homequant
HDB · 760712

Blk 712 Yishun Ave 5

Project page · 99-year lease from 1984

Indicative value range
S$398,672 – S$431,021
Indicative mid S$412,567 · S$6,067 psm

Based on 30 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 70407 TO 0968 sqmS$383,000S$5,632 psm×1.000S$5,632 psm
Oct 2026Blk 70107 TO 0968 sqmS$400,000S$5,882 psm×1.000S$5,882 psm
Oct 2026Blk 70401 TO 0368 sqmS$395,000S$5,809 psm×1.000S$5,809 psm
Oct 2026Blk 71104 TO 0667 sqmS$405,000S$6,045 psm×1.000S$6,045 psm
Sept 2026Blk 74004 TO 0667 sqmS$408,000S$6,090 psm×1.000S$6,090 psm
Sept 2026Blk 10104 TO 0668 sqmS$410,000S$6,029 psm×1.000S$6,029 psm
Sept 2026Blk 70110 TO 1268 sqmS$397,000S$5,838 psm×1.000S$5,838 psm
Aug 2026Blk 70201 TO 0372 sqmS$430,000S$5,972 psm×1.000S$5,972 psm
Jul 2026Blk 70110 TO 1268 sqmS$430,000S$6,324 psm×1.000S$6,324 psm
Jul 2026Blk 70101 TO 0368 sqmS$400,000S$5,882 psm×1.000S$5,882 psm
Jul 2026Blk 70404 TO 0668 sqmS$375,000S$5,515 psm×1.000S$5,515 psm
Jun 2026Blk 74007 TO 0967 sqmS$445,000S$6,642 psm×0.999S$6,632 psm
Jun 2026Blk 70404 TO 0668 sqmS$395,000S$5,809 psm×0.999S$5,800 psm
Jun 2026Blk 70310 TO 1268 sqmS$415,000S$6,103 psm×0.999S$6,094 psm
May 2026Blk 70910 TO 1268 sqmS$432,000S$6,353 psm×0.999S$6,344 psm
May 2026Blk 73401 TO 0367 sqmS$412,500S$6,157 psm×0.999S$6,148 psm
Apr 2026Blk 70201 TO 0367 sqmS$400,000S$5,970 psm×0.999S$5,961 psm
Apr 2026Blk 70404 TO 0668 sqmS$375,000S$5,515 psm×0.999S$5,507 psm
Apr 2026Blk 70904 TO 0668 sqmS$438,000S$6,441 psm×0.999S$6,432 psm
Apr 2026Blk 74210 TO 1267 sqmS$445,000S$6,642 psm×0.999S$6,632 psm
Mar 2026Blk 73907 TO 0967 sqmS$450,000S$6,716 psm×0.996S$6,687 psm
Mar 2026Blk 70604 TO 0668 sqmS$405,000S$5,956 psm×0.996S$5,930 psm
Mar 2026Blk 71204 TO 0668 sqmS$400,000S$5,882 psm×0.996S$5,856 psm
Mar 2026Blk 74010 TO 1267 sqmS$433,000S$6,463 psm×0.996S$6,434 psm
Feb 2026Blk 71201 TO 0368 sqmS$392,888S$5,778 psm×0.996S$5,752 psm
Jan 2026Blk 71007 TO 0968 sqmS$420,000S$6,176 psm×0.996S$6,149 psm
Dec 2025Blk 74007 TO 0967 sqmS$420,000S$6,269 psm×0.995S$6,235 psm
Dec 2025Blk 74110 TO 1267 sqmS$470,000S$7,015 psm×0.995S$6,977 psm
Dec 2025Blk 70604 TO 0668 sqmS$441,000S$6,485 psm×0.995S$6,450 psm
Dec 2025Blk 73401 TO 0367 sqmS$420,000S$6,269 psm×0.995S$6,235 psm

How accurate is this estimate for Yishun Ave 5?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 36 sales in Yishun Ave 5 since.

Median error
3.3%

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.

7.85% gross yield

S$32,400 of rent a year against the estimate above · 0.31 points above flats like it

Homes like this rent for about S$2,700 a month, the middle of 94 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 20267413 ROOMS$3,000
Sept 20267103 ROOMS$3,000
Sept 20267423 ROOMS$3,000
Sept 20267063 ROOMS$2,800
Sept 20267403 ROOMS$2,800
Sept 20267103 ROOMS$2,500
Sept 20267083 ROOMS$750
Aug 20267423 ROOMS$3,000

median of 94 HDB rental approvals for 3 ROOM on Yishun Ave 5 since 2025-11.

Buying or selling at S$412,567?

Buying: Stamp duty on S$412,567 · Cash and CPF needed on S$412,567 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$412,567.

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

Primary schools near 712 Yishun Ave 5

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
Mar 2026
Blk 712 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
68 sqmS$400,000S$5,882 psm
Feb 2026
Blk 712 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
68 sqmS$392,888S$5,778 psm
Nov 2025
Blk 712 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
68 sqmS$422,000S$6,206 psm
Jun 2025
Blk 712 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
68 sqmS$450,000S$6,618 psm
May 2025
Blk 712 · 3 ROOM · 04 TO 06 · New Generation · 58 years left
68 sqmS$418,000S$6,147 psm
Jan 2025
Blk 712 · 3 ROOM · 01 TO 03 · New Generation · 58 years left
68 sqmS$430,000S$6,324 psm
Jan 2025
Blk 712 · 3 ROOM · 10 TO 12 · New Generation · 58 years left
68 sqmS$425,000S$6,250 psm
Sept 2024
Blk 712 · 3 ROOM · 10 TO 12 · New Generation · 59 years left
68 sqmS$420,000S$6,176 psm
Nov 2023
Blk 712 · 4 ROOM · 04 TO 06 · New Generation · 60 years left
93 sqmS$450,000S$4,839 psm
Nov 2023
Blk 712 · 3 ROOM · 07 TO 09 · New Generation · 60 years left
68 sqmS$365,000S$5,368 psm
Aug 2023
Blk 712 · 3 ROOM · 07 TO 09 · New Generation · 60 years left
82 sqmS$428,000S$5,220 psm
Jan 2023
Blk 712 · 3 ROOM · 04 TO 06 · New Generation · 60 years left
68 sqmS$347,000S$5,103 psm
Jul 2022
Blk 712 · 3 ROOM · 04 TO 06 · New Generation · 61 years left
68 sqmS$340,000S$5,000 psm
Nov 2021
Blk 712 · 3 ROOM · 10 TO 12 · New Generation · 62 years left
68 sqmS$348,000S$5,118 psm
Nov 2021
Blk 712 · 3 ROOM · 10 TO 12 · New Generation · 62 years left
68 sqmS$340,000S$5,000 psm
See more

Showing 15 of 107.

Sale prices as filed in caveats.

Where the lease takes this

About 56 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 years51 yearsS$393,818S$434,807S$468,863S$479,140
10 years46 yearsS$373,759S$455,610S$529,776S$553,254
20 years36 yearsS$327,806S$487,103S$658,596S$718,264

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.