428B Yishun Avenue 11 - 1 Units for Sale

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428B Yishun Avenue 11 – PropertyGuru Market Pulse Insights

The development continues to register in local property searches without dropping out of view, drawing on 30 days of PropertyGuru search activity in Sembawang / Yishun. Recent search patterns suggest the development retains a visible place in area-level property browsing among active buyers.

Most-searched Units: 3-Bedroom

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 580K
  • Avg PSF: S$ 586 psf (31.38% lower compared to Sembawang / Yishun average of S$ 854 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards the 3-Bedroom configurations as the primary focus for buyer seekers. With only a single unit currently listed, the property presents a highly selective opportunity for those prioritizing entry-level pricing. The current asking price reflects a significant 31.38% discount relative to the broader district average, positioning it as a competitive value proposition. This combination of limited inventory and pricing discipline may continue to attract steady attention from budget-conscious buyers in the area.

Location & Lifestyle Highlights — 428B Yishun Avenue 11 393m (4-5 mins) to OPPOSITE BLK 430B — This bus stop provides a direct link to the wider Yishun transport network, making your daily commute to the central hub much smoother. This residence offers a practical and well-connected living experience in a mature neighborhood where daily essentials are always within easy reach. It is a home designed for those who value efficiency and having everything from schools to supermarkets just a short stroll away. Nearby hotspots: Bus Stops (33 within 1 km):

• BLK 430B (353m, 4-5 mins) — Convenient boarding point for residents heading towards local amenities and the MRT station.
• OPP BLK 430B (360m, 4-5 mins) — Reliable transport option for quick trips around the Yishun estate.

Education & Early Learning:

• SKOOL4KIDZ CENTRE (172m, 2-3 mins) — Nearby early childhood education center providing a very short walk for parents with young children.
• MY FIRST SKOOL (306m, 3-4 mins) — Established preschool option located just a few blocks away for daily convenience.
• NORTHBROOKS SECONDARY SCHOOL (495m, 5-6 mins) — Reputable secondary institution within easy walking distance for older students.

Healthcare & Wellness:

• KIM SAN LENG FOOD CENTRE (474m, 5-6 mins) — Local community hub that serves as a familiar landmark for wellness and neighborhood interaction.

Shopping & Retail:

• FAIRPRICE (567m, 6-7 mins) — Trusted supermarket for fresh produce and household necessities just minutes from home.
• GIANT YISHUN AVENUE 11 (620m, 7-8 mins) — Large retail outlet offering a wide variety of groceries and daily essentials for the family.
• SHENG SIONG (688m, 8-9 mins) — Alternative grocery shopping destination known for value and a great selection of local products.

Dining & Food:

• BROADWAY COFFEESHOP (640m, 7-8 mins) — Popular local spot offering a variety of affordable cooked food options for quick meals.
• SMOKIN JOE CHARCOAL GRILL (779m, 9-10 mins) — Neighborhood dining choice for those looking for Western-style grilled dishes nearby.
• BURGER KING (1029m, 12-13 mins) — Familiar fast-food option for a quick treat or a convenient family meal.

Highly attractive for: Young Families, Urban Professionals, First-time Buyers

Market & Rental Insights

428B Yishun Avenue 11 demonstrates a profile of capital growth and high rental efficiency within the Yishun residential enclave.

• PSF Appreciation: S$529 → S$561.5 over recent years (+6.14%) from 2023 - 2026.
• Expected Rental Yield: At 6.71%, this reflects a strong return for investors.
• Transactions: 3 rental transactions in the last 6 months and 6 sale transactions in the last 12 months, indicating modest rental and limited sale activity.
• PG Pulse Insight: With a +6.14% increase in PSF and a strong rental yield of 6.71%, the project offers a balanced combination of capital appreciation and high yield potential despite limited transaction volume.

Published date: August 2, 2026