Type

Units

Min Area

Price Range

2 BR

796 sqft

S$450K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$450K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$90,000 on this acquisition.
Located 9 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?

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

861 Yishun Avenue 4: A Mature HDB Development in North Singapore

861 Yishun Avenue 4 represents a well-established residential address in the Yishun estate, one of Singapore's most longstanding public housing precincts. Located in the heart of the North Region, this development has served as a stable residential choice for multiple generations of homeowners, upgraders, and investors seeking affordable yet secure property ownership in a mature neighbourhood setting.

The development's proximity to Khatib MRT Station (NS14) places it within reasonable commuting distance for residents working across Singapore's major business districts. A nine-minute walk of approximately 790 metres connects residents to the North-South Line, facilitating onward travel to the city centre, Marina Bay, or northern employment clusters without requiring a private vehicle for daily mobility. This accessibility has historically supported steady capital appreciation and rental demand in the immediate vicinity.

Strategic Location and Transport Connectivity

Yishun's maturity as a residential estate means the neighbourhood benefits from decades of infrastructure investment and urban planning. The area is serviced by multiple bus routes providing complementary connectivity, reducing dependence on a single transport mode and enhancing the development's appeal to diverse buyer profiles. For upgraders transitioning from smaller units or first-time buyers entering the property market, the established transport infrastructure represents a significant advantage in terms of lifestyle flexibility and resale liquidity.

The North-South Line's presence has been instrumental in maintaining Yishun's status as a desirable residential area, particularly for professionals working in the Central Business District, Marina Bay, or the medical and financial hubs concentrated along the line's corridor. This enduring connectivity advantage has historically translated into stable demand for resale units and sustained rental yields for investor-purchasers.

Neighbourhood Amenities and Community Infrastructure

As a mature estate, Yishun offers comprehensive neighbourhood amenities accumulated over decades of development. The precinct is home to multiple primary and secondary schools, serving families at various lifecycle stages and reducing the need to relocate as children progress through their education. Healthcare facilities, including clinics and polyclinics, are integrated throughout the estate, supporting the needs of an ageing population whilst maintaining accessibility for younger residents.

Retail and dining options span from neighbourhood hawker centres to shopping malls, catering to both daily necessities and leisure activities. Community facilities such as sports complexes, swimming pools, and multipurpose halls foster social cohesion and provide recreational options without requiring residents to venture beyond the estate. These embedded amenities enhance the quality of life for residents and contribute to the development's long-term appeal across different demographic segments.

Property Specifications and Unit Configurations

Units at 861 Yishun Avenue 4 are available across a range of configurations, with pricing commencing from S$450,000. The development comprises various bedroom counts and floor levels, allowing prospective buyers to select options aligned with their household composition and lifestyle preferences. Typical floor areas range from approximately 796 square feet upwards, providing practical living spaces suited to small families, couples, and individual professionals seeking owner-occupied accommodation or investment opportunities.

The availability of multiple unit types within a single development address creates opportunities for buyers to compare value across different floor levels, orientations, and stackings without fragmenting their search across multiple properties. Higher floors typically command premium valuations relative to comparable lower-level units, reflecting preferences for natural light, privacy, and views. Ground and first-level units may appeal to buyers prioritising accessibility and minimising staircase dependency, particularly for elderly residents or those with mobility considerations.

Investment Considerations and Resale Market Dynamics

HDB flats in established estates like Yishun have demonstrated consistent participation in Singapore's resale property market, with transaction volumes supporting active price discovery and competitive valuations. The development's maturity and MRT proximity position it favourably within the secondary market, where upgraders and downsizers actively transact. For investors evaluating rental yield potential, the balance between accessible purchase prices and sustained tenant demand in the northern corridor creates a functional investment case, particularly when compared to newer developments commanding premium entry prices.

Resale timelines for units in this development have historically remained within market expectations, with active buyer interest sustained across varying economic cycles. The established nature of the estate and its embedded amenities reduce promotional dependency and support organic demand from genuine owner-occupier and investor segments. This liquidity advantage becomes particularly valuable during economic downturns, when investors prioritise developments demonstrating proven transaction activity over speculative new launches.

Financing and Affordability Profile

The pricing structure commencing from S$450,000 positions this development within the accessibility range for first-time buyers utilising HDB loans and CPF funds, as well as investors seeking entry-level acquisition opportunities with moderate leverage. Debt-to-Service Ratio headroom remains manageable for buyers with stable employment in professional sectors, facilitating mortgage approvals and reducing financial stress over the holding period. The affordability of units in this development supports market absorption and mitigates downside risk during periods of elevated interest rates or economic uncertainty.

For upgraders transitioning from smaller units or relocating from more peripheral estates, the combination of reasonable pricing and established amenities often justifies the decision to invest in a mature development rather than speculating on emerging precincts. The absence of hefty development premiums or marketing costs translates to better value retention and earlier equity accumulation compared to new launches.

