742 Yishun Avenue 5 760742, Yishun West, North Region, Singapore
$1,200
S.U.P.E.R C.H.E.A.P! ✅ Stroll to MRT ✅ Stroll to North point City ✅ Good landlord ✅ Fully furnished ✅ 2 pax at $1350 ✅ If you are looking for a professional, patient, caring and someone who does not hard sell, you have found the right one. I specialises in sale and rental of hdb, private properties, landed properties, industrial and commercial properties. I analyse and plan for your real estate progression. I serve buyers and tenants with heart and strive to value add their real estate journey and needs. Many have become good friends of mine after working with me. Working with me is a breeze as the process will be shorten. I believe in integrity in my business dealings. Transparency is what you can expect from me. Hear what others say about me: ‘I would like to pen down my thoughts on one of your Property agent, Ben Tan. I have known Ben from one of my previous purchase of Lakeshore condominium. He has helped me with the transaction when I first bought it. Thereafter when the sale was completed, he has always maintained contact with me and sent his wishes and greetings without fail yearly. It has been over a decade. When I sold off my Lakeshore condominium, he has also did his best to help me with it. Any queries with property matters, Ben is the only person that will come into my mind. In year 2018 , I have managed to purchase a new condo, Twin Vew under his encouragement. Ben did a financial calculation for me, advised and encouraged me to go ahead with the purchase. We have became good friends and I trusted his recommendation. Ben's long term relationship with me as a friend, as an advisor has benefitted me greatly. I have also referred my family member who purchased a resale hdb through him. We are really grateful for his help and most importantly, his sincerity and his enthusiasm.’ From Ms Ng
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…


License: L3006782B
Estimated sale value based on 486 HDB resale transactions (data.gov.sg) · 14 outliers removed (IQR)
Fair Value
S$62,229
S$482 psf
Asking Price
S$1,200
S$10 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-98.3%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
High
486 comps
Nearest MRT
Yishun
257m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
486 comparable transactions
S$554
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$482
Recent Comparable Transactions
10 shown · 486 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 430B YISHUN AVE 11 Floor 10 TO 12 | 990sqft | S$573,800 | ▲S$579 +20.1% vs FV | 99yr from 2015 |
Mar 2026 | Blk 430B YISHUN AVE 11 Floor 10 TO 12 | 990sqft | S$573,800 | ▲S$579 +20.1% vs FV | 99yr from 2015 |
Mar 2026 | Blk 771 YISHUN AVE 3 Floor 07 TO 09 | 904sqft | S$522,000 | ▲S$577 +19.7% vs FV | 99yr from 1985 |
Mar 2026 | Blk 664 YISHUN AVE 4 Floor 04 TO 06 | 1,173sqft | S$550,000 | ▼S$469 -2.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 671B YISHUN AVE 4 Floor 01 TO 03 | 1,001sqft | S$575,000 | ▲S$574 +19.1% vs FV | 99yr from 2018 |
Mar 2026 | Blk 509B YISHUN AVE 4 Floor 10 TO 12 | 1,001sqft | S$650,000 | ▲S$649 +34.6% vs FV | 99yr from 2018 |
Mar 2026 | Blk 403 YISHUN AVE 6 Floor 04 TO 06 | 904sqft | S$450,000 | ▲S$498 +3.3% vs FV | 99yr from 1988 |
Mar 2026 | Blk 250 YISHUN AVE 9 Floor 07 TO 09 | 904sqft | S$490,000 | ▲S$542 +12.4% vs FV | 99yr from 1985 |
Mar 2026 | Blk 249 YISHUN AVE 9 Floor 04 TO 06 | 904sqft | S$475,000 | ▲S$525 +8.9% vs FV | 99yr from 1985 |
Mar 2026 | Blk 305 YISHUN CTRL Floor 04 TO 06 | 1,163sqft | S$528,888 | ▼S$455 -5.6% vs FV | 99yr from 1988 |
Mar 2026 | Blk 322 YISHUN CTRL Floor 10 TO 12 | 1,119sqft | S$580,000 | ▲S$518 +7.5% vs FV | 99yr from 1988 |
Blk 430B YISHUN AVE 11
Mar 2026 · Floor 10 TO 12
+20.1% vs FV
Blk 430B YISHUN AVE 11
Mar 2026 · Floor 10 TO 12
+20.1% vs FV
Blk 771 YISHUN AVE 3
Mar 2026 · Floor 07 TO 09
+19.7% vs FV
Blk 664 YISHUN AVE 4
Mar 2026 · Floor 04 TO 06
-2.7% vs FV
Blk 671B YISHUN AVE 4
Mar 2026 · Floor 01 TO 03
+19.1% vs FV
Blk 509B YISHUN AVE 4
Mar 2026 · Floor 10 TO 12
+34.6% vs FV
Blk 403 YISHUN AVE 6
Mar 2026 · Floor 04 TO 06
+3.3% vs FV
Blk 250 YISHUN AVE 9
Mar 2026 · Floor 07 TO 09
+12.4% vs FV
Blk 249 YISHUN AVE 9
Mar 2026 · Floor 04 TO 06
+8.9% vs FV
Blk 305 YISHUN CTRL
Mar 2026 · Floor 04 TO 06
-5.6% vs FV
Blk 322 YISHUN CTRL
Mar 2026 · Floor 10 TO 12
+7.5% vs FV
HELIOS AI Analysis
In the competitive landscape of Singapore's real estate market, the valuation of a HDB 4-room unit in Yishun, with a remaining lease of 58 years, stands at an estimated value of $62,229 or $482 PSF. This valuation reflects a stable market signal, indicating a 0% difference from the baseline. Such stability suggests that the property is priced in alignment with current market trends, making it a viable option for prospective buyers seeking a blend of affordability and long-term investment potential. The confidence in this model is rated as high, bolstered by a robust dataset of 486 recent HDB resale transactions in the vicinity, which enhances the reliability of this valuation.
The dynamics of the Yishun property market are particularly noteworthy, given its strategic location and community amenities, which continue to draw interest from homebuyers. With a remaining lease of 58 years, this unit presents a balanced risk-reward scenario, appealing to both first-time buyers and seasoned investors. The current market conditions, coupled with the unit's fair pricing, position it as a compelling opportunity within the HDB landscape, reflecting the resilience and ongoing demand for quality housing in the region.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.