508a Yishun Avenue 4 761508, Lower Seletar, North Region, Singapore
$540,000
This flat is a 2 Room HDB for sale in 508A Yishun Avenue 4. Completed in 2016, Angsana Breeze @ Yishun is a 99 year leasehold HDB Development with a total of 958 units. It has a total of 13 floors and is one of 59 HDB blocks on Yishun Avenue 4. Nearby amenities Nearby MRT: • Khatib MRT station within 1 km Nearby Bus stops: • Opposite Naval Base Primary School (92 m) - 2 mins walk • Naval Base Primary School (124 m) - 2 mins walk • Blk 512A (220 m) - 4 mins walk • 7 more walking distance bus stops within 500 m Nearby Grocery Stores: • U Stars Supermarket (49 m) - 1 mins walk • Yi Cing Mini-super Market (422 m) - 6 mins walk • 7 grocery stores within 1 km Nearby Schools: • Star tots playgroup (61 m) - 1 mins walk • My First Skool at Blk 509B Yishun (109 m) - 2 mins walk • Jollytots Preschool (134 m) - 2 mins walk • 5 more schools within 1 km Nearby Parks: • Community Garden @ 506 MSCP Roof (88 m) - 2 mins walk • Rockridge Park @ Yishun (368 m) - 6 mins walk • Field (666 m) - 3 mins drive • 7 more parks within 1 km Please call MICHAEL DERRICK TAN from 99.co @ +659227XXXX to arrange for a viewing.
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…
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Automated Valuation based on 5 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$524,824
S$717 psf
Asking Price
S$540,000
S$738 psf
vs Market
+2.9%
vs Last Done
+8.1%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
Low
5 comps
Nearest MRT
Khatib
795m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
5 comparable transactions
S$669
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$717
Recent Comparable Transactions
5 shown · 5 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 508A YISHUN AVE 4 Floor 04 TO 06 | 732sqft | S$500,000 | ▼S$683 -4.7% vs FV | 99yr from 2018 |
Jan 2026 | Blk 508A YISHUN AVE 4 Floor 04 TO 06 | 732sqft | S$500,000 | ▼S$683 -4.7% vs FV | 99yr from 2018 |
Dec 2025 | Blk 508A YISHUN AVE 4 Floor 07 TO 09 | 732sqft | S$490,000 | ▼S$669 -6.7% vs FV | 99yr from 2018 |
Jul 2025 | Blk 508A YISHUN AVE 4 Floor 01 TO 03 | 732sqft | S$480,000 | ▼S$656 -8.5% vs FV | 99yr from 2018 |
May 2025 | Blk 508A YISHUN AVE 4 Floor 01 TO 03 | 732sqft | S$485,000 | ▼S$663 -7.5% vs FV | 99yr from 2018 |
May 2025 | Blk 508A YISHUN AVE 4 Floor 04 TO 06 | 732sqft | S$495,000 | ▼S$676 -5.7% vs FV | 99yr from 2018 |
Blk 508A YISHUN AVE 4
Jan 2026 · Floor 04 TO 06
-4.7% vs FV
Blk 508A YISHUN AVE 4
Jan 2026 · Floor 04 TO 06
-4.7% vs FV
Blk 508A YISHUN AVE 4
Dec 2025 · Floor 07 TO 09
-6.7% vs FV
Blk 508A YISHUN AVE 4
Jul 2025 · Floor 01 TO 03
-8.5% vs FV
Blk 508A YISHUN AVE 4
May 2025 · Floor 01 TO 03
-7.5% vs FV
Blk 508A YISHUN AVE 4
May 2025 · Floor 04 TO 06
-5.7% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room property in Yishun, with a remaining lease of 91 years, has been estimated at $524,824, translating to approximately $717 PSF. This valuation reflects a subtle market signal, with a 2.9% difference from the baseline, indicating a relatively stable yet competitive market environment. Such a slight deviation suggests that while the property is positioned within the standard market range, it may be influenced by fluctuating buyer sentiment and recent transaction trends in the area.
However, it is imperative to note that the model's confidence in this valuation is classified as low, based on an analysis of only five recent HDB resale transactions in the vicinity. This limited dataset may not fully capture the broader dynamics affecting property values, such as shifts in demand, changes in local amenities, or macroeconomic factors. As such, potential buyers and investors are encouraged to approach this valuation with a nuanced perspective, considering both the remaining lease of the property and the varying market conditions that characterize the Yishun estate.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.