Type

Units

Min Area

Price Range

Other

120 sqft

S$800/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$800.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$160 on this acquisition.
Located 4 min (310 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?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

790 Yishun Avenue 2: A Well-Connected HDB Development in Yishun

790 Yishun Avenue 2 represents a solid residential opportunity within one of Singapore's most established public housing neighbourhoods. Situated in the heart of Yishun, this HDB development benefits from decades of community infrastructure and planning that have transformed the estate into a vibrant residential hub serving families, upgraders, and property investors alike.

The development's standout advantage lies in its exceptional proximity to Khatib MRT Station on the North-South Line, positioned merely a 4-minute walk away. This degree of connectivity fundamentally shapes the appeal of the property, as it eliminates the need for lengthy daily commutes and positions residents within easy reach of Singapore's central business districts and key employment nodes across the island. For working professionals and students, such accessibility translates into tangible lifestyle benefits and reduced transportation costs.

Strategic Location and Neighbourhood Character

Yishun has evolved considerably as a mature estate with three decades of development behind it. The neighbourhood hosts a comprehensive array of retail outlets, dining establishments, healthcare facilities, and educational institutions that cater to the daily needs of residents across all age groups. This maturity ensures that essential services are never far away, and the established community spirit means new residents quickly integrate into a neighbourhood with deep social roots.

The proximity to Khatib MRT Station extends the development's appeal far beyond the immediate Yishun vicinity. Commuters can reach Marina Bay in under 25 minutes, making this location attractive to professionals working in the city centre, financial district, or along the East Coast corridor. For families considering schools in other parts of Singapore, the MRT connection simplifies the school run and makes cross-island movements far less burdensome than relying on private transport alone.

Unit Specifications and Property Characteristics

Units at 790 Yishun Avenue 2 feature compact floor plates typical of HDB flats designed for efficiency and affordability. The modest unit sizing appeals particularly to first-time property owners looking to enter the market without overextending their finances, as well as to investors seeking rental-yielding assets in a stable, high-traffic location. Smaller unit sizes also mean lower absolute purchase prices, reduced stamp duty obligations, and proportionally lower maintenance charges—factors that collectively improve the investment case for budget-conscious buyers.

The HDB lease structure, standard across all public housing in Singapore, provides long-term security of tenure and transparent governance through the HDB framework. Residents benefit from centralized estate management, standardized maintenance protocols, and a robust community infrastructure that is continuously upgraded to maintain contemporary living standards.

Investment Potential and Rental Dynamics

For investors, 790 Yishun Avenue 2 presents a compelling proposition. The combination of strong MRT connectivity, established neighbourhood amenities, and affordable entry price points creates a stable foundation for rental income generation. Yishun's mature profile means there is consistent demand from tenants seeking affordable, well-serviced locations with reliable transport links. The proximity to Khatib MRT Station further boosts rental appeal, as tenants often prioritise proximity to public transport above other factors.

Lease considerations form a critical component of any HDB investment thesis. Prospective buyers should evaluate the remaining lease term against their intended holding period and eventual resale timeline. HDB flats with longer remaining leases command stronger market valuations and retain appeal to a broader pool of future buyers. The development's lease profile will influence both its current market positioning and its trajectory over the coming decades.

Financing and Affordability Landscape

The entry-level pricing of units at 790 Yishun Avenue 2 significantly broadens the pool of eligible buyers. First-time property purchasers can access HDB concessional loan schemes that offer preferential interest rates and extended loan tenures, effectively lowering monthly servicing commitments. For upgraders, the modest price point allows flexibility in deploying sale proceeds from existing properties toward higher-value acquisitions elsewhere, or alternatively, building an investment portfolio across multiple properties.

Buyers acquiring a second residential property will incur Additional Buyer's Stamp Duty (ABSD) at 20% on the purchase price, a material cost that warrants careful financial planning. This duty applies to Singapore Citizens purchasing a second residential property and must be factored into the total cost of acquisition when assessing overall investment returns and financing headroom.

Comparison Within the Broader Yishun Market

The Yishun estate comprises multiple HDB precincts built across different decades, each with distinct characteristics. 790 Yishun Avenue 2 competes with contemporary blocks in the area, and its relative value depends on factors such as floor level, unit orientation, remaining lease, and proximity to neighbourhood nodes. Nearby MRT connectivity is a significant differentiator—blocks situated closer to Khatib Station typically command modest premiums, reflecting the convenience premium that commuters willingly pay for reduced travel times.

Recent transaction data across Yishun indicates a per-square-foot price range that reflects the mature estate's position within Singapore's public housing market. Smaller units trend toward the lower end of this range, whilst corner units, higher floors, and properties with superior unit orientations command incremental premiums. Understanding these micro-location dynamics within the broader Yishun precinct helps buyers identify value and make informed decisions about which specific offerings represent genuine opportunity versus market consensus pricing.

