Blk 155 Yishun St 11
Project page · 99-year lease from 1985
Based on 11 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 155 | 04 TO 06 | 125 sqm | S$608,000 | S$4,864 psm | ×1.000 | S$4,864 psm |
| Sept 2026 | Blk 161 | 10 TO 12 | 121 sqm | S$655,000 | S$5,413 psm | ×1.000 | S$5,413 psm |
| Aug 2026 | Blk 148 | 07 TO 09 | 134 sqm | S$728,000 | S$5,433 psm | ×1.000 | S$5,433 psm |
| Aug 2026 | Blk 155 | 01 TO 03 | 121 sqm | S$610,000 | S$5,041 psm | ×1.000 | S$5,041 psm |
| Aug 2026 | Blk 149 | 07 TO 09 | 121 sqm | S$630,000 | S$5,207 psm | ×1.000 | S$5,207 psm |
| Jul 2026 | Blk 159 | 04 TO 06 | 121 sqm | S$639,000 | S$5,281 psm | ×1.000 | S$5,281 psm |
| Jul 2026 | Blk 161 | 01 TO 03 | 130 sqm | S$608,000 | S$4,677 psm | ×1.000 | S$4,677 psm |
| Jul 2026 | Blk 154 | 07 TO 09 | 121 sqm | S$618,000 | S$5,107 psm | ×1.000 | S$5,107 psm |
| May 2026 | Blk 154 | 07 TO 09 | 121 sqm | S$655,000 | S$5,413 psm | ×1.000 | S$5,413 psm |
| Apr 2026 | Blk 149 | 01 TO 03 | 121 sqm | S$620,000 | S$5,124 psm | ×1.000 | S$5,124 psm |
| Mar 2026 | Blk 148 | 04 TO 06 | 134 sqm | S$700,000 | S$5,224 psm | ×0.997 | S$5,208 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.
6.29% gross yield
S$39,600 of rent a year against the estimate above · 0.41 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 15 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 154 | 5 ROOM | S$3,300 |
| Jul 2026 | 148 | 5 ROOM | S$3,800 |
| Jun 2026 | 155 | 5 ROOM | S$3,200 |
| Jun 2026 | 159 | 5 ROOM | S$2,900 |
| May 2026 | 159 | 5 ROOM | S$3,500 |
| May 2026 | 154 | 5 ROOM | S$2,800 |
| Apr 2026 | 161 | 5 ROOM | S$3,900 |
| Apr 2026 | 161 | 5 ROOM | S$3,600 |
median of 15 HDB rental approvals for 5 ROOM on Yishun St 11 since 2025-10.
Buying or selling at S$630,000?
Buying: Stamp duty on S$630,000 · Cash and CPF needed on S$630,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$630,000.
Each opens with this figure filled in; change anything there.
Primary schools near 155 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
- Yishun Primary School · 120 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 163 m · no 2025 Phase 2C ballot
- Xishan Primary School · 314 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 571 m · no 2025 Phase 2C ballot
- Chongfu School · 838 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Huamin Primary School · 1,125 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 1,307 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 1,340 m · no 2025 Phase 2C ballot
- North View Primary School · 1,573 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 1,668 m · balloted in 2025 Phase 2C (PRs within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 155 · 5 ROOM · 04 TO 06 · Improved · 58 years left | 125 sqm | S$608,000 | S$4,864 psm |
| Aug 2026 | Blk 155 · 5 ROOM · 01 TO 03 · Improved · 58 years left | 121 sqm | S$610,000 | S$5,041 psm |
| Jul 2025 | Blk 155 · 5 ROOM · 10 TO 12 · Improved · 59 years left | 121 sqm | S$695,000 | S$5,744 psm |
| Jul 2025 | Blk 155 · 4 ROOM · 10 TO 12 · New Generation · 59 years left | 98 sqm | S$588,000 | S$6,000 psm |
| Jun 2025 | Blk 155 · 5 ROOM · 07 TO 09 · Improved · 59 years left | 121 sqm | S$660,000 | S$5,455 psm |
| Apr 2025 | Blk 155 · 5 ROOM · 10 TO 12 · Improved · 59 years left | 121 sqm | S$660,000 | S$5,455 psm |
| Jul 2024 | Blk 155 · 5 ROOM · 07 TO 09 · Improved · 60 years left | 121 sqm | S$628,000 | S$5,190 psm |
| Jun 2024 | Blk 155 · 5 ROOM · 04 TO 06 · Improved · 60 years left | 123 sqm | S$628,000 | S$5,106 psm |
| Nov 2023 | Blk 155 · 4 ROOM · 04 TO 06 · New Generation · 60 years left | 98 sqm | S$505,000 | S$5,153 psm |
| Jul 2023 | Blk 155 · 5 ROOM · 01 TO 03 · Improved · 61 years left | 121 sqm | S$540,000 | S$4,463 psm |
Showing 10 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 155 · 5 ROOM | S$3,200 | — |
| Apr 2026 | Blk 155 · 5 ROOM | S$3,550 | — |
| Nov 2025 | Blk 155 · 4 ROOM | S$3,600 | — |
| Nov 2025 | Blk 155 · 5 ROOM | S$3,500 | — |
| Sept 2025 | Blk 155 · 5 ROOM | S$3,600 | — |
| Jul 2025 | Blk 155 · 5 ROOM | S$3,700 | — |
| Jun 2025 | Blk 155 · 5 ROOM | S$3,100 | — |
| Nov 2024 | Blk 155 · 5 ROOM | S$3,550 | — |
| Jun 2024 | Blk 155 · 5 ROOM | S$4,000 | — |
| May 2024 | Blk 155 · 5 ROOM | S$3,200 | — |
| Apr 2024 | Blk 155 · 5 ROOM | S$3,550 | — |
| Feb 2024 | Blk 155 · 5 ROOM | S$2,800 | — |
| Sept 2023 | Blk 155 · 4 ROOM | S$3,700 | — |
| Sept 2023 | Blk 155 · 5 ROOM | S$3,600 | — |
| Jun 2023 | Blk 155 · 5 ROOM | S$3,700 | — |
| May 2023 | Blk 155 · 5 ROOM | S$3,800 | — |
| Jan 2023 | Blk 155 · 5 ROOM | S$3,700 | — |
| Dec 2022 | Blk 155 · 5 ROOM | S$3,700 | — |
| Oct 2022 | Blk 155 · 5 ROOM | S$3,600 | — |
| Jun 2022 | Blk 155 · 5 ROOM | S$3,000 | — |
| Apr 2022 | Blk 155 · 5 ROOM | S$2,200 | — |
| Feb 2022 | Blk 155 · 5 ROOM | S$2,000 | — |
| Dec 2021 | Blk 155 · 5 ROOM | S$2,800 | — |
| Jun 2021 | Blk 155 · 5 ROOM | S$2,100 | — |
| May 2021 | Blk 155 · 5 ROOM | S$1,800 | — |
| Apr 2021 | Blk 155 · 5 ROOM | S$2,000 | — |
| Mar 2021 | Blk 155 · 5 ROOM | S$2,300 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 52 years | S$601,395 | S$663,989 | S$719,113 | S$731,689 |
| 10 years | 47 years | S$571,102 | S$696,170 | S$816,559 | S$845,370 |
| 20 years | 37 years | S$502,059 | S$746,034 | S$1,026,368 | S$1,100,074 |
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.