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HDB · 760846

Blk 846 Yishun Ring Rd

Project page · 99-year lease from 1993

Indicative value range
S$471,986 – S$519,854
Indicative mid S$502,562 · S$5,523 psm

Based on 66 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 32901 TO 03104 sqmS$500,000S$4,808 psm×1.000S$4,808 psm
Oct 2026Blk 13707 TO 0991 sqmS$500,000S$5,495 psm×1.000S$5,495 psm
Sept 2026Blk 78201 TO 0389 sqmS$508,000S$5,708 psm×1.000S$5,708 psm
Sept 2026Blk 16604 TO 0684 sqmS$465,000S$5,536 psm×1.000S$5,536 psm
Sept 2026Blk 25407 TO 0984 sqmS$455,000S$5,417 psm×1.000S$5,417 psm
Sept 2026Blk 23904 TO 0693 sqmS$510,000S$5,484 psm×1.000S$5,484 psm
Sept 2026Blk 25410 TO 1284 sqmS$483,000S$5,750 psm×1.000S$5,750 psm
Sept 2026Blk 79404 TO 0684 sqmS$500,000S$5,952 psm×1.000S$5,952 psm
Sept 2026Blk 11307 TO 0984 sqmS$450,000S$5,357 psm×1.000S$5,357 psm
Sept 2026Blk 25304 TO 06104 sqmS$488,000S$4,692 psm×1.000S$4,692 psm
Sept 2026Blk 10804 TO 0697 sqmS$462,000S$4,763 psm×1.000S$4,763 psm
Sept 2026Blk 24201 TO 0393 sqmS$510,000S$5,484 psm×1.000S$5,484 psm
Aug 2026Blk 13807 TO 0993 sqmS$515,888S$5,547 psm×1.000S$5,547 psm
Aug 2026Blk 31110 TO 1284 sqmS$485,000S$5,774 psm×1.000S$5,774 psm
Aug 2026Blk 39504 TO 06104 sqmS$488,000S$4,692 psm×1.000S$4,692 psm
Aug 2026Blk 80501 TO 0384 sqmS$515,000S$6,131 psm×1.000S$6,131 psm
Aug 2026Blk 24404 TO 0684 sqmS$478,000S$5,690 psm×1.000S$5,690 psm
Aug 2026Blk 25304 TO 06104 sqmS$490,000S$4,712 psm×1.000S$4,712 psm
Aug 2026Blk 25510 TO 1284 sqmS$488,000S$5,810 psm×1.000S$5,810 psm
Aug 2026Blk 13710 TO 1291 sqmS$520,000S$5,714 psm×1.000S$5,714 psm
Aug 2026Blk 33104 TO 06104 sqmS$530,000S$5,096 psm×1.000S$5,096 psm
Jul 2026Blk 13901 TO 0398 sqmS$508,888S$5,193 psm×1.000S$5,193 psm
Jul 2026Blk 36710 TO 12104 sqmS$573,000S$5,510 psm×1.000S$5,510 psm
Jul 2026Blk 25310 TO 1284 sqmS$431,888S$5,142 psm×1.000S$5,142 psm
Jul 2026Blk 81201 TO 0384 sqmS$513,000S$6,107 psm×1.000S$6,107 psm
Jul 2026Blk 16610 TO 1284 sqmS$472,000S$5,619 psm×1.000S$5,619 psm
Jun 2026Blk 80504 TO 06103 sqmS$575,000S$5,583 psm×0.999S$5,574 psm
Jun 2026Blk 32907 TO 0984 sqmS$468,000S$5,571 psm×0.999S$5,563 psm
Jun 2026Blk 62407 TO 0985 sqmS$538,888S$6,340 psm×0.999S$6,330 psm
Jun 2026Blk 11607 TO 09104 sqmS$545,000S$5,240 psm×0.999S$5,233 psm
Jun 2026Blk 41307 TO 09104 sqmS$540,000S$5,192 psm×0.999S$5,185 psm
Jun 2026Blk 25704 TO 0684 sqmS$448,000S$5,333 psm×0.999S$5,325 psm
Jun 2026Blk 25707 TO 09103 sqmS$520,000S$5,049 psm×0.999S$5,041 psm
Jun 2026Blk 25201 TO 0388 sqmS$480,000S$5,455 psm×0.999S$5,446 psm
Jun 2026Blk 77507 TO 0983 sqmS$510,000S$6,145 psm×0.999S$6,135 psm
May 2026Blk 32901 TO 0384 sqmS$480,000S$5,714 psm×0.999S$5,706 psm
May 2026Blk 11307 TO 09103 sqmS$510,000S$4,951 psm×0.999S$4,944 psm
May 2026Blk 12010 TO 1284 sqmS$510,000S$6,071 psm×0.999S$6,062 psm
May 2026Blk 25101 TO 0388 sqmS$480,000S$5,455 psm×0.999S$5,446 psm
May 2026Blk 11001 TO 0389 sqmS$450,000S$5,056 psm×0.999S$5,049 psm
May 2026Blk 25101 TO 0384 sqmS$435,000S$5,179 psm×0.999S$5,171 psm
May 2026Blk 13607 TO 0998 sqmS$500,888S$5,111 psm×0.999S$5,104 psm
May 2026Blk 61901 TO 0385 sqmS$510,000S$6,000 psm×0.999S$5,991 psm
Apr 2026Blk 36210 TO 12104 sqmS$538,888S$5,182 psm×0.999S$5,174 psm
Apr 2026Blk 36207 TO 09104 sqmS$525,000S$5,048 psm×0.999S$5,041 psm
Apr 2026Blk 80004 TO 06104 sqmS$645,000S$6,202 psm×0.999S$6,193 psm
Mar 2026Blk 36704 TO 06104 sqmS$568,000S$5,462 psm×0.996S$5,437 psm
Mar 2026Blk 31110 TO 1284 sqmS$502,888S$5,987 psm×0.996S$5,960 psm
Mar 2026Blk 39501 TO 0384 sqmS$450,000S$5,357 psm×0.996S$5,333 psm
Mar 2026Blk 24101 TO 0393 sqmS$540,000S$5,806 psm×0.996S$5,781 psm
Mar 2026Blk 36710 TO 12104 sqmS$545,000S$5,240 psm×0.996S$5,217 psm
Mar 2026Blk 24110 TO 1299 sqmS$560,000S$5,657 psm×0.996S$5,632 psm
Feb 2026Blk 25310 TO 1284 sqmS$470,000S$5,595 psm×0.996S$5,570 psm
Feb 2026Blk 36710 TO 12104 sqmS$548,000S$5,269 psm×0.996S$5,246 psm
Feb 2026Blk 36710 TO 1286 sqmS$500,000S$5,814 psm×0.996S$5,788 psm
Feb 2026Blk 32704 TO 0684 sqmS$475,000S$5,655 psm×0.996S$5,630 psm
Feb 2026Blk 23710 TO 1293 sqmS$525,000S$5,645 psm×0.996S$5,620 psm
Jan 2026Blk 13601 TO 0398 sqmS$538,000S$5,490 psm×0.996S$5,466 psm
Jan 2026Blk 35701 TO 03104 sqmS$520,000S$5,000 psm×0.996S$4,978 psm
Jan 2026Blk 85410 TO 12104 sqmS$595,000S$5,721 psm×0.996S$5,696 psm
Jan 2026Blk 16607 TO 0984 sqmS$485,000S$5,774 psm×0.996S$5,748 psm
Jan 2026Blk 78310 TO 12104 sqmS$586,000S$5,635 psm×0.996S$5,610 psm
Jan 2026Blk 80810 TO 12104 sqmS$645,000S$6,202 psm×0.996S$6,174 psm
Jan 2026Blk 25504 TO 0684 sqmS$480,000S$5,714 psm×0.996S$5,689 psm
Dec 2025Blk 13704 TO 0699 sqmS$495,000S$5,000 psm×0.995S$4,973 psm
Dec 2025Blk 24104 TO 0696 sqmS$545,000S$5,677 psm×0.995S$5,646 psm

