An executive apartment at Block 652 Yishun Avenue 4 sold for S$1,328,888 in November 2026, making it Yishun’s most expensive executive flat and its priciest HDB resale across all flat types. It is also the first HDB resale in the town to cross S$1.3 million.
Table of contents
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A 1,765 sqft executive flat at Nee Soon Central View
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Nee Soon Central View accounts for Yishun’s four most expensive executive flat resales
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Eight executive flats crossed S$1M, but most sold much closer to that mark
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What does the location offer for day-to-day living?
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Schools and childcare options nearby
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Parks, shopping malls and healthcare facilities
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Getting to Yishun MRT station
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How does S$1.329M compare with similarly sized condos?
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Million-dollar HDB sales are rising, even as overall prices stabilise
A 1,765 sqft executive flat at Nee Soon Central View
The 3-bedroom flat sits between the 7th and 9th storeys of Block 652 at Nee Soon Central View. It spans 164 sqm, or about 1,765 sqft, which puts the sale at approximately S$753 per square foot (psf). Its 99-year lease began in 1992, which puts the current remaining lease at an acceptable 64 years and 8 months.
Including the current sale in question, Nee Soon Central View is now home to Yishun’s four most expensive executive flat resale transactions, with the units located across Blocks 652, 654 and 661 along Yishun Avenue 4.
Nee Soon Central View accounts for Yishun’s four most expensive executive flat resales
Before the latest S$1.329 million transaction, the town’s three highest executive flat sales had fetched between 1.28 million and S$1.289 million.
| Registered | Address | Storeys | Size | Resale price | Approx. price psf |
| Nov 2026 | 652 Yishun Avenue 4 | 7–9 | 1,765 sqft | S$1,328,888 | S$753 |
| Jul 2025 | 661 Yishun Avenue 4 | 7–9 | 1,948 sqft | S$1,288,888 | S$662 |
| Nov 2025 | 652 Yishun Avenue 4 | 7–9 | 1,948 sqft | S$1,288,000 | S$661 |
| Jun 2025 | 654 Yishun Avenue 4 | 7–9 | 1,948 sqft | S$1,280,000 | S$657 |
Yishun’s four highest executive flat resale transactions as of 10 November 2026. Source: HDB, 99.co.
While all four flats were located between the 7th and 9th storeys, the latest transaction stands out for its smaller floor area and higher selling price. At 1,765 sqft, the S$1.329M unit was 183 sqft smaller than each of the three earlier flats, which measured 1,948 sqft. Yet it sold for S$40,000 more than the previous record of S$1,288,888, set at Block 661 in July 2025. That record had stood for approximately 16 months.
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A comparison within Block 652 itself offers another perspective. In November 2025, a larger executive flat within the same storey band sold for S$1.288 million. This means the latest buyer paid S$40,888 more for about 183 sqft less space a year later.
Eight executive flats crossed S$1M, but most sold much closer to that mark
Between May and 10 November 2026, 30 executive flats were resold in Yishun, with eight transactions crossing the S$1 million mark. However, most of these million-dollar sales were considerably lower than the latest record.
Of the eight transactions, five fetched between S$1.01 million and S$1.075 million, while only the latest sale at Block 652 Yishun Avenue 4 exceeded S$1.2 million. Across all 30 executive flat resales during this period, the median price stood at approximately S$925,000.
| Registered | Address | Flat model | Storeys | Size | Remaining lease | Resale price |
| Nov 2026 | 652 Yishun Avenue 4 | Executive apartment | 7–9 | 164 sqm | 64 years 8 months | S$1,328,888 |
| Sep 2026 | 641 Yishun Street 61 | Executive apartment | 10–12 | 164 sqm | 64 years 9 months | S$1,185,000 |
| Jun 2026 | 746 Yishun Street 72 | Adjoined flat | 4–6 | 162 sqm | 57 years 7 months | S$1,128,000 |
| Jul 2026 | 663A Yishun Avenue 4 | Executive apartment | 1–3 | 164 sqm | 65 years | S$1,075,000 |
| May 2026 | 828 Yishun Street 81 | Executive apartment | 7–9 | 145 sqm | 60 years 9 months | S$1,068,888 |
| Sep 2026 | 664A Yishun Avenue 4 | Executive apartment | 1–3 | 164 sqm | 64 years 10 months | S$1,038,000 |
| Jul 2026 | 877 Yishun Street 81 | Executive maisonette | 7–9 | 145 sqm | 60 years 6 months | S$1,015,000 |
| Sep 2026 | 828 Yishun Street 81 | Executive maisonette | 10–12 | 146 sqm | 60 years 5 months | S$1,010,000 |
Million-dollar executive flat resales in Yishun by registration month, May through 10 November 2026. Source: HDB.
