Yishun Avenue 5, Yishun West, North Region, Singapore
$4,900,000




















- 2 Storey Semi- D + Attic - Freehold - Land size : 3,274 sqft - Spacious 6 bedroom + 1 Granny room and Attic, 4 bathroom Semi-Detached House with spacious living space - Squarish living hall space - Level 1 comes with granny’s room and 1 Bedroom - Level 2 comes with 1 master en-suites bedrooms & 2 spacious common bedrooms and family area + common bathroom - Level 3 comes with 2 common bedrooms + common bathroom + plus attic level - Efficient layout - Front porch able to Park 1 cars with Beautiful Garden - Good size back yard for with outdoor cooking - Groceries within walking distance for all your grocery needs - Shopping mall nearby offering a variety of dining and entertainment options - Ample natural light and well-designed layout for maximum comfort ⭑ Nearby Bus stops • Opposite Khatib Camp (95 m) - 2 mins walk • Khatib Camp (157 m) - 3 mins walk • Blk 713 (228 m) - 4 mins walk • 4 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Yen Investments Pte. Ltd. (193 m) - 3 mins walk • Hua Hin Farming & Supermarket (229 m) - 4 mins walk • 8 grocery stores within 1 km ⭑ Nearby Schools • First Step Montessori House (265 m) - 4 mins walk • Yishun Secondary School (451 m) - 7 mins walk • Yishun Innova Junior College (544 m) - 2 mins drive • 6 more schools within 1 km PM to Ernest & Evonne 8833 XXXX / 8828 XXXX #Sembawanglanded #Yishunlanded #Semidetached #District27 #SemiD #Sembawang #Admiralty #SembawangCentral #SembawangEast #SembawangNorth #SembawangSprings #SembawangStraits
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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
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Automated Valuation based on 155 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$2.30M
S$604 psf
Asking Price
S$4.90M
S$1,290 psf
vs Market
+113.4%
vs Last Done
+133.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
155 comps
Nearest MRT
Yishun
892m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
155 comparable transactions
S$564
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$604
Recent Comparable Transactions
10 shown · 155 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 792 YISHUN RING RD Floor 10 TO 12 | 1,582sqft | S$873,888 | ▼S$552 -8.6% vs FV | 99yr from 1987 |
Mar 2026 | Blk 792 YISHUN RING RD Floor 10 TO 12 | 1,582sqft | S$873,888 | ▼S$552 -8.6% vs FV | 99yr from 1987 |
Feb 2026 | Blk 792 YISHUN RING RD Floor 01 TO 03 | 1,528sqft | S$833,000 | ▼S$545 -9.8% vs FV | 99yr from 1987 |
Aug 2025 | Blk 791 YISHUN AVE 2 Floor 04 TO 06 | 1,572sqft | S$880,000 | ▼S$560 -7.3% vs FV | 99yr from 1987 |
Aug 2025 | Blk 724 YISHUN ST 71 Floor 04 TO 06 | 1,572sqft | S$800,000 | ▼S$509 -15.7% vs FV | 99yr from 1986 |
Feb 2025 | Blk 723 YISHUN ST 71 Floor 07 TO 09 | 1,572sqft | S$818,888 | ▼S$521 -13.7% vs FV | 99yr from 1986 |
Dec 2024 | Blk 792 YISHUN RING RD Floor 01 TO 03 | 1,528sqft | S$830,000 | ▼S$543 -10.1% vs FV | 99yr from 1987 |
Sep 2024 | Blk 792 YISHUN RING RD Floor 07 TO 09 | 1,528sqft | S$818,888 | ▼S$536 -11.3% vs FV | 99yr from 1987 |
Jul 2024 | Blk 792 YISHUN RING RD Floor 07 TO 09 | 1,582sqft | S$820,000 | ▼S$518 -14.2% vs FV | 99yr from 1987 |
Jun 2024 | Blk 723 YISHUN ST 71 Floor 10 TO 12 | 1,572sqft | S$790,000 | ▼S$503 -16.7% vs FV | 99yr from 1986 |
May 2024 | Blk 791 YISHUN AVE 2 Floor 04 TO 06 | 1,572sqft | S$815,000 | ▼S$519 -14.1% vs FV | 99yr from 1987 |
Blk 792 YISHUN RING RD
Mar 2026 · Floor 10 TO 12
-8.6% vs FV
Blk 792 YISHUN RING RD
Mar 2026 · Floor 10 TO 12
-8.6% vs FV
Blk 792 YISHUN RING RD
Feb 2026 · Floor 01 TO 03
-9.8% vs FV
Blk 791 YISHUN AVE 2
Aug 2025 · Floor 04 TO 06
-7.3% vs FV
Blk 724 YISHUN ST 71
Aug 2025 · Floor 04 TO 06
-15.7% vs FV
Blk 723 YISHUN ST 71
Feb 2025 · Floor 07 TO 09
-13.7% vs FV
Blk 792 YISHUN RING RD
Dec 2024 · Floor 01 TO 03
-10.1% vs FV
Blk 792 YISHUN RING RD
Sep 2024 · Floor 07 TO 09
-11.3% vs FV
Blk 792 YISHUN RING RD
Jul 2024 · Floor 07 TO 09
-14.2% vs FV
Blk 723 YISHUN ST 71
Jun 2024 · Floor 10 TO 12
-16.7% vs FV
Blk 791 YISHUN AVE 2
May 2024 · Floor 04 TO 06
-14.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Yishun, with a remaining lease of 75 years, stands at an estimated value of $2,296,527, translating to a price per square foot (PSF) of $604. This valuation positions the property significantly above the market baseline, reflecting a noteworthy 113.4% premium. Such a robust valuation indicates a strong demand for HDB properties in the Yishun area, where the combination of strategic location, accessibility, and community amenities plays a critical role in driving property values.
Our analysis is reinforced by data from 155 recent HDB resale transactions within the vicinity, which lends a high confidence level to this valuation model. The sustained interest and elevated prices in the Yishun district suggest a resilient real estate market, particularly for properties with favorable lease terms. Investors and homeowners alike are drawn to the long remaining lease of 75 years, which not only enhances the perceived value of the property but also assures stability and longevity in their investment. This dynamic underlines a growing trend where buyers are willing to pay a premium for well-located HDB properties with substantial lease periods, reinforcing the notion that Yishun remains a sought-after location in Singapore's real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.