Blk 428B Yishun Ave 11
YISHUN AVE 11 · YISHUN · Singapore 762428 · D27
Median PSF · 12m
S$556
Median price · 12m
S$572K
Latest sale
S$670K
Jul 2026
1-year change
-5.1%
Sales · 12m
9
58 all time
Gross yield
6.62%
3 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +21.0%
- Annualised
- +4.6%
- Transactions
- 28
- 1 year
- -5.1%
- 3 years p.a.
- +1.6%
- 5 years p.a.
- +5.1%
- Median size
- 990 sqft
Against the neighbourhood
How it compares within D27
Yishun, Sembawang. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 428B Yishun Ave 11 | D27 median | Difference |
|---|---|---|---|
| Median PSF | S$556 | S$572 | -2.9% |
| Median price | S$572K | S$565K | +1.2% |
| Gross rental yield | 6.62% | 6.45% | +0.2 pts |
| 1-year price change | -5.1% | -2.6% | -2.5 pts |
This development trades broadly in line with the D27 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,200
Contracts · 12m
3
Implied annual rent
S$38K
Gross yield
6.62%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$3,200 |
| 5 ROOM | 1 | S$3,200 |
Investment analysis
Investment score 48 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
48/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%98
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%62
Gross yield against every other development in its segment.
- Supply riskweight 10%54
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%50
How its median price per square foot compares with its own district.
- Price momentumweight 18%18
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%8
Distance to the nearest rail station, plus schools within 1 km. Nearest is Yishun MRT at 1.6 km.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Yishun MRT1.6 km
- Khatib MRT1.7 km
Schools within 2 km
- Northbrooks Secondary Schoolsecondary (s1-s5)270 m
- North View Primary Schoolprimary620 m
- Huamin Primary Schoolprimary640 m
- Northland Primary Schoolprimary710 m
- Naval Base Primary Schoolprimary1.1 km
- Chung Cheng High School (Yishun)secondary (s1-s5)1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- NORTH GAIASing Holdings (Yishun) Pte Ltd616 units1.5 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 5 ROOM | S$670,000 | 1,206 sqft | S$556 | 07 TO 09 | 87 yr 9 mo |
| Jun 2026 | 5 ROOM | S$700,000 | 1,206 sqft | S$581 | 13 TO 15 | 87 yr 10 mo |
| May 2026 | 5 ROOM | S$655,000 | 1,206 sqft | S$543 | 04 TO 06 | 87 yr 10 mo |
| May 2026 | 4 ROOM | S$572,000 | 990 sqft | S$578 | 07 TO 09 | 87 yr 11 mo |
| Mar 2026 | 4 ROOM | S$580,000 | 990 sqft | S$586 | 04 TO 06 | 88 yr 1 mo |
| Jan 2026 | 4 ROOM | S$540,000 | 990 sqft | S$545 | 01 TO 03 | 88 yr 2 mo |
| Dec 2025 | 4 ROOM | S$540,000 | 990 sqft | S$545 | 04 TO 06 | 88 yr 4 mo |
| Dec 2025 | 4 ROOM | S$540,000 | 990 sqft | S$545 | 01 TO 03 | 88 yr 4 mo |
| Oct 2025 | 4 ROOM | S$560,000 | 990 sqft | S$565 | 10 TO 12 | 88 yr 6 mo |