A closer look at these transactions shows that the latest S$1.329 million sale was an outlier, even among executive flats with similar characteristics. Three other executive apartments shared the record unit’s 164 sqm floor area and 1992 lease commencement year, yet they sold for between S$1.038 million and S$1.185 million.
The closest comparison was a unit at Block 641, which sold for S$1.185 million in September 2026. Despite having almost the same remaining lease and being located on a higher storey band of 10 to 12, it fetched S$143,888 less than the latest record.
This price gap reinforces just how far the Block 652 transaction sits above comparable sales. While factors such as renovation, unit condition and layout may have contributed to the difference, the record price does not appear representative of what similarly sized executive flats in Yishun typically fetch.
What does the location offer for day-to-day living?
Beyond its spacious layout, the executive flat at Nee Soon Central View is also close to several schools, parks, shopping malls and healthcare facilities.
Schools and childcare options nearby
Families with school-going children have several primary schools nearby. Northland Primary School is just a few hundred metres away, while Huamin Primary, Naval Base Primary and North View Primary are also within a 1km distance.
Other schools within the 1–2km range include Ahmad Ibrahim Primary, Chongfu School, Jiemin Primary, Peiying Primary, Xishan Primary and Yishun Primary. Chung Cheng High School (Yishun) is also nearby.
For families with younger children, there are several preschools within walking distance. Little Seeds Preschool at Block 662 is approximately 68m away, followed by Harmoni Preskool at Block 676 (114m) and PCF Sparkletots at Block 671 (147m). Other options within roughly 500m include My World Preschool, Artemis Preskool at Wisteria Mall, NurtureStars, PCF Sparkletots at Block 646 and E-Bridge Pre-School.
Parks, shopping malls and healthcare facilities
Residents have several recreational and everyday amenities nearby. Khoo Teck Puat Hospital sits across from the development, while Yishun Pond Park offers a nearby spot for outdoor walks and exercise.
Meanwhile, Yishun Park and SAFRA Yishun provide more options for a morning run, a weekend outing or activities with the family.
For shopping and dining, residents can take a short bus ride to Wisteria Mall, which offers shops, eateries and everyday services. Northpoint City is also accessible by bus and provides a wider selection of retail outlets, dining options and supermarkets.
Getting to Yishun MRT station
Bus services 805 and 812 stop at Block 654 and connect directly to Yishun Bus Interchange, giving residents a convenient link to both Yishun MRT station and Northpoint City. From the MRT station, they can continue their journey along the North-South Line.
How does S$1.329M compare with similarly sized condos?
At S$1.329 million, Yishun’s latest executive flat record is approaching the price of some private homes. However, a comparison with similarly sized condominiums in the town shows that buyers would generally need a considerably larger budget to secure a comparable amount of space in the private market.
Looking at condo resale transactions involving units with comparable floor areas, three homes measuring between 1,732 and 1,798 sqft sold for S$1.83 million to S$1.978 million in 2025 and 2026. That’s approximately S$501,000 to S$649,000 more than the record executive flat.
| Sale year | Condo floor area | Resale price |
| 2026 | 1,733 sqft | S$1.83M |
| 2025 | 1,732 sqft | S$1.928M |
| 2025 | 1,798 sqft | S$1.978M |
Condo resale transactions in Yishun involving units with floor areas comparable to the record executive flat. Source: URA, 99.co.
This price difference helps explain why spacious executive flats can remain attractive to buyers, even at seven-figure prices. The Block 652 unit offers a comparable amount of living space at a considerably lower price than these private homes.
Of course, buyers are paying for more than just floor area when purchasing a condominium. Private developments typically offer facilities such as swimming pools, gyms and security services. Factors such as tenure, remaining lease, maintenance fees and location also play a role in the overall comparison.
Still, for families who prioritise having more room at home over access to private facilities, an executive flat could offer better value for their needs.
More importantly, buyers do not necessarily need to spend over S$1 million to secure a spacious home in Yishun. While the latest transaction has set a new record, larger HDB resale homes measuring 1,300 sqft and above are currently listed on 99.co from S$540,000.
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Million-dollar HDB sales are rising, even as overall prices stabilise
Yishun’s latest record comes at a time when million-dollar HDB transactions are becoming increasingly common across Singapore. In fact, the number of million-dollar resale flats reached three consecutive monthly highs in 2026, climbing from 201 transactions in August to 209 in September, before reaching a new peak of 238 in October.
Read more: Million-dollar HDB resales hit third straight monthly record in October 2026
Yet this increase has not translated into stronger prices across the entire resale market.
Overall HDB resale prices declined by 0.2% month on month in October and remained broadly unchanged from a year earlier. This shows that while more flats are crossing the million-dollar threshold, price movements across the wider market have been relatively subdued.
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