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HDB · 760132

Blk 132 Yishun St 11

Project page · 99-year lease from 1985

Indicative value range
S$435,570 – S$468,729
Indicative mid S$447,172 · S$6,043 psm

Based on 44 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 14801 TO 0367 sqmS$405,000S$6,045 psm×1.000S$6,045 psm
Oct 2026Blk 13410 TO 1268 sqmS$406,000S$5,971 psm×1.000S$5,971 psm
Oct 2026Blk 12304 TO 0668 sqmS$382,000S$5,618 psm×1.000S$5,618 psm
Sept 2026Blk 16010 TO 1267 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
Aug 2026Blk 15107 TO 0967 sqmS$480,000S$7,164 psm×1.000S$7,164 psm
Aug 2026Blk 12104 TO 0671 sqmS$418,000S$5,887 psm×1.000S$5,887 psm
Aug 2026Blk 12501 TO 0367 sqmS$395,000S$5,896 psm×1.000S$5,896 psm
Jul 2026Blk 12901 TO 0367 sqmS$435,000S$6,493 psm×1.000S$6,493 psm
Jul 2026Blk 12604 TO 0667 sqmS$410,000S$6,119 psm×1.000S$6,119 psm
Jul 2026Blk 12604 TO 0667 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Jul 2026Blk 12410 TO 1267 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
Jul 2026Blk 16010 TO 1267 sqmS$430,000S$6,418 psm×1.000S$6,418 psm
Jun 2026Blk 12207 TO 0971 sqmS$370,000S$5,211 psm×1.000S$5,211 psm
Jun 2026Blk 15710 TO 1267 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
Jun 2026Blk 16004 TO 0667 sqmS$416,000S$6,209 psm×1.000S$6,209 psm
Jun 2026Blk 12510 TO 1267 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
May 2026Blk 13407 TO 0968 sqmS$428,000S$6,294 psm×1.000S$6,294 psm
May 2026Blk 13301 TO 0368 sqmS$407,000S$5,985 psm×1.000S$5,985 psm
May 2026Blk 12401 TO 0367 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
May 2026Blk 12804 TO 0674 sqmS$440,000S$5,946 psm×1.000S$5,946 psm
May 2026Blk 13407 TO 0968 sqmS$400,000S$5,882 psm×1.000S$5,882 psm
May 2026Blk 12701 TO 0367 sqmS$405,000S$6,045 psm×1.000S$6,045 psm
Apr 2026Blk 12701 TO 0372 sqmS$388,000S$5,389 psm×1.000S$5,389 psm
Apr 2026Blk 12210 TO 1271 sqmS$428,000S$6,028 psm×1.000S$6,028 psm
Apr 2026Blk 15007 TO 0967 sqmS$440,000S$6,567 psm×1.000S$6,567 psm
Apr 2026Blk 15304 TO 0667 sqmS$460,000S$6,866 psm×1.000S$6,866 psm
Mar 2026Blk 14807 TO 0967 sqmS$435,888S$6,506 psm×0.997S$6,487 psm
Mar 2026Blk 12904 TO 0667 sqmS$425,000S$6,343 psm×0.997S$6,325 psm
Feb 2026Blk 15104 TO 0667 sqmS$460,000S$6,866 psm×0.997S$6,845 psm
Feb 2026Blk 13210 TO 1274 sqmS$430,000S$5,811 psm×0.997S$5,794 psm
Feb 2026Blk 12401 TO 0367 sqmS$355,000S$5,299 psm×0.997S$5,283 psm
Feb 2026Blk 15301 TO 0367 sqmS$430,000S$6,418 psm×0.997S$6,399 psm
Feb 2026Blk 14704 TO 0667 sqmS$422,000S$6,299 psm×0.997S$6,280 psm
Feb 2026Blk 13304 TO 0668 sqmS$412,000S$6,059 psm×0.997S$6,041 psm
Jan 2026Blk 12404 TO 0667 sqmS$430,000S$6,418 psm×0.997S$6,399 psm
Jan 2026Blk 14601 TO 0367 sqmS$405,000S$6,045 psm×0.997S$6,027 psm
Jan 2026Blk 12807 TO 0974 sqmS$410,000S$5,541 psm×0.997S$5,524 psm
Jan 2026Blk 13304 TO 0668 sqmS$405,000S$5,956 psm×0.997S$5,938 psm
Jan 2026Blk 12101 TO 0367 sqmS$380,000S$5,672 psm×0.997S$5,655 psm
Dec 2025Blk 13110 TO 1274 sqmS$440,000S$5,946 psm×0.996S$5,923 psm
Nov 2025Blk 13404 TO 0668 sqmS$445,000S$6,544 psm×0.996S$6,518 psm
Nov 2025Blk 15201 TO 0368 sqmS$428,000S$6,294 psm×0.996S$6,269 psm
Nov 2025Blk 15801 TO 0381 sqmS$465,000S$5,741 psm×0.996S$5,718 psm
Nov 2025Blk 12110 TO 1267 sqmS$428,000S$6,388 psm×0.996S$6,363 psm

