Back in 2024, a multi-generational flat in Yishun held the title for the priciest HDB resale in the town. Now, more than a year later, that record has officially been broken. A new transaction has taken the lead – with a jumbo executive HDB unit changing hands for S$1.28 million.
Table of contents
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- The record-setting Yishun executive HDB
- What does the location offer at S$1.28M?
- This is only the second unit in Yishun to cross S$1.2M
- Yishun’s million-dollar flats are all large-format units – and their prices are climbing
- Yishun’s resale activity among the top in Singapore
- Is Yishun’s “bad” rep holding buyers back?
The record-setting Yishun executive HDB
The property in question is located at Block 654 Nee Soon Central View along Yishun Avenue 4. Sitting between the 7th to 9th floor, this unit is actually on the higher end for a low-rise development.
Image credit: OneMap
While you won’t get panoramic skyline views, Blocks 654 and 651 are positioned to overlook a stretch of greenery – offering a bit of openness and distance from nearby buildings.
The unit itself is spacious at 1,948 sqft, and it sold for S$1.28 million, working out to about S$657 psf. The project’s lease began in 1992, so there’s still about 65 years and 11 months remaining. That’s a decent amount of tenure left – especially for a jumbo-sized unit like this.
For those of you wondering if a million-dollar price tag is ever justifiable for a resale HDB, this might be as close as it gets.
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What does the location offer at S$1.28M?
Like many older and larger HDB flats, this jumbo-sized executive unit isn’t exactly MRT-adjacent. It’s about a 16-minute walk to Khatib MRT and 18 minutes to Yishun MRT.
But that doesn’t mean it’s inconvenient.
You’re still very well-connected when it comes to daily needs and lifestyle amenities. A 10-minute walk brings you to Yishun Park Hawker Centre, where you’ll find a wide range of affordable local eats. And if you’re in the mood for more dining options or a quick shopping run, Wisteria Mall is 9 minutes away. While it may not be the largest mall, it’s home to crowd favourites like Coffee Bean, KFC, Yolé, and more.
Families with young children might find the location especially appealing. Within just 500 metres, there are 7 childcare centres and 2 kindergartens, making it easier for working parents to manage drop-offs and pickups. When it comes to primary schools, this flat falls within 1km of 4 schools:
- Huamin Primary School
- Naval Base Primary School
- North View Primary School
- Northland Primary School
There are also 6 more schools within the 1 to 2km range, including:
- Ahmad Ibrahim Primary School
- Chongfu School
- Jiemin Primary School
- Peiying Primary School
- Xishan Primary School
- Yishun Primary School
That’s a solid selection of schooling options, especially for families planning to stay long-term.
If you enjoy greenery and spending time outdoors, you’ll be glad to know that this flat is surrounded by nature. It sits right across from SAFRA Yishun Country Club and the Dipterocarp Arboretum, a quiet green space that’s ideal for walks or morning jogs. You’re also 8 minutes from Yishun Pond Park and 12 minutes from Nee Soon Sports Centre, so staying active is easy even without gym memberships.
So while it’s not MRT-adjacent, this S$1.28M unit in Yishun still delivers on liveability, accessibility, and family-friendly features – all while offering rare space in a low-density setting.
Looking for a property close to an MRT station of your choice? Check out 99.co’s MRT map here.
This is only the second unit in Yishun to cross S$1.2M
This S$1.28M flat now holds the title of the most expensive HDB resale in Yishun. As mentioned previously, the previous ATH was for a multi-generational flat just a few blocks down, which went for exactly S$1.2M in March 2024. That means this latest sale beats the previous record by S$80,000 – about 6.67% higher.
What’s also worth noting is that beyond this sale and the previous record-holder, only one other resale flat in Yishun has crossed the S$1.1 million mark – a unit at 826 Yishun Street 81 that sold for just over S$1.101 million earlier this year. So even though the record price has seen a sharp uptick in just a few months, million-dollar transactions in this area are still relatively rare. In fact, only 23 such sales have ever been recorded in Yishun to date.
Don’t guess your selling price – know it. Use 99.co’s X-Value Tool for a fast, reliable estimate in under a minute, with up to 98% accuracy.
