Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$550K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$550K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$110K on this acquisition.
Located 10 min (790 m) 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?

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778 Yishun Avenue 2: Established HDB Living in a Vibrant North-East Estate

778 Yishun Avenue 2 represents a significant residential cluster within Singapore's established northern heartland. Situated in the heart of Yishun, this development offers practical housing solutions for families, investors and upgraders seeking stability in a mature, well-serviced neighbourhood. The project encompasses multiple units across varying floor levels and configurations, providing purchasers with genuine choice within a single address.

Located approximately 10 minutes walk—roughly 790 metres—from Khatib MRT Station on the North-South Line, residents enjoy seamless connectivity to the broader island. The MRT proximity translates into straightforward commuting to the Central Business District, HarbourFront and other key employment nodes. This accessibility has historically supported sustained demand for properties in the Yishun area, making it an attractive proposition for working professionals and families whose daily routines depend on reliable public transport.

Neighbourhood Character and Amenities

Yishun has matured into one of Singapore's more self-contained residential zones, with extensive local amenities clustered throughout the estate. Shopping facilities, food centres, medical clinics and educational institutions—from primary schools through to polytechnic-level training—populate the neighbourhood. This layered amenity structure reduces residents' reliance on venturing far from home for everyday needs, a characteristic particularly valued by growing families and older residents alike.

The estate benefits from considerable green space, with parks and recreational facilities interspersed throughout the precinct. Active community programmes and grassroots initiatives add to the social fabric, fostering the kind of neighbourhood cohesion that distinguishes mature estates from newer developments still establishing their identity. For purchasers prioritising a sense of place and established community, Yishun delivers these qualities in abundance.

Property Type and Investment Characteristics

As Housing and Development Board stock, units at 778 Yishun Avenue 2 operate within the HDB framework—a system that has delivered reliable housing outcomes for generations of Singaporeans. The standardised construction, transparent pricing mechanisms and regulated resale market create a relatively predictable investment environment compared to private sector alternatives. Purchasers can expect straightforward financing pathways through HDB's concessional loan schemes and approved banking partners.

Current pricing across the development begins from S$550,000, with variation reflecting unit size, orientation and floor height. These price points remain accessible to first-time buyers utilising their CPF Housing Account savings, whilst simultaneously attracting investors seeking yield-focused acquisitions in a neighbourhood with proven rental traction. The typical unit configuration runs to approximately 1,119 square feet of interior space across multiple bedrooms and bathrooms, dimensions that accommodate both owner-occupier comfort and rental market expectations.

Financing and Buyer Eligibility

Prospective purchasers should familiarise themselves with prevailing HDB eligibility criteria, which generally require Singapore citizenship and satisfaction of income and asset thresholds. First-time buyers benefit from preferential CPF withdrawal terms and, in certain circumstances, housing grants that offset purchase prices. Upgraders—those selling an earlier HDB flat to acquire a larger or better-positioned property—qualify for concessional resale prices and extended loan tenures that ease affordability at this price point.

For Singapore Citizens acquiring a second residential property, Additional Buyer's Stamp Duty applies at 20%, elevating the total stamp duty burden and requiring careful cash-flow modelling ahead of exchange. This levy significantly impacts net acquisition costs and should be factored into investment return calculations by those purchasing as portfolio expansion. Investors should liaise with qualified financial advisors to stress-test their portfolios against various interest rate and vacancy scenarios before committing capital.

Lease Duration and Asset Longevity

HDB leasehold properties in Yishun are granted on 99-year leases from their date of construction. Purchasers acquiring on the secondary market acquire the remaining lease period, which gradually diminishes with each passing year. Understanding lease decay dynamics proves essential: as the lease shortens below 90 years, some banks tighten lending criteria, and buyer pools can narrow, potentially constraining future resale appeal and pricing momentum. Properties with 80+ years remaining typically retain strong marketability and financing accessibility, whereas sub-60-year leases may encounter friction among conservative purchasers and lenders.

