428b Yishun Avenue 11 762428, Yishun East, North Region, Singapore
$600,000
Ohmyhome Exclusive Listing! - Mid floor corner unit - 92 sqm, 990 sqft - Spacious living room and bedrooms - Comes with service yard and bomb shelter for storage space - Mins away to Yishun MRT - Main door face N, Living room facing S - No west sun - Balance lease 88 years 6 months - All eligible to buy - No extension needed Schools Nearby - North View Primary - Northland Primary - Huamin Primary Amenities Nearby - Shops, clinics and coffeeshop, supermarket For viewing appointment, please contact: Steven Ng @ 9-7-2-7 / 5-1-4-2 CEA: R059009Z/ Ohmyhome: L3010739Z Buy, sell, rent and renovate with Ohmyhome! Over 18,000 happy families have engaged Ohmyhome and gave 5-star reviews. Find out first hand why our agents are top in the market and let us be your all-in-one property solution for all your property needs. Contact us at Ohmyhome or via Whatsapp @ 9-7-5-5 / 9-2-8-3 for the most comprehensive housing transaction journey! Ohmyhome, always by your side, always on your side! That was simple.
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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 7 HDB resale transactions (data.gov.sg)
Fair Value
S$589,628
S$596 psf
Asking Price
S$600,000
S$606 psf
vs Market
+1.8%
vs Last Done
+4.8%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
Low
7 comps
Nearest MRT
Yishun
1547m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
7 comparable transactions
S$567
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$596
Recent Comparable Transactions
7 shown · 7 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 428B YISHUN AVE 11 Floor 07 TO 09 | 990sqft | S$572,000 | ▼S$578 -3.0% vs FV | 99yr from 2015 |
May 2026 | Blk 428B YISHUN AVE 11 Floor 07 TO 09 | 990sqft | S$572,000 | ▼S$578 -3.0% vs FV | 99yr from 2015 |
Mar 2026 | Blk 428B YISHUN AVE 11 Floor 04 TO 06 | 990sqft | S$580,000 | ▼S$586 -1.7% vs FV | 99yr from 2015 |
Jan 2026 | Blk 428B YISHUN AVE 11 Floor 01 TO 03 | 990sqft | S$540,000 | ▼S$545 -8.6% vs FV | 99yr from 2015 |
Dec 2025 | Blk 428B YISHUN AVE 11 Floor 04 TO 06 | 990sqft | S$540,000 | ▼S$545 -8.6% vs FV | 99yr from 2015 |
Dec 2025 | Blk 428B YISHUN AVE 11 Floor 01 TO 03 | 990sqft | S$540,000 | ▼S$545 -8.6% vs FV | 99yr from 2015 |
Oct 2025 | Blk 428B YISHUN AVE 11 Floor 10 TO 12 | 990sqft | S$560,000 | ▼S$565 -5.2% vs FV | 99yr from 2015 |
Sep 2025 | Blk 428B YISHUN AVE 11 Floor 10 TO 12 | 990sqft | S$600,000 | ▲S$606 +1.7% vs FV | 99yr from 2015 |
Blk 428B YISHUN AVE 11
May 2026 · Floor 07 TO 09
-3.0% vs FV
Blk 428B YISHUN AVE 11
May 2026 · Floor 07 TO 09
-3.0% vs FV
Blk 428B YISHUN AVE 11
Mar 2026 · Floor 04 TO 06
-1.7% vs FV
Blk 428B YISHUN AVE 11
Jan 2026 · Floor 01 TO 03
-8.6% vs FV
Blk 428B YISHUN AVE 11
Dec 2025 · Floor 04 TO 06
-8.6% vs FV
Blk 428B YISHUN AVE 11
Dec 2025 · Floor 01 TO 03
-8.6% vs FV
Blk 428B YISHUN AVE 11
Oct 2025 · Floor 10 TO 12
-5.2% vs FV
Blk 428B YISHUN AVE 11
Sep 2025 · Floor 10 TO 12
+1.7% vs FV
HELIOS AI Analysis
In the evolving landscape of Singapore's real estate market, the valuation of the HDB 4-room unit in Yishun, with a remaining lease of 88 years, presents a compelling case study. Currently estimated at $589,628 or $596 PSF, this valuation reflects a nuanced understanding of both the local market dynamics and the intrinsic value of HDB properties. Notably, the price shows a marginal 1.8% difference from the baseline market price, suggesting a steady demand despite broader economic fluctuations.
However, it is essential to consider the model confidence rating, which is classified as low. This indicates that while the valuation is grounded in data derived from seven recent HDB resale transactions in the vicinity, there may be underlying volatility or external factors influencing market sentiment. As such, potential investors should remain vigilant to shifts in buyer preferences and the overall economic climate, which could impact the desirability and future valuation of HDB properties in Yishun.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.