Blk 774 Yishun Ave 3
Project page · 99-year lease from 1987
Based on 8 sales in this street, last 24 months. Search widened 2 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 774 | 07 TO 09 | 64 sqm | S$410,000 | S$6,406 psm | ×0.999 | S$6,397 psm |
| Mar 2026 | Blk 774 | 04 TO 06 | 64 sqm | S$410,000 | S$6,406 psm | ×0.996 | S$6,378 psm |
| Nov 2025 | Blk 773 | 04 TO 06 | 64 sqm | S$425,000 | S$6,641 psm | ×0.995 | S$6,605 psm |
| Oct 2025 | Blk 774 | 07 TO 09 | 64 sqm | S$430,000 | S$6,719 psm | ×0.995 | S$6,682 psm |
| Oct 2025 | Blk 774 | 07 TO 09 | 64 sqm | S$410,000 | S$6,406 psm | ×0.995 | S$6,372 psm |
| Jul 2025 | Blk 773 | 10 TO 12 | 64 sqm | S$430,000 | S$6,719 psm | ×0.994 | S$6,679 psm |
| Jun 2025 | Blk 773 | 01 TO 03 | 64 sqm | S$420,000 | S$6,563 psm | ×0.998 | S$6,550 psm |
| Jan 2025 | Blk 774 | 07 TO 09 | 64 sqm | S$410,000 | S$6,406 psm | ×1.007 | S$6,454 psm |
How accurate is this estimate for Yishun Ave 3?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 15 sales in Yishun Ave 3 since.
- Median error
- 3.6%
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.
7.50% gross yield
S$31,200 of rent a year against the estimate above · 0.04 points below flats like it
Homes like this rent for about S$2,600 a month, the middle of 11 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 774 | 3 ROOM | S$2,600 |
| Sept 2026 | 774 | 3 ROOM | S$2,500 |
| Aug 2026 | 774 | 3 ROOM | S$2,700 |
| Aug 2026 | 767 | 3 ROOM | S$2,600 |
| Jun 2026 | 774 | 3 ROOM | S$2,500 |
| May 2026 | 773 | 3 ROOM | S$2,700 |
| Apr 2026 | 774 | 3 ROOM | S$3,000 |
| Apr 2026 | 774 | 3 ROOM | S$2,600 |
median of 11 HDB rental approvals for 3 ROOM on Yishun Ave 3 since 2025-11.
Buying or selling at S$416,116?
Buying: Stamp duty on S$416,116 · Cash and CPF needed on S$416,116 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$416,116.
Each opens with this figure filled in; change anything there.
Primary schools near 774 Yishun Ave 3
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
- Peiying Primary School · 384 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 432 m · no 2025 Phase 2C ballot
- Northland Primary School · 905 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Naval Base Primary School · 960 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
1 to 2 km
- Ahmad Ibrahim Primary School · 1,045 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yishun Primary School · 1,061 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Xishan Primary School · 1,126 m · no 2025 Phase 2C ballot
- Huamin Primary School · 1,313 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 1,770 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 1,833 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 774 · 4 ROOM · 04 TO 06 · Simplified · 60 years left | 89 sqm | S$492,000 | S$5,528 psm |
| Jun 2026 | Blk 774 · 3 ROOM · 07 TO 09 · Simplified · 60 years left | 64 sqm | S$410,000 | S$6,406 psm |
| Mar 2026 | Blk 774 · 4 ROOM · 01 TO 03 · Simplified · 60 years left | 89 sqm | S$500,000 | S$5,618 psm |
