389 Yishun Avenue 6 760389, Yishun East, North Region, Singapore
$490,000
C.H.E.A.P High Floor 4-Room Blk 389 Yishun. Located in a well-established mature estate, this home offers a great balance of convenience, space, and value ideal for families or buyers looking for a smart purchase in today’s market. • 4-room flat, 84 sqm / 904 sqft • High floor with unblocked view • Bright, airy & well-ventilated throughout • Regular, efficient layout no odd corners • Comfortable and practical living space • Main door / Living facing North • Master bedroom & Kitchen facing South • All ethnic groups eligible • Remaining lease approx. 61 years • Motivated seller • 3 months extension required It is accessible through the nearest train stations such as Yishun (NS13). The nearest primary schools are North View Primary School, Huamin Primary School, and Xishan Primary School. This property is close to amenities like PRIME FOOD & GROCER, COLD STORAGE, and fairprice. The closest shopping malls are Junction Nine, Northpoint City, and Northpoint Shopping Centre. Interested Buyers or Sellers call or message me at my 24hrs hotline for more inquiries about this unit. Sellers, if you wish to sell and upgrade and unlock some cash profits from your current HDB to a bigger home Or even Right size to have a financially affordable and stress-free home. Lots of options are available, do call me for FREE financial advice on your property inquiries.
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…
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$397,395
S$440 psf
Asking Price
S$490,000
S$542 psf
vs Market
+23.3%
vs Last Done
+1.1%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Yishun
1403m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$513
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.857
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$440
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2025 | Blk 389 YISHUN AVE 6 Floor 07 TO 09 | 904sqft | S$485,000 | ▲S$536 +21.8% vs FV | 99yr from 1988 |
Nov 2025 | Blk 389 YISHUN AVE 6 Floor 07 TO 09 | 904sqft | S$485,000 | ▲S$536 +21.8% vs FV | 99yr from 1988 |
Oct 2025 | Blk 389 YISHUN AVE 6 Floor 04 TO 06 | 904sqft | S$470,000 | ▲S$520 +18.2% vs FV | 99yr from 1988 |
Oct 2025 | Blk 389 YISHUN AVE 6 Floor 01 TO 03 | 1,119sqft | S$540,000 | ▲S$482 +9.5% vs FV | 99yr from 1988 |
Blk 389 YISHUN AVE 6
Nov 2025 · Floor 07 TO 09
+21.8% vs FV
Blk 389 YISHUN AVE 6
Nov 2025 · Floor 07 TO 09
+21.8% vs FV
Blk 389 YISHUN AVE 6
Oct 2025 · Floor 04 TO 06
+18.2% vs FV
Blk 389 YISHUN AVE 6
Oct 2025 · Floor 01 TO 03
+9.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Yishun, estimated at $397,395, reflects a significant market signal, being 23.3% above the baseline valuation. This elevated pricing, translating to approximately $440 per square foot (PSF), suggests a robust demand in the Yishun precinct, despite the remaining lease of 60 years. Such a premium valuation typically indicates strong buyer sentiment, driven potentially by the area's strategic location and community amenities, which continue to attract interest from prospective homeowners.
However, it is essential to note the low model confidence associated with this valuation, primarily derived from only three recent HDB resale transactions in the vicinity. This limited data pool may not fully encapsulate the broader market dynamics at play, including fluctuations in buyer preferences and macroeconomic factors affecting the real estate landscape in Singapore. Investors and homeowners considering this property should weigh the optimistic valuation against the potential risks associated with the property’s remaining lease and the variability in market conditions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.