Blk 446 Yishun Ave 11
Completed 2011 · 13 storeys · 84 flats · 85 years 02 months remaining · 39 resale transactions on record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
13 storeys · completed 2011
What the record shows
In this block, 4-room flats from floor 9 up have sold for a median of $537,194 - $22,806 less 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 | $3,200/mo | $3,000–$3,400 | $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 · 15 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 | 3 ROOM | 01 to 03 | 67 | $455,000 | $631 | 85y 02m |
| Feb 2026 | 3 ROOM | 13 to 15 | 67 | $506,000 | $702 | 85y 06m |
| Nov 2025 | 4 ROOM | 04 to 06 | 93 | $575,000 | $574 | 85y 09m |
| Apr 2025 | 4 ROOM | 01 to 03 | 92 | $565,000 | $571 | 86y 04m |
| Mar 2025 | 4 ROOM | 01 to 03 | 92 | $555,000 | $560 | 86y 06m |
| Sept 2024 | 3 ROOM | 07 to 09 | 67 | $480,000 | $666 | 86y 11m |
| Jul 2024 | 4 ROOM | 04 to 06 | 92 | $560,000 | $565 | 87y 01m |
| Jun 2024 | 4 ROOM | 01 to 03 | 92 | $565,000 | $571 | 87y 02m |
| May 2024 | 3 ROOM | 07 to 09 | 67 | $445,000 | $617 | 87y 03m |
| Feb 2024 | 4 ROOM | 01 to 03 | 92 | $548,888 | $554 | 87y 05m |
| Apr 2023 | 4 ROOM | 07 to 09 | 92 | $525,000 | $530 | 88y 04m |
| Mar 2023 | 4 ROOM | 13 to 15 | 97 | $540,388 | $518 | 88y 05m |
| Feb 2023 | 4 ROOM | 04 to 06 | 92 | $518,888 | $524 | 88y 05m |
| Feb 2023 | 4 ROOM | 10 to 12 | 92 | $534,000 | $539 | 88y 06m |
| Jan 2023 | 3 ROOM | 10 to 12 | 67 | $418,000 | $580 | 88y 07m |
| Jun 2021 | 4 ROOM | 04 to 06 | 92 | $435,000 | $439 | 90y 02m |
| Mar 2021 | 4 ROOM | 01 to 03 | 93 | $412,000 | $412 | 90y 06m |
| Feb 2021 | 4 ROOM | 10 to 12 | 92 | $418,000 | $422 | 90y 06m |
| Nov 2020 | 4 ROOM | 04 to 06 | 92 | $418,888 | $423 | 90y 09m |
| Jun 2020 | 3 ROOM | 04 to 06 | 67 | $285,000 | $395 | 91y 03m |
| Dec 2019 | 4 ROOM | 04 to 06 | 92 | $379,000 | $383 | 91y 08m |
| Jun 2019 | 4 ROOM | 10 to 12 | 98 | $420,000 | $398 | 92y 01m |
| Feb 2019 | 3 ROOM | 07 to 09 | 67 | $282,000 | $391 | 92y 06m |
| Jan 2019 | 3 ROOM | 01 to 03 | 67 | $278,000 | $385 | 92y 06m |
| Nov 2018 | 4 ROOM | 07 to 09 | 93 | $385,000 | $385 | 92y 08m |
| Oct 2018 | 4 ROOM | 01 to 03 | 92 | $350,000 | $353 | 92y 09m |
| Oct 2018 | 4 ROOM | 13 to 15 | 97 | $425,000 | $407 | 92y 10m |
| Sept 2018 | 4 ROOM | 10 to 12 | 92 | $405,000 | $409 | 92y 10m |
| Sept 2018 | 4 ROOM | 07 to 09 | 92 | $395,000 | $399 | 92y 11m |
| Aug 2018 | 4 ROOM | 07 to 09 | 92 | $370,000 | $374 | 93y |
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 above this block · 3 vs 4 sales
4-room median within $5k of this block
built 2011 · same generation
4-room median $60k above this block · 12 vs 4 sales
4-room median within $5k of this block
4-room median within $5k of this block
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.