Yishun Estate and Regional Development Context

Yishun's position within the broader North Region development strategy underscores its long-term viability as a residential precinct. Government planning initiatives have historically supported the maturation of Yishun through infrastructure upgrades, park connector networks, and commercial development, enhancing the neighbourhood's attractiveness without fundamentally altering its character as a primary residential zone. Future developments in adjacent precincts, including Sembawang and Seletar, are unlikely to diminish demand for centrally-located units within established Yishun, as commuting distances and MRT accessibility remain favourable relative to outlying areas.

The estate's demographic profile, spanning established families, upgraders, and young professionals, reflects successful urban planning outcomes and contributes to the stability of property values across different economic scenarios. This social stability, combined with physical infrastructure resilience, positions 861 Yishun Avenue 4 as a defensible long-term investment for buyers prioritising certainty over speculative capital appreciation.

Frequently Asked Questions

What rental yield can an investor reasonably expect when purchasing a unit at 861 Yishun Avenue 4?

Rental yields for HDB flats in established Yishun precincts typically range between 2.5% and 3.5% annually, depending on unit configuration, floor level, and market cycle timing. Entry-level purchase prices from S$450,000 combined with stable tenant demand from young professionals and smaller households create a functional investment case, particularly when financed through CPF and modest leverage. Investors should note that HDB rental restrictions impose a minimum lease-out duration of three years and cap tenancy periods, which may affect long-term yield profiles compared to private residential alternatives. The mature estate's accessibility via Khatib MRT supports sustained tenant sourcing throughout economic cycles, insulating investors from acute supply-demand imbalances.

How does the per-square-foot pricing at 861 Yishun Avenue 4 compare to recent Yishun transactions?

HDB flats in Yishun have historically transacted within a range of S$550 to S$700 per square foot, depending on unit type, floor level, and exact condition. Units at 861 Yishun Avenue 4 pricing from S$450,000 with typical floor areas of 796 square feet yield a per-square-foot metric of approximately S$565, positioning this development within the mid-range of Yishun's contemporary resale market. Recent transactions in the broader Yishun estate demonstrate stable price trends, with modest appreciation recognised across higher-floor units and premium stacks, whilst ground-level units experience more modest valuations. Comparative analysis with proximate developments in Sembawang and Seletar reveals that Yishun's pricing remains marginally below these emerging precincts, reflecting the mature estate discount balanced against superior MRT accessibility and amenity density.

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

A Singapore Citizen acquiring a second residential property incurs ABSD at the current rate of 20% on the purchase price, calculated on the contract value and payable upon completion. For a unit purchased at S$450,000, the ABSD liability would equal S$90,000, significantly impacting total acquisition costs and investment returns. This duty applies regardless of whether the property is purchased for owner-occupation or investment purposes, making it a critical consideration within the financing structure and return projections. Buyers should incorporate ABSD within their total cost-of-acquisition modelling and ensure adequate financing capacity to cover both the property purchase and the stamp duty liability without reliance on CPF overdrawals or accelerated personal savings.

Does lease decay present a material risk to resale value for units at 861 Yishun Avenue 4?

HDB flats are granted on 99-year leases commencing from the date of issuance, meaning properties built several decades ago currently have unexpired lease terms of 40 to 50 years, depending on individual unit completion dates. As leases approach the 30-year mark, banks and HDB impose increasingly stringent financing restrictions, progressively limiting buyer pools and creating downward price pressure. For 861 Yishun Avenue 4, built as part of Yishun's mid-1980s expansion wave, lease decay is an emerging consideration within the next decade, particularly for investors with multi-decade holding horizons. HDB's lease extension and en bloc schemes offer potential remediation pathways, though these require coordinated participation and incur costs that effectively transfer value from property owners to the government. Buyers should acquire this development with a realistic holding timeline of 15 to 25 years, beyond which lease-induced valuation deterioration becomes pronounced.

How does proximity to Khatib MRT Station (NS14) influence capital appreciation and demand for units in this development?

MRT accessibility is a primary capital appreciating driver for HDB properties, with stations like Khatib historically commanding persistent buyer demand across economic cycles. The nine-minute walk to Khatib MRT provides effective connection to Central Business District employment nodes, hospital clusters, and shopping districts without reliance on private transport, making the development particularly attractive to young professionals and smaller households. Developments within this accessibility band typically experience 2-3% annual capital appreciation during benign market conditions, outperforming more peripheral estates by similar margins. However, the mature estate status and established property stock mean that capital appreciation is likely to remain modest relative to new launch developments, reflecting a market-equilibrium pricing dynamic where established accessibility becomes embedded within current valuations rather than anticipated future premium.