The HDB has introduced lease renewal programmes in selected precincts, offering leaseholders the opportunity to extend their terms under defined conditions. Yishun residents should investigate whether their block falls within renewal-eligible zones and understand the financial and procedural implications should they wish to pursue extension at future points. This structural feature differentiates HDB stock from pure freehold alternatives and warrants consideration during the purchase decision process.

Suitability Across Buyer Profiles

778 Yishun Avenue 2 appeals to diverse buyer cohorts. First-time purchasers benefit from the accessibility of HDB pricing, proximity to employment via MRT, and neighbourhood stability that supports long-term asset security. Young families appreciate the school catchments, recreational facilities and pedestrian-friendly layout characteristic of mature estates. Upgraders trading out of smaller flats recognise in Yishun the combination of space, connectivity and affordability that justifies the step up.

Investors targeting steady rental yields find Yishun's rental market reasonably active, supported by genuine scarcity of low-cost, well-connected housing in Singapore's northern zones. The neighbourhood's demographic stability—with a mix of young professionals, growing families and retirees—ensures consistent tenant demand across configurations. However, rental yield expectations must be tempered by property management realities, maintenance obligations and the gradual erosion of asset value as the lease decays over decades.

Capital Appreciation and Market Outlook

Historical HDB resale data suggests properties in Yishun have appreciated modestly in real terms across economic cycles, with nominal price growth reflecting broader inflationary pressures and Singapore's constrained housing stock. The neighbourhood's maturity—coupled with its established amenity base and stable community—creates a ceiling effect: unlike emerging estates still adding facilities and infrastructure, Yishun's upside potential remains measured. Nevertheless, this stability simultaneously provides downside protection, as demonstrated through successive property cycles and economic downturns.

The district's supply pipeline remains relatively muted, with most new HDB construction concentrated in newer transformation zones further east and north. This relative supply constraint has historically supported price resilience for existing stock, though interest rate cycles, employment trends and demographic shifts ultimately shape long-term appreciation trajectories. Buyers should adopt realistic return expectations aligned with HDB's fundamental positioning as housing-first rather than investment-first assets, notwithstanding their real economic value.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase at 778 Yishun Avenue 2 as an investment property?

HDB properties in Yishun typically generate gross rental yields ranging between 2.5% and 3.5% annually, depending on unit size, floor level and current market rates. A property purchased at S$550,000 might command monthly rents between S$1,150 and S$1,600, translating into yields toward the lower end of that spectrum once property management fees, maintenance contributions and potential vacancy periods are factored in. Yishun maintains reasonable tenant demand due to its MRT proximity and cost-effectiveness relative to private housing, though yields remain modest compared to riskier, higher-priced segments. Investors should model returns conservatively and ensure their purchase price and financing structure support positive cash flow even if rental rates soften modestly during economic slowdowns.

How does the psf pricing at 778 Yishun Avenue 2 compare with recent transactions in Yishun?

Properties at this address trade in the S$490–S$550+ per square foot band depending on unit configuration and floor position. Recent secondary market transactions in nearby Yishun blocks have similarly ranged between S$480–S$560 psf, reflecting broad consistency across the estate. The psf metric reveals that premium is commanded for higher floor levels, corner units and those with superior facing and orientation, whereas ground-level and mid-stack units trade at discounts. Purchasers comparing psf across Yishun blocks should account for block vintage, proximity to amenities and local micro-geography, as these factors subtly influence pricing relative to pure built-up area. A transaction reference list compiled by your bank or licensed agent provides the most current and granular pricing benchmarks for negotiation purposes.

As a Singapore Citizen buying a second residential property, what ABSD implications should I understand?

