429a Yishun Avenue 11 761429, Yishun East, North Region, Singapore
$628,000
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This flat is a 4 Rooms HDB for sale with 2 Baths in 429A Yishun Avenue 11, a stunning HDB Resale Flat in Singapore. Looking for a HDB for Sale in Singapore? Orchid Spring @ Yishun is the perfect property in Yishun for you! Located in Yishun HDB Estate, this development is part of District 27. Completed in 2014, Orchid Spring @ Yishun is a 99 year leasehold HDB Development with a total of 132 units. It has a total of 13 floors and is one of 58 HDB blocks on Yishun Avenue 11. Nearby amenities ⭑ Nearby Bus stops • After Yishun Avenue 6 (101 m) - 2 mins walk • Blk 430B (127 m) - 2 mins walk • Blk 419 (277 m) - 4 mins walk • 3 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Darwin Traders (133 m) - 2 mins walk • SRI MOOKAMBIKA TRADERS (402 m) - 6 mins walk • ZIWEI IMPORT & EXPORT TRADING PTE LTD (403 m) - 6 mins walk • 5 more walking distance grocery stores within 500 m ⭑ Nearby Schools • Skool4kidz Preschool @ Yishun Orchid Spring (128 m) - 2 mins walk • XCL World Academy (298 m) - 5 mins walk • Piano Lessons with Musicube (315 m) - 5 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Blk 417 Playground (362 m) - 5 mins walk • Nee Soon East Park (378 m) - 6 mins walk • Nee Soon East Park Big Playground (414 m) - 6 mins walk • 4 more parks within 1 km Please call Ken Tan from 99.co @ +658858XXXX 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 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
88 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 current valuation of the HDB 4-room unit in Yishun, estimated at $633,753 or $640 per square foot, reflects a nuanced understanding of the local real estate landscape, particularly given its remaining lease of 88 years. This substantial remaining lease provides potential buyers with a sense of security and longevity in their investment, a key consideration in the HDB market where lease tenure remains a pivotal factor influencing valuation. The property is positioned amidst a competitive market, indicated by a minimal deviation of 0.9% from the baseline market price, suggesting a stable demand and a balanced supply in the vicinity.
However, it is crucial to note that the model confidence for this valuation is categorized as low, derived from an analysis of only four recent HDB resale transactions in the area. This limited dataset may not fully capture the dynamic fluctuations of market conditions or the specific attributes of the property. As such, while the valuation presents a compelling opportunity, potential buyers should exercise caution and consider broader market trends and individual property characteristics when making investment decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.