Blk 415 Yishun Ave 11
Completed 1992 · 10 storeys · 74 flats · 67 years 02 months remaining · 8 resale transactions on record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
10 storeys · completed 1992 · shops below
What the record shows
This block crosses 60 years remaining in 2032 - the line where CPF usage rules begin tightening for buyers. In Yishun over the last two years, flats below that line sold at a median 7% below their younger neighbours' PSF (1,008 sales).
A executive on Yishun Ave 11 has already fetched $953,000 - 95% of the way to a million-dollar flat.
Across Yishun, roughly 4,444 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Yishun median | Gross yield | Rented |
|---|---|---|---|---|---|
| 5-ROOM | $3,000/mo | $3,000–$3,000 | $3,400/mo | - | 1 |
Price trend
median PSF by year · ━ this block · ╌ Yishun · gaps = years with no sales here
Every recent sale HDB official record, latest 8
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jan 2025 | 4 ROOM | 07 to 09 | 104 | $540,000 | $482 | 67y 02m |
| Nov 2024 | 5 ROOM | 04 to 06 | 121 | $700,000 | $537 | 67y 04m |
| Sept 2023 | 5 ROOM | 01 to 03 | 122 | $600,000 | $457 | 68y 05m |
| Nov 2022 | 5 ROOM | 07 to 09 | 122 | $610,000 | $465 | 69y 04m |
| Oct 2021 | 5 ROOM | 07 to 09 | 122 | $520,000 | $396 | 70y 04m |
| Oct 2021 | 5 ROOM | 01 to 03 | 135 | $520,000 | $358 | 70y 04m |
| Aug 2017 | 4 ROOM | 01 to 03 | 104 | $339,000 | $303 | 74y 06m |
| May 2017 | 4 ROOM | 04 to 06 | 104 | $322,500 | $288 | 74y 09m |
Who lives in Yishun
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
built 1992 · same generation
built 1992 · same generation
built 1987 · same generation
built 2011 · 19 more lease years than this block
built 2011 · 19 more lease years than this block
built 1987 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 2.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.