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HDB · 760398

Blk 398 Yishun Ring Rd

Project page · 99-year lease from 1988

Indicative value range
S$517,190 – S$573,000
Indicative mid S$542,588 · S$5,217 psm

Based on 57 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 62101 TO 03105 sqmS$515,000S$4,905 psm×1.000S$4,905 psm
Oct 2026Blk 32901 TO 03104 sqmS$500,000S$4,808 psm×1.000S$4,808 psm
Oct 2026Blk 33001 TO 03108 sqmS$580,000S$5,370 psm×1.000S$5,370 psm
Oct 2026Blk 13707 TO 0991 sqmS$500,000S$5,495 psm×1.000S$5,495 psm
Sept 2026Blk 78201 TO 0389 sqmS$508,000S$5,708 psm×1.000S$5,708 psm
Sept 2026Blk 23904 TO 0693 sqmS$510,000S$5,484 psm×1.000S$5,484 psm
Sept 2026Blk 35404 TO 06105 sqmS$570,000S$5,429 psm×1.000S$5,429 psm
Sept 2026Blk 25304 TO 06104 sqmS$488,000S$4,692 psm×1.000S$4,692 psm
Sept 2026Blk 10804 TO 0697 sqmS$462,000S$4,763 psm×1.000S$4,763 psm
Sept 2026Blk 40207 TO 09108 sqmS$528,000S$4,889 psm×1.000S$4,889 psm
Sept 2026Blk 24201 TO 0393 sqmS$510,000S$5,484 psm×1.000S$5,484 psm
Aug 2026Blk 13807 TO 0993 sqmS$515,888S$5,547 psm×1.000S$5,547 psm
Aug 2026Blk 40901 TO 03108 sqmS$510,000S$4,722 psm×1.000S$4,722 psm
Aug 2026Blk 39504 TO 06104 sqmS$488,000S$4,692 psm×1.000S$4,692 psm
Aug 2026Blk 33010 TO 12108 sqmS$590,000S$5,463 psm×1.000S$5,463 psm
Aug 2026Blk 31407 TO 09108 sqmS$618,000S$5,722 psm×1.000S$5,722 psm
Aug 2026Blk 41101 TO 03105 sqmS$540,000S$5,143 psm×1.000S$5,143 psm
Aug 2026Blk 25304 TO 06104 sqmS$490,000S$4,712 psm×1.000S$4,712 psm
Aug 2026Blk 13710 TO 1291 sqmS$520,000S$5,714 psm×1.000S$5,714 psm
Aug 2026Blk 33104 TO 06104 sqmS$530,000S$5,096 psm×1.000S$5,096 psm
Jul 2026Blk 13901 TO 0398 sqmS$508,888S$5,193 psm×1.000S$5,193 psm
Jul 2026Blk 36710 TO 12104 sqmS$573,000S$5,510 psm×1.000S$5,510 psm
Jul 2026Blk 40910 TO 12108 sqmS$530,888S$4,916 psm×1.000S$4,916 psm
Jun 2026Blk 80504 TO 06103 sqmS$575,000S$5,583 psm×0.999S$5,574 psm
Jun 2026Blk 11607 TO 09104 sqmS$545,000S$5,240 psm×0.999S$5,233 psm
Jun 2026Blk 41307 TO 09104 sqmS$540,000S$5,192 psm×0.999S$5,185 psm
Jun 2026Blk 85301 TO 03108 sqmS$555,000S$5,139 psm×0.999S$5,131 psm
Jun 2026Blk 25707 TO 09103 sqmS$520,000S$5,049 psm×0.999S$5,041 psm
Jun 2026Blk 35310 TO 12105 sqmS$558,000S$5,314 psm×0.999S$5,306 psm
May 2026Blk 11307 TO 09103 sqmS$510,000S$4,951 psm×0.999S$4,944 psm
May 2026Blk 11001 TO 0389 sqmS$450,000S$5,056 psm×0.999S$5,049 psm
May 2026Blk 13607 TO 0998 sqmS$500,888S$5,111 psm×0.999S$5,104 psm
Apr 2026Blk 36210 TO 12104 sqmS$538,888S$5,182 psm×0.999S$5,174 psm
Apr 2026Blk 30904 TO 06105 sqmS$582,000S$5,543 psm×0.999S$5,535 psm
Apr 2026Blk 36207 TO 09104 sqmS$525,000S$5,048 psm×0.999S$5,041 psm
Apr 2026Blk 80004 TO 06104 sqmS$645,000S$6,202 psm×0.999S$6,193 psm
Mar 2026Blk 36704 TO 06104 sqmS$568,000S$5,462 psm×0.996S$5,437 psm
Mar 2026Blk 11804 TO 06106 sqmS$510,888S$4,820 psm×0.996S$4,798 psm
Mar 2026Blk 41101 TO 03105 sqmS$520,000S$4,952 psm×0.996S$4,930 psm
Mar 2026Blk 33004 TO 06105 sqmS$555,000S$5,286 psm×0.996S$5,262 psm
Mar 2026Blk 31401 TO 03108 sqmS$550,000S$5,093 psm×0.996S$5,070 psm
Mar 2026Blk 24101 TO 0393 sqmS$540,000S$5,806 psm×0.996S$5,781 psm
Mar 2026Blk 36710 TO 12104 sqmS$545,000S$5,240 psm×0.996S$5,217 psm
Mar 2026Blk 24110 TO 1299 sqmS$560,000S$5,657 psm×0.996S$5,632 psm
Feb 2026Blk 36710 TO 12104 sqmS$548,000S$5,269 psm×0.996S$5,246 psm
Feb 2026Blk 36710 TO 12108 sqmS$550,000S$5,093 psm×0.996S$5,070 psm
Feb 2026Blk 23710 TO 1293 sqmS$525,000S$5,645 psm×0.996S$5,620 psm
Feb 2026Blk 35304 TO 06105 sqmS$550,888S$5,247 psm×0.996S$5,223 psm
Jan 2026Blk 13601 TO 0398 sqmS$538,000S$5,490 psm×0.996S$5,466 psm
Jan 2026Blk 35701 TO 03104 sqmS$520,000S$5,000 psm×0.996S$4,978 psm
Jan 2026Blk 85410 TO 12104 sqmS$595,000S$5,721 psm×0.996S$5,696 psm
Jan 2026Blk 78310 TO 12104 sqmS$586,000S$5,635 psm×0.996S$5,610 psm
Jan 2026Blk 80810 TO 12104 sqmS$645,000S$6,202 psm×0.996S$6,174 psm
Dec 2025Blk 11604 TO 06108 sqmS$508,888S$4,712 psm×0.995S$4,686 psm
Dec 2025Blk 13704 TO 0699 sqmS$495,000S$5,000 psm×0.995S$4,973 psm
Dec 2025Blk 36607 TO 09108 sqmS$538,000S$4,981 psm×0.995S$4,955 psm
Dec 2025Blk 24104 TO 0696 sqmS$545,000S$5,677 psm×0.995S$5,646 psm

