homequant
HDB · 760737

Blk 737 Yishun St 72

Project page · 99-year lease from 1985

Indicative value range
S$519,966 – S$547,567
Indicative mid S$536,250 · S$5,893 psm

Based on 29 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
Sept 2026Blk 75207 TO 0991 sqmS$545,000S$5,989 psm×1.000S$5,989 psm
Aug 2026Blk 75407 TO 09104 sqmS$588,000S$5,654 psm×1.000S$5,654 psm
Aug 2026Blk 76504 TO 0684 sqmS$495,000S$5,893 psm×1.000S$5,893 psm
Aug 2026Blk 76407 TO 09104 sqmS$572,000S$5,500 psm×1.000S$5,500 psm
Aug 2026Blk 74907 TO 0991 sqmS$570,000S$6,264 psm×1.000S$6,264 psm
Aug 2026Blk 73507 TO 0993 sqmS$555,000S$5,968 psm×1.000S$5,968 psm
Aug 2026Blk 75504 TO 0684 sqmS$505,000S$6,012 psm×1.000S$6,012 psm
Jul 2026Blk 75404 TO 0684 sqmS$495,000S$5,893 psm×1.000S$5,893 psm
Jul 2026Blk 76410 TO 12104 sqmS$590,000S$5,673 psm×1.000S$5,673 psm
Jul 2026Blk 73710 TO 1291 sqmS$533,000S$5,857 psm×1.000S$5,857 psm
Jul 2026Blk 74904 TO 0691 sqmS$530,000S$5,824 psm×1.000S$5,824 psm
Jun 2026Blk 75504 TO 0684 sqmS$468,000S$5,571 psm×0.999S$5,563 psm
Jun 2026Blk 73704 TO 0691 sqmS$545,000S$5,989 psm×0.999S$5,980 psm
May 2026Blk 75410 TO 1284 sqmS$510,000S$6,071 psm×0.999S$6,062 psm
May 2026Blk 76410 TO 1284 sqmS$495,000S$5,893 psm×0.999S$5,884 psm
Apr 2026Blk 75710 TO 1284 sqmS$522,888S$6,225 psm×0.999S$6,216 psm
Apr 2026Blk 74901 TO 0391 sqmS$515,000S$5,659 psm×0.999S$5,651 psm
Mar 2026Blk 75210 TO 1291 sqmS$550,000S$6,044 psm×0.996S$6,017 psm
Mar 2026Blk 75910 TO 12104 sqmS$596,888S$5,739 psm×0.996S$5,714 psm
Mar 2026Blk 75601 TO 0384 sqmS$507,500S$6,042 psm×0.996S$6,015 psm
Mar 2026Blk 75704 TO 0684 sqmS$500,000S$5,952 psm×0.996S$5,926 psm
Feb 2026Blk 75507 TO 0984 sqmS$512,000S$6,095 psm×0.996S$6,068 psm
Feb 2026Blk 73610 TO 1293 sqmS$595,000S$6,398 psm×0.996S$6,370 psm
Feb 2026Blk 73510 TO 1293 sqmS$550,000S$5,914 psm×0.996S$5,888 psm
Jan 2026Blk 75410 TO 1284 sqmS$490,000S$5,833 psm×0.996S$5,808 psm
Jan 2026Blk 75410 TO 12104 sqmS$570,000S$5,481 psm×0.996S$5,457 psm
Jan 2026Blk 75404 TO 0684 sqmS$518,000S$6,167 psm×0.996S$6,139 psm
Jan 2026Blk 73801 TO 0391 sqmS$550,000S$6,044 psm×0.996S$6,017 psm
Jan 2026Blk 75104 TO 0691 sqmS$510,000S$5,604 psm×0.996S$5,580 psm

How accurate is this estimate for Yishun St 72?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 45 sales in Yishun St 72 since.

Median error
3.9%

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.

7.16% gross yield

S$38,400 of rent a year against the estimate above · 0.03 points above flats like it

Homes like this rent for about S$3,200 a month, the middle of 72 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

ApprovedBlockFlatRent a month
Sept 20267504 ROOMS$3,550
Sept 20267584 ROOMS$3,200
Sept 20267374 ROOMS$2,000
Sept 20267624 ROOMS$1,875
Sept 20267604 ROOMS$1,800
Aug 20267594 ROOMS$3,800
Aug 20267494 ROOMS$3,500
Aug 20267544 ROOMS$3,400

median of 72 HDB rental approvals for 4 ROOM on Yishun St 72 since 2025-11.

Buying or selling at S$536,250?

Buying: Stamp duty on S$536,250 · Cash and CPF needed on S$536,250 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$536,250.

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

Primary schools near 737 Yishun St 72

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 737 · 4 ROOM · 10 TO 12 · New Generation · 58 years left
91 sqmS$533,000S$5,857 psm
Jun 2026
Blk 737 · 4 ROOM · 04 TO 06 · New Generation · 58 years left
91 sqmS$545,000S$5,989 psm
Sept 2025
Blk 737 · 4 ROOM · 01 TO 03 · New Generation · 58 years left
91 sqmS$528,000S$5,802 psm
May 2025
Blk 737 · 4 ROOM · 04 TO 06 · New Generation · 59 years left
91 sqmS$569,000S$6,253 psm
Apr 2025
Blk 737 · 4 ROOM · 04 TO 06 · New Generation · 59 years left
91 sqmS$565,000S$6,209 psm
Mar 2025
Blk 737 · 4 ROOM · 07 TO 09 · New Generation · 59 years left
91 sqmS$580,000S$6,374 psm
Aug 2024
Blk 737 · 4 ROOM · 07 TO 09 · New Generation · 60 years left
91 sqmS$550,000S$6,044 psm
Aug 2024
Blk 737 · 4 ROOM · 01 TO 03 · New Generation · 60 years left
91 sqmS$530,000S$5,824 psm
Aug 2024
Blk 737 · 4 ROOM · 01 TO 03 · New Generation · 60 years left
91 sqmS$510,000S$5,604 psm
Mar 2023
Blk 737 · 4 ROOM · 10 TO 12 · New Generation · 61 years left
91 sqmS$478,000S$5,253 psm
Feb 2023
Blk 737 · 4 ROOM · 07 TO 09 · New Generation · 61 years left
91 sqmS$535,000S$5,879 psm
Feb 2022
Blk 737 · 4 ROOM · 07 TO 09 · New Generation · 62 years left
91 sqmS$453,000S$4,978 psm
Dec 2021
Blk 737 · 4 ROOM · 10 TO 12 · New Generation · 62 years left
92 sqmS$455,000S$4,946 psm
See more

Showing 13 of 42.

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$511,881S$565,158S$609,424S$622,781
10 years47 yearsS$485,808S$592,197S$688,598S$719,114
20 years37 yearsS$426,079S$633,131S$856,037S$933,592

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.