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HDB · 761509

Blk 509A Yishun Ave 4

Project page · 99-year lease from 2018

Indicative value range
S$736,123 – S$784,881
Indicative mid S$768,041 · S$6,797 psm

Based on 20 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 674A01 TO 03112 sqmS$675,000S$6,027 psm×1.000S$6,027 psm
Oct 2026Blk 509A07 TO 09113 sqmS$818,000S$7,239 psm×1.000S$7,239 psm
Sept 2026Blk 509A04 TO 06113 sqmS$682,000S$6,035 psm×1.000S$6,035 psm
Aug 2026Blk 673B13 TO 15112 sqmS$805,000S$7,188 psm×1.000S$7,188 psm
Aug 2026Blk 674B01 TO 03112 sqmS$688,000S$6,143 psm×1.000S$6,143 psm
Aug 2026Blk 509B10 TO 12113 sqmS$782,000S$6,920 psm×1.000S$6,920 psm
Jun 2026Blk 509C07 TO 09113 sqmS$775,000S$6,858 psm×0.999S$6,848 psm
Jun 2026Blk 674A07 TO 09112 sqmS$745,888S$6,660 psm×0.999S$6,650 psm
Jun 2026Blk 509C10 TO 12113 sqmS$775,000S$6,858 psm×0.999S$6,848 psm
May 2026Blk 674B10 TO 12112 sqmS$790,000S$7,054 psm×0.999S$7,043 psm
Apr 2026Blk 674A10 TO 12112 sqmS$770,000S$6,875 psm×0.999S$6,865 psm
Apr 2026Blk 673A04 TO 06112 sqmS$720,000S$6,429 psm×0.999S$6,419 psm
Mar 2026Blk 509B07 TO 09113 sqmS$743,000S$6,575 psm×0.996S$6,546 psm
Mar 2026Blk 509C10 TO 12113 sqmS$750,000S$6,637 psm×0.996S$6,608 psm
Mar 2026Blk 673A10 TO 12112 sqmS$790,000S$7,054 psm×0.996S$7,022 psm
Mar 2026Blk 673B10 TO 12112 sqmS$770,001S$6,875 psm×0.996S$6,845 psm
Feb 2026Blk 673C10 TO 12112 sqmS$800,000S$7,143 psm×0.996S$7,111 psm
Dec 2025Blk 508B10 TO 12113 sqmS$750,000S$6,637 psm×0.995S$6,601 psm
Dec 2025Blk 674A10 TO 12112 sqmS$760,000S$6,786 psm×0.995S$6,749 psm
Dec 2025Blk 673A04 TO 06112 sqmS$718,000S$6,411 psm×0.995S$6,376 psm

How accurate is this estimate for Yishun Ave 4?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 120 sales in Yishun Ave 4 since.

Median error
3.2%

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.

5.55% gross yield

S$42,600 of rent a year against the estimate above · 0.21 points below flats like it

Homes like this rent for about S$3,550 a month, the middle of 19 approvals in the last year.

Across Singapore these flats yield 5.76%, from 208 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.

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 20268635 ROOMS$3,650
Aug 20268635 ROOMS$3,550
Jul 20268595 ROOMS$3,500
Jul 2026673A5 ROOMS$3,350
Jul 20266635 ROOMS$3,300
May 20266575 ROOMS$3,900
Apr 20268605 ROOMS$4,000
Apr 20268605 ROOMS$3,650

median of 19 HDB rental approvals for 5 ROOM on Yishun Ave 4 since 2025-11.

Buying or selling at S$768,041?

Buying: Stamp duty on S$768,041 · Cash and CPF needed on S$768,041 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$768,041.

