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HDB · 760101

Blk 101 Yishun Ave 5

Project page · 99-year lease from 1978

Indicative value range
S$400,000 – S$432,000
Indicative mid S$415,000 · S$6,103 psm

Based on 33 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 Q2 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
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×1.000S$6,642 psm
Jun 2026Blk 70404 TO 0668 sqmS$395,000S$5,809 psm×1.000S$5,809 psm
Jun 2026Blk 70310 TO 1268 sqmS$415,000S$6,103 psm×1.000S$6,103 psm
May 2026Blk 70910 TO 1268 sqmS$432,000S$6,353 psm×1.000S$6,353 psm
May 2026Blk 73401 TO 0367 sqmS$412,500S$6,157 psm×1.000S$6,157 psm
Apr 2026Blk 70201 TO 0367 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Apr 2026Blk 70404 TO 0668 sqmS$375,000S$5,515 psm×1.000S$5,515 psm
Apr 2026Blk 70904 TO 0668 sqmS$438,000S$6,441 psm×1.000S$6,441 psm
Apr 2026Blk 74210 TO 1267 sqmS$445,000S$6,642 psm×1.000S$6,642 psm
Mar 2026Blk 73907 TO 0967 sqmS$450,000S$6,716 psm×0.997S$6,697 psm
Mar 2026Blk 70604 TO 0668 sqmS$405,000S$5,956 psm×0.997S$5,938 psm
Mar 2026Blk 71204 TO 0668 sqmS$400,000S$5,882 psm×0.997S$5,865 psm
Mar 2026Blk 74010 TO 1267 sqmS$433,000S$6,463 psm×0.997S$6,444 psm
Feb 2026Blk 71201 TO 0368 sqmS$392,888S$5,778 psm×0.997S$5,761 psm
Jan 2026Blk 71007 TO 0968 sqmS$420,000S$6,176 psm×0.997S$6,158 psm
Dec 2025Blk 74007 TO 0967 sqmS$420,000S$6,269 psm×0.996S$6,244 psm
Dec 2025Blk 74110 TO 1267 sqmS$470,000S$7,015 psm×0.996S$6,987 psm
Dec 2025Blk 70604 TO 0668 sqmS$441,000S$6,485 psm×0.996S$6,460 psm
Dec 2025Blk 73401 TO 0367 sqmS$420,000S$6,269 psm×0.996S$6,244 psm
Nov 2025Blk 70410 TO 1268 sqmS$410,000S$6,029 psm×0.996S$6,006 psm
Nov 2025Blk 70104 TO 0668 sqmS$388,000S$5,706 psm×0.996S$5,683 psm
Nov 2025Blk 74004 TO 0667 sqmS$438,888S$6,551 psm×0.996S$6,525 psm
Nov 2025Blk 70304 TO 0668 sqmS$425,000S$6,250 psm×0.996S$6,225 psm
Nov 2025Blk 71207 TO 0968 sqmS$422,000S$6,206 psm×0.996S$6,182 psm

How accurate is this estimate for Yishun Ave 5?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 47 sales in Yishun Ave 5 since.

Median error
3.6%

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.

7.81% gross yield

S$32,400 of rent a year against the estimate above · 0.35 points above flats like it

Homes like this rent for about S$2,700 a month, the middle of 100 approvals in the last year.

In Yishun, flats of this type with 50 to 59 years of lease left yield 7.46%, from 24 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 100 HDB rental approvals for 3 ROOM on Yishun Ave 5 since 2025-10.

Buying or selling at S$415,000?

Buying: Stamp duty on S$415,000 · Cash and CPF needed on S$415,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$415,000.

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

Primary schools near 101 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
Sept 2026
Blk 101 · 3 ROOM · 04 TO 06 · New Generation · 51 years left
68 sqmS$410,000S$6,029 psm
Apr 2026
Blk 101 · 4 ROOM · 01 TO 03 · New Generation · 51 years left
90 sqmS$485,000S$5,389 psm
Jun 2024
Blk 101 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
68 sqmS$395,000S$5,809 psm
May 2024
Blk 101 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
68 sqmS$355,000S$5,221 psm
Apr 2024
Blk 101 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
68 sqmS$420,000S$6,176 psm
May 2023
Blk 101 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
68 sqmS$335,000S$4,926 psm
Apr 2023
Blk 101 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
68 sqmS$345,000S$5,074 psm
Apr 2023
Blk 101 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
68 sqmS$343,000S$5,044 psm
Jan 2023
Blk 101 · 4 ROOM · 01 TO 03 · New Generation · 55 years left
90 sqmS$380,000S$4,222 psm
Dec 2022
Blk 101 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
68 sqmS$338,000S$4,971 psm
Dec 2022
Blk 101 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
67 sqmS$330,000S$4,925 psm
Apr 2022
Blk 101 · 4 ROOM · 01 TO 03 · New Generation · 55 years left
90 sqmS$387,000S$4,300 psm
Feb 2022
Blk 101 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
68 sqmS$308,000S$4,529 psm
Feb 2022
Blk 101 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
68 sqmS$300,000S$4,412 psm
See more

Showing 14 of 93.

Sale prices as filed in caveats.

Where the lease takes this

About 50 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, 3.64% a yearmeasuredPrices 4% a year
5 years45 yearsS$394,096S$435,113S$471,236S$479,477
10 years40 yearsS$371,138S$452,415S$530,651S$549,375

On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.