121 Yishun Street 11 760121, Yishun West, North Region, Singapore
$400,000
A welcoming opportunity for buyers who value a practical layout and a home with great potential to tailor to their own style. This well-situated unit offers superb natural ventilation, abundant daylight, and a comfortable orientation that enhances everyday living. Property Details Address: 121 Yishun Street 11 Asking Price: $400,000 2 Bedrooms Original condition — perfect for your dream renovation High-floor unit No west sun for a naturally cooler home Main door facing North-East Bright, airy & efficiently laid out Nearby Schools PCF Sparkletots Preschool @ Chong Pang Blk 122 (KN) – 0.13km Ahmad Ibrahim Secondary School – 0.19km Ahmad Ibrahim Primary School – 0.34km PCF Sparkletots @ Chong Pang Blk 107 (KN) – 0.38km Yishun Primary School – 0.44km MOE Kindergarten @ Yishun – 0.44km Yishun Secondary School – 0.71km Jiemin Primary School – 0.74km Xishan Primary School – 0.85km Yishun Town Secondary School – 0.91km Edelweiss Kindergarten @ Sembawang Presbyterian Church – 0.91km First Step Montessori House – 0.95km Bubbles Learning House @ Yishun – 0.97km Connectivity Yishun MRT – 0.77km Canberra MRT – 0.97km Call or SMS Aaron 9090XXXX for viewing
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…

License: L3002382K
Automated Valuation based on 491 HDB resale transactions (data.gov.sg) · 9 outliers removed (IQR)
Fair Value
S$353,888
S$491 psf
Asking Price
S$400,000
S$555 psf
vs Market
+13.0%
vs Last Done
-17.5%
Tenure
56 yrs
99-year Leasehold · Balance remaining
Confidence
High
491 comps
Nearest MRT
Yishun
804m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
491 comparable transactions
S$602
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.800
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$491
Recent Comparable Transactions
10 shown · 491 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 459 YISHUN AVE 11 Floor 07 TO 09 | 721sqft | S$485,000 | ▲S$673 +37.1% vs FV | 99yr from 2013 |
Mar 2026 | Blk 459 YISHUN AVE 11 Floor 07 TO 09 | 721sqft | S$485,000 | ▲S$673 +37.1% vs FV | 99yr from 2013 |
Mar 2026 | Blk 459 YISHUN AVE 11 Floor 04 TO 06 | 721sqft | S$505,000 | ▲S$700 +42.6% vs FV | 99yr from 2013 |
Mar 2026 | Blk 779 YISHUN AVE 2 Floor 04 TO 06 | 689sqft | S$375,000 | ▲S$544 +10.8% vs FV | 99yr from 1987 |
Mar 2026 | Blk 774 YISHUN AVE 3 Floor 04 TO 06 | 689sqft | S$410,000 | ▲S$595 +21.2% vs FV | 99yr from 1987 |
Mar 2026 | Blk 506B YISHUN AVE 4 Floor 04 TO 06 | 732sqft | S$490,000 | ▲S$669 +36.3% vs FV | 99yr from 2018 |
Mar 2026 | Blk 672B YISHUN AVE 4 Floor 04 TO 06 | 732sqft | S$502,999 | ▲S$687 +39.9% vs FV | 99yr from 2018 |
Mar 2026 | Blk 704 YISHUN AVE 5 Floor 01 TO 03 | 883sqft | S$430,000 | ▼S$487 -0.8% vs FV | 99yr from 1984 |
Mar 2026 | Blk 706 YISHUN AVE 5 Floor 04 TO 06 | 732sqft | S$405,000 | ▲S$553 +12.6% vs FV | 99yr from 1984 |
Mar 2026 | Blk 739 YISHUN AVE 5 Floor 07 TO 09 | 721sqft | S$450,000 | ▲S$624 +27.1% vs FV | 99yr from 1985 |
Mar 2026 | Blk 172 YISHUN AVE 7 Floor 04 TO 06 | 689sqft | S$400,000 | ▲S$581 +18.3% vs FV | 99yr from 1988 |
Blk 459 YISHUN AVE 11
Mar 2026 · Floor 07 TO 09
+37.1% vs FV
Blk 459 YISHUN AVE 11
Mar 2026 · Floor 07 TO 09
+37.1% vs FV
Blk 459 YISHUN AVE 11
Mar 2026 · Floor 04 TO 06
+42.6% vs FV
Blk 779 YISHUN AVE 2
Mar 2026 · Floor 04 TO 06
+10.8% vs FV
Blk 774 YISHUN AVE 3
Mar 2026 · Floor 04 TO 06
+21.2% vs FV
Blk 506B YISHUN AVE 4
Mar 2026 · Floor 04 TO 06
+36.3% vs FV
Blk 672B YISHUN AVE 4
Mar 2026 · Floor 04 TO 06
+39.9% vs FV
Blk 704 YISHUN AVE 5
Mar 2026 · Floor 01 TO 03
-0.8% vs FV
Blk 706 YISHUN AVE 5
Mar 2026 · Floor 04 TO 06
+12.6% vs FV
Blk 739 YISHUN AVE 5
Mar 2026 · Floor 07 TO 09
+27.1% vs FV
Blk 172 YISHUN AVE 7
Mar 2026 · Floor 04 TO 06
+18.3% vs FV
HELIOS AI Analysis
The HDB 3 Room property located in Yishun, with a remaining lease of 56 years, has been valued at an estimated price of $353,888, translating to a competitive rate of $491 per square foot (PSF). This valuation is particularly noteworthy as it reflects a premium positioning in the current market, being approximately 13% above the baseline valuation of similar properties in the vicinity. This elevated value suggests a strong demand for HDB units in Yishun, which is underscored by the analysis of 491 recent resale transactions within the area.
Several factors contribute to this above-market valuation, including the strategic location of Yishun, which has been undergoing significant urban development and infrastructure improvements. The remaining lease of 56 years is also a critical element, as properties with longer leases tend to command higher values, particularly among buyers seeking long-term investment opportunities. With a model confidence rating classified as high, the data suggests that the valuation is robust, further reinforcing the attractiveness of this HDB unit within the competitive Singapore real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.