Blk 446 Yishun Ave 11
YISHUN AVE 11 · YISHUN · Singapore 760446 · D27
Median PSF · 12m
S$631
Median price · 12m
S$506K
Latest sale
S$455K
Jul 2026
1-year change
+11.6%
Sales · 12m
3
42 all time
Gross yield
6.80%
2 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
- +18.7%
- Annualised
- +7.1%
- Transactions
- 15
- 1 year
- +11.6%
- 3 years p.a.
- +6.2%
- 5 years p.a.
- +8.3%
- 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 446 Yishun Ave 11 | D27 median | Difference |
|---|---|---|---|
| Median PSF | S$631 | S$572 | +10.2% |
| Median price | S$506K | S$565K | -10.4% |
| Gross rental yield | 6.80% | 6.45% | +0.3 pts |
| 1-year price change | +11.6% | -2.6% | +14.2 pts |
This development trades about 10% above the D27 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,200
Contracts · 12m
2
Implied annual rent
S$38K
Gross yield
6.80%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$3,200 |
Investment analysis
Investment score 49 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
49/100
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.
- Price momentumweight 18%80
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%67
Gross yield against every other development in its segment.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%54
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%21
How its median price per square foot compares with its own district.
- Locationweight 15%13
Distance to the nearest rail station, plus schools within 1 km. Nearest is Yishun MRT at 1.3 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 MRT1.3 km
- Khatib MRT1.5 km
Schools within 2 km
- Northbrooks Secondary Schoolsecondary (s1-s5)250 m
- Huamin Primary Schoolprimary450 m
- Northland Primary Schoolprimary520 m
- North View Primary Schoolprimary600 m
- Chung Cheng High School (Yishun)secondary (s1-s5)1.0 km
- Naval Base Primary Schoolprimary1.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- NORTH GAIASing Holdings (Yishun) Pte Ltd616 units1.4 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 | 3 ROOM | S$455,000 | 721 sqft | S$631 | 01 TO 03 | 85 yr 2 mo |
| Feb 2026 | 3 ROOM | S$506,000 | 721 sqft | S$702 | 13 TO 15 | 85 yr 6 mo |
| Nov 2025 | 4 ROOM | S$575,000 | 1,001 sqft | S$574 | 04 TO 06 | 85 yr 9 mo |
| Apr 2025 | 4 ROOM | S$565,000 | 990 sqft | S$571 | 01 TO 03 | 86 yr 4 mo |
| Mar 2025 | 4 ROOM | S$555,000 | 990 sqft | S$560 | 01 TO 03 | 86 yr 6 mo |
| Sep 2024 | 3 ROOM | S$480,000 | 721 sqft | S$666 | 07 TO 09 | 86 yr 11 mo |
| Jul 2024 | 4 ROOM | S$560,000 | 990 sqft | S$565 | 04 TO 06 | 87 yr 1 mo |
| Jun 2024 | 4 ROOM | S$565,000 | 990 sqft | S$571 | 01 TO 03 | 87 yr 2 mo |
| May 2024 | 3 ROOM | S$445,000 | 721 sqft | S$617 | 07 TO 09 | 87 yr 3 mo |
| Feb 2024 | 4 ROOM | S$548,888 | 990 sqft | S$554 | 01 TO 03 | 87 yr 5 mo |
