Blk 653 Yishun Ave 4
Project page · 99-year lease from 1987
Based on 8 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 660 | 04 TO 06 | 84 sqm | S$475,000 | S$5,655 psm | ×1.000 | S$5,655 psm |
| Jun 2026 | Blk 655 | 04 TO 06 | 84 sqm | S$460,000 | S$5,476 psm | ×0.999 | S$5,468 psm |
| May 2026 | Blk 656 | 04 TO 06 | 91 sqm | S$515,000 | S$5,659 psm | ×0.999 | S$5,651 psm |
| Mar 2026 | Blk 653 | 07 TO 09 | 84 sqm | S$470,000 | S$5,595 psm | ×0.996 | S$5,570 psm |
| Feb 2026 | Blk 655 | 10 TO 12 | 84 sqm | S$488,000 | S$5,810 psm | ×0.996 | S$5,784 psm |
| Dec 2025 | Blk 658 | 04 TO 06 | 83 sqm | S$460,000 | S$5,542 psm | ×0.995 | S$5,512 psm |
| Dec 2025 | Blk 663 | 01 TO 03 | 85 sqm | S$485,000 | S$5,706 psm | ×0.995 | S$5,675 psm |
| Dec 2025 | Blk 655 | 10 TO 12 | 84 sqm | S$455,000 | S$5,417 psm | ×0.995 | S$5,387 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.
7.83% gross yield
S$36,900 of rent a year against the estimate above · 0.7 points above flats like it
Homes like this rent for about S$3,075 a month, the middle of 42 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.13%, from 99 blocks. This town has too few such blocks to measure on its own.
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 | 864 | 4 ROOM | S$3,000 |
| Sept 2026 | 663 | 4 ROOM | S$3,000 |
| Sept 2026 | 655 | 4 ROOM | S$2,400 |
| Aug 2026 | 674A | 4 ROOM | S$3,100 |
| Jul 2026 | 672C | 4 ROOM | S$3,400 |
| Jul 2026 | 662 | 4 ROOM | S$3,300 |
| Jul 2026 | 663 | 4 ROOM | S$3,200 |
| Jul 2026 | 660 | 4 ROOM | S$3,200 |
median of 42 HDB rental approvals for 4 ROOM on Yishun Ave 4 since 2025-11.
Buying or selling at S$471,300?
Buying: Stamp duty on S$471,300 · Cash and CPF needed on S$471,300 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$471,300.
Each opens with this figure filled in; change anything there.
Primary schools near 653 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
- Northland Primary School · 172 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 559 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 662 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Peiying Primary School · 958 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Xishan Primary School · 997 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- North View Primary School · 1,026 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Jiemin Primary School · 1,063 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yishun Primary School · 1,229 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,305 m · no 2025 Phase 2C ballot
- Chongfu School · 1,648 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 653 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 104 sqm | S$538,000 | S$5,173 psm |
| Jul 2026 | Blk 653 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 104 sqm | S$535,000 | S$5,144 psm |
| Mar 2026 | Blk 653 · 4 ROOM · 07 TO 09 · Simplified · 60 years left | 84 sqm | S$470,000 | S$5,595 psm |
| Aug 2025 | Blk 653 · 4 ROOM · 10 TO 12 · Simplified · 61 years left | 84 sqm | S$483,000 | S$5,750 psm |
| Apr 2025 | Blk 653 · 4 ROOM · 07 TO 09 · Model A · 61 years left excluded: outlier | 104 sqm | S$650,000 | S$6,250 psm |
| Aug 2024 | Blk 653 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$480,000 | S$5,714 psm |
| Jul 2024 | Blk 653 · 4 ROOM · 10 TO 12 · Simplified · 62 years left | 84 sqm | S$470,000 | S$5,595 psm |
| Jun 2024 | Blk 653 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 104 sqm | S$500,000 | S$4,808 psm |
| Mar 2023 | Blk 653 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 104 sqm | S$480,000 | S$4,615 psm |
| Jan 2023 | Blk 653 · 4 ROOM · 10 TO 12 · Simplified · 63 years left | 84 sqm | S$440,000 | S$5,238 psm |
| Oct 2022 | Blk 653 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 84 sqm | S$415,000 | S$4,940 psm |
| Oct 2022 | Blk 653 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 84 sqm | S$398,000 | S$4,738 psm |
| May 2022 | Blk 653 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 84 sqm | S$400,000 | S$4,762 psm |
Showing 13 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 653 · 4 ROOM | S$3,250 | — |
| Nov 2025 | Blk 653 · 4 ROOM | S$3,000 | — |
| Nov 2025 | Blk 653 · 4 ROOM | S$2,200 | — |
| Jul 2025 | Blk 653 · 4 ROOM | S$3,400 | — |
| Apr 2025 | Blk 653 · 4 ROOM | S$3,000 | — |
| Mar 2025 | Blk 653 · 4 ROOM | S$2,000 | — |
| Dec 2024 | Blk 653 · 4 ROOM | S$2,100 | — |
| Apr 2024 | Blk 653 · 4 ROOM | S$3,200 | — |
| Dec 2023 | Blk 653 · 4 ROOM | S$3,000 | — |
| Nov 2023 | Blk 653 · 4 ROOM | S$2,100 | — |
| Oct 2023 | Blk 653 · 4 ROOM | S$3,700 | — |
| Jul 2023 | Blk 653 · 4 ROOM | S$3,400 | — |
| Jul 2023 | Blk 653 · 4 ROOM | S$1,100 | — |
| Mar 2023 | Blk 653 · 4 ROOM | S$3,000 | — |
| Dec 2022 | Blk 653 · 4 ROOM | S$2,100 | — |
| Nov 2022 | Blk 653 · 4 ROOM | S$950 | — |
| Mar 2022 | Blk 653 · 4 ROOM | S$2,400 | — |
| Feb 2022 | Blk 653 · 4 ROOM | S$2,350 | — |
| Dec 2021 | Blk 653 · 4 ROOM | S$1,900 | — |
| Oct 2021 | Blk 653 · 4 ROOM | S$2,400 | — |
| Mar 2021 | Blk 653 · 4 ROOM | S$1,900 | — |
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$449,883 | S$496,707 | S$535,611 | S$547,351 |
| 10 years | 49 years | S$426,968 | S$520,471 | S$605,196 | S$632,016 |
| 20 years | 39 years | S$374,473 | S$556,447 | S$752,355 | S$820,517 |
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.