428b Yishun Avenue 11 762428, Yishun East, North Region, Singapore
$698,000
This flat is a 5 Rooms HDB for sale with 2 Baths in 428B Yishun Avenue 11, a stunning HDB Resale Flat in Singapore. If you are searching for a HDB in Singapore, look no further than this stunning HDB for Sale in Yishun. Located in District 27, Floral Spring @ Yishun was completed in 2013 and is a 99 year leasehold HDB Development. This hdb for sale is one of a total of 600 units in the development which has a total of 13 floors and is one of 58 HDB blocks on Yishun Avenue 11. If you are looking for a property in the Yishun HDB Estate, this might be the perfect unit for you! Nearby amenities ⭑ Nearby Bus stops • Opposite Blk 419 (143 m) - 2 mins walk • Blk 419 (160 m) - 3 mins walk • Blk 430B (234 m) - 4 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Darwin Traders (130 m) - 2 mins walk • FairPrice - Yishun Ring Blk 414 (281 m) - 4 mins walk • FairPrice Yishun Ring Rd (282 m) - 4 mins walk • 6 more walking distance grocery stores within 500 m ⭑ Nearby Schools • Zhengfei Cultural Education Centre - Yishun Avenue 11 (99 m) - 2 mins walk • Skool4kidz Preschool @ Yishun Orchid Spring (148 m) - 3 mins walk • Piano Lessons with Musicube (194 m) - 3 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Blk 417 Playground (203 m) - 3 mins walk • Nee Soon East Park Big Playground (393 m) - 6 mins walk • Nee Soon East Park (412 m) - 6 mins walk • 6 more parks within 1 km Please call Ricky Teo from 99.co @ +659760XXXX to arrange for a viewing.
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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 2 HDB resale transactions (data.gov.sg)
Fair Value
S$693,248
S$575 psf
Asking Price
S$698,000
S$579 psf
vs Market
+0.7%
vs Last Done
+2.7%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Yishun
1547m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$547
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$575
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2024 | Blk 428B YISHUN AVE 11 Floor 04 TO 06 | 1,206sqft | S$680,000 | ▼S$564 -1.9% vs FV | 99yr from 2015 |
Dec 2024 | Blk 428B YISHUN AVE 11 Floor 04 TO 06 | 1,206sqft | S$680,000 | ▼S$564 -1.9% vs FV | 99yr from 2015 |
Sep 2024 | Blk 428B YISHUN AVE 11 Floor 01 TO 03 | 1,206sqft | S$640,000 | ▼S$531 -7.7% vs FV | 99yr from 2015 |
Blk 428B YISHUN AVE 11
Dec 2024 · Floor 04 TO 06
-1.9% vs FV
Blk 428B YISHUN AVE 11
Dec 2024 · Floor 04 TO 06
-1.9% vs FV
Blk 428B YISHUN AVE 11
Sep 2024 · Floor 01 TO 03
-7.7% vs FV
HELIOS AI Analysis
The valuation for the 5-room HDB unit in Yishun, with a remaining lease of 88 years, stands at an estimated value of $693,248, translating to a price per square foot (PSF) of $575. This valuation reflects a market price that is slightly above the baseline, with a modest 0.7% difference, suggesting a stable yet cautious sentiment among potential buyers in the area. The low model confidence indicates that while the valuation is based on recent comparable sales, the limited transaction volume—drawing from only two recent HDB resale transactions in the vicinity—introduces a degree of uncertainty into the analysis.
In the context of Singapore's evolving real estate landscape, the remaining lease of 88 years is a significant factor influencing buyer interest and long-term investment potential. As HDB leases diminish, properties with a longer remaining lease tend to command a premium, reflecting buyer preference for stability and longevity in their investments. The Yishun district itself has shown resilience in its property values, supported by ongoing infrastructure developments and community amenities that enhance the overall attractiveness of the area. Moving forward, market dynamics will continue to be shaped by broader economic conditions and buyer sentiment, making it essential for stakeholders to remain vigilant in monitoring these trends.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.