429a Yishun Avenue 11 761429, Yishun East, North Region, Singapore
$628,000
Step into this tastefully renovated 4-room HDB flat at Yishun Ave 11, offering a comfortable 92 sqm / 990 sqft layout, bright interiors and a clean Scandinavian-inspired look. Completed in 2014, this mid-floor home is ideal for families, couples and buyers who value a move-in-ready unit with practical living spaces. The block is part of a 99-year leasehold HDB development completed in 2014.  The home presents beautifully with a spacious living and dining area, large windows that bring in plenty of natural light, a neat enclosed kitchen, well-kept bedrooms, and built-in storage that adds to everyday functionality. It is a warm, inviting home with a bright and airy feel throughout. Location is a strong plus. The block is close to both Khatib MRT (NS14) and Yishun MRT (NS13), giving residents convenient access to the North-South Line. Nearby bus options also make commuting easy, with bus services such as 103, 117 and 861 serving the vicinity, and nearby routes like 804 connecting to Yishun Interchange / Yishun MRT area.  For daily conveniences, residents enjoy access to nearby shopping and grocery options. Northpoint City is linked to Yishun MRT and offers a major retail and dining hub, while Junction Nine and Wisteria Mall are also nearby neighbourhood malls. Grocery choices in the area include FairPrice at Northpoint City, FairPrice Finest at Wisteria Mall, and Sheng Siong at Junction Nine.  Families with school-going children will appreciate the selection of schools in the area. Nearby schools include Huamin Primary School at Yishun Avenue 11, North View Primary School at Yishun Avenue 6, Northland Primary School at Yishun Avenue 4, and Northbrooks Secondary School at Yishun Ring Road.  This is a wonderful opportunity to own a nicely maintained home in an established Yishun neighbourhood with strong connectivity, schools nearby, and everyday amenities within easy reach.
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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: L3008022J
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Automated Valuation based on 124 HDB resale transactions (data.gov.sg) · 12 outliers removed (IQR)
Fair Value
S$616,867
S$623 psf
Asking Price
S$628,000
S$634 psf
vs Market
+1.8%
vs Last Done
+10.5%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
High
124 comps
Nearest MRT
Yishun
1771m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
124 comparable transactions
S$593
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$623
Recent Comparable Transactions
10 shown · 124 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 428A YISHUN AVE 11 Floor 07 TO 09 | 990sqft | S$568,000 | ▼S$574 -7.9% vs FV | 99yr from 2015 |
Apr 2026 | Blk 428A YISHUN AVE 11 Floor 07 TO 09 | 990sqft | S$568,000 | ▼S$574 -7.9% vs FV | 99yr from 2015 |
Apr 2026 | Blk 443 YISHUN AVE 11 Floor 13 TO 15 | 1,044sqft | S$648,000 | ▼S$621 -0.3% vs FV | 99yr from 2012 |
Apr 2026 | Blk 316A YISHUN AVE 9 Floor 10 TO 12 | 990sqft | S$625,000 | ▲S$631 +1.3% vs FV | 99yr from 2015 |
Apr 2026 | Blk 448 YISHUN RING RD Floor 01 TO 03 | 1,001sqft | S$550,000 | ▼S$549 -11.9% vs FV | 99yr from 2012 |
Apr 2026 | Blk 334A YISHUN ST 31 Floor 13 TO 15 | 990sqft | S$623,888 | ▲S$630 +1.1% vs FV | 99yr from 2015 |
Apr 2026 | Blk 334A YISHUN ST 31 Floor 13 TO 15 | 990sqft | S$638,888 | ▲S$645 +3.5% vs FV | 99yr from 2015 |
Apr 2026 | Blk 334A YISHUN ST 31 Floor 10 TO 12 | 990sqft | S$610,000 | ▼S$616 -1.1% vs FV | 99yr from 2015 |
Apr 2026 | Blk 335A YISHUN ST 31 Floor 04 TO 06 | 990sqft | S$555,000 | ▼S$560 -10.1% vs FV | 99yr from 2015 |
Apr 2026 | Blk 457 YISHUN ST 41 Floor 07 TO 09 | 1,001sqft | S$565,000 | ▼S$564 -9.5% vs FV | 99yr from 2013 |
Apr 2026 | Blk 511A YISHUN ST 51 Floor 04 TO 06 | 1,001sqft | S$590,000 | ▼S$589 -5.5% vs FV | 99yr from 2017 |
Blk 428A YISHUN AVE 11
Apr 2026 · Floor 07 TO 09
-7.9% vs FV
Blk 428A YISHUN AVE 11
Apr 2026 · Floor 07 TO 09
-7.9% vs FV
Blk 443 YISHUN AVE 11
Apr 2026 · Floor 13 TO 15
-0.3% vs FV
Blk 316A YISHUN AVE 9
Apr 2026 · Floor 10 TO 12
+1.3% vs FV
Blk 448 YISHUN RING RD
Apr 2026 · Floor 01 TO 03
-11.9% vs FV
Blk 334A YISHUN ST 31
Apr 2026 · Floor 13 TO 15
+1.1% vs FV
Blk 334A YISHUN ST 31
Apr 2026 · Floor 13 TO 15
+3.5% vs FV
Blk 334A YISHUN ST 31
Apr 2026 · Floor 10 TO 12
-1.1% vs FV
Blk 335A YISHUN ST 31
Apr 2026 · Floor 04 TO 06
-10.1% vs FV
Blk 457 YISHUN ST 41
Apr 2026 · Floor 07 TO 09
-9.5% vs FV
Blk 511A YISHUN ST 51
Apr 2026 · Floor 04 TO 06
-5.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room unit in Yishun, standing at an estimated value of $616,867 or $623 per square foot, reflects a robust market positioning within the current landscape. With a remaining lease of 87 years, this property benefits from a substantial tenure that appeals to a broad spectrum of potential buyers, particularly those seeking long-term residency or investment opportunities. The valuation is supported by a high model confidence, derived from an extensive analysis of 124 recent HDB resale transactions in the vicinity, indicating a strong correlation with prevailing market trends.
The current market signal shows a modest 1.8% deviation from the baseline price, suggesting that the property is competitively priced and aligned with market expectations. This slight variance underscores the resilience of the Yishun district in the HDB resale market, characterized by steady demand and desirable amenities. As urban development continues and infrastructure improvements enhance connectivity, the attractiveness of this property is likely to remain strong, positioning it as a valuable asset within Singapore's dynamic real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.