SINGAPORE — A rare Multi-Generation HDB flat in Yishun has changed hands for S$1.212 million, setting a new record for the flat type in the neighbourhood and making it the second-highest Multi-Generation HDB resale transaction ever recorded in Singapore.
The sale involves a 1,625-square-foot (151 sq m) unit at Block 666 Yishun Avenue 4, located between the 10th and 12th floors.
The property fetched approximately S$745 per square foot, despite having a lease that began in 1987, leaving about 60 years remaining.
The latest transaction narrowly surpassed Yishun’s previous Multi-Generation record of S$1.2 million, which was also set at Block 666.
The new deal highlights the growing value of Singapore’s unusually large HDB flats, particularly homes with layouts designed for multi-generational families.
Just S$12,000 More Than the Previous Yishun Record
The latest transaction is notable not only because it crossed the S$1.2 million mark, but because the previous record came from the same block and the same general floor range.
In March 2024, another Multi-Generation flat at Block 666 Yishun Avenue 4 sold for S$1.2 million.
That earlier unit was actually larger, measuring about 1,765 sq ft, compared with 1,625 sq ft for the latest sale.
Yet the newer transaction fetched S$12,000 more.
On a per-square-foot basis, the difference is even more striking.
The latest unit achieved about S$745 psf, compared with approximately S$679 psf for the 2024 transaction — an increase of roughly 9.7 per cent on a psf basis.
That suggests buyers are placing a premium on particular characteristics such as floor level, condition, layout and scarcity, rather than simply paying according to total floor area.
Singapore’s Second-Highest Multi-Generation HDB Sale
The Yishun transaction now sits just behind Singapore’s national record for a Multi-Generation HDB flat.
That record belongs to a 1,776 sq ft flat at Block 137 Bishan Street 12, which sold for S$1,388,888 in May 2025.
That property was also situated between the 10th and 12th floors and achieved approximately S$781 psf.
The Yishun transaction therefore sits about S$176,888 below the national record.
While the headline price may appear extraordinary for an HDB flat, Multi-Generation units are not typical resale flats.
They were designed with extended families in mind, offering significantly more space and greater separation between living areas than many conventional HDB layouts.
Why These Flats Are So Rare
One major reason these homes command attention is their limited supply.
The original Multi-Generation flat model was designed specifically to accommodate larger or extended families living under one roof.
Unlike a standard HDB apartment, these units generally provide more internal space and layouts that can offer greater separation between different parts of the household.
Only a relatively small number of such flats exist in Singapore, with examples found in areas including Bishan, Tampines and Yishun.
In Yishun, some of the Multi-Generation units are concentrated around Yishun Avenue 4 and Yishun Street 61.
Block 666 is particularly unusual because its units are Multi-Generation flats, with floor areas ranging from roughly 1,500 sq ft to more than 1,900 sq ft.
That scarcity can make comparable properties difficult to find when buyers specifically want this type of layout.
Prices Have Climbed Despite Ageing Leases
The latest transaction also comes amid a longer-term rise in the recorded prices of Yishun’s Multi-Generation flats.
According to 99.co Researcher data cited in the property analysis, the average psf price of Multi-Generation flats in Yishun increased from around S$458 psf in 2021 to approximately S$686 psf in 2026.
That’s an increase of nearly 50 per cent over the five-year period.
However, the figures need to be interpreted carefully.
The Multi-Generation resale market is extremely small. Yishun typically records only a handful of transactions each year, meaning that a few unusually large, high-floor or well-located transactions can significantly affect the annual average.
The increase therefore does not mean every Multi-Generation flat in Yishun has risen by the same percentage.
Instead, it illustrates how scarce large-format HDB homes can command strong prices when the right property comes onto the market.
Still Cheaper Per Square Foot Than Many Condos
Despite its S$1.212 million price tag, the Yishun flat remains considerably cheaper on a per-square-foot basis than comparable private residential properties in the area.
In 2026, Yishun Multi-Generation flats averaged about S$686 psf, according to the cited property data.
By comparison, Yishun condominium units of up to 1,750 sq ft averaged approximately S$1,427 psf.
That makes the condominium average more than twice the Multi-Generation HDB average on a psf basis.
The comparison is not perfectly like-for-like because private condominiums and HDB flats differ in tenure, facilities, ownership rules, location and buyer eligibility.
Still, the numbers help explain why some buyers may be willing to pay more than S$1 million for an exceptionally large HDB unit.
For households prioritising space over private facilities, a large resale HDB flat can still offer significantly more floor area for the money.
Not Yishun’s Most Expensive HDB Flat
Despite becoming the town’s most expensive Multi-Generation transaction, the S$1.212 million sale is not Yishun’s overall record HDB resale price.
Several Executive flats have sold for more.
The current Yishun HDB record is S$1.289 million, achieved by a 1,948 sq ft Executive flat at Block 661 Yishun Avenue 4 in July 2025.
Other Executive flats in the area have also crossed the S$1.2 million mark.
This means the latest Multi-Generation sale ranks around sixth among Yishun’s highest-value HDB resale transactions, according to the cited property data.
The pattern is significant: many of Yishun’s most expensive HDB transactions involve the town’s largest and rarest flat types.
A Million-Dollar HDB Market Is No Longer Limited to Central Singapore
The Yishun transaction also reflects a broader shift in Singapore’s resale HDB market.
Million-dollar HDB transactions are no longer confined to the most central or traditionally prestigious locations.
Instead, buyers are increasingly paying premium prices for properties with characteristics that are difficult to replicate — including exceptional floor area, rare layouts, high floors and favourable locations.
In Yishun’s case, Multi-Generation and Executive flats provide something that many newer apartments cannot easily match: a very large amount of internal living space.
For large families, that can be more important than having condominium facilities.
What the S$1.212 Million Sale Really Shows
The eye-catching price tag may suggest that every large HDB flat in Yishun is now worth more than S$1 million.
That would be misleading.
The latest transaction is an example of what happens when scarcity, size, layout and buyer demand converge on a very limited type of property.
The flat is unusually large, part of a rare housing category and located in a block known for its Multi-Generation units.
Its approximately S$745 psf price also reflects the specific characteristics of that transaction rather than providing a universal valuation for all HDB flats in Yishun.
Still, the sale sends a clear message about Singapore’s resale housing market.
For the right property, buyers are willing to pay well above S$1 million for an HDB flat — even outside the city centre.
And with only a limited supply of these oversized homes remaining, the next rare Multi-Generation flat to hit the market could attract just as much attention.
In Singapore’s HDB market, it is no longer simply about where a flat is located — sometimes, it’s about how much space, scarcity and flexibility the home can offer.
WWC ONE MEDIA J.M.D
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