778 Yishun Avenue 2 760778, Khatib, North Region, Singapore
$450,000



















3A BLK 778 YISHUN - Near Khatib MRT, Eateries (Blk 848), Northpoint, Market / COFFEESHOPS / PRIMARY SCHOOL! Short Drive to SLE / Upcoming NORTH SOUTH CORRIDOR! Youtube Link Video: https://www.youtube.com/watch?v=-lfVkoSJ1kQ&t=67s ***Click on My Website www.99.co/agents/R026443E OR www.carousell.com/eileen_leong for all listings that I have!! Or Call / SMS / WhatsApp me @ 9274XXXX to match Your Requirements. - Nice Serious CHINESE Seller - Mins to KHATIB MRT AND Upcoming NORTH SOUTH CORRIDOR and CHONG PANG MARKET / COFFEESHOPS / PRIMARY SCHOOLS! Short Drive to SLE / NORTHPOINT CITY - CORRIDOR unit with GOOD UNIT LAYOUT - (74 sq/m) ( 797sqft) 2 x Big Spacious Bedrooms + a Living Hall + 1 Kitchen + 2 Spacious Bathrooms + 1 STORE ROOM - RENOVATED UNIT - Very Well Up-kept and Furnished unit. All rooms with Aircon - Lift Level - Walking distance to Chong Pang/848 Wet Market - 35 year+ old. T.O.P: 1st Jan 1989 (Balance 63 Yrs 8 mths) - Asking $450000 - All Races and PR eligible! For Viewing PLs Call /SMS / WhatsApp -- *****Eileen Leong (Propnex) -------- 9274XXXX ***** 1. The Location You Want 2. The Type/Model of Property you Looking For 3. Your Budget 4. Your Profile (Example: Family / Single / Local / PR ) I’ll Try My Best To Match for you if this listing Doesn’t Suits
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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 2 HDB resale transactions (data.gov.sg)
Fair Value
S$390,907
S$491 psf
Asking Price
S$450,000
S$565 psf
vs Market
+15.1%
vs Last Done
+2.4%
Tenure
59 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Khatib
544m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$571
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.843
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$491
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2025 | Blk 778 YISHUN AVE 2 Floor 01 TO 03 | 797sqft | S$440,000 | ▲S$552 +12.4% vs FV | 99yr from 1989 |
Nov 2025 | Blk 778 YISHUN AVE 2 Floor 01 TO 03 | 797sqft | S$440,000 | ▲S$552 +12.4% vs FV | 99yr from 1989 |
Mar 2025 | Blk 778 YISHUN AVE 2 Floor 01 TO 03 | 797sqft | S$470,000 | ▲S$590 +20.2% vs FV | 99yr from 1989 |
Blk 778 YISHUN AVE 2
Nov 2025 · Floor 01 TO 03
+12.4% vs FV
Blk 778 YISHUN AVE 2
Nov 2025 · Floor 01 TO 03
+12.4% vs FV
Blk 778 YISHUN AVE 2
Mar 2025 · Floor 01 TO 03
+20.2% vs FV
HELIOS AI Analysis
The current valuation of the HDB 3-room unit in Yishun, with a remaining lease of 59 years, stands at approximately $390,907, translating to $491 PSF. This valuation is notably positioned 15.1% above the baseline market rate, indicating a pronounced premium in the current market dynamics. Such a premium may reflect localized demand factors, including proximity to amenities, transport links, and community developments that enhance the desirability of the Yishun area.
However, it is pertinent to note that the model confidence is categorized as low, primarily supported by only two recent HDB resale transactions in the vicinity. This limited transactional data may contribute to fluctuations in perceived value and overall market stability. The interplay of remaining lease length and market sentiment is critical here; as the lease diminishes, it could impact future resale potential and buyer interest. Investors and homeowners alike should approach this valuation with a nuanced understanding of the prevailing market conditions and the implications of lease tenure on property value.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.