Future Considerations and Estate Evolution

Yishun, as a mature estate, does not face significant new supply competing for the same buyer cohort. Future developments in adjacent areas will expand the overall Yishun precinct, but the existing stock at 790 Yishun Avenue 2 remains established and will continue to serve essential housing demand across various buyer profiles. The neighbourhood's long-term appeal rests on its transport connectivity, established infrastructure, and consistent demand from families and investors seeking stable, affordable housing within a well-planned community.

Capital appreciation prospects for HDB properties depend on factors including the remaining lease, broader market conditions, and transport infrastructure improvements. Properties with strong MRT connectivity and situated in stable, mature estates tend to demonstrate resilience during market cycles, as they continue to attract tenants and buyers regardless of broader economic sentiment. This stability makes 790 Yishun Avenue 2 particularly suitable for risk-averse investors and families prioritising security and accessibility over speculative upside.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 790 Yishun Avenue 2 as an investment?

Rental yields for HDB flats in Yishun typically range between 3% to 4.5% gross annual return, depending on the unit size and exact location within the precinct. Units at 790 Yishun Avenue 2 benefit from strong MRT connectivity to Khatib Station, which enhances tenant demand and supports stable rental rates in a competitive lettings market. To estimate your potential yield, research recent rental transactions for comparable unit types in the area, account for HDB maintenance charges and potential vacancy periods, and factor in the impact of your purchase price on the denominator—smaller units with lower absolute prices often generate higher percentage yields than their larger counterparts, all else equal.

How does the per-square-foot pricing at 790 Yishun Avenue 2 compare to recent transactions in Yishun?

Yishun's per-square-foot pricing for HDB flats has historically remained below the island average, reflecting its status as a mature, family-oriented estate rather than a prime central location. Recent transactions across the Yishun precinct suggest a per-square-foot range that positions compact units at the lower end of the spectrum, whilst corner units and higher floors command modest premiums. Units directly proximate to Khatib MRT Station tend to trade at a small premium to blocks positioned further away, as the convenience value of sub-5-minute walks to MRT is quantifiable in secondary market data. To benchmark 790 Yishun Avenue 2 specifically, compare recent sold data from the same block against comparable nearby blocks to establish whether the current asking price reflects fair value or represents an outlier.

What is the Additional Buyer's Stamp Duty impact if I purchase 790 Yishun Avenue 2 as a second residential property?

Singapore Citizens purchasing a second residential property must pay Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, payable at the point of purchase. For a property at 790 Yishun Avenue 2, this represents a substantial upfront cost that materially affects the total investment outlay and impacts cash flow projections if you intend to lease the unit. For example, a property purchased at S$400,000 would incur ABSD of S$80,000, raising the effective acquisition cost to S$480,000 before legal fees and agent commissions. This duty applies regardless of your citizenship status if you are a Singapore Citizen, and it is non-recoverable even if you later sell the property, making it critical to factor into your return calculations and financing plan.

What is the lease decay risk for an HDB property at 790 Yishun Avenue 2, and how does it affect resale value?

All HDB flats are held on leasehold tenure, typically at 99 years from the original lease commencement date. The exact remaining lease at 790 Yishun Avenue 2 depends on when the block was first built and granted; properties with longer remaining leases (above 70 years, for instance) command stronger market valuations than those approaching the 20-30 year mark. HDB has introduced schemes to allow leaseholders to extend their leases, but these involve additional costs and administrative complexity. Investors should scrutinise the remaining lease carefully, as properties with substantially diminished lease terms face narrower buyer pools and steeper capital depreciation. As a general principle, MRT-connected properties in mature estates with adequate remaining lease demonstrate greater resilience against lease decay risk, as they continue attracting tenants and buyers across market cycles.

How does proximity to Khatib MRT Station influence demand and capital appreciation for 790 Yishun Avenue 2?

Khatib MRT Station on the North-South Line is one of Yishun's most significant infrastructure assets, and the 4-minute walking distance from 790 Yishun Avenue 2 represents a material competitive advantage. Properties within close walking distance of MRT stations consistently command premiums in Singapore's property market, as they offer tenants and owneroccupiers tangible reductions in daily commute times and transport costs. This premium typically manifests as slightly higher per-square-foot valuations and stronger rental demand, particularly from young professionals and students. Historical data suggests that MRT-connected properties appreciate more reliably during property cycles, as the convenience factor remains constant regardless of economic conditions. The North-South Line's status as one of Singapore's busiest and longest-serving lines further underpins demand, ensuring that Khatib Station will continue to serve high passenger volumes for decades to come.