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

Primary schools near 509a Yishun Ave 4

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
Oct 2026
Blk 509A · 5 ROOM · 07 TO 09 · Improved · 91 years left
113 sqmS$818,000S$7,239 psm
Sept 2026
Blk 509A · 5 ROOM · 04 TO 06 · Improved · 91 years left
113 sqmS$682,000S$6,035 psm
Jul 2026
Blk 509A · 4 ROOM · 04 TO 06 · Model A · 91 years left
93 sqmS$580,000S$6,237 psm
May 2026
Blk 509A · 4 ROOM · 04 TO 06 · Model A · 91 years left
93 sqmS$600,800S$6,460 psm
Nov 2025
Blk 509A · 4 ROOM · 10 TO 12 · Model A · 91 years left
93 sqmS$670,000S$7,204 psm
Jun 2025
Blk 509A · 5 ROOM · 07 TO 09 · Improved · 92 years left
113 sqmS$745,888S$6,601 psm
Jun 2025
Blk 509A · 4 ROOM · 04 TO 06 · Model A · 92 years left
93 sqmS$600,000S$6,452 psm
May 2025
Blk 509A · 5 ROOM · 04 TO 06 · Improved · 92 years left
113 sqmS$723,000S$6,398 psm
Nov 2024
Blk 509A · 5 ROOM · 07 TO 09 · Improved · 93 years left
113 sqmS$708,000S$6,265 psm
Oct 2024
Blk 509A · 5 ROOM · 10 TO 12 · Improved · 93 years left
113 sqmS$745,000S$6,593 psm
Jun 2024
Blk 509A · 5 ROOM · 04 TO 06 · Improved · 93 years left
113 sqmS$700,000S$6,195 psm
Dec 2023
Blk 509A · 5 ROOM · 13 TO 15 · Improved · 93 years left
113 sqmS$710,000S$6,283 psm
Nov 2023
Blk 509A · 5 ROOM · 10 TO 12 · Improved · 94 years left
113 sqmS$715,000S$6,327 psm
Sept 2023
Blk 509A · 5 ROOM · 04 TO 06 · Improved · 94 years left
113 sqmS$695,000S$6,150 psm
Aug 2023
Blk 509A · 5 ROOM · 01 TO 03 · Improved · 94 years left
excluded: outlier
113 sqmS$620,000S$5,487 psm
Jul 2023
Blk 509A · 5 ROOM · 04 TO 06 · Improved · 94 years left
113 sqmS$675,000S$5,973 psm
Jun 2023
Blk 509A · 4 ROOM · 07 TO 09 · Model A · 94 years left
93 sqmS$580,880S$6,246 psm
Feb 2023
Blk 509A · 4 ROOM · 04 TO 06 · Model A · 94 years left
93 sqmS$536,000S$5,763 psm
Jan 2023
Blk 509A · 4 ROOM · 07 TO 09 · Model A · 94 years left
93 sqmS$580,000S$6,237 psm
Sept 2022
Blk 509A · 4 ROOM · 04 TO 06 · Model A · 95 years left
93 sqmS$550,000S$5,914 psm
Sept 2022
Blk 509A · 4 ROOM · 04 TO 06 · Model A · 95 years left
93 sqmS$520,000S$5,591 psm
Aug 2022
Blk 509A · 5 ROOM · 07 TO 09 · Improved · 95 years left
113 sqmS$690,000S$6,106 psm
Aug 2022
Blk 509A · 4 ROOM · 04 TO 06 · Model A · 95 years left
93 sqmS$520,000S$5,591 psm
Jul 2022
Blk 509A · 5 ROOM · 10 TO 12 · Improved · 95 years left
113 sqmS$660,000S$5,841 psm
Jul 2022
Blk 509A · 4 ROOM · 07 TO 09 · Model A · 95 years left
93 sqmS$565,000S$6,075 psm
Jun 2022
Blk 509A · 5 ROOM · 10 TO 12 · Improved · 95 years left
113 sqmS$680,000S$6,018 psm
Jun 2022
Blk 509A · 5 ROOM · 04 TO 06 · Improved · 95 years left
113 sqmS$638,000S$5,646 psm
May 2022
Blk 509A · 5 ROOM · 10 TO 12 · Improved · 95 years left
excluded: outlier
113 sqmS$760,000S$6,726 psm
May 2022
Blk 509A · 4 ROOM · 04 TO 06 · Model A · 95 years left
93 sqmS$510,000S$5,484 psm
Apr 2022
Blk 509A · 5 ROOM · 13 TO 15 · Improved · 95 years left
113 sqmS$705,000S$6,239 psm
Apr 2022
Blk 509A · 5 ROOM · 10 TO 12 · Improved · 95 years left
113 sqmS$668,888S$5,919 psm
Apr 2022
Blk 509A · 5 ROOM · 07 TO 09 · Improved · 95 years left
113 sqmS$635,000S$5,619 psm
Apr 2022
Blk 509A · 4 ROOM · 07 TO 09 · Model A · 95 years left
93 sqmS$525,000S$5,645 psm
Apr 2022
Blk 509A · 4 ROOM · 07 TO 09 · Model A · 95 years left
93 sqmS$520,000S$5,591 psm
Apr 2022
Blk 509A · 4 ROOM · 01 TO 03 · Model A · 95 years left
93 sqmS$485,000S$5,215 psm

Sale prices as filed in caveats.

Where the lease takes this

About 90 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 years85 yearsS$730,249S$806,254S$869,404S$888,460
10 years80 yearsS$685,669S$835,827S$971,887S$1,014,958
20 years70 yearsS$604,720S$898,582S$1,214,944S$1,325,016

On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.