How accurate is this estimate for Yishun Ring Rd?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 255 sales in Yishun Ring Rd since.

Median error
4.8%

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.

7.40% gross yield

S$37,200 of rent a year against the estimate above · 0.72 points above flats like it

Homes like this rent for about S$3,100 a month, the middle of 125 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.68%, from 62 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 20268024 ROOMS$3,600
Sept 20263094 ROOMS$3,200
Sept 20261174 ROOMS$3,100
Sept 20261134 ROOMS$3,100
Sept 20261674 ROOMS$3,050
Sept 20263674 ROOMS$3,000
Sept 20263954 ROOMS$2,850
Aug 20268534 ROOMS$3,500

median of 125 HDB rental approvals for 4 ROOM on Yishun Ring Rd since 2025-11.

Buying or selling at S$502,562?

Buying: Stamp duty on S$502,562 · Cash and CPF needed on S$502,562 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$502,562.

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

Primary schools near 846 Yishun Ring Rd

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
Aug 2026
Blk 846 · 5 ROOM · 04 TO 06 · Model A · 66 years left
132 sqmS$810,000S$6,136 psm
Jul 2023
Blk 846 · 3 ROOM · 04 TO 06 · Simplified · 69 years left
excluded: outlier
64 sqmS$410,000S$6,406 psm
May 2023
Blk 846 · 4 ROOM · 01 TO 03 · New Generation · 69 years left
91 sqmS$500,000S$5,495 psm
See more

Showing 3 of 19.

Sale prices as filed in caveats.

Where the lease takes this

About 65 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 years60 yearsS$486,650S$537,301S$579,386S$592,085
10 years55 yearsS$469,276S$572,045S$665,165S$694,643
20 years45 yearsS$425,133S$631,726S$854,136S$931,519

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.