389 Yishun Avenue 6 760389, Yishun East, North Region, Singapore
$490,000
C.H.E.A.P High Floor 4-Room Blk 389 Yishun. Located in a well-established mature estate, this home offers a great balance of convenience, space, and value ideal for families or buyers looking for a smart purchase in today’s market. • 4-room flat, 84 sqm / 904 sqft • High floor with unblocked view • Bright, airy & well-ventilated throughout • Regular, efficient layout no odd corners • Comfortable and practical living space • Main door / Living facing North • Master bedroom & Kitchen facing South • All ethnic groups eligible • Remaining lease approx. 61 years • Motivated seller • 3 months extension required It is accessible through the nearest train stations such as Yishun (NS13). The nearest primary schools are North View Primary School, Huamin Primary School, and Xishan Primary School. This property is close to amenities like PRIME FOOD & GROCER, COLD STORAGE, and fairprice. The closest shopping malls are Junction Nine, Northpoint City, and Northpoint Shopping Centre. Interested Buyers or Sellers call or message me at my 24hrs hotline for more inquiries about this unit. Sellers, if you wish to sell and upgrade and unlock some cash profits from your current HDB to a bigger home Or even Right size to have a financially affordable and stress-free home. Lots of options are available, do call me for FREE financial advice on your property inquiries.
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…
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$397,395
S$440 psf
Asking Price
S$490,000
S$542 psf
vs Market
+23.3%
vs Last Done
+1.1%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Yishun
1403m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$513
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.857
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$440
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2025 | Blk 389 YISHUN AVE 6 Floor 07 TO 09 | 904sqft | S$485,000 | ▲S$536 +21.8% vs FV | 99yr from 1988 |
Nov 2025 | Blk 389 YISHUN AVE 6 Floor 07 TO 09 | 904sqft | S$485,000 | ▲S$536 +21.8% vs FV | 99yr from 1988 |
Oct 2025 | Blk 389 YISHUN AVE 6 Floor 04 TO 06 | 904sqft | S$470,000 | ▲S$520 +18.2% vs FV | 99yr from 1988 |
Oct 2025 | Blk 389 YISHUN AVE 6 Floor 01 TO 03 | 1,119sqft | S$540,000 | ▲S$482 +9.5% vs FV | 99yr from 1988 |
Blk 389 YISHUN AVE 6
Nov 2025 · Floor 07 TO 09
+21.8% vs FV
Blk 389 YISHUN AVE 6
Nov 2025 · Floor 07 TO 09
+21.8% vs FV
Blk 389 YISHUN AVE 6
Oct 2025 · Floor 04 TO 06
+18.2% vs FV
Blk 389 YISHUN AVE 6
Oct 2025 · Floor 01 TO 03
+9.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Yishun, set at an estimated value of $397,395, reflects a significant market signal indicating that the property is priced above the prevailing market rate by 23.3%. With a per square foot (PSF) valuation of $440, this property stands out within the local market dynamics, especially considering its remaining lease of 60 years. Such a lease period could be a double-edged sword; while it allows for several decades of occupancy, potential buyers may exhibit caution regarding the diminishing lease term, affecting their willingness to pay a premium price.
The low model confidence associated with this valuation suggests that the data used for analysis may not sufficiently capture the intricacies of the local real estate landscape. It is based on only three recent HDB resale transactions in the vicinity, which may not provide a comprehensive view of current buyer sentiment and market trends. As such, prospective buyers and investors should approach this valuation with a discerning eye, weighing the property's premium pricing against the broader market conditions and the implications of the remaining lease duration.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.