| Mar 2026 | Blk 774 · 3 ROOM · 04 TO 06 · Simplified · 60 years left | 64 sqm | S$410,000 | S$6,406 psm |
| Dec 2025 | Blk 774 · 4 ROOM · 04 TO 06 · Simplified · 60 years left | 84 sqm | S$492,000 | S$5,857 psm |
| Nov 2025 | Blk 774 · 3 ROOM · 01 TO 03 · Simplified · 60 years left excluded: outlier | 64 sqm | S$380,000 | S$5,938 psm |
| Oct 2025 | Blk 774 · 3 ROOM · 07 TO 09 · Simplified · 60 years left | 64 sqm | S$410,000 | S$6,406 psm |
| Oct 2025 | Blk 774 · 3 ROOM · 07 TO 09 · Simplified · 60 years left | 64 sqm | S$430,000 | S$6,719 psm |
| Feb 2025 | Blk 774 · 3 ROOM · 07 TO 09 · Simplified · 61 years left excluded: outlier | 64 sqm | S$432,000 | S$6,750 psm |
| Jan 2025 | Blk 774 · 3 ROOM · 07 TO 09 · Simplified · 61 years left | 64 sqm | S$410,000 | S$6,406 psm |
| Dec 2024 | Blk 774 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 89 sqm | S$508,888 | S$5,718 psm |
| Aug 2024 | Blk 774 · 3 ROOM · 04 TO 06 · Simplified · 62 years left | 64 sqm | S$390,000 | S$6,094 psm |
| Jun 2024 | Blk 774 · 3 ROOM · 04 TO 06 · Simplified · 62 years left | 64 sqm | S$388,000 | S$6,063 psm |
| Apr 2024 | Blk 774 · 4 ROOM · 10 TO 12 · Simplified · 62 years left | 84 sqm | S$455,000 | S$5,417 psm |
| Jan 2024 | Blk 774 · 4 ROOM · 01 TO 03 · Simplified · 62 years left | 89 sqm | S$445,000 | S$5,000 psm |
| Dec 2023 | Blk 774 · 3 ROOM · 01 TO 03 · Simplified · 62 years left | 64 sqm | S$365,000 | S$5,703 psm |
| Nov 2023 | Blk 774 · 3 ROOM · 04 TO 06 · Simplified · 62 years left | 64 sqm | S$368,000 | S$5,750 psm |
| Nov 2023 | Blk 774 · 3 ROOM · 07 TO 09 · Simplified · 62 years left | 64 sqm | S$358,000 | S$5,594 psm |
| Oct 2023 | Blk 774 · 3 ROOM · 07 TO 09 · Simplified · 62 years left | 64 sqm | S$378,000 | S$5,906 psm |
| Sept 2023 | Blk 774 · 4 ROOM · 10 TO 12 · Simplified · 63 years left | 89 sqm | S$475,000 | S$5,337 psm |
| May 2023 | Blk 774 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 84 sqm | S$448,000 | S$5,333 psm |
| Jan 2023 | Blk 774 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 89 sqm | S$430,000 | S$4,831 psm |
| Jan 2023 | Blk 774 · 3 ROOM · 04 TO 06 · Simplified · 63 years left | 64 sqm | S$345,000 | S$5,391 psm |
| Oct 2022 | Blk 774 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 89 sqm | S$440,000 | S$4,944 psm |
| Oct 2022 | Blk 774 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 89 sqm | S$420,000 | S$4,719 psm |
| Sept 2022 | Blk 774 · 3 ROOM · 07 TO 09 · Simplified · 64 years left | 64 sqm | S$355,000 | S$5,547 psm |
| Aug 2022 | Blk 774 · 3 ROOM · 04 TO 06 · Simplified · 64 years left | 64 sqm | S$368,000 | S$5,750 psm |
| Jul 2022 | Blk 774 · 3 ROOM · 04 TO 06 · Simplified · 64 years left | 64 sqm | S$340,000 | S$5,313 psm |
| May 2022 | Blk 774 · 4 ROOM · 01 TO 03 · Simplified · 64 years left | 84 sqm | S$410,000 | S$4,881 psm |
| May 2022 | Blk 774 · 3 ROOM · 04 TO 06 · Simplified · 64 years left | 64 sqm | S$340,000 | S$5,313 psm |
| May 2022 | Blk 774 · 3 ROOM · 04 TO 06 · Simplified · 64 years left | 64 sqm | S$335,000 | S$5,234 psm |