| Sep 2025 | 4 ROOM | S$600,000 | 990 sqft | S$606 | 10 TO 12 | 88 yr 6 mo |
| Aug 2025 | 4 ROOM | S$580,000 | 990 sqft | S$586 | 13 TO 15 | 88 yr 7 mo |
| Apr 2025 | 4 ROOM | S$550,000 | 990 sqft | S$555 | 01 TO 03 | 89 yrs |
| Mar 2025 | 4 ROOM | S$600,000 | 990 sqft | S$606 | 13 TO 15 | 89 yr 1 mo |
| Feb 2025 | 4 ROOM | S$580,000 | 990 sqft | S$586 | 10 TO 12 | 89 yr 3 mo |
| Dec 2024 | 5 ROOM | S$680,000 | 1,206 sqft | S$564 | 04 TO 06 | 89 yr 5 mo |
| Dec 2024 | 4 ROOM | S$570,000 | 990 sqft | S$576 | 04 TO 06 | 89 yr 5 mo |
| Sep 2024 | 5 ROOM | S$640,000 | 1,206 sqft | S$531 | 01 TO 03 | 89 yr 7 mo |
| Jun 2024 | 4 ROOM | S$546,000 | 990 sqft | S$551 | 07 TO 09 | 89 yr 10 mo |
| Apr 2024 | 5 ROOM | S$695,000 | 1,206 sqft | S$576 | 13 TO 15 | 89 yr 11 mo |
| Oct 2023 | 4 ROOM | S$478,000 | 990 sqft | S$483 | 01 TO 03 | 90 yr 5 mo |
| Apr 2023 | 5 ROOM | S$648,000 | 1,206 sqft | S$538 | 10 TO 12 | 91 yrs |
| Feb 2023 | 5 ROOM | S$638,088 | 1,206 sqft | S$529 | 10 TO 12 | 91 yr 1 mo |
| Dec 2022 | 4 ROOM | S$490,000 | 990 sqft | S$495 | 10 TO 12 | 91 yr 5 mo |
| Jul 2022 | 4 ROOM | S$480,000 | 990 sqft | S$485 | 07 TO 09 | 91 yr 8 mo |
| Mar 2022 | 4 ROOM | S$460,000 | 990 sqft | S$465 | 04 TO 06 | 92 yrs |
| Jan 2022 | 5 ROOM | S$552,000 | 1,206 sqft | S$458 | 07 TO 09 | 92 yr 3 mo |
| Sep 2021 | 4 ROOM | S$450,000 | 990 sqft | S$454 | 07 TO 09 | 92 yr 7 mo |
| Jul 2021 | 4 ROOM | S$460,000 | 990 sqft | S$465 | 04 TO 06 | 92 yr 8 mo |
| Jun 2021 | 5 ROOM | S$480,000 | 1,206 sqft | S$398 | 01 TO 03 | 92 yr 10 mo |
| Jun 2021 | 4 ROOM | S$410,000 | 990 sqft | S$414 | 01 TO 03 | 92 yr 10 mo |
| May 2021 | 5 ROOM | S$522,000 | 1,206 sqft | S$433 | 04 TO 06 | 92 yr 11 mo |
| May 2021 | 4 ROOM | S$458,888 | 990 sqft | S$463 | 07 TO 09 | 92 yr 10 mo |
| May 2021 | 4 ROOM | S$408,000 | 990 sqft | S$412 | 04 TO 06 | 92 yr 11 mo |
| Apr 2021 | 5 ROOM | S$530,000 | 1,206 sqft | S$440 | 10 TO 12 | 93 yrs |
| Mar 2021 | 4 ROOM | S$380,000 | 990 sqft | S$384 | 01 TO 03 | 93 yrs |
| Dec 2020 | 4 ROOM | S$430,000 | 990 sqft | S$434 | 10 TO 12 | 93 yr 4 mo |
| Sep 2020 | 4 ROOM | S$412,500 | 990 sqft | S$417 | 07 TO 09 | 93 yr 6 mo |
| Sep 2020 | 4 ROOM | S$410,000 | 990 sqft | S$414 | 07 TO 09 | 93 yr 6 mo |
| Aug 2020 | 4 ROOM | S$390,000 | 990 sqft | S$394 | 10 TO 12 | 93 yr 7 mo |
| Jul 2020 | 4 ROOM | S$360,000 | 990 sqft | S$364 | 04 TO 06 | 93 yr 9 mo |
Showing the 40 most recent of 58 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 428A Yishun Ave 11
S$574
+5.2%3 sales6.2% yield
Blk 437 Yishun Ave 6
S$471
-3.2%4 sales4.6% yield
Blk 426C Yishun Ave 11
S$576
+1.8%3 sales
Blk 435 Yishun Ave 6
S$523
+0.5%2 sales7.7% yield
Blk 427 Yishun Ave 11
S$553
+4.4%3 sales6.9% yield
Blk 426D Yishun Ave 11
S$578
-1.1%5 sales
Blk 426B Yishun Ave 11
S$571
-5.0%1 sales6.6% yield
Blk 439 Yishun Ave 11
S$460
-4.6%2 sales6.8% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.