666 Yishun Avenue 4 760666, Yishun South, North Region, Singapore
$1,280,000
Rare 1,765sqft multi-gen unit you will not get from new flats RARE Spacious Multi-Gen Unit at 1,765 sqft Key Features - Rare corner unit – maximum privacy - Huge ~1,765 sqft jumbo layout - Ideal for multi-generation living - Spacious living & dining areas - Flexible layout for dual living - Opposite Wisteria Mall, and near to North Point City - Easy access to Khatib and Yishun MRT - Within 2km to multiple schools - Rare supply – high demand Rarely available corner jumbo unit offering exceptional space, privacy, and flexibility — perfect for multi-generation families seeking a long-term home. Spanning an impressive ~1,765 sqft, this spacious layout provides ample room for everyone in the household. The expansive living and dining areas are ideal for family bonding, gatherings, and entertaining guests, while the flexible configuration allows you to create separate living zones for added privacy. Enjoy maximum privacy with minimal human traffic, thanks to its desirable corner position. Bright and well-ventilated, the unit offers a comfortable and airy living environment throughout the day. Located in a highly convenient area, the flat is directly opposite Northpoint City, giving you immediate access to shopping, supermarkets, dining, and daily essentials. Commuting is effortless with easy access to Khatib MRT Station and Yishun MRT Station. Families will appreciate being within 2km of reputable schools such as Northland Primary School, Naval Base Primary School, Naval Base Secondary School, Yishun Town Secondary School, and Chung Cheng High School (Yishun). Jumbo flats of this size are rare and no longer built — a true gem for families who value space and convenience. Hurry DM Ivy Tham at 8***** for an appointment.
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…


License: L3002382K
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Automated Valuation based on 133 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$866,940
S$491 psf
Asking Price
S$1.28M
S$725 psf
vs Market
+47.6%
vs Last Done
+21.8%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
High
133 comps
Nearest MRT
Khatib
871m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
133 comparable transactions
S$562
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.857
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$491
Recent Comparable Transactions
10 shown · 133 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 356 YISHUN RING RD Floor 10 TO 12 | 1,528sqft | S$910,000 | ▲S$595 +21.2% vs FV | 99yr from 1988 |
Mar 2026 | Blk 356 YISHUN RING RD Floor 10 TO 12 | 1,528sqft | S$910,000 | ▲S$595 +21.2% vs FV | 99yr from 1988 |
Mar 2026 | Blk 792 YISHUN RING RD Floor 10 TO 12 | 1,582sqft | S$873,888 | ▲S$552 +12.4% vs FV | 99yr from 1987 |
Mar 2026 | Blk 606 YISHUN ST 61 Floor 10 TO 12 | 1,561sqft | S$850,000 | ▲S$545 +11.0% vs FV | 99yr from 1987 |
Mar 2026 | Blk 643 YISHUN ST 61 Floor 10 TO 12 | 1,528sqft | S$835,000 | ▲S$546 +11.2% vs FV | 99yr from 1987 |
Mar 2026 | Blk 611 YISHUN ST 61 Floor 07 TO 09 | 1,572sqft | S$888,000 | ▲S$565 +15.1% vs FV | 99yr from 1987 |
Mar 2026 | Blk 877 YISHUN ST 81 Floor 10 TO 12 | 1,528sqft | S$980,000 | ▲S$641 +30.5% vs FV | 99yr from 1987 |
Mar 2026 | Blk 836 YISHUN ST 81 Floor 10 TO 12 | 1,572sqft | S$995,000 | ▲S$633 +28.9% vs FV | 99yr from 1988 |
Mar 2026 | Blk 877 YISHUN ST 81 Floor 07 TO 09 | 1,528sqft | S$980,000 | ▲S$641 +30.5% vs FV | 99yr from 1987 |
Feb 2026 | Blk 344 YISHUN AVE 11 Floor 01 TO 03 | 1,572sqft | S$930,000 | ▲S$592 +20.6% vs FV | 99yr from 1988 |
Feb 2026 | Blk 351 YISHUN AVE 11 Floor 07 TO 09 | 1,572sqft | S$953,000 | ▲S$606 +23.4% vs FV | 99yr from 1988 |
Blk 356 YISHUN RING RD
Mar 2026 · Floor 10 TO 12
+21.2% vs FV
Blk 356 YISHUN RING RD
Mar 2026 · Floor 10 TO 12
+21.2% vs FV
Blk 792 YISHUN RING RD
Mar 2026 · Floor 10 TO 12
+12.4% vs FV
Blk 606 YISHUN ST 61
Mar 2026 · Floor 10 TO 12
+11.0% vs FV
Blk 643 YISHUN ST 61
Mar 2026 · Floor 10 TO 12
+11.2% vs FV
Blk 611 YISHUN ST 61
Mar 2026 · Floor 07 TO 09
+15.1% vs FV
Blk 877 YISHUN ST 81
Mar 2026 · Floor 10 TO 12
+30.5% vs FV
Blk 836 YISHUN ST 81
Mar 2026 · Floor 10 TO 12
+28.9% vs FV
Blk 877 YISHUN ST 81
Mar 2026 · Floor 07 TO 09
+30.5% vs FV
Blk 344 YISHUN AVE 11
Feb 2026 · Floor 01 TO 03
+20.6% vs FV
Blk 351 YISHUN AVE 11
Feb 2026 · Floor 07 TO 09
+23.4% vs FV
HELIOS AI Analysis
The valuation of the HDB executive flat in Yishun, with a remaining lease of 60 years, stands at an estimated value of $866,940, translating to $491 PSF. This valuation positions the property significantly above the market baseline, reflecting a notable 47.6% premium compared to comparable transactions in the area. Such a deviation highlights robust demand dynamics within the Yishun market, underpinned by a combination of demographics, accessibility, and infrastructure developments that have enhanced the overall desirability of the locale.
Our analysis is grounded in a comprehensive review of 133 recent HDB resale transactions in the vicinity, which reinforces the high model confidence of this valuation. The substantial premium indicates a strong willingness among buyers to invest in Yishun's executive flats, likely driven by the area's appealing amenities and lifestyle offerings. As the residential landscape continues to evolve, monitoring these market signals will be crucial for stakeholders looking to navigate the complexities of property investment in Singapore's public housing sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.