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HDB · 760203

Blk 203 Yishun St 21

Project page · 99-year lease from 1985

Indicative value range
S$414,386 – S$443,915
Indicative mid S$424,371 · S$6,334 psm

Based on 41 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 20810 TO 1267 sqmS$440,000S$6,567 psm×1.000S$6,567 psm
Oct 2026Blk 20604 TO 0667 sqmS$395,888S$5,909 psm×1.000S$5,909 psm
Oct 2026Blk 20201 TO 0371 sqmS$470,000S$6,620 psm×1.000S$6,620 psm
Oct 2026Blk 23507 TO 0967 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
Sept 2026Blk 22204 TO 0667 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Aug 2026Blk 20507 TO 0967 sqmS$435,000S$6,493 psm×1.000S$6,493 psm
Aug 2026Blk 21004 TO 0667 sqmS$438,000S$6,537 psm×1.000S$6,537 psm
Aug 2026Blk 20104 TO 0667 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
Aug 2026Blk 21604 TO 0668 sqmS$425,000S$6,250 psm×1.000S$6,250 psm
Jul 2026Blk 20407 TO 0967 sqmS$442,888S$6,610 psm×1.000S$6,610 psm
Jul 2026Blk 21610 TO 1268 sqmS$420,000S$6,176 psm×1.000S$6,176 psm
Jul 2026Blk 20310 TO 1267 sqmS$455,000S$6,791 psm×1.000S$6,791 psm
Jun 2026Blk 21004 TO 0667 sqmS$425,000S$6,343 psm×0.999S$6,334 psm
Jun 2026Blk 21507 TO 0967 sqmS$450,000S$6,716 psm×0.999S$6,706 psm
Jun 2026Blk 22207 TO 0967 sqmS$408,000S$6,090 psm×0.999S$6,081 psm
Jun 2026Blk 22810 TO 1267 sqmS$415,000S$6,194 psm×0.999S$6,185 psm
May 2026Blk 20110 TO 1267 sqmS$445,000S$6,642 psm×0.999S$6,632 psm
May 2026Blk 20510 TO 1267 sqmS$465,000S$6,940 psm×0.999S$6,930 psm
May 2026Blk 22401 TO 0367 sqmS$418,000S$6,239 psm×0.999S$6,230 psm
May 2026Blk 22404 TO 0667 sqmS$418,000S$6,239 psm×0.999S$6,230 psm
Apr 2026Blk 20101 TO 0367 sqmS$415,000S$6,194 psm×0.999S$6,185 psm
Apr 2026Blk 21904 TO 0668 sqmS$443,000S$6,515 psm×0.999S$6,505 psm
Mar 2026Blk 20407 TO 0967 sqmS$438,888S$6,551 psm×0.996S$6,522 psm
Mar 2026Blk 20801 TO 0367 sqmS$410,000S$6,119 psm×0.996S$6,092 psm
Mar 2026Blk 21707 TO 0968 sqmS$458,000S$6,735 psm×0.996S$6,705 psm
Mar 2026Blk 20807 TO 0967 sqmS$455,000S$6,791 psm×0.996S$6,761 psm
Mar 2026Blk 21501 TO 0367 sqmS$445,000S$6,642 psm×0.996S$6,612 psm
Mar 2026Blk 20601 TO 0367 sqmS$460,000S$6,866 psm×0.996S$6,835 psm
Feb 2026Blk 22001 TO 0372 sqmS$408,888S$5,679 psm×0.996S$5,654 psm
Feb 2026Blk 21104 TO 0667 sqmS$412,000S$6,149 psm×0.996S$6,122 psm
Feb 2026Blk 21910 TO 1268 sqmS$430,000S$6,324 psm×0.996S$6,296 psm
Feb 2026Blk 23507 TO 0967 sqmS$413,000S$6,164 psm×0.996S$6,137 psm
Feb 2026Blk 20201 TO 0371 sqmS$478,000S$6,732 psm×0.996S$6,703 psm
Feb 2026Blk 21604 TO 0668 sqmS$450,000S$6,618 psm×0.996S$6,588 psm
Feb 2026Blk 22004 TO 0667 sqmS$395,000S$5,896 psm×0.996S$5,869 psm
Jan 2026Blk 20601 TO 0373 sqmS$430,000S$5,890 psm×0.996S$5,864 psm
Jan 2026Blk 20104 TO 0667 sqmS$420,000S$6,269 psm×0.996S$6,241 psm
Jan 2026Blk 21707 TO 0968 sqmS$488,000S$7,176 psm×0.996S$7,145 psm
Jan 2026Blk 21504 TO 0667 sqmS$445,888S$6,655 psm×0.996S$6,626 psm
Jan 2026Blk 22404 TO 0667 sqmS$420,000S$6,269 psm×0.996S$6,241 psm
Dec 2025Blk 20107 TO 0967 sqmS$465,000S$6,940 psm×0.995S$6,903 psm

How accurate is this estimate for Yishun St 21?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 74 sales in Yishun St 21 since.

Median error
2.9%

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.

7.63% gross yield

S$32,400 of rent a year against the estimate above · 0.09 points above flats like it

Homes like this rent for about S$2,700 a month, the middle of 89 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 20262053 ROOMS$2,750
Sept 20262203 ROOMS$2,700
Sept 20262023 ROOMS$2,400
Sept 20262273 ROOMS$2,000
Aug 20262183 ROOMS$2,700
Aug 20262143 ROOMS$2,700
Aug 20262173 ROOMS$2,600
Aug 20262163 ROOMS$2,600

median of 89 HDB rental approvals for 3 ROOM on Yishun St 21 since 2025-11.

Buying or selling at S$424,371?

Buying: Stamp duty on S$424,371 · Cash and CPF needed on S$424,371 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$424,371.

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

Primary schools near 203 Yishun St 21

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
Jul 2026
Blk 203 · 3 ROOM · 10 TO 12 · New Generation · 58 years left
67 sqmS$455,000S$6,791 psm
Jun 2026
Blk 203 · 4 ROOM · 07 TO 09 · New Generation · 58 years left
93 sqmS$545,000S$5,860 psm
Aug 2025
Blk 203 · 3 ROOM · 01 TO 03 · New Generation · 59 years left
67 sqmS$435,000S$6,493 psm
Apr 2025
Blk 203 · 3 ROOM · 10 TO 12 · New Generation · 59 years left
67 sqmS$485,000S$7,239 psm
Feb 2025
Blk 203 · 3 ROOM · 01 TO 03 · New Generation · 59 years left
71 sqmS$445,000S$6,268 psm
Jan 2025
Blk 203 · 3 ROOM · 01 TO 03 · New Generation · 59 years left
67 sqmS$440,000S$6,567 psm
Dec 2024
Blk 203 · 4 ROOM · 01 TO 03 · New Generation · 59 years left
93 sqmS$560,000S$6,022 psm
Dec 2024
Blk 203 · 3 ROOM · 07 TO 09 · New Generation · 59 years left
67 sqmS$462,800S$6,907 psm
Jan 2023
Blk 203 · 4 ROOM · 10 TO 12 · New Generation · 61 years left
93 sqmS$510,000S$5,484 psm
Apr 2022
Blk 203 · 3 ROOM · 01 TO 03 · New Generation · 62 years left
67 sqmS$338,000S$5,045 psm
See more

Showing 10 of 54.

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$405,086S$447,248S$482,279S$492,849
10 years47 yearsS$384,453S$468,646S$544,934S$569,084
20 years37 yearsS$337,185S$501,040S$677,440S$738,815

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.