Blk 428A Yishun Ave 11
Completed 2013 · 13 storeys · 96 flats · 87 years 09 months remaining · 40 resale transactions on record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
13 storeys · completed 2013
What the record shows
A 5-room here sold for $690,000 in Jun 2026. The same flat type in this block averaged $523,742 in 2020 - a gain of $166,258 - about $76 a day while the owner slept.
In this block, 5-room flats from floor 9 up have sold for a median of $618,000 - $38,000 more than floors 4 and below, same flat type, same block.
This block crosses 60 years remaining in 2054 - 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 | $3,200/mo | $3,200–$3,200 | $3,100/mo | - | 1 |
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 · 25 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 5 ROOM | 13 to 15 | 112 | $690,000 | $572 | 87y 09m |
| Apr 2026 | 4 ROOM | 07 to 09 | 92 | $568,000 | $574 | 88y |
| Jan 2026 | 4 ROOM | 07 to 09 | 92 | $590,000 | $596 | 88y 02m |
| Feb 2025 | 4 ROOM | 01 to 03 | 92 | $530,000 | $535 | 89y 02m |
| Oct 2024 | 5 ROOM | 07 to 09 | 112 | $670,000 | $556 | 89y 06m |
| Mar 2024 | 5 ROOM | 04 to 06 | 112 | $663,000 | $550 | 90y 01m |
| Feb 2024 | 5 ROOM | 07 to 09 | 112 | $650,000 | $539 | 90y 02m |
| Jan 2024 | 5 ROOM | 01 to 03 | 112 | $595,000 | $494 | 90y 03m |
| Nov 2023 | 4 ROOM | 10 to 12 | 92 | $543,000 | $548 | 90y 05m |
| Oct 2023 | 4 ROOM | 04 to 06 | 92 | $508,000 | $513 | 90y 06m |
| Oct 2023 | 5 ROOM | 01 to 03 | 112 | $580,000 | $481 | 90y 06m |
| Jul 2023 | 4 ROOM | 04 to 06 | 92 | $538,000 | $543 | 90y 09m |
| Mar 2023 | 4 ROOM | 13 to 15 | 92 | $530,000 | $535 | 91y |
| Mar 2023 | 5 ROOM | 04 to 06 | 112 | $590,000 | $489 | 91y 01m |
| Sept 2022 | 5 ROOM | 10 to 12 | 112 | $618,000 | $513 | 91y 07m |
| Aug 2022 | 5 ROOM | 04 to 06 | 112 | $575,000 | $477 | 91y 07m |
| Jun 2022 | 4 ROOM | 01 to 03 | 92 | $450,000 | $454 | 91y 09m |
| May 2022 | 4 ROOM | 07 to 09 | 92 | $515,000 | $520 | 91y 10m |
| Apr 2022 | 4 ROOM | 01 to 03 | 92 | $455,000 | $459 | 91y 11m |
| Mar 2022 | 5 ROOM | 01 to 03 | 112 | $528,000 | $438 | 92y 01m |
| Dec 2021 | 4 ROOM | 07 to 09 | 92 | $457,888 | $462 | 92y 04m |
| Dec 2021 | 5 ROOM | 07 to 09 | 112 | $555,000 | $460 | 92y 04m |
| Nov 2021 | 5 ROOM | 04 to 06 | 112 | $524,000 | $435 | 92y 05m |
| Sept 2021 | 5 ROOM | 10 to 12 | 112 | $561,288 | $466 | 92y 07m |
| Jul 2021 | 4 ROOM | 10 to 12 | 92 | $470,000 | $475 | 92y 09m |
| Apr 2021 | 4 ROOM | 04 to 06 | 92 | $435,000 | $439 | 93y |
| Mar 2021 | 4 ROOM | 04 to 06 | 92 | $400,000 | $404 | 93y 01m |
| Feb 2021 | 4 ROOM | 07 to 09 | 92 | $430,000 | $434 | 93y 02m |
| Jan 2021 | 5 ROOM | 04 to 06 | 112 | $505,000 | $419 | 93y 03m |
| Dec 2020 | 4 ROOM | 10 to 12 | 92 | $400,000 | $404 | 93y 04m |
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 within $5k of this block
4-room median within $5k of this block
built 2013 · same generation
4-room median $73k below this block · 4 vs 3 sales
built 2014 · same generation
4-room median $59k below this block · 6 vs 3 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.0×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.