How accurate is this estimate for Yishun Ring Rd?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 255 sales in Yishun Ring Rd since.

Median error
4.8%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

6.86% gross yield

S$37,200 of rent a year against the estimate above · 0.18 points above flats like it

Homes like this rent for about S$3,100 a month, the middle of 125 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.68%, from 62 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 20268024 ROOMS$3,600
Sept 20263094 ROOMS$3,200
Sept 20261174 ROOMS$3,100
Sept 20261134 ROOMS$3,100
Sept 20261674 ROOMS$3,050
Sept 20263674 ROOMS$3,000
Sept 20263954 ROOMS$2,850
Aug 20268534 ROOMS$3,500

median of 125 HDB rental approvals for 4 ROOM on Yishun Ring Rd since 2025-11.

Buying or selling at S$542,588?

Buying: Stamp duty on S$542,588 · Cash and CPF needed on S$542,588 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$542,588.

Each opens with this figure filled in; change anything there.

Primary schools near 398 Yishun Ring Rd

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Dec 2025
Blk 398 · 5 ROOM · 01 TO 03 · Improved · 62 years left
122 sqmS$640,000S$5,246 psm
Sept 2025
Blk 398 · 4 ROOM · 04 TO 06 · Model A · 62 years left
104 sqmS$550,000S$5,288 psm
Nov 2024
Blk 398 · 5 ROOM · 01 TO 03 · Improved · 63 years left
127 sqmS$658,000S$5,181 psm
Jul 2024
Blk 398 · 4 ROOM · 01 TO 03 · Model A · 63 years left
104 sqmS$510,000S$4,904 psm
Dec 2021
Blk 398 · 5 ROOM · 07 TO 09 · Improved · 66 years left
122 sqmS$505,000S$4,139 psm
See more

Showing 5 of 30.

Sale prices as filed in caveats.

Where the lease takes this

About 60 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years55 yearsS$523,216S$577,673S$622,919S$636,573
10 years50 yearsS$499,439S$608,813S$707,919S$739,292
20 years40 yearsS$445,778S$662,402S$895,613S$976,754

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.99% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.