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HDB · 760256

Blk 256 Yishun Ring Rd

Project page · 99-year lease from 1985

Indicative value range
S$376,702 – S$410,103
Indicative mid S$398,173 · S$6,221 psm

Based on 52 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 14107 TO 0971 sqmS$418,000S$5,887 psm×1.000S$5,887 psm
Oct 2026Blk 10801 TO 0368 sqmS$410,000S$6,029 psm×1.000S$6,029 psm
Oct 2026Blk 14201 TO 0368 sqmS$385,000S$5,662 psm×1.000S$5,662 psm
Oct 2026Blk 13604 TO 0668 sqmS$370,000S$5,441 psm×1.000S$5,441 psm
Oct 2026Blk 11107 TO 0967 sqmS$348,000S$5,194 psm×1.000S$5,194 psm
Sept 2026Blk 10701 TO 0367 sqmS$382,000S$5,701 psm×1.000S$5,701 psm
Sept 2026Blk 25601 TO 0364 sqmS$393,000S$6,141 psm×1.000S$6,141 psm
Sept 2026Blk 16504 TO 0664 sqmS$400,000S$6,250 psm×1.000S$6,250 psm
Aug 2026Blk 13804 TO 0668 sqmS$415,000S$6,103 psm×1.000S$6,103 psm
Aug 2026Blk 24207 TO 0967 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Aug 2026Blk 11304 TO 0664 sqmS$390,000S$6,094 psm×1.000S$6,094 psm
Aug 2026Blk 14104 TO 0668 sqmS$423,000S$6,221 psm×1.000S$6,221 psm
Aug 2026Blk 10807 TO 0960 sqmS$375,000S$6,250 psm×1.000S$6,250 psm
Aug 2026Blk 10704 TO 0667 sqmS$394,000S$5,881 psm×1.000S$5,881 psm
Aug 2026Blk 62110 TO 1273 sqmS$480,000S$6,575 psm×1.000S$6,575 psm
Jul 2026Blk 11007 TO 0964 sqmS$410,000S$6,406 psm×1.000S$6,406 psm
Jul 2026Blk 80101 TO 0370 sqmS$455,000S$6,500 psm×1.000S$6,500 psm
Jul 2026Blk 14104 TO 0668 sqmS$425,000S$6,250 psm×1.000S$6,250 psm
Jul 2026Blk 13904 TO 0668 sqmS$390,000S$5,735 psm×1.000S$5,735 psm
Jul 2026Blk 23701 TO 0367 sqmS$365,000S$5,448 psm×1.000S$5,448 psm
Jul 2026Blk 61710 TO 1273 sqmS$480,000S$6,575 psm×1.000S$6,575 psm
Jul 2026Blk 62107 TO 0973 sqmS$475,000S$6,507 psm×1.000S$6,507 psm
Jul 2026Blk 24204 TO 0667 sqmS$402,000S$6,000 psm×1.000S$6,000 psm
Jul 2026Blk 11307 TO 0964 sqmS$385,000S$6,016 psm×1.000S$6,016 psm
Jul 2026Blk 10804 TO 0660 sqmS$390,000S$6,500 psm×1.000S$6,500 psm
Jul 2026Blk 10807 TO 0967 sqmS$395,000S$5,896 psm×1.000S$5,896 psm
Jul 2026Blk 11204 TO 0664 sqmS$400,000S$6,250 psm×1.000S$6,250 psm
Jun 2026Blk 10804 TO 0667 sqmS$420,000S$6,269 psm×0.999S$6,259 psm
Jun 2026Blk 61510 TO 1273 sqmS$468,888S$6,423 psm×0.999S$6,414 psm
Jun 2026Blk 23707 TO 0967 sqmS$400,000S$5,970 psm×0.999S$5,961 psm
May 2026Blk 11001 TO 0364 sqmS$393,000S$6,141 psm×0.999S$6,132 psm
May 2026Blk 11201 TO 0364 sqmS$369,000S$5,766 psm×0.999S$5,757 psm
May 2026Blk 16501 TO 0364 sqmS$377,000S$5,891 psm×0.999S$5,882 psm
May 2026Blk 23707 TO 0967 sqmS$422,500S$6,306 psm×0.999S$6,297 psm
Apr 2026Blk 13610 TO 1268 sqmS$419,000S$6,162 psm×0.999S$6,153 psm
Apr 2026Blk 24307 TO 0964 sqmS$412,000S$6,438 psm×0.999S$6,428 psm
Mar 2026Blk 10807 TO 0967 sqmS$380,000S$5,672 psm×0.996S$5,647 psm
Mar 2026Blk 61707 TO 0973 sqmS$485,000S$6,644 psm×0.996S$6,614 psm
Mar 2026Blk 13801 TO 0368 sqmS$438,000S$6,441 psm×0.996S$6,413 psm
Feb 2026Blk 11007 TO 0964 sqmS$435,000S$6,797 psm×0.996S$6,767 psm
Feb 2026Blk 11007 TO 0964 sqmS$382,000S$5,969 psm×0.996S$5,942 psm
Feb 2026Blk 13907 TO 0968 sqmS$430,000S$6,324 psm×0.996S$6,296 psm
Feb 2026Blk 11004 TO 0664 sqmS$415,000S$6,484 psm×0.996S$6,456 psm
Feb 2026Blk 11101 TO 0371 sqmS$410,688S$5,784 psm×0.996S$5,759 psm
Feb 2026Blk 11901 TO 0370 sqmS$362,000S$5,171 psm×0.996S$5,149 psm
Feb 2026Blk 24304 TO 0664 sqmS$400,000S$6,250 psm×0.996S$6,222 psm
Jan 2026Blk 62204 TO 0673 sqmS$460,000S$6,301 psm×0.996S$6,273 psm
Jan 2026Blk 78201 TO 0364 sqmS$410,000S$6,406 psm×0.996S$6,378 psm
Jan 2026Blk 16513 TO 1564 sqmS$418,000S$6,531 psm×0.996S$6,502 psm
Jan 2026Blk 11304 TO 0664 sqmS$400,000S$6,250 psm×0.996S$6,222 psm
Dec 2025Blk 10804 TO 0660 sqmS$385,000S$6,417 psm×0.995S$6,382 psm
Dec 2025Blk 80101 TO 0364 sqmS$435,000S$6,797 psm×0.995S$6,760 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.