Yishun’s million-dollar flats are all large-format units – and their prices are climbing
Here’s a quick look at the list of million-dollar HDB resale transactions in Yishun so far:
Date Address Floor Size (sqft) Price Price (psf) Type
06/2025 654 Yishun Avenue 4 7 - 9 1,948 S$ 1.28 M S$ 657 HDB Executive
03/2024 666 Yishun Avenue 4 10 - 12 1,765 S$ 1.2 M S$ 679 HDB Multi-Gen
02/2025 826 Yishun Street 81 10 - 12 1,572 S$ 1.101 M S$ 700 HDB Executive
04/2024 652 Yishun Avenue 4 7 - 9 1,948 S$ 1.08 M S$ 554 HDB Executive
01/2023 666 Yishun Avenue 4 7 - 9 1,927 S$ 1.08 M S$ 560 HDB Multi-Gen
10/2022 661 Yishun Avenue 4 10 - 12 1,765 S$ 1.078 M S$ 610 HDB Executive
09/2024 641 Yishun Street 61 7 - 9 1,765 S$ 1.069 M S$ 605 HDB Executive
02/2023 652 Yishun Avenue 4 7 - 9 1,948 S$ 1.068 M S$ 548 HDB Executive
02/2025 665 Yishun Avenue 4 1 - 3 1,948 S$ 1.068 M S$ 548 HDB Executive
10/2022 666 Yishun Avenue 4 10 - 12 1,765 S$ 1.063 M S$ 601 HDB Multi-Gen
04/2023 661 Yishun Avenue 4 4 - 6 1,948 S$ 1.052 M S$ 539 HDB Executive
05/2023 661 Yishun Avenue 4 7 - 9 1,765 S$ 1.05 M S$ 594 HDB Executive
02/2022 652 Yishun Avenue 4 4 - 6 2,013 S$ 1.038 M S$ 515 HDB Executive
05/2024 292 Yishun Street 22 1 - 3 1,819 S$ 1.032 M S$ 567 HDB Executive
06/2024 633 Yishun Street 61 7 - 9 1,841 S$ 1.028 M S$ 558 HDB Multi-Gen
01/2025 352 Yishun Ring Road 4 - 6 1,572 S$ 1.008 M S$ 641 HDB Executive
05/2022 664 Yishun Avenue 4 7 - 9 1,948 S$ 1.001 M S$ 513 HDB Executive
06/2024 826 Yishun Street 81 4 - 6 1,572 S$ 1 M S$ 636 HDB Executive
05/2025 828 Yishun Street 81 4 - 6 1,528 S$ 1 M S$ 654 HDB Executive
06/2024 826 Yishun Street 81 10 - 12 1,572 S$ 1 M S$ 636 HDB Executive
10/2024 654 Yishun Avenue 4 10 - 12 1,765 S$ 1 M S$ 566 HDB Executive
08/2024 824 Yishun Street 81 4 - 6 1,572 S$ 1 M S$ 636 HDB Executive
06/2022 608 Yishun Street 61 1 - 3 1,765 S$ 1 M S$ 566 HDB Executive
A closer look at the transactions shows a clear pattern – every million-dollar resale flat in Yishun so far has been either an executive flat or a multi-generation unit. These flats are typically much larger, with the smallest unit coming in at about 1,500 square feet.
And when you take a step back to look at the broader pricing trend, you’ll see how much growth there’s been. Over the past five years, executive and multi-gen flat prices in Yishun have risen by 49.47%. And if you narrow it down to just flats within the Nee Soon Central View cluster, where this new record-holder sits, the growth is even more pronounced – prices have gone up by 64.10%
However, this rise hasn’t been completely smooth. Between 2023 and 2024, average prices in Nee Soon Central View actually dipped slightly, down by 4.06%. But from 2024 to this year, the numbers shot up by 26.26%. That’s more than double the average yearly increase over the past 5 years. Then again, this spike might be skewed by the S$1.28 million sale, which is the only transaction from the development logged in 2025 so far.
Still, when you compare average prices in Nee Soon Central View to the rest of Yishun’s executive and multi-gen units, there’s a clear gap – and it’s getting wider. Back in 2020, flats here were already priced about 20.53% higher. Now in 2025, that gap has grown to 27.61%.
So even though Yishun hasn’t always had the best reputation, the property market here is clearly heating up. Prices are rising, and resale activity is very much alive.
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Yishun’s resale activity among the top in Singapore
Since 2017, resale flat prices here have gone up by an average of 6.8% per year.
