Blk 117 Yishun Ring Rd
Project page · 99-year lease from 1983
Based on 4 sales in this block, last 12 months. Search did not need to widen. 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 117 | 07 TO 09 | 74 sqm | S$420,000 | S$5,676 psm | ×1.000 | S$5,676 psm |
| Aug 2026 | Blk 117 | 07 TO 09 | 74 sqm | S$428,000 | S$5,784 psm | ×1.000 | S$5,784 psm |
| May 2026 | Blk 117 | 01 TO 03 | 74 sqm | S$405,888 | S$5,485 psm | ×1.000 | S$5,485 psm |
| Dec 2025 | Blk 117 | 04 TO 06 | 74 sqm | S$400,000 | S$5,405 psm | ×0.996 | S$5,384 psm |
How accurate is this estimate for Yishun Ring Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 319 sales in Yishun Ring Rd since.
- Median error
- 4.1%
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 · 0.39 points above flats like it
Homes like this rent for about S$2,700 a month, the middle of 179 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 342B | 3 ROOM | S$3,000 |
| Sept 2026 | 853 | 3 ROOM | S$3,000 |
| Sept 2026 | 243 | 3 ROOM | S$2,900 |
| Sept 2026 | 108 | 3 ROOM | S$2,800 |
| Sept 2026 | 353 | 3 ROOM | S$2,750 |
| Sept 2026 | 237 | 3 ROOM | S$2,700 |
| Sept 2026 | 110 | 3 ROOM | S$2,700 |
| Sept 2026 | 243 | 3 ROOM | S$2,700 |
median of 179 HDB rental approvals for 3 ROOM on Yishun Ring Rd since 2025-10.
Buying or selling at S$412,944?
Buying: Stamp duty on S$412,944 · Cash and CPF needed on S$412,944 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$412,944.
Each opens with this figure filled in; change anything there.
Primary schools near 117 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
- Ahmad Ibrahim Primary School · 508 m · no 2025 Phase 2C ballot
- Yishun Primary School · 644 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 769 m · no 2025 Phase 2C ballot
1 to 2 km
- Xishan Primary School · 1,022 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Sembawang Primary School · 1,240 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 1,243 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 1,766 m · no 2025 Phase 2C ballot
- Wellington Primary School · 1,851 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 1,955 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 117 · 3 ROOM · 07 TO 09 · Model A · 56 years left | 74 sqm | S$420,000 | S$5,676 psm |
| Aug 2026 | Blk 117 · 3 ROOM · 07 TO 09 · Model A · 56 years left | 74 sqm | S$428,000 | S$5,784 psm |
| May 2026 | Blk 117 · 3 ROOM · 01 TO 03 · Model A · 56 years left | 74 sqm | S$405,888 | S$5,485 psm |
| Apr 2026 | Blk 117 · 4 ROOM · 01 TO 03 · Model A · 56 years left excluded: outlier | 109 sqm | S$468,000 | S$4,294 psm |
| Dec 2025 | Blk 117 · 3 ROOM · 04 TO 06 · Model A · 57 years left | 74 sqm | S$400,000 | S$5,405 psm |
| Oct 2025 | Blk 117 · 3 ROOM · 01 TO 03 · Model A · 57 years left | 74 sqm | S$438,000 | S$5,919 psm |
| Jun 2025 | Blk 117 · 3 ROOM · 04 TO 06 · Model A · 57 years left excluded: outlier | 74 sqm | S$340,000 | S$4,595 psm |
| Dec 2024 | Blk 117 · 3 ROOM · 07 TO 09 · Model A · 58 years left | 77 sqm | S$435,000 | S$5,649 psm |
| Dec 2024 | Blk 117 · 3 ROOM · 01 TO 03 · Model A · 58 years left | 79 sqm | S$415,000 | S$5,253 psm |
| Feb 2024 | Blk 117 · 3 ROOM · 07 TO 09 · Model A · 58 years left | 74 sqm | S$393,000 | S$5,311 psm |
| May 2023 | Blk 117 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 104 sqm | S$420,000 | S$4,038 psm |
| May 2023 | Blk 117 · 3 ROOM · 07 TO 09 · Model A · 59 years left | 74 sqm | S$363,888 | S$4,917 psm |
| May 2023 | Blk 117 · 3 ROOM · 01 TO 03 · Model A · 59 years left | 74 sqm | S$350,000 | S$4,730 psm |
| Jan 2023 | Blk 117 · 3 ROOM · 01 TO 03 · Model A · 60 years left | 74 sqm | S$345,000 | S$4,662 psm |
| Nov 2022 | Blk 117 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 77 sqm | S$360,000 | S$4,675 psm |
| May 2022 | Blk 117 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 74 sqm | S$335,000 | S$4,527 psm |
| Oct 2021 | Blk 117 · 3 ROOM · 04 TO 06 · Model A · 61 years left | 74 sqm | S$316,000 | S$4,270 psm |
Showing 17 of 84.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 117 · 4 ROOM | S$3,100 | — |
| Aug 2026 | Blk 117 · 4 ROOM | S$3,200 | — |
| Jun 2026 | Blk 117 · 3 ROOM | S$2,408 | — |
| May 2026 | Blk 117 · 3 ROOM | S$1,800 | — |
| Feb 2026 | Blk 117 · 3 ROOM | S$2,300 | — |
| Oct 2025 | Blk 117 · 3 ROOM | S$2,500 | — |
| Sept 2025 | Blk 117 · 4 ROOM | S$3,400 | — |
| Sept 2025 | Blk 117 · 4 ROOM | S$3,300 | — |
| Apr 2025 | Blk 117 · 3 ROOM | S$2,300 | — |
| Oct 2024 | Blk 117 · 4 ROOM | S$1,900 | — |
| Aug 2024 | Blk 117 · 4 ROOM | S$2,800 | — |
| Jul 2024 | Blk 117 · 3 ROOM | S$1,800 | — |
| May 2024 | Blk 117 · 3 ROOM | S$2,400 | — |
| May 2024 | Blk 117 · 3 ROOM | S$2,300 | — |
| Oct 2023 | Blk 117 · 3 ROOM | S$2,200 | — |
| Sept 2023 | Blk 117 · 4 ROOM | S$3,400 | — |
| Sept 2023 | Blk 117 · 4 ROOM | S$3,300 | — |
| Aug 2023 | Blk 117 · 3 ROOM | S$2,500 | — |
| Jul 2023 | Blk 117 · 4 ROOM | S$1,900 | — |
| May 2023 | Blk 117 · 3 ROOM | S$2,300 | — |
| Aug 2022 | Blk 117 · 3 ROOM | S$2,100 | — |
| Jun 2022 | Blk 117 · 3 ROOM | S$1,900 | — |
| May 2022 | Blk 117 · 3 ROOM | S$1,600 | — |
| Jan 2022 | Blk 117 · 4 ROOM | S$1,800 | — |
| Aug 2021 | Blk 117 · 3 ROOM | S$1,600 | — |
| Jun 2021 | Blk 117 · 4 ROOM | S$1,900 | — |
| Mar 2021 | Blk 117 · 3 ROOM | S$1,400 | — |
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 55 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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 50 years | S$394,194 | S$435,222 | S$471,354 | S$479,598 |
| 10 years | 45 years | S$374,338 | S$456,316 | S$535,227 | S$554,112 |
| 20 years | 35 years | S$329,083 | S$489,000 | S$672,750 | S$721,062 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.