428A Yishun Avenue 11 - 3 Units for Sale

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428A Yishun Avenue 11 – PropertyGuru Market Pulse Insights

Recent PropertyGuru search behaviour suggests the development keeps a steady visible presence locally within the Sembawang / Yishun market. Drawing on 30 days of PropertyGuru search activity, the property remains a consistent point of reference for active buyers exploring the district. This ongoing visibility highlights its role as an established option for those reviewing residential opportunities in the area.

Most-searched Units: 2-Bedroom

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 654K
  • Avg PSF: S$ 597 psf (28.86% lower compared to Sembawang / Yishun average of S$ 839 psf)
  • Available Units: 2

Key Takeaway: Market demand indicators point strongly towards the 2-Bedroom configurations as the preferred choice for buyers at this development. Current pricing for the 3-Bedroom units represents a significant 28.86% discount relative to the broader district average, offering a competitive entry point for larger families. With only 2 listings available for these larger units, the tight inventory suggests a high-demand, low-supply dynamic for those seeking space. This combination of affordability and limited stock is likely to support steady buyer interest in the near term.

Location & Lifestyle Highlights — 428A Yishun Avenue 11 117m (1-2 mins) to OPPOSITE BLK 419 — This convenient stop connects you quickly to the wider Yishun transport network for a smooth daily commute. This modern residence at 428A Yishun Avenue 11 offers a highly efficient lifestyle where daily essentials and quality schools are just a short walk away. It is a practical choice for those who value a well-connected neighborhood with everything within easy reach. Nearby hotspots: Bus Stops (39 within 1 km):

• OPPOSITE BLK 419 (117m, 1-2 mins) — Right at your doorstep for quick hops around the estate.
• BLK 419 (272m, 3-4 mins) — Additional bus services nearby to help you get to the MRT station or town center faster.

Education & Early Learning:

• MY FIRST SKOOL (95m, 1-2 mins) — Extremely close by, making morning drop-offs very easy for parents with young children.
• SKOOL4KIDZ CENTRE (266m, 3-4 mins) — Another quality childcare option within a short stroll from home.
• HUAMIN PRIMARY SCHOOL (818m, 9-10 mins) — A reputable primary school nearby for families with school-going kids.
• GEMS WORLD ACADEMY (SINGAPORE) (511m, 6-7 mins) — Conveniently located for those seeking international education standards within the neighborhood.

Healthcare & Wellness:

• KIM SAN LENG FOOD CENTRE (186m, 2-3 mins) — A handy spot nearby for quick meals and daily wellness needs.

Shopping & Retail:

• FAIRPRICE (313m, 3-4 mins) — Your go-to for daily groceries and household essentials just a few minutes away.
• GIANT SUPER - YISHUN AVENUE 11 (365m, 4-5 mins) — Large supermarket nearby providing a wide variety of fresh produce and supplies.
• SHENG SIONG (685m, 8-9 mins) — A great alternative for budget-friendly grocery shopping in the evening.

Dining & Food:

• NTUC FAIRPRICE SUPERMARKET - 414 YISHUN RING (320m, 3-4 mins) — Conveniently located for picking up fresh ingredients or quick snacks.
• BROADWAY COFFEESHOP (386m, 4-5 mins) — A local favorite for affordable and tasty hawker food close to home.
• SMOKIN JOE CHARCOAL GRILL (492m, 5-6 mins) — A nice spot for a western meal without having to travel far.

Highly attractive for: Young Families, Education-focused Parents, First-time Buyers, and Practical Investors.

Market & Rental Insights

428A Yishun Avenue 11 demonstrates significant capital appreciation and strong yield potential within the Yishun residential market.

• PSF Appreciation: S$524 → S$585 over recent years (+11.64%) from 2023 - 2026.
• Expected Rental Yield: At 6.63%, this reflects a strong return for investors.
• Transactions: 2 sale transactions in the last 12 months, showing limited sale activity.
• PG Pulse Insight: With a strong rental yield of 6.63% and double-digit PSF growth, the project offers a compelling profile for yield-focused investors despite limited transaction volume.

Published date: July 16, 2026