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 4-room HDB property located in Yishun, with a remaining lease of 87 years, is estimated at $633,753, translating to a price per square foot of $640. This valuation reflects a mere 0.9% difference from the baseline market price, indicating a relatively stable position within the current real estate landscape. The proximity of recent comparable sales reinforces the validity of this valuation, albeit with a model confidence rating categorized as low, signifying potential fluctuations influenced by external market conditions.
Yishun, known for its diverse community and strategic location, continues to experience a dynamic real estate environment. Despite the low model confidence, the slight deviation from the baseline could suggest an emerging trend where buyers are willing to invest in properties with extended leases, such as this HDB unit. As the remaining lease stands at 87 years, it remains an attractive proposition for families and investors alike, particularly in a market where long-term leasehold properties are becoming increasingly sought after. Continuous monitoring of market trends and buyer sentiment will be crucial in understanding the future trajectory of HDB values in this district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.