When you look at the top 10 towns with the highest HDB resale activity since 2017, Yishun ranks fourth:
| Town | Resale activity (%) |
| Sengkang | 8.2 |
| Punggol | 7.3 |
| Woodlands | 7.1 |
| Yishun | 6.8 |
| Tampines | 6.8 |
| Jurong West | 6.6 |
| Bedok | 5.2 |
| Hougang | 5.0 |
| Choa Chu Kang | 4.5 |
| Bukit Batok | 4.1 |
Source: Data.gov.sg
That’s ahead of even towns like Ang Mo Kio and Toa Payoh. And based on available data, resale activity in Yishun have grown the most in places like:
| Location | Resale activity (%) |
| Yishun Ring Rd | 1.4 |
| Yishun Ave 11 | 0.8 |
| Yishun Ave 4 | 0.5 |
| Yishun St 51 | 0.4 |
| Yishun Ave 6 | 0.4 |
Source: Data.gov.sg
Yishun Avenue 4 is where Nee Soon Central View is located, and it’s also where most of Yishun’s million-dollar sales have taken place.
Is Yishun’s “bad” rep holding buyers back?
Despite the perception that Yishun has a bad rep, the numbers tell a different story. But many buyers still hesitate.
And that’s a pity. Because larger properties with strong growth potential – like this jumbo executive flat – are being missed by buyers who might still be swayed by outdated views of the town.
That’s about to change. Take a look at some of the major developments in the works:
1. Chencharu new housing estate and integrated development
A completely new residential area is being developed near Khatib MRT – and it’s big. The Chencharu estate will bring around 10,000 new homes, and at least 80% of them will be public housing. This gives future residents access to spacious homes in a well-connected location.
But this estate isn’t just about housing. It’s also designed to be self-sufficient, with plans for a new bus interchange, hawker centre, retail shops, an educational institution, and even a nursing home. To make commuting more seamless, a bus-only corridor will run through the area, improving accessibility for residents.
What’s more, the area will preserve some of its historical charm. A century-old colonial bungalow will be carefully integrated into a new neighbourhood park, which will also connect directly to the existing park near Khatib MRT via footpaths.
The first project within this estate, Chencharu Vines, was launched in February 2025. It offers about 840 units designed around nature – with rooftop gardens, landscaped green areas, playgrounds, and shared spaces for residents.
Altogether, Chencharu aims to bring a modern and connected lifestyle to Yishun’s doorstep.
2. Chong Pang City integrated development
Another major project, Chong Pang City, is also on the way.
This upcoming seven-storey integrated development is being built over a 0.9-hectare site and is expected to be completed by 2027. It’s set to completely revamp the 40-year-old Chong Pang neighbourhood.
Once completed, residents will have access to new swimming pools, jogging tracks, fitness studios, and a gym – all in one place. The development will also house retail shops, including a supermarket, and a revamped hawker centre.
At the heart of this transformation is the current Chong Pang Market and Food Centre, which will be reimagined into a vibrant community plaza. With its updated facilities and fresh new look, the goal is to meet the needs of a younger generation and new families, while also promoting active, healthy living for all age groups.
3. Community upgrades and events under MyNeeSoon 2025
Beyond new estates and large-scale developments, Yishun is also getting better at the ground level.
Under the MyNeeSoon 2025 initiative, community spaces like playgrounds, sports facilities, and public areas are being improved across the town.
These upgrades aren’t just about looks – they’re about bringing people together. Regular community events and neighbourhood activities are held to foster a stronger sense of belonging and keep the community active and inclusive.
Our thoughts?
While Yishun might still carry an outdated reputation, the changes happening on the ground tell a different story.
Spacious homes with long-term growth potential are here – and many are going for prices that are increasingly hard to find in other parts of Singapore.
If you’re on the hunt for a large home with good value, maybe it’s time to give Yishun another look.
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About Sophiyanah David
Sophi, a seasoned copywriter specialising in Singaporean real estate and property, is one of the minds behind 99.co's informative articles. Like her colleagues at 99.co, Sophi is dedicated to keeping you informed about the ever-changing world of real estate so you can find your forever home. When off the clock, you can find her giggling and kicking her feet as she reads her romance novels, watching anime - if FMBA is not your fave, she might fight you (but you'll probably win) and looking up latest skincare trends.
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