Is 790 Yishun Avenue 2 suitable for first-time buyers, upgraders, and investors, and what are the distinct considerations for each profile?

First-time buyers benefit from HDB concessional loan schemes offering lower interest rates and extended tenures, making 790 Yishun Avenue 2's modest pricing particularly accessible to this cohort. Upgraders can leverage the stable, affordable entry point as a springboard to subsequently purchase larger properties elsewhere, using the rental income or sale proceeds to fund larger acquisitions. Investors favour the combination of strong MRT connectivity, mature neighbourhood infrastructure, and stable tenant demand, though they must carefully evaluate the remaining lease and account for ABSD costs when modelling returns. Across all three profiles, the key consideration is matching the property's characteristics—compact size, established location, reliable transport connectivity—to your medium-term life and financial objectives rather than viewing the purchase in isolation.

What is my likely TDSR headroom and financing capacity for a typical unit at 790 Yishun Avenue 2?

Total Debt Service Ratio (TDSR) limits cap your monthly debt repayments at 55% of your gross monthly income, a constraint that directly affects the maximum loan amount you can access. For a property at 790 Yishun Avenue 2 priced in the lower ranges, first-time buyers with stable incomes typically find TDSR constraints less restrictive than absolute loan quantum caps, as the modest property price keeps monthly repayments manageable relative to most professional salaries. HDB concessional loans extend to tenures of up to 25 or 30 years depending on your age, effectively reducing monthly repayments compared to commercial bank financing. Second-property buyers should anticipate that ABSD costs reduce available equity and may tighten TDSR calculations if you are servicing loans on another property. A detailed pre-approval from your intended lender will clarify your specific borrowing capacity and help you benchmark whether 790 Yishun Avenue 2 represents an affordable entry point for your financial circumstances.

How does 790 Yishun Avenue 2 compare to competing HDB developments in the immediate area?

Yishun comprises multiple HDB precincts developed across different decades, and 790 Yishun Avenue 2 competes primarily with contemporary blocks in the adjacent Yishun Avenue corridors and nearby Sembawang precinct. Direct competitors typically include blocks situated within walking distance of Khatib MRT Station, all of which benefit from similar transport connectivity but may vary in terms of unit orientations, floor levels, and remaining lease. Comparative value analysis requires examining recent transactions across these competing blocks to establish baseline per-square-foot pricing and identify whether 790 Yishun Avenue 2 commands a premium, trades at par, or represents an outlier. Secondary factors such as proximity to neighbourhood nodes (markets, schools, medical facilities), unit orientation (north-facing units typically command modest premiums), and floor level (higher floors fetch premiums for reduced noise and improved views) collectively shape relative positioning within the broader Yishun market.

Which unit stacks or floor levels at 790 Yishun Avenue 2 offer the best value proposition?

Lower floors typically trade at discounts relative to higher floors, yet they offer practical advantages including reduced climbing time, lower potential for lift disruptions, and marginally lower electricity consumption if the unit is exposed to afternoon sun. Middle floors (5th to 15th storeys, depending on block height) often represent the optimal balance between premium pricing and practical utility, offering sufficient elevation to escape ground-level street noise whilst remaining below the premium pricing thresholds associated with very high floors. Corner units command premiums for improved natural light, reduced neighbours, and better cross-ventilation, making them popular with owneroccupiers but less attractive to cost-conscious investors. Unit stack proximity to lift cores and stairwells similarly influences value—units positioned furthest from service cores enjoy slightly superior utility and often command marginal premiums. The best value typically lies in non-corner, middle-stack units that are modest distances from lift access, as these minimise premium pricing whilst preserving the practical conveniences that most tenants and occupiers value.

What is the future supply pipeline for HDB units in Yishun, and how might it affect property values at 790 Yishun Avenue 2?

Yishun is a mature estate with limited greenfield development capacity for new HDB construction, meaning additional supply will primarily emerge through infill projects or estate renewal initiatives rather than wholesale neighbourhood expansion. The Housing and Development Board periodically launches Build-to-Order (BTO) projects, but these are typically located in emerging growth districts such as Tengah or Sengkang, not in fully developed mature estates like Yishun. This relative supply constraint supports stable valuations for existing HDB stock in Yishun, as new competing inventory is unlikely to flood the market and depress secondary market prices. Conversely, the absence of new supply also means that 790 Yishun Avenue 2 will continue serving demand from budget-conscious buyers, upgraders, and investors without material competition from newly built alternatives in the immediate precinct. This structural supply dynamic typically favours existing stock in mature estates, particularly properties with strong MRT connectivity and reliable neighbourhood infrastructure like 790 Yishun Avenue 2.

[For Rent] Hdb Flat At 790 Yishun Avenue 2 — From S$800