428B Yishun Avenue 11 - 2 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, according to PropertyGuru's 30-day search trends for Sembawang / Yishun. Recent market activity shows that it remains a visible option for buyers exploring residential opportunities within this specific part of the North Region.

Most-searched Units: 3-Bedroom

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 645K
  • Avg PSF: S$ 585 psf (35.36% lower compared to Sembawang / Yishun average of S$ 906 psf)
  • Available Units: 2

Key Takeaway: Market demand indicators point strongly towards the 3-Bedroom configurations as the primary focus for buyer interest in this development. With only 2 units currently available, the limited inventory is positioned at a significant 35.36% discount relative to the broader district average. This substantial price gap suggests the property offers a highly competitive entry point for buyers seeking value within the local HDB market. Such a pronounced affordability advantage is likely to sustain steady attention from price-sensitive seekers despite the low volume of active listings.

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 town centre or nearby MRT stations smooth and efficient. This modern home at 428B Yishun Avenue 11 is designed for those who value efficiency and a well-connected lifestyle in a vibrant residential hub. It offers a practical living environment where everything from schools to daily groceries is just a short walk away, perfect for busy professionals and growing families alike. Nearby hotspots: Bus Stops (33 within 1 km):

• BLK 430B (353m, 4-5 mins) — A very short walk from your doorstep for quick access to local bus services.
• OPP BLK 430B (360m, 4-5 mins) — Conveniently located for your return journey, ensuring a hassle-free trip home.

Education & Early Learning:

• SKOOL4KIDZ CENTRE (172m, 2-3 mins) — An incredibly close option for parents with young children, making morning drop-offs effortless.
• MY FIRST SKOOL (306m, 3-4 mins) — Another reputable early childhood provider within a few minutes' walk for added flexibility.
• NORTHBROOKS SECONDARY SCHOOL (495m, 5-6 mins) — A nearby secondary school that allows older students to walk to class safely and quickly.
• GEMS WORLD ACADEMY (SINGAPORE) (902m, 10-11 mins) — A prominent international school nearby, offering diverse educational pathways within the neighborhood.

Healthcare & Wellness:

• KIM SAN LENG FOOD CENTRE (474m, 5-6 mins) — While primarily a food hub, its central location serves as a key landmark for community wellness and social gathering.

Shopping & Retail:

• FAIRPRICE (567m, 6-7 mins) — Your go-to spot for fresh produce and daily essentials, located just a brisk walk away.
• GIANT SUPER - YISHUN AVENUE 11 (620m, 7-8 mins) — A large supermarket nearby that offers a wide variety of household goods and groceries.
• SHENG SIONG (688m, 8-9 mins) — Provides even more shopping variety and value-for-money options for the household.

Dining & Food:

• NTUC FAIRPRICE SUPERMARKET - 414 YISHUN RING (574m, 6-7 mins) — A handy location for picking up ready-to-eat meals and fresh ingredients.
• BROADWAY COFFEESHOP (640m, 7-8 mins) — A great local spot for affordable daily meals and a quick coffee in a relaxed setting.
• SMOKIN JOE CHARCOAL GRILL (793m, 9-10 mins) — A popular dining choice for those looking for a more specialized western meal close to home.

Convenience Stores:

• 7-ELEVEN (708m, 8-9 mins) — Perfect for late-night snacks or urgent last-minute supplies at any hour.

Highly attractive for: Young Families, Education-focused Parents, Modern Couples, and Practical Investors.

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: October 2, 2026