| Apr 2022 | Blk 774 · 3 ROOM · 01 TO 03 · Simplified · 64 years left | 64 sqm | S$325,000 | S$5,078 psm |
| Mar 2022 | Blk 774 · 3 ROOM · 04 TO 06 · Simplified · 64 years left | 64 sqm | S$330,000 | S$5,156 psm |
| Feb 2022 | Blk 774 · 4 ROOM · 07 TO 09 · Simplified · 64 years left | 89 sqm | S$420,000 | S$4,719 psm |
| Feb 2022 | Blk 774 · 3 ROOM · 01 TO 03 · Simplified · 64 years left | 64 sqm | S$320,000 | S$5,000 psm |
| Nov 2021 | Blk 774 · 3 ROOM · 07 TO 09 · Simplified · 64 years left | 64 sqm | S$334,000 | S$5,219 psm |
| Nov 2021 | Blk 774 · 3 ROOM · 01 TO 03 · Simplified · 64 years left | 64 sqm | S$307,000 | S$4,797 psm |
Showing 37 of 158.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 774 · 3 ROOM | S$2,600 | — |
| Sept 2026 | Blk 774 · 3 ROOM | S$2,500 | — |
| Aug 2026 | Blk 774 · 4 ROOM | S$3,400 | — |
| Aug 2026 | Blk 774 · 3 ROOM | S$2,700 | — |
| Jun 2026 | Blk 774 · 3 ROOM | S$2,500 | — |
| Apr 2026 | Blk 774 · 3 ROOM | S$3,000 | — |
| Apr 2026 | Blk 774 · 3 ROOM | S$2,600 | — |
| Mar 2026 | Blk 774 · 3 ROOM | S$2,450 | — |
| Oct 2025 | Blk 774 · 3 ROOM | S$2,500 | — |
| Sept 2025 | Blk 774 · 3 ROOM | S$2,800 | — |
| Sept 2025 | Blk 774 · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 774 · 3 ROOM | S$2,700 | — |
| Jul 2025 | Blk 774 · 4 ROOM | S$1,830 | — |
| Mar 2025 | Blk 774 · 4 ROOM | S$3,400 | — |
| Mar 2025 | Blk 774 · 3 ROOM | S$2,500 | — |
| Nov 2024 | Blk 774 · 4 ROOM | S$3,000 | — |
| Oct 2024 | Blk 774 · 4 ROOM | S$3,200 | — |
| Sept 2024 | Blk 774 · 4 ROOM | S$3,000 | — |
| Aug 2024 | Blk 774 · 3 ROOM | S$2,800 | — |
| Jun 2024 | Blk 774 · 3 ROOM | S$2,600 | — |
| Jun 2024 | Blk 774 · 3 ROOM | S$2,400 | — |
| May 2024 | Blk 774 · 3 ROOM | S$3,300 | — |
| Mar 2024 | Blk 774 · 4 ROOM | S$3,700 | — |
| Jan 2024 | Blk 774 · 4 ROOM | S$1,830 | — |
| Oct 2023 | Blk 774 · 3 ROOM | S$2,800 | — |
| Sept 2023 | Blk 774 · 3 ROOM | S$2,800 | — |
| Aug 2023 | Blk 774 · 3 ROOM | S$2,300 | — |
| Jun 2023 | Blk 774 · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 774 · 3 ROOM | S$3,200 | — |
| Feb 2023 | Blk 774 · 3 ROOM | S$3,200 | — |
| Jul 2022 | Blk 774 · 3 ROOM | S$2,600 | — |
| Jul 2022 | Blk 774 · 3 ROOM | S$2,000 | — |
| Mar 2022 | Blk 774 · 4 ROOM | S$2,500 | — |
| Mar 2022 | Blk 774 · 4 ROOM | S$2,100 | — |
| Feb 2022 | Blk 774 · 3 ROOM | S$2,200 | — |
| Jan 2022 | Blk 774 · 3 ROOM | S$2,000 | — |
| Dec 2021 | Blk 774 · 4 ROOM | S$1,800 | — |
| Jul 2021 | Blk 774 · 3 ROOM | S$1,900 | — |
| Jul 2021 | Blk 774 · 3 ROOM | S$1,600 | — |
| Jun 2021 | Blk 774 · 4 ROOM | S$1,900 | — |
| May 2021 | Blk 774 · 3 ROOM | S$1,600 | — |
| Apr 2021 | Blk 774 · 4 ROOM | S$1,800 | — |
| Mar 2021 | Blk 774 · 3 ROOM | S$1,500 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 59 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 54 years | S$397,206 | S$438,548 | S$472,897 | S$483,262 |
| 10 years | 49 years | S$376,974 | S$459,530 | S$534,334 | S$558,014 |
| 20 years | 39 years | S$330,627 | S$491,294 | S$664,263 | S$724,444 |
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.