| Apr 2023 | 4 ROOM | S$525,000 | 990 sqft | S$530 | 07 TO 09 | 88 yr 4 mo |
| Mar 2023 | 4 ROOM | S$540,388 | 1,044 sqft | S$518 | 13 TO 15 | 88 yr 5 mo |
| Feb 2023 | 4 ROOM | S$534,000 | 990 sqft | S$539 | 10 TO 12 | 88 yr 6 mo |
| Feb 2023 | 4 ROOM | S$518,888 | 990 sqft | S$524 | 04 TO 06 | 88 yr 5 mo |
| Jan 2023 | 3 ROOM | S$418,000 | 721 sqft | S$580 | 10 TO 12 | 88 yr 7 mo |
| Jun 2021 | 4 ROOM | S$435,000 | 990 sqft | S$439 | 04 TO 06 | 90 yr 2 mo |
| Mar 2021 | 4 ROOM | S$412,000 | 1,001 sqft | S$412 | 01 TO 03 | 90 yr 6 mo |
| Feb 2021 | 4 ROOM | S$418,000 | 990 sqft | S$422 | 10 TO 12 | 90 yr 6 mo |
| Nov 2020 | 4 ROOM | S$418,888 | 990 sqft | S$423 | 04 TO 06 | 90 yr 9 mo |
| Jun 2020 | 3 ROOM | S$285,000 | 721 sqft | S$395 | 04 TO 06 | 91 yr 3 mo |
| Dec 2019 | 4 ROOM | S$379,000 | 990 sqft | S$383 | 04 TO 06 | 91 yr 8 mo |
| Jun 2019 | 4 ROOM | S$420,000 | 1,055 sqft | S$398 | 10 TO 12 | 92 yr 1 mo |
| Feb 2019 | 3 ROOM | S$282,000 | 721 sqft | S$391 | 07 TO 09 | 92 yr 6 mo |
| Jan 2019 | 3 ROOM | S$278,000 | 721 sqft | S$385 | 01 TO 03 | 92 yr 6 mo |
| Nov 2018 | 4 ROOM | S$385,000 | 1,001 sqft | S$385 | 07 TO 09 | 92 yr 8 mo |
| Oct 2018 | 4 ROOM | S$425,000 | 1,044 sqft | S$407 | 13 TO 15 | 92 yr 10 mo |
| Oct 2018 | 4 ROOM | S$350,000 | 990 sqft | S$353 | 01 TO 03 | 92 yr 9 mo |
| Sep 2018 | 4 ROOM | S$405,000 | 990 sqft | S$409 | 10 TO 12 | 92 yr 10 mo |
| Sep 2018 | 4 ROOM | S$395,000 | 990 sqft | S$399 | 07 TO 09 | 92 yr 11 mo |
| Aug 2018 | 4 ROOM | S$370,000 | 990 sqft | S$374 | 07 TO 09 | 93 yrs |
| Jun 2018 | 4 ROOM | S$405,000 | 990 sqft | S$409 | 10 TO 12 | 93 yr 2 mo |
| Mar 2018 | 4 ROOM | S$403,000 | 1,044 sqft | S$386 | 10 TO 12 | 93 yr 4 mo |
| Nov 2017 | 3 ROOM | S$300,000 | 721 sqft | S$416 | 01 TO 03 | 93 yr 8 mo |
| Oct 2017 | 4 ROOM | S$418,000 | 990 sqft | S$422 | 04 TO 06 | 93 yr 9 mo |
| Aug 2017 | 4 ROOM | S$376,000 | 990 sqft | S$380 | 04 TO 06 | 93 yr 11 mo |
| Jul 2017 | 4 ROOM | S$408,000 | 990 sqft | S$412 | 04 TO 06 | 94 yrs |
| Jun 2017 | 3 ROOM | S$328,888 | 721 sqft | S$456 | 13 TO 15 | 94 yr 1 mo |
| Apr 2017 | 4 ROOM | S$410,000 | 1,001 sqft | S$410 | 04 TO 06 | 94 yr 3 mo |
| Mar 2017 | 4 ROOM | S$412,000 | 990 sqft | S$416 | 07 TO 09 | 94 yr 4 mo |
| Oct 2016 | 4 ROOM | S$380,000 | 1,001 sqft | S$380 | 04 TO 06 | 94 yrs |
Showing the 40 most recent of 42 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 442 Yishun Ave 11
S$589
+1.5%2 sales5.4% yield
Blk 448 Yishun Ring Rd
S$549
-4.5%3 sales6.3% yield
Blk 443 Yishun Ave 11
S$621
+2.7%3 sales6.1% yield
Blk 452 Yishun Ring Rd
S$627
+5.5%5 sales6.2% yield
Blk 449 Yishun Ring Rd
S$560
-5.8%3 sales6.4% yield
Blk 451 Yishun Ring Rd
S$561
-7.1%3 sales6.4% yield
Blk 416 Yishun Ave 11
S$510
+1.3%1 sales6.4% yield
Blk 440 Yishun Ave 11
S$498
-2.1%2 sales6.7% 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.