446 Yishun Avenue 11 - 1 Units for Sale

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446 Yishun Avenue 11 – PropertyGuru Market Pulse Insights

The development remains in view within recent local search activity among active market participants in Sembawang / Yishun, based on PropertyGuru search data over the past 30 days. This presence in the local market landscape reflects a consistent level of visibility for the property among those exploring residential options in the vicinity.

Most-searched Units: 3-Bedroom

Popular preferences: Corner Unit, Balcony, Maidsroom, Tennis Court, Renovated

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 450K
  • Avg PSF: S$ 624 psf (40.78% lower compared to Sembawang / Yishun average of S$ 1,054 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards 3-Bedroom configurations as the preferred choice for those browsing this development. While search interest is concentrated on larger layouts, the available 2-Bedroom inventory is positioned at a significant 40.78% discount relative to the broader Sembawang / Yishun average. This pricing gap suggests a highly competitive entry point for smaller households or investors compared to regional benchmarks. Such a pronounced value proposition, combined with specific interest in larger units, supports a segmented demand profile for the property.

Location & Lifestyle Highlights — 446 Yishun Avenue 11

231m (2-3 mins) to BET BLKS 445/449 — This nearby stop provides a quick link to the local transport network, making your daily commute around the Yishun area very efficient.

Living here means having everything you need for a modern, efficient lifestyle right at your doorstep in a vibrant part of Yishun. The location is perfect for those who value being close to schools and daily essentials while enjoying a well-connected neighborhood.

Nearby hotspots:

Bus Stops (38 within 1 km):

• BET BLKS 445/449 (231m, 2-3 mins) — Convenient access to several bus routes for a smooth journey to the nearby MRT station and town center.
• OPP BLK 419 (260m, 3-4 mins) — Another handy option for residents to catch local services heading towards different parts of the estate.

Education & Early Learning:

• PCF SPARKLETOTS PRESCHOOL @ NEE SOON LINK BLK 446 (CC) (0m, 0 min) — Having a childcare center right at your block is a massive time-saver for parents with young children.
• SKOOL4KIDZ CAMPUS @ YISHUN (217m, 2-3 mins) — A modern preschool facility just a short walk away, offering quality early education within the neighborhood.
• HUAMIN PRIMARY SCHOOL (709m, 8-9 mins) — A reputable primary school within easy reach, making the morning school run much simpler for families.
• NORTHBROOKS SECONDARY SCHOOL (408m, 4-5 mins) — Very close by for older students, allowing them to walk to school safely and quickly.
• GEMS WORLD ACADEMY (SINGAPORE) (753m, 9-10 mins) — Provides a high-standard educational option nearby for those seeking a diverse learning environment.

Healthcare & Wellness:

• KHOO TECK PUAT (1427m, 17-18 mins) — Access to a major regional hospital for comprehensive medical services and peace of mind.
• KIM SAN LENG FOOD CENTRE (226m, 2-3 mins) — While a food hub, its proximity ensures you have quick access to a variety of fresh meals to keep the family well-fed.

Shopping & Retail:

• FAIRPRICE (367m, 4-5 mins) — Ideal for your weekly grocery runs with a wide selection of household essentials just down the road.
• GIANT SUPER - YISHUN AVENUE 11 (419m, 5-6 mins) — A large supermarket nearby that makes it easy to pick up everything you need in one trip.
• SHENG SIONG (438m, 5-6 mins) — Another great local option for fresh produce and budget-friendly shopping within a short walk.

Dining & Food:

• SMOKIN JOE CHARCOAL GRILL (383m, 4-5 mins) — A great spot nearby to enjoy a nice grilled meal without having to travel far from home.
• BROADWAY COFFEESHOP (413m, 4-5 mins) — Perfect for a quick, affordable local breakfast or dinner with the family.
• BURGER KING (852m, 10-11 mins) — A familiar fast-food choice for a treat or a quick meal when you are on the go.

Highly attractive for: Young Families, Education-focused Parents, Healthcare Professionals, and Practical Investors.

Market & Rental Insights

446 Yishun Avenue 11 demonstrates significant capital appreciation alongside high rental returns, characterizing it as a high-yield asset within the HDB market.

• PSF Appreciation: S$530 → S$702 over recent years (+32.45%) from 2023 - 2026.
• Expected Rental Yield: At 6.66%, this reflects a strong return for property owners.
• Transactions: 1 rental transaction in the last 6 months and 1 sale transaction in the last 12 months, indicating modest rental and sale activity.
• PG Pulse Insight: With a substantial PSF increase of 32.45% and a strong rental yield of 6.66%, the project offers a compelling profile for yield-focused investors despite limited transaction volume.

Published date: May 25, 2026