405 Yishun Avenue 6 760405, Yishun East, North Region, Singapore
$899,000












PROPERTY - Rare corner executive apartment for sale! - 4 bedroom 2 bathroom, suitable even for multi generational families - Full kitchen renovation done in 2024 - North south facing - Bright and breezy unit - Minimalist and muji inspired design - Whole block of executive flats - Can sell to chinese and malay buyer (Oct 2025) - Food, grocery, clinics etc conveniently located within stone's throw TRANSPORT SYSTEM - Yishun MRT - 9 bus stops within 400m vicinity AMENITIES - Junction 9 - Wisteria Mall - Northpoint City - Prime Food & Grocer - 191m - Giant - 312m - Fairprice - 393m SCHOOLS - North View Primary School - Huamin Primary School - Northbrooks Secondary School - XCL American Academy - XCL World Academy Contact Melvin @ +65 9489 XXXX for more information!
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: L3008022J
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$936,503
S$613 psf
Asking Price
S$899,000
S$588 psf
vs Market
-4.0%
vs Last Done
+2.1%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Yishun
1568m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$584
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$613
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 405 YISHUN AVE 6 Floor 04 TO 06 | 1,528sqft | S$880,000 | ▼S$576 -6.0% vs FV | 99yr from 1988 |
Jan 2026 | Blk 405 YISHUN AVE 6 Floor 04 TO 06 | 1,528sqft | S$880,000 | ▼S$576 -6.0% vs FV | 99yr from 1988 |
Dec 2025 | Blk 405 YISHUN AVE 6 Floor 10 TO 12 | 1,593sqft | S$938,888 | ▼S$589 -3.9% vs FV | 99yr from 1988 |
Sep 2025 | Blk 405 YISHUN AVE 6 Floor 04 TO 06 | 1,528sqft | S$890,000 | ▼S$582 -5.1% vs FV | 99yr from 1988 |
May 2025 | Blk 405 YISHUN AVE 6 Floor 04 TO 06 | 1,593sqft | S$935,888 | ▼S$587 -4.2% vs FV | 99yr from 1988 |
Blk 405 YISHUN AVE 6
Jan 2026 · Floor 04 TO 06
-6.0% vs FV
Blk 405 YISHUN AVE 6
Jan 2026 · Floor 04 TO 06
-6.0% vs FV
Blk 405 YISHUN AVE 6
Dec 2025 · Floor 10 TO 12
-3.9% vs FV
Blk 405 YISHUN AVE 6
Sep 2025 · Floor 04 TO 06
-5.1% vs FV
Blk 405 YISHUN AVE 6
May 2025 · Floor 04 TO 06
-4.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Yishun presents an intriguing case within the current market dynamics of Singapore's public housing sector. With a remaining lease of 75 years, the estimated value of $936,503, translating to $613 per square foot, reflects a 4% divergence from the baseline market price. This indicates a relatively stable position within the local market, suggesting that buyer sentiment may be cautiously optimistic, albeit with some reservations as indicated by the low model confidence associated with this valuation.
Recent transactions in the vicinity, specifically the analysis of four comparable HDB resale properties, reveal a nuanced landscape where pricing is influenced by a combination of factors including location desirability, remaining lease duration, and overall market conditions. The low model confidence rating indicates potential volatility in buyer interest or market fluctuations, which could affect future valuations. In light of these factors, stakeholders should approach this investment with a thorough understanding of the prevailing market signals and the implications of the remaining lease on long-term value appreciation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.