Blk 445 Yishun Ave 11
Completed 2011 · 13 storeys · 96 flats · 86 years 04 months remaining · 48 resale transactions on record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
13 storeys · completed 2011
What the record shows
A 4-room here sold for $612,000 in Apr 2025. The same flat type in this block averaged $468,984 in 2020 - a gain of $143,016 - about $65 a day while the owner slept.
In this block, 4-room flats from floor 9 up have sold for a median of $580,000 - $45,000 more than floors 4 and below, same flat type, same block.
This block crosses 60 years remaining in 2051 - 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 | $3,125/mo | $3,000–$3,250 | $3,100/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 · 19 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 |
|---|---|---|---|---|---|---|
| Apr 2025 | 4 ROOM | 10 to 12 | 92 | $612,000 | $618 | 86y 04m |
| Feb 2025 | 4 ROOM | 01 to 03 | 92 | $560,000 | $565 | 86y 06m |
| Sept 2024 | 4 ROOM | 10 to 12 | 92 | $600,000 | $606 | 87y |
| May 2024 | 4 ROOM | 07 to 09 | 96 | $595,000 | $576 | 87y 02m |
| May 2024 | 4 ROOM | 04 to 06 | 92 | $578,000 | $584 | 87y 03m |
| Feb 2024 | 4 ROOM | 10 to 12 | 97 | $590,000 | $565 | 87y 06m |
| Dec 2023 | 4 ROOM | 04 to 06 | 92 | $550,888 | $556 | 87y 07m |
| Nov 2023 | 4 ROOM | 13 to 15 | 97 | $580,000 | $556 | 87y 09m |
| Nov 2023 | 4 ROOM | 10 to 12 | 97 | $595,000 | $570 | 87y 09m |
| Nov 2023 | 4 ROOM | 13 to 15 | 97 | $575,000 | $551 | 87y 09m |
| Oct 2023 | 4 ROOM | 10 to 12 | 92 | $560,000 | $565 | 87y 10m |
| Sept 2023 | 4 ROOM | 10 to 12 | 92 | $540,000 | $545 | 87y 11m |
| Jul 2023 | 4 ROOM | 01 to 03 | 96 | $530,000 | $513 | 88y |
| Jul 2023 | 4 ROOM | 01 to 03 | 92 | $505,000 | $510 | 88y 01m |
| Jan 2023 | 4 ROOM | 01 to 03 | 92 | $498,000 | $503 | 88y 07m |
| Jun 2022 | 4 ROOM | 04 to 06 | 96 | $535,000 | $518 | 89y 02m |
| Apr 2022 | 4 ROOM | 07 to 09 | 92 | $518,000 | $523 | 89y 03m |
| Dec 2021 | 4 ROOM | 07 to 09 | 92 | $468,000 | $473 | 89y 07m |
| Jul 2021 | 4 ROOM | 10 to 12 | 92 | $475,000 | $480 | 90y 01m |
| Mar 2021 | 4 ROOM | 04 to 06 | 92 | $448,888 | $453 | 90y 04m |
| Mar 2021 | 4 ROOM | 04 to 06 | 96 | $438,000 | $424 | 90y 05m |
| Sept 2020 | 4 ROOM | 01 to 03 | 96 | $400,000 | $387 | 90y 11m |
| Jun 2020 | 4 ROOM | 13 to 15 | 97 | $433,000 | $415 | 91y 03m |
| Dec 2019 | 4 ROOM | 10 to 12 | 96 | $430,000 | $416 | 91y 07m |
| Dec 2019 | 4 ROOM | 01 to 03 | 92 | $375,000 | $379 | 91y 07m |
| Nov 2019 | 4 ROOM | 04 to 06 | 92 | $368,000 | $372 | 91y 08m |
| Oct 2019 | 4 ROOM | 10 to 12 | 97 | $445,000 | $426 | 91y 09m |
| Jul 2019 | 4 ROOM | 04 to 06 | 92 | $388,000 | $392 | 92y 08m |
| Jul 2019 | 4 ROOM | 04 to 06 | 92 | $380,000 | $384 | 92y 01m |
| Jun 2019 | 4 ROOM | 04 to 06 | 92 | $388,000 | $392 | 92y 01m |
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 $38k below this block · 4 vs 3 sales
4-room median $23k above this block · 12 vs 3 sales
4-room median $35k below this block · 9 vs 3 sales
built 2011 · same generation
4-room median $35k below this block · 7 vs 3 sales
4-room median $32k below this block · 7 vs 3 sales
Condos nearby
The private premium, measured: the nearest condo trades at 1.9×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.