Blk 416 Yishun Ave 11
Completed 1992 · 10 storeys · 66 flats · 65 years 08 months remaining · 13 resale transactions on record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
10 storeys · completed 1992
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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,000/mo | $3,000–$3,000 | $3,100/mo | - | 1 |
| 5-ROOM | $3,650/mo | $3,650–$3,650 | $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 13
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 5 ROOM | 07 to 09 | 122 | $670,000 | $510 | 65y 08m |
| May 2025 | 5 ROOM | 04 to 06 | 122 | $715,000 | $544 | 66y 10m |
| Nov 2024 | 4 ROOM | 01 to 03 | 108 | $538,000 | $463 | 67y 04m |
| Feb 2024 | 4 ROOM | 04 to 06 | 104 | $478,000 | $427 | 67y 11m |
| Jan 2023 | 4 ROOM | 01 to 03 | 108 | $450,000 | $387 | 69y 02m |
| Jan 2022 | 4 ROOM | 01 to 03 | 108 | $429,000 | $369 | 70y 02m |
| Jul 2021 | 4 ROOM | 04 to 06 | 108 | $380,000 | $327 | 70y 08m |
| Sept 2020 | 4 ROOM | 07 to 09 | 104 | $350,000 | $313 | 71y 05m |
| Mar 2020 | 4 ROOM | 04 to 06 | 104 | $345,000 | $308 | 71y 11m |
| Dec 2019 | 5 ROOM | 04 to 06 | 123 | $423,888 | $320 | 72y 02m |
| Dec 2019 | 4 ROOM | 01 to 03 | 104 | $328,000 | $293 | 72y 03m |
| Jul 2019 | 4 ROOM | 01 to 03 | 104 | $326,000 | $291 | 72y 07m |
| Sept 2017 | 5 ROOM | 04 to 06 | 122 | $408,000 | $311 | 74y 05m |
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 2011 · 19 more lease years than this block
built 2013 · 22 more lease years than this block
built 2011 · 19 more lease years than this block
built 2013 · 22 more lease years than this block
built 1992 · 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.