Blk 427 Yishun Ave 11
Completed 1987 · 12 storeys · 132 flats · 61 years 11 months remaining · 25 resale transactions on record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
12 storeys · completed 1987
What the record shows
A 4-room here sold for $500,000 in Nov 2025. The same flat type in this block averaged $379,909 in 2020 - a gain of $120,091 - about $55 a day while the owner slept.
In this block, 4-room flats from floor 8 up have sold for a median of $490,000 - $11,000 more than floors 4 and below, same flat type, same block.
This block crosses 60 years remaining in 2027 - 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 | $2,900/mo | $2,000–$3,500 | $3,100/mo | - | 4 |
Price trend
median PSF by year · ━ this block · ╌ Yishun · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 14 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 25
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Nov 2025 | 4 ROOM | 10 to 12 | 84 | $500,000 | $553 | 61y 11m |
| Nov 2025 | 4 ROOM | 07 to 09 | 84 | $505,000 | $559 | 61y 11m |
| Apr 2025 | 4 ROOM | 04 to 06 | 104 | $565,000 | $505 | 62y 06m |
| Apr 2025 | 4 ROOM | 04 to 06 | 84 | $479,000 | $530 | 62y 06m |
| Dec 2024 | 4 ROOM | 10 to 12 | 104 | $565,000 | $505 | 62y 11m |
| Oct 2024 | 4 ROOM | 07 to 09 | 84 | $482,500 | $534 | 63y |
| Oct 2024 | 4 ROOM | 10 to 12 | 84 | $490,000 | $542 | 63y |
| Mar 2024 | 4 ROOM | 01 to 03 | 104 | $500,000 | $447 | 63y 07m |
| Jun 2022 | 4 ROOM | 07 to 09 | 84 | $382,000 | $422 | 65y 04m |
| May 2022 | 4 ROOM | 07 to 09 | 84 | $380,000 | $420 | 65y 05m |
| Apr 2022 | 4 ROOM | 04 to 06 | 84 | $383,000 | $424 | 65y 05m |
| Jan 2022 | 4 ROOM | 10 to 12 | 104 | $468,000 | $418 | 65y 09m |
| Dec 2021 | 4 ROOM | 01 to 03 | 104 | $375,000 | $335 | 65y 10m |
| Sept 2021 | 4 ROOM | 10 to 12 | 104 | $448,000 | $400 | 66y |
| May 2021 | 4 ROOM | 01 to 03 | 104 | $353,000 | $315 | 66y 05m |
| May 2021 | 4 ROOM | 04 to 06 | 84 | $335,000 | $371 | 66y 05m |
| May 2021 | 4 ROOM | 10 to 12 | 84 | $325,000 | $359 | 66y 04m |
| Apr 2021 | 4 ROOM | 10 to 12 | 104 | $400,000 | $357 | 66y 06m |
| Aug 2020 | 4 ROOM | 10 to 12 | 104 | $330,000 | $295 | 67y 02m |
| Dec 2019 | 4 ROOM | 01 to 03 | 104 | $279,000 | $249 | 67y 09m |
| May 2018 | 4 ROOM | 04 to 06 | 84 | $296,000 | $327 | 69y 04m |
| Dec 2017 | 4 ROOM | 10 to 12 | 84 | $305,000 | $337 | 69y 09m |
| Jun 2017 | 4 ROOM | 07 to 09 | 84 | $300,000 | $332 | 70y 03m |
| Apr 2017 | 4 ROOM | 07 to 09 | 84 | $330,000 | $365 | 70y 05m |
| Apr 2017 | 4 ROOM | 01 to 03 | 84 | $285,000 | $315 | 70y 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.
4-room median $9k above this block · 6 vs 7 sales
4-room median $86k above this block · 6 vs 7 sales
4-room median $5k below this block · 4 vs 7 sales
4-room median $60k above this block · 3 vs 7 sales
4-room median $71k above this block · 12 vs 7 sales
4-room median $68k above this block · 3 vs 7 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.2×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.