and expands the economically viable job market accessible during peak travel windows. Developments within this walk-to-station distance typically command resale premiums of 5 to 10 percent relative to similar units further from MRT, reflecting buyer willingness to pay for time savings and transport flexibility. This proximity advantage supports consistent rental demand—tenants specifically seek MRT-proximate units to minimise commute costs—meaning 742 Yishun Avenue 5 maintains more stable tenant turnover and rental rates than equivalent units in less accessible locations. However, capital appreciation tied to MRT proximity is already largely reflected in current pricing; buyers should not expect outsized future gains solely from this location advantage, as the transport benefit is a known market factor rather than an emerging positive surprise.

Is 742 Yishun Avenue 5 suitable for first-time homebuyers, upgraders, and investors—and what are the key differences in suitability?

First-time buyers find 742 Yishun Avenue 5 highly suitable due to the entry price around S$458,000 being materially more accessible than comparable locations near the city centre, whilst still offering established MRT connectivity and neighbourhood maturity that newer outer-zone developments lack. Upgraders seeking to move within the North region benefit from the development's stability and known neighbourhood character—they can relocate without enduring the uncertainty of maturing precincts or waiting for new infrastructure. Investors encounter reasonable rental demand but must carefully evaluate lease tenure and ABSD costs; the 20% ABSD on second-property purchases means investors need substantially more capital to acquire units here compared to first-time purchase scenarios, potentially reducing net yield returns over the holding period. Each buyer segment should prioritise different unit characteristics: first-timers typically seek mid-floor units with lowest pricing, upgraders may prioritise higher floors for light and privacy, whilst investors favour two-bedroom configurations with reliable tenant appeal and lowest entry price per unit.

What are the TDSR and financing headroom implications for typical buyer income profiles at 742 Yishun Avenue 5?

Under Singapore's Debt-to-Service Ratio (TDSR) framework, borrowers can commit a maximum of 30% of gross monthly household income to total debt servicing, including the new mortgage, car loans, credit cards, and personal loans. A household earning S$7,000 monthly can therefore service approximately S$2,100 in total monthly obligations; if existing debt totals S$300, the new mortgage cannot exceed S$1,800 monthly. At current HDB mortgage rates around 2.6-2.8 percent, this S$1,800 monthly payment capacity translates to a maximum loan of approximately S$305,000 to S$310,000. For a S$458,000 purchase at 742 Yishun Avenue 5, this income level would require a minimum cash down payment of S$148,000 to S$153,000 (approximately 32% down), substantially higher than the 25% down payment many first-time buyers anticipate. Buyers at lower income levels will face tighter financing constraints and may need dual household income, larger down payments, or consideration of less expensive unit configurations to stay within TDSR limits.

How does 742 Yishun Avenue 5 compare to competing resale developments in nearby precincts like Sembawang and Chong Pang?

742 Yishun Avenue 5 competes directly with resale HDB stock in adjacent Sembawang and Chong Pang precincts, which offer comparable age profiles and lease tenures, though with varying MRT proximity and neighbourhood maturity. Yishun generally commands a modest pricing premium of 2-5 percent relative to less accessible Chong Pang units, reflecting the established Yishun MRT station and neighbourhood infrastructure maturity; Sembawang's Sembawang MRT station provides similar transport benefits, so the two precincts typically price competitively within 1-2 percent of each other. 742 Yishun Avenue 5's specific positioning within Yishun means it scores slightly above average on MRT proximity compared to some blocks further from the station, supporting marginal relative value. Buyers evaluating these three precincts should focus on specific block location within each development, remaining lease tenure, and unit condition rather than broad precinct-level comparisons, as variations in these factors often outweigh neighbourhood-level differences.

What considerations should guide selection between lower, middle, and higher floor units at 742 Yishun Avenue 5 for value?

Lower-floor units (levels 1-7) at 742 Yishun Avenue 5 typically command the lowest absolute prices and appeal strongly to families with young children, elderly residents, and those prioritising accessibility; they also carry marginally higher humidity exposure in tropical Singapore and less privacy from street-level pedestrian observation. Middle-floor units (levels 8-20) offer a balanced compromise between pricing, natural ventilation, noise isolation, and light exposure—many experienced buyers view middle floors as optimal for overall liveability without excessive premium pricing. Higher-floor units (levels 21+) command 10-15 percent pricing premiums for superior light, privacy, and perceptions of prestige, though they may present challenges for elderly or mobility-impaired residents during power outages or lift maintenance. For investors prioritising gross rental yield, lower-floor units often deliver superior returns because the lower absolute purchase price offset the marginal rental disadvantage; for owner-occupiers, middle-floor units typically offer the best value balance across all relevant factors.

What is the future supply pipeline for the Yishun precinct, and how might new development affect 742 Yishun Avenue 5's long-term value stability?

Yishun is substantially built out with minimal remaining undeveloped land parcels zoned for residential development, meaning the precinct will not experience meaningful new HDB supply in the foreseeable future. This supply constraint is structurally supportive for existing stock valuations, as new launches elsewhere cannot flood the Yishun market and trigger price deflation through oversupply. However, it simultaneously means that future value appreciation will be capped by inflation, demographic trends, and gradual lease decay rather than supply-demand dynamics that might favour established precincts as new development concentrates in other areas. 742 Yishun Avenue 5 should be evaluated as a stable, appreciative asset tracking inflation rather than a high-growth opportunity; its value will remain supported by the stable supply situation, but buyers should not anticipate outsized capital gains beyond 2-3 percent annually.

[For Sale] Hdb Flat At 742 Yishun Avenue 5 — From S$458K