Singapore Citizens acquiring a second residential property face Additional Buyer's Stamp Duty at 20% on the purchase price, payable on top of standard stamp duty. For a property priced at S$550,000, the ABSD liability would be approximately S$110,000, materially increasing your total acquisition cost and cash outlay requirement. This 20% levy applies regardless of whether the property is held for personal use or rental income generation, making second-property acquisitions substantially more expensive than first-time purchases. You should factor this ABSD cost into your financing structure and ensure your Total Debt Servicing Ratio (TDSR) calculation by your lender accounts for the enlarged loan amount needed to cover both purchase price and stamp duties. Strategic structuring—such as timing your purchase, considering spousal joint acquisition pathways or exploring HDB's specific ABSD concession schemes where applicable—warrants discussion with your financial advisor before exchange.

How does lease decay impact resale value and financing headroom as the lease shortens?

HDB leases in Yishun commenced from their respective years of construction, typically in the 1980s–1990s, meaning most blocks now carry 75–85 years remaining on their leases. Lease decay becomes a material concern once the remaining term falls below 60 years; at that point, lending institutions tighten mortgage criteria, some cap loan tenures more conservatively, and buyer interest pools contract noticeably. Properties with 80+ years remaining retain broad financing accessibility and attract the widest buyer base, whilst those below 70 years may encounter resistance from risk-averse purchasers and stricter bank underwriting. The HDB's lease renewal framework offers some mitigation—eligible leaseholders can extend their leases through a formal programme—but renewal costs are substantial and require advance planning. Purchasers should factor lease decay into long-term resale expectations, recognising that properties will likely experience value compression and liquidity challenges once leases dip materially below 70 years unless renewal is executed.

How does proximity to Khatib MRT Station influence demand and long-term capital appreciation?

The 10-minute walk to Khatib MRT Station on the North-South Line represents a substantial asset for 778 Yishun Avenue 2, as it eliminates reliance on private transport for commuting and daily errands. Properties within 500–800 metres of functioning MRT stations historically command price premiums of 5–10% relative to comparable units further afield, reflecting the genuine transport utility they deliver. Khatib's position on the North-South Line—the island's oldest and most heavily utilised corridor—ensures consistent ridership and transport reliability, factors that underpin sustained demand for surrounding residential stock. The MRT proximity particularly appeals to young professionals, upgraders with lengthy commutes and families preferring public transport, demographics that support stable rental demand and resale interest. Over the very long term, transport infrastructure remains a resilient value driver in Singapore's housing market; properties losing MRT accessibility or facing planned station closures experience material value erosion, whereas those retaining or gaining improved connectivity tend to outperform peers.

Is 778 Yishun Avenue 2 suitable for first-time buyers, upgraders, or investors—or all three equally?

This development appeals across all three buyer categories, though with differing value propositions. First-time buyers benefit from HDB's concessional financing, CPF withdrawal privileges and entry-level pricing that makes homeownership accessible without requiring exceptionally high savings or income; the neighbourhood's stability and amenity maturity provide reassurance to new entrants unfamiliar with property markets. Upgraders seeking larger configurations, more space or better-positioned flats recognise in Yishun a cost-effective step up from compact starter flats, with strong MRT connectivity and established community infrastructure reducing transition friction. Investors find the neighbourhood's consistent rental demand, mature tenant pools and relatively stable property values attractive for steady-yield portfolios, though return expectations must remain realistic given HDB's modest historical appreciation. Each cohort should calibrate their purchase thesis accordingly: first-timers prioritise affordability and long-term stability, upgraders emphasise space and convenience, whilst investors focus on yield resilience and tenant accessibility.

What TDSR and financing headroom should I model at typical price points for 778 Yishun Avenue 2?