Which buyer profile—HNW, upgrader, first-timer, or investor—finds the best value proposition at 861 Yishun Avenue 4?

First-time buyers represent the primary target demographic for this development, as the entry price from S$450,000 aligns with typical HDB loan quantum for younger households and CPF savings accumulation patterns. The mature amenities, schools, and established community infrastructure appeal to upgraders transitioning from smaller units or relocating from peripheral precincts seeking enhanced MRT accessibility without premium pricing. Investors capitalise on the stable tenant demand and reasonable entry valuations, constructing leveraged investment cases where CPF contributions and modest personal capital suffice to control multiple units. High-net-worth individuals are less likely to prioritise this development over private residential alternatives, as the yield profile and appreciation potential do not justify opportunity costs relative to Singapore's prime residential markets. The heterogeneity of appeal across multiple buyer profiles supports stable demand and relatively low absorption risk.

What Total Debt Service Ratio (TDSR) headroom exists for typical buyers at this development, and what financing structures are recommended?

A purchaser acquiring a unit at S$450,000 with 25% downpayment from CPF and cash sources incurs a loan quantum of approximately S$337,500, which at current interest rates of 3.5% to 4.0% translates to monthly mortgage servicing of S$1,700 to S$1,800. For buyers earning S$5,000 monthly, TDSR utilisation reaches approximately 40-45%, leaving meaningful headroom within the regulatory ceiling of 55% for debt obligations. This financing structure demonstrates practical accessibility for professionals within the mid-income spectrum, supporting both owner-occupation and investment cases without excessive financial strain. Buyers should stress-test their TDSR capacity across scenarios of rising interest rates and reduced household income, ensuring that mortgage obligations remain comfortably absorbable during economic downturns or employment transitions.

How does 861 Yishun Avenue 4 compare to nearby competing HDB developments such as those in Sembawang or Chong Pang?

Yishun developments maintain pricing discounts relative to emerging precincts like Sembawang, which benefit from newer infrastructure and expanding amenities associated with master-planning initiatives. Chong Pang HDB flats, positioned in the immediate western vicinity, command comparable pricing due to overlapping MRT accessibility and amenity profiles, though Chong Pang units tend to be marginally older, introducing additional lease-decay considerations. Seletar, further east, presents newer stock at elevated pricing reflecting recent completion dates and expanded community facilities, positioning it as a premium alternative for buyers prioritising modern finishes over transport accessibility and cost efficiency. For buyers seeking stable capital preservation and modest appreciation without speculation, 861 Yishun Avenue 4's positioning between value-oriented peripheral estates and premium-priced emerging precincts offers a defensible middle ground. The mature estate's proven track record and established buyer/tenant populations provide greater certainty relative to developments built on greenfield or major redevelopment sites.

Which unit stacks and floor levels offer the best value proposition in terms of price-to-benefit ratio at this development?

Mid-level units between the fourth and eighth floors typically offer optimal value, commanding modest premiums over ground and second-level units whilst avoiding the extended height-related cost escalation of higher storeys. These units benefit from enhanced natural light and privacy compared to lower levels, whilst remaining accessible via stairs without excessive exertion, appealing to upgraders and investors with diverse demographic preferences. Ground-level units and first-floor properties present deeper discounts reflecting perceptions of reduced privacy and potential external noise, though these units often appeal to elderly residents and buyers with accessibility requirements. The highest floor levels experience premium valuations reflective of views and perceived prestige, though these premiums may not translate to proportionate rental income, making them less attractive for yield-focused investors. Unit orientation toward less-trafficked streets and quieter internal estate courtyards typically justifies modest pricing premiums, reflecting tenant preferences for serene environments.

What future supply pipeline exists in Yishun and adjacent precincts, and could new developments impact resale value at 861 Yishun Avenue 4?

Yishun's planning status has largely stabilised, with limited greenfield capacity for major new HDB developments, meaning future supply growth will primarily occur through selective en bloc acquisitions and redevelopment rather than organic estate expansion. Adjacent precincts including Sembawang and Seletar continue attracting new public housing development, though these remain physically separated by established industrial zones and park connectors, limiting direct competitive impact on Yishun's resale market. The broader North Region development strategy emphasises transit-oriented mixed-use development around MRT corridors, potentially benefiting Khatib Station and nearby Yishun precincts through enhanced commercial and recreational facilities without introducing destabilising residential competition. Long-term planning frameworks show Yishun consolidating as a mature, stable residential zone rather than a growth corridor, which paradoxically protects existing values by limiting disruptive redevelopment and maintaining neighbourhood character. This supply-constrained outlook supports modest but stable capital preservation across multi-decade holding horizons, contrasting with speculative appreciation profiles in emerging precincts subject to aggressive development pipelines.

[For Sale] Hdb Flat At 861 Yishun Avenue 4 — From S$450K