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 valuation of the HDB 4-room unit in Yishun, with an estimated value of $633,753 or $640 PSF, reflects some intriguing dynamics in the current real estate market. With a remaining lease of 88 years, this property is positioned well within the lifecycle of HDB flats, ensuring it retains a favorable appeal among prospective buyers. The minor deviation of 0.9% from the baseline market price indicates a stable demand, albeit within a conservative growth trajectory that may suggest a cautious sentiment among investors.
However, the model confidence rating of low should be carefully considered by potential stakeholders. This rating arises from the limited data set, based on only four recent HDB resale transactions in the vicinity. Such a narrow data pool may fail to capture broader market trends and fluctuations, prompting a more vigilant approach to investment decisions. In summary, while this HDB unit in Yishun offers a compelling value proposition with its substantial lease remaining, the current market signals and the underlying model confidence warrant a thorough analysis before proceeding with any transaction.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.