At the S$550,000 price point, most HDB-eligible borrowers can secure loans covering 75–90% of purchase price (depending on eligibility, age and income), requiring down payments of S$55,000–S$137,500 from their CPF accounts or cash reserves. A standard 25-year HDB mortgage on a S$450,000 loan (at approximately 2.6% indicative rates) translates into monthly instalments of roughly S$1,950–S$2,050. Banks apply TDSR caps at 55% of gross monthly income for HDB-eligible borrowers, meaning your household would need gross monthly income of at least S$3,545–S$3,727 to comfortably service this debt alone without running afoul of lending thresholds. If acquiring as a second property with ABSD liability, your total cash requirement climbs to S$165,000 (comprising down payment plus S$110,000 ABSD), materially tightening available headroom for those with limited savings. Prospective purchasers should engage their bank's mortgage calculator and run TDSR scenarios early in their decision process, particularly if self-employed or holding variable income streams.

How does 778 Yishun Avenue 2 compare to nearby competing HDB developments in terms of value and positioning?

Yishun's HDB stock clusters across multiple precincts—Yishun Avenue 1–11, Yishun Central and others—with prices and configurations varying subtly by block age, proximity to shops and MRT, and local micro-geography. Broadly comparable blocks in Yishun (e.g., along Yishun Avenue 1–9) trade within similar S$480–S$560 psf ranges, suggesting 778 Yishun Avenue 2 is competitively priced relative to its immediate peers. Properties further from Khatib MRT or in older blocks may trade at modest discounts, whereas those in premium locations or newly completed blocks command premiums. Non-HDB alternatives—such as private condominiums or commercial residential hybrids in adjacent Bukit Panjang or Sembawang—trade at substantially higher psf levels (often S$700–S$1,000+), placing them outside direct comparison with HDB buyer pools. For purchasers evaluating value within the HDB segment, 778 Yishun Avenue 2's MRT proximity, neighbourhood maturity and pricing make it competitively positioned; those prioritising newer facilities or longer-lease terms might explore emerging estates further north, though at the cost of longer commutes or premium pricing.

Which unit stacks or floor levels offer the best value within 778 Yishun Avenue 2?

HDB pricing generally follows a steeply rising curve with floor level: ground-floor and lower-level units (floors 1–5) typically trade at 5–12% discounts to mid-stack equivalents, whilst premium high-floor units (floors 20+) command 8–15% premiums reflecting superior light, views and privacy perception. Mid-stack units (floors 10–15) often represent the optimal value sweet spot, delivering acceptable light and air circulation at prices materially below top floors without incurring the noise and security perceptions associated with lower levels. Corner units and those with unobstructed views command additional premiums of 3–5% psf, whereas interior units facing other blocks may trade at slight discounts. Ground-floor purchasers benefit from walkability for families with young children and older residents, though they accept higher noise exposure, potential pest concerns and reduced privacy relative to elevated levels. Prospective buyers should physically inspect sample units across different stacks during their evaluation process, as personal preferences around natural light, view prominence and floor-level utility often diverge from price-based rationales.

What is the future supply pipeline for HDB developments in the Yishun area, and how might it affect resale values?

The Yishun planning zone is substantially built-out, with most major land parcels already developed into HDB blocks constructed between the 1980s and early 2000s. Future new HDB supply in Yishun is limited, with the Housing Development Board prioritising densification in emerging zones (such as Tengah New Town, Woodland and areas along the future Cross Island Line) rather than infill development in mature estates. This supply constraint supports price resilience for existing Yishun stock, as new HDB entrants seeking affordable housing near MRT connectivity face limited alternative options within the same cluster. However, improved transport links to competing zones—such as planned extensions to the rail network—may gradually shift demand away from Yishun toward fresher precincts with longer remaining leases and modern amenities. Purchasers should view Yishun properties as stable but modestly appreciating assets, unlikely to experience value erosion from oversupply within the HDB segment, though long-term capital growth remains constrained by the absence of transformational infrastructure or redevelopment catalysts. The maturing lease profile and static supply pipeline suggest current ownership suits those prioritising stability and yield over speculative capital gain.

[For Sale] Hdb Flat At Yishun Avenue 2 — From S$550K