This $1.2m sale in Yishun is Singapore's second-highest for a Multi-Gen HDB flat

A rare Multi-Generation HDB flat at Block 666 Yishun Avenue 4 has changed hands for $1.212 million, setting a new record for the flat type in Yishun.

The 1,625 sq ft (151 sq m) unit is located between the 10th and 12th floors and fetched approximately $745 psf. Its lease commenced in 1987, leaving it with around 60 years remaining.

Beyond setting a new town record, the sale is also the second-highest Multi-Generation flat transaction recorded in Singapore.

Yishun's Multi-Generation record rose by S12,000

Before the latest transaction, Yishun's Multi-Generation flat record stood at $1.2 million. Interestingly, that sale also came from Block 666 and within the same 10th-to-12th-floor band. The 1,765 sq ft unit changed hands in March 2024 for approximately $679 psf.

The latest flat is around 140 sq ft smaller but sold for $12,000, or one per cent, more. On a per-square-foot basis, its price was approximately 9.7 per cent higher.

Singapore's second-highest Multi-Generation flat sale

The latest deal also places Yishun just behind the national Multi-Generation flat record.

That title belongs to a 1,776 sq ft flat at Block 137 Bishan Street 12, which sold for $1,388,888 in May 2025. Located within the same 10th-to-12th-floor band, it fetched approximately $781 psf.

The Yishun sale is S$176,888 below the Bishan record, but it has overtaken the previous $1.2 million Yishun transaction to become the second-highest sale for the flat type nationwide.

Such transactions are uncommon partly because the original Multi-Generation flat model has an extremely limited supply. 

These homes were designed to accommodate extended families under one roof, usually with more separation between living areas than a conventional HDB flat.

The legacy model can be found in only a small number of blocks across Bishan, Tampines and Yishun. In Yishun, they are concentrated along Yishun Avenue 4 and Yishun Street 61. 

All the homes at Block 666 are Multi-Generation units, with floor areas ranging from around 1,500 sq ft to more than 1,900 sq ft. Their size makes them particularly difficult to replace. At 1,625 sq ft, the latest unit is around 37 per cent larger than a typical new five-room BTO flat of approximately 1,184 sq ft.

A practical location near Khatib MRT and Wisteria Mall

Scarcity and size are not the only factors working in the flat's favour.

Block 666 is around an 11-minute walk from Khatib MRT station on the North-South Line. While it does not provide immediate station access, residents can travel directly towards destinations such as Bishan, Orchard, City Hall and Raffles Place.

For everyday conveniences, Wisteria Mall is located across the road. It offers a supermarket, food and beverage outlets and other neighbourhood services, while several coffee shops can also be found beneath nearby HDB blocks.

Families have access to schools across different education levels in the wider area, including Northland Primary School, Naval Base Primary School, Orchid Park Secondary School, Chung Cheng High School (Yishun) and Northbrooks Secondary School.

Together, these amenities give the block a useful balance: it sits within an established residential neighbourhood while remaining reasonably close to Khatib MRT and Yishun's wider town centre.

Prices have climbed despite the flats getting older

Based on 99.co's Researcher data, the average psf price of Multi-Generation flats in Yishun has risen by almost 50 per cent over the past five years, from around $458 psf in 2021 to $686 psf in 2026.

This growth has taken place even as the flats' remaining leases have shortened. However, the figures need to be read in the context of an exceptionally small market. Yishun typically records only around three Multi-Generation transactions a year. The highest annual volume recorded over the past five years was nine sales, while 2026 has seen three transactions so far, including the latest deal.

With so few flats changing hands, the average can shift noticeably depending on the size, floor, location and condition of the units sold in a particular year. The 49.82 per cent increase therefore reflects the transactions recorded, rather than suggesting that every Multi-Generation flat in Yishun has appreciated by the same amount.

Large HDB flats still cost much less per square foot than condos

The size of these flats also makes them an interesting alternative for households comparing HDB and private housing.

In 2026, Multi-Generation flats in Yishun transacted at an average of approximately $686 psf. By comparison, Yishun condo units of up to 1,750 sq ft averaged around $1,427 psf. This means that the condo average was approximately 108 per cent higher, or slightly more than double the Multi-Generation flat average.

It is not a completely like-for-like comparison. Condos come with facilities and differ in age, tenure and location, while the condo data may include smaller units that naturally command higher psf prices. HDB and private homes also come with different ownership rules and buyer eligibility requirements.

Nevertheless, the gap shows why a large Multi-Generation flat can still appeal to households that prioritise internal space. Even at a record S$1.212 million, the unit provides considerably more floor area per dollar than a similarly sized private home is likely to offer.

This is Yishun's sixth-highest HDB sale

Despite setting a Multi-Generation record, the latest transaction sits sixth among Yishun's most expensive HDB resale sales.

The five transactions above it were all Executive flats, including three 1,948 sq ft homes along Yishun Avenue 4. The current town record is held by a unit at Block 661, which sold for $1.289 million in July 2025.

The table also shows that Yishun's highest-value transactions are concentrated among its largest and scarcest flat types. Seven of the top 10 were Executive flats, while the remaining three were Multi-Generation units.

Not every large Yishun flat costs $1.2 million

As eye-catching as the latest transaction is, it should not be taken as the starting price for every large flat in Yishun.

At the time of writing, Multi-Generation flats listed on 99.co start from around $1.2 million. Their limited supply gives buyers few direct alternatives, especially if they specifically want the layout and separation offered by the original Multi-Generation model.

However, households that mainly want more floor area may find lower-priced Executive flats elsewhere in the town. Asking prices for some Executive units measuring at least 1,500 sq ft start from around $730,000. 

These alternatives may differ in location, storey, remaining lease, condition and precise layout. Still, the difference shows that buyers do not necessarily have to spend more than $1 million to secure a particularly spacious HDB home in Yishun.

More public and private homes are coming to Yishun

Yishun already contains more than 65,000 HDB dwelling units, making it one of Singapore's largest public-housing towns. Its housing stock is also set to grow further through the development of Chencharu near Khatib MRT.

Under the Chencharu masterplan, around 10,000 homes are planned by 2040, with at least 80 per cent set aside for public housing.

Four BTO projects have already been launched in the new precinct:

• Chencharu Hills: 1,277 flats
• Chencharu Green: 683 flats
• Chencharu Vines: 848 flats
• Chencharu Grove: 826 flats

Together, these projects will contribute 3,634 new homeownership flats. Another 1,580 BTO flats are planned for the November 2026 sales exercise, comprising second-room Flexi to five-room homes. This includes 650 five-room flats, the largest supply of the flat type among the projects expected in the exercise.

Private housing options are growing as well. The upcoming Chencharu Close mixed-use development is expected to contribute around 875 private homes alongside shops, a hawker centre and an integrated bus interchange.

Elsewhere in Yishun, the 616-unit North Gaia executive condominium is expected to reach TOP in 2027. A further EC site at Miltonia Close has also been awarded and could contribute around 430 more homes near Orchid Country Club and Lower Seletar Reservoir.

None of these developments will directly reproduce the sheer size and original layout of Yishun's legacy Multi-Generation flats. This means homes such as the record-setting unit at Block 666 are likely to remain a niche part of the resale market.

However, the wider pipeline will give households more choices across BTO flats, resale homes, ECs and private condominiums. Together with new shops, transport links and community facilities in Chencharu, it also points towards a more connected and varied housing landscape for Yishun in the years ahead.

This article was first published in 99.co.