429a Yishun Avenue 11 761429, Yishun East, North Region, Singapore
$628,000
Step into this tastefully renovated 4-room HDB flat at Yishun Ave 11, offering a comfortable 92 sqm / 990 sqft layout, bright interiors and a clean Scandinavian-inspired look. Completed in 2014, this mid-floor home is ideal for families, couples and buyers who value a move-in-ready unit with practical living spaces. The block is part of a 99-year leasehold HDB development completed in 2014.  The home presents beautifully with a spacious living and dining area, large windows that bring in plenty of natural light, a neat enclosed kitchen, well-kept bedrooms, and built-in storage that adds to everyday functionality. It is a warm, inviting home with a bright and airy feel throughout. Location is a strong plus. The block is close to both Khatib MRT (NS14) and Yishun MRT (NS13), giving residents convenient access to the North-South Line. Nearby bus options also make commuting easy, with bus services such as 103, 117 and 861 serving the vicinity, and nearby routes like 804 connecting to Yishun Interchange / Yishun MRT area.  For daily conveniences, residents enjoy access to nearby shopping and grocery options. Northpoint City is linked to Yishun MRT and offers a major retail and dining hub, while Junction Nine and Wisteria Mall are also nearby neighbourhood malls. Grocery choices in the area include FairPrice at Northpoint City, FairPrice Finest at Wisteria Mall, and Sheng Siong at Junction Nine.  Families with school-going children will appreciate the selection of schools in the area. Nearby schools include Huamin Primary School at Yishun Avenue 11, North View Primary School at Yishun Avenue 6, Northland Primary School at Yishun Avenue 4, and Northbrooks Secondary School at Yishun Ring Road.  This is a wonderful opportunity to own a nicely maintained home in an established Yishun neighbourhood with strong connectivity, schools nearby, and everyday amenities within easy reach.
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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: L3008022J
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$633,753
S$640 psf
Asking Price
S$628,000
S$634 psf
vs Market
-0.9%
vs Last Done
+7.3%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Yishun
1771m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$610
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$640
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 429A YISHUN AVE 11 Floor 07 TO 09 | 990sqft | S$585,000 | ▼S$591 -7.7% vs FV | 99yr from 2015 |
Dec 2025 | Blk 429A YISHUN AVE 11 Floor 07 TO 09 | 990sqft | S$585,000 | ▼S$591 -7.7% vs FV | 99yr from 2015 |
Oct 2025 | Blk 429A YISHUN AVE 11 Floor 10 TO 12 | 990sqft | S$580,000 | ▼S$586 -8.4% vs FV | 99yr from 2015 |
Sep 2025 | Blk 429A YISHUN AVE 11 Floor 10 TO 12 | 990sqft | S$600,000 | ▼S$606 -5.3% vs FV | 99yr from 2015 |
Sep 2025 | Blk 429A YISHUN AVE 11 Floor 10 TO 12 | 990sqft | S$650,000 | ▲S$656 +2.5% vs FV | 99yr from 2015 |
Blk 429A YISHUN AVE 11
Dec 2025 · Floor 07 TO 09
-7.7% vs FV
Blk 429A YISHUN AVE 11
Dec 2025 · Floor 07 TO 09
-7.7% vs FV
Blk 429A YISHUN AVE 11
Oct 2025 · Floor 10 TO 12
-8.4% vs FV
Blk 429A YISHUN AVE 11
Sep 2025 · Floor 10 TO 12
-5.3% vs FV
Blk 429A YISHUN AVE 11
Sep 2025 · Floor 10 TO 12
+2.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room unit in Yishun, with a remaining lease of 87 years, stands at an estimated value of $633,753, translating to approximately $640 PSF. This valuation reflects a market price that is only 0.9% divergent from the established baseline, indicating a relatively stable market condition for HDB properties in this locality. Such minimal fluctuation suggests a consistent demand and a resilient property value, despite the inherent market uncertainties.
However, it is crucial to note that the model confidence associated with this valuation is classified as low. This indicates a potential variability in the accuracy of the estimate, influenced by the limited dataset of only four recent HDB resale transactions within the vicinity. The dynamics of the Yishun market, characterized by its demographic trends and housing demand, play a significant role in shaping property valuations. Investors and potential buyers should consider these factors while navigating the current landscape of HDB real estate in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.