8.14% gross yield

S$32,400 of rent a year against the estimate above · 0.6 points above flats like it

Homes like this rent for about S$2,700 a month, the middle of 164 approvals in the last year.

In Yishun, flats of this type with 50 to 59 years of lease left yield 7.54%, from 17 blocks.

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 20268533 ROOMS$3,000
Sept 2026342B3 ROOMS$3,000
Sept 20262433 ROOMS$2,900
Sept 20261083 ROOMS$2,800
Sept 20263533 ROOMS$2,750
Sept 20262433 ROOMS$2,700
Sept 20262373 ROOMS$2,700
Sept 20261103 ROOMS$2,700

median of 164 HDB rental approvals for 3 ROOM on Yishun Ring Rd since 2025-11.

Buying or selling at S$398,173?

Buying: Stamp duty on S$398,173 · Cash and CPF needed on S$398,173 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$398,173.

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

Primary schools near 256 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
Sept 2026
Blk 256 · 3 ROOM · 01 TO 03 · Simplified · 58 years left
64 sqmS$393,000S$6,141 psm
Jan 2025
Blk 256 · 3 ROOM · 01 TO 03 · Simplified · 60 years left
64 sqmS$393,889S$6,155 psm
See more

Showing 2 of 17.

Sale prices as filed in caveats.

Where the lease takes this

About 57 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 years52 yearsS$380,079S$419,638S$452,506S$462,424
10 years47 yearsS$360,719S$439,715S$511,294S$533,953
20 years37 yearsS$316,370S$470,109S$635,620S$693,205

On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.