Blk 428B Yishun Ave 11
Completed 2013 · 13 storeys · 96 flats · 87 years 09 months remaining · 58 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 $670,000 in Jul 2026. The same flat type in this block averaged $521,000 in 2021 - a gain of $149,000 - about $82 a day while the owner slept.
In this block, 4-room flats from floor 9 up have sold for a median of $580,000 - $40,000 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 | $3,300/mo | $3,000–$3,400 | $3,100/mo | - | 3 |
| 5-ROOM | $3,200/mo | $3,200–$3,200 | $3,400/mo | - | 2 |
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 · 28 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 5 ROOM | 07 to 09 | 112 | $670,000 | $556 | 87y 09m |
| Jun 2026 | 5 ROOM | 13 to 15 | 112 | $700,000 | $581 | 87y 10m |
| May 2026 | 4 ROOM | 07 to 09 | 92 | $572,000 | $578 | 87y 11m |
| May 2026 | 5 ROOM | 04 to 06 | 112 | $655,000 | $543 | 87y 10m |
| Mar 2026 | 4 ROOM | 04 to 06 | 92 | $580,000 | $586 | 88y 01m |
| Jan 2026 | 4 ROOM | 01 to 03 | 92 | $540,000 | $545 | 88y 02m |
| Dec 2025 | 4 ROOM | 01 to 03 | 92 | $540,000 | $545 | 88y 04m |
| Dec 2025 | 4 ROOM | 04 to 06 | 92 | $540,000 | $545 | 88y 04m |
| Oct 2025 | 4 ROOM | 10 to 12 | 92 | $560,000 | $565 | 88y 06m |
| Sept 2025 | 4 ROOM | 10 to 12 | 92 | $600,000 | $606 | 88y 06m |
| Aug 2025 | 4 ROOM | 13 to 15 | 92 | $580,000 | $586 | 88y 07m |
| Apr 2025 | 4 ROOM | 01 to 03 | 92 | $550,000 | $555 | 89y |
| Mar 2025 | 4 ROOM | 13 to 15 | 92 | $600,000 | $606 | 89y 01m |
| Feb 2025 | 4 ROOM | 10 to 12 | 92 | $580,000 | $586 | 89y 03m |
| Dec 2024 | 4 ROOM | 04 to 06 | 92 | $570,000 | $576 | 89y 05m |
| Dec 2024 | 5 ROOM | 04 to 06 | 112 | $680,000 | $564 | 89y 05m |
| Sept 2024 | 5 ROOM | 01 to 03 | 112 | $640,000 | $531 | 89y 07m |
| Jun 2024 | 4 ROOM | 07 to 09 | 92 | $546,000 | $551 | 89y 10m |
| Apr 2024 | 5 ROOM | 13 to 15 | 112 | $695,000 | $576 | 89y 11m |
| Oct 2023 | 4 ROOM | 01 to 03 | 92 | $478,000 | $483 | 90y 05m |
| Apr 2023 | 5 ROOM | 10 to 12 | 112 | $648,000 | $538 | 91y |
| Feb 2023 | 5 ROOM | 10 to 12 | 112 | $638,088 | $529 | 91y 01m |
| Dec 2022 | 4 ROOM | 10 to 12 | 92 | $490,000 | $495 | 91y 05m |
| Jul 2022 | 4 ROOM | 07 to 09 | 92 | $480,000 | $485 | 91y 08m |
| Mar 2022 | 4 ROOM | 04 to 06 | 92 | $460,000 | $465 | 92y |
| Jan 2022 | 5 ROOM | 07 to 09 | 112 | $552,000 | $458 | 92y 03m |
| Sept 2021 | 4 ROOM | 07 to 09 | 92 | $450,000 | $454 | 92y 07m |
| Jul 2021 | 4 ROOM | 04 to 06 | 92 | $460,000 | $465 | 92y 08m |
| Jun 2021 | 5 ROOM | 01 to 03 | 112 | $480,000 | $398 | 92y 10m |
| Jun 2021 | 4 ROOM | 01 to 03 | 92 | $410,000 | $414 | 92y 10m |
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
4-room median $51k below this block · 7 vs 12 sales
4-room median $109k below this block · 5 vs 12 sales
4-room median $71k below this block · 7 vs 12 sales
5-room median $35k above this block · 6 vs 5 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.