How accurate is this estimate for Yishun St 11?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 82 sales in Yishun St 11 since.

Median error
4.5%

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.

6.98% gross yield

S$31,200 of rent a year against the estimate above · 0.47 points below flats like it

Homes like this rent for about S$2,600 a month, the middle of 77 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 20261303 ROOMS$2,800
Sept 20261603 ROOMS$2,700
Sept 20261283 ROOMS$2,700
Sept 20261243 ROOMS$2,700
Sept 20261303 ROOMS$2,650
Sept 20261473 ROOMS$2,600
Sept 20261233 ROOMS$1,850
Aug 20261603 ROOMS$2,700

median of 77 HDB rental approvals for 3 ROOM on Yishun St 11 since 2025-10.

Buying or selling at S$447,172?

Buying: Stamp duty on S$447,172 · Cash and CPF needed on S$447,172 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$447,172.

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

Primary schools near 132 Yishun St 11

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
Oct 2026
Blk 132 · 4 ROOM · 04 TO 06 · Model A · 57 years left
104 sqmS$488,000S$4,692 psm
Sept 2026
Blk 132 · 4 ROOM · 01 TO 03 · Model A · 57 years left
105 sqmS$500,000S$4,762 psm
Aug 2026
Blk 132 · 4 ROOM · 04 TO 06 · Model A · 58 years left
108 sqmS$558,000S$5,167 psm
Jun 2026
Blk 132 · 4 ROOM · 04 TO 06 · Model A · 58 years left
105 sqmS$500,000S$4,762 psm
Mar 2026
Blk 132 · 4 ROOM · 07 TO 09 · Model A · 58 years left
104 sqmS$550,000S$5,288 psm
Feb 2026
Blk 132 · 3 ROOM · 10 TO 12 · Model A · 58 years left
74 sqmS$430,000S$5,811 psm
Aug 2025
Blk 132 · 3 ROOM · 10 TO 12 · Model A · 59 years left
74 sqmS$438,000S$5,919 psm
Apr 2025
Blk 132 · 3 ROOM · 07 TO 09 · Model A · 59 years left
74 sqmS$430,000S$5,811 psm
Aug 2024
Blk 132 · 4 ROOM · 10 TO 12 · Model A · 60 years left
104 sqmS$588,888S$5,662 psm
Aug 2024
Blk 132 · 4 ROOM · 01 TO 03 · Model A · 60 years left
108 sqmS$505,000S$4,676 psm
Apr 2024
Blk 132 · 3 ROOM · 01 TO 03 · Model A · 60 years left
74 sqmS$405,000S$5,473 psm
May 2023
Blk 132 · 3 ROOM · 07 TO 09 · Model A · 61 years left
74 sqmS$382,000S$5,162 psm
Feb 2023
Blk 132 · 4 ROOM · 07 TO 09 · Model A · 61 years left
105 sqmS$458,000S$4,362 psm
Feb 2023
Blk 132 · 3 ROOM · 10 TO 12 · Model A · 61 years left
74 sqmS$376,888S$5,093 psm
See more

Showing 14 of 67.

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, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$426,868S$471,297S$510,424S$519,351
10 years47 yearsS$405,366S$494,139S$579,591S$600,041
20 years37 yearsS$356,360S$529,532